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HomeMy WebLinkAbout1,204 - August 29, 2023 signedMINUTES OF THE 1,204th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, August 29, 2023, the City Planning Commission of the City of Livonia held its 1,204th 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: David Bongero Sam Caramagno Glen Long Peter Ventura Ian Wilshaw Members absent: Wafa Dinaro Mr. Mark Taormina, Planning Director, and Stephanie Reece, Program Supervisor, were 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 2023-07-02-10 Scooters/Lickity Split Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2023- 07-02-10 submitted by Technical Group Inc. requesting waiver use approval under Section 6.51 of the Livonia Zoning Ordinance, as amended, to construct and operate a drive-thru coffee shop (Scooter's Coffee) and convert the existing building on the property into an ice cream shop (Lickity Split) at 19100 Farmington Road, located on the southeast corner of Seven Mile and Farmington Roads in the Northwest 1/4 of Section 10. August 29, 2023 31132 Mr. Taormina: Thank you. This is a request to construct and operate a drive-thru coffee shop, as well as convert an existing building that is located on the property into an ice cream parlor. The property is at the southeast corner of Seven Mile and Farmington Roads. This is a zoning map showing you that the zoning of the property is C-2 (General Business). This corner property was previously occupied by a gas station that was demolished sometime around 2010. In 2018, the site was enlarged by about 0.3 of an acre with surrounding land to the south and east that was split from the adjacent animal hospital property. The added property included a 12,000 square foot building that sits in the southwest corner of the property. This is the building that would be converted to the ice cream parlor. The site today is roughly 6.65 acres with 148'/ feet of frontage on Seven Mile Road and 190 feet of frontage on Farmington Road. Under Section 6.51, drive-thru restaurants require waiver -use approval. The proposed Scooters coffee would provide drive-thru facilities and some outdoor seating, but no interior seating. The building would be positioned in the northeast corner of the site with parking provided on the west half between the restaurant and Farmington Road. Scooters would occupy a one-story building roughly 677 square feet in size. Two driveways would provide access to the site: one on Seven Mile Road and the other on Farmington Road. Floor plans submitted with the application show the layout of the Scooters which includes the preparation area and one unisex restroom. The traffic lane serving the drive up would commence on the south side of the building and loop around to the pickup window, which is on the east side. There would be a menu board and an order kiosk that would be in the southeast corner. Stacking for roughly four vehicles and a bypass lane would be provided. Looking at the outside of the building, the exterior would consist mainly of brick and Hardie® panels, which is a composite siding. There would also be red canvas awnings above the windows and the doors. The structure would have a gently sloping shed type roof with a maximum height of roughly 19 feet. Looking at the Lickity Split, the existing building is at the south end of the property. The building would be renovated into the ice cream parlor. The building is about 1,197 square feet in size. The floor plan for this business shows a food preparation area, a single restroom, and a front interior dining area with 12 seats. There would be no drive- thru facilities. Outdoor dining is shown on the west side of the building, but no seating plan is provided. The existing building has a flat roof and is composed mostly of CMU and brick. The brick and the block would be covered with the same brick and Hardie® siding that would be used for the Scooters restaurant. The plan is to make the appearance of both buildings consistent. Once completed, they would have very similar design features, August 29, 2023 31133 including the red awnings above the doorways and the windows. The renderings show dark brown for the brick and a lighter brown or beige color for the siding. Parking for the two businesses is based on the floor area and the number of employees. The plans indicate that there would be four employees. The collective number of required parking spaces is 19, per the ordinance. This includes 7 for the Scooters and 12 for the Lickity Split. The plan shows a total of 19 off-street parking spaces in compliance with the ordinance. Where the property abuts residential on the east side, the ordinance requires screening. The plan shows a six- foot -high opaque privacy fence that would run from the southeast corner of the property north for approximately 90 feet. One house would be affected with the screening and that is 19025 Westmore. Currently there is a wooden privacy fence located along the property line. If the opaque fence is to be constructed, the privacy wooden privacy fence would have to be removed. The updated landscape plan shows landscaping throughout the site, including placement of trees and shrubs outside of the right of way along both Farmington and Seven Mile Roads. There's also a double dumpster enclosure that would be located in the southeast corner of the property. All stormwater management would be handled underground. Lighting shown is 20 feet in height, which complies with the zoning standards. For signage, both buildings would be allowed two wall signs. Scooters is allowed a total of 58 square feet. The plan shows two wall signs. A 25 square foot sign on the north side of the building and a 77 square foot sign on the west side facing Farmington Road. Also shown are three, six square foot blank sign panels on each side of the building. The elevation for the Lickity Split shows one wall sign that is 11 square feet. As it stands now, the Scooters would have excess signage that would have to be approved by the Zoning Board of Appeals. Also provided is a ground sign in the northwest corner. That site would be limited to 30 square feet in area and that is what is being shown. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Taormina: Mr. Taormina: The first item is from the Engineering Division, dated August 17, 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 waiver use at this time, but would like to note the following items: 1. The subject parcel is assigned the address of #19100 Farmington Road. Once drawings have been submitted for permits, the Engineering Department will assign additional addresses if needed. 2. The legal description included with the August 29, 2023 31134 submitted drawings appears to be correct, and should be used in conjunction with this project should the waiver use be approved. 3. The existing parcel is currently serviced by public sanitary sewer, water main and storm sewer. The submitted drawings do not include any information regarding proposed services to the buildings, but we do not believe there will be any negative impacts to the system with the proposed usages. 4. The submitted drawings do not indicate any storm sewer information, but the proposed development will be required to meet the Wayne County Stormwater Ordinance. The developer will need to obtain storm sewer permits through the Wayne County Department of Public Service prior to construction. 5. No construction or soil disturbance (including dumping of materials) should occur on the site until the owner obtains the appropriate permits. (Engineering Earthwork, SESC, etc.) 6. Any work within the Farmington Road or Seven Mile Road right-of-way's will require permitting through Wayne County." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated August 21, 2023, which reads as follows: This office has reviewed the revised site plan submitted in connection with a request to construct a commercial building on property located at the above referenced address. We have no objections to this proposal. 