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HomeMy WebLinkAboutPLANNING MINUTES 1995-08-29 14375 MINUTES OF THE 710th REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, August 29, 1995, the City Planning Commission of the City of Livonia held its 710th Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Jack Engebretson, Chairman, called the meeting to order at 7:30 p.m. Members present: Jack Engebretson William LaPine Robert Alanskas James C. McCann R. Lee Morrow Patricia Blomberg Members absent: Daniel Piercecchi Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director; and Scott Miller, Planner I, were also present. Mr. Engebretson 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 '1416. tonight. Mr. Alanskas, Secretary, announced the first item on the agenda is a motion by the City Planning Commission, pursuant to Council Resolution #376-95, to hold a public hearing on the question of whether a possible amendment to Section 2.10(4) of the Zoning Ordinance shall be made to increase the square footage of detached garages to 900 square feet without accessory building, with a limit of vehicle openings to three, with the provisions regarding attached garages and lot coverage percent (including front yards, side yards and rear yards) to remain as is. Mr. Engebretson: I think that is self explaining. I am looking for a motion to set a public hearing. On a motion duly made by Mr. LaPine, seconded by Mr. McCann and unanimously approved, it was #8-172-95 RESOLVED that, the City Planning Commission, pursuant to Council Resolution #376-95, does hereby establish and order that a public hearing be held to determine whether or not to amend Section 2.10 of the Zoning Ordinance so as to increase the size of detached garages on lots 1/2 acre or more in area. 14376 FURTHER RESOLVED that, notice of the above hearing shall be given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Engehretson, 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, pursuant to Council Resolution #377-95, to hold a public hearing on the question of whether a possible amendment to Section 18.50A(16) of the Zoning Ordinance shall be made to allow two signs for a corner business fronting two thoroughfares, provided that the combined square footage for the two signs shall not exceed the allowable square footage for a business fronting one major thoroughfare. Mr. Engebretson: This is also self explaining. I am looking for a motion to set a public hearing. On a motion duly made by Mr. rapine, seconded by Mrs. Blomberg and unanimously approved, it was #8-173-95 RESOLVED that, the City Planning Commission, pursuant to Council Resolution #377-95, does hereby establish and order that a public hearing be held to determine whether or not to amend Section 18.50H of the Zoning Ordinance with respect to commercial wall signs on corner lots. FURTHER RESOLVED that, notice of the above hearing shall be given in W. accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Engebretson, 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 a proposed amendment to the Zoning Ordinance relative to the control of political signs. Mr. Engebretson: We won't have to discuss this one because this is our own motion to hold a public hearing. Would anyone like to make that motion? On a motion duly made by Mr. LaPine, seconded by Mr. Alanskas and unanimously approved, it was #8-174-95 RESOLVED that, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to amend Section 18.50D of the Zoning Ordinance regarding political signs. FURTHER RESOLVED that, notice of the above hearing shall be given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. 14377 Mr. Engebretson, Chairman, declared the notion is carried and the foregoing resolution adopted. Mr. Alanskas, Secretary, announced the next item on the agenda is Petition 95-8-8-20 by Albert Kahn Associates, Inc. , on behalf of St. Mary Hospital, requesting approval for all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct a child care center on property located at 36475 Five Mile Road in the Northwest 1/4 of Section 20. Mr. Miller: This is St. Mary's Hospital. They are proposing to construct a one-story, 17,000 sq. ft. , child care center and a parking lot for that facility. The child care center would also have a 5,000 sq. ft. outdoor play area for the children. These two things are deficient with the zoning. The zoning for the St. Mary's Hospital site is PO-I, which requires the building to be constructed to be at least two stories but not over six, and the play area for this size facility, the ordinance would require 22,500 sq. ft. The play area is only 5,000 sq. ft. Because of those deficiencies, they had to go to the Zoning Board first to get a variance before being presented to you, which they have done, so they have a variance for deficient building stories and deficient play area space. Parking for the child care center, they are required to have 23 parking spaces, and the parking shows 98 parking spaces so they are over for the parking for the child care center. The building elevations show that the building will be constructed out of brick with an asphalt shingle type of roof with glass topping roof. *towMr. Engebretson: Mr. Nagy, do we have any correspondence regarding this petition? Mr. Nagy: We have received a letter from the Engineering Department stating they have no objections to this site plan proposal. They state they will require that the new parking lot drainage be detained and restricted to an agricultural runoff to the Bakewell Drain. The Fire Marshal , in his report, indicates that they have reviewed the site plan submitted and they have no objection to this proposal. Lastly, we have received a letter from the Inspection Department stating these plans conform to the variance granted by the Zoning Board of Appeals. They further indicate Section 9.03(j) requires that a fence at least 5 feet high encompass the entire play area. The plans as submitted do not indicate that this fence has been provided. Mr. Engebretson: Do I understand Mr. Nagy that the fence was not indicated on the drawings? Mr. Nagy: Yes. Mr. EngPhretson: We will go to the petitioner and let him make whatever comments he feels are appropriate. 14378 Mike Giovanni, 28216 Golf Point Blvd. , Farmington Hills: I am an architect with Albert Kahn Associates. Scott Miller did a very fine job of presenting this. I would like to add that we have shown the fence in question graphically but we haven't called it out verbally but we would have every intent in meeting the City requirements for that five-foot high fence. In addition to that, we have taken great care in designing the building to fit into the contextual environment of St. Mary's Hospital looking at the brick, which is the same brick type and color that is on the chapel and the surrounding hospital. We have the slope shingles roof that matches some of the other slope shingled roof facilities on the site. Mr. Morrow: Does the day care facility for the children currently exist somewhere on the grounds? Mr. Giovanni: Yes. In the Marian Professional Building on the first floor there is basically a 5,000 sq. ft. facility for 75 students or children. Mr. Morrow: So in fact what you are doing, you are taking it from inside the professional building and moving it outside. So you currently have the use, and you are just moving to a separate building? Mr. Giovanni: Exactly. The new facility will provide for 150 children ranging from newborn infants to up to a latchkey program for kindergarten. Mr. Morrow: So you are expanding it but the use does exist on site? Mr. Giovanni: That is right. Mr. Alanskas: Haw many feet is the play area from the hospital where the patients are? Mr. Giovanni: The new building or the existing facility? Mr. Alanskas: The existing facility. Mr. Giovanni: The playground is right outside the Marian Medical Office Building, and that is about 20 feet away. Mr. Alanskas: I am trying to figure if there are 150 children out there, how noisy it will be for those in the hospital. Jim Kerzic, 6851 Castle Drive, Bloomfield Hills: I am with St. Mary's Hospital. The day care center is on the west side of the hospital, and I would say to a patient LUUM it is probably at least 100 feet, keeping in mind that the power house and the chapel are between the day care center. Mr. Alanskas: Noise is not going to be a factor at all? r.. 14379 Mr. Kerzic: No. You wouldn't have 150 kids at one time. They stage them out there. Mr. TaPine: Haw many children will we have in this day care center? 'Ime. Mr. Giovanni: 150 children. Mr. LaPine: Are these children coming here from people that work in the hospital or do you take outsiders? Mr. Giovanni: It is for St. Mary's Hospital employccs only. Mr. TaPine: Just for employees only? Mr. Giovanni: Right. Mr. LaPine: The next question I have, you are going to provide 5,000 sq. ft. for the children's play area. Is that correct? Mr. Giovanni: That is right. Mr. LaPine: I see on the Zoning Board of Appeal's letter, they say "The Board finds that the existing fenced-in play area of 2,400 square feet provides ample space for the children;". Which is correct, the 2,400 that the Zoning Board granted or the 5,000 square feet that they are asking for now? Mr. Engebretson: It exceeds what the Zoning Board allowed. They have extra parking too. Mr. LaPine: What is the building constructed of? Mr. Giovanni: It is a wood stud and brick veneer. It is similar to a house construction with 2x6 wood studs and then a brick veneer attached to that. Mr. LaPine: It will be brick on all four sides? Mr. Giovanni: Exactly. Mr. LaPine: This top portion is just for lighting to get into the facility? Mr. Giovanni: Yes. We refer to that as a clear story. It is high glass and that is central common space. Mrs. Blomberg: I would like to ask Mr. Kerzic a question. When you were at the podium you mentioned that the children would be in stages. I am assuming that you mean there will be a group of them, then another group of them at another time. They will not all be out there at the same time. Is that correct? Mr. Kerzic: That is correct. 14380 Mrs. Blomberg: Therefore the larger play area would not be necessary? Mr. Kerciz: Yes. Mr. Engebretson: I have one more question regarding the play area, not that I have any difficulty with what is being proposed. I am just curious about how large the play area is that you have with the existing facility in the Marian Professional Building. Mr. Giovanni: It is 2,400 sq. ft. Mr. Engebretson: So basically you are doubling the number of children, you are doubling the amount of play area, and as a frequent observer of that area, I can tell you that I have never seen it even approach being saturated. In fact, it would accommodate a great many more children. Our staff did check with the State Department of Social Services relative to the state requirements which you had made reference to last time, and we discovered that they require 1200 sq. ft. , so you are four times that. Even though you have not met the City's Zoning Ordinance to the letter, you have a variance which means that you are complying, and you are well above the state guidelines. That, combined with the fact that the current use would indicate that it is more than adequate, leaves me with only one last concern and that is before you take this on to what we refer to as the "really big show", and that is the City Council, you would probably be well advised to address that fence both verbally and graphically so that there is no question as to what your intentions are. I think if you do that, you have a home run. On a motion duly made by Mrs. Blomberg, seconded by Mr. McCann and unanimously approved, it was #8-175-95 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 95-8-8-20 by Albert Kahn Associates, Inc., on behalf of St. Mary Hospital, requesting approval for all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct a child care center on property located at 36475 Five Mile Road in the Northwest 1/4 of Section 20, be approved subject to the following conditions: 1) That the Site Plan marked Sheet C-1 dated 8/22/95 prepared by Albert Kahn Associates, Inc. , is hereby approved and shall be adhered to; 2) That the new parking spaces for the child care center as sham on the approved Site Plan shall be double striped; 3) That the Elevation Plan received by the Planning Commission on August 22, 1995 prepared by Albert Kahn Associates, Inc. is hereby approved and shall be adhered to; 14381 4) That a fence at least 5 ft. high shall encompass the entire outdoor play area as required in Section 9.03(J) of Zoning Ordinance #543; fir.' 5) That the Landscape Plan marked Sheet C-i dated 8/22/95, received by the Planning Department 8/29/95, prepared by Albert Kahn Associates, Inc. , is hereby approved and shall be adhered to. Mr. Engebretson: Apparently we don't have any landscaping other than existing landscaping there. We really didn't look into that this evening. Is the staff satisfied? Mr. Nagy: We can review it if you would like. Mr. Engebretson: Why don't we take the time to review it. It is not going to change anything but just so we have done our total job here. Scott would you put that board up. Mr. Miller presented the landscape plan to the Commission. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Alanskas, Secretary, announced the next item on the agenda is Subdivision Entrance Marker and Landscape Greenbelt proposed for Caliburn Manor Subdivisions 2 & 3 proposed to be located on the west side of Newburgh between Seven Mile Road and Laurel Park Drive in the Northeast 1/4 of Section 7. '`. Mr. Miller: This subdivision has an entrance off Seven Mile Road and there is also an entrance off Newburgh Road. The one off Seven Mile Road is shown here. They have a 30 foot wide greenbelt on both sides of the entrance, and they also have a boulevard, a landscaped area, in the middle. In that area they are proposing a ground sign, a monument sign that will match the existing one for Caliburn Manor #1, so it is the exact same sign that has been approved for Caliburn Manor #1. This entrance already exists and it is more or less for Caliburn Manor #1. South of that, along Newburgh Road, they are proposing a 30 foot wide greenbelt area, which will be landscaped. Mr. Engebretson: Last week at our study meeting we reviewed this in some detail and discovered all the points that Mr. Miller just summarized, and it was the consensus of the Planning Commission that it was not necessary for the petitioner to appear here tonight. Mr. Morrow: Mr. Chairman I would offer an approving resolution, but I did have one comment that the petitioner did indicate that the sign would go in immediately as opposed to one of the last things that they do. So we can look forward to having that done and the landscaping prior to construction. On a motion duly made by Mr. Morrow, seconded by Mr. LaPine and unanimously approved, it was 14382 #8-176-95 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Subdivision Entrance Marker and Landscape Greenbelt proposed for Caliburn Manor Subdivisions 2 & 3 proposed to be located on the west side of Newburgh Road between Seven Mile Road '` and Laurel Park Drive in the Northeast 1/4 of Section 7 be approved subject to the following conditions: 1) That the Landscape Plan dated 7/11/95 prepared by Calvin Hall & Associates, is hereby approved and shall be adhered to; 2) That all lawn and landscaped areas are to be fully irrigated with automatic underground sprinkler systems; 3) That the ground sign shown on the approved plan is hereby approved and shall be adhered to. Mr. LaPine: Is the color of the sign exactly the same as the one that is there now? Mr. Miller: Yes. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Alanskas, Secretary, announced the next item on the agenda is Subdivision Entrance Marker and Landscape Greenbelt proposed for Caliburn Estates Subdivisions 2 & 3 proposed to be located on the east side of Newburgh between Seven Mile Road and Vargo Avenue in the Northwest 1/4 of Section 8. Mr. Miller This subdivision is across the street on the east side of Newburgh Road. It fronts along Newburgh. They are proposing a 30 foot wide greenbelt to be constructed along Newburgh. They have two entrances. The north entrance has a boulevard entrance with a landscaped area. They are proposing a ground sign there that would match the Caliburn Estates #1, which is north of this or the same as the one across the street basically. So it is the same signage as Caliburn Estates #1. Mr. Morrow: I will make a motion with the same comments and the same recommendation as on the prior one. On a motion duly made by Mr. Morrow, seconded by Mrs. Blomberg and unanimously approved, it was #8-177-95 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Subdivision Entrance Marker and Landscape Greenbelt proposed for Caliburn Estates Subdivisions 2 & 3 proposed to be located on the east side of Newburgh between Seven Mile Road and Vargo Avenue in the Northwest 1/4 of Section 8, be approved subject to the following conditions: 14383 1) That the Landscape Plan dated 7/11/95 prepared by Calvin Hall & Associates, is hereby approved and shall be adhered to; 2) That all lawn and landscaped areas are to be fully irrigated with *"„► automatic underground sprinkler systems; 3) That the ground sign shown on the approved plan is hereby approved and shall be adhered to. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing rrolution adopted. On a motion duly made, seconded and unanimously adopted, the 710th Regular Meeting held on August 29, 1995 was adjourned at 7:52 p.m. CITY PLANNING COMMISSION ,e, 2( 1 J Robert Alanskas, Secretary ATTEST: G ' rl �-f ►c'1 Ja Engebr&tson, Chairman jg r..