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HomeMy WebLinkAbout1,216 - July 16, 2024 signedMINUTES OF THE 1,216th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, July 16, 2024, the City Planning Commission of the City of Livonia held its 1,216th 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 2024-06-02-10 Wanda Massage Institute Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2024- 06-02-10 submitted by Wanda Massage Institute requesting waiver use approval under Section 6.37 of the Livonia Zoning Ordinance, as amended, to operate a massage establishment at 37625 Ann Arbor Road, located on the south side of Ann Arbor Road between Newburgh Road and Ann Arbor Trail in the Northeast % of Section 31. Mr. Taormina: July 16, 2024 31475 Thank you. This is a request for a massage establishment treated as a waiver use in a C-1 zoning district. The location is a multi - tenant commercial building about 15,300 square feet in size. As you can see from this aerial photograph, parking, and access are available from Ann Arbor Road and Ann Arbor Trail. There are a couple of special requirements that apply to massage businesses. One is that a massage establishment cannot be located within 400 feet of another massage establishment. There is also a 400-foot separation requirement from any school place of worship, daycare facility, library, playground, or public park. There are no other massage establishments within 400 feet of this location; however, directly across from Ann Arbor Road, about 120 feet to the north, is Wayne County's Middle Rouge Parkway, a public park. Thus, the separation requirement from a public park will have to be waived by the City Council for this application to be approved. According to the petitioner, this massage location would serve as a training school for massage therapists. The program would include classroom instruction with the students performing massages on actual clients. The unit they intend to occupy is about 1,700 square feet. It's located at the west end of the building, which faces and is accessible from Ann Arbor Road. The floor plan includes a lobby area, two massage rooms, offices, a large classroom, and a break room. There would not be any changes to the outside of the building. Parking at the site should be sufficient to accommodate the proposed use. 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 June 10, 2024, 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. The subject parcel is assigned the address of #37625 Ann Arbor Road. The legal description submitted with the petition appears to be correct, and should be used should the waiver use be granted. The existing parcel is currently served by public water main and sanitary sewer, as well as private storm sewer. The submittal does not indicate any changes to the existing utility leads, so we do not believe there will be any additional impacts to the public utilities with this proposal. Should changes to the existing building leads be needed, the owner shall submit proposed drawings to this Department to determine if permits will be required. Also, should any work be required within the Ann July 16, 2024 31476 Arbor Road right-of-way, The owner may be required to obtains permits from 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 June 3, 2024, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to modify 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 June 7, 2024, which reads as follows: "I 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 July 9, 2024, which reads as follows: "Pursuant to your request, the above - referenced Petition has been reviewed. The proposed use is less than 400' from a public park. This requirement may be waived by Council. 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 June 7, 2024, which reads as follows: "I have reviewed the addresses connected with the above noted petition. The following amount is due to the City of Livonia: Unpaid water and sewer charges $9,936.96 Total Due the City of Livonia $9,936.96."The letter is signed by Connie Kumpula, Chief Accountant. The next letter is from the Treasurer's Department, dated June 10, 2024, which reads as follows: "Below please find the current amount owed on this property: 2023 Summer: $18,868.20 Winter $20,736.94 Water owed Current: $7,936.96 (made a $2,000 payment on 6/7/24)" The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions for the Planning Director? Mr. Bongero: Mr. Taormina, do we know if any payment plan or additional payments have been made since the letter from Susan Nash, if they entered into an agreement? Mr. Taormina: We are unaware if any payments have been made. I believe we were contacted today by a representative of the shopping center's owner, who indicated that they are attempting to work with Wayne County on a payment plan for the taxes. I'm unsure if any progress was made. That conversation took place with our Program Supervisor, Ms. Reece. July 16, 2024 31477 Mr. Bongero: Okay. We can ask the petitioner. Okay. Thank you. Thanks, Mr. Chair. Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions for our planning staff? If not, if the petitioners in the audience, please come forward, or the petitioners representatives. You can please come to one of the podiums up front here. You can go to the podium there where we can hear you on the microphone. Actually, I'm am the translator. This is Mr. Zhu, the business owner. Mr. Wilshaw: Can you provide his name and business address for us? Jun Long Zhu, 37625 Ann Arbor Road, Livonia, MI. Mr. Wilshaw: Okay, very good. Thank you. And what would you like to tell us about this business before we have any questions? Is there a presentation you'd like to give or tell us more about your business? Translator: Actually, our presentation gonna be very easy. We just kind of have a massage school and the performing time is just like nine to five and the only reason we require for massage license is only because we have in our program, we have 100 hours of training is required by the state. We need to commit that. So, we actually need a license to do that. Yeah. Mr. Wilshaw: Okay. All right. Let's see if we have any questions for you from any of my fellow commissioners. Is there any questions for our petitioner? Mr. Ventura. Mr. Ventura: Are you open for business now? Translator: No, not yet. Mr. Ventura: Do you provide massages for clients who are not going to the school? Translator: Sorry, could you repeat your question again? Mr. Ventura: Do you provide massages for folks who are not attending school? In other words, if somebody just stopped in and said, "Can I get a massage?" Can they get a massage? July 16, 2024 31478 Translator: I think in the future, yes. But at the beginning is going to be only between students and the students and the later on we planning to have some like real patients for the students who should actually have 100% designed like hands on experience. Mr. Ventura: Thank you. Thank you, Mr. Chairman. Mr. Wilshaw: Thank you, Mr. Ventura. Is there any other questions for our petitioner? Mr. Caramagno. Mr. Caramagno: Where's another school, this size School in and around the local area? Translator: Local Area? Mr. Caramagno: Yes. Translator: Another School? Mr. Caramagno: Yes. Translator: He doesn't know, but he also own massage school in the Westland. Mr. Caramagno: So, there's one in Westland where you do training now? Translator: Mr. Caramagno: Translator: Translator: Yes. How do you do the training? Do people that get licenses come to you? Or do you offer it to different massage establishments for other people? How does that work? Explain that to me. We have 660 hours training program, so after the students finished all the program, and they should be able to get a certificate of finish all the hours hours of the training and they will be able to apply for, sorry, I don't know what's the name of the task, they need to finish the test. The design I think there is a board. That is probably the associate they're having, and so for our program, so student going to have a design very carefully designed classes is included anatomy and things like that. So after they go to school from nine to five, Monday to Friday, and after that and they also going to be on the school for a hands on 100 hours like experience, hands on experience, and after they finish the total 660 hours and they will be able to finally pass the test and they're able to get our certificate like they're the finish July 16, 2024 31479 school in network the finish ever training from our school then we just give them certificate for that. Mr. Caramagno: Okay, how long has your other building in Westland business been open? Translator: Since January of 2020. Mr. Caramagno: Okay, so you have that kind of demand we're you need a second location? Translator: What was your question again? Mr. Caramagno: Do you have that much demand where you need a second location for another training school in adjoining city's? Translator: Yes. So, the new school concerning because Mr. Drew, did their search by population in this city Think this added to the marketing. The strategy is like getting more branches and use not by the chain, but is based on a different kind of business strategy. Just try to occupy the market a little bit more, I think. Mr. Caramagno: Okay, thank you. Mr. Wilshaw: Mr. Long: Translator: Mr. Long: Translator: Mr. Long: Mr. Wilshaw: Thank you. Mr. Caramagno. Is there any other questions for petitioner? Mr. Long. Where did the students come from? Are you just getting people who just decided they want to be a massage therapist? Is this like out of a recruit out of a school? And then who's the instructor? He is doing the majority of the travel for the marketing and we have a WeChat group as is doing the monthly advertising online. Okay. And is he the instructor as well? He is the instructor. Thank you. Thank you, Mr. Long. Any other questions? If there's no other questions, I have just a couple for you. His location that's in Westland, do you know where that is? Translator: Mr. Wilshaw: Mr. Wilshaw: Translator: Mr. Wilshaw: July 16, 2024 31480 6565 North Wayne Road, Westland, MI. Westland School of Massage. That's the name? Okay, that's that was my other question. Thank you. Are you anticipated and thank you for providing translation services as well. I appreciate that. Okay, Westland's School of Massage. Good. Thank you. If there's no other questions from any of the commissioners, is there anyone in our audience wishing to speak on this item? I don't see anyone else coming forward. Is there anything else that you'd like to tell us before we make our decision? Thank you, thank you, everyone for today's and like helping us with this. And we're gonna fully apply for the local rules, and we're gonna try our best to benefit Livonia. Mr. Zhu personally really liked the city so far. The students really like our school and were able to provide like more job like opportunity later after to pass the board exam, and they are gonna be have more Licensed Massage Therapists. Very good. Thank you. I appreciate that. All right. With that, if there's no other comments or questions, I'll close the public hearing. And a motion would be an order. On a motion by Caramagno, seconded by Bongero, and unanimously adopted, it was #07-32-2024 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 16, 2024, on Petition 2024-06-02-10 submitted by Wanda Massage Institute requesting waiver use approval under Section 6.37 of the Livonia Zoning Ordinance, as amended, to operate a massage establishment at 37625 Ann Arbor Road, located on the south side of Ann Arbor Road between Newburgh Road and Ann Arbor Trail in the Northeast'% of Section 31, the Planning Commission does hereby recommend to the City Council that Petition 2024- 06-02-10 be denied for the following reasons: 1. The petitioner has failed to comply with all general standards and requirements outlined in Sections 1.02 and 13.13 of the Livonia Zoning Ordinance. The proposed use fails to comply with the Zoning Ordinance standard outlined in Section 6.37(3), which specifies that no July 16, 2024 31481 massage establishment shall be located within four hundred feet (400') of a public park. 3. The petitioner has not adequately established a need for the proposed use in this neighborhood. 4. The petitioner has not sufficiently demonstrated that the proposed use would be compatible with and in harmony with the surrounding uses in the area, and 5. The proposed use is contrary to the goals and objectives of the Zoning Ordinance, which, among other things, are intended to ensure the suitability and appropriateness of uses. 