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 Division of Police, dated August 22, 2023, which reads as follows: "9 have reviewed the plans in connection with the petition. I have no objections to the proposal." The letter is signed by Paul Walters, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated August 29, 2023, which reads as follows: " Pursuant to your request, the above -referenced Petition has been reviewed. 1. The van -accessible parking spaces are required to be I wide with a 5' hash space. The proposed accessible spaces are shown with only a 10' width. 2. Any signage not conforming to the sign ordinance would require a variance from the Zoning Board of Appeals. 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 August 3, 2023, which reads as follows: "I 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 August 11, 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, August 29, 2023 31135 there are no outstanding amounts receivable for taxes. Therefore, I have no objections to the proposal." The letter is signed by Lynda Scheel, Treasurer. Next we have an email correspondence, dated August 22. that reads, "Hello, I'm a Lavanya resident and I want to voice my support for the proposal to put scooters coffee and lickety split on the corner of Farmington and Seven Mile, 1 think it would be a great addition to the neighborhood." That email was from a Madeline Bacon, who does not give an address and then another letter of support dated August 25, that reads, «I live near the corner of the proposed development and would love to see this bill, it would be a great improvement to the area and 1 support it." That email is signed by Paige Grudzien. That is the extent of the correspondence. Mr. Wilshaw: Thank you. Mr. Taormina. Is there any questions for our planning staff? Mr. Bongero. Mr. Bongero: I don't know if it's going to Mark or to the petitioner, but do we know if there's been any environmental study or soils evaluation on this property? Mr. Taormina: I am going to refer that to the owner of the property. Mr. Wilshaw: Okay. Thank you. All right. We'll ask that question shortly.. Any other questions for our planning staff? I don't see any other questions. I do want to apologize to anyone in our audience about the noise from the fans. The air conditioning in the room is not working, and we've been undergoing this fan ventilation for the last few weeks, so I apologize for the noise. We'll try to do our best to make ourselves audible to you. Our petitioner is here. Mr. Pastor, good evening. John, Pastor, Pastor 4G's LLC. 34018 Beacon, Livonia, Michigan 48150. 1 just want to thank you for taking the time to look at this petition. At the last meeting we were asked to do a couple of different layouts which we tried to do and every layout that we did just really didn't work out. So, I was fortunate enough to meet Mark out on site this morning, and hopefully came to the same conclusion that where it's at is probably the best. We tied in the sidewalks if you can see from Seven Mile to the Scooters, Scooters to the ice cream place, ice cream place out to Farmington Road to at least get compliance of the walkability of the area also putting some outdoor patios. I'm not sure how many you know scooters, I don't know how many people are going to ever you know, get a coffee and actually sit out there. So, we did put a little area out there for a patio. They are putting a window in. Hopefully that it gets approved by corporate. That is a no no for some reason. I do August 29, 2023 31136 know that it is in Plymouth, but you have to get each individual thing approved as it is. We took that into consideration. The fence along the property line for the residential actually is one foot on our property already. I did try to... I knocked on the door today and nobody answered to try to see if they want to keep the fence, you know, a different fence. The weird thing about that is it's only going to be part of the fence because the 90 feet isn't their whole property, and it also goes to the east The corner of the fence actually goes north and then east. So, behind the barber shop and the old cupcake place that is all board -on -board fence. So, it'd be kind of weird if we didn't opaque fence and tied it in there, but we'll wait to see what you end up, or if we can get hold of the the neighbor to see which way they prefer to go. Okay. And then I just wanted to reiterate that it is the thin brick with the Masonite or Hardy board siding with that. It didn't show very well. That where the brown is, that is the thin brick. And yes, for the soil, yes, we actually... when we bought the property originally probably I think it was in 2009-2010, somewhere around there, we actually... before we bought it, it already was cleaned up. Speedway or I think was a Knight's gas station, which was owned by Speedway, Speedway had to clean it up. They took the tanks out and all that stuff. I actually did a BEA not only on that site, but also the old ... the property that I bought from the Allen Animal Hospital, just to protect to make sure that there was... that there was no environmental or grant background and stuff. So we do have a clean slate and ready to go ahead. Thanks. And with that I'll listen to any comments or questions. Mr. Wilshaw: Thank you, Mr. Pastor. Mr. Pastor: I'm sorry. We also do have the franchisee here of Scooters here. Brian Bender, if he has any questions about the Scooters. Mr. Wilshaw: And the ice cream shop, you are going to be the owner of it initially? Mr. Pastor: Well, over my wife's dead body. She might... but yeah, our intent is to own and operate the ice cream shop. Mr. Wilshaw: Okay. All right. Very good. Well, thank you, Mr. Pastor. Let's see if there's any questions for you. Any questions for our petitioner? Mr. Wilshaw: Mr. Bongero. Mr. Bongero: One other question. I missed the study meeting last week. So, the issue with parking for the barber shop, How does this all come August 29, 2023 31137 into play? It looks like obviously they're parking way into your property. But... Mr. Pastor: Yeah, I submitted a letter to the Planning Commission, from Allen Animal Hospital that gave them verbal permission from when they had it to let him use it. I talked to him and I said that he could use it for that time, but you know, it's development, it is our property and all that stuff. So, I'm not sure where, you know... Mr. Bongero: That's between you and him. Okay. Mr. Pastor: Well, I'm sure that he is here this evening. I'm sure he's not happy, but then again, he's had the use of that property for free for a long time. Mr. Bongero: Okay. Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions for our petitioner? Mr. Caramagno: Mr. Chairman. Mr. Wilshaw: Mr. Caramagno. Mr. Caramagno: John, I had a note here about that fence on Westmore. So, you're saying that that vinyl fence, if you put that up, that will only go two thirds of that neighbor? Mr. Pastor: I don't think it's the whole backyard, because when I was there today, the backyard I think is longer than 90 feet. So, you're not going to get that whole backyard. And then up the north side of the property going east, that's also board on board. The same fence that goes all the way up. Mr. Caramagno: So, what would be the plan there? It's pretty unsightly the way it sits. I'm sure you don't want to look at it from your side, the way it sits now. Mr. Pastor: I was going to leave it up to the I was going to talk to the neighbors see what they wanted to do as if you know, actually the fence itself is not in that bad of shape. I think it really just needs to be painted, reconditioned, but I think it surely would look really bad if we use the vinyl fence with that combination with that. It wouldn't look right. Mr. Caramagno: It's a tricky situation, I agree. August 29, 2023 31138 Mr. Pastor: Again, you know, remember, it's on our property, I don't care that it's there. You know, it's not affecting our site plan or anything of that nature. So... Mr. Caramagno: John, the property to the to the east of your drive thru? Will that go right up to the property line where Alex's barbershop is or will there be room there? Mr. Pastor: I think there's about a five foot buffer there before it hits the... so you have a five foot landscape buffer, then you have the emergency lane, then you have to drive thru lane, then you have the building. Mr. Caramagno: Okay. And then I got a question