HomeMy WebLinkAbout1,222 - November 12, 2024 signedMINUTES OF THE 1,222nd PUBLIC HEARINGS AND REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, November 12, 2024, the City Planning Commission of the City of
Livonia held its 1,222nd Public Hearing and Regular Meetings in the Livonia City
Hall, 33000 Civic Center Drive, Livonia, Michigan.
Mr. Ian Wilshaw, Chairman, called the meeting to order at 7 p.m.
Members present: Wafa Dinaro David Bongero Sam Caramagno
Glen Long Peter Ventura Ian Wilshaw
Members absent: None
Mr. Jacob Uhazie, Assistant 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 2024-10-02-16 Livonia Gas Mart
Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2024-
10-02-16 submitted by Livonia Gas Mart requesting waiver use
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 redevelop and expand the existing gas station,
including removing the service bays, expanding the building to
provide additional retail space and restaurant, and relocate and
increase the number of fuel pumps and parking, at 31301
Mr. Uhazie:
November 12, 2024
31652
Plymouth Road, located on the southeast corner of Plymouth and
Merriman Roads in the Northwest'/4 of Section 35.
Good evening. So as mentioned, this is to redevelop the existing
gas station, including the removing the service bays, expanding
the building to provide additional retail space and a proposed
restaurant. This would also relocate the fuel pumps and
rearrange the parking. The current zoning for the site is C-2
(General business). North across Plymouth Road is zoned C-2,
east of the petition site is the Plymouth Square Shopping Center
zoned C-2, to the South is also zoned C-2, and west at the
southwest corner of Plymouth and Merriman is the Citizen Bank,
zoned C-1 and just south of that property is an N1
(Neighborhood). Currently, the site operates a gas station and
auto repair business with three service bays. The subject site
measures 175 feet by 175 feet for a total area of 30,625 square
feet. The existing one-story building is approximately 2,055
square feet in size. There are two groups of gas pumps. Four
pumps fronting Plymouth Road, and two on Merriman. Four
driveways provide ingress and egress to the site. Two on
Plymouth Road and two on Merriman. Some background on the
site, in 2021 the site was approved to construct an addition and
remodel the interior and exterior of the existing Mobil gas station,
but no construction was done afterwards. We did receive new
plans from the petitioner since the last time we met. The total
addition for the gas station would be 4,664 square feet in size,
and they would have two separate uses. The first addition is L-
shaped and adds 1,152 square feet, 12 feet to the south and 11
feet to the east. This would be used for additional retail area for
the gas station. The second addition portion would add 27 feet to
the east for a total of 1500 square feet. The site plan notes the
use as a proposed takeout restaurant. No further information is
provided for that proposal though. The required setbacks for a
gas station is 60 feet. On Merriman Road the setback is 64 feet.
On Plymouth Road the setback is 70 feet. The zoning ordinance
allows for zero setbacks when abutting commercial spaces.
There is an eight -foot setback from the southern property and 22
from the eastern property. Access to the site has changed from
the original site plan. The northern curb cut closer to the corner
along Merriman Road has been removed, and in its place, there
is an additional parking spot. The six existing pumps would be
replaced by four pumps that can accommodate eight vehicles.
The pumps would be located along the Plymouth Road
entrances. The pumps are covered by a canopy with a height of
17 feet and a bottom clearance of 14 feet. For parking, the
convenience stores require one space for 150 square feet of
area, which would be 17 spaces. There's not enough information
Mr. Wilshaw:
Mr. Uhazie:
November 12, 2024
31653
for the proposed restaurant to get an accurate number of what
we would require in the zoning ordinance, but based off of the ITE
Parking Generation Manual, we can estimate that 12 spaces
would be required for a restaurant of this size. This would be a
total of 29 parking spaces. The site plan shows 15, nine -foot -wide
spaces and one parallel space in front of the removed drive that
I mentioned, plus the eight spots at the pumps. The dumpster
enclosure location is another change from the last time we met.
The dumpster enclosure has been relocated to the southwest
between the building and the two parking spaces. The walls
would be six feet high and made of poured concrete and brick
pattern and a sloping four inch stone cap. The floor plan shows
the gas station, convenience store, removing the service bays
and adding a large display sales area, walk-in coolers, restrooms,
customer service counter, office and back rooms. As I mentioned,
no details are provided for the restaurant area, and there would
be no access between the two uses. Elevations show the addition
would be constructed out of brick with accent columns
constructed out of split face block, and a decorative crown
molding surrounding the top edge of the building. Separate
entrances are shown for each use with new storefront windows
on either side of the convenience store entrance. No renderings
have been received for the elevations. For landscaping, the
zoning ordinance requires three trees along Plymouth and
Merriman Roads, one ornamental tree and 23 shrubs along each
right of way. The landscape plan shows two existing trees and
three ornamental trees on Plymouth Road and none on Merriman
and then a total of 63 shrubs distributed around the right of way.
No sign package has been submitted with this petition. With that,
Mr. Chairman, I can read out the departmental correspondence.
Yes, please.
The first item is from the Engineering Division, dated October 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, but would like to note the following items: 1. The subject
parcel is assigned the address of#31301 Plymouth Road. Should
additional addresses be needed, the Owner will need to contact
this Department once permitting has been completed. 2. The
existing parcel is currently serviced by public sanitary sewer and
water main, and storm sewer. The submitted drawings does not
include any proposed utility information, but we do not believe
there will be any adverse impacts to the existing systems with the
proposed improvements. 3. Although the drawings do not
indicate any utility alterations, it should be noted the any
Mr. Wilshaw:
Mr. Bongero:
Mr. Uhazie:
Mr. Bongero:
November 12, 2024
31654
proposed development may be required to provide storm water
improvements and detention per the Wayne County Stormwater
Ordinance. 4. Should the project move forward, the owner will
need to submit plans to the Engineering Department for
calculation of water and sewer fees associated with the building
expansion and new restaurant facilities. 5. Any disturbances with
the Middlebelt Road or Plymouth Road right-of-way's will require
permits through the Wayne County Department of Public Service
or MOOT, including drive approach and sidewalk removals and
placements." The letter is signed by David W. Lear, P.E.,
Assistant City Engineer. The next letter is from the Livonia Fire &
Rescue Division, dated October 28, 2024, which reads as follows:
" This office has reviewed the site plan submitted in connection
with a request to construct a commercial building on property
located at the above referenced address. We have no objections
to this proposal."The letter is signed by Brian Kukla, Fire Marshal.
The next letter is from the Division of Police, dated October 25,
2024, which reads as follows: `/ have reviewed the plans in
connection with the petition. The single barrier free space
provided in the proposal located on the south side of the business
has the access aisle on the driver side of the parking space. Per
the Americans with Disabilities Act (ADA), when a barrier free
space is located in angled parking, the access aisle must be on
the passenger side. Furthermore, two accessible parking spaces
should be provided for the number of parking spaces in the
proposal per the ADA." The letter is signed by Paul Walters,
Sergeant, Traffic Bureau. The next letter is from the Finance
Department, dated October 24, 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 an email from the Treasurer's Department, dated
November 8, 2024, which reads as follows: "The property owner
still owes $10,526.59 in back property taxes." The letter is signed
by Susie Nash, Treasurer. That is the extent of the
correspondence.
Are there any questions for the Planning Director?
Thank you, Jacob. Has there been arrangements made on these
back taxes that you know of?
No, we were originally told that they didn't have anything, but that
came back just late last week, that they have back taxes.
So, as of today we understand ifs still...
November 12, 2024
31655
Mr. Uhazie: Yeah.
Mr. Bongero: Okay. Then I do have a question with the parking. So, they're
gonna go before Zoning Board of Appeals for the parking, they're
deficient, right?
Mr. Uhazie: They are deficient, yes.
Mr. Bongero: With the ITE calcs, that just does, like an average of a restaurant
that size?
Mr. Uhazie: They take it into account, they go by settings, is it an urban,
suburban, rural...they've looked at many studies to get an
average of what the most likely required parking would be.
Mr. Bongero: Okay, and they're still showing, although it looks like they're
changing to the 10-foot spaces, but they're still well short?
Mr. Uhazie: Yes, correct. And their plans do show nine -foot spaces, but our
ordinance requires 10-foot spaces.
Mr. Bongero: Okay. Thank you. Thanks, Mr. Chair.
Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions for planning staff?
Mr. Ventura: Jacob, I want to follow up on Mr. Bongero' s question. So, if they
go to 10-foot spaces, will they lose spaces?
Mr. Uhazie: I would imagine, but I've not done the calculations to figure out
exactly how many they would lose.
Mr. Ventura: So, they'd be even more deficient when they go to 10-foot
spaces. I noticed when I was on the site today that there are two
light poles side by side in the median on the Merriman Road side
between the two entrances. Is that going to remain?
Mr. Uhazie: I'm not aware
Mr. Ventura: I see they're on the drawing.
Mr. Uhazie: Yes, I believe they would remain, but unless otherwise noted by
the petitioner.
Mr. Ventura: So, that has nothing to do with this petition. It just kind of a point
of interest.
November 12, 2024
31656
Mr. Uhazie: Yeah, I'm not aware of what they would be...
Mr. Ventura: Okay. Do we have any color renderings?
Mr. Uhazie: No, we did not receive any color renderings.
Mr. Ventura: So, is this a demolish and rebuild, or is this a modification, or...
Mr. Uhazie: I believe it's an addition.
Mr. Ventura: Thank you.
Mr. Wilshaw: Thank you. Mr. Ventura. Any other questions for planning staff?
If not, the petitioner is in our audience. Feel free to come to our
podium. Start with your name and address.
Alex Raichouni, MA Design. I'm representing the owner, Dr Fadi, Naserdean, and
I guess the Livonia Gas Mart. I'm not sure how...what the
company name is, but yeah, I'll be representing them as the
designer and to start...so, as you know, we're proposing to keep
the existing building. The building is almost 2,000 square feet. I
had 1,966. I think I heard a little bit over 2,000 from, I think Jacob,
right? But anyways, we're going to be adding an addition on to
the retail area of the store and then a separate proposal...well, I
mean, it's all together, of course, but then there's the carry out
restaurant that the owner likes to have in all his locations. The
owner, right now, you know, presently, probably has like 20
locations. Not all of them are designed exactly the same as this,
but the majority of them, and he wants to keep them looking the
same way, so he has the retail, you know, area that consists
about 3,000 square feet in order for him to have a certain amount
of products in there, and a certain design, in order for him to
succeed in this gas station business. And that's why he does it
this way. He's learned his lesson, you know, for the last 10 years,
and this is what he kind of told me, and then he attached this the
carry out restaurant. And sometimes he runs them, but most of
the time he has a partner that runs it with him, so that's why he's
not sure what he wants to put in there yet. But in most locations
that I've seen...there...he has a place called the Eureka Eatery.
What that...what kind of foods and stuff like that...1 never really
visited it, but I did see a lot of pictures in his office about different
locations. And he's, you know, that he started to develop in this
way. He's, we got, actually, another couple gas stations like this.