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. Mr. Wilshaw: Just so you understand we're a recommending body. We're making a recommendation, or we're denying this at this stage, you do have 10 days to appeal the decision to our City Council, if you wish to do that. So that'll be your choice. Translator: Mr. Wilshaw: Translator: Mr. Wilshaw: So, because I heard that one of the term is like, we need to be far away from like public access for 400 feet is required by the city, where...could you be a little bit more specific on that? There's a requirement that you not be within 400 feet of a park, which this location is within that area? I think also parks, churches, and a number of different facilities. Gotcha. Do you think we are able to get a list of problems so we're going to have because actually, we're planning to rent that place. Since the parking is not really aligned with us? Probably, we need to find another one where I think it is under the contract right now for the renting and everything. Contact our Planning Department at City Hall and they will help you with getting a document that shows the reasons why you were denied and that will...that can help you with addressing those issues if you wish to go forward with an appeal. July 16, 2024 31482 Translator: Okay, thank you. All right. Mr. Wilshaw: You're all set for tonight. Thank you for coming. Again. Thank you for helping translate. ITEM #2 PETITION 2024-06-02-11 Penske Automotive Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2024- 06-02-11 submitted by Penske Automotive requesting waiver use approval under Section 6.05 of the Livonia Zoning Ordinance, as amended, to demolish the existing commercial buildings and use five (5) parcels totaling approximately 3.06 acres for the storage and display of vehicles in connection with an automobile dealership (Bill Brown Ford) at 32400, 32450, 32460, 32510, and 32516 Plymouth Road, located on the northwest corner of Plymouth Road and Hubbard Avenue in the Southwest A of Section 27. Mr. Taormina: Thank you. Penske Automotive is the new owner of Bill Brown Ford. They're seeking approval to redevelop five contiguous properties at the northwest corner of Plymouth and Hubbard Roads, across from the main dealership. As you can see from this map, the zoning is C-2 (General business). C-2 zoning is to the west and east of the site, industrial zoning is to the north, and the properties are zoned residential across Plymouth Road. The properties include the former Overseas Motors and four adjacent parcels to the west. Together, these five properties have 423 feet of frontage on Plymouth Road and 300 feet on Hubbard. The land area is 133,245 square feet, which equals about three acres. The site contains two buildings, both of which would be removed. These are the former Overseas Motors dealership in the site's southeast corner and a sales office in the southwest corner. Automotive sales are subject to the review and approval of the Planning Commission and the City Council, subject to special requirements of Section 6.05 of the ordinance, which among other things, prohibits the display of vehicles within 20 feet of the front or side lot line of any street right-of-way, and also requires access from a major thoroughfares having an existing or planned right -of way -of width of 120 feet or more. Plymouth Road is classified as a major road with a right-of-way of 120 feet. Hubbard, however, has a right-of-way of 86 feet. Penske Automotive plans to use all three acres to store and display vehicles in connection with the operation of the Bill Brown Ford dealership. The inventory lot would accommodate a total of 344 vehicles. There are 30 spaces near the front lot line labeled as July 16, 2024 31483 future customer parking. These spaces would measure 10 feet in width, the minimum for public parking spaces. The remaining 314 spaces would all be used for inventory. These smaller spaces measure nine (9) feet in width. Thirty-four spaces are shown along Plymouth Road and then 18 along Hubbard Road. These spaces are about eight feet from the front and side lot lines adjacent to the public roadways. Currently, there are three (3) driveways along Plymouth Road and three (3) on Hubbard. The plan shows the removal of all three (3) driveways on Plymouth Road, and only the north and south driveways on Hubbard would remain. The middle driveway on Hubbard would be removed. No access would be provided from a major thoroughfare. Thus, there are two items that will need a supermajority vote of the City Council. The first is the setback for the display vehicles from the roadways. Second is a waiver of the requirement that access be provided from a road having a width of at least 120 feet. Along Plymouth Road the zoning ordinance requires 11 full size trees, four (4) ornamental trees, and 85 shrubs. The revised landscape plan, which you should have a copy of, shows 12 full-size trees, five (5) ornamental trees, and 60 shrubs. Along Hubbard, the requirement is seven (7) full-size trees, three (3) ornamental trees, and 57 shrubs. The revised plan shows 10 full size trees, three (3) ornamental trees, and 116 shrubs. In addition, 10 Gingko trees are shown along the front half of the west property line adjacent to the Feldman dealership parking lot. Also, along the north property line, the revised plan shows six (6) groupings of perennials and grasses. These include switch grass and catmint. The new plan does not show a fence or other barrier along the north side of the property, just low-lying vegetation. The plan shows washed stone mulch about 10 to 15 feet in width along the west and north sides of the property. Within the interior of the parking lot the ordinance requires landscaping equal to 5% of the paved area. In this case, it would have to be 5,700 square feet. The only change in this plan from the previous one is the addition of two (2) 18' x 18' landscape Islands, totaling about 650 square feet. These two (2) small islands would be planted with sumac shrubs. Currently, there are four (4) piers with ornamental fencing located in the southeast corner of the property. Additional piers and fencing should be added to the site's southwest corner. For security around the lot, the plans show concrete bollards and gates at the entrances. This photo is an example of the type of perimeter security that would be provided. You can see the concrete bollards. They are spaced three (3) to four (4) feet apart and are about 24 inches tall. The sliding gates would be provided at both driveways along Hubbard Road. The current plans do not show any identification signs. There is a note on the plan that indicates that the existing pylon "Ford" blue oval sign at 32460 Mr. Wilshaw: Mr. Taormina: July 16, 2024 31484 Plymouth will be removed. The zoning ordinance allows two (2) monument signs no larger than 30 square feet and six feet tall. However, we do not have any plans for any replacement signage at this time. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. Mr. Taormina: The first item is from the Engineering Division, dated June 26, 2024, 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. The subject parcels are assigned the addresses of #32400, #32450, #32460, #32510 & #32516 Plymouth Road. The legal descriptions contained within the submitted drawings appears to be correct, and should be used should the waiver use be granted. The existing parcel is currently served by public water main, sanitary sewer and storm sewer. Per the submitted drawings, all existing utilities and pavement are to be removed and replaced with new pavement and utility service leads to a proposed future building. While we don't believe there will be any additional impacts to the existing utilities, the following items should be noted: The site will be required to meet the latest version of the Wayne County Storm Water Ordinance, including detention for all disturbed areas. The proposed sanitary sewer lead to the future building location can be installed and capped under the parking lot, but the water service will not be allowed to be installed until the building is constructed. The City does not allow dead end services off the public mains for water quality issues. Since detailed information on the proposed flows were not included with the submitted drawings, this department will do an in-depth review when drawings are submitted for permitting. The proposed landscaping plan that was submitted indicates Red Maples for planting along the Hubbard Road right-of-way. In an effort to create a more varied canopy within the City, we would like to ask the Developer to choose a different species off of the City's approved tree planting list, or contact the City Arborist to find a suitable alternative. Also, should any work be required within the Plymouth Road right-of-way, The owner may be required to obtains permits from 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 July 3, 2024, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to construct a parking area for EV and gas -powered vehicles on the property located at the above referenced address. We have July 16, 2024 31485 no objections to this proposal with the following stipulations: 1. Separation (separate parking area) recommended between EV and gas -powered vehicles. 2. Nearby water source (hydrant) for potential of EV fire suppression. 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 June 25, 2024, which reads as follows: W 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 July 5, 2024, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. The vehicles displayed shall have a minimum setback of 20' from both the front and side lot lines. This requirement may be waived by Council. 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 June 26, 2024, 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 Assessors Department, dated June 26, 2024, which reads as follows: "Plans have been submitted by Penske Automotive requesting waiver use approval to use five (5) commercial properties with approximately 3.06 acres for storage and display of vehicles for Bill Brown Ford dealership. Existing buildings plan to be demolished. Because there are five (5) parcels involved : 107-99-0027-000, 107-99-0028-000 , 107- 99- 0029-000, 107-99-0030-000 and107-99-0031-001, it is recommended these parcels should be combined . Please direct any questions to the Assessor's Office or Livonia.gov for the lot split and combination process." The letter is signed by Kathie Siterlet, Residential Appraiser. And then lastly we have a letter from Joe Stevens who gives his address as 2065 Franklin Road Bloomfield Hills, Michigan. The email reads "/ own the adjoining building to the north of the proposed site 11813 Hubbard, a fence exists between the two properties. The new plans show no fence at all. I have no objections to the proposed use for the property, but would like a privacy pet friend fence included in the proposed plan. This fence could be one of the plastic fences we frequently see or some type of landscape barrier. I do not believe my request as a large expensive would be and would provide privacy on my side and security for their side. My contact information is attached for any comments or questions. Please acknowledge receipt of this request as I am scheduled to be out of town on the date of this public hearing. Thanks for your consideration again Mr. Wilshaw: Mr. Bongero: Mr. Taormina: Mr. Bongero: Mr. Taormina: Mr. Bongero: Mr. Taormina: Mr. Bongero: Mr. Taormina: Mr. Bongero: Mr. Taormina: Mr. Bongero: Mr. Wilshaw: Jeff Anderson, July 16, 2024 31486 from Joe Stevens, who provides his address as I indicated at 2065, Franklin Road, Bloomfield Hills, Michigan." That is the extent of the correspondence. Are there any questions for the Planning Director? A couple of questions for Mr. Taormina. So, they did decrease the light pole height to 20 feet? The light poles? Originally, they were 25. I believe. There's been no change. I'm unaware of any change to the height of the light poles. Okay, I know I think you were going to check the dealership next door to compare the requirements. The requirements there were 20 feet. Okay. I saw a note here that looked like they changed it to 20 feet, but we can ask the petitioner. Yes. Okay, we can ask the petitioner. The second question I had is, has there been any word of the privacy fence from the petitioner? No, there's only been a change to the landscape plan affecting the north lot line. As I indicated, they've added switchgrass and catmint —no fencing. Okay. Thank you. Thank you. Mr. Bongero. Is there any other questions for our planning staff? Seeing no other questions, is the petitioner in the audience? Good evening, sir. Penske Automotive Group. I'm the Vice President of Corporate Construction. I manage all of our design and construction on a global basis. So, as you've heard, as of Monday, we are the proud owners of Bill Brown Ford and we're very excited about it. You know, we plan to make quite a few changes with the facilities there. There haven't been any updates to those facilities for quite some time. So, I suspect I'll be in front of you multiple times over the next year or so with different requests. But in this, in this Mr. Wilshaw: Mr. Bongero: Mr. Anderson: Mr. BongeroL Mr. Anderson: July 16, 2024 31487 particular case, our first challenge with the business is what we're doing with all the cars, you know. It's roughly 3,000 cars for the business. So, we have to find a home for all of them. And we're also trying to kind of consolidate what happens closely to the main facility. So, the first order of business is to take the lot, it's kind of an eyesore with two buildings that are vacant and not in very good condition, and we want to take those down. We want to make that a parking lot so that we have the ability to store more inventory closer to the actual sales operation that's happening. And then that will also become hopefully in the future, a used car site. So, we would put a small facility on that site that was maybe five to 8,000 square feet, something like that, and house salespeople for used cars, but in the interim, we store cars there. And as we renovate the existing building, which will be back in front of you at some time for, you know, we would probably put trailers on that site temporarily to move all of our sales staff over there while we're renovating the existing building. But, you know, we're very excited about this transaction as a long-standing business in the community. And, you know, we hope to carry on that legacy for many years. And I'd be, you know, I've heard the comments, I'd be happy to address them as necessary. And you know, we want to be a cooperative partner. You know, we want to be part of the community as we are in other parts of Detroit. And so, you know, we're happy to try to accommodate what we can. Okay, thank you, Mr. Anderson. I appreciate