for Mark. Mark, did we determine is parking allowed in that alley? If cars were to park there facing, say westbound... is there any restriction to parking cars in that alley? Mr. Taormina: Not that I'm aware of. I was there today, and it's not posted as far as no parking. If it became an issue for public safety in terms of emergency access, then they could possibly post it, but I don't know if that would become an issue. The alley is probably around 14 to 17 feet wide. So, it's not a real wide area. If a fire apparatus had to get back there, any parking in alley could constrict the movement of any large emergency vehicles. Mr. Caramagno: Okay. All right. So, there is as of right now, there is no restriction in the event of a fire... everything's on the table, right? Okay. Thank you. Mr. Wilshaw: Thank you. Mr. Caramagno. Any other questions? Mr. Long. Mr. Long: Thank you. Mr. Taormina, you said that the gas station was knocked down around 2010. To your recollection, have there been any other proposed uses for this parcel since then, that have come in front of us or... Mr. Pastor? Mr. Pastor: I've owned it. No, we've been marketing it for a long, long time. As some of you may know, I'm actually a builder of restaurants and stuff, and I try my darndest to get a restaurant there, but they're all too close in proximity, whether it be a Burger King, McDonald's, Kentucky Fried Chicken, Taco Bell, and all that stuff. They're just... it was just too close to the other stores in town. So that's why it's taken so long to get even the Scooters to ... actually I talked to Biggby first, and they did not... they chose not to go up to our property. August 29, 2023 31139 Mr. Long: And you mentioned from the study session we had, we had asked you to go back and look at different configurations on the parcel and you say that you've done that. And one of the keys to locating it back where it's at was traffic direction, was it not? Mr. Pastor: The traffic with the drive thru and stuff. Yeah, that's where the biggest problem is. When we put it up towards that close, then now you have a reverse drive thru, and it's cutting across everybody, and that's where the... then your walkability is actually more in danger of people. Because of that drive thru lane, people are going to be crossing over that all the way through. Mr. Long: And the way it's configured right now, you think that the sidewalk that has been proposed as well is in a pretty secure pretty safe space, we're going to not going to have a whole lot of traffic going across it? Mr. Pastor: A lot better than what it was, and again, it just wasn't shown before and now especially with having a couple of the patios and all that stuff again, you're just not walking, you can actually stand there for a while if you so choose. It's the best scenario of what we have with the property that we have to work with. Mr. Long: We can't get everything we want on it, but... Mr. Pastor: Trust me, I would love to have a Meijer there, but for some reason, I don't think my property... Mr. Long: Okay, thank you, Mr. Chair. Mr. Wilshaw: Thank you, Mr. Long. Any other questions for petitioner? Mr. Wilshaw: Any other questions, Mr. Taormina. Mr. Taormina: Just a point of clarification on the question about the width of the alley. The right of way for the alley is 20 feet, but the gravel portion appears to be probably 15 to 17 feet wide. I think there's a grass strip along the south edge of the travelled portion of the alley, between that and the fence that Mr. Pastor was referring to, that runs along the north side of that abutting residential property. Mr. Wilshaw: Okay, thank you for that clarification. Is there any other comments or questions from anyone on the commission? If not, Mr. Pastor, we'll have you sit down for a moment, and we'll see if there's anyone else in the audience wishing to speak for or against this petition. Feel free to come to our podium. August 29, 2023 31140 Mr. Wilshaw: Good evening. We're just going to ask for your name and address for our record. Alex Koch, 33315 West Seven Mile Road, Livonia, Mi. I bought that building in 1980 and Livonia restricted me which I can understand because of the parking but at the time I bought it there was parking in front. Okay, but then the county took that from me, basically so I have that, that's gone. And then I've been parking on the lot next to me. I know Mr. Pastor says that I was given permission. I don't know who gave me that because I just been parking there. Okay. And I've been keeping a lot up. I shovel the snow I cut the grass. I you know, I've been keeping the place, you know, nice. And if you ... the way this building is going to be that he's going to build, even if ... there's no way to get customers to get out of my parking lot, because you'd have to back out down the alley. And I'd be I just because it's going to kill me. You're going to take all my parking not you folks personally, okay, but they're gonna take all my parking, and they won't be able to even get out. So, the pollution, when they were digging that out, I went over to talk to the head man that was digging it out, doing the remediation on the soil and I asked him, I said, How clean is this when you get done? Because they had a big hole. He said, This is considered clean enough. I says, Well, what does that mean? He says, Well, that means that you can't cook food. You can reheat food, but you can't cook food. Okay, so I don't know who told Mr. Pastor that that was clean. Because the man that I talked to back then he said, it's not clean. It's clean enough. Okay, and my property is probably all polluted from that too from the gas station, because the tanks were just leaking. They were leaking fuel like crazy, and, but the biggest problem I have is parking. You know, if they pave the whole thing and pave my lots of my customers to turn out, that'd be wonderful. I mean, I have no problem with the coffee shop. I think my customers will love it. Okay, get a cup of coffee and what have you. But the only thing I'm worried about is where they're gonna park. And, you know, people say, Well, you could park down the street and that, but I don't think a lot of people don't treat it like a bunch of cars parking down there, in front of the front of their houses. And, you know, basically, if I don't have any parking, you're basically killing me. I mean, that's the end of me. Because there's no way I'm going to ... you can't run a business without parking, and there's no way they're gonna get in and out, and there's no way they're gonna get out of my parking lot. Now, the only way I could say that I could do it is if, if the ice cream coffee shop just paved everything, and then my customers would park against the wall, you know, go parked in the wall, just back out and leave that would work, but that's about the only way I can August 29, 2023 31141 figure that you can do it. And maybe I'm missing something. But that's it. Mr. Wilshaw: Understood. Okay. Very good. Thank you. Mr. Koch: Okay. Well, let me ask my wife I supposed to say anything else. Mr. Wilshaw: Got everything covered, Mr. Coach? Anyone else wishing to speak for or against this petition in our audience? I don't see anyone else coming forward. Mr. Pastor, is there anything else that you'd like to add before we make our decision? Mr. Pastor: No. Mr. Wilshaw: You're all set. Mr. Pastor: If there are any other questions, I'm just here to answer them. Mr. Wilshaw: Let's see. Is there any other questions for our Petitioner before we have a motion? I don't see any other questions. I think we're all set. In that case I'll close the public hearing and a motion is an order On a motion by Long, seconded by Caramagno, it was RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2023-07-02-10 submitted by Technical Group Inc. requesting waiver use approval under Section 6.51 of the Livonia Zoning Ordinance, as amended, to construct and operate a drive-thru coffee shop (Scooter's Coffee) and convert the existing building on the property into an ice cream shop (Lickity Split) at 19100 Farmington Road, located on the southeast corner of Seven Mile and Farmington Roads in the Northwest 114 of Section 10, be approved subject to the following conditions: 1. The Site Plan identified as Sheet C-2, dated August 28, 2023, as revised, prepared by Technical Group, Inc., is hereby approved and shall be adhered to. 2. That the issue concerning splitting the property, as outlined in the correspondence dated August 3, 2023, from the Department of Assessment, shall be resolved to the satisfaction of the Assessment Department. That appropriate recordable legal instrumentation, such as a cross -access agreement, that gives notice and outlines the terms of how the properties would share parking and August 29, 2023 31142 access, be supplied to the Inspection Department at the time a building permit is applied for. 3. That the Landscape Plan identified as Sheet LS-1, dated Auqust 28, 2023, as revised, prepared by Technical Group, Inc., is hereby approved and shall be adhered to.. 4. That all disturbed lawn areas shall be sodded in lieu of hydro -seeding. 