One in Garden City and one in I think it was Canton that... one in
Garden City on Merriman and Ford Road is being proposed, and
we'll be going to a meeting on that, and the one in Canton is on
275 And anyways, right next to 275 on Michigan Avenue. So
November 12, 2024
31657
those are the ones I'm working on, but there's more to come. So
yeah, and this one he wants to develop right now. This is actually
the first, not the first one, but the first one for me that I'm involved
in. So we're hoping that we can move forward on that. And as far
as some of the questions that arose, I mean, as far as the gas
pumps, maybe we could talk about that first, you know, he likes
to change the gas pumps to a diamond gas pump, pump
orientation. It helps, and people...just the circulation of how
people come in and out. I'm the one that proposed to the owner
to close that approach. He hates closing any approach. He
always feels like, you know, if a customer misses one approach,
he's going to find that next one. I mean, he just wants people to
come into his site, especially in gas station businesses. But I told
him, you know, sometimes the one next to the traffic lights, you
know, creates some kind of traffic. You know, it creates accidents
and things like that. So let's propose at least closing one, which
is the one on Merriman on the northern side. It was proposed by
Jacob at one point that somebody mentioned that they were
thinking, if we can close also another one, and he wasn't really
happy about that one. He wants to comply with the city and really
move forward with this. Because you could see that the, you
know, the building doesn't look so great, and the repair shop is
closed right now. I'm not sure what his predicament is on that, but
he really wants to turn it into some of the locations that he has
around. So, as far as the parking spaces, so usually, carry out,
you know, people that go in are in and out. Actually, I did visit one
of his locations. The one on, it's also in Garden City, it's on Ford
and Henry Ruff, and I could see that everybody, you know, it's
not, it's not like busy to a point where people are coming and
parking. When people come in, they come in for their cigarettes,
filling gas, bread, whatever, you know, a drink at the same time,
if they wanted to carry out something. Usually, they call in before
and they come and pick up, they pick up their food now, or they
Door dash it, so ifs limited amount of traffic that usually park. At
these restaurants anymore, even in, you know, downtown
districts and things like that. So if you recalculate it in a sense, or
we recalculate it at another time when we do design the
restaurant, what I've seen in his restaurant is that 70% was used
for his kitchen and service area and all that wash area, prep area,
and like I said, it was just you walk in and he has a couple tables
where people can just a bench. I seen that people can just sit and
wait for an order, but other than that, the place was empty. I
mean, people just picking up. I just felt like people were just
picking up things. I don't know what else I can add, but we do
want to comply. We do want to move forward. We're hoping that
you'll be on our side on this. As far as those light posts, those are
on private property and those are public light posts, so I'm not
Mr. Wilshaw:
Ms. Dinaro:
November 12, 2024
31658
sure if we can do anything about that, but other than that, if you
have any questions, I'm here to answer them.
I appreciate you giving us the background on this petition. What
I'll do is go to my fellow commissioners and see if there's some
questions for you about the plan. Is there any questions for our
petitioner?
I'm really glad to see that this site is getting a revamp, because it
is much needed. I do have concerns about the parking. The ADA
parking was specifically called out and not having enough parking
spaces. So, is there an opportunity to go back and re look at the
design to add 10-foot parking spaces, because currently they're
at nine feet, and figure out how to get the rest of those parking
spots in and get the ADA parking in there?
Mr. Raichouni: So, one of my first sketches is that I proposed parking on an
angle, a one way parking coming in and out on an angle. It's not
here. I can't show it to you, but the first reaction from Mark,
actually that emailed me back was that, you know, maybe its
better to take out the parking that and he actually said, in an
email, if I remember correctly, I got to go back to that email. I
thought he said that you have enough parking, you could do away
from that, so the circulation is better. But I knew...but even when
I had those angled parking around the site from coming in from
Plymouth, I had angled parking, and then I had the dumpster
toward the corner of, you know of where the restaurant was then
we moved it with some comments from Mark and maybe even
Jacob at one point, but then they were going to circulate in a...in
from the northeast approach. They would go in, and they would
circle around where they have one way parking also at the front
of the building, because I told them it would be nice for people
just to park closer to the building, you know, so they can get in
and out quicker if they wanted to just pick up something, instead
of just filling gas and waiting at the pump, you know, and getting
their stuff. And then they would just back out and circulate and go
back off Merriman. And that would be a...that would be a nice
little circulation pattern, and we would be able to add more
parking. But I thought maybe he didn't, maybe he wasn't in favor
of that idea. So, I just wanted to do what was recommended, you
know, to me. Other than that, there was another thing that was
brought up. This survey that was brought to me, was brought to
me by the owner of how we put this architectural site plan
together. And what I noticed when Jacob sent me another email
saying, you know, you probably have more frontage on Merriman.
And it turned out that the gas company that provided him with that
survey only provided him with the amount that is set over here,
November 12, 2024
31659
140 feet. He actually has 173.17 I think it was. He does have that
green area on the southern part that is his. He didn't think it was
his. I said why don't you look at the legal description and give it
to me so I could verify that? But we didn't have enough time to
talk about what was brought up by Jacob. And then he, you know,
he was reluctant, but he said, if I have to, I'll develop it and we'll
put parking back there, but how many people are really going to
park back there and walk all the way to the front of that gas
station. That's what his comment is. But he said, if that's what
they that's what's recommended, then we will do it.
Mr. Wilshaw: Okay. Mr. Dinaro, you still have the floor. Any other questions?
Ms. Dinaro: No. Thank you.
Mr. Wilshaw: Okay, thanks. Any other questions?
Mr. Droze: Thank you. Mr. Chair. So, it's a very tight site, as we kind of look
at it, and can understand some of the challenges of fitting this into
the site, but, you know, one of the recommendations that was
made at the study session was about closing both driveways and
I guess, a question to circulation, how are the gas trucks going to
get into the site? What's your plan for that? How are they going
to maneuver? And how does that affect that driveway on
Plymouth Road?
Mr. Raichouni: So, as you can see, this is an existing site, so there's gas trucks
that are always coming in already, and it was a lot more
complicated, because they had to go through two pumps that
were on the Merriman side, and another two pumps with longer
islands that were on the Plymouth side. So now, you know it's
going to be a lot easier for them to come in from Merriman. And
you know they usually just take up a section of that space trying
to give the rest of the traffic an area to come in and out, but they
kind of block the area for about 20 minutes or so in order for them
to pump that gas back into the tanks and leave. So they do block,
but they find their way to get through with the traffic working
around them.
Mr. Droze: So, would they, you said, come in off of Merriman, and then would
they exit via the easterly drive back to Plymouth?
Mr. Raichouni: Yeah, they would be able to come from and exit from Plymouth.
Yes.
Mr. Droze: Okay, so that driveway close to the intersection is not needed for
the truck circulation?
Mr. Raichouni:
Mr. Droze:
Mr. Raichouni:
Mr. Droze:
Mr. Raichouni:
Mr. Droze:
Mr. Raichouni:
Mr. Droze:
Mr. Raichouni:
Mr. Droze:
Mr. Raichouni:
November 12, 2024
31660
The what?
The driveway that's currently, call it 15 feet off the sidewalk, on
Plymouth Road is not needed for the trucks.
The approach that we're proposing to close?
No. The one on Plymouth Road. Jacob is showing it with his
pointer.
So, the one on the northeast corner?
Yes, the northwest corner.
Oh, the northwest corner. The one closer to the thing. I mean, he
can always circle around, all the way around, and come back this
way. I mean, he can do it, if you're asking that question.
Just curious.
It would have been easier for him probably...what he used to do
is come in from the southern approach, from Merriman and come
out from the northern approach. Maybe that's what he did before,
but I'm not sure, I'm just assuming what's happening from sites
that I go visit sometimes.
Okay. Another question, the new canopy that's proposed. It was
not included in our elevations. Do you have details on what that
will look like?
I thought I had that. Let me just double check. You know, I don't,
I don't have it, but I can...I mean, if you're asking for that, we can
propose that, of course, and we're going to probably have to turn
it in when we get permits, but it's your common canopy, you know,
we're gonna dress it up with the columns, and the columns will be
brick, the red brick as the building. And yeah, on one of my project
I did, it was up in Pontiac, I did provide them with the canopy and
pumps. I thought I did the same thing with this project, but I don't
think it was asked for so... it was asked for toward the end of our
emails back and forth, but it wasn't asked before and on my
previous projects in Livonia, you know, I probably didn't do a gas
statui for a while, but it was never asked when it's never asked. I
never, I give it right away, but I will be submitting them for
permitting, you know, but it's your regular gas station. Which
name brand he's going to have, Citgo, Sunoco, Marathon, I'm not
sure which one he's going to have, and usually it's the gas
Mr. Droze:
November 12, 2024
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companies that provide the image of it. Anyways, I'm not
supposed to be drawing something that I don't know what to
draw, and most architects are not going to draw something that
usually is provided by the gas companies, the image of it. But as
far as the height, it's usually a standard height. It'ss 14 feet to the
bottom of the canopy and the canopy itself is three foot high, and
it's all made of aluminum. But it's your typical canopy, flat roof
made out of steel beams and covered with aluminum.
Okay, and I we did mention that at the work session or the study
session that I think that's obviously a very prominent thing. This
is a major intersection in the city, so I think I would personally like
to see that detailed. As you come today with the renderings, it's
helpful for us to understand the colors and materials and then I
guess the last point is the lighting for the site. Typically, we like to
see photometric. So obviously, gas stations are fairly well lit, but
just curious to know what your plans are.
Mr. Raichouni: The only lighting that we're proposing is wallpack lighting around
the building and I have them labeled on the site plan showing nine
lights, three in the front, two in the back, two on the west side and
two on the east side. So, the wallpack lighting, I don't have a detail
with me here, but I can provide that also, and under the canopy
too. Oh, and the canopy, it's going to be...they're all LED lighting,
but under the canopy also there. I don't know how many exactly,
but it's got to be designed.
Mr. Wilshaw: Thank you, Mr. Droze.
Mr. Raichouni: And they're flush with the ceiling on the canopy. They're not those
protruding lights anymore, like the old style. Yeah, they're flush in
within the canopy.
Mr. Wilshaw: Okay, thank you, sir. Any other questions for our petitioner, Mr.
Ventura?
Mr. Ventura: Thank you, Mr. Chairman. And maybe this is going to be a
redundant question. If it is, I won't ask it. But have we gone
through the exterior materials? Do we know what's there?
Mr. Wilshaw: We do not. This is the first time we've seen the rendering.
Mr. Ventura:
Then could you walk us through what's going on in the outside of
the building? And I guess my first question is, what percentage of
the existing building is going to be replaced? I mean, is the whole
thing going to be reskinned, or is there some of the existing
building that's going to remain? Or, what's the story?
Mr. Wilshaw:
Mr. Raichouni:
Mr. Ventura:
Mr. Raichouni:
Mr. Ventura:
Mr. Raichouni:
Mr. Wilshaw:
Mr. Raichouni:
Mr. Ventura:
November 12, 2024
31662
Sir, what we'll ask you to do if, if you could hold the rendering up
and then speak into the microphone, that way our TV audience
can hear you as well, as you describe this.
Thank you. So, yeah, we're going to, so let's say the portion of
the building is in this section right here. This is the existing
building. We're going to, yeah, skin, like you said, the whole
building down to the eight -inch block. We're going to remove the
whole roof and rebuild the brick on the existing building, and if we
have to build more block, and then there's going to be a whole
new building that's going to be built for the addition from here to
here, all the way around. So, the building will consist of a split
face block at the...where it's where it's white and red brick. And
this is what he has on all his locations.
So, the entire exterior of the building is brick or block.
It's eight -inch block, the main structure. Then there's the four inch
veneer. I don't want to call it veneer. It's a four -inch brick. And
where the split face block is, it's only an eight -inch split face block.
There's no block and brick. So, you have one structure, where
the, where the split face is, and like two structures when you build
it from eight -inch block to four -inch brick.
Okay, thank you. And I know Mr. Uhazie commented on the
landscaping and in our write up, you are somewhat deficient on
the Merriman Road frontage. Is there a reason that you're not
conforming?
We are deficient on what, sorry, that deficient...
Landscaping.