your presentation. Let's see if we have some questions for you. Any questions? Just following up on my question to Mr. Taormina, and I had a couple, there was the issue of the 25 foot parking lot poles. You guys were proposing. We were wanting 20. Like what's usually known around here. Yeah, I think that we could do another photometric at 20 feet. You know, 25 is kind of a standard for us. We get the most light spread with the least number of poles. So that's what we try to do, but I think that, you know, in the spirit of cooperation, we could certainly look at that and see if we can make that work. You will work with the Planning Department. But yeah, yeah. And then the neighbor to the north is requesting a fence. So, that's the first that I personally have heard of that. I think that we could certainly look at something there. You know, as part of the presentation, our plan was to put bollards around the whole July 16, 2024 31488 site for security protection. But, you know, if a fence is warranted, we could certainly look at that. Mr. Bongero: Do we have the neighbor, Mark, reach out to him or something? Mr. Taormina: Well, I would...you might want to address that in the resolution. Mr. Bongero: Okay. Mr. Taormina: If the Commission wants to provide some flexibility as part of the resolution, he can discuss the issue with the neighbor to find the best solution, and then we can react to that, whether it's a chain link fence or some other type of barrier, landscaping, etc. Mr. Bongero: Okay. Okay, Mr. Anderson: if I could comment on that, if that's okay. There are typically two types of fences that we install. One is a...would be a chain link fence type with or without slats in it, but typically, we would do a black vinyl coated fence, so it looks nice. It's not just a wire fence. So that's one option. The other option that we would typically do is what we would refer to as a board -on -board wood fence. So typically, they're six feet high. And you know, they have boards kind of alternating, so you kind of see through it a little angle, but not straight on. And we just think that that's maybe a little higher quality type of fence. Obviously, it's more expensive than a chain link fence. But I think that's something we can kind of work out as we move along. But we'd be happy to make sure we've satisfied the neighbors. Mr. Bongero: That sounds good. Thank you. Mr. Wilshaw: Thank you, Mr. Bongero. Another suggestion would be to consider a landscaped...more enhanced landscape barrier, perhaps arbor vitaes or something along those lines, as opposed to fencing, if you want to soften the appearance. Mr. Anderson: You know, I don't think that's as critical to us on that port side of the property. Right now, you know, the bollards that we're putting in are actually quite expensive. So we could probably take those out put a fence in for the same price. So I don't think that a fence is is going to be a problem for us. We will have some landscaping there but I think for us, we probably just prefer the fence. Mr. Wilshaw: Alright, good. It's good to know. Any other questions from any of the commissioners? Mr. Ventura: Mr. Anderson: Mr. Ventura: Mr. Anderson: Mr. Taormina: Mr. Wilshaw: July 16, 2024 31489 You were not at our planning study session, but there was a considerable conversation regarding the light levels in the lot. Not only the height of the lights themselves, but the light levels, which far exceeded allowable light levels based on the ordinance here in Livonia, and I noticed that Mr. Taormina in the approving resolution has provided that the light levels be equal to the light level at the dealership, is that a problem for you? So, you know, I think ultimately, across the all the properties, we would like to improve the light levels, to something that's a little more satisfactory for retail sales. However, I will say that, you know, we have a system that we use, and, you know, after we have all LED lights installed, we have a control system with it. So that at a certain time of night, and it's typically 10 o'clock at night, after we're closed and the customers are gone, it automatically dims the lights by 50%, and takes the Tight levels down considerably. And you know, there's multiple reasons for that one, at that time, we just need security lighting, we don't need to display the cars per se, it saves a lot of energy, and it increases the life of the lights for extended period of time. So that's generally the compromise we try to make. You know, during the day, this is only really during the winter months, in the summer months, the lights were on for an hour before they dim down. But you know, we really try to get enough lighting that a customer can walk on the site, can see the car, can understand the color of the car, can feel safe walking around. So, you know, maybe we could talk about some of the light levels, but for us, we really try to maintain...and these aren't high glare, you know, these LED lights are not kind of what you've seen, you know...I've been around in the past that these large, huge light sources that create a lot of glare and push it a lot off site. These are pretty directional. But you know, we would come to 20 feet high, but we'd really like to figure out how we could have an increased presence on the road with the light levels. I appreciate your point. One of the problems that the Planning Department is having is there is no photometric plan. Do you think you could have a photometric plan by the time that you go to the Council for approval? I think there is one. The application includes a photometric plan that shows the illumination levels. A point of clarification, if I may, Mr. Chair? Please. Mr. Taormina: Mr. Anderson: Mr. Taormina: Mr. Wilshaw: Mr. Anderson: Mr. Wilshaw: Mr. Ventura: Mr. Wilshaw: July 16, 2024 31490 I believe Mr. Ventura was referring to consistency with the adjoining dealership to the west, not maintaining the light levels that are currently on the site. I don't know if Mr. Anderson understood that to be the case. The lights that are currently on the site are almost non-existent. Okay, I just wanted to make sure that that is what you were thinking. Okay. Yeah, we're looking for consistency between the Feldman lot essentially and this lot so that you don't have one glowing bright and another... Yeah, I'm not sure what their light levels are, but the idea is to be able to present the cars in a nice way in the evenings, but then once the customers are gone, we would lower that light level. Right, we understand. Are you all set, Mr. Ventura? I am Thank you, Mr. Chairman. Thank you. Any other questions for petitioner? Mr. Caramagno: I got more questions on lighting. Mark, what is the...l'm looking at the numbers here. 40, 45, 38. That's the measurable light on the ground? Mr. Taormina: Mr. Caramagno: Mr. Taormina: Correct. What is our standard? The ordinance limits the average illumination to one (1) foot- candle, which is substantially lower than the plan. We're still trying to dig up the information for the adjacent dealership and the recently approved LaFontaine dealership on the south side of the road. We recognize that most dealerships have light levels that exceed the ordinance limit. The question is striking a balance to find what is reasonable. I agree with Mr. Anderson. Today's lighting fixtures are much more advanced than in years past in directing the light downward and reducing any glare on the roadways or adjacent properties. They now can control the lighting from off -site, such as from the main office. Someone could probably dim the lights or control them in any way, which is another advantage. July 16, 2024 31491 Mr. Caramagno: I get that, but there's quite a difference between 38 and one. You've got that 38 and a half at 10 o'clock at night. Mr. Taormina: Yes. Mr. Caramagno: It is still daylight out there. Mr. Taormina: And those would be directed downward. You'll even see on the photometric plan, along the edge of the properties, the illumination levels might go from 20 to zero in a distance of 10 to 15 feet. But the illumination levels directly beneath the light poles, as you indicate, are much higher than what we typically like to see for commercial parking lots, Mr. Caramagno: I know we're measuring next door to the Chevrolet dealer next door, but then we get into a lighting battle, you know, then they're gonna come back and say, well, I want the same light and the guy across Plymouth that lives over there, he's not gonna be able to sleep at night because his yard is gonna be daylight. So, I think this is important to really look at make sure that it's reasonable for what their needs are for advertising their vehicles and of course, for what the neighbors are across Plymouth Road, having a glowing, you know, glowing feature across the street. That's got to be considered. Mr. Taormina: And that's why we suggested maintaining consistency with the adjacent property. I'm not aware of any complaints with that property owner. Mr. Caramagno: Yeah. Okay. Thank you. Mr. Wilshaw: Any other questions from the Commission? Is there anyone in the audience wishing to speak for or against this item? There's one lady coming forward. If you'd like to just take a seat for a moment, Mr. Anderson will let others speak and then we'll get you back up here. Good evening, sir. William Porter, 11451 Fairfield Street, Livonia, MI. So, I am the guy across the street whose yard was daylight. I appreciate all the thoughtful consideration of the lighting. Congratulations to Penske and their upcoming revision, but I did just want to make sure that the concerned parties were aware of the context here. It's the Tight pollution in the area already between you know, the existing lot lighting, the Plymouth Street lighting, the Feldman lighting. You know, we've rearranged bedroom furniture, we've put up blackout shades, it's problematic already. To make this new structure equivalent to Feldman still doubles what's already there from my Mr. Wilshaw: Betsy Calhoun, July 16, 2024 31492 perspective. So, you know, in the near term, I'm not in love with a you know, the idea of a year's long demolition lot revision, you know, that's going to be going outside with trailers and everything else I heard, but longer term, really it is...you're talking about a 24-hour security operation. Some light, dim Tight, you know, if they're using the same type of security Feldman is, it's a speaker that is going to blare something every time something moves on that lot. So, there's noise concerns. And I just wanted to make sure it sounds like people's heads are in the, you know, in the right place, but I wanted to make sure I could get my voice out there too. Definitely. Thank you for coming, Mr. Porter. We appreciate your comments. I believe there's one other person wishing to speak. 33023 Grennada, Livonia, MI. Firstly, I'm glad to hear Bill Brown Ford's business is doing well enough to encourage an expansion or purchase. They've already performed a fine and sustainable deed by repurposing the historic Mid Century Modern terraced theater into a viable and attractive business location. They could even consider application to the state and national register of Historic Places for tax credits available for appropriate improvements and repairs to listed historic properties. I do want to point out that with necessary growth and economic expansion we sometimes overlook and then lose a key part of the fabric of Livonia that tells our story. This is the architectural evidence of how we transitioned from a farming locale into a forward -looking 20th, and now 21st century community. While we can't save everything, Livonia has fallen down a bit in terms of preserving structural examples from every decade, our historically designated buildings currently stopped in the 1920s. That's 100 years ago now. A significant matter in redevelopment is that of human scale massing and the environment as it impacts residents. Vast swathes of impermeable surfaces unbroken by trees or structures can seriously impact water issues for the entire business corridor and neighbors. Retention of select existing features, however, can mitigate this concern as well as enhancing commerce. One needs to consider whether large- scale clearing of structures aligns visually and functionally with the vision for the Plymouth Road business corridor. Think of customers walking through acres of unshaded parking lot. Our summers are only getting hotter. The small historic building at 32516 Plymouth Road, that's the west side of the two -building formation closest to Feldman, could be an attractive and welcoming feature for a cooling respite. The lively movement of the roofline provides playful visual appeal, and this cool retro vibe could only boost value and interest in the area. Preservation Mr. Wilshaw: July 16, 2024 31493 balance is old and new, we need both. By giving old places new uses, making compatible additions, and integrating new development, we get a vibrant mix of places and a distinctive, livable community. And don't forget sustainability. Thank you, Miss Calhoun. Anyone else wishing to speak for or against this item? No one else is coming forward. Mr. Anderson, you get the last word. Is there anything that you would like to say before we make our decision? Mr. Anderson: So disregarding one of the comments, we do not have any kind of loudspeakers, we have actually security, 24 hour security that drives the lots for us. So, we don't have that type of system, which I am familiar with. But that's something that will exist on this site. You know, in terms of light pollution, or, you know, the ordinance in our design is to not throw more than one- or two -foot candles off the site. You know, we do have extreme flexibility with our control