5. 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. 6. That the maximum customer seating count for the ice cream parlor shall not exceed a total of nineteen (19) interior seats. 7. That the Building Elevation Plan for Scooter's Coffee, identified as Sheet A-2, dated August 28 2023, as revised, prepared by Technical Group, Inc., is hereby approved and shall be adhered to. 8. That the Building Elevation Plan for Lickity Split, identified as Sheet A-3, dated August 28 2023, as revised, prepared by Technical Group, Inc., is hereby approved and shall be adhered to. 9. That all rooftop mechanical equipment shall be concealed from public view on all sides by screening that shall be of a compatible character material and color to other exterior materials on the building. 10. That the three walls of the trash dumpster area shall be constructed out of building materials that shall complement that of the buildings and the enclosure gates shall consist of opaque and durable steel or composite panels. 11. That all pole mounted light fixtures shall not exceed a height of twenty feet (20') above grade and shall be shielded to minimize glare trespassing on adjacent properties and roadway. 12. That only conforming signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals. August 29, 2023 31143 13. That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the buildings or around the windows. 14. That unless approved by the proper local authority, any type of exterior advertising, such as promotional flags, streamers or sponsor vehicles designed to attract the attention of passing motorists, shall be prohibited. 15. That the issue concerning emergency vehicle access, as outlined in the correspondence dated August 10, 2023, from Livonia Fire & Rescue, shall be resolved to the satisfaction of the Fire Department and Inspection Department. 16. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time of application for building permits; and 17. Per Section 13.13 of the Livonia Zoning Ordinance, this approval is valid for one (1) year from the date of approval by the City Council. Unless a building permit is obtained, this approval shall be null and void after the one (1) year period. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 of Livonia Zoning Ordinance, as amended. The motion failed due to lack of support. A roll call vote on the foregoing resolution resulted in the following: AYES: Long, Caramagno NAYS: Bongero. Ventura, Wilshaw ABSENT: Dinaro ABSTAIN: None On a motion by Ventura, seconded by Bongero, and adopted, it was #08-57-2023 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2023-07-02-10 submitted by Technical Group Inc. requesting waiver use approval under Section 6.51 of the Livonia Zoning Ordinance, as amended, to construct and operate a drive-thru coffee shop (Scooter's Coffee) and convert the existing building on the property into an ice cream shop (Lickity Split) at 19100 Farmington Road, located on the southeast corner of Seven Mile August 29, 2023 31144 and Farmington Roads in the Northwest 1/4 of Section 10, be denied for the following reasons: 1. The use and location of the buildings are contrary to the goals and objectives of the Future Land Use Plan section of the Livonia Vision 21 Master Plan (Book 2 of 4, Land Development), which, among other things, identifies the site as part of a Mixed Development Center with specific design guidelines that strive to redevelop properties into higher - density mixed -use cores of activity with engaging streetscapes comprised of varied storefronts and activities, including gathering spaces, buildings located close to streets to create a walkable, pedestrian -friendly environment, and with parking and other essential infrastructure hidden off the street. 2. The petitioner has failed to affirmatively show that the project complies with all of the Special Waiver Use Standards for Planned General Developments as outlined in Section 5.02 of the Livonia Zoning Ordinance, as amended, and the General Waiver Requirements and General Standards of Section 13.13 of the Livonia Zoning Ordinance, as amended, including demonstrating that the location, size, and character of the development will be in harmony with the appropriate and orderly development of the surrounding neighborhood. 3. That the petitioner has failed to show that a drive-thru restaurant is needed or appropriate in this area, and 4. That the petitioner has failed to comply with all the concerns deemed necessary for the safety and welfare of the City and its residents. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 of Livonia Zoning Ordinance, as amended. Mr. Wilshaw: Is there any discussion? The petitioner will have 10 days in which to appeal the decision in writing to the City Council. Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to the City Council with an denying resolution. A roll call vote on the foregoing resolution resulted in the following: August 29, 2023 31145 AYES: Ventura, Bongero, Wilshaw NAYS: Long, Caramagno ABSENT: Dinaro ABSTAIN: None ITEM #2 PETITION 2023-07-02-11 Clean Express Auto Wash Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2023- 07-02-11 submitted by The Mannik & Smith Group, Inc. requesting waiver use approval under Section 6.07 of the Livonia Zoning Ordinance, as amended, to demolish an existing restaurant (Burger King) and construct a new automated car wash facility (Clean Express Auto Wash), at 34835 Plymouth Road, located on the south side of Plymouth Road between Stark and Wayne Roads in the Northwest'/4 of Section 33. Mr. Taormina: Thank you. This is a request to construct a new carwash facility on the south side of Plymouth Road just east of Wayne Road. The site is the former Burger King restaurant. The zoning of the property is C-2 (General Business). The net land area of the property is 1.23 acres with 150 feet of frontage on Plymouth Road by a depth of 355 feet. The parcel also has 40 feet of frontage on Wayne Road, which provides secondary access to the rear of the property. The existing 2,750 square foot restaurant, developed in early 1980s, would be demolished. There are three driveways. Two are on Plymouth Road and the other is on Wayne Road. To the north, west and east, fronting Plymouth Road, are a variety of commercial uses. To the south are residential homes zoned RUF. The proposed carwash would be in the same general location as the existing restaurant, which is along the east side of the property. The overall dimensions of the building would be 31 '/2 feet by 123 feet for a total of roughly 3,677 square feet. The driveway locations would remain unchanged. The west driveway on Plymouth Road and the driveway on Wayne Road would both be designed to accommodate two-way traffic and then the easterly driveway on Plymouth Road would be one way right turn only for vehicles exiting. There would be three service lanes providing access to the carwash. These would be on the south side of the building where the entrance would be located. All three lanes would provide stacking for vehicles. Each lane would have a pay station which would be about 50 feet south of the carwash. These would include point of sales kiosks with digital menu boards and self -serve pay stations. There would also be non - illuminated overhead canopies above each of the pay stations. Automated gates