Oh, landscaping. Okay, so yeah, I was hoping that, you know
those questions were brought up in one report, so we could
answer all of them at one time. I don't think I received anything
like that. I always received, like, an email of jotted items. And if
I'm wrong, Jacob, I apologize, but I don't see, I didn't see no
report, like, you know, like, you know, some cities give, but, yeah,
we could provide every, you know, whatever it says. 20 feet, 25
feet, 40 feet of deciduous maple trees or honey locus, whatever
trees that...but we will design certain amount of trees for
Merriman that's required.
Okay, and I guess my last question has to do with the number of
employees at any given time, how many employees will be
working there?
Mr. Raichouni:
Mr. Ventura:
Mr. Raichouni:
Mr. Ventura:
Mr. Wilshaw:
Mr. Caramagno:
Mr. Raichouni:
November 12, 2024
31663
Usually on most hours and most shifts, there's only one cashier,
but a second person will come in just to fill the coolers and things
like that. So, at the most, there's only two. This is for the gas
station part. Now, as far as the restaurant, the future restaurant
that needs to be designed and get permits at a later time. We
want it approved within the structure right now, of course, for
planning, but in the future, restaurants like this probably need at
least three people at one point to, you know, prep and service
and cook, you know.
I guess I'm concerned. You're already deficient in parking
considerably, and you're going to have five parking places
consumed by employees, of the parking that you're providing. I
guess if the ownership owns the land to the south, and he's at
least amenable to paving part of that for additional parking, I'd like
to see some employee parking put there, so that the parking that's
on the site adjacent to the gas pumps and the store and the
restaurant are there for the customers.
I think its a good idea. No problem.
Thank you, sir. Thank you.
Thank you. Mr. Ventura. Any other questions for our petitioner's
representative?
I got a couple questions and certainly some concerns, as well.
The grass to the east of the building, what's the plan? The
pavement rather, east of the building? Why would you leave that
pavement there?
I mean, it's an existing...we didn't need to expand the building
more than is needed and you can't really fit, you know, a parking
space, or circulate any parking around there, or anything like that.
So, it is like a dead space.
Mr. Caramagno: So, you plan on leaving that asphalt, no grass there?
Mr. Raichouni:
We could, if you recommend grass, we left the asphalt. He just
wants less maintenance all the time. But, and I did have, like I
proposed the grass area at one point, as far as my design, but he
said, Why don't you leave it asphalt? I don't want to maintain
these grass areas and cut them all the time and, you know, it
grows. But if you, if you recommend that's you know...
Mr. Caramagno: How long has this owner owned this station?
Mr. Raichouni:
Mr. Caramagno:
November 12, 2024
31664
I don't know that one. I'm not sure. I never asked him.
It's clearly run down, and there's little effort to make it something
nice, and you know, some of my comments now are going to be,
you know, tonight, this presentation is ill prepared as far as I'm
concerned and I can't vote for anything here tonight with all the
questions that are out there. I mean, we got a color rendering
here. The pavement and the parking are certainly an issue.
There's no doubt about...I agree with the others. And then we've
got the taxes as well. So, we got a multitude of problems here
that are an issue and then even in your own comments, sir, you
say that your owner wants to comply with the city. Well, I'm not
seeing that in anything you're showing us tonight. So, I've got
trouble with this case, so I'll leave my comments there.
Mr. Raichouni: I mean, the only, the only thing I can answer on your comment
like that is that, yeah, no, he wants to comply.
Mr. Caramagno: I'm not seeing that. I am seeing nine -foot spots and less spots
than available. I'm coming in with not hearing us originally to
move that building back, not hearing anything about the reducing
the driveways. That's not trying to comply with the things we
asked for or requested.
Mr. Wilshaw:
Mr. Raichouni:
Let's not debate back and forth. Please. Thank you,
I just don't agree with that. I'm sorry.
Mr. Wilshaw: I understand.
Mr. Raichouni: I, you know, I'm...
Mr. Wilshaw:
Mr. Raichouni:
Sir, let's not debate back and forth. He's entitled to his opinion. Is
there any other questions for our petitioners representative? I see
no other questions from any of the commissioners. Is there
anyone in the audience wishing to speak on this item? I don't see
anyone else wishing to speak. Sir, you get the last word as the
petitioner. So, feel free to say anything else you'd like to say
before we make our decision.
Yeah, the only thing I'd like to say is that, you know, when I
propose things to the city, I propose it. I, the first thing I do is I, I
email stuff and submit things to the Planning Department, and
then I get their feedback, and then I and I do, if not 100% 99.99%
of the things they recommend, okay, and if I get things, you know
that also pops up, you know, very close to the Planning
November 12, 2024
31665
Commission meeting, and I don't have heads up, then I'm not
able to answer that in the in a meaningful amount of time. But the
thing is, in about for what I could say is that the gas station, the
way it is right now, is in a horrible design. It was like an old design
that is a horrible design. And what I proposed with the rendering
that I sent that shows most of the design that the owner likes to
have in all his locations. And I could send the addresses so you
guys could go visit those locations and other in other cities, you
could see that they don't have half of the parking that I proposed.
That's number one. And you can go look at the circulation in those
in those locations. One being on Ford Road and Henry Ruff. I
think it's easy for you to find that one. And the other thing is, as
far as proposing, you know, trying to work with the city in order to
propose an approach, closing an approach. I think that's another
insight for me, trying to work and trying to propose something that
is better for the city. As far as the rest of the design, the parking
circulation, the dive in pumps in order to get in and out of building,
you know, you want me to move the building all the way to the
corner just to cover some asphalt. I mean, I don't understand why
I would have to build a bigger building that I can't even fill. I mean,
people would...most cities, would say, no, I want less square
footage and not a bulky building. Now for me, not to, I have to
utilize the existing building. So that's why, that's my starting point.
I'm not able to go, you know, push the whole building, you know,
to the to the left, and lose 2,000 square feet and then build a
whole new building. That's not what he wanted me to propose,
and that's not what he wants to do. And I think he'll just, you know,
slam the project if he had to do that. So, at the same time, it has
to be feasible for him economically. And I think what we did is
way better than what it is right now, with no question, you know,
a doubt, that's all I could say. I hope you guys could reconsider. I
hope we can get approval. We can go through the planning
department and get things done and approved administratively
so we don't waste time, because I just don't want owners to
change their mind if we have to wait months sure to come back
and forth to these meetings. Thank you very much.
Mr. Wilshaw: Thank you for your comments. And we'll see what happens. I'll
close the public hearing, and a motion is in order.
On a motion by Ventura, seconded by Bongero, and adopted, it was
#10-57-2024
RESOLVED, That pursuant to a Public Hearing having been held
by the City Planning Commission on November 12, 2024, on
Petition 2024-10-02-16 submitted by Livonia Gas Mart requesting
waiver use approval of all plans required by Sections 3.11 and
13.13 of the Livonia Zoning Ordinance, as amended, in
November 12, 2024
31666
connection with a proposal to redevelop and expand the existing
gas station, including removing the service bays, expanding the
building to provide additional retail space and restaurant, and
relocate and increase the number of fuel pumps and parking, at
31301 Plymouth Road, located on the southeast corner of
Plymouth and Merriman Roads in the Northwest'/4 of Section 35,
the Planning Commission does hereby recommend to the City
Council that Petition 2014.10-02-16 be approved subject to the
following conditions:
1. The Site Plan identified as Sheet No. SP1 dated September
1, 2024, as revised, prepared by M Designers Group Inc., is
hereby approved and shall be adhered to.
2. All parking spaces, except the required barrier free parking,
shall be doubled striped at ten feet (10') wide by twenty feet
(20') in length as required. A minimum of five parking spaces
on the south side of the building shall be added for employee
parking and the number and location of the barrier free
parking space(s) shall be provided at the direction of the
Planning and Inspection Departments, and
3. The Exterior Building Elevation Plan identified as Sheet No.
A2 dated September 1, 2024, as revised, prepared by MA
Designers Group Inc., is hereby approved and shall be
adhered to.
4. A revised landscape plan is to be submitted in which it
meets the city zoning ordinance requirements.
5. That all rooftop mechanical equipment shall be concealed
from public view on all sides by screening that shall be of a
compatible character, material and color to other exterior
materials on the building.
6. Any new light fixtures shall not exceed a height of twenty
feet (20') from grade at the base of the light and shall be
aimed and shielded to minimize stray light trespassing
across property lines or on adjacent roadways.
7. No outside storage, placement or display of merchandise
shall be permitted.
8. Pursuant to Section 6.26(11), free air shall be provided and
dispensed at the point of service without having to enter the
station or perform any extra action to obtain the air without
charge.
November 12, 2024
31667
9. Vacuum equipment or the outdoor placement/storage of
propane cylinder storage units is not allowed.
10. The sale of ice shall be restricted to the inside of the building.
11. Only conforming signs are approved as part of this petition,
and any additional signs shall be separately submitted for
review and approval by the Zoning Board of Appeals.
12. No part of the pump island canopy fascia, except for
signage, shall be illuminated, and no LED lightband or
exposed neon is allowed on any part of the building,
including around the windows or on the overhead canopies.
13. Unless approved by the proper local authority, any type of
exterior advertising, such as promotional flags, streamers or
sponsor vehicles designed to attract the attention of passing
motorists, shall be prohibited.
14. That this approval is subject to the petitioner being granted
a variance from the Zoning Board of Appeals for deficient
parking and any conditions related thereto.
15. 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,
16. All delinquent property taxes are to be paid in full prior to
issuance of a building permit.
17. That the asphalt to the east of the building is to be replaced
or be properly landscaped accordingly.
18. That the dumpster enclosure is to be placed to the south of
the building at the discretion of Planning staff; and
19. Pursuant to Section 13.13 of the Livonia Vision 21 Zoning
Ordinance, this approval is valid for a period of one year only
from the date of approval by City Council, and 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?
November 12, 2024
31668
A roll call vote on the foregoing resolution resulted in the following:
AYES:
NAYS:
ABSENT:
ABSTAIN:
Dinaro, Droze, Bongero, Ventura, Wilshaw
Long, Caramagno
None
None
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 #2 PETITION 2024-10-02-17 CJ's Party Rentals
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2024-
10-02-17 submitted by CJ's Party Rentals, requesting waiver use
approval under Sections 3.17 of the City of Livonia Zoning
Ordinance, as amended, to operate a truck rental facility that
includes the outdoor storage of Budget Rental Trucks at 37055
Industrial Road in the Northwest % of Section 29.
Mr. Uhazie:
Okay, this is to operate the rental truck facility of an outdoor
storage of truck rentals. The property is currently zoned M-2
(General manufacturing), and has 103 feet along Industrial Road
and a depth of 192 feet, for a total site of 19,776 square feet. The
surrounding properties are all also zoned M-2. The existing
conditions on the site include a building with gross square foot
area of 8,082 square feet. Located at the front of the building is a
ramp with a single truck well. To the south and west of the
building are drive lanes to access neighboring properties, and
parking is located along the eastern end of the building. The site
plan shows 13 double stripe parking spaces with one being
accessible parking. Requirements for parking on this petition are
based off a ratio of one space for each employee, computed on
a basis of the greatest number of persons to be employed at any
one period during the day or night. The business plan was
submitted with the petition that describes four staff members
being employed during peak months. The business plan also
identifies that the company has six Budget rental trucks. The total
parking required for the site would be 10 parking spaces. The site
plan shows the rear seven parking spaces reserved for the
budget truck parking. The remaining parking is dedicated to
employee and customer parking. They also submitted a floor
plan. Part of the business is party rental supplies, which would
use open office area and open storage. With that, Mr. Chairman,
I can read out the departmental correspondence.
Mr. Wilshaw:
Mr. Uhazie:
Mr. Wilshaw:
November 12, 2024
31669
Yes, please.