system. So, if it is better for the community, at night, you know, maybe it's not 50%, maybe ifs down to five-foot candles across the site, after 10 o'clock at night. And we're certainly willing to do that, and to address that to make this happen. So, you know, in terms of keeping those buildings, they're both in a state of disrepair that are really beyond use at this point. And we would spend three times as much money trying to make them work as we would be taking them down and build another facility on that site. So, I guess that's, that's my closing comments. But thank you all very much for your consideration. Mr. Wilshaw: Thank you, Mr. Anderson. I appreciate that. If there's no other comments or questions... Mr. Caramagno. Mr. Caramagno: I appreciate that flexibility at lighting for the neighbors in the area. I know that all the Penske operations are very well run and I'm glad to hear that you've got some flexibility there. Thank you. Mr. Wilshaw: Thank you, Mr. Caramagno, for that comment. Any other comments before I close the hearing? If not, I will close the public hearing and a motion would be in order. On a motion by Ventura, seconded by Long, and unanimously adopted, it was #07-33-2024 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 18, 2024, on Petition 2024-06-02-11 submitted by Penske Automotive requesting waiver use approval under Section 6.05 of the Livonia Zoning Ordinance, as amended, to demolish the existing commercial buildings and use five (5) parcels totaling approximately 3.06 July 16, 2024 31494 acres for the storage and display of vehicles in connection with an automobile dealership (Bill Brown Ford) at 32400, 32450, 32460, 32510, and 32516 Plymouth Road, located on the northwest corner of Plymouth Road and Hubbard Avenue in the Southwest 1/4 of Section 27, the Planning Commission does hereby recommend to the City Council that Petition 2024-06-02- 11 be approved subject to the following conditions: 1. That the Dimensional Site Plan identified as Sheet No. C3, dated June 13, 2024, as revised and prepared by Nowak & Fraus Engineers, is hereby approved and shall be adhered to. 2. That the number of vehicles to be stored and displayed on this site shall be limited to 344, and unless waived by a two- thirds majority of City Council, no vehicles for sale shall be displayed closer than twenty feet (20') to the front and side lot lines adjacent to Plymouth and Hubbard roads. 3. Except for what may be authorized under the Zoning Ordinance as part of a temporary sales event, any type of exterior advertising related to the sale of the vehicles designed to attract the attention of passing motorists, such as promotional flags, streamers, or car lifts, shall be prohibited. 4. The Landscape Plan identified as Sheet No. L1, dated July 12, 2024, as revised and prepared by Nowak & Fraus Engineers, is hereby approved and shall be adhered to. 5. The Petitioner shall work with the Planning Department to install additional screening, either in the form of landscaping or fencing, along the site's north property line. 6. All disturbed lawn areas, including road rights -of -way, shall be sodded in lieu of hydroseeding. 7. The Petitioner shall install additional brick piers and ornamental fencing along Plymouth Road. 8. The Petitioner shall secure all required stormwater management and soil erosion and sedimentation control permits from the Michigan Department of Transportation, Wayne County, and the City of Livonia. Pole -mounted light fixtures shall not exceed twenty (20') feet above finish grade and shall be shielded to minimize stray July 16, 2024 31495 light trespassing across property lines and glaring into adjacent roadways. 10. Site lighting shall be adjusted so that the average illumination levels are consistent with the adjacent dealership property to the west. All pole -mounted lights shall be turned off or dimmed after business hours 11. Only conforming signs are approved. Additional signs shall be separately submitted for review and approval by the Zoning Board of Appeals. 12. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for, and 13. Under Section 13.13 of the Livonia Zoning Ordinance, as amended, this approval is valid for one year only from the date of approval by the City Council. Unless a building permit is obtained, this approval shall be null and void at the expiration of said 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 the City Council with an approving resolution. ITEM #3 PETITION 2024-06-02-12 The Rack Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2024- 06-02-12 submitted by Tiseo Architects, Inc., on behalf of The Rack, requesting waiver use approval under Section 6.22 of the Livonia Zoning Ordinance, as amended, to utilize a Class C liquor license (sale of beer, wine and spirits for consumption on the premises) in connection with the operation of the existing billiard hall at 28410 Joy Road, located on the north side of Joy Road between Floral and Harrison Avenues in the Southeast '/4 of Section 36. Mr. Taormina: Thank you. The Rack Pool Hall, located on the north side of Joy Road between Floral and Harrison, is seeking your approval to Mr. Wilshaw: Mr. Taormina: July 16, 2024 31496 operate a Class C liquor license. The property's zoning is C-2 (General business), which allows Class C liquor licenses subject to waiver -use approval. The Rack is part of a group commercial center of eight (8) individually owned buildings. These eight (8) buildings comprise about 26,500 square feet of floor area. All the storefronts face south towards Joy Road, with parking provided in the front yard. The Rack occupies roughly 6,400 square feet, the largest of the eight buildings. Located near the middle of the shopping center, The Rack is partitioned into two sections. A West Pool Hall with six (6) billiard tables and an East Pool Hall with 10 tables. The combined space also contains arcade games, public and private restrooms, a lobby area, service utility and storage rooms, and an office. Changes are proposed mostly to the East Pool Hall to accommodate the liquor license. There would only be a small increase in the service area in the West Pool Hall. On the east side, a bar service area, kitchen, and seating area would be added to the front of the building. The bar service area would have four (4) tables and seating for 21 patrons, including five (5) bar stools. The billiard tables would be reconfigured to accommodate the renovations. Class C liquor licenses are regulated under Section 6.22 of the ordinance, which requires a 1,000-foot distance between other licensed establishments and a 400-foot separation from any church or school. No other Class C licensed establishments are within 1,000 feet of The Rack. However, Christ Embassy Church occupies a building approximately 40 feet east of The Rack. Thus, the 400-foot separation requirement must be waived by the City Council. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. The first item is from the Engineering Division, dated June 25, 2024, 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. The subject parcel is assigned the address of #28410 Joy Road. The legal description submitted with the petition appears to be correct, and should be used should the waiver use be granted. The existing parcel is currently served by public water main and sanitary sewer, as well as private storm sewer. The submittal does not indicate any changes to the existing utility leads, so we do not believe there will be any additional impacts to the public utilities with this proposal. Should changes to the existing building leads be needed, the owner shall submit proposed drawings to this Department to determine if permits will be required. Also, should any work be required within the Joy July 16, 2024 31497 Road right-of-way, The owner may be required to obtains permits from the Wayne County Department of Public Service." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated July 3, 2024, which reads as follows: " This office has reviewed the site plan submitted in connection with a request to modify a commercial building on property located at the above referenced address. We have no objections to this proposal with the following stipulations: With the appearance of an increase in size of the "Service Area" by the main entrance and the placement of seating, is the egress path narrowed at the main entrance? This will be analyzed and determined upon official plan review. 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 June 27, 2024, 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 July 9, 2024, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. The petitioner is located less than 400' from a church. This requirement would need to be waived by Council. 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 June 26, 2024, which reads as follows: "/ 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 front the Division of Police, dated July 8, 2024, which reads as follows: "We have reviewed the plans submitted by Tiseo Architects, Inc., on behalf of The Rack, requesting waiver use approval under Section 6.22 of the Livonia Zoning Ordinance, as amended, to utilize a Class C liquor license (sale of beer, wine and spirits for consumption on the premises) in connection with the operation of the existing billiard hall at 28410 Joy Road, located on the north side of Joy Road between Floral and Harrison Avenues in the Southeast% of Section 36. The review of the plans has determined that the request does not comply with the prior separation requirement guidelines. The proposed establishment is inside the separation requirement distance of at least four hundred (400) feet from any church or school. Christ Embassy Church located at 28350 Joy Road is SO feet from the proposed "The Rack" site. Furthermore, The Mirage Market at 28292 Joy Road, has SOD & SOM liquor licenses and is 378 feet from the proposed "The Rack" site. We would Mr. Wilshaw: July 16, 2024 31498 recommend that the Planning Commission and City Council maintain separation requirement guidelines. It is our opinion that these guidelines are good for local establishment businesses and maintains Livonia's family atmosphere." That letter was signed by Jeffery Ronayne, Detective Special Services. We have an email correspondence from the City Treasurer dated July 3, 2024 that indicates winter taxes have been paid. Owes summer taxes but they just went out and are not due until September 16. Winter is showing a balance of zero, but there was bad debt. I called Jennifer W, she couldn't see it anywhere and I didn't see it put on any recent tax statement. That letter is signed by Susan Nash, City Treasurer. And lastly, we have a letter from Christ Embassy Church, dated July 7, 2024, that reads: "Good day, I write on behalf of Christ Embassy Michigan, a Christian Church at the above address. I am writing as requested by The Rack business place with whom we share a building lot. We have been good neighbors through the years and have had no problems. In regard to their application for a license to sell alcohol, please note that our faith does not encourage alcohol, however, we are not opposed to your granting a license to the said business place as you deem fit. We trust that the civil atmosphere we have had through the years will continue unabated. This letter is signed by Pastor Emanuel Ekokotu. That is the extent of the correspondence. Thank you, Mr. Taormina. Any questions for our staff? There's no questions. Our petitioner is in the audience. Feel free to come forward to our podium. Good evening, Mr. Tiseo. Ben Tiseo, 19815 Farmington Road, Livonia, MI. Thank you again. As you know, we're here to try and get a Class C liquor license for this establishment. We're going to be adding a bar about 10 feet long and have maybe five seats. It isn't like we're going to have a large bar area. It is to accommodate and supplement the pool tournaments and clientele that come into the pool hall to use it. I did want to address a couple of things. One was the way I read the ordinance. It talks about the 400 feet...l'm sorry 1,000 feet from a Class C liquor license. It says and other such establishments and I believe the liquor store that was cited does not have a Class C liquor license. So, I did not interpret that as being a violation of the ordinance, or the way that I read it. Secondly, the area that we're also including is gonna be a large service area, and now have a small kitchenette that we obviously have to get the health department approval on. As far as we know, we've not had any issues with the neighbors. And I know that one of the things that came up at the study session was the dumpster locations and the dumpster problem. I talked to my July 16, 2024 31499 client, we would be willing to try and work with all of the eight property owners to come up with a solution with the trash. The owner, he's not happy with it, but the problem is, when you have independent owners, trying to get them together to agree to what to do, is going to be a challenge. So, I would like to pursue that, but I would like some assistance from the city to back us and come up with a resolution to have the other owners agree to a trash enclosure. One of the issues that's been happening is that many others come there and dump their trash in the middle of the night in the dumpster and I don't know how we can control that other than locking everything up and then that becomes a challenge. How do the trash picker uppers come and pick it up? Do they have to have a key? I don't know. But those are things that I think we can work out. Mr. Wilshaw: Thank you, Mr. Tiseo. Lets see if we have any questions for you. Any questions for our petitioner? And His representative? Mr. Caramagno: I do have a couple questions. Tell