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HomeMy WebLinkAbout1,197 - April 4, 2023 signedMINUTES OF THE 1,197th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, April 4, 2023, the City Planning Commission of the City of Livonia held its 1,197th Public Hearing and Regular Meetings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Ian Wilshaw, Chairman, called the meeting to order at 7 p.m. Members present: Wafa Dinaro David Bongero Sam Caramagno Glen Long Ian Wilshaw Members absent: Peter Ventura Mr. Mark Taormina, Planning Director, was also present. Chairman Wilshaw 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 turn, will hold its own public hearing and make the final determination as to whether a petition 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 filing. 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 PETITION 2023-03-01-01 ZA Design Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2023- 03-01-01 submitted by ZA Design Build under Sections 13.13 and 13.15 of the Livonia Vision 21 Zoning Ordinance, as amended, requesting to rezone the properties at 29023, 29009 and 29005 Eight Mile Road, located on the south side of Eight Mile Road between Brentwood Avenue and Middlebelt Road in the Northwest 'Y4 of Section 1, from C-1 (Local Business) to C-2 (General Business). April 4, 2023 30843 Mr. Taormina: Thank you, Mr. Chairman. This is a request to rezone three contiguous parcels that are located on Eight Mile Road, just west of Middlebelt. The zoning change would be from C-1 (Local Business) to C-2 (General Business). The site is between the Mid -Eight Shopping Plaza and Clarenceville Cemetery. All three parcels are currently undeveloped. The combined land area is 2.07 acres with 334 feet of frontage along Eight Mile Road and a depth of 268 feet. The proposed zoning change is needed to facilitate the future development of a commercial building that would include an indoor climate -controlled storage facility and up to five retail tenants. Under Section 6.54 of the Zoning Ordinance, indoor climate -controlled storage is allowed in a C-2 district, subject to waiver -use approval. Self -storage facilities are not permitted in the current C-1 zoning district; however, general retail is allowed. Before the Livonia Vision 21 Zoning Ordinance, two of the three parcels were zoned OS (Office Services). With the adoption of the new zoning regulations, the OS district was eliminated and replaced with the C-1 district. This expanded the number of permitted and waiver uses associated with this category of use, consistent with neighborhood -oriented commercial. Indoor self -storage, mainly because of their large size, are limited to C-2 zoning. In 2006, the city approved the development of a two-story, 12,000-square foot medical office building. The approval was extended twice; however, the project was never developed. In 2017, Southwest Housing Solutions sought a zoning change to develop independent senior housing. The Planning Commission recommended approval, but SHS cancelled their request prior to a final decision by the City Council. Immediately adjacent to this property is a multi -tenant retail strip center. A gasoline station is directly at the corner of Middlebelt and Eight Mile Roads. Lying to the east is a cemetery, as well as an office complex. To the south are residential properties that are zoned RUF (Rural Urban Farm). The preliminary site plan submitted with the application shows a two-story building. Parking would be provided in the front and the rear yards of the building. The overall building dimensions shown are 110 feet by 284 feet, and each floor would equal about 31,240 square feet, making the entire building 62,480 square feet. There would be up to five (5) retail tenants, each measuring 20 feet by 60 feet, and those are shown in the center of the first level of the building facing Eight Mile Road. Each retail space would total 1,200 square feet. The combined area of the retail portion measures 7,169 square feet, which includes a corridor that runs along the south and east sides of the units. The remaining 55,311 square feet of the building, which includes 24,000 square feet on the first level and a little over 31,000 square feet on the second floor, would be devoted to self -storage. The layout and the number of April 4, 2023 30844 storage units are unknown. There is a notation on the plan that indicates that the building would be constructed of blocks and steel framing. In terms of parking, the preliminary plan shows 79 off-street parking spaces, where the ordinance requires 82 spaces. Along the rear of the property the plan indicates an area for large vehicle storage. The grade of this property drops from front to back roughly 10 feet. Just south of the properties there is an open drainage channel. The use of the property as shown on the plan would likely require the construction of a retaining wall along the rear of the property, although these details are not provided at this time. There would be one centrally located driveway on Eight Mile Road. The Master Plan categorizes this property as Corridor Commercial. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Taormina: The first item is from the Engineering Division, dated March 16, 2023, which reads as follows: `In accordance with your request, the Engineering Division has reviewed the above referenced petition. We have no objections to the proposed rezoning at this time. The subject parcels are assigned the addresses of #29023, #29009 & #29005 Eight Mile Road. The legal descriptions included with the submitted drawing appears to be correct, and should be used in conjunction with the proposed rezoning. The existing parcels are currently served by public sanitary sewer, water main and storm sewer. The water main is located on the north side of Eight Mile Road and is owned by the City of Farmington Hills. The owners will need to work with the City of Farmington Hills during the planning process to provide water service to the site. Also, depending on the layout of the proposed storm sewer outlet from the site, the owner may need to submit drawings to Wayne County for approval of the storm sewer system. The proposed drawings do not indicate any storm water detention which will be required in order to meet the Wayne County Stormwater Ordinance. We are unable to comment on impacts to the existing systems until design calculations are provided during the design and permitting submittals. It should be noted that any disturbances within the Eight Mile Road right-of- way will require the owner to obtain permits with either the Wayne County Department of Public Service or the Road Commission for Oakland County. Should the project move forward, we would request that the owner combine the three individual parcels into one parcel and provide an updated legal description for the overall parcel. When appropriate, the owner will need to start the combination process with the City Assessing Department." The letter is signed by David W. Lear, P.E., Assistant City Engineer. April 4, 2023 30845 The next letter is from the Livonia Fire & Rescue Division, dated March 15, 2023, which reads as follows: This office has reviewed the site plan submitted in connection with a request to construct storage and mercantile business on property located at the above referenced address. We have no objections to this proposal with the following stipulations: 1. Sprinkler suppression system with fire alarm may be required to be installed. 