The first item is from the Engineering Division, dated October 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 range of #37055
to #37105 Industrial Road, with the address of #37055 Industrial
Road being assigned to the overall parcel. 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." The letter is
signed by David W. Lear, P.E., Assistant City Engineer. The next
letter is from the Division of Police, dated October 25, 2024, which
reads as follows: `9 have reviewed the plans in connection with
the petition. There is a lack of information in the proposal in
regard to what size trucks are planned to be stored on site. Any
trucks exceeding the length of the highlighted spaces would
protrude into the aisle way and disrupt the ingress and egress of
traffic including emergency vehicles. If the proposed trucks can
fit in the highlighted spaces without protruding into the aisle way
then I have no objections to this petition." The letter is signed by
Paul Walters, Sergeant, Traffic Bureau. The next letter is from
the Treasurer's Department, dated October 30, 2024, which
reads as follows: "As of today, water and taxes are current with
the city in regards to this property" The letter is signed by Susie
Nash, Treasurer. That is the extent of the correspondence.
Yes, okay, great. Is there any questions for our planning staff? I
don't see any. Our petitioner, I believe, is in the audience. Feel
free to come forward. We ask that you start with your name and
address and good evening.
Cherise and Anthony Jones, owners of CJ Party rentals.
Mr. Wilshaw:
Ms. Jones:
Welcome to our meeting. And what would you like to tell us
about your business?
I'm the owner of CJ's party rental. I've been in business since
2021. I started with eight tables and 15 chairs in March of 2021.
In October of 2021, we bought our first warehouse. Well, I
should say leased our first warehouse in Farmington Hills.
Mr. Wilshaw:
Mr. Jones:
November 12, 2024
31670
We've been in Farmington Hills Since 2021 and our lease was
up in October of 2024. We have grown tremendously. We went
from 2,400 square foot to now, we need at least 5,000 square
feet.
Excellent. Anything else you'd like to tell us?
The budget part came into play to help augment our business
when the season is over with. So, we only, like I said, only use
six trucks at the max. So, the budget trucks is to help us during
the off season, during the winter months.
Mr. Wilshaw: Okay, one of the questions or one of the issues that you heard
during the correspondence was concern over the size of those
trucks. Do you know what size those trucks will be, that will be
in those spaces?
Ms. Jones: Yes, the biggest truck that we have is a 16-foot truck.
Mr. Wilshaw:
Okay, all right, very good. Thank you. Is there anything else that
you'd like to tell us before we ask you questions? No, okay, great.
Let's see if there's any questions for you. Any questions for our
petitioner?
Mr. Caramagno: Tell us a little bit about what CJ rentals does. What do you rent?
So you got a little air time here.
Ms. Jones:
We rent tables, chairs, tents, glassware, flatware, dinnerware,
linens. We're really...we have a big selection of linens. I have 180
different colors, sizes and textures. Glassware, we have probably
about a good selection of five different glasswares. We do a lot
of weddings we host. We did an event with Rocket Mortgage
where we did a tent for them. We do a lot of events for the City of
Novi. We did a couple of events for the City of Farmington Hills. I
have done a couple of events for the City of Detroit, and I also
have done an event for the governor.
Mr. Caramagno: Very nice. How big of tents do you have?
Ms. Jones: The biggest tent that we have is a 40 by 60 tent.
Mr. Caramagno: Okay. Very good. Thank you.
Ms. Jones: You're welcome.
Mr. Wilshaw: Thank you, Mr. Caramagno. Any other questions for our
petitioner? I don't see any other questions from the commission.
November 12, 2024
31671
Is there anyone in our audience wish to speak for or against this
item? I don't see anyone else coming forward. Anything that you'd
like to say before we make our decision?
Ms. Jones: I would love to be part of the City of Livonia. I believe that we can
grow where we're at, and I believe that this is a good place for us.
Mr. Wilshaw:
Very good. Well, thank you, Mrs. And Mr. Jones for for coming
forward today. Let's close the public hearing at this time, and a
motion would be in order.
On a motion by Bongero, seconded by Dinaro, and unanimously adopted, it was
#10-58-2024
RESOLVED, That pursuant to a Public Hearing having been held
by the City Planning Commission on November 12, 2024, Petition
2024-10-02-17 submitted by CJ's Party Rentals, requesting
waiver use approval under Sections 3.17 of the City of Livonia
Zoning Ordinance, as amended, to operate a truck rental facility
that includes the outdoor storage of Budget Rental Trucks at
37055 Industrial Road in the Northwest % of Section 29. The City
Planning Commission does hereby recommend to the City
Council that Petition 2024-10-02-17 be approved subject to the
following conditions:
That the site plan, as received by the Planning Commission
on October 11, 2024, are hereby approved and shall be
adhered to.
2. That the open storage of Rental Trucks shall be restricted to
the confined areas of the property as shown on the
approved the site plan. Any changes in the locations and
extent of recreational equipment storage shall first be
approved by the Planning and Inspection Department; and
3. That only conforming signage is approved with this petition,
and any additional signage shall be separately submitted for
review and approval by the Zoning Board of Appeals.
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.
November 12, 2024
31672
ITEM #3 PETITION 2024-10-02-18 Mr. Miguels
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2024-
10-02-18 submitted by Mr. Miguel's, requesting waiver use
approval pursuant to Section 6.51 of the City of Livonia Zoning
Ordinance, as amended, to construct an outdoor dining patio at
39305 Plymouth Road, located on the south side of Plymouth
Road east of Newburgh Road in the Southwest' of Section 30.
Mr. Uhazie:
This is to construct a permanent outdoor dining area at the
restaurant, which is currently zoned C-2. To the north is the
Sunoco station, which is zoned C-2. And to the northeast of the
property is zoned M-1. To the east of the petition site is an office
building zoned C-2 with part of it being zoned P (Parking). To the
south of the site is PL (Public Land) Hines Park, and to the west
is another C-2 zoned property. The property measures one 1.33
acres in size, with about 109 feet of frontage on Plymouth Road
and a depth of about 527 feet. The new patio would extend from
the rear of the building towards Hines Park and have a total
proposed area of 2,311 square feet. The patio flooring would be
constructed of composite decking such as Trex. The proposed
patio on the site plan is split into two sections identified as an
outdoor patio and game area. The outdoor patio area is located
on the western half of the patio and has seating for 56 people.
The game area measures 1,130 square feet with seating for an
additional 12. The main restaurant is accessible by two existing
doors, one in the patio area and one in the gaming area.
Emergency egress from the patio is available via a door along the
western wall and a gate on the eastern fence. The outdoor patio
is covered by a standing seam metal roof, and the southern and
western walls would be made of composite siding material. The
eastern side of the patio is open and separated from the game
area by a 42-inch fence with support beams. The outdoor patio is
approximately 12 inches above the game area, but is accessible
via stairs and a ramp. The south and east edges of the game area
are surrounded by 60-inch privacy fences. Mr. Miguel's currently
has seating for 140 customers, with an average number of
employees per shift of 10. This results in a parking requirement
of 103 parking spaces. The site plan shows that there are
approximately 109 parking spaces provided. The site plan also
shows the existing dumpster would be moved from the east lot
line to approximately 55 feet southwest of the patio of the patio
addition along the western property line. The new dumpster
location will include two dumpsters that are enclosed by six-foot
split faced CMU fence with a concrete cap and two sets of steel
Mr. Wilshaw:
Mr. Uhazie:
Mr. Wilshaw:
Mr. Droze:
November 12, 2024
31673
screening gates. With that, Mr. Chairman, I can read out the
departmental correspondence.
Yes, please.
The first item is from the Engineering Division, dated October 28,
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: 1. The subject
parcel is assigned the address of #39305 Plymouth Road. Should
additional addresses be needed, the Owner will need to contact
this Department once permitting has been completed. 2. The
existing parcel is currently serviced by public sanitary sewer and
water main, and storm sewer. The submitted drawings do not
indicate any proposed utility alterations, so we do not believe
there will be any impacts to the existing systems with the
proposed project. 3. Any disturbances with the Plymouth Road
right-of-way will require permits through 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 October 30, 2024, which reads as follows:
" This office has reviewed the site plan submitted in connection
with a request to construct an outdoor patio on the 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 October 28, 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 November 5, 2024, which reads as
follows: "Pursuant to your request, the above -referenced petition
has been reviewed. This Department has no further objections to
this petition." The letter is signed by Jerome Hanna, Director of
Inspection. That is the extent of the correspondence.
Very good. Thank you, Mr. Uhazie. Is there any questions for our
planning staff?
Quick question. Yeah, Jacob, is there any information about how
storm water is managed on this site? There's a lot of gravel and
broken up pavement in the back of the site, and I know you know
that directly could go towards the river and Hines park, I'm just
kind of curious about that part.
November 12, 2024
31674
Mr. Uhazie: I do not have any have any information on that. The petitioner
may have more insight.
Mr. Droze: Thank you.
Mr. Wilshaw: Good question. Thank you, Mr. Droze. Any other questions for
planning staff? If not, well get the petitioner up here to fill us in.
The petitioner can come forward to our podium. Good evening,
sir.
Steve Dumont, Designstruct, 23617 John R Road, Hazel Park, MI. I have with me,
Steve Savage, one of the restaurant owners. Jacob did a great
job explaining the extent of the project. We plan on, like you said,
a standing seam metal roof and the question for the parking, we
planning cleaning all that up, reasphalting that back. We've got a
pretty big site there, 500 foot deep, so to provide all the required
parking. And if there's any other questions?
Mr. Wilshaw:
Mr. Droze:
Mr. Dumont:
All right let's see what the questions are available. Any questions
for our petitioner, Mr. Joe, is there anything you wanted to follow
up with in particular to your question?
Yes, thank you. So as I look at the plan, it looks like the proposed
parking as shown, doesn't go all the way back and kind of getting
back to that area of gravel and kind of broken up pavement, is it
your intent to basically convert that remaining area that's gravel
into vegetation?
Yeah, we're only going back to satisfy the parking requirement,
but that area is where ifs all broken up. Beyond that is natural
landscaping. We're just going to leave it.
Mr. Droze: Okay, especially if it's just running off.
Mr. Dumont: Leave it as natural as possible.
Mr. Droze: Okay.
Mr. Wilshaw: Very good. Any other questions for our petitioner?
Mr. Caramagno: The Western driveway. If you look at your drawing, the Western
driveway shows it appears like the driveway drives right through
a parking spot or two in the back of the building.
Mr. Wilshaw: Are you talking on the west end there?
November 12, 2024
31675
Mr. Caramagno: Yeah, the west side. And then, of course, it goes straight into the
dumpsters as well. Is there room there? I don't see a
measurement on here. Is there room to get through there?
Mr. Dumont:
Mr. Caramagno:
Mr. Dumont:
Mr. Caramagno:
Mr. Savage:
Mr. Dumont:
Yeah, it's a pretty big area, considering one of these parking
spots is 20 feet, I think. The note from Planning was it's 54-foot
from the back of the patio area. So, it's got to be almost 40 feet
from the parking spot to the dumpsters.
North to south, right?
Yeah.
How about from that parking spot furthest west to the property
line, the driveway? is there enough room to drive a vehicle
through there?
I can speak to...just looking, if I'm comparing that distance where
you're speaking of down to these existing spots we currently
have, and it's, I guess it's a little bit smaller, but there's plenty of...
there's plenty of space to drive through at the front of the building.
So, I'm guessing there's plenty over there too, just based just
comparing the distance on this blueprint.
Yeah, the seven along the property West property line, and the
four across the front, not including the handicapped, those are
all existing spots that they're currently using.
Mr. Caramagno: I'm talking about behind the building. There are 4,5,6,7 spots
behind the building. I think that seventh spot to the west is
probably too tight.