us about your hours, days of the week, your hours operation. What does that look like for the pool hall? Issa Eadeh, 28410 Joy Road, Livonia, MI. Monday through Wednesday, we're open at two and we close at midnight. And then Thursday, Friday, Saturday, from 2pm to 2am. And then Sunday from 2pm to midnight. Mr. Caramagno: Have you had any trouble? Mr. Eadeh: No. Mr. Caramagno: Any drinking in there now? You don't sell it? Mr. Eadeh: No we don't. We don't sell alcohol right now. No outside drinks are allowed. I mean, it's a very friendly family atmosphere. Mr. Caramagno: How is the pool hall business in general? I don't know that I've ever been in there, but how is the pool hall business these days? Mr. Eadeh: Summertime is always slow, because people want to be outdoors. Like any business, if you maintain it, and you do your due diligence and you keep updating things, your business will be good. But we've noticed a little decline because four other places have opened that don't serve alcohol in the metro Detroit area. Mr. Caramagno: So, the other four places, they do not serve alcohol? Mr. Eadeh: July 16, 2024 31500 They don't. For the longest time we've been the only place that that never served alcohol. The only pool hall that didn't serve alcohol. And there are a few others that did, but we were the only ones that never did until the last year, and four of them just opened. Mr. Tiseo: That is the reason he is trying to be competitive with the other businesses that do serve alcohol.. Mr. Caramagno: So I was confused. The other four that have recently opened up do serve... Mr. Eadeh: Do not No, they do not. So they've kind of taken a lot of our customers. Mr. Caramagno: We talked a little bit about staffing levels at the last meeting. You said you don't have...one person that works there. So, when you start serving, when and if you start serving alcohol, what's your staffing going to have to look like there? Mr. Eadeh: I mean, whatever is sufficient like...1 don't know, to be honest, because I don't know how busy we're going to get but I can adapt quickly and adjust accordingly. Mr. Caramagno: Who works there? You? Mr. Eadeh: I do and I have four other people working. Mr. Caramagno: So, you've got staff that you could put a couple people on a day if you need to. Mr. Eadeh: Yeah, of course. But in terms of how many per shift? I don't know. And, but I'll be able to anticipate fairly quickly if we get approved, obviously and we start selling alcohol how many people we will need on staff. Mr. Caramagno: Do you have the license bought already? Mr. Eadeh: I'm sorry? Mr. Caramagno: Do you have liquor license bought already? Mr. Eadeh: No. Mr. Caramagno: So you're looking for this approval, then you will go out and get a license? July 16, 2024 31501 Mr. Eadeh: Yes. Mr. Tiseo: So, I believe it's easily achievable. There's quite a few in Wayne County that are available. Mr. Caramagno: Okay. All right. Thank you. That's enough for me. Mr. Wilshaw: Mr. Ventura: Okay, thank you, Mr. Caramagno. Any other questions for our petitioner? Chairman. Just a point on the hours. So, the hours are not going to change from what they currently are and the hours that you said you're going to be open are the hours you are currently open? Mr. Eadeh: Yes. Mr. Ventura: Okay. So you're not adding any hours now? Mr. Eadeh: No. Mr. Ventura: And you're adding a food operation? Mr. Eadeh: That's the plan. Yes. Mr. Ventura: Is that going to be a full kitchen with you know, food prep and all that kind of stuff? Or how big an operation is that going to be? And are you planning on serving beer and wine to non -customers of the pool hall? In other words, are you looking to expand this to the point where people are coming there only for the food and liquor? Mr. Eadeh: Mr. Tiseo: I don't think so. The plan is just to serve our current customers that want to play pool. I don't anticipate people coming in just to drink or eat. I mean, that's not going to happen. I don't know anybody that goes to a pool hall just to just to drink or eat. It's really not common. The kitchen area, if I could address that, is roughly about 10 feet by 14. So, it isn't a large area. It's enough to provide some food, standard food, nothing gourmet or nothing with a large kitchen. Mr. Ventura: Hamburgers. Mr. Tiseo: And French fries. July 16, 2024 31502 Mr. Eadeh: Just a couple of deep fryers, a grill and that's probably it. Mr. Ventura: Alright, thank you. Thank you, Mr. Chairman. Mr. Wilshaw: Thank you, Mr. Ventura. Any other questions? No other questions from any of the commissioners? Is there anyone in our audience wishing to speak for or against this item? We do have someone coming forward. Mr. Wilshaw: Good evening, sir. Just ask that you start with your name and address for our records. Ryan Finnerty, 9192 Gilman Street, Livonia, MI. I am a 20 year resident of Gilman Street. My concern only would be that it's this is a very, very quiet neighborhood. Joy Road is a place where a lot of drag racing takes place. I would be curious if that would add to that at two in the morning. I would be curious about the response time from the police department if there were any issues with people drinking and, you know, if things were to be an issue there. Is there any recourse to have the license revoked if this was causing issues in the neighborhood? Those would be my concerns. Mr. Wilshaw: Those are noted. I don't know, Mr. Taormina, as far as enforcement action, that's taken through the police department and the state. Is that correct? Mr. Taormina: Yes. The Michigan Liquor Control Commission issues violations, either in suspension, fines, or both, or removing the license altogether. I don't believe the MLCC can issue violations that don't directly involve a liquor license. In addition, I don't know how the City could condition a waiver use on violations unrelated to the liquor license. Mr. Wilshaw: Mr. Taormina: Mr. Wilshaw: Right. I think from an enforcement perspective, the most common thing that we see is underage serving underage. Those types of things is where they tend to revoke licenses. If they get violations for that repeatedly, those types of things. That is correct. Those investigations are conducted by both the Police Department and the Michigan Liquor Control Commission and oftentimes result in suspensions and fines to the business owners or stockholders of the license. Right. Okay, so Mr. Finnerty just to give you a sense of what we're talking about is, I think it's more... it's not common that you see licenses revoked due to the results of a drunk patron and their July 16, 2024 31503 activities that they do outside of the establishment but you know, there are some opportunities where that does happen. enforcement action, you know, based on things that the licensee may do. So, I don't know if that fully answers your question or satisfies you, but we do understand your concerns. Is there anything else you want to say? Mr. Finnerty: That's it. Thank you very much. Mr. Wilshaw: Thank you for coming forward tonight. Anyone else wishing to address the commission? Please come forward. Mr. Wilshaw: Good evening, sir. John Hansen, 8872 Thorpe, Livonia, MI. I'm probably public enemy number one because I gotta look at these people every day. 24/7. I walk out my door, they're there. I mean, alcohol, you know, you start putting in alcohol and pool and I don't know how that makes because I used to gamble but I wasn't a pool player. But yeah, I drank and I had a problem with drinking. I don't drink anymore. But I know how alcohol does. It changes people's minds. Starts fights and I know what alcohol does to people because I did it. I've done it. You're talking to an alcoholic. Ex alcoholic, always will be an alcoholic. But I go to AA so...1 never played pool though. Probably never will. I have nothing against these people. You know, they're just trying to make a living. You know, 1 lived there. 15 years. I even recently, if you noticed I planted all those trees out there. I did that. That was my money. On thousand bucks. 1 put that...give me some money back guys. That was my money. Dug holes and planted that stuff. I water them all the time. 1 just tried to keep it all. Eventually, though. You guys didn't say thanks but that's cool. Eventually, they'll grow and I won't have to see it so much, you know. that'd be nice, you know. But yeah, like the last guy talked about, yeah, you know, because, you know, I'm pretty laid back guy but you know, when, you know, two o'clock in the morning you start hearing stuff. I know what happens, you know, you know, people, you know, and, you know, I know what goes down and what goes on, when people start gambling. You know, I know there's just a pool hall, but there's more of the pool going on. You know, I know that you can say whatever they want to say. But um, and you know, I gotta live with it. You don't. None of us have to see it. I've gotta see it every day you know, and the church, you know, they don't have to see it too much because when they come, they're coming there on Sunday. Pool hall is not open. They leave, the pool hall is not open and nobody drinking. So, the church they don't have no problem. I Mr. Wilshaw: Mr. Hansen: Mr. Wilshaw: Mr. Hansen: Mr. Wilshaw: Mr. Hansen: Mr. Wilshaw: July 16, 2024 31504 understand why they...and why they wrote a letter even. So the church has no problem. They're not there. I'm there. I think we understand your thoughts. I haven't seen, I don't know, you guys know, I don't know how many guys are like...I am not even going to get into that. You know, I can talk to all night, if I want you know about alcohol. Well, we do appreciate your comments. You know, it's a good neighborhood. You know, I just don't think people have to, you know, they probably want to make...everyone wants to make a buck and there's a liquor store. They're right next, you know, and now and I don't even know how there's a...putting a daycare next to a liquor store. So that's a whole different story. I don't want to go into that, how that's gonna work? Or if it did work, but yeah. It's just, you know, you can play pool without drinking and I think you know, you can do it. But that's why I think, you know, you're probably a better pool player with when you're not drinking. Or you're I know, I was a better gambler when I wasn't drinking. So yeah. This this, you know, just think of it as, as my upline living in my house. We go and look at this stuff every day. Yeah, we appreciate that. Thank you. That's the way I see it, you know. Thank you, Mr. Hansen. We appreciate it. I pay my taxes on time. Awesome. We appreciate that. Thank you. There's one other gentleman coming forward to speak. Good evening, sir. Mike Connolly, 8930 Thorpe, Livonia, MI. We have a lot of problems with the traffic now coming down Thorpe Street and it's a small road and it's hard to turn around there. So, our mailboxes get run down, the fences run down. If there's drinking involved, it's gonna get a lot worse. And kitty corner from the liquor store, there's a school across the street, which is Westland, so it's not on our books. But that's still close enough. I think that'd be a detriment to the neighborhood. I'm against it. Mr. Wilshaw: Very good. Thank you, Mr. Connolly. Anyone else wishing to speak? I don't see anyone else coming forward. I will go back to the petitioner and give you a chance to address anything if you'd like. Mr. Eadeh: Mr. Wilshaw: Mr. Tiseo: Mr. Wilshaw: Mr. Eadeh: Mr. Wilshaw: Mr. Eadeh: Mr. Wilshaw: Mr. Tiseo: Mr. Wilshaw: Mr. Tiseo: July 16, 2024 31505 Absolutely. You know, I travel. I travel a lot to play pool professionally, in the States, and it's a lot different than a bar. Every pool hall that I've been to serves alcohol. It never had problems. There's not loud music, there's no dancing. There's men and women, but they're not trying to hook up with each other, like at a bar or nightclub. So it's completely different. And it's a supplement to our current business, it's not going to be our main point. That's a fair comment. If I could add to that, I'd like to reiterate that the bar is going to be 10 feet long. It isn't as if you're going to a local bar, that might have a 30 or a 40-foot-long bar with 30, 40, 50 people and the dance floor. That's not what this is. This is to supplement the business and keep the people there and give them an alternative. And that's also the reason that we are adding the restaurant there. So that they will, they will have something to eat if they choose to have something with a beer. Thank you. Thank you, Mr. Tiseo. Yeah, I mean, I don't see it much different...yeah there is pool, but I don't see it much different than a restaurant that serves alcohol. People are there to eat, play pool and leave. They're not there to socialize and mingle. The question that I would have for you in regard to those comments was will alcohol service be limited to the bar itself? Or will someone be able to obtain the food and drink and then go play pool while they're consuming those items? Anywhere in your facility? Yeah, they can. They can order food while at the pool table and a cocktail. Sure. Okay. So, they can play pool while eating their burger, fries or whatever. Okay. All right. Thank you. I doubt you want to do that during a tournament though. Right. And they do have a decent amount of tournaments at the pool hall as well. Mr. Wilshaw: July 16, 2024 31506 Okay. That's good to know. Thank you. Any other questions or comments from any of the commissioners, for petitioner? If not, I will close the public hearing and the motion would be an order. On a motion by Long, seconded by Bongero, and unanimously adopted, it was #07-34-2024 Mr. Wilshaw: RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 18, 2024, on Petition 2024-06-02-12 submitted by Tiseo Architects, Inc., on behalf of The Rack, requesting waiver use approval under Section 6.22 of the Livonia Zoning Ordinance, as amended, to utilize a Class C liquor license (sale of beer, wine and spirits for consumption on the premises) in connection with the operation of the existing billiard hall at 28410 Joy Road, located on the north side of Joy Road between Floral and Harrison Avenues in the Southeast IA of Section 36, the Planning Commission does hereby recommend to the City Council that Petition 2024-06-02-12 be approved subject to the following conditions: 1. A waiver of the 400-foot separation requirement between this location and the church at 28350 Joy Road, pursuant to Section 6.22(2)B) of the Livonia Zoning Ordinance. That the Floor Plan identified as Sheet No. P3, dated June 12, 2024, prepared by Tiseo Architects, Inc., is hereby approved and shall be adhered to. The maximum customer seating in the bar service area shall not exceed twenty-six (26). The Class C liquor license at this location shall be limited to this petitioner only, with the provision that the waiver may be extended to a new user or change of use only upon approval of the City Council, and 4. The dumpsters shall be consolidated and screened to the satisfaction of the Inspection Department. 