would control access to the carwash. Beyond the pay stations, the service lanes taper to form a single lane with August 29, 2023 31146 a 17 foot bypass lane that would be provided along the east side of the carwash. To familiarize everyone with the site plan, and it may be difficult to see, this is the carwash building in the same general location as the existing Burger King restaurant. The three service lanes that I referred to are located here on the south side of the building. This is where the pay kiosks would be located. You can see where these lanes taper down right at the point of entry into the carwash, and this is the bypass lane shown on the east side of the building. Parking is provided on the west half of the site between the carwash and the neighboring Dunkin Donuts restaurant. As customers exit the carwash, they can either leave the site using the east driveway on the Plymouth Road, or they can remain on the property by turning left and looping back into the site to one of the vacuum units at the parking spaces adjacent to the building or continue south and exit the site on to onto Wayne Road. Auto wash establishments are required to have no fewer than 20 parking spaces. The site plan shows 25 spaces. Of these, 21 would be equipped with the self -serve vacuum stations. The building itself would include light and dark shades of a quick brick material, as well as horizontal fiber cement siding. Windows would be installed on both sides of the building. The overall height of the building is 22.4 feet. There is a dumpster shown on the south end of the parking lot. The enclosure walls would be 7' 4". All stormwater management would be detained underground. The landscaping plan submitted with the application shows three full sized trees, one ornamental tree and then 26 shrubs along Plymouth Road. Note too that the revised plans show brick piers and fencing similar to what the PRDA has installed along Plymouth Road. Adjacent to the residential to the south, the zoning ordinance requires a six foot high masonry wall. There is an existing wall at this location, however, it is less than six feet in height and will need to be replaced. Site lighting would be limited to a height of 20 feet. We also note that the photometric plan would have to be revised in order to comply with the standards of the ordinance. For signage, they have made revisions. While they're allowed two wall signs at 46'/2 square feet total plus the ground sign, the plans are showing one wall sign totaling 30 square feet and one ground sign at 32 square feet. There might be a slight deviation on the ground sign or adjustment needed. But otherwise, it's in compliance. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Taormina: Mr. Taormina: The first item is from the Engineering Division, dated August 1, 2023, which reads as follows: `9n accordance August 29, 2023 31147 with your request, the Engineering Division has reviewed the above referenced petition. We have no objections to the proposed waiver use at this time. The subject parcel is assigned the address of #34835 Plymouth Road. The legal description provided appears to be correct and should be used in conjunction with this petition should the waiver use be approved. The existing parcel is currently served by public water main, sanitary sewer, but there is no information on proposed alterations to the services, so we cannot comment on impacts to the existing systems at this time. Should the service leads need to be revised, the owner will need to submit drawings to this department to determine if permits will be required. Most likely the water service will need to be upgraded for the proposed use of the property, which may require work within the Plymouth Road right-of-way to access the existing main. The existing site has an existing storm system, but does not have detention as required with any new development. If the waiver use is approved, detailed site plans should be submitted to this Department to determine what improvements to the existing system will be required. It should be noted that any work within the Plymouth Road right-of-way,will require the owner to obtain permits with the Michigan Department of Transportation." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated August 10, 2023, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to construct a commercial building on property located at the above referenced address. We have no objections to this proposal. 1. Access for emergency vehicles shall be provided with not less than 20 feet of unobstructed width and have a minimum of 13 feet 6 inches of vertical clearance in accordance to 18.2.3.4.1.1 and 18.2.3.4.1.2 of NFPA 1, 2015. 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 Division of Police, dated August 2, 2023, which reads as follows: `9 have reviewed the plans in connection with the petition. 1 have no objections to the proposal." The letter is signed by Paul Walters, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated August 29, 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 for the excess signage. 2. Parking spaces shall be 10' wide and 20' deep and double striped. 3. The dumpster enclosure must be constructed of the same or compatible material and colors as the principal building in terms of texture and quality. The walls of the enclosure shall be a minimum of 6' in height or 1' above the dumpster, whichever is greater. The enclosure gates shall be of August 29, 2023 31148 solid panel steel construction or durable, long-lasting solid panel fiberglass and, when not in use, closed at all times. 4. The van - accessible barrier -free parking space shall be sized, signed, and marked in accordance with the Michigan Barrier -Free Code. 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 August 11, 2023, which reads as follows: " 1 have reviewed the address connected with the above noted petition. The following amounts are due to the City of Livonia: Unpaid water and sewer charges: $ 2,238.61 Total Due City of Livonia $ 2,238,61 " The letter is signed by Connie Kumpula, Chief Accountant. However, those monies, as we understand it have been paid, except for a penalty fee that is still outstanding. The next letter is from the Treasurer's Department, dated August 11, 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 taxes due, and although they are not delinquent at this time, ALL taxes for this location that are on the 2023 tax roll will need to be paid before the demolition of the building." The letter is signed by Lynda Scheel, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Thank you.. Is there any questions for our planning staff? I don't see any questions for our planning staff. Our petitioner is here. Good evening, sir. Jake Rilett, Mannnik & Smith Group, 607 Shelby Street, Detroit, MI Mr. Wilshaw: Thank you. And what would you like to tell us about your petition? Mr. Rilett: I mean, quite a bit of it was actually covered already. But basically, the main objective for the site was to maintain the existing traffic flow throughout, keep the building in same place, keep the three accesses functioning as they already do. We made an effort to match the curb lines as much as possible, the existing curb lines, but if any revisions aren't necessary for landscaping, it is possible. In terms of noise or water concerns, we've had several of these sites throughout the Midwest with no impact on water pressure in the area, that's due to the water reclamation system that reuses almost all the water used on each wash. So literally no effect on neighboring water pressure for any residents in the area. The noise is ... we have a noise study that we submitted that shows that within 30 feet of the building and vacuum correlators the noise is down to within 35 to 40 decibels, which is lower than the existing streetscape or street noise, and the closest one to any residential property is already well over August 29, 2023 31149 100 feet away, let alone the 30 feet from our study. So, there shouldn't be any noise issue prevented. In terms of the utility connections, that's definitely something we can look into once we get into the engineering review, if waiver -use is to be approved, and we'll make an effort to, you