Mr. Savage:
Mr. Dumont:
Maybe we get rid of that.
We could clip that one off.
Mr. Caramagno: I think it makes good sense to get it out of there. It gives good
access to the dumpsters, and it also makes it easier so no car
gets hit.
Mr. Dumont:
Mr. Savage:
I know those guys that pick up dumpsters and they're not gentle.
yeah, for sure, we can do that.
That's a good recommendation.
Mr. Dumont: They've torn apart so many dumpster enclosures.
November 12, 2024
31676
Mr. Caramagno: Yeah, I know. I know. Thank you.
Mr. Wilshaw: they're never gentle as commissioners either. All right? Mr.
Ventura is next.
Mr. Ventura: Can you tell us what kind of games happen in the game area
there?,
Mr. Dumont: I think what their proposal right now is just like cornhole. Just
give people something to do outside.
Mr. Ventura: Is that area heated at all?
Mr. Dumont: No. There's no roof over that area at all. Just the 56 seated part
has a roof over it, not the entire area
Mr. Savage: The covered area does not, it's just... it's not four seasons.
Mr. Ventura: No heat, right?
Mr. Dumont: No.
Mr. Savage: We have a very similar setup in our Brownstown location, and
we're mimicking that with this proposal.
Mr. Ventura: Can you tell us about the materials and colors that this is going
to be constructed?
Mr. Dumont: it's going to be composite siding, like a hardy panel type exterior
siding, seamed metal roof.
Mr. Savage: The colors would just match the building, which is essentially
black and white.
Mr. Ventura: Black and white?
Mr. Savage: Yeah, a dark color in a way, yeah. So it would just flow with the
building.
Mr. Ventura: Okay, thank you.
Mr. Wilshaw: Thank you. Mr. Ventura, any other questions for our petitioner?
Okay, anyone in the audience wish to speak for or against this
item? No one coming forward. Anything else that you'd like to
tell us before we make our decision,
Mr. Dumont: We're looking forward to an approval.
November 12, 2024
31677
Mr. Wilshaw: Very good. Thank you. All right, let's close the public hearing
and a motion would be in order.
On a motion by Long, seconded by Bongero, and unanimously adopted, it was
#10-59-2024
RESOLVED, That pursuant to a Public Hearing having been held
by the City Planning Commission on November 12, 2024, on
Petition 2024-10-02-18 submitted by Mr. Miguel's, requesting
waiver use approval pursuant to Section 6.51 of the City of
Livonia Zoning Ordinance, as amended, to construct an outdoor
dining patio at 39305 Plymouth Road, located on the south side
of Plymouth Road east of Newburgh Road in the Southwest'/ of
Section 30, the Planning Commission does hereby recommend
to the City Council that Petition 202-10-02-18 be approved
subject to the following conditions:
1. That the Site Plan identified as Sheet AS-1 dated August 30,
2024, as revised, is hereby approved and shall be adhered
to.
2. That the Proposed Patio Plan identified as Sheet No. DD-1
dated August 30, 2024, is hereby approved and shall be
adhered to.
3. That the maximum number of outdoor patio patron seats
shall not exceed a total of twenty (68).
4. That any outdoor speakers or sound equipment, including
televisions, are to be approved at the discretion of the
Planning Department.
5. That all light fixtures shall be aimed and shielded to minimize
stray light trespassing across property lines and glaring into
adjacent roadways.
6. That any form of outdoor advertising or signage shall be
prohibited on any of the patio structures, including the
fencing, seating, and tables, without the prior written
approval by the City of Livonia Inspection Department.
7. That unless approved by the proper local authority, any type
of exterior advertising, such as promotional flags, streamers
or sponsor vehicles designed to attract the attention of
passing motorists, shall be prohibited.
Mr. Wilshaw:
Mr. Dumont:
Mr. Savage:
Mr. Dumont:
Mr. Wilshaw:
November 12, 2024
31678
8. That no LED light band or exposed neon shall be permitted
on this site including, but not limited to, the building or
around the windows.
9. 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
10. Pursuant to 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.
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?
You mentioned no TVs or music outside. This is a commercial
area. There's no residential adjacent properties. I'm sure Steve
would like to have a couple TVs out there for big games and so
forth, and as far as music, I don't know. I mean even music, even
more important. Inside the restaurant, there's always music.
It wouldn't be loud ever in our hours of operation. We're a family
restaurant, so it's...the latest we close on Friday and Saturday is
10 o'clock, but we definitely...music's a very important piece of
the dining experience.
Especially for a Mexican restaurant, I mean, ifs festive, and if we
could have those allowed, and then maybe some parameters as
far as decibels or hours or something like that, we'd be...like to
have that.
All right, I understand your request. I'm going to go back to the
maker of the motion and see what he would like to do. I know
there have been, as I recall, we have had some petitions where
we've restricted outdoor to certain hours or decibels,
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 #4 PETITION 2024-10-02-19 Cooper's Hawk Winery
November 12, 2024
31679
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2024-
10-02-19 submitted by Cooper's Hawk Winery, requesting waiver
use approval under Sections 6.03 of the Livonia Zoning
Ordinance, as amended, to operate with an on -premises Class C
liquor license (sale of beer, wine and spirits for consumption on
the premises) and an off -premises SDM liquor license (sale of
packaged beer and wine) at 17117 North Laurel Park Drive,
located on the west side of Laurel Park between 1-275 and
Newburgh Road in the Southeast IA of Section 7.
Mr. Uhazie:
This site is currently zoned C-4 and part of a prior approved site
plan that included the demolition of a portion of the existing
Holiday Inn and construction of three new buildings, including a
five -story hotel, Home to Suites by Hilton, a Cooper's Hawk
restaurant and Capital Grill. In C-4, restaurants and hotels are
treated as a permitted use, and the Cooper's Hawk winery is
shown on the southwest portion of the parcel. Parking surrounds
the building. The restaurant is listed as being 11,040 square feet,
with indoor seating for 260 and outdoor seating for 40. The
Cooper's Hawk would have 50 employees. The floor plan of the
restaurant has a main dining area, a separate bar that includes
dining, a tasting bar, network room, a kitchen and restrooms. The
outdoor dining patio is adjacent to the bar on the east side of the
restaurant. The patio would have an overhead canopy and be
enclosed with planters on the railings. Section 6.22 of the zoning
ordinance treats Class C as a waiver use in District C-4. Section
6.22 prohibits establishments having liquor licenses such as
Class C tavern club and small distiller from operating within 1,000
feet of another. Several class existing class C liquor licenses are
within 1,000 feet of the proposed Cooper Hawk, including Red
Robin, Buffalo, Wild Wings, Bar Louie and Archie's tavern. As
such, the 1,000-foot separation provision must be waived by City
Council. Additionally, SDM liquor licenses are permitted with
waiver -use approval pursuant to section 6.03 of the zoning
ordinance. There is a similar provision saying that there will be no
SDM license establishments within 500 feet of an existing SDM
establishment. There are no other SDM license establishments
within 500 feet of the site. Both sections 6.03 and 6.22 specify
that a proposed license establishment cannot be located within
400 feet from any church or school building. There are no
churches or schools within 400 feet of the proposed site. With
that, Mr. Chairman, I can read out the departmental
correspondence.
Mr. Wilshaw: Yes, please.
Mr. Uhazie:
November 12, 2024
31680
The first item is from the Engineering Division, dated October 28,
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 #17117 North
Laurel Park Drive, not #17123 as indicated in the petition. The
Developer has submitted drawings to this department for permits,
and the proposed building will be serviced by new storm, sanitary
and water main. We do not believe there will be any additional
impacts to the public utilities with this proposal." The letter is
signed by David W. Lear, P.E., Assistant City Engineer. The next
letter is from the Livonia Fire & Rescue Division, dated October
30, 2024, which reads as follows: " This office has reviewed the
site plan submitted in connection with a request to construct a
commercial building on property located at the above referenced
address. We have no objections to this proposal with the following
stipulations: - Plans and Permits for Suppression will be reviewed
upon receipt. - Plans and Permits for a Fire Alarm will be reviewed
upon receipt. - A fire hydrant shall be placed within 100 feet of the
structures Fire Department Connection. 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 October 28, 2024, which
reads as follows: "/ 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 Police Department, Special Services Bureau, dated
November 7, 2024, which reads as follows: " We have reviewed
the plans submitted by Cooper's Hawk Winery, requesting waiver
use approval under Section 6.03 of the Livonia Zoning
Ordinance, as amended, to operate with an on -premises Class C
liquor license (sale of beer, wine and spirits for consumption on
the premises) and an off -premises SDM liquor license (sale of
packaged beer & wine) at 17117 North Laurel Park Drive, located
on the west side of Laurel Park between 1-275 and Newburgh
Road in the Southeast% of Section 7. The review of the plans has
determined that the request does not comply with the prior
separation requirement guidelines. There are numerous Class C
licensed businesses inside the separation requirement distance
from the proposed "Cooper's Hawk Winery" site. We would
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." The letter is signed by
Jeffery Ronayne. The next letter is from the Inspection
Department, dated November 5, 2024, which reads as follows: "
Pursuant to your request, the above -referenced Petition has been
November 12, 2024
31681
reviewed. 1. Signage has not been reviewed. Signage shall be
conforming ora variance from the Zoning Board of Appeals would
be required. 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 Treasurer's Department,
dated October 30, 2024, which reads as follows: "As of today,
water and taxes are current with the city in regards to this
property." The letter is signed by Susie Nash, Treasurer. That is
the extent of the correspondence.
Mr. Wilshaw: All right. Thank you, Mr. Uhazie. Is there any questions for our
planning staff? If not, our petitioner is in the audience. Feel free
to come forward. Good evening. Ma'am.
Jennifer Lucina, 3500 Lacey Road, Downers Grove, Illinois.
Mr. Wilshaw: Thank you for being here tonight.
Ms. Lucina: My pleasure. Thanks for having me.
Mr. Wilshaw: What would you like to tell us about your request for SDM and
Class C license?
Ms. Lucina:
Mr. Wilshaw:
I mean, what? What questions do you have? We were a family
establishment. We're really excited to come to the town and be
part of your community. Our restaurant, the SDM license, will
boast a wine club pickup, and, you know, retail wine for our
guests to take a little bit of Cooper's Hawk home with them and
enjoy with their families and our on premise consumption is, you
know, it's a mixture of wine. We have a great, you know, cocktail
program. There's beer, just like any other restaurant would have.
Okay, that sounds good. We had a chance to meet with you not
that long ago to get the approval for your restaurant. So, this is
just sort of an addition, obviously, a very needed one for the type
of business you're in. Let's see if there's any questions for you.
Any questions for our petitioner?
Mr. Caramagno: Mr. Chair, I am loaded with them tonight. What are your hours of
operation?
Ms. Lucina:
We typically open at 11 o'clock. Monday through Friday. Monday
through Thursday, we close around nine o'clock. Fridays, we're
usually open until 10 or 11 at the latest, and Saturdays and
Sundays, we've opened our new brunch program, so we like to
open at 10am to offer those brunch items along with the full
November 12, 2024
31682
service menu, and then close at you know, on Saturdays, I
believe we're closed at 11, and then Sundays at nine.
Mr. Caramagno: Okay. And I asked you this question at the study session, so I can
walk in and carry out Cooper's Hawk wine. I can't walk in and
carry out a case of Budweiser.
Ms. Lucina:
Correct.
Mr. Caramagno: Okay. So, people that want to come there and get something
there, you're selling your wine at your store?
Ms. Lucina:
Our wine and that's all we're selling. It's proprietary wine.
Mr. Caramagno: Correct, very good. Thank you.