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. Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go onto City Council with an approving resolution. July 16, 2024 31507 ITEM #4 PETITION 2024-06-08-02 Holiday Inn Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2024- 06-08-02 submitted by Laurel Investment, L.L.C. requesting approval of all plans required by Section 3.13 of the Livonia Zoning Ordinance, as amended, in connection with a proposal to demolish a portion of the existing Holiday Inn and construct three (3) new buildings including a five -story hotel (Home 2 Suites by Hilton), and two (2) freestanding full -service restaurants (Cooper's Hawk and Capital Grille), at 17117 and 17123 Laurel Park Drive, located on the west side of Laurel Park between I- 275 and Newburgh Road in the Southeast % of Section 7. Mr. Taormina: Thank you. This site under consideration consists of two (2) tax parcels comprising a total land area of 10.27 acres. The zoning is C-4 (High Rise Commercial). The C-4 zoning district treats hotels and full -service restaurants as permitted uses. The site is accessible only from Laurel Park Drive, where there are two (2) driveways. Originally developed in 1979 as a Holiday Inn Holidome, the site was redeveloped in 2015 when the Holidome was demolished and replaced with a six -story Holiday Inn. The Holiday Inn has 141 guest rooms and a 10,000-square-foot conference center/banquet facility. Part of the plan includes removing the banquet center at the east end of the building and replacing this area with 29 surface parking spaces. The remaining hotel footprint would be about 21,415 square feet. The hotel would continue to operate with 141 guest rooms. The exterior would remain unchanged except where the banquet center is removed. Here, the building wall would be refinished to match the existing facade. The Home2 Suites Hotel will be built between the Holiday Inn and Laurel Park Drive. At its closest point, the new hotel would be about 127 feet from the road right- of-way. It would be five (5) stories tall, measuring 13,550 square feet per floor plate, and have 97 guest rooms. The building would have a flat roof and reach a maximum height of about 63'4". In comparison, the six (6) story Holiday Inn is about 76 feet tall. The exterior finishes include a combination of brick, Hardie plank, composite siding, and E.I.F.S. New renderings show a change in the materials. A freestanding Cooper's Hawk Winery and Restaurant is proposed in the southeast portion of the site. This full -service restaurant would measure about 11,000 square feet, with indoor seating for 260 patrons and outdoor seating for 40. The proposed building setback from Six Mile Road is roughly 105 feet. The outdoor dining patio is shown adjacent to the bar, which is on the east side of the building. The building's main entrance is protected by a canopy that faces south towards Six Mile Road. July 16, 2024 31508 Building materials include a combination of horizontal and vertical composite siding and trim, metal, and E.I.F.S. The wall parapets vary in height from 19 to 24 feet, and wall signs are shown on the building's south, east, and west elevations. Next is the Capital Grille, another freestanding, full -service restaurant shown in the site's southwest corner. This building is about 10,086 square feet. It would have indoor seating for 246 with no outdoor seating. From Six Mile Road to the building, the setback would be roughly 114 feet, about the same distance as a Cooper's Hawk. The exterior would include tile along the base, E.I.F.S. for most of the facade, and aluminum, and metal accents and finishes. Like Cooper's Hawk, the entrance faces south and includes a porta cochere. The building height would be about 21 feet for most of the structure, with a maximum height of 32 feet for the main entry tower. Both restaurants would be visible from Six Mile Road to the south but accessible only from Laurel Park Drive. Regarding parking, the four (4) uses will operate under a shared access and parking agreement. The site plan shows 544 parking spaces. The application includes a parking study, which uses the shared parking standards of two (2) professional organizations: the Institute of Traffic Engineers (ITE) and the Urban Land Institute (ULI). When we apply the ITE standards, the parking demand is calculated at 457 spaces. Using the ULI shared parking standards, the range is from 415 to 453 spaces. Thus, with 544 spaces available, relying on either of these standards would suggest that the site will be sufficiently parked. There would be 72 spaces dedicated to employees and valet parking. These spaces have reduced widths of nine (9) feet and are generally located furthest away from the main building entrances. All the other spaces measure 10 feet as required. For trash, the hotels would be serviced by an enclosure on the north side of the property. Dumpsters and recycling bins will be enclosed at the rear of the restaurants. Two (2) underground detention systems would be constructed to handle the stormwater. One of the systems would be located between the hotels to service that phase of the development, and for the restaurants, a separate system would be provided just east of Cooper's Hawk. The zoning ordinance requires 14 full-size trees, six (6) ornamental trees, 109 shrubs along Six Mile Road, and seven (7) full-size trees, three (3) ornamental trees, and 54 shrubs along Laurel Park Drive. A fully detailed landscape plan was provided with the application that complies with the minimum landscape standards, including the parking lot's interior and the site's perimeter. The photometric plan shows an average of 3.1-foot candles within the parking lot. This exceeds our minimum required average of one (1) foot candle under Section 7.22. All pole -mounted light fixtures would meet the city's outdoor lighting policy, which recommends Mr. Wilshaw: Mr. Taormina: July 16, 2024 31509 a maximum height of 20 feet. Each hotel is allowed three (3) wall signs on the top floor of the building, and each restaurant is allowed two (2) wall signs. Additionally, two (2) monument signs are allowed, limited to 40 square feet in area and eight (8) feet in height. This was a question that came up at the study meeting. Because the development site has four (4) business uses, the ordinance allows ground signs to be two (2) feet tall and 10 square feet larger. The plans show two (2) wall signs for the new Home2 Suites Hotel, three (3) for the Holiday Inn, three (3) for the Cooper's Hawk, and four (4) for the Capital Grille. The site currently has two (2) ground -mounted signs, including the pylon sign along the highway. Another monument sign is proposed along Six Mile Road to identify Cooper's Hawk. The sign package, as presented, will require variances from the Zoning Board of Appeals. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. The first item is from the Engineering Division, dated June 13, 2024, 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 project at this time, but would like to note the following items: The proposed site .is actually two separate parcels that are assigned the addresses of#17117 and #17123 N. Laurel Park Drive. Once the plan has been approved, the owner will need to contact this Department for additional addresses. The legal description provided on the drawings appears to be correct for the overall parcel. As noted above, the site is currently two separate parcels that will need to be combined. The owner should contact the Assessing Department to begin the combination process once site plan approval has been granted. The existing parcel is currently serviced by public sanitary sewer, storm sewer and water main. The submitted drawings indicate proposed additions to the existing systems as well as on -site detention. No calculations have been included with the submittal drawings, but we do not believe there will be any negative impacts to the existing systems. A full Engineering review will be completed during the permitting process. The drawings indicate proposed storm water detention, but do not include detailed information. The development will be required to provide detention per the latest version of the Wayne County Stormwater Ordinance. Any disturbances with the Seven Mile Road or 1-275 road right-of- way's will require permits through the Wayne County Department of Public Service and the Michigan Department of Transportation, including drive approach and sidewalk removals and placements. July 16, 2024 31510 All other permits will be through the City of Livonia" The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated July 3, 2024, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to construct commercial buildings (hotel, 2 restaurants, renovation of existing hotel) on the property located at the above referenced address. We have no objections to this proposal with the following stipulations: Eventual submission of plans and permits for suppression system. Eventual submission of plans and permits for Fire alarm monitoring. Placement of a Fire hydrant within 100 feet of the Fire Department Connection. Eventual submission of plans and permits for kitchen hood and ducts. A further review will take place once 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 June 13, 2024, which reads as follows: "1 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 July 9, 2024, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. The parking spaces shall be 10' x 20' and double strip. Barrier -free parking spaces shall conform to the Michigan Building Code. Variances from the Zoning Board of Appeals will be required for all signage not conforming to the Zoning Ordinance. 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 June 12, 2024, 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. We have a letter of no objection coming from the Treasurer's office, dated June 12, 2024. The letter is signed by Susie Nash, Treasurer. The next letter is from the Department of Assessment, dated June 13, 2024, which reads as follows: "A request has been made by Laurel Investment, LLC to approve submitted plans to construct three (3) new buildings which includes a five -story hotel (Home 2 Suites) on parcel 028-99-0006-007 with the existing Holiday Inn, a portion of which is to be demolished, at 17123 Laurel Park. Also, two (2) freestanding restaurants (Cooper's Hawk and Cpital Grille) to be constructed on parcel 028-99-0006-008 with address 17117 Laurel Park. If the proposed plans intend to have individual ownership and individual taxes for each entity, a lot split for both parcels into 4 individual parcels must be submitted to the Assessor's Office. Please direct any questions to the Assessor's Mr. Wilshaw: Mr. Bongero: Mr. Taormina: Mr. Bongero: Mr. Taormina: Mr. Bongero: Mr. Wilshaw: July 16, 2024 31511 Office or Livonia.gov for the lot split and combination process." The letter is signed by Kathie Siterlet, Residential Appraiser. That is the extent of the correspondence. Are there any questions of the Planning Director? Mark at the study meeting we talked about these buildings and they had a lot of E.I.F.S., specifically Capital Grille and then looking at the hotel, did they... is this the new rendering? So, they did increase the amount of brick and hardy plank on the hotel it looks like. What the revised plan shows for the new hotel is more brick and composite siding and less E.I.F.S. These area were previously identified on the plans as E.I.F.S. A dark -colored brick has been added to the first three (3) floors of the hotel's exterior, and on the upper two (2) levels, the plan shows Hardie plank. Can you go to the Capital Grille? There's very little...that is stone on the bottom right or a tile on the bottom. Tile is provided along the waterline or the base of the building, which is a dark -colored material. The tile also extends to other parts of the building. All these areas of the building are identified on the plans as E.I.F.S. As you look at the various renderings, these areas would be E.I.F.S. Metal would be used for the accents, including the trim and canopies. The larger areas of the wall sections here, it's my understanding, would be the stucco or E.I.F.S. Thank you, Mr. Chairman. Thank you, Mr. Bongero. Any other questions? If not, our petitioner is in the audience. Feel free to come forward. Good evening, sir. Jack Knowles, Laurel Investment. Laurel investment is the owner of the property. We're the