know, comply with any ordinances or requirements on that. As of now, though, we were making an effort to avoid doing anything in the MDOT right of way. So that has not been the focus at this point. Mr. Wilshaw: Right. Well, thank you for your presentation. Let's see if there's any questions for you. Any planning commissioners with questions for our petitioner? Mr. Long, and then Mr. Venture. Mr. Long: Thank you. Twenty-one vacuums, is that a standard number? I mean, it seems like a lot of vacuums to me. Mr. Rilett: The focus in general is to get as many as we possibly can. If we're required to have the 20 parking spaces anyway. They might as well be vacuum spaces as well. Mr. Long: You said you had a sound study done, and that the closest vacuum to residential is 100 feet away. Mr. Rilett: Yeah. Mr. Long: But did they consider all 21 vacuums running at once? Mr. Rilett: The vacuums themselves do not make any noise. It's only the vacuum correlators, which there are three of them on the site. So that's located as far as possible away from the residential. Mr. Long: Thank you. Mr. Wilshaw: Thank you, Mr. Long. Mr. Ventura. Mr. Ventura: At our study session, the observation was made that your bypass lane really doesn't function as a bypass lane, and it was suggested that the pay stations be moved west so that the bypass lane could come into the driveway prior to the pay stations. Is there a reason that that didn't happen? Mr. Rilett: Yes. So, these are not completely self -serve pay lanes. There will always be an employee on site at the pay lanes to let someone through, if need be, but it is the express wash standard to have the bypass lane. It's more of an emergency bailout lane after the pay stations. August 29, 2023 31150 Mr. Ventura: So, each one of these lanes is manned full time... the whole time you are open? Mr. Rilett: At least one employee will be out at all times. Mr. Ventura: 100% of the time? Mr. Rilett: During operational hours. Yes. Mr. Ventura: So, if somebody gets there and wants to bypass, you just wave them through. Mr. Rilett: Dennis Miller is here from Express Wash. Dennis Miller, 2600 West Big Beaver, Suite 410, Troy, Michigan. I'm the consultant for the carwash and it's similar to what we did at Farmington Road. We have a site that was approved there too last November, December. So similar layout is as that with the bypass lane and such. So, we always have people outside. We have at least one person dedicated to the vacuums and the site itself to make sure there's no issues, clean up and that type of thing. So, if there's issues with the kiosk or somebody's having trouble, you know, we can we what we need to do to get it taken care of. Mr. Ventura: So, are you saying there's only one person on the site and they're all over the place or there's one person on site dedicated to these pay lanes? Mr. Miller: To the pay lanes. One person, we have two other people, we have an indoor kind of a little office inside where we have some cleaning supplies and such for people to come in and buy. So, we have three, usually around three people. Busier times, we might have five or six, depending on, you know, the traffic flow and what's going on with the site, but there's one person dedicated to the outside. Mr. Ventura: Okay, thank you, Mr. Chairman. Mr. Wilshaw: Thank you, Mr. Ventura. Thank you, Mr. Miller. Any other questions for our petitioner? Mr. Wilshaw: I don't see any other questions from any of the commissioners? Is there anyone in the audience wishing to speak for or against this petition? Feel free to come forward, ma'am. Mr. Wilshaw: Good evening. August 29, 2023 31151 Charles and Dorothy Mitchell, 34907 Elmira, Livonia, MI Mr. Wilshaw: Very good. Thank you, Mrs. Mitchell. What would you like to let us know? Mrs. Mitchell: Our concern is getting in and out of our driveway. Mostly getting out of the driveway to access Plymouth Road. I have my little my little drawing here. But that is mostly our... because even with the current traffic it sometimes at certain times a day is hard getting out of our driveway. When our young adults still lived at the home, we instructed them right after we moved over there, not to get stressed if they had a problem getting out of the driveway certain times a day. And so what we told them to do, which is what we do sometimes, due to traffic, we may make a right turn out of our driveway onto Wayne road. Go over to the next street, which is Parkdale and go down to...I just had a blank, but anyway, go down to the next street and make a right turn come back to Plymouth and then go on our way. I thought I was prepared for this. But once I got here, I'm like, Oh, I guess I'm not. Mr. Wilshaw: You're doing fine. Mrs. Mitchell: So that's our primary concern, and then now after seeing the visual, it looks like it's more. It's more of a carwash than we expected. And I think... does that conclude. Okay. Mr. Wilshaw: All right. I thank you for coming up and letting us know your concerns. Mrs. Mitchell: I hope it was clear. Mr. Wilshaw: Oh, you were definitely. We understand that your concern is a traffic concern. About the traffic on Wayne Road and across from Elmira. So, I think we got that and we'll take that into consideration as we go forward here. Mrs. Mitchell: Thank you very much. Thank you, Mrs. Mitchell. Mr. Wilshaw: Is there anyone else in our audience wishing to speak for against this petition? I don't see anyone else coming forward. Again, I'll go to the petitioner and see if there's any comments that our petitioner would like to make. Sir, would you like to make any additional comments before we make our decision? Mr. Rilett: I don't believe so. No, no additional comments at this point. Thank you. August 29, 2023 31152 Mr. Wilshaw: Okay. Let me see if there's any other questions from any of our commissioners. Mr. Long. Mr. Long: Thank you. To Mrs. Mitchell's concern about the, I guess, the appearance of the carwash, Mr. Taormina, could you bring up the rendering again of the kind of like the sky view of it that showed all the green color and so in that the vacuums are green and they're bright, and they're loud, however, at the study session, I believe, it was discussed that this is just a rendering and the actual vacuums for this site are planned to be more of a neutral color. Is that correct? Mr. Rilett: Yes. This is the default rendering that they provide for all the sites. They also come in a gray or black, I believe Gray is the plan color for the site. Mr. Long: Thank you. Thank you, Mr. Chairman Mr. Wilshaw: All right. Good that we have that on record. Any other questions from any of our commissioners, before we make your decision? Mr. Rilett: I do also have samples of the quick break materials and building materials. If anyone would like to see those to some point. Mr. Wilshaw: Oh, do you have like a sample board that you can show us? Why not? Now our trusty camera crew can get it. That's fine, you can just rest them there. They'll pick it up. Mr. Rilett: Some of the materials that will be used on the building facade, and then I also have this is an imitation wood that would be used as well on the exterior of the building, Mr. Wilshaw: along with the brick there, yeah. Thank you. Mr. Rilett: And then the materials used on the dumpster enclosure would be set to match the building as well. Mr. Wilshaw: Okay, so the darker color that we're looking at on, which is on the right for me, is the lower portion of the building, and then the lighter color is the upper portion. Mr. Rilett: Yep. And there'll be panelboard as well. Mr. Wilshaw: Okay. All right. Excellent. Is there any questions or comments from any of our commissioners? Mr. Caramagno. August 29, 2023 31153 Mr. Caramagno: We've talked a lot about the building, what are the hours? Days? Tell us about that. Mr. Rilett: So, weekdays and Saturdays would be 7am to 8pm, and Sundays 9am to 6pm. The vacuums shut off at eight, but they're on until the customers using them leave. So, they are automatically shut off at 8:30. The lighting will be off by 10:30, and there's generally no loitering issues with a carwash site like this. Mr. Caramagno: How many cars do you expect to travel through here on a given day? I'm sure the weekends