Ms. Lucina:
Mr. Wilshaw:
Mr. Long:
Ms. Lucina:
Mr. Long:
Mr. Wilshaw:
Ms. Lucina:
Mr. Wilshaw:
Ms. Lucina:
Mr. Wilshaw:
On a motion by
#10-60-2024
My pleasure.
Very good. Thank you. Mr. Caramagno, any other questions for
the petitioner?
Are there any Coopers Hawk winery locations that do not have
the ability to sell wine?
No, we wouldn't be able to operate.
Thank you.
Chair, thank you. Mr. Long. Is there any other questions? Is there
anyone in our audience wishing to speak on this item? I don't see
anyone else. Anything else you'd like to say?
I just can I confirm that address is 17117 North Laurel Park Drive.
That seems to be the correct address according to our
Engineering Department.
I love a confirmed address.
Yes. Make sure you put the right one on the building. Thank you
for coming tonight. I will close the public hearing, and a motion
would be in order.
Long, seconded by Caramagno, and unanimously adopted, it was
RESOLVED, That pursuant to a Public Hearing having been held
by the City Planning Commission on November 12, 2024, on
Mr. Wilshaw:
Mr. Wilshaw:
November 12, 2024
31683
Petition 2024-10-02-19 submitted by Cooper's Hawk Winery,
requesting waiver use approval under Sections 6.03 of the
Livonia Zoning Ordinance, as amended, to operate with an on -
premises Class C liquor license (sale of beer, wine and spirits for
consumption on the premises) and an off -premises SDM liquor
license (sale of packaged beer and wine) at 17117 North Laurel
Park Drive, located on the west side of Laurel Park between I-
275 and Newburgh Road in the Southeast '/ of Section 7, the
Planning Commission does hereby recommend to the City
Council that Petition 202-10-02-19 be approved subject to the
following conditions:
1. That this approval is subject to City Council waiving the
1,000-foot separation requirement between Class C-
licensed establishments.
2. That the maximum customer seating count shall not exceed
a total of 260 interior seats and forty (40) exterior seats.
3. That only conforming signage is approved with this petition,
and any additional signage shall be separately submitted for
review and approval by the Zoning Board of Appeals.
4. That no LED lightband or exposed neon shall be permitted
on this site including, but not limited to, the building or
around the windows.
5. That unless approved by the proper local authority, any type
of exterior advertising, such as promotional flags, streamers
or sponsor vehicles designed to attract the attention of
passing motorists, shall be prohibited; and
6. Pursuant to 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, and
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.
Is there any discussion?
Our petitioner has come back. Do you have a question?
Ms. Lucina:
Mr. Wilshaw:
Mr. Uhazie:
Ms. Lucina:
Mr. Wilshaw:
Ms. Lucina:
Mr. Wilshaw:
November 12, 2024
31684
About the signage. Additional signage. So typically, we like to put
up banners, just saying, you know, now hiring or coming soon, or
now open, and then occasionally, you know, during the holiday
season. But just curious, if that is the banners and the signage
you're referring to.
Mr. Uhazie, this is sort of standard verbiage that we have?
Yeah, for temporary signage like that, you just talk to our
Inspection Department.
We're thinking permanent. Got it. No like, floaty signs.
The waving wack...you got it, yeah.
No worries we won't do that.
Okay. Very good. Thank you again.
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 #5 PETITION 2024-10-08-07 Zax Car Wash
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2024-
10-08-07 submitted by Zax Auto Wash, requesting approval of all
plans required by Sections 3.11 and 13.13 of the Livonia Zoning
Ordinance, as amended, to reconfigure the parking lot and drive-
thru facilities and remodel the exterior of the existing car wash at
36001 Plymouth Road, located on the south side of Plymouth
Road, between Levan Road and Yale Street, in the Northeast%I
of Section 32.
Mr. Uhazie:
The current site is 1.37 acres in size and currently zoned C-2
(General business). The property has about 150 feet of frontage
on Plymouth Road. Along Plymouth Road to the east and west
are zoned C-2. A portion along Elmira Street on the west is zoned
P for parking. South and southeast of the petition site is zoned
N1 (Neighborhood). The petitioner has submitted updated
drawings since the last time we met. The proposal includes
removing the Quick Change automotive bays on the east side of
the building, reconfiguration of the drive through lanes and
parking, remodeling the exterior of the existing building. The
existing car wash and Quick Change building is one story and
about 6,855 square feet. After the proposed remodel the
November 12, 2024
31685
remaining building would be 5,560 square feet. The overall
dimensions of the new car wash would be 43 feet by 153 feet.
Access to the site is provided via two access points. The existing
driveways would remain in place. The drive to the east would
provide ingress into the car wash lane, and the drive to the west
would provide egress back to Plymouth Road. The drive through
has two service lanes, which will provide access to the car wash.
The lanes commence along the east side of the property. A
proposed attendant booth is located to the west of the pay
stations. The cars would stack and then loop around the north
from the south side of the building, where the facilities entrance
would be. The new curbs would delineate the car wash service
lanes from access to parking areas. Beyond the pay stations the
service lanes would taper to form a single drive aisle to manage
vehicles as they enter the facility. As customers exit the car wash,
they can either leave the site utilizing the western driveway onto
Plymouth Road or remain on the property by turning left along a
short drive aisle that loops back to access the facilities parking lot
and vacuums. The existing bypass service lanes would be moved
north, closer to the building, and four angled employee parking
spaces would be added to the rear of the site. Existing vacuum
stations located at the southern edge of the site would be
removed. Eleven parking spots spaces would be added to the
west of the building, each with a dedicated vacuum station. The
floor plan shows the layout of the automated auto wash and
existing office and restrooms. The floor plan states that all
existing doors and windows would remain. The provided
elevations, one of the service bay doors will be removed, and the
remaining door would be centered. Elevation plans show the auto
wash service doors would be surrounded by dark metal panels,
with the addition of a tower measuring 23 feet and nine inches,
made of aluminum metal panels and a new parapet with a height
of 17 feet, also made of dark metal panel. The west side of the
front the west side of the front building wall would have a new infill
window. The rest of the building would consist of existing CMU
block and photophilic metal panels surrounded by the existing
parapet. The elevation plans show one wall sign on the building,
but sizing is not listed in the submitted plans. The ordinance
requires parking of at least 20 spaces for auto wash
establishments. The site plan shows 11 parking stalls within the
parking lot on the west side of the building, which are equipped
with the self-service vacuum stations. The spaces would
measure 12 feet in width, allowing from allowing additional room
for consumers to customers to maneuver the vacuum equipment
around the vehicles for easier access. There are an additional
four employee spaces for this for a site total of 14 spaces. The
deficiency of parking would require a waiver from City Council for
Mr. Wilshaw:
Mr. Uhazie:
November 12, 2024
31686
the parking requirements. A dumpster enclosure is shown on the
southwest corner of the site accessible via the bypass lane. A 17-
foot wide turn around access area is provided across the
dumpster to allow garbage truck maneuvering. No other details
are provided for the dumpster enclosure. The updated landscape
plan shows 13 shrubs would screen the dumpster enclosure and
Section 10.03 requires three full size trees, one ornamental and
22 shrubs along Plymouth Road. The landscape plan shows
three full size trees, one ornamental and 22 shrubs. Open space
requirements require 14 trees and landscaping. In the
landscaping plan shows 15 trees listed. The zoning ordinance
also requires a six -foot -high masonry wall or opaque fence with
or without 20-foot-wide green belt buffer with one tree per 20
linear feet subject to City Council review and approval. Currently,
a six-foot high masonry wall is along the entire length of the South
property line, and 14-foot trees are along the fence line. So just a
note from our previous meeting, ifs essentially the same plan,
just reversing where the entrance and exit are and what side the
parking is located on. With that, Mr. Chairman, I can read out the
departmental correspondence.
Yes, please.
The first item is from the Engineering Division, dated October 28,
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, but would like to note the following items: 1. The subject
parcel is assigned the address of range of #35989 to #36001
Plymouth Road, with the address of #36001 Plymouth Road
being assigned to the overall parcel. 2. The existing parcel is
currently serviced by public sanitary sewer and water main, and
storm sewer. The submitted drawings does not include any
proposed utility information, but we do not believe there will be
any adverse impacts to the existing systems with the proposed
improvements. 3. Although the drawings do not indicate any utility
alterations, it should be noted the any proposed development
may be required to provide storm water improvements and
detention per the Wayne County Stormwater Ordinance.
Permitting for storm water activities will be through the Wayne
County Department of Public Services. 4. Any disturbances with
the Plymouth Road right-of-way will require permits through
MOOT, including drive approach and/or sidewalk removals and
placements." The letter is signed by David W. Lear, P.E.,
Assistant City Engineer. The next letter is from the Livonia Fire &
Rescue Division, dated October 30, 2024, which reads as follows:
" This office has reviewed the site plan submitted in connection
November 12, 2024
31687
with a request to renovate an existing 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 October 28, 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 November 5, 2024, which reads as
follows: "Pursuant to your request, the above -referenced Petition
has been reviewed. 1. Signage has not been reviewed. Any
excess number or size of signage will require a variance from the
Zoning Board of Appeals. This Department has no further
objections to this Petition."The letter is signed by Jerome Hanna,
Director of Inspection. That is the extent of the correspondence.
Mr. Wilshaw: All right. Thank you, Mr. Uhazie. Is there any questions for our
planning staff? I don't see anything. Our petitioner is in the
audience. Feel free to come forward to our podium. You can tell
us about your site plan improvements. Good evening.
Rachel Wightman, Krieger Klatt Architects, Royal Oak, Mi
Brendan Ammori, Michigan Car Wash., DBA Zax Auto Wash
Jamie Antonevic, Atwell in Michigan. I'll answer the site plan questions. We got
people for any other questions you might have. I guess, a quick
note on the layout, you know, based on our evaluation circulation,
we made that adjustment, mirrored it. It also provides some
additional buffering from the vacuums from the residential so, you
know, there's other improvements with that change.
Mr. Wilshaw: Okay, very good. Let's see if there's any questions for you on this
petition. Is there any questions for our petitioner?
Mr. Droze:
Mr. Antonevic:
One question that I had, and I don't know the answer to it, but the
barrier free space is kind of doubling as one of the vacuum spots.
Does there need to be one for the employees too?
I would say this is very typical for our car wash clients to have the
barrier space incorporated with vacuums. There isn't a
requirement to have a separate space for an employee ADA
space. The rear location probably wouldn't be the best spot for
that as well. So, yeah, I guess those are my thoughts on that
requirement based on, you know, other car washes we deal with.
Mr. Droze: Okay, thank you.
Mr. Wilshaw:
Mr. Droze:
Mr. Antonevic:
Mr. Droze:
Mr. Wilshaw:
Mr. Wilshaw:
Mr. Antonevic:
Mr. Wilshaw:
Mr. Antonevic:
Mr. Wilshaw:
November 12, 2024
31688
That's a good question. Mr. Droze. Any other questions?
One, yeah, one additional one. At our study session, we talked
about the Plymouth Road Development Authority, kind of the
knee walls and the fencing that we see throughout but it's much
less prevalent on the western side of the city, sure There are
some, but I noticed it wasn't on the plan, so maybe speak to that,
and would you be willing to add it?
That was a discussion that we had, you know, following that
meeting. You know, based on the location in the city along
Plymouth Road, you know, there are costs for the walls. I guess
there'd be hooping some discussion, maybe additional
landscaping, but you know additional costs for the walls were
something we weren't willing to add at this time.
Okay, thank you.
All right. Thank you. Any other questions for our petitioner?
if no one has any questions, I'll ask a couple. I've never seen, at
least as far as I can recall, a car wash that has this sort of inverted
flow traffic flow, sort of a I guess I would call it clockwise flow of
traffic as opposed to counterclockwise. Have you done this on
other properties?