2. Fire hydrant within 100-150 feet of the Fire department Connection (FDC). A further detailed plan review will take place when this division receives an official plan set "The letter is signed by Brian Kukla, Fire Marshal. The next letter is from the Finance Department, dated March 17, 2023, which reads as follows: "1 have reviewed the addresses connected with the above noted petition. As there are no outstanding amounts receivable, general or water and sewer, I have no objections to the proposal." The letter is signed by Connie Kumpula, Chief Accountant. The next letter is from the Treasurer's Department, dated March 8, 2023, which reads as follows: `In accordance with your request, the Treasurer's Office has reviewed the address connected with the above noted petition. At this time, there are no outstanding amounts receivable for taxes. Therefore, I have no objections to the proposal." The letter is signed by Lynda Scheel, Treasurer. The final letter is from the Department of Assessment, dated March 6, 2023, which reads as follows: "A request has been made by ZA Design Build to rezone addresses 29023, 29009, and 29005 Eight Mile Road owned by Savannah Property LLC. The addresses consist of 3 separate parcels- 002-01-0349-000 (29023 Eight Mile), 002-01- 0350-000 (29009 Eight Mile), and 002-01-0351-000 (29005 Eight Mile). These parcels should be combined prior to any building. Please direct any questions to the Assessor's Office or Livonia.gov for the lot split and combination process." And then lastly, we have an email correspondence from a resident gives the name of Jacob Hachey. It is dated Monday, April 3, 2023 and it reads as follows Dear Planning Commission Members, I am writing to you today regarding petition 2023-03-01-01 which is scheduled to be heard at the meeting on April 4th, 2023. The petition is to rezone 29023, 29009 & 29005 8 Mile Road, Livonia with the goal of constructing a self -storage facility on the property. The property is on the south side of 8 Mile Rd., between Middlebelt Rd. & Brentwood Ave. The property backs -up to several homes on Morlock Street, where I have lived for 11 years. I am opposed to the rezoning for the following reasons: 1. There are currently 7 self -storage facilities within a 2-mile radius of the subject property. The market is saturated and there is no need for additional self -storage facilities. 2. This business will bring noise and traffic to an already congested area that backs up to a residential neighborhood. Morlock Street already has a problem April4, 2023 30846 with speeders and drivers using the street to bypass the 8 Mile & Middlebelt intersection. Residents have filed numerous complaints with LPD over the years. The proposed development will make the problem worse. 3. It is no secret that northeast Livonia has a higher crime rate than most of the City, as well as a greater number of vacant commercial properties. This area needs new development. However, we need development that creates a sense of community by increasing foot traffic & spurring additional development & economic activity. Another self -storage facility will not achieve these goals. The proposed development is for an unattractive, quasi -industrial building that will generate few jobs & do nothing to stimulate positive economic growth. 4. Self -storage facilities are brightly lit properties that create light pollution for nearby residents. 5. The largely unregulated nature of self -storage facilities presents environmental hazards from renters who store hazardous materials in the units that may leak & contaminate soil & ground water. For these reasons, I urge you to deny petition 2023-03-01-01. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions of the Planning Director? Mr. Bongero? Mr. Bongero: Mark, at the study meeting, the petitioner came in told us, his intentions with the property, and then it came up after the meeting about the posting of the sign saying mercantile, moderate hazardous storage. Did they clarify what that is? Mr. Taormina: No. That's a question you should ask the petitioner. Clearly, that's something that would not be allowed under the zoning ordinance. In fact, one of the requirements specifically states that there not be any hazardous material storage in any self -storage or indoor climate -controlled facility. Mr. Bongero: Okay. I'll wait till the petitioner comes up. Thank you. Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions for our planning staff? I don't see any other questions for our planning staff. I'm going to go to the petitioner next and see if they would like to make a presentation to us. Before I get started, though, I would like to remind both our petitioner and the folks in our audience that this is a rezoning request. So, the focus of our decision - making tonight is going to be the zoning of this property. There will be some discussion about the type of building that's going to be put on the site. There may be some discussion about how it's going to appear, but you're not going to hear a ton of discussion tonight about the details of the building. That would be done in a site plan process, which happens after the rezoning. So, we're April4, 2023 30847 going to try to focus as best we can on the zoning tonight, which is from C-1 to C-2. So, with that if our petitioner is in the audience, you're welcome to please come to one of our podiums and make your presentation. Good evening, sir. Zaid Arabo, ZA Design Build, 31313Northwestern Highway, Farmington Hills, MI. I am representing one of the owners here in regard to the rezoning from C-1 to C-2 district. Mr. Taormina pretty much said most of what I wanted to say, which is we're basically trying to rezone this property into retail and indoor climate -controlled storage. As you stated, we don't have elevations and floor plans for right now. But more than likely, the elevations are going to be of a modern type of building with two stories, mostly of glass fenestrations, and as we come around the corner, a little bit of glass as well. The rest of the building will be of sort of split face masonry so the building will look somewhat modern. As to the concern of the gentleman who sent a letter over, as far as a security and crime, this facility will be gated. Only the people that have access to the storage units will be able to access the back of this property. The front is retail just like our next -door neighbors. It's going to be basically five retail units and there'll be access at all times, just like a shopping center next door. We don't feel like we're making a major impact. We're not trying to put this in the middle of a residential district. We're right next door to a C- 2 and we are C-1, and we're nestled in between a cemetery, which doesn't impact anyone, obviously. As far as lighting pollution, I mean, the lights are going to be concentrated on the property per code. So, the lights... the building will be well lit but that light isn't gonna filter into the neighbors. Speaking to the neighbors, I want to let them know that their property, if I'm not mistaken, they're about 300 feet, the neighbors that are directly behind us. Obviously, cemetery, C-2 and a C-1 kitty corner to our property, they're about 300 feet behind us with a pretty good drop off, almost 10 to 20 feet depression with a lot of trees, and obviously certain times of the year, they won't even see this property. The impact will be on the main road, right? So, the owners have done... we've done a lot of homework. Retail, for whatever C-1 can handle, we feel like this works the best. It's not strictly just storage, but it's storage and retail as well, and we pretty much meet the parking requirements, you know, we are shy three parking spaces. The grade will play a little bit of a, you know, into the design of this eventually, the civil engineering. It might be that the retaining walls in the back to hold up the earth may push this building up a little. So, it may get a little bit smaller, depending on parking requirements. And that's all I have to say about the building. Can I answer your concerns? Yeah, so there's not going to be any hazardous materials stored here. Obviously, April4, 2023 30848 in life, you can't control what someone puts... can't control what they put in their house, or their commercial property, but this will be within the code. No hazardous material just like any other storage place. It'll be sprinkled more than likely. I mean, obviously, I can break this building up, so it's not sprinkled, but it makes more sense that it's sprinkled with fire alarm, and we're going to work with Farmington, and we'll make sure that we have water retention on the site with reducers. So that way, we're not overwhelming the storm. Mr. Bongero: I understand. It says on your sign you posted, mercantile, moderate hazardous storage. It just didn't look really good. You know what I'm saying? Because I didn't hear that at the study meeting. Mr. Arabo: Sure. So, I was sent something from the city that I had to specifically say it a certain way, but I don't remember... then that's a mistake on our part., and you're saying moderate, low hazard... Mr. Bongero: Mercantile. Mr. Arabo: Which is the retail. Mr. Bongero: Moderate hazardous storage... Mr. Arabo: Well, that's... Mr. Bongero: On the sign posted on Eight Mile Mr. Arabo: Okay. But, so, in the code, you have different sections for business or mercantile. When it comes to the lowest form of storage, the word hazardous is in there. So, I mean, what material are you concerned with? They're not storing anything hazardous. Mr. Bongero: Hazardous. I mean, I don't... that's a broad term. You know what I'm saying? I don't know what would be stored in there. But I see that, and I would be concerned. Mr. Arabo: But in the codebook is states that for this sort of storage facility, the calling for it is moderate, hazardous. That's the name of it. It's very low hazardous materials, not a high hazard material. So, nothing, that could be explosive. But any material can be hazardous. Anything can catch on fire at any time. That's why we have fire alarms and sprinklers and cameras and security cameras and that sort of thing. Mr. Bongero: I guess I would defer to Mark on that is there... April 4, 2023 30849 Mr. Taormina: Well, he is referring to the building code, either Michigan's or the National. Again, this is a review of the zoning of the property. Referencing the building code on the public notice sign is certainly not a requirement of the Planning Department or the Zoning Ordinance. I agree with your statement that it looks bad and indicates that there would be some degree of hazardous storage that would occur on the site, which is clearly not something that we're interested in seeing. Mr. Arabo: Nor would the owner of the building would want to put in his own building. He wouldn't want damage to his building, obviously. This is typical storage... people that have extra stuff that they can put in their house, bikes and whatever. Mr. Bongero: Okay. Thank you. Mr. Arabo: Thank you. Mr. Wilshaw: Thank you, Mr. Bongerol and thank you, Mr. Arabo. Is there any questions for our petitioner from any of our commissioners? Mr. Caramagno? Mr. Caramagno: Sir. Do you own the property now? Or is it something that's... Mr. Arabo: No, I'm not the owner. This gentleman is one of the owners. Mr. Caramagno: But he owns the property. This is not something for lease or going to buy pending this.... Mr. Arabo: No, sir. He's in... Mr. Caramagno: Rezoning. Mr. Arabo: Yeah, he's the full owner of the property. The gentleman that was here for the study meeting two weeks ago, and this gentleman as well. Mr. Caramagno: Owned the property for how long approximately? Mr. Arabo: I think since 2017, or 2018. Yeah, it was after the approval of the last ... the senior housing. I think they lost it to the bank and these gentlemen... Mr. Caramagno: Okay, what type of what type of research has been done to determine that storage is needed in and around this area? April 4, 2023 30850 Mr. Arabo: Sorry. I wasn't involved in the research, the owners that their research and they determined that. So, they went through different options, obviously... went through trying to do residential and multifamily and that's not even zoned for this anyways. Retail would be the easiest, right? But we came up with almost a 30,000 square foot retail to make sense out of the size of this property, and in today's climate, retail is the most expensive to build. The retail building next to us is not fully occupied, and they fear that they may be at 40 50% occupancy and that wouldn't hold water for the investment they're going to make. The bulk of this project cost wise is going to be the underground work on the outside, not so much the building, when it comes to this type of building. So, I'm not privy to the exact research that they did, but as far as they were concerned, they thought this would make the most sense and they didn't want to just do storage. They wanted to add the retail version to that as well. Mr. Caramagno: And that goes back to primary question. So, we're wanting to change this property, from C-1 to C-2, based on storage needs and the ability to put storage building on this property, but we're not hearing anything about that the need in the community to change this zoning to accept that. What's the merit behind wanting to put it here? What is backing up the requirement to change this? Mr. Arabo: Well, I'm sure they did their... they want to spend the money in the architectural plans and having me up here and think that this building was going to succeed. It's just like, you're asking me what the merit would be if you design a 30,000 square foot shopping center without having people to commit to lease, you don't build it. So again, I'm not privy to their research, but they feel like this retail with this size, small, or the possibility of maybe even expanding a little bit on this retail towards the front and keeping the storage mostly towards the back in the second floor. They feel like they'll be fairly successful. Nothing is a certainty in life, obviously. But they feel like this is their best shot at this property that's been vacant forever since the beginning of time, maybe. And then we'll remain vacant unless these gentlemen will do something about it. Mr. Caramagno: Alright, thank you. Mr. Arabo: Yes, sir. Mr. Wilshaw: Thank you, Mr. Caramagno. Any other questions for our petitioner? I don't see any other questions from any of our commissioners at this time. So, what I'm going to do is go to the April 4, 2023 30851 audience to see if there's folks in the audience wishing to speak for or against this, I believe there are based on the number of people in the audience, I'm going to ask that folks who want to speak for or against this, please come forward to either one of our podiums. Most people are on the side. So, you can use this podium and we just ask that you try to keep your comments to a couple minutes so that everyone else has a chance to speak this evening. Good evening. Mike Rudell, resident of Morlock Street. The street directly behind the property and I'm here tonight to discuss my concerns with you about the proposal. So, I've lived in the neighborhood for 11 years, and I'm opposed to self -storage facility on that property for the following reasons. Firstly, they're actually eight self -storage units within a two-mile radius. Four of them are in the City of Livonia and Livonia has 16 total self -storage businesses. The market is saturated. So, the last time a new storage facility was proposed in Livonia was nearly two years ago. So clearly, there's not a need for a new one. I spoke to all four of the owners of the storage units in Livonia that are less than two miles from this location. And they all have vacancies right now. The newest one, Livonia Budget Storage, on Seven Mile in the old Toys R Us, has 500 vacancies. So, the market is saturated. As I said, I don't think we need any more. This storage unit business will bring a lot of noise and traffic to an already congested area that backs up to our residential neighborhood. Self -storage units are a 24/7 business, which means we will have people coming in and out of there all hours of the night. Morlock Street already has a problem with speeders and drivers and loud noise that use our street to bypass the Eight Mile and Middle Belt intersection. We've filed numerous complaints with LPD over the years. This proposed development will make the problem worse. Light pollution. We know that businesses now have these extremely bright lights. That area right now has no lights. That's going to light up everyone's backyards and shining through the windows at night when they're trying to sleep. The other thing I wanted to bring up is that northeast Livonia right now has a great number of vacant commercial properties. If we add another self -storage unit and the markets already saturated, what happens when these businesses start to fail? We're going to have more blight in our neighborhood. I agree that the area needs new development, but we need development that creates a sense of community and increases foot traffic and spurs additional economic activity. Another self -storage facility does not achieve these goals. The proposed development is unattractive and would not fit into the aesthetic of the neighborhood. I also wanted to share that there have been several news stories in the national media lately of April 4, 2023 30852 self -storage units being used for methamphetamine labs and exploding, creating a danger to the community. These create environmental hazards and toxic chemicals that could hurt people in the neighborhood. There is a stream at the rear of the property that goes into the Upper Rouge River. We don't know what people are going to put in these storage units. They could put gas, oil, anything they want and if something was to happen, then that can leak into the stream. The last point I want to make is I want to ask this commission tonight to think about how this proposal alliance with Livonia being a family first city, this proposed development will bring increased traffic noise, environmental hazards, while doing very little to improve the economy of the area. This is not the right type of development for Livonia. Thank you. Mr. Wilshaw: Thank you, sir. Anyone else wishing to speak? Please come forward. Good evening, sir. Jonathan Baur, 29030 Morlock Street, Livonia, MI. Good evening. I don't have anything prepared. But I listened to all the information that was given. And we live in the house directly behind this property. Yeah, so the sign obviously got everybody concerned when it said that there was going to be hazardous materials. And you know, we're all here because of that, mostly. But he's not very clear about what this place is going to be because he says it's going to be retail. But he also says this is going to be storage units and they don't seem to have a clear plan about the drainage. And right behind this property it goes downhill into a creek, like the last gentleman said, and he said that there's nothing back there but trees. That's not true. My dad has had tire swings, picnic tables, all that stuff right up against the edge of our property, our backyard touches this field. So, if they build something, they're looking right at our grandkids and everyone in our family and yeah, doesn't sound good. Thank you. Mr. Wilshaw: Thank you, sir. Appreciate your comments. Anyone else wishing to speak on this item, please come forward. Mr. Wilshaw: Good evening, ma'am. Stephanie Wilson, Livonia, Mi. I've lived in the neighborhood for 23 years; we've raised both for our daughters there. My oldest daughter is an architect and it's just not a good fit for our neighborhood. You know, having a self -storage backing into our neighborhood is going to devalue our homes. And with the stream being right there, it is an environmental risk. If anything's leaking, you know, a retail establishment isn't going to be as much of a risk. There's already retail right next door, it makes sense to have another April4, 2023 30853 retail establishment there. It doesn't make sense to have a self - storage. There's a self -storage place just down the street at Grand River and Eight Mile. There's one on Seven and Middle Belt. There's you know... if you go down Eight Mile, there's a ton of self -storage. We don't need another self -storage facility. You know, our neighborhood has gone through a lot of hard times when the economic downturn happened. A lot of the people who had a higher income lost their jobs and moved out, you know, we're trying to work our way back up and putting a self -storage facility in there is not going to be the message that we want to send. It's not going to stabilize the neighborhood and it's not going to do anything for our property values. Thank you for your time. Mr. Wilshaw: Thank you, ma'am. Good evening, sir. Andrew Gubacky, Long Street, Livonia, MI. I moved in with my girlfriend a couple years ago, and she was telling me when they built that storage unit right behind her house on Grand River that a bunch of rats came out, so that was gross for her. Like all the neighbors, they had rats in their garage and their houses, garbage cans, dead rats, dogs eaten them. It wasn't it wasn't nice. So, I would assume the same thing would happen in that area. I'd also like to say how does this enrich the city? What does this do for future generations to wanna stay put and Livonia? What will this draw outside? This won't draw any outsiders into Livonia to spend money in Livonia which is already hard enough to do with all these vacant... with the vacant Sears and you know everything on Seven Mile pretty much... so we got other needs in Livonia, then what, 17 storage units? So yeah, especially one that's a quarter mile, half a mile away from one and then right there on Seven Mile and Middle Belt we got a two story one. better needs for the city. Sorry. Mr. Wilshaw: Thank you, sir. Anyone else wishing to speak for against this item? Mr. Wilshaw: Good evening, sir. Andrew Baur, Livonia, MI. I live right in the middle behind this proposed property thing. And like I said, I've lived there for 71 years. And I have, like my son said, I have to swing sets, I have picnic tables, and by the creek flows through there constantly from Eight Mile, not only the gas station, the strip mall, the transmission shop, all that water flows out of a pipe and flows through our backyard. And this man is talking about trees. If they put a wall between them, all those trees will have to disappear. Because there's only six feet of trees between me in this open field. I have constantly deer, raccoons, possums, there's all kinds of wildlife down there. Besides my April4, 2023 30854 seven great grandchildren and my 10 grandchildren that come over and play in there all the time. So, I'm concerned more so with the hazardous than anything else, but the destruction of the open area for the wildlife and if you're going to put something in there, I think you should put something like a dog park, or maybe move the bus yard from Oakland County into Wayne County from the Clarenceville School District, which is in Wayne County. Why our buses are across the street, we got three schools within a half a mile of this facility, and they want to put something that says hazardous sign it doesn't sound good to me. We say no, almost everybody here is all the houses on this little map that you sent us. I went into City Hall and asked for an explanation of the C-1 to C-2 and none of this paperwork says anything about sections 13 through 13.15. They're all 5,6,7. So this is irrelevant information. But it just really deeply concerns me that they could put anything like that, right adjacent to all of our backyards. six out of seven of us have dogs in our backyards. If you got people wandering in and out of there all night long. It's just more noise and aggravation for us and our pets. And I'm opposed to it too. Mr. Wilshaw: thank you, Mr. Bauer. Anyone else wishing to speak on this item? There's another gentleman coming forward. Good evening, sir. Nick Pilzner, 29060 Morlock, Livonia, MI. I'm directly behind this property that they're proposing. A lot of what I was gonna say has already been talked about in an extensive manner. So, I'll try to keep it short for you guys. But I would really like to see something that proposes more economic benefits for the city. That's a huge part of this is that these storage units are going to go unused. This retail center, if not developed properly, will not be utilized. And they won't bring any money into the city. We have a lot of people that love using our properties to the fullest. Like Andy said, we're only a few feet away, at best from the edge of the property, so it's going to create huge detriment and potential blight into the city having this there especially if it isn't utilized properly. We deal with an extensive amount of pollution from the strip mall from the gas station and everything else in between. Me and my girlfriend alone pick up almost 30 gallons of trash every other week. That is constantly in this property constantly blowing through that property into our properties. I think everybody that lives back there has spent their fair share of time picking up trash that isn't ours, just to try to keep the city clean and this is only going to aggravate and further make that problem worse. Trying to get them to be held accountable for it is not easy. And it's not a process that generally goes well in our favor, so it ends up falling on our shoulders. Just seeing anything in addition to that really won't be beneficial and it will definitely bring down prices. I mean, having that two-story facility April 4, 2023 30855 is going to be a major detriment. And the other major part was, yeah, we have a lot of wildlife to say deer, turkeys, everything else. They're all going to be displaced in towards our properties and all of this runoff is then going to be coming up to our property. He likes to say there's 10 to 20 feet of drop off coming to our property. That's just not true. As much as it goes down, it comes right back up. And we are basically level with that property and level to where they are going to be. So, it's all going to be affecting us disproportionately including the light pollution that this would bring. Thank you. Mr. Wilshaw: Anyone else wishing to speak for or against this item? I don't think there's anybody else wishing to speak for or against this item. Thank you for your comment young man. I will now go back to the petitioner and give you an opportunity to make any final comments before we make our decision. Is there anything that you heard that you wish to address? Mr. Arabo: Yeah, there's a couple of points I want to address for the neighbors. I heard a lot about the saturation and the 16 or 17 storage units. That's going to be a risk the owner is going to take and he's willing to take that risk if approved. There are 30 shopping centers. There are many of every business in the community of Livonia and every community in the United States. Everyone, if approved, has the right to put up a business and take a risk. It's a very big, expensive risk. If the owners had other ideas of something that is less impactful and falls within the C-1 district, clearly, they would have come up with that, avoiding all this unnecessary, you know, meetings and getting everybody riled up. So as far as the saturation goes, it's their risk and it won't be delightful, because no one is going to spend millions of dollars on leaving a building empty and walk away from it. That just doesn't make any sense. They'll do ... they've done their homework and I'm sorry I can't give you the proof of their homework, but they wouldn't spend this much money to come this far just to put up whatever that they think may or may not make money. As far as the speeders or Morlock, I'm not sure how this project affects people who speed on the street behind us. Our, you know, people that are going to utilize this building are coming from the main road. We have nothing to do with Morlock. That's an issue that the police I'm sure can handle. Which by the way this will create tax revenue and enrich the city. Well, it will. I mean, they're gonna have to pay taxes way more than what you're paying back there in these homes. So, it'll create more tax revenue to be able to clearly... April4, 2023 30856 Mr. Wilshaw: Everyone hold on, hold on, give him an opportunity to speak, sir, please. Mr. Arabo This will generate a lot of tax revenue. Every new building generates a lot of tax revenue, which helps the fire department, the police department, and everyone else to help better the city. So again, the speeders I have no idea what that has to do with our property. The vacancies and the other stores and other storage units. Somebody talked to the other storage units and there's always vacancies in life. They're good times and bad times for centers and homes and every other kind of business. Again, the fact is that these people did their homework and they're comfortable with this sort of business. Leakage environmental into the stream, that's not going to happen. You know, if we build a shopping center, and we put up a Laundromat, that has more of a chance for leaking something that is not of good material into the stream than anything else. This is a storage unit. Again, we don't know what people are going to put but it's going to be within the building code. And the people that are going to be in the storage unit and running the storage unit will make sure people follow. If you build a retail center, you don't know what people are going to put in the backroom, it could be something hazardous and the stormwater is going to stay on the property because this is more than an acre. The county is going to make us do underground water retention, which will be held on the site, will go nowhere near their stream, won't disturb anyone and will be probably reduced into the main storm and eventually into River Rouge. As the drainage as far as the neighbors worried about people looking at their houses, the back of the center is all masonry there are no windows. And we're going to have an eight - foot masonry wall like a simulated masonry wall or have the same material as the building that's going to separate the two units so that people can still play in their backyard, and no one is going to disturb them. As far as a lot of traffic and noise that could be created by any business you put here. This body has approved the senior citizens, those kinds of businesses get ambulances at all times of the day. Unfortunately, for reasons we know why. Same for senior housing, people can visit at any time same for retail, you have the right to go to your shopping center anytime you want, just as you would have the right to go to this place, this facility at any time and I don't I really don't think this is...I have no proof of this, I don't think this is going to devalue any of these good folks homes I think it's going to bring up the value of their homes. And as far as the rats, I mean with a controlled business, and more than likely the city is going to make the owner sign a maintenance agreement they're going to have to keep up with this property. It is going to be a lot cleaner than what it is right now April 4, 2023 30857 with cameras and gates, and there's going to be someone there at all times to manage the storage center just as any other business. And that's all I have to say. Mr. Wilshaw: With that, I'm going to close the public hearing and I'm going to go to my fellow Commissioners for a motion. A motion is in order. On a motion by Bongero, seconded by Dinaro, and unanimously adopted, it was #04-18-2023 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on April 4, 2023, on Petition 2023-03-01-01 submitted by ZA Design Build under Sections 13.13 and 13.15 of the Livonia Vision 21 Zoning Ordinance, as amended, requesting to rezone the properties at 29023, 29009 and 29005 Eight Mile Road, located on the south side of Eight Mile Road between Brentwood Avenue and Middlebelt Road in the Northwest'/4 of Section 1, from C-1 (Local Business) to C-2 (General Business), the Planning Commission does hereby recommend to the City Council that Petition 2023-03-01-01 be denied for the following reasons: 1. The proposed zoning change and the property's intended use, including the storage of moderate -hazardous material, would be incompatible and inharmonious with the surrounding area. 2. The intended scale of development, including the outdoor storage of large vehicles, would adversely affect the adjacent single-family residential. 3. The existing C-1 zoning is appropriate for the site. 4. The proposed zoning change is unnecessary for developing the property. 5. The property does not meet the minimum lot size requirement specified in Section 6.54(2) of the Zoning Ordinance, and 6. Development of a large storage facility that may include moderate -hazardous material, along with the outdoor parking of large vehicles, would require substantial modification of the site and its sloping grades and would adversely affect the surrounding environment, including the open drain directly behind the property. April 4, 2023 30858 FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 and 13.15 of Livonia Vision 21 Zoning Ordinance, as amended. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with a denying resolution. ITEM #2 PETITION 2023-03-SN-01 Pentagon Centre Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2023- 03-SN-01 submitted by Metro Detroit Signs, on behalf of Pentagon Centre Condominium, requesting approval under Council Resolution #681-98 and Section 11.08 of the Livonia Vision 21 Zoning Ordinance, as amended, to replace existing ground signs with larger nonconforming panel signs at 19500 Haggerty Road, located on the east side of Haggerty Road between Seven Mile Road and Phillips Road in the Southwest'/4 of Section 9. Mr. Taormina: Thank you, Mr. Chairman. This is a request to replace two existing monument signs with new pylon signs at the Pentagon Centre entertainment campus located at Haggerty and Seven Mile Roads. Pentagon Centre is a commercial condominium development that includes three (3) full -service restaurants: Bahama Breeze, J. Alexander's, and BJ's Roadhouse, as well as a PNC Bank, a Hyatt Place hotel, and the AMC Livonia 20 theaters. The PNC Bank and all three restaurants front on Haggerty Road, whereas the theater and the hotel are located further back on a property and are less visible to traffic. It was in 1998 that the Pentagon Centre first received approval of a sign package that included two monument signs identifying the AMC movie theaters. The signs are at the two (2) main entrances to the campus: one is on Haggerty Road and the other on Seven Mile Road. Pentagon Centre is classified as a Business Center. Under Section 11.08(3), the site is allowed two (2) ground signs measuring a maximum of 40 square feet in area and eight (8) feet in height. The existing signs conform to these standards. They are very similar in size and appearance, and both are used solely to identify the AMC theaters. Here's what the one sign looks like along Seven Mile Road. The two (2) replacement signs would also be identical. However, each sign would measure 49 square feet and would be 12 feet in height. They would be internally April 4, 2023 30859 illuminated with a total of seven (7) panels, six (6) of which would identify the businesses that comprise the Pentagon Centre campus. The bottom panel, as you can see from this illustration, would be left blank. The minimum required setback from the road right-of-way is ten (10) feet. Both signs would comply with this requirement. Because the area and height of the signs exceed what Section 11.083 allows, final approval would be subject to variances being granted by the Zoning Board of Appeals. The submitted plans also include replacing multiple directional signs. However, these are not regulated under the sign ordinance. Here's another illustration which shows the seven panels. The overall height is 144 inches or 12 feet. Both signs, the one on Haggerty and the one on Seven Mile, would each look very similar. Here's the other sign on Haggerty Road. You can see it's similar in size and design to the one on Seven Mile Road. And again, the design is identical. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Taormina: The first item is from the Inspection Department, dated March 22, 2023, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. A variance from the Zoning Board of Appeals would be required to maintain the excess number and size of signs proposed. This Department has no further objections to this Petition." The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated March 17, 2023, which reads as follows: "I have reviewed the address connected with the above noted petition. The following amounts are due to the City of is signed by Connie Kumpula, rChief Accountant. That bill was paid, and it's indicated that the past due portion had been paid. It does leave a current balance of $4,030.05, but that is not due until April 10th of this year. That email correspondence letter are both provided by Jennifer Wagner, who is an Account Clerk with our accounting department. The next letter is from the Treasurer's Department, dated March 30, 2023, which reads as follows: "In accordance with your request, the Treasurer's Office has reviewed the name and addresses connected with the above noted petition. At this time there are NO Personal Property taxes due, on one parcel, therefore I have do NOT have an objection to the proposal. 2022 Winter Tax Past Due - IMAX Corp. (screens inside of AMC) Total Due through March 31, 2023: $1,161.12 PAID IN FULL ON MARCH 30, 2023" The letter is signed by April 4, 2023 30860 Lynda Scheel, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions of the Planning Director? I don't see any. Our petitioner is at our podium. Good evening, sir. Paul Deters, Metro Signs and Lighting, 11444 Calls Avenue, Warren, MI. With me here this evening, Mr. Bob mount. He is with Beaumont and is the project director. I think, if the board would like, he's happy to speak to some of the challenges that the property faces with the limited ground signage that's there right now for the many people that enter that facility, particularly those along Haggerty. Also with me is Mr. Patrick Schrock, who is the Vice President of Jonna Realty. They are the developer, and the current property manager as well. Mr. Schrock can speak to sort of the unique nature, the condominium aspect of this and the challenges of having all these different stakeholders involved in that facility. But for the Board's purpose, I'd like to just reiterate here the hope is that you would consider somewhat the uniqueness of this property. I think that what you'd find in most cases, most multi - tenant sites within the community consists of a single structure that's separated from the road by a large parking lot, and ours, however, consists of multiple buildings with either restricted or almost no visibility from the main roads. I think to some extent, you might find that the most comparable facility or development to ours may be College Park, which is just to the south of us. And I say that because there are a number of hotels there. Obviously, you have got the three Marriott properties off of Six Mile and then you also have a number of restaurants, whether it's Fleming's or Panchero's, the Leos, none of which are visible from the road. However, College Park has a very distinct advantage in that there are a number of very large pillars or entry monument signs that brand the entrance to that as College Park. And so Pentagons, with the sort of condominium structure that we have in multiple owners, doesn't afford for us the benefit of leveraging what might be a unique branding, or name recognition of the development. So, in addition to that we can throw in, there's also a major medical facility, Beaumont, that generates a lot of traffic both through and within that. So, therefore, we just really would like to stress upon you how important it is that ground signage, and adequate ground signage is even more critical to convey a little bit of the mass that they may have at that site, and for the convenience of the guests and what that would offer to them. I think you'd find this and hope you would agree that, especially as competitive as the restaurant business is, that multiple restaurant offerings displayed together helps create a little bit of the impression of a dining hub or destination. And I think you'd agree April 4, 2023 30861 somewhat, to some extent, successful restaurants feed off of one another, and then certainly with the nature of the people who would be visiting the hotel and or the movie theater, they're probably traveling in many cases a little farther away than what a lot of the restaurants or other sites in Livonia might have and the ability to navigate through that and find how to enter into those spaces would be certainly a big resource and a useful benefit for the community. I think what you'll see here is, as Mr. Taormina went through is the signs that we're proposing here are a significant upgrade from what's there right now. They're tastefully done, easy to read and I think that they would be both a real asset not only to that center, and the functionality of that, but also for the community as well. And I know, it's a little bit of a unique circumstance, and you have to look at it from site to site, but, you know, there are a number of other places where there are multi - tenant signs. We took some photos of these in different developments throughout the city. We tried not to do this and I picked up pictures of a number of them here. Not that these are bad, but we'd say is that, you know, many of these have are larger and taller than we're proposing and have significantly more tenants. There's all different kinds of colors and background styles and things like this. We tried to keep a very understated, classy, easy to read with nice contrast signage, that would also be complementary to what Beaumont is doing to create a little bit of a development look, because it's a similar style of sign obviously that Beaumont and probably in succession Corewell Health, as it become that, you know, has a little bit different color scheme than we do. But we think the two of them in conjunction with one another will be a very attractive and useful signage presentation for the entire campus. So, that's all really I have for this point. And I don't know if you have any questions for the two gentlemen that are with me to. They'd be happy to address their concerns as well. Mr. Wilshaw: Well, thank you for your presentation, Mr. Deters. Let me see if there's any questions for you or any of your fellow petitioners here. Is there any questions for Mr. Deters or his cohorts? Mr. Long? Mr. Long: So, I would think...I don't want to speak for my colleagues, but I think it's a massive improvement. What you're proposing compared to what we have right now, I think that the sign on Seven Mile is completely logical. It makes perfect sense. When you're driving down Haggerty, a lot of the buildings that would appear on the sign are much more visible from Haggerty. So, I have my own thoughts on this, but why don't you share with us April 4, 2023 30862 why we need the same sign on Haggerty that we need on Seven Mile. Mr. Deters: Understood and, I appreciate your concerns, and I know that trying to keep within the spirit of the ordinance, one of the things that I might like to share with you is here, and it's not evident now, but if you look at this photo, and I'm happy to hand this out, if you would like to, the commissioners would like to see if I'm allowed to do that, particularly in the in the summer months. When these thy're very mature trees all along the back, especially in front of the BJ's, you can hardly see the building when there's foliage on those trees. And for that reason, it's just a lot easier for people to be able to identify that. In addition to having this mast to end and to be candid for somewhat selfish reasons to, we'd like for the people to stay in Livonia and make it easier for them to get here then to go across the street to the restaurants in Northville, for that matter too. But it is very difficult to find those businesses along there in the summer. And I think the gentleman here from Beaumont can attest to how challenging it is. People are going pretty fast along there, and it's difficult to navigate that. So, for that reason we're asking for a variance on that. Mr. Long: And the location of the sign, the proposed sign on Haggerty, would that be... Is that right at the entrance? Is that the location of it? Mr. Deters: Yeah. So, the two signs that we're proposing would be actually in the exact same footprint, where the existing AMC ground mounted signs are. We would just like to swap those out and modernize them so that they would also have... and I don't think, as Mr. Taormina had mentioned, you don't really have it in your packet, but we're replacing the... It's not for the board here to determine because they are allowed, is the small area. Thank you so much for putting that up. The small directional signs are very complimentary to this and make just more of a campus feel and a lot classier looking. Mr. Long: Thank you. Mr. Wilshaw: Thank you, Mr. Long. Any other questions for our petitioner? Mr. Caramagno? Mr. Caramagno: How does Beaumont play into this signage? You've confused me a little bit. How does the Beaumont Hospital play into the signage that's going to be new here? April4, 2023 30863 Mr. Deters: So, well, if I might, and I believe these gentlemen might be able to answer that to a greater degree to what they're sort of shared with this and what we're trying to do is to make sure they're going to be using the same ingresses for the property that these existing businesses do. We would like to have a more of a uniform presentation for this. Beaumont is looking at, at a future date, to be able to have an entrance sign along the far north end of this because they don't have any identification to be able to get in there. And it's really used at the opposite end of this. It's really more so to demonstrate the challenges that the limited round signage has here and then there are some complications due to the this condominium effect of the existing ownership structure of the property that all of the ground signage and signage for the existing tenants would need to be approved by this board and, and Council first, before and the ownership group... there's in fact there's one in particular is holding out if and I'm hoping that I am not speaking out of turn, Patrick, that would say that would not be in support of moving forward with anything for any kind of easement agreement unless the existing businesses can have improved identification because they're challenged right now. So, there's sort of a loose connection right now, sir. It's probably more relevant down the road. Mr. Caramagno: Is slot number seven or one of the slots going to be intended for Beaumont Hospital down the road? Mr. Deters: No, sir. No, it would be a separate time. Patrick Schrock, Jonna Realty: Excuse me. That slot... there's two possibilities with that slot. Bahama breeze could be technically two units, but they decided to take one big unit because they wanted the parking or if there's ever the possibility of expanding within the center. So, we're just leaving our options open. But that's what we would do ... a separate sign for Beaumont. So, when people are driving up, Haggerty Road, they'll be able to see it on the north part of Pentagon Center. Bob Mount, Beaumont, Livonia, MI. Our hardship that North CBS Box Drive is on the north side right there. So since obviously, we have limited access from Seven Mile, the primary access to our site is Haggerty right there. You can see it as a very long drive. So, we had since we've opened last year, we get a lot of comments from our patients and visitors that they have a hard time finding that drive to find their way back to the building. I think it should be understandable, as far as that is, to get to the building back there. Right now I've been working with Patrick for the past year since we've opened the communication with them. April4, 2023 30864 Mr. Wilshaw: Sir, could you come close to the mic because we have our vast TV audience that would like to hear you. Mr. Mount: So, right now we are transitioning over to Corewell Health. So, we are working on rebranding right now. We are just redesigning all of our signage. We will be going through the entire system, replacing Beaumont signs with Corewell Health signage. So we're in the process of developing that design right now. I think when we come back and we replace the Beaumont signs with the Corewell Health signage at that time, I think we would look to request the sign at the end of CBS Fox drive to so people off Haggerty know to turn down that drive to get back to the Beaumont or Corewell Health building. Mr. Caramagno: It just seems strange to me this seems like we're here for Beaumont sign not a AMC Bahama breeze Hyatt Place BJs, J. Alexanders, PNC Bank. It seems like we're here for a Beaumont reason not a shopping center or not a paragon or whatever this is called property. Mr. Deters: I guess just talking with Patrick and just sharing that, you know, accessing Haggerty road having better signage and stuff to get to our properties. We're not ready to come forward yet. But I guess I'm just here in support of our neighbor, who we've been working with and hope to work something out in the future. Mr. Mount: The other thing is, is just we didn't want this to be a surprise to you. We thought it'd be fair to the commission to when we talk about a campus and shared ingress and egress is and really what we would like to see for the entire development and thought of might enable you folks to make a better decision as well and didn't want to come back in after we were to get approval for this if we're fortunate enough to do so, to then come back on the heels and say, hey, you guys, were just here a minute ago. Why didn't you say anything about this? And didn't think that would be fair to anybody. So, we just wanted to let you know that's really what we would like to do in the... that's going to be in the pretty near future here. But once again, it's the same style, Beaumont is looking for the same style sign that they have on Seven Mile. You know, just a classy looking, well done and tasteful sign. Thanks. Mr. Wilshaw: Thank you, Mr. Caramagno. Any other questions for our petitioner? Mr. Taormina? Mr. Taormina: Yeah, I'd like to go back to a statement made previously about the need for the identification, particularly along Seven Mile Road. April4, 2023 30865 Did I understand you correctly that one of the unit owners sees the ability to get additional identification along Seven Mile as a possible resolution to an easement issue. Could you go back and elaborate on that? The City is aware of a situation in which an adjacent landowner located immediately west at the driveway on Seven Mile tried to secure an access easement from the condominium association but was rejected by a vote of the of the co -owners. Would this possibly resolve that issue? Did I hear you correctly or is that... Mr. Schrock: No, that is a different co-owner who has an issue. So that particular issue you're speaking about is still being considered. We're trying to find an alternate way of working through that. But this is a different co-owner, who, when I presented them with the possibility of the Beaumont having a sign, they insisted that they wanted to have the max amount of sign... they felt like they were selling their sign rights from underneath them. So, before they would give permission for Beaumont, we said we would get new signs for the center. But that other issue is still to be handled. Mr. Taormina: Okay, I misunderstood. Thank you for clarifying that. Mr. Schrock: There are a lot of co-owner issues there. Mr. Wilshaw: Alright, thank you, Mr. Taormina. Any other questions for our petitioner? I think we've exhausted all our questions at the moment. Is there anyone in our audience wishing to speak for or against this item? I don't see anybody coming forward. I think we've given you a chance to make your presentation. Is there anything else you wanted to say before we make our decision, gentlemen? Mr. Schrock: No, it's just it's I was going to add this because of the very nature of the AMC being in the back. And when they built it, the center back in '98, we put the restaurants in front, you know, it's not in line. So, the restaurants had to go in front. So, like he said, Everything spread out. And you know, we're hoping that the sign that I honestly think when people we put when we get those signs, if we get those signs, people are gonna drive by him and say, I didn't know there was a Hyatt back there, because it's just... there's no way you would know, so and even Bahama breeze, we've had to trim the trees and it sits lower. You know, it's not really flat with the Haggerty road. It sort of does this. You'll see a lot of ... actually, you'll see a lot of the parking lots alligatored because it does slip. It does slide down. The water does slide down. So, I think it's because of the nature of the center of the AMC and their parking needs and everything happening to go up April 4, 2023 30866 front. It's not your typical inline center, where you know, you could look over there and you'll see the stores. So, it works here. You know, the variance does work. Mr. Wilshaw: I think we got it. Thank you, Mr. Schrock. Appreciate your comments. If there's no further comments from any of our commissioners, I will ask for a motion. On a motion by Long, seconded by Dinaro, and unanimously adopted, it was #04-19-2023 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2023-03-SN-01 submitted by Metro Detroit Signs, on behalf of Pentagon Centre Condominium, requesting approval under Council Resolution #681-98 and Section 11.08 of the Livonia Vision 21 Zoning Ordinance, as amended, to replace existing ground signs with larger nonconforming panel signs at 19500 Haggerty Road, located on the east side of Haggerty Road between Seven Mile Road and Phillips Road in the Southwest Y4 of Section 9. be approved subject to the following conditions: 1. The revised drawings prepared and submitted by Metro Signs, dated February 2023, are approved and shall be adhered to. 2. This approval is subject to the petitioner being granted variances from the Zoning Board of Appeals for excess sign area, and 3. Any additional signs shall return before the Planning Commission and City Council for review and approval. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #5 APPROVAL OF MINUTES 1,1961h Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,196th Public Hearing and Regular Meeting held on February 28, 2023. On a motion by Dinaro, seconded by Long , and unanimously adopted, it was April 4, 2023 30867 #04-20-2023 RESOLVED, That the Minutes of 1,196th Public Hearings and Regular Meeting held by the Planning Commission on February 28, 2023, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Dinaro, Bongero NAYS: None ABSENT: Ventura ABSTAIN: None Long, Caramagno, Wilshaw Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously ad9Tted, the 1,197th Public Hearings and Regular Meeting held on April 4, 2023, wP"djourned at 8:09 p.m. CITY PLANNING COMMISSION l am aramagno, Secretary ATTEST: Ian Wilshaw,