are more but what kind of traffic? Mr. Rilett: So, 100% efficiency, that can be a car every 36 seconds or 100 vehicles an hour. Ninety-eightth percentile queue length is only eight cars and we can have stacking space for up to 28. So there's not going to be any issue backing out and blocking the actual traffic through the road. That just doesn't happen. As far as total volume... Dennis might be able to speak to that slightly better than I can, bBut 100 vehicles an hour is basically the overall volume that we can service. Mr. Caramagno: So that's what you can service. Is that typically what a carwash of this size will service or is it more or less, I mean, that's obviously optimal what you're looking for there. Mr. Rilett: I will let Dennis talk to you about that. Mr. Miller: One hundred on a snowy day or early, sunny day in the wintertime when everyone's getting a carwash type thing. We have the capacity to do 100, but that doesn't happen very often, maybe a couple of times a year. So it's more than you know, the 30-40 cars type of thing an hour, you know, on a day and the stacking like you said, the stack and we got all kinds of stacking and usually six to eight car stacking on typical day and on a really really busy day we hit here we have the opportunity to stack a lot more cars but as it gets busier, our people know it's getting busier to them and they go outside and direct the traffic to make sure there's not issues on Wayne Road or Plymouth Road to make sure that people get in and out and it's not problems for the interior of the site. Mr. Caramagno: I think my question was more in line with how much more traffic is this going to add to the area based on the lady's question earlier getting out of her driveway. Is it gonna be much more dramatic than what the Burger King was? August 29, 2023 31154 Mr. Miller: No, not at all. We feed off the traffic that... there's a lot of traffic there obviously at Wayne and Plymouth Roads, but it's more local neighborhood traffic too, so we don't bring people in from miles and miles away unless someone's working down the street or something on their way out and that type of thing. So, with more of a neighborhood type destination for everybody. So, we feed off the traffic that is there. We would expect a decrease in volume compared to Burger King. Mr. Caramagno: Okay, I see. You added to the driveway in front of the carwash. Kind of squared that up a little bit to get out. Make it a cleaner exit once you come out of the carwash? Mr. Rilett: Yes. The existing geometry of the exit lane aligns more with our bypass lane, the actual exit of the building itself. So, we did ... that was one of the only areas where we deviated from the existing pavement layout was to make a more fluid transition from the building exit to the exit lane on the northeast corner of the property there. Mr. Caramagno: Yeah. Good. Thank you. Mr. Wilshaw: All right. Any other questions for our petitioner? Mr. Taormina? Mr. Taormina: I believe you had a note indicating that signage would be installed to prohibit left hand turns on the two Plymouth Road driveways. What was your plan there? Mr. Wilshaw: Restricting left turns on to Plymouth Road. Mr. Rilett: Oh, yeah. So, at first we were... because this exit lane is in the northeast corner and is technically far enough away from the intersection where if we wanted to try to include a left turn lane, it would have been allowable by the... legally, but based on the geometry of Plymouth Road itself, with the two left turns there and the existing geometry of the driveway in order to not interfere with the MDOT right away at this point, we decided to restrict it to right turn only. Mr. Taormina: Just so that everyone is clear, you're talking about which driveway restricting... Mr. Rilett: The northeast corner. Basically, the one that would come straight out from the carwash itself. Mr. Taormina: There would be no left turns from either of the two driveways on Plymouth Road? August 29, 2023 31155 Mr. Rilett: Yes, that would be true. Mr. Taormina: Thank you. Mr. Wilshaw: Okay, and that would be accomplished through a sign? Mr. Rilett: Yes, we have a sign shown on the site plan, as well as the paint marking sign on the pavement itself. Mr. Wilshaw: Okay. All right. Any other questions or comments? Just a couple of quick questions. Your business model, is it a primarily a subscription -based carwash service? Or are we looking at pay per use? You can do both? Mr. Miller: Both. We try to do the monthly use if we can, but I think it's $7 to do a single wash if you want to do that. You can add wax to it, and there's a scale and everything. We don't have any opening in southeast Detroit yet. So, we're looking forward to a lot of locations next year. The closest one is in Toledo. We have seven in Toledo. Mr. Wilshaw: Okay Mr. Miller: And we're out of Columbus, our headquarters are out of Columbus. And we're in five different states. And I think we just hit 90 carwashes was all operated by the company, no franchisees. So, it's all company run district managers and regional managers and that type of thing. So, it's real consistent operations too. Mr. Wilshaw: That was actually going to be my next question. Was this a franchise operation? But okay, so it's corporate owned. And there is not a lot of space between the pay stations and the actual entrance to the carwash? I assume that? Is there some sort of queuing process that happens at the gate where the gate doesn't open until there's room for the car to move forward? Or how does that work if we get backed up? Mr. Rilett: Yeah, the gates are intended to stagger the cars into the actual funnel toward the building itself. And the space there is meant to maximize the amount of stacking spaces that we do have, just in case of high peak volume, just to make sure that that doesn't backup and restrict. Because we don't allow left turns out of there, we want to make sure that cars are able to get to that lane road exit, if they do want to go left on Plymouth. So, we wanted to August 29, 2023 31156 make sure as much as possible that there's not going to be any chance of cars backing up and blocking that turnout. Mr. Wilshaw: Okay. And normally when I've seen these tunnels type carwashes, there's a person that stands at the entrance to the carwash that kind of guides cars onto the rails and so on. Is that... are you going to have a person doing that as well? Or is that... Mr. Mitchell: No, it depends on how busy it is. But we, you know, we have three people. So, there's one person probably in the office and one person outside and the other person is kind of floating around and making sure that everything's running smoothly. So, issues, you know, we got people that are ready to act if something goes wrong, or someone's having trouble getting on the right conveyor system and that type of thing. Mr. Wilshaw: So, people pretty much do it themselves there with your system. Mr. Mitchell: Yeah, pretty much. Mr. Wilshaw: Interesting. Okay. All right. I think that covers my questions. I think there's a couple more here. Mr. Long. Mr. Long: Thank you, Mr. Chairman. One thing stood out. Mr. Rilett. You said in response to Mr. Caramagno's question about the hours that they would shut down at eight o'clock Monday through Saturday, however, the lights would remain on until 10:30. Is there a reason why the lights have to stay on that much after closing? Mr. Rilett: That's just the standard for the Express wash system. Mr. Mitchell: Depending on the area, you know, we could turn them off earlier if we had to. Once we are closed, we are closed. I think we have wall packs that we keep on all night long, just kind of for security reasons, but, I mean, the lighting after 8:30, 1 think that's probably more of a summertime thing, you know. It doesn't get dark 'til 10:30. So, we probably can put that outside time of when they go off. So... Mr. Long: Okay, you know, it doesn't make a whole lot of sense to me to have them on when you're not ... for you not for the city, not for the neighbors, not for anybody and yeah, during the summer, it's not gonna matter. I would suggest a change to that. Thank you. Thank you, Mr. Chair. August 29, 2023 31157 Mr. Wilshaw: Thank