Yeah. I mean the circulation, I guess, just depends on the site we
were working with, and the access points. You know, here, to
reach the building either side was viable and, you know, the traffic
between the vacuums and the car wash is low enough that the
movements, you know, would be acceptable.
Okay, I don't see any particular immediate concern about it. The
only thing I think is, I'm guessing the reason, most of the time we
see a counterclockwise flow of traffic as in that way, as a person
surrounding the corner from, say, the pay station into the car
wash, it's on the driver's side as they're making a tight turn, so
they have better visibility of that turn.
Yeah, that would be the main reason they would do that. We have
decent maneuverability here, to make that less of a concern
where, let's say smaller footprint or tighter site, you know that
becomes more important.
And I do appreciate that you're doing this to try to mitigate some
of the noise concerns over the vacuum. So, I appreciate that. The
Mr. Atonevic:
Mr. Wilshaw:
Mr. Caramagno:
Mr. Atnonevic:
Mr. Caramagno:
Mr. Atonevic:
Mr. Wilshaw:
Mr. Atonevic:
Mr. Caramagno:
Mr. Atonevic:
November 12, 2024
31689
other question I had was the dumpster...l'm gonna take Mr.
Caramagno's thunder here...the dumpster enclosure. You have
a truck to come service that will have to essentially come into a
driveway that's marked as exit only on the site plan, and kind of
drive against traffic. I assume that that dumpster is probably not
going to be serviced in the middle of the day when there's cars
there, but how are you going to manage that?,
Correct. I mean, based on the limited collection, we view that as
an acceptable option there. It's against traffic for bypass use, but,
you know, be coordinated, not to be during busy hours. That way
it doesn't conflict with, you know, people stacking to enter that is
a two-way drive. So, it can accommodate it a little better than the
east side, and it gets the dumpster away from the residential side
as well, even though collections aren't as frequent as they might
be at a place that would generate more trash.
Okay, well, thank you for that answer. I'll leave it to our dumpster
expert, if there's any additional questions,
You have that turnout where the garbage truck can back into. If
you clock that dumpster 90 degrees, and you just did it with the
flow of the traffic, it can dump and drive right out. You wouldn't
even need that asphalt turnaround.
Which location, I guess, 90 to what?
To the driveway, so, if you clocked it, so when you're coming in
the east driveway, come around the east driveway, hit that thing,
back up and go right out, you wouldn't even need the asphalt.
I guess I would maybe have to see where you were proposing
that.
The one Mr. Caramagno, I believe, is discussing, is to turn your
dumpster to the right, 90 degrees to the right, which would then
allow a truck...
Your saying to face the drive coming around.
Have the dumpster gate face east.
I just have a little concern about the width of that drive for a trash
truck. It's something we could evaluate if the location is otherwise
acceptable.
November 12, 2024
31690
Mr. Caramagno: Location, to me, looks good, but it saves you the asphalt on the
turn around there and driving against the grain of traffic. But just
a couple comments you might want to look at.
Mr. Wilshaw:
Thank you, Mr. Caramagno, for those insights. Is there any other
questions or comments to our petitioner? Anyone in the audience
wish to speak on this item? if not, anything else you'd like to say
before we make our decision? All right. We appreciate your team
being here today for this meeting. And with that, a motion is in
order.
On a motion by Caramagno, seconded by Bongero, and unanimously adopted, it
was
#10-61-2024
RESOLVED, That the City Planning Commission does hereby
recommend to the City Council that Petition 2024-10-08-07
submitted by Zax Auto Wash, requesting approval of all plans
required by Sections 3.11 and 13.13 of the Livonia Zoning
Ordinance, as amended, to reconfigure the parking lot and drive-
thru facilities and remodel the exterior of the existing car wash at
36001 Plymouth Road, located on the south side of Plymouth
Road, between Levan Road and Yale Street, in the Northeast 1/4
of Section 32., be approved subject to the following conditions:
1. The Site Plan, identified as CO3, dated October 11, 2024,
prepared by Atwell Group, is approved and shall be adhered
to.
2. The hours of operation shall be limited to the following:
Monday through Saturday from 7:00 a.m. to 8:00 p.m. and
Sunday from 9:00 a.m. to 6:00 p.m.
3. The Landscape Plan identified as L-1, dated November 5,
2024, prepared by Allen Design, are 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 installed for all landscaped
and sodded areas. All planted materials shall be installed to
the satisfaction of the Inspection Department and
permanently maintained in a healthy condition.
6. The Exterior Elevations Plan, identified as A.200 and A.300,
dated October 11, 2024, prepared by Krieger Klatt
Architects, is approved and shall be adhered to.
November 12, 2024
31691
7. All rooftop mechanical equipment shall be concealed from
public view on all sides by screening, consisting of material
compatible in color with other exterior materials on the
building.
8. The three walls of the trash dumpster area shall be
constructed out of building materials that complement the
building, and the enclosure gates shall consist of opaque
and durable steel or composite panels.
9. All light fixtures shall not exceed a height of twenty feet (20')
and shall be aimed and shielded to minimize stray light
trespassing across property lines and glaring onto adjacent
roadways. All exterior lights shall be turned off or dimmed
between 8:30 p.m. and 7:30 a.m.
10. The Inspection Department shall review the existing
concrete wall along the south property line and, if needed,
be brought up to the Zoning Ordinance's current
specifications.
11. Only conforming signage is approved with this petition, and
any additional signage shall be separately submitted for
review and approval by the Zoning Board of Appeals.
12. No LED light band or exposed neon shall be permitted on
this site, including, but not limited to, the building or around
the windows.
13. Unless approved by the Inspection Department, any type of
exterior advertising, such as promotional flags, streamers,
or sponsor vehicles designed to attract the attention of
passing motorists, shall be prohibited.
14. The plans referenced in this approving resolution shall be
submitted to the Inspection Department with the building
permit application(s) and
15. Per Section 13.13 of the Livonia Zoning Ordinance, this
approval is valid for one (1) year from the date of approval
by the City Council. Unless a building permit is obtained,
this approval shall be null and void after the one (1) year
period.
Mr. Wilshaw: Is there any discussion?
November 12, 2024
31692
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 #6 McKenna Associates
Mr. Caramagno, Secretary, announced the next item on the agenda, McKenna
Associates, presenting the MSHDA Housing Incentive Readiness
grant to update the Livonia 21 Master Plan project kickoff and
progress report.
Mr. Wilshaw: This is a new project that the Planning Department is working on.
Mr. Uhazie, did you want to say anything about this?
Mr. Uhazie: I can just introduce Donovan from McKenna Associates. He is
helping with the Master Plan update.
Mr. Wilshaw: Excellent. Thank you, Mr. Uhazie. Good evening, sir,
Donvan Smith, McKenna Associates. Thank you for having me this evening and
entertaining me as it is later in the night. So again, thank you. I
am the principal planner with McKenna and Associates. I've been
working with the Planning Department staff with their MSHDA
grant, so I'm here to kick off what that is and what comes with it,
and the master plan amendment process that the City of Livonia
will be going through over the next 10 or so months.
Mr. Wilshaw: All right, great,
so I did have a PowerPoint. Were you able to pull that up?
Mr. Uhazie:
Give me one second. I
Mr. Uhazie:
which one is it? The
should be the one label for the planning commission. Yeah, no, there might be
once for today and once for tomorrow. I ms, awesome. All
Mr. Wilshaw:
right, Mr. Smith, tell us about what we're doing.
November 12, 2024
31693
All right, so you can go to the next slide, actually. So just a brief overview of kind
of the agenda we'll cover. I'll just give a few introductions of the
project team, I will go over the Mr. Grant itself. I will describe the
project approach and how we plan on accomplishing the Master
Plan update. And then we'll go over the project schedule, and
then I'll give you an opportunity to ask any questions, and then I'll
kind of give a view brief overview of some next steps. So if you
may be familiar Paul lippens. He was a part of last Master Plan
update. He's still with McKinnon. He's still working with us, so he's
a part of this project team. He would be the community manager,
but he's just helping out a lot with the quarterbacking and making
sure the Master Plan Amendment is kind of consistent with what
was kind of done with the previous efforts. Myself, principal
planner. I'll be the project manager. So you'll see a lot of me at
these meetings, and maybe some of the other meetings as we go
through this process. And then we have Alexis Farrell. She's an
associate planner with McKenna. She is also helping out as well
as Andrew Mancinelli. He'll also be project assisting with this
master plan update, so you may see some combination of all of
us again here or at a subsequent meeting. So our project
approach keep going. So in January of 2024, Ms. To release what
is called the housing readiness incentive grant. And then it was
later, probably around October of this year, they released another
round of dollars. And what it does is it allows communities that
have an interest in expanding and supporting ordinances master
plan updates and updates to the zoning ordinance in support of
housing affordability, supply, diversity and improvements to the
overall housing stock of a community. And we can do that in two
ways. One is either with master plan updates or with zoning on
some dates. So we thought this would be a good time to update
your 2021 master plan. As you know, they have five year
windows, so we're kind of right on track in terms of the kind of
greater timeline and updating your master plan. Part of this grant,
we are amending the current master plan, and I'll kind of go into
some more details later on that end. But through that amendment
process, it will extend the life of your master plan for five years.
So you kind of get a little bit of the benefit of both of implementing
and continuing the existing work that was done with your master
plan, carrying that forward. But also part of the Mr. Grant is that
emphasis on housing. So there gets to be an amendment to your
master plan that is kind of dedicated strictly to housing, and that's
going to be really helpful when you start making long term zoning
recommendations and changes to your zoning ordinance.
So some of the objectives, just briefly of this, this master plan amendment update
is one we're meeting the requirements of the Mr. Housing
November 12, 2024
31694
readines Incentive Grant, which is in partnership with
redevelopment ready communities programs through the MS
see. So the city of Livonia, I believe, is engaged in RCS not
engaged? Okay, there are two tracks. There's an engaged track
and a non engaged track. So as a non engaged track, you're
eligible so but the program still supports it, whether you're
engaged or not. The objective of that grant program is to
implement housing goals. So we're taking the existing efforts of
your master plan, those goals and objectives, and we're kind of
pulling those back to the surface, looking at them, doing some
housing analysis, and then we're kind of implementing and
coming up with strategies to carry those actions forward. As I
mentioned, we are looking to amend the 2021 or the Lavon
division 21 master plan with housing implementation strategies
and recommendations and improvements to the zoning
ordinance. And then lastly, we are looking at developing
conceptual site frameworks for middle housing. And I'll give some
more details around middle housing. And just briefly, I'll just give
a note the Mr. Grant, one of the aspects of creating more housing,
or looking at strategies for more housing, is middle housing, and
I think we get to that maybe in a couple slides. But that's a kind
of core aspect of the grant, which is why you may see it come up
a few times.
So the kind of narrative scope for this project, progress Park, this project, I'm sorry,
just a little later this evening, is we'll be putting together and
working with the steering committee to develop a progress report
looking at some of the goals of the master plan, and using those
to kind of either come up with amendment goals, additional goals,
or kind of reaffirming some of those existing goals. We'll be
conducting market research, looking at the housing data for the
city of Livonia, and using those to create additional insights to
help inform that master plan. Amendment, we'll look to develop
the conceptual middle housing plan, looking at select sites and
areas in the city, and then coming up with concepts around
middle housing and new housing types to see how these types of
improvements can kind of replicate themselves within the
community. And then lastly, will be amending, formally amending,
the master plan with the accompanying zoning plan that typically
comes with master plan updates and amendments. So currently,
your vision 21 master plan has towards the end of its book The
Action section there are, I believe, eight sections that kind of give
general goals and objectives for housing sustainability, parks and
recreation and a few other categories, infrastructure, things like
that. So we'll primarily be looking at two sections, the housing and
neighborhoods, and then there's a infrastructure section that we'll
November 12, 2024
31695
be looking at, I believe that's chapter eight, or goal eight. And.
Yeah, and then we'll be looking at the conventional zoning
practices and recommendations that were also adopted in that
plan again, to make sure that we're being consistent and pushing
these things forward, rather than kind of looking at it and kind of
disregarding it. As I mentioned, we will be working to put together
a residential market analysis to further inform the housing types
and middle housing strategies. So we look at home values,
median income, the current housing stock, occupancy, as well as
population trends. We also recently got our more data related to
the 2020 center, so we'll be able to use kind of some of that new
information to inform this plan, as well as looking at economic
factors related to housing, employment, income, tenure, the age
of housing, rent as a whole, and then cost burden and
homeowner cost. So we would kind of look at all these things, and
we'll kind of aggregate it and include it within that housing
amendment. Next slide, please. So middle housing, just in a brief
summary, the way development has happened really nationwide.
It's not really a Michigan specific or Livonia specific thing, but the
way development has happened over the Grand period of time.
There was a time where we were really good at building single
family homes, duplexes, town homes, those missing middle types
of homes. And then we got really good at building apartments.
And then when those came, all of the kind of missing middle types
of housing, you see less and Tess developments of that nature.
So you start to see single family, which is one end of the scale,
and then you get, you know, high rise apartments, mid rise, really
dense apartments. But it's that type of housing stock in between
that communities tend to find, not a huge stock of. And those
types of housing are the types of housing that offer additional
types of income bands and housing opportunities. So when we
say missing middle or middle housing, these are the types of
housing typologies that we're typically talking about. Okay, yep.
So we'll also be putting together a zoning recommendations
Action Plan similar to the one that is currently in your plan, but
this will be specific to the housing amendment. This will outline
the various steps and actions and changes you can make to your
zoning ordinance that would allow the implementation of these
types of housing types and how they could be established within
the city. So the master plan will kind of give you the guide, but
there will be initial work, additional work after the adoption of the
plan, and this zoning section is kind of the framework and guide
to do that. Yep. Thank you. So your current plan is division 21
plan, and we'll be looking at to do an amendment, and this would
add an additional five years to that plan, so you won't have to
make another amendment till 2029, 2030, around that window.
And again, some of the main focuses of this amendment will be
November 12, 2024
31696
providing the goals and objectives for housing, giving details
around the definitions and typologies that are encouraged and
supported by the community related to middle housing, as well as
providing the zoning plan and the implementation plan for those
only recommendations and objectives,
and for our project schedule, go to the next slide. Thank you. We do have three
kind of community engagement proposed activities. We do plan
on having another activity with the planning commission, and
you'll see that on the next slide. And we'll kind of come here, kind
of re present some of the activities and findings we've been
working on since we started about a month ago. We're kind of
report out to that, and then we'll kind of go over some of the goals
and objectives we've developed, so we can have an opportunity
to have feedback. But that will be a public meeting or an open
meeting. It won't be a form of public meeting, but it will be an open
meeting so the public gets kind of encouraged and is open to
participate. We are also looking to put together a community
survey related to housing, and just again, provide additional
opportunities to poll the residents and collect their input. And then
we plan on coming back towards, I would say, late spring next
year, with those housing or middle housing recommendations
and concepts again, so we have an opportunity to go back and
forth and kind of discuss some of the things that we've come up
with in that process. Next slide, please. So briefly, this is about a
12 month project schedule. Like I said, we started a. Up about a
month ago, so we're kind of early in our second month. We are
proposing to come back in January, but we know that's the
beginning of the year, so that date may get adjusted, but we'll be
working with staff to determine the best time to come back,
looking to come back with some more public engagement and
workshops around spring, so that could be March or April. And
then we're looking to come back sometime mid summer, early to
mid summer, to represent those housing strategies. And then
we'll come back one more time towards the end of the summer,
and this would be to present kind of all the information we
collected. We'll probably have a draft at that point, a soft draft that
you can start to look at, as well as providing those zoning
recommendations. So you'll be able to kind of go again to all of
those kind of and we'll have that feedback once everyone's kind
of on the same page, and we have that draft, we'll release it, we'll
come back request for it to be released to the public for 45 days
for amendments that will be released, and then we'll come back
for public hearing, and then we'll go through the adoption process
around early, mid fall of next year. So that'd be around October
ish of 2025 and that is the overview of the Mr. Housing red
November 12, 2024
31697
housing readiness Incentive Grant and the master plan
amendment will be working with the city. So if you have any
questions, feel free to ask me. Thank you.
Mr. Wilshaw:
That's a great presentation. Mr. Smith, I appreciate you doing that for us. Is there
any questions about this project that's going to be kicking
off? I just have a quick question. So this is, this is like a planning grant, and once
all of the recommendations are put together, is there going to be
a follow up opportunity to get, like an implementation grant for
this, or is it too early to even have that conversation? So
the Mr. Program, at least for this program, its a communities only get one shot out.
It shot at the grant itself. So this grant is for the Master Plan
Amendment. You it would have to go through a separate kind of
funding process to do the implementation of the zoning
ordinance, but it is something that we could help you out with
once we get to that point in the process. Great. We would actually
love to do that. We like to do the Master Plan and the ordinance
amendments, because, you know, it keeps that consistency, and
we kind of already know the temperament and how everyone kind
of feels about getting through that process. So if it is something
you're interested in, we can kind of support in that endeavor.
Thank you. Thank you. Thank
Mr. Wilshaw:
you. Mr. Dinaro. Ms dinaro, Mr. Jones,
Mr. Droze:
thank you, Mr. Chair. So with regard to the missing middle study, is that going to
include any sort of site studies about what that might look like in
Livonia?
Yes. So that is the, I said, the conceptual site designs for middle housing. That is
that site analysis. So we'll be working with the planning staff, and
then when there's a steering committee, and we'll be working with
those groups to come up with those sites, and then those will be
the sites that we'll use to create those conceptual layouts of how
those housing strategies could look like. Yes, great.
Mr. Droze:
See that great project. Thank you. Thank you.
November 12, 2024
31698
Mr. Wilshaw:
Thank you. Mr. Jones, any other questions, Mr. Chair, Mr. Caramagno, is
Mr. Caramagno:
the whole purpose of Mr. To develop middle housing in communities? Is that what
I'm hearing that's
not their specific purpose. So nationwide, you may have heard there is this, what
people term as in a housing crisis, and the kind of crux of that
housing crisis is the lack of this middle housing type of typologies.
So Michigan, and really a lot of states, are coming up with
programs and ways to encourage planning that kind of addresses
that issue. So one of the ways to do it is through updates to your
zoning ordinance and master plan. One thing that we've identified
is a lot of communities, because, like I said, we got really good at
single families and apartments. It's very difficult to find
communities that have really good zoning ordinances that
implement or allow these kind of middle housing types. So it is a
good time in Michigan, because a lot of communities are kind of
going through this process of looking at their zoning ordinances
and their master plans and looking at ways to implement this. And
then lastly, I would add your vision. 21 plan had middle housing
typologies in it. It was a very good kind of first step at looking at
what these types of homes and housing options can look like in
the city of Livonia. So it kind of works out, just in good timing, that
about four or five years later this grant is released, and we can
actually implement where the plan left off in 2021
Mr. Caramagno:
Yeah, timing, timing sounds like it fits in well, what other local communities around
here are going through? Process, okay,
the city of Livonia, I'm sorry, the city of Inkster working through theirs, Highland
Park, Royal Township, I know these are a little further out, trying
to just run through the list in the top of my head, Plymouth. I think
Plymouth Township, they're working on theirs. Wayne, city of
Wayne is working on theirs. West land, completed their master
plan maybe earlier this year. So they may be working on theirs. I
think those are just the ones that are coming off the top of my
head, but there are about, if you go to the Mr. You google Mr. Hri,
there's a you can go down to the page, and they have an actual
map that shows all the communities that are engaged in this grant
process. Okay,
Mr. Caramagno:
November 12, 2024
31699
the last question I've got is, you talked about a survey that's going to be going out
to the residents. Is the survey going to ask the residents, do you
want middle housing in your city? Or what percent of middle
housing are you looking for? Is that going to be addressed in the
survey
in one fashion or another? The objective of that survey will have a lot of design
focus on appearance and looking at how these things fit within
the existing framework. And then they'll have a lot of kind of
introductory topics, just informing the public of these types of
housing and just getting their feedback on what the expectation
for duplexes is, what the expectation for low rise, mid rise
apartments or town homes, just getting a feedback and a sense
of what their design preferences are. So when these projects do
come, they fit within the fabric that the community is kind of
already expecting.
Mr. Caramagno:
Thank you. Thank you.
Mr. Wilshaw:
Thank you. Mr. Caramagno, any other questions for Mr. Smith,
Mr. Wilshaw:
if not excellent questions by my colleagues, and I just want to say that I'm excited
about this, because certainly, middle housing in the city of Livonia
is something that's you don't see a lot of as I look around the city.
I know there's a few duplexes in certain areas and condominiums
and some town homes, but it is definitely an area that's probably
not very well developed, and a couple of my colleagues on the
planning commission and others have decided to join the steering
committee and help work through this process to develop these
options better and using this grant money, I think that's a
wonderful project. It's also excellent in the sense that we are
continuing to look at our master plan and make revisions to it. We
put a lot of effort into the current master plan and in the zoning
ordinance to make major revisions to it. And a lot of times, these
master plans end up sitting on a shelf somewhere and don't really
get looked at much after they're developed. And Livonia is making
a concerted effort to to keep that as a living document and an
updated document. And I think that's a that's excellent that we're
doing that, because I think they'll serve us better as we go
forward. So I just wanted to make those comments, if there's any
other comments from any of our commissioners, if not, there's
really no action to be taken on this item. MS, more, just an
introduction for us to understand this project as it kicks off, and
November 12, 2024
31700
we appreciate you coming and spending the night with us to talk
about it. So thank you.
Thank you. Thanks for having me, and I look forward to seeing you early. 2025
Mr. Wilshaw:
sounds great. Thanks again for coming tonight.
Thank you. All
ITEM #7 APPROVAL OF 2025 PLANNING COMMISSION
SCHEDULE
Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of
the 2025 Planning Commission Schedule.
Mr. Wilshaw: All right, we've had a chance to look at that. I believe we
discussed that our study meeting and there was no significant
changes offered, as I recall from anyone. So, if that's the case, I
think we can just receive and file at the direction of the Chair and
we'll have our schedule for the next year. No objections from
anybody. So, we'll mark that as a receive and file at direction of
the Chair and with that we will now move on to the last item on
our agenda.
ITEM #8 APPROVAL OF MINUTES 1,221st Public Hearings and
Regular Meeting
Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of
the Minutes of the 1,221st Public Hearing and Regular Meeting
held on October 22, 2024.
On a motion by Dinaro, seconded by Long, and unanimously adopted, it was
#10-62-2024 RESOLVED, That the Minutes of 1,221st Public Hearings and
Regular Meeting held by the Planning Commission on October
22, 2024, are hereby approved.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Dinaro, Droze, Long, Caramagno, Wilshaw
NAYS: None
ABSENT: None
November 12, 2024
31701
ABSTAIN: Ventura, Bongero
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made, seconded and unanimously adopted, the 1,222nd Public
Hearings and Regular Meeting held on November 12, 2024, was adjourned at 9:22
p.m.
CITY PLIYNNING COMMISSION
Sam Caamagno, Secretary
ATTEST:
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