owner of the Holiday Inn, and we will be the owner of the Home2 by Hilton. Mark has done a commendable job and, you know, overall review of the project. I don't have a lot to add. But I'm certainly, you know, interested in answering any questions that you may have. I'm also joined tonight by Drew Johnson, who is with Darden foods, which is the parent company of Capitol Grille and Jennifer Lingle, who was with Cooper's Hawk and Amadeus Escudero, who is the architect for Cooper's Hawk. So we're all here prepared to try and answer any questions that that you may have. Mr. Wilshaw: Mr. Knowles: Mr. Wilshaw: Mr. Bongero: July 16, 2024 31512 Okay, excellent. Thank you, Mr. Knowles, and yes, Mr. Taormina has a tendency to steal the thunder of a lot of presentations. I don't mind that at all. He does a wonderful job. So, let's see if there's any questions for the petitioner. I guess just to expand on the question I had to Mr. Taormina specifically, the Capital Grille. There's a lot of E.I.F.S. on that structure, would you be opposed to increasing the amount of the tile or adding some other accent, you know, less E.I.F.S. and more... Drew Johnson, Darden Restaurants, Brand Design Manager for Capital Grille. So actually, the E.I.F.S. represents 55% of this overall structure. So what you see actually around each one of the portions of Jalousie glass, on what represent the four individual facades are actually a white sort of Carrera look, marble tile. So that represents a fairly substantial section on each one of those faces as it surrounds those sections of Jalousie glass. Each one of the sections, then of the Jalousie glass ends up being sort of the accent in the front piece to that which represents about 10% of the overall storefront. So as you look at it in aggregate, what we're really dealing with that are the E.I.F.S. portions are those sort of larger, sort of what I call like canvas sort of backdrop pieces that we really use to play against the real accents of the building, which is the glass, the accents and the black metal, the water table tile that you see that surrounds the entire building gives us a lift off of the ground to handle anything that would be considered weather or salt related. Mr. Bongero: On that elevation there. To the right and left of Capitol Grille, is that E.I.F.S.? Mr. Johnson: Mr. Bongero: Mr. Johnson: Mr. Bongero: Mr. Jonson: So that's the tile. Oh, that's all tile. All the way to the roofline? Yes. Oh, okay. That's what I'm saying. Each one of those kind of four sections that surrounds and backs the signs as part of that Halo lighting, so that's part of what we get is that marble tile. It gives you that balance and the additional light that sort of adds to the ambiance. And then each one of the things is...the renderings are Mr. Bongero: Mr. Jonson: Mr. Bongero: Mr. Johnson: Mr. Bongero: Mr. Johnson: Mr. Bongero: Mr. Johnson: Mr. Bongero: Mr. Johnson: July 16, 2024 31513 actually...those are finished products of buildings that we've built in the past. So, they're not actually renderings of the proposed building. They're representations of how this building looks when completed. And that's part of the other reason wanted to use sort of real final images to show you guys representation of, you know, it may appear as E.I.F.S., but it reads as sort of secondary or even, you know, tertiary to any of the other materials that you're reading on the facade. Okay. So, even though...and I understand it's difficult to read in this, whether or not ifs tile or E.I.F.S., or Stucco, or any of that, you know, it is a little bit deliberate because we're sort of accenting the portions of the building to draw your attention with the Jalousie glass that's sort of edge lit with the black metal accents. That black marble ore black granite water table tile and then the you know marble tile Table D indicates E.I.F.S. F is large format or no, that's tile water table. Right, that's that black water tile. So ,the D is E.I.F.S. Can you go back to the elevations? So, the broadest walls I'm seeing, where it says Capital Grille, on the not entry walls, I'm saying on the right and left, the main walls. That's E.I.F.S. Yes, those two portions are E.I.F.S. Would you be willing to work with the Planning Department to lessen the amount? Potentially, I mean, it ends up representing a somewhat substantial cost increase to the overall port, the overall expense of the building. And so because it ends up being that sort of extreme tertiary member of the actual look of the building, we try and sort of save the, the real expense for the portions of the building that add that sort of interest to the public. And as part of what we, you know, sort of typically represented as the building across the country, it's something we'd sort of fight to try and maintain and being able to, like, spend our money where it's easy. Mr. Bongero: Mr. Johnson: Mr. Bongero: Mr. Johnson: Mr. Bongero: Mr. Wilshaw: July 16, 2024 31514 We're not big fans of it. Understood. I mean, and, you know, I think the appearance and look compared to something like stucco is not necessarily overly different and it's part of the final realized version. I mean, I think you'd be remiss and difficult to identify which of the buildings that I've shown has E.I.F.S. versus which ones have stucco. So, in terms of final impact, it's fairly low on our category of ability. If it's absolutely a deal breaker, we can I'm sure find a way that there may be a compromise in there. Perhaps you could talk with the Planning Department and come up with a compromise? Potentially. I mean, and that's where it's, you know, we can look at potentially doing...and we have in certain areas as required on sections where we try not do the entire building, but we may do a corner as a wrap in a stucco type material, if that's something that is absolutely necessary. Yeah, I'd like to turn it over with them and you guys can see what we come up with. Thank you. Thank you, Mr. Bongero. Any other questions? Mr. Caramagno: Tell us a little bit about the timeframe for this huge project. Mr. Wilshaw: Mr. Knowles: Mr. Caramagno: Mr. Knowles: There's a lot going on here. Well, it's been coming for a long time. It's been in the works for years, actually. So, we're anticipating that...get through the planning process, by the end of August. Get our engineering plans done in September, get the long-term permit applications that be to Wayne County, and to the state for water and sewer, get those out, by the early October, hopefully have permits in hand by the end of the year. And if, depending on...weather dependent, start underground during January. Right now, we're targeting June as when we would have pads ready for the new buildings. So, just under a year from now you'll be getting ready to put in the buildings. Weather permitting. July 16, 2024 31515 Mr. Caramagno: Yes, yeah. What about the Holiday Inn? When will the demolition of that happen? Can that happen sooner will that wait until the end. Mr. Knowles: It can. It likely will. I don't have an exact date for you, Sam, but we've been talking about it and we have pricing on it. We have contractors that are ready to do it. So, it could happen yet this year. Mr. Caramagno: Thank you. Mr. Wilshaw: Thank you, Mr. Caramagno. Any other questions for our petitioner? Mr. Wilshaw: There are no other questions. Is there anyone in the audience wishing to speak for or against this item? I don't see anyone coming forward. Mr. Wilshaw: Mr. Knowles, is there anything else that you'd like to present before we move forward? Okay, very good. Thank you for your presentation. All right. If there's no other comments or questions, a motion is in order. On a motion by Bongero, seconded by Ventura, and unanimously adopted, it was #07-35-2024 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2024-06-08-02 submitted by Laurel Investment, L.L.C. requesting approval of all plans required by Section 3.13 of the Livonia Zoning Ordinance, as amended, in connection with a proposal to demolish a portion of the existing Holiday Inn and construct three (3) new buildings including a five -story hotel (Home 2 Suites by Hilton), and two (2) freestanding full -service restaurants (Cooper's Hawk and Capital Grille), at 17117 and 17123 Laurel Park Drive, located on the west side of Laurel Park between 1-275 and Newburgh Road in the Southeast ' of Section 7, be approved subject to the following conditions: 1. The Site Plan, identified as Drawing No. C-3.0, dated May 24, 2024, prepared by PEA Group, is hereby approved and shall be adhered to. 2. The maximum customer seating for Cooper's Hawk shall not exceed 300, including 260 interior seats and forty (40) outdoor patio seats, and the maximum customer seating for The Capital Grille shall not exceed 246. July 16, 2024 31516 3. The Landscape Plan and Landscape Details, identified as Drawing No. L-1.0 and Drawing No. L-1.1, dated May 24, 2024, prepared by PEA Group, are hereby approved and shall be adhered to. 4. All disturbed lawn areas, including road rights -of -way, shall be sodded in lieu of hydroseeding. 5. Underground sprinklers must be provided for all landscaped and sodded areas. All planted materials shall be installed to the satisfaction of the Inspection Department and thereafter permanently maintained in a healthy condition. 6. The Elevation Plans and Exterior Material sheet for Cooper's Hawk, prepared by Design Collective, as received on June 5, 2024, are hereby approved and shall be adhered to, except that masonry shall be added to the exterior of the building, subject to the approval of the Planning Department. 7. The Elevation Plans for The Capital Grille, identified as Sheets SD1.5 and SD1.6, dated March 11, 2024, prepared by JKRP Architects, are hereby approved and shall be adhered to, except that masonry shall be added to the exterior of the building, subject to the approval of the Planning Department. The Elevation Plans for Home 2 Suites by Hilton, identified as Sheets A-300 and A-301, dated May 10, 2024, prepared by Bowers & Associates, Inc., are hereby approved and shall be adhered to, except that masonry shall be added to the exterior of the building, subject to the approval of the Planning Department. 9. The Elevation Plans for Holiday Inn, prepared by Bowers & Associates, Inc., as received on June 5, 2024, are hereby approved and shall be adhered to. 10. All rooftop mechanical equipment shall be concealed from public view on all sides by screening compatible with the building's exterior materials in character, material, and color. 11. The walls of the refuse enclosures shall consist of materials that complement the building. The enclosure gates shall be solid steel or durable, long-lasting solid panel fiberglass. 12. All pole -mounted light fixtures shall not exceed twenty feet (20') above finish grade and shall be aimed and shielded to Mr. Wilshaw: Mr. Taormina: Mr. Wilshaw: July 16, 2024 31517 minimize stray light trespassing across property lines and glaring onto adjacent properties and roadways. 13. Only conforming signs are approved with this petition. Additional signs shall be submitted for review and approval by the Zoning Board of Appeals. 14. No exposed LED light bands or neon shall be permitted on this site, including, but not limited to, the buildings or around the windows. 15. The specific plans referenced in this approving resolution shall be submitted to the Inspection Department when the building permits are applied for; and, 16. Under Section 13.13 of the Livonia Zoning Ordinance, as amended, this approval is valid for one year only from the date of approval by the City Council. Unless a building permit is obtained, this approval shall be null and void at the expiration of said period. Is there any discussion? Mr. Chairman, a point of clarification please. This is really for the benefit of the petitioner. Number 14 states no exposed LED light bands shall be permitted on the site, including but not limited to the buildings and around the windows. The renderings show accent lighting on the building. This is allowed as long as the light sources are not directly exposed. Any shielding or muting of those lights, which I believe they intend to do, should not be a problem. I just want the petitioner to understand that the intent is not to prohibit the accent lighting that is shown on the renderings. I appreciate that Mr. Taormina because we do see on, especially the Capital Grille, there's a number of illuminated window elements as an architectural element and those are indirectly illuminated or internally illuminated in some way that is not in keeping with... is not in opposition to what we're looking for in our approving resolution, which is those light bands and neon tubes, things like that that are quite harsh. Hopefully the petitioner understands that. Mr. Knowles: I do understand that. I have a different question for you relative to the motion. Mr. Wilshaw: Okay, please go ahead. Mr. Knowles: Mr. Wilshaw: Mr. Knowles: Mr. Taormina: Mr. Taormina: Mr. Knowles: Mr. Wilshaw: Mr. Taormina: Mr. Wilshaw: July 16, 2024 31518 Mark pointed this out in his report, and I don't know whether it warrants a separate item or condition on the motion, but with regard to parking, you know, the parking does not meet the ordinance standards. We've provided additional documentation from ITE and ULI in terms of different ways to look at shared parking. I didn't know if, since it didn't meet the ordinance, the letter of the ordinance, I didn't know whether that needed to be included in the motion that you're approving what we provided in the motion or not? Well as provided in the motion, all spaces are to be 10 feet. Is that correct, Mr. Taormina? I didn't hear that in the motions. I don't believe we included that. The approving resolution references the site plan showing the parking, which should address Mr. Knowles' concern. Also, the zoning ordinance recognizes the use of other standards, such as ITE, in determining the required parking amount. There's no need for a variance. That accepted amount of parking is reflected in the site plan, as referenced in the approving resolution. No other condition would trigger the need for a variance. The parking provided satisfies the ordinance. Thank you. I just wanted to make sure. Excellent. Does that include the nine -foot spaces for valet and employee parking? Correct, which the ordinance does permit, subject to the approval of the Council. Okay, excellent. Very good. I'm glad that we clarified that. Excellent, very good. Thank you. Any other questions or comments on the motion, which is a motion to approve from any of the commissioners? 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 PETITION 2024-06-08-03 TRUE Credit Union Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2024- 06-08-03 submitted by TRUE Credit Union requesting approval Mr. Taormina: July 16, 2024 31519 of all plans required by Sections 3.11 and 13.13 of the Livonia Zoning Ordinance, as amended, in connection with a proposal to demolish the existing building and construct a new TRUE Credit Union building with drive-thru operations, at 36525 Plymouth Road, located on the south side of Plymouth Road between Raleigh Avenue and Levan Road in the Northwest' of Section 32. Former Parkside Credit Union is now True Credit Union. This site is 1.28 acres with 145 feet of frontage on Plymouth Road and 385 along Raleigh. As you can see, the property is divided into three zoning classifications. The north 150 feet is zoned C-2. Extending south of the C-2 district for approximately 200 feet, the zoning is P, Parking. The rear 35 feet of the property is zoned RUF (Rural Urban Farm). Along Plymouth Road, the surrounding properties are zoned C-2. The existing credit union building is one-story in height and about 4,000 square feet. It's located in the northwest corner of the property with access to both Plymouth and Raleigh. Parking is on the east side of the property, and the drive -up facilities are on the south side of the building. The proposal would move the building approximately 85 feet south of Plymouth Road and 15 feet east of Raleigh. The new building totals about 2,900 square feet, about 30% smaller than the current building. The floor layout includes several private offices, a lobby, a kiosk, conference rooms, break rooms, and restrooms. Everything you would expect a full -service bank to have. The drive-thru operations would be moved from the south side of the building to the east side. The number of drive-thru lanes would remain at three (3). There would be a canopy supported by masonry columns that would extend over the drive -up units. The vestibule tower of the building would be in the northeast corner, with the entrance facing north towards Plymouth Road. This feature is about 20 feet tall and would consist of insulated metal panels. The other parts of the front elevation of the building will also be finished with metal wall panels, with two (2) sets of aluminum framed windows. The ends of the building are shown finished in masonry. Site parking, circulation, and access would be reconfigured. There would be a new parking lot in the front near the main entrance with 13 spaces and another parking lot at the back with 17 spaces. The front spaces would be used primarily for patrons entering the credit union. The 17 spaces at the back would be used mostly for employees. The site requires 24 parking spaces. The plan shows 30. The site is currently served by three (3) driveways: one (1) along Plymouth and two (2) on Raleigh. The two-way driveway on Plymouth would remain. The north driveway on Raleigh would be moved further north to provide a second means of ingress and egress to the front parking lot. The July 16, 2024 31520 south driveway on Raleigh would remain, providing access to the back parking lot and drive-thru facilities. A fully detailed landscape plan is provided that complies with the ordinance standards. The ordinance requires screening where the site abuts residential along a portion of the east property line. Proposed is a six -foot -high privacy fence to the end of the parking lot. South of that, there is a natural area with trees and a stormwater detention basin. A photometric plan shows an average of one (1) foot candle for the parking areas. All exterior light fixtures are shown at 20 feet per ordinance. For site identification, the Credit Union is allowed one (1) monument sign, a maximum of 30 square feet, and two (2) wall signs not to exceed 66 square feet for the main sign facing Plymouth Road. A second wall sign would be allowed at half that area facing Raleigh or ib the east elevation measuring 33 square feet. 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 June 24, 2024, 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 project at this time. The subject parcel is assigned the address of #36525 Plymouth Road. The legal description included with the submitted drawings appears to be correct, and should be used should the project be approved. The existing parcel is currently served by public water main, sanitary sewer and storm sewer. The submittal indicates changes to the existing utility leads, but does not give any specific data as to proposed flows. We do not believe there will be any additional impacts to the public utilities with this proposal, but we will review the drawings in greater detail when they are submitted for permitting. Please be advised that the project will be required to conform to the latest version of the Wayne County Storm Water Ordinance. The existing parcel has existing storm water detention on it, but the volumes will need to be verified, and additional volumes may be required to meet the new Ordinance. Also, should any work be required within the Plymouth Road right-of-way, The owner may be required to obtains permits from 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 July 9, 2024, which reads as follows: "This office has reviewed the site plan submitted in connection with a r quest to construct a commercial building on property located at the above referenced address. We have no objections to this Mr. Wilshaw: July 16, 2024 31521 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 June 25, 2024, which reads as follows: "1 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 July 9, 2024, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. Signage has not been reviewed. Any excess signage would require a variance from the Zoning Board of Appeals. The proposed plan does not show provisions for a dumpster or an enclosure. Planning and/or Council may wish to address this. 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 July 2, 2024, 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. We have a letter of no objection coming from the Treasurer's office dated July 3, 2024. The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Are there any questions of the Planning Director? I don't see any questions. Our petitioner is in the audience. Feel free to come forward and tell us about your proposal. Mr. Wilshaw: Good evening. Woody Isaac, Veritas Design Group. I prepared the site plan. We have Spencer Lippert, from Mayotte Group Architects. He's the architect for the project. Again, Mark did a tremendous job introducing the project. Don't really have anything to add. And I guess just to clarify, though, Mark, because you did go kind of fast. You mentioned in terms of signage, Zoning Board of Appeals, would that be something that we might request in excess of the ordinance criteria? Mr. Taormina: We have not yet determined if a variance is needed for the signage because we don't have enough information. As long as they can limit the amount to 66 square feet on the front of the building and 33 square feet on either side, there would be no need to go before the Zoning Board of Appeals. Mr. Issac: Okay. Thank you for that. So, with that, we're happy to answer any questions, if there are any. Mr. Wilshaw: Mr. Caramagno: Mr. Issac: July 16, 2024 31522 All right, excellent. Thank you, Mr. Isaacs, any questions for our petitioner? The only question that I've got is and it revolves around I think what Pete said at the study session, what a nice building that exists there today. And is it just the true credit unions look that looking to change? And is that the reason we're going to demolish a good-looking building and put up a brand-new structure? Well, I can't, you know, I don't belong, you know, to the ownership group of the credit union. So, I can't speak to all of their criteria. But I know that, you know, the building has been studied. We know it's a sound building. It's a, you know, it's a good building. I think there is an element of the brand that True would like to portray. The fact that the building is zero setback in the circulation within the site is not ideal currently. That's a factor. Spencer, are there other things that you could speak to in terms of the building? Spencer Lippert, Mayotte Group Architects. Yeah, our firm has looked at this building for the past few years, and we've been involved in a handful of renovations. We've tried our best to make it work for Parkside. But the truth is, this business model is a little different. The service structure that is being proposed at this branch is more self-service and the existing layout...it's a very large building compared to what we're proposing, and overall layout interior wise is counterintuitive to the existing building. Mr. Caramagno: Thank you. Mr. Wilshaw: Thank you, Mr. Caramagno. Any other questions? Mr. Wilshaw: I hear no other questions. Is there anyone in the audience? There is no one left in the audience. There's no one that's gonna come forward and speak on this item. Anything else that you'd like to add before we make our decision? No, thanks. All right. Thank you, gentlemen. If that's there's no other questions or comments from any of the commissioners a motion is in order. On a motion by Ventura, seconded by Long, and unanimously adopted, it was #07-36-2024 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2024-06-08-03 submitted by TRUE Credit Union requesting approval of all plans required by Sections 3.11 and 13.13 of the Livonia Zoning Ordinance, as amended, in connection with a proposal to demolish the existing building and construct a new TRUE Credit July 16, 2024 31523 Union building with drive-thru operations, at 36525 Plymouth Road, located on the south side of Plymouth Road between Raleigh Avenue and Levan Road in the Northwest' of Section 32, be approved subject to the following conditions: 1. That the Site Layout Plan, identified as Sheet No. C2.0, dated June 12, 2024, prepared by Mayotte Group Architects, is hereby approved and shall be adhered to. All regular parking spaces shall be double -striped and measure ten feet (10') in width. 3. The Landscape Plan, identified as Sheet No. C6.0, dated July 1, 2024, prepared by Mayotte Group Architects, is hereby approved and shall be adhered to. 4. All disturbed lawn areas, including road rights -of -way, shall be sodded instead of hydroseeding. 5. Underground sprinklers shall be provided for all landscaped and sodded areas. All planted materials shall be installed to the satisfaction of the Inspection Department and then permanently maintained in a healthy condition. 6. The Exterior Elevations Plans, identified as Sheet No. A200 and Sheet No. A201, dated June 12, 2024, prepared by Mayotte Group Architects, are hereby approved and shall be adhered to. 7. All rooftop mechanical equipment shall be concealed from public view with screening compatible with the building's exterior materials. 8. The walls of the refuse enclosures shall consist of materials that complement the building. The enclosure gates shall be solid steel or durable, long-lasting solid panel fiberglass. 9. All exterior light fixtures shall not exceed twenty feet (20') in height and shall be aimed and shielded to minimize stray light trespassing across property lines and glaring into adjacent roadways. 10. Only conforming signs are approved with this petition. Additional signs shall be submitted for review and approval by the Zoning Board of Appeals. July 16, 2024 31524 11. No exposed LED light band or neon shall be permitted on this site including, but not limited to, the building or around the windows. 12. The specific plans referenced in this approving resolution shall be submitted to the Inspection Department when the building permits are applied for, and 13. Under Section 13.13 of the Livonia Zoning Ordinance, as amended, this approval is valid for a period of one year only from the date of approval by the City Council. Unless a building permit is obtained, this approval shall be null and void at the expiration of said period. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to the City Council with an approving resolution. ITEM #6 APPROVAL OF MINUTES 1,215th Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,215th Public Hearing and Regular Meeting held on June 18, 2024. On a motion by Bongero, seconded by Long, and unanimously adopted, it was #07-37-2024 RESOLVED, That the Minutes of 1,215th Public Hearings and Regular Meeting held by the Planning Commission on June 18, 2024, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Bongero, Long, Ventura, Wilshaw NAYS: None ABSENT: Dinaro ABSTAIN: Caramagno Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,216th Public Hearings and Regular Meeting held on July 16, 2024, was adjourned at 9:13 p.m. ATTEST: Ian Wilshaw, Chairman July 16, 2024 31525 CITY PLAN ING COMMISSION Cara gno, Secretary