you, Mr. Long. Was there any other questions from any commissioners? Mr. Ventura? Mr. Ventura: Thank you, Mr. Chairman. Mr. Rilett, many car washes of this type that I'm familiar with, have people standing outside the exit where the cars come out and they hand drive the cars. Is that something that happens here? Mr. Miller: No. Our drying systems are really, really nice, so they have this... we have the shami kind of system too besides the blowers that go ... we have shammies to do the car. So, it's pretty good when they get out of there, so we don't do the full service drying afterwards, and we don't do the interior cleaning and all that kind of stuff. It's express and they leave. Besides people, a lot of times people go to the vac after they get the carwash. They'll go to the vacs and use the vacuum cleaners and they're free, of course. So, we'd like to have usually our typical, we'd like to have 20 vacs if we can just with our customers that it's surprising how many people like to use the vacs, you know, once they got familiar with them. Mr. Ventura: Okay, thank you. Thank you, Mr. Chairman. Mr. Wilshaw: Thank you, Mr. Ventura. Any other questions? We've exhausted all our questions. I think we are now in a point where we can have a motion. Thank you for your time. Thank you, sir. Oh, Mrs. Mitchell, do you want to come forward? That way we can hear you over those fans. Mrs. Mitchell: My husband was just questioning like, well, you had a conversation about this, but my husband was questioning... wanted to confirm the entrance and the exit to the carwash, because sometimes we couldn't hear, and then this brought up another thought. Our neighbors across the street from us. We didn't talk to them. I don't know if they received the information or not, because directly across the street from us on Wayne Road, you know, to see if they received the notices, because I think that they would be affected more than we would be. Right. That's all. Mr. Wilshaw: Yeah, there's a...I think it's a five... is it a 500-foot radius, Mr. Taormina? Mr. Taormina: 300 feet. So, anyone within 300 feet radius of the property would receive a notification. August 29, 2023 31158 Mr. Wilshaw: Okay. So the people that are immediately south of the property, I'm sure would have been notified... your neighbors in that area. In fact, this yellow, yellow highlighted properties on this map are the ones that were notified based on that radius. So, it's a pretty good range of people there that are around the property. As far as the drives go, the discussion was about restricting left turns out of the two drives that go to Plymouth Road, because of the fact that there's the double left turn lane, right there to go on to Wayne. So, the petitioner is going to indicate right turn only for those two north drives exiting Plymouth Road. That was that was the discussion there. Okay? S,o does that answer your questions? Mrs. Mitchell: Yes, it does. Mr. Wilshaw: Very good. Your husbands behind you is he's got a... Mr. Mitchell: I got a question. Is the entrance on Wayne Road, north Wayne road, just this side of Plymouth. And this will be on Plymouth? Mr. Wilshaw: There's going to be two exits on Plymouth Road and then there's gonna be the exit on Wayne road as well. Mrs. Mitchell: Okay, I can show him on the diagram that we have here. Mr. Wilshaw: Yeah, basically, none of the exits are... the curb cuts, if you will, from the existing property aren't going to change. They're all going to remain the way they are currently. So, there's the one on Wayne road and two on Plymouth. Mrs. Mitchell: Okay. I'll show it to him on the diagram. Mr. Wilshaw: You have the map there, okay. All right. Mrs. Mitchell: Thank you. Mr. Wilshaw: You're welcome, ma'am. If there's no questions from any of our commissioners. A motion will be an order. On a motion by Bongero, seconded by Ventura, and unanimously adopted, it was #08-58-2023 RESOLVED, That the City Planning Commission does hereby recommend to City Council that Petition 2023-07-02-11 submitted by The Mannik & Smith Group, Inc. requesting waiver use approval under Section 6.07 of the Livonia Zoning Ordinance, as amended, to demolish an existing restaurant (Burger King) and construct a new automated car wash facility August 29, 2023 31159 (Clean Express Auto Wash), at 34835 Plymouth Road, located on the south side of Plymouth Road between Stark and Wayne Roads in the Northwest % of Section 33, be approved subject to the following conditions: 1. The Site Plan, identified as C200, dated August 21, 2023, prepared by Mannik Smith Group, is approved and shall be adhered to. 2. The hours of operation shall be limited to the following: Monday through Saturday from 7:00 a.m. to 8:00 p.m. and Sunday from 9:00 a.m. to 6:00 p.m. 3. The Landscape Plan identified as L100, and Landscape Notes & Details identified as L101, both dated August 21, 2023, prepared by Mannik Smith Group, are approved and shall be adhered to. 4. The Plymouth Road Development Authority (PRDA) streetscape improvements (i.e., brick piers and fencing) shall be installed along Plymouth Road to the satisfaction of the Planning Director. 5. All disturbed lawn areas, including road rights -of -way, shall be sodded instead of hydroseeding. 6. Underground sprinklers shall be installed for all landscaped and sodded areas. All planted materials shall be installed to the satisfaction of the Inspection Department and permanently maintained in a healthy condition. 7. The Exterior Elevations Plan, identified as A2-1, dated May 17, 2023, prepared by SBA Studios, is approved and shall be adhered to. 8. All rooftop mechanical equipment shall be concealed from public view on all sides by screening, consisting of material compatible in color with other exterior materials on the building. 9. The three walls of the trash dumpster area shall be constructed out of building materials that complement the building, and the enclosure gates shall consist of opaque and durable steel or composite panels. 10. All light fixtures shall not exceed a height of twenty feet (20') and shall be aimed and shielded to minimize stray light August 29, 2023 31160 trespassing across property lines and glaring onto adjacent roadways. All exterior lights shall be turned off or dimmed between 8:30 p.m. and 7:30 a.m. 11. The Inspection Department shall review the existing masonry wall along the south property line and, if needed, be brought up to the Zoning Ordinance's current specifications. 12. Only conforming signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals. 13. No LED light band or exposed neon shall be permitted on this site, including, but not limited to, the building or around the windows. 14. Unless approved by the Inspection Department, any type of exterior advertising, such as promotional flags, streamers, or sponsor vehicles designed to attract the attention of passing motorists, shall be prohibited. 15. The plans referenced in this approving resolution shall be submitted to the Inspection Department with the building permit application(s) and 16. Per Section 13.13 of the Livonia Zoning Ordinance, this approval is valid for one (1) year from the date of approval by the City Council. Unless a building permit is obtained, this approval shall be null and void after the one (1) year period. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 of Livonia 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 an approving resolution. ITEM #5 APPROVAL OF MINUTES 1,203rd Public Hearings and Regular Meeting August 29, 2023 31161 Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,2031d Public Hearing and Regular Meeting held on August 15, 2023. On a motion by Long, seconded by Caramagno , and unanimously adopted, it was #08-59-2023 RESOLVED, That the Minutes of 1,2031d Public Hearings and Regular Meeting held by the Planning Commission on August 15, 2023, are hereby approved. A roll call vote on the foregoing resolution resulted in the following AYES: Bongero, Long, Ventura, Caramagno, Wilshaw NAYS: None ABSENT: Dinaro ABSTAIN: None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,204th Public Hearings and Regular Meeting held on August 29, 2023, was adjourned at 8:16 p.m. 4 CITY PLANNING COMMISSION Secretary ATTEST: