HomeMy WebLinkAbout1,230 - May 20, 2025 signedMINUTES OF THE 1,230th PUBLIC HEARINGS AND REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, May 20, 2025, the City Planning Commission of the City of Livonia
held its 1,230th 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
Peter Ventura
Patrick Droze
Ian Wilshaw
Members absent: Sam Caramagno David Bongero
Glen Long
Mr. Kristoffer Canty, 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 2025-04-02-09 Costco
Ms. Dinaro, Acting Secretary, announced the first item on the agenda, Petition
2025-04-02-09 submitted by Costco Wholesale Corporation, is
requesting waiver use approval under Sections 3.12 and 6.26 of
the Livonia Zoning Ordinance, as amended, to expand the
existing fuel facility and parking lot at the Costco Wholesale at
19540 Haggerty Road, located at the southeast corner of
Haggerty Road and Eight Mile Road in the Northwest 1/4 of
Section 6.
Mr. Canty:
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31879
Thank you. Mr. Chair. This is petition 2025-04-02-09 for the
Costco on Haggerty. It is to expand the existing fuel facility and
parking lot at the Costco Wholesale. The site is vacant, the site
that we are looking at right now that is in yellow. It is vacant with
an existing detention pond, zoned C-4. To the north is the existing
fuel facility and the existing Costco, zoned C-2. To the west is the
apartment complex, zoned C-2, as well. To the east is 1-275 and
1-96, the freeway. To the south is the pump station, zoned C-4.
The aerial on the next slide, which is the current existing
conditions, as you can see, the site is vacant. They will be adding
more parking spaces to their existing Costco site, and they will be
expanding the existing fuel station area. The petitioner proposes
adding 14 new pumps to the existing 16 pumps under a newly
constructed 9,240 square foot canopy. The new 22.5-foot-tall fuel
pumping station will have 30 new pumps. The new parking lot will
be from a new 30-foot-wide access road, Surface lanes will be
added as well because of the new circulation and the new site
plan placed in front of you today shows that There will be a new
drive and island to address the traffic concerns that we had at the
study session. The circulation plan does not plan for an access
of more than 70 vehicles. However, we did just address that just
a second ago. There will be a fuel indicator system atop of the
canopy to show when there's an open pump so cars can keep on
flowing through without any backups or stacking of cars. For the
parking area and the new vacant land there will be, let me see,
15 new parking spaces facing the Costco building. On the north
side of the parking lot, there'll be five spaces facing the new fuel
canopy, 24 parking spaces facing the south of the parcel, and in
the middle, there will be 83 new parking spaces for customers,
including spaces for carts and all that stuff. So, the landscaping
plan submitted indicates that there are on the outer edges of the
site that that they will be landscaped with a variety of plant
materials, including 25 canopy trees and 14 evergreen trees. The
landscape plan provides evergreen screen along 1-275. The
proposed landscaping should provide adequate screening of
adjacent properties. The photometric plan shows areas in excess
of the 20-foot candle maximum under the gas station canopy. The
parking area is also in excess of the off-street parking foot
candles, but are consistent with the other existing parking areas,
so there shouldn't be a problem there. Signage would be pretty
much...the elevation plan indicates that four wall signs will be
installed, since they're making a new canopy, and these signs
would be 20 square feet each in the sign area, for a total of 80
square feet, which satisfies the same requirement. With that, Mr.
Chairman, I can read out the departmental correspondence.
Mr. Wilshaw: Yes, please.
Mr. Canty:
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The first item is from the Engineering Division, dated April 30,
2025, 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 #19540 Haggerty Road. Should
additional addresses be needed, the Owner will need to contact
this Department once approvals have been obtained. 2. The
existing parcel is currently serviced by public sanitary sewer.
Private water main and storm sewer are available on the abutting
parcels, although the proposed project will not require utility
services. Utility information, specifically storm detention
calculations, have not been submitted with the drawings, but we
do not believe there will be any adverse effects from the proposed
project. 3. The developer will need to submit Engineering
drawings and calculations to this department once approvals
have been received to determine what permits will be required
from this department. Calculations will need to show the
proposed storm water runoff and detention from the site and the
available capacity in the receiving detention basin. 4. After the
subject parcel has transferred ownership, the developer shall
contact the Assessor's office to combine the parcel with the
existing gas station and store parcels." The letter is signed by
David W. Lear, P.E., Assistant City Engineer. The next letter is
from the Livonia Fire & Rescue Division, dated May 17, 2025,
which reads as follows: "This office has reviewed the site plan
submitted in connection with a request to renovate a gas pump
lot and space on the property located at the above referenced
address. We have no objections to this proposal with the following
stipulations: - Concern with the removal of a fire hydrant (Keynote
12) that can hinder and slow suppression efforts during the
potential event a gas fire or multi vehicle fire. The closest hydrant
noted was Keynote 18 (possibly an unnoticed hydrant in the
drawing closer in proximity). - If the proposed hydrant removal is
changed to keep as existing, landscaping cannot interfere with
access. 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 April 7, 2025, which reads as follows: "I have reviewed the
plans in connection with the petition. I have no objections to the
proposal."The letter is signed by Paul Walters, Sergeant, Traffic
Bureau. The next letter is from the Inspection Department, dated
May 14, 2025, which reads as follows: "Pursuant to your request,
the above referenced petition has been reviewed. This
department has no objections to this petition."The letter is signed
by Jerome Hanna, Director of Inspection. Next is an email that
Mr. Wilshaw:
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31881
was received from the Treasurer's Department, dated May 16,
2025, which reads as follows: "All taxes are paid in the property."
The letter is signed by Susie Nash, Treasurer. That is the extent
of the correspondence. And we do have a presentation from the
proponent as well.
Okay, we'll have the petitioner come up and he can address the
items in his petition. So, thank you for that information. Is there
any questions any of the staff have? Or, excuse me, any of our
fellow commissioners have for staff? No questions. Okay, the
petitioner is in our audience. Feel free to come forward to our
podium. You can come to either one, and we'll ask that you start
with your name and address for our record.
Kayleen Burnett, 730 Lake Drive, Issaquah, Washington, 98027. Thank you for
having us here. As we prepared a short presentation, it's going to
be a little bit redundant, so bear with me. We're submitting the
application for the waiver use approval to permit the existing
station to increase our number of fuel dispensers and add
additional parking for members and employees. The existing site,
we have a 162,000 square foot building and 688 parks, and it sits
on about 15 acres. We're under contract to purchase the
additional property. It's five acres, which would bring our total site
to 20 acres. As a clarification for the gas expansion, we're
proposing seven pumps extra, with additional 14 fueling
positions, bringing the total count to 30 fueling positions. The
additional dispensers will improve current operations by reducing
the queuing and wait times compared to the existing station This
is our enlarged plan, and I have with me Adam Bergdorf from
Kittleson and Associates who can discuss the traffic control
measures that we put in place based on feedback. So if you have
questions, he can backfill those. If you go to the next...these are
fuel elevations as we...as Mr. Canty said ,it will match the existing
design. We're adding additional signage on all four sides of the
canopy and the red light green light indicator system, which helps
get members through the queue a little bit faster than not having
the indicator lights. This is our proposed queuing scenario, and
the additional parking. The site lighting will match the existing site
lighting on the site, and as we spoke about the storm water is
managed, there's an existing pond, and we will provide the same
access to the other properties that are using the storm detention
system. And that's basically it. We have a few existing conditions
photos. It'II look the same, just slightly bigger if we're approved.
And we hope that the approval of this waiver will allow us to
provide the highest quality member service for this community.
So, if you have any questions, I'm here.
Mr. Wilshaw:
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31882
Well, thank you, Miss Burnett, for your presentation. And our staff
has a tendency to sort of spoil the presentations. They do a great
job of researching these. So let's see if there's any questions for
you. Any questions for our petitioner?
Ms. Dinaro: Can you walk us through the difference in this updated, in this
updated plan?
Ms. Burnett: I think Adams probably the best person to Yes. And we've added
a trash enclosure that was also on the plan.
Mr. Wilshaw: Excellent. Thank you.
Adam Bergdorf, Kittelson Engineering, PA, 143 North wodland, Boulevard
DeLand, Florida, 32720,
Mr. Wilshaw: Very good. Thank you.
Mr. Bergdorf:
So, in the plan...in the last week, since the study meeting, we've
made a couple modifications to the access to really clean up
circulation nearby the gas. There's a zoomed in version in one of
the slides that we had shared, I think that'd be the best one to
work with. This one right here, perfect. Okay, so the key
differences that we have here are the drive that comes in off of
Haggerty. Currently it goes straight to the fuel canopy. We
deflected that to make a plused up intersection so it curves, and
then when it curves, it and we have a stop -controlled intersection
there. Now we have the opportunity to turn, you know, left through
right in a very orderly manner that also created a little bit extra
green space on the site that can be accommodated by that
roadway deflection. As we continue on further to the east, you'll
see another stop -controlled intersection that aligns with the
existing north south roadway that runs on the west side of the gas
field today, and that intersection is now...it's kind of a free for all
of a wide open space. And so now that has order, you know, with
some stop control built in. And to get that to align, it triggered
another improvement up to the north, where, by parking that was
in the existing field is now being relocated up against the building,
and the drive aisle shifts to actually not or now it's straight at the
at the main building entrance right now it kind of deflects over
back toward the building. That would just straighten that out to be
able to save some of that parking that was there. What's not
shown on this plan, and should be, there are two emergency
access points on the building those. So I think this graphic shows
two or three more parking spaces than would actually be in front
of the building. We would include those spaces, you know, just
like it's similar to the middle belt site where, you know, there's
Mr. Wilshaw:
Mr. Bergdorf:
Mr. Wilshaw:
Mr. Bergdorf:
Mr. Wilshaw:
Ms. Dinaro:
Mr. Droze:
Mr. Bergdorf:
Mr. Droze:
Mr. Wilshaw:
May 20, 2025
31883
parking along the building, but at those emergency access there's
parking, that's not allowed.
It's hashed off.
Yeah, exactly. And so, yeah, just a couple of site plan
modifications there. In the more zoomed out view of the site plan,
we can see the trash enclosure that was added just to the west,
right. Yeah, so right. There's a very hard to see here, but yeah,
right there very like a dark spot right above the parking lot. That
cleans that up a little bit.
Okay, very good. And that trash enclosure will be made of
masonry material that matches the building I take it?
I believe so, yes.
Very good. Ms. Dinaro, I think you had the floor. Is there any other
questions that you have?
That's it for me. Okay, very good. Any other questions for our
petitioner?
I was going to let Mr. Ventura bring this up. Do you have any
comments on signage? I think we talked at the study session
about potentially adding a little more directional signage, just for
some of the people that are using this to kind of know, you know,
where, how to get back to Haggerty, how to get to Seven Mile.
That was one of the things...nothing significant,
Yeah, we can...way finding. We have that within a lot of sites
nationwide. And, you know, we can have, like two Haggerty, you
know, they're small, relatively, they're conspicuous signs, but
they're not, you know, overpowering, and can help sort people
out. And they, because of the membership type clientele that we
have, will learn that very quickly with this. And we see a lot of
benefits from that.
Very good. Other than that, I think this is great, everything we
talked about was picked up. It's great.
Excellent. Thank you. Mr. Droze, and yeah, that was a...the
issues of traffic flow within the property was something Mr. Droze
brought up at our study meeting, and I think was very wisely
discussed, and you've made some good looking changes in
terms of trying to minimize pain points that exist where you have
angular traffic coming into straight traffic and it's hard for people
May 20, 2025
31884
to see and so on. So, I think you've addressed that nicely. Any
other questions? Questions or comments from any of the other
Commissioners?,Anyone in the audience wishing to speak on
this item, I don't see anybody leaping out of their seat. Anything
else you'd like to say before we make our decision?
Mr. Bergdorf: Just thank you very much for your time.
Mr. Wilshaw:
Thank you both for being here tonight. I know you have a long
flight to come from Washington, over here. So, thank you.
appreciate that. If there's no other questions or comments, I will
close the public hearing and a motion will be in order,
On a motion by Long, seconded by Droze, and unanimously adopted, it was
#05-20-2025 RESOLVED, That the City Planning Commission does hereby
recommend to the City Council that Petition 2025-04-02-09
submitted by Costco Wholesale Corporation, is requesting waiver
use approval under Sections 3.12 and 6.26 of the Livonia Zoning
Ordinance, as amended, to expand the existing fuel facility and
parking lot at the Costco Wholesale at 19540 Haggerty Road,
located at the southeast corner of Haggerty Road and Eight Mile
Road in the Northwest'/4 of Section 6, be approved subject to the
following conditions:
1. The Detailed Site Plans identified as Sheets DD11-09, dated
May 15, 2025, prepared by MG2, are hereby approved and
shall be adhered to;
2. The Landscape Plan identified as Sheet L1.0, dated April
09,2025, prepared by Kimbley Horn and Associates, Inc., is
hereby approved and shall be adhered to;
3. All disturbed lawn areas shall be sodded instead of
hydroseeding;
4. That underground sprinklers are to be provided for all
landscaped and sodded areas, and all planted materials
shall be installed to the satisfaction of the Inspection
Department and, after that, permanently maintained in a
healthy condition;
5. The Fuel Elevations Plan identified as DD31-01, dated April
09, 2025, prepared by MG2, is hereby approved and shall
be adhered to;
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31885
6. Any illumination of the pump island canopy shall be
restricted to the undercarriage, and all light fixtures shall be
recessed and flush with the established ceiling. However,
this section shall not apply to those specified signs expressly
allowed by the district regulations of the Zoning Ordinance;
7. 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;
8. No part of the pump island canopy fascia, except for
signage, shall be illuminated;
9. No LED light band or exposed neon shall be permitted on
this site, including, but not limited to, the pump island
canopy, building, or around the windows;
10. Under Section 6.26(11), free air shall be provided whenever
this station is open for business. The free air shall be
dispensed at the point of service without entering the station
or performing any extra action to obtain the air without
charge;
11. 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;
12. All light fixtures shall not exceed thirty-five feet (35') in height
and shall be shielded to minimize glare trespassing on
adjacent properties and roadways;
13. All parking spaces, except the required handicapped
spaces, shall be doubled striped at ten feet (10') wide by
twenty feet (20') in length as required;
14. That the three walls of the trash dumpster area shall be
constructed out of building materials that shall complement
that of the building. The enclosure gates shall be of solid
panel steel construction or durable, long-lasting solid panel
fiberglass. The trash dumpster area shall be maintained
and, when not in use, closed at all times;
15. 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;
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16. Under Section 13.13 of the Livonia Zoning Ordinance, as
amended, this approval is valid for one year only from the
date of approval by the City Council. Unless a building
permit is obtained, this approval shall be null and void at the
expiration of said period.
Mr. Wilshaw: Is there any discussion?
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted. It will go on to the City Council with an approving
resolution.
ITEM #2 PETITION 2025-03-08-05 Comerica Bank
Ms. Dinaro, Acting Secretary, announced the first item on the agenda, Petition
2025-03-08-05 submitted by Cityscape Architects on behalf of
Comerica Bank, requesting site plan approval under Section
13.13 of the Livonia Zoning Ordinance to renovate the building
and reconfigure the parking lot at 17111 Laurel Park Drive North,
located at the northwest corner of Six Mile Road and Laurel Park
Drive in the Southeast'/4 of Section 7.
Mr. Canty:
Thank you, Mr. Chair. This is petition 2025-03-08-05, Comerica
Bank on North Laurel Park Drive is to renovate the existing
Comerica Bank facade and reduce the parking lot size. The
petition parcel is zoned C-4 (High rise commercial). To the west
we have the abutting property which is the new Coopers Hawk
and Capitol Grille that is zoned C-4 that is under construction right
now. To the south, across Six Mile is the Red Robin, zoned C-1.
To the north are the two hotel sites, both zoned C-4. To the east
is the Panera Bread drive through zoned C-1.The aerial shows
where the Comerica Bank is, the building envelope and the
structure will not change. They're just changing the fagade. The
parking lot and green space will be changing. Site access from
the south will be removed. That was to the existing ATM that is
existing right now, and that will be removed as well. Access
parking and impervious services will be swapped for two
detention ponds. There's a new dumpster enclosure to the
northwest of the building. The dumpster enclosure will have gates
painted with steel panels with vertical metal panels and color to
match the brick for of the enclosure wall. Parking and Savings
Loan associations require one parking space for each 150 square
foot of floor space. Right now, they pretty much have satisfied
that. The petitioner predicts eight employees at this Comerica
branch, and there are 38 parking spaces required, and they show
38 parking spaces with two van accessible spaces. In the
Mr. Wilshaw:
Mr. Canty:
Mr. Wilshaw:
Mr. Canty:
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31887
landscape plan there are 12 trees currently on site. The tree
preservation plan shows the petitioner removing two of those
trees that will prevent the development of the two detention
ponds, as well as two parking lot trees that will prevent the
development of the new compact parking lot. The landscape plan
also shows 44 trees, 187 shrubs, 186 perennial plants for the
whole site. And there are three oak trees adjacent to the
proposed detention ponds, four crab apple trees at the corner of
Six Mile and Laurel Park. Drive. Spruce trees lining the west
property line, seven hackle berry trees along Six Mile, tulip trees
along the North Laurel Park Drive and three serviceberry trees to
the north of the building. The elevation plan shows the new
facade with Glengarry crystal black fin and full bricks with
matching mortar. Blue metal panel that is similar to the color of
the Comerica Bank logo, made with Alpolic materials, brushed
aluminum and faux wood will be used in the new facade signage.
There's the there was no signage package submitted with the
petition, but several new signs are shown in the renderings. Most
signs appear to be in the same location, with the exception of the
large wall sign that replaces the existing drive through window.
The photometric plan that was submitted does not have any foot
candles exceeding 1.0-foot candles at the property line. So that's
all good. And we have correspondence as well.
Before we do correspondence, is there any plans that you want
to show on the screen for our viewing audience?
So, this would be the, let me see...existing topographic. This
would be the engineering plan. As you can see, they're taking out
a lot of this and changing it to two detention ponds, but also
changing the ATM that's there, removing the drive at the south
side of the property and replacing it with parking.This is the
sediments of soil erosion control, and I believe they have the
landscape plan. So, this is currently in the preservation plan that
we're moving to take the two trees at the north of the property and
the Two Trees inside of the parking lot to make way for the new
detention pond. I can read out the departmental correspondence.
Yes, please.
The first item is from the Engineering Division, dated April 30,
2025, 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 #17111 Laurel Park Drive
North. Should additional addresses be needed, the Owner will
Mr. Wilshaw:
Mr. Droze:
May 20, 2025
31888
need to contact this Department once approvals have been
obtained. 1. The existing parcel is currently serviced by public
sanitary sewer and water main, as well as private storm sewer.
The Developer shall submit Engineering drawings and
calculations to this department once approvals for the site plans
have been received to determine if permits will be required.
Based on the submitted drawings, we have the following
comments: i) Sanitary Sewer: The developer is proposing to re-
use the existing service lead, and maintain the same building
usage, so no additional effects to the system is expected. ii)
Water Main: The drawings indicate that the existing water service
will be re- used. iii) Storm Sewer: The drawings indicate that the
existing private storm system will remain be modified to add
detention to the site. No calculations have been provided, but we
will review the proposed improvements when plans are submitted
to this department for permitting." The letter is signed by David
W. Lear, P.E., Assistant City Engineer. The next letter is from the
Livonia Fire & Rescue Division, dated May 17, 2025, which reads
as follows: "This office has reviewed the site plan submitted in
connection with a request to renovate a commercial building
reconfigure the parking lot on the property located at the above
referenced address. We have no objections to this proposal with
the following stipulations: - Maintain access of emergency
vehicles around the entire building with widths of 20' 6" (per code)
for potential suppression efforts. Landscaping cannot interfere
with road or fire hydrant access. 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 April 7, 2025, which reads as
follows: "1 have reviewed the plans in connection with the petition.
I have no objections to the proposal."The letter is signed by Paul
Walters, Sergeant, Traffic Bureau. The next letter is from the
Inspection Department, dated May 14, 2025, which reads as
follows: "Pursuant to your request, the above reference petition
has been reviewed. This department has no objections to this
petition." The letter is signed by Jerome Hanna, Director of
Inspection. Next is an email from the Treasurer's Department,
dated May 16, 2025, which reads as follows: "All taxes are paid
on the property."The email is signed by Susie Nash, Treasurer.
That is the extent of the correspondence.
Are there any questions for the planning staff?
Mr. Chair, this question for Mr. Canty, are you able to show the
elevations? We saw them at the work session. I thought they
had...Okay, yeah, these are black and white as well. I was
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31889
curious to see what color brick was proposed, and maybe we can
talk to the applicant about that.
Mr. Canty: Yeah, probably.
Mr. Wilshaw:
We'II do that. Any other questions for staff? Okay, our petitioner
is in the audience. Feel free to come forward to our podium. We'II
ask you to start with your name and address.
Luke Woods, Cityscape Architects, representing Comerica Bank. My associate is
Tim Wood, civil engineer with Novak and Fraus. My address is
1556, East Lafayette, Detroit, 48207, and thank you for the
introduction to the project for the group here, Mr. Canty. So,
speaking to this project, we have a thriving Comerica Bank.
Comerica is interested in investing in a renovation for this building
that encompasses the site, the exterior of the building and the
interior. A large goal for the site here is reducing the paving and
parking spaces. This, as we've already heard, has been
eliminating the curb cut in the southeast corner, removing a
considerable number of parking spaces, adding a dumpster
enclosure with materials that will complement the building, also
adding dry bottom retention ponds on the north portion of the site.
We'II be redoing the site lighting, as well new landscaping. We
will be maintaining a good count of the trees. Also be cleaning up
the hedges on the west side of the lot, as we discussed at the
study meeting a week ago. And as mentioned, we're moving the
ATM, which is formerly out in the parking lot to the drive through.
So, as we look into the exterior of the building, we're going to...the
primary goal is bringing it up to Comerica brand standards. That's
going to be done by staining the exterior brick a darker color here.
The ACM, that blue metal apolic paneling, is going to be at the
entry and over the drive through. The faux wood that was
mentioned is the fiber cement board, very durable material here
with great longevity. The canopy will be extending ever so slightly
to provide additional protection for those using the last drive
through aisle. And to accommodate that, we'll be increasing the
width of the bypass lane just to make sure that everything's
accessible around the building here, and as mentioned, signage
will also be included on the building, in accordance with Livonia's
ordinances. That is a rundown for a project we are available for
any questions.
Mr. Wilshaw:
Very good. Thank you. Mr. Woods, is there any questions for our
petitioner? Mr. Droze, I believe already asked one about the color
of the brick. Do you have any sample or any ideas what that's
going to be sure?
Mr. Woods:
Mr. Wilshaw:
Mr. Droze:
Mr. Wilshaw:
Mr. Droze:
Mr. Woods:
Mr. Droze:
May 20, 2025
31890
Yeah, the brick is it's pretty dark colored. It's not quite a black, but
it's, it's kind of similar to the charcoal of the desks here. I would
say it's maybe a touch darker than that, and, you know, with a
little bit of a flatter tone to it.
Okay, yeah, all right. Any other questions for our petitioner?
I guess I had a couple.
Go ahead, Mr. Jones.
In the fire letter, it talked about a, I think it was a 20-foot drive
aisle around the perimeter. So, I think probably the biggest thing
I was wondering about is that canopy, and it sounds like...will you
be able to provide the full 20 foot in that area with the overhang
still?
I see where you're coming from. At a glance, it looked to be,
think I saw 26 from the curb. We will make sure we adhere to the
20-foot dimension there. I think we're really just looking for maybe
three or four feet of canopy extension into that. But I appreciate
your mindfulness towards that.
Okay, and then I don't know what the rest applies to whether that
whole driveway needs to be 20 feet or not. I'll defer to fire on that.
I think the site is essentially the same if it needs to be increased,
because it looks like it's 18 feet currently reading the dimension.
So that's not a big deal. Now, I guess the other question...you
mentioned the dry bottom detention basin. Is there anything in
particular that you wanted to highlight regarding the restoration of
that, basically, to make sure that that's going to be able to
withstand the inundation and also, you know, be mowed down.
So part of it...where I'm coming from with this is, you know,
sometimes a detention basin can have a little more natural look
depending on where it's at. But this is in a fairly, I'll say manicured
commercial landscape, being in Laurel Park. So, I just wanted to
maybe, I guess, get your take about how you thought about that
in design.
Mr. Woods: I see you. I'II toss it over to Tim Wood.
Tim Wood, Nowak and Fraus Engineers, 46777 Woodward, Pontiac, Michigan. So
the landscape plan has been designed such that the detention
basin will be restored with a seed mix that is capable and suitable
for being inundated with water regularly when it rains, and for the
extended period of time, the two to four days that the detention
basin will hold water. So, the basin should maintain a natural look
Mr. Droze:
Mr. Wood:
Mr. Droze:
Mr. Wilshaw:
Mr. Ventura:
Mr. Wood:
May 20, 2025
31891
from the plantings, from the grass that's planted, as well as the
trees along the perimeter of it.
And so the intent would be that that would just be mowed down,
like lawn space, or would it be left a little more natural?
Likely it would be left slightly longer, but they would mow it from
time to time, I'm sure.
Okay, yeah. And I think we just talked about just wanting to avoid
Phragmites and that type of look in this landscape. So, and I think
maybe...just a consideration, when you work through
engineering, you know, the bottom of those basins do get pretty
soggy. So if, if there's the opportunity for an under drain or
something to kind of dry it out a little more quickly. I think that
would help in making sure that this, you know, can be attaining
that that look so but other than that, I don't have any other
questions. Thank you.
Thank you. Mr. Droze. Any other questions for our petitioner?
Gentlemen, in our study session, we talked about the overgrown
scrub and unattended to landscaping along the northern and kind
of the western boundary line that's adjacent to the drive that
currently services the drive through's. I understood it to be your
statement that you really weren't sure that was yours. And I
understand that, but I was back there again today, and I noticed
that the construction to the west, where they're building the two
new stores, they're very carefully avoiding that strip, so it appears
to be their assumption that that's yours, and you're uncertain that
that is yours or not theirs. So I guess...and you did address this
during your presentation, but I'd like to be certain that when it's
all done, somebody looks after that strip, because it's certainly
unsightly. And Mr. Droze made a good point that this is a fairly
well manicured site all over. So, I guess this is an admonition as
opposed to a request, as opposed to anything formal. You're
paying attention to it, and would like to make sure that when
you're all done, when it's all said and done, that strip of land there
has been attended to and made part of your landscape plan.
Absolutely no issue there by any means. We'll make sure that the
property line's staked and that everything on the property is
cleaned up with this project.
Mr. Wilshaw: Great. Thank you. Thank you. Mr. Chairman, thank you. Mr.
Ventura, any other questions for our Petitioner representatives?
No other questions. Anybody in the audience wishing to speak on
Mr. Woods:
Mr. Wilshaw:
May 20, 2025
31892
this item? No one else in the audience. Anything else you'd like
to say before we make our decision.
Thank you for your time this evening. We appreciate it. Well.
Thank you, gentlemen for being here. I will go to my colleagues
and say a motion is in order.
On a motion by Ventura, seconded by Dinaro, and unanimously adopted, it was
#05-21 -2025
RESOLVED, That the City Planning Commission does hereby
recommend to the City Council that Petition 2025-03-08-05
submitted by Cityscape Architects on behalf of Comerica Bank,
requesting site plan approval under Section 13.13 of the Livonia
Zoning Ordinance to renovate the building and reconfigure the
parking lot at 17111 Laurel Park Drive North, located at the
northwest corner of Six Mile Road and Laurel Park Drive in the
Southeast 1/4 of Section 7, be approved subject to the following
conditions:
1. The Landscape Plan, identified as Sheet No. L2, dated
March 13, 2025, prepared by NF Engineers, is hereby
approved and shall be adhered to.
2. All regular parking spaces shall be double -striped and
measure ten feet (10') in width.
3. All disturbed lawn areas, including road rights -of -way, shall
be sodded instead of hydroseeding.
4. Underground sprinklers shall be provided for all landscaped
and sodded areas. All planted materials shall be installed to
the satisfaction of the Inspection Department and then
permanently maintained in a healthy condition.
5. The Exterior Elevations Plans, identified as Sheet No. A-
211, A-212 and A-213, dated March 21, 2025, prepared by
Cityscape Architects, are hereby approved and shall be
adhered to.
6. The walls of the refuse enclosures shall consist of materials
that complement the building. The enclosure gates shall be
solid steel or durable, long-lasting solid panel fiberglass.
7. All exterior light fixtures shall not exceed twenty feet (20') in
height and shall be aimed and shielded to minimize stray
May 20, 2025
31893
light trespassing across property lines and glaring into
adjacent roadways.
8. Only conforming signs are approved with this petition.
Additional signs shall be submitted for review and approval
by the Zoning Board of Appeals.
9. No exposed LED light band or neon shall be permitted on
this site including, but not limited to, the building or around
the windows.
10. That the Petitioner shall submit for approval an ongoing
Phragmite control program, as approved by the Department
of Public Works describing maintenance operations to the
City of Livonia Inspection Department prior to the
construction of the stormwater retention basin.
11. That all existing landscaped areas shall be cleaned up, re -
managed and permanently maintained in a healthy
condition.
12. The specific plans referenced in this approving resolution
shall be submitted to the Inspection Department when the
building permits are applied for; and
13. Under Section 13.13 of the Livonia Zoning Ordinance, as
amended, this approval is valid for a period of one year only
from the date of approval by the City Council. Unless a
building permit is obtained, this approval shall be null and
void at the expiration of said period.
Mr. Wilshaw: Is there any discussion?
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted. It will go on to the City Council with an approving
resolution.
ITEM #3 PETITION 2025-03-08-02 Karim Elrez
Ms. Dinaro, Secretary, announced the first item on the agenda Petition 2025-03-
08-02 submitted by Karim Elrez, under Section 13.13 of the
Livonia Zoning Ordinance, requesting approval of all plans to
expand an existing commercial building by constructing a new
two-story addition at 29440 Schoolcraft Road, located at the
Mr. Canty:
May 20, 2025
31894
Northwest corner of Schoolcraft Road and Middlebelt Road, in
the Southeast '/4 of Section 23.
As we know this is 2025-02-08-01. He did come at the last
Planning Commission meeting. Some new things have been
talked to. We did talk to the Inspection Department and Fire.
Inspection noted that a elevator is not permit is not you don't need
it in this site, so because only two floors, and there's no code that
says that you need to have an elevator with two floors. So, the
petitioner should adjust his site accordingly, since there is no
elevator. Fire, they are in talks of having fire access from the Bob
Evans site, which is to the east. I believe the petitioner will be
letting you guys know that in his section of this meeting. Other
than that, site plan updates, the dumpster has been removed onto
the grass to the west. It also clears the existing overhead
electrical wires. Dimensions were added to the parking lot
because they weren't added the first time. Let's see. I believe we
have new plans here. This is new 10-foot strip in the back of the
addition for possible route to the AT&T building, which is to the
northwest of the site. And there should be a hatch area. You can't
really see it here, but it's on right here. There is a hatch area in
green, it is the existing 10-foot easement to the AT&T building.
So those are all of the changes that they made. Everything else
is the same. The parking lot is in disrepair, so we do request that
planning commission suggest that they fix the parking lot. Other
than that, then everything looks
Mr. Wilshaw: Okay, good. Okay. And is there any new correspondence on this
item?
Mr. Canty: New correspondence would be...
Mr. Wilshaw: Other than the plans themselves?
Mr. Canty:
I'll just reiterate the fire marshal just put on record, "This office
has reviewed the site plan submitted in connection with a request
to renovate and construct a new commercial building on the
property located at the above referenced address. We have
objections to this proposal with the following reasons: 1. A fire
access road shall be provided with not less than 20 feet of
unobstructed width and have a minimum of 13 feet 6 inches of
vertical clearance in accordance to 18.2.3.4.1.1 and 18.2.3.4.1.2
of NFPA 1, 2015. 2. 18.2.3.4.1.2.2 Vertical clearances or widths
shall be increased when vertical clearances or widths are not
adequate to accommodate fire apparatus NFPA 1, 2015. 3.
18.2.4.1.1 The required width of a fire department access road
shall not be obstructed in any manner, including the parking of
Mr. Wilshaw:
Mr. Canty:
Mr. Wilshaw:
May 20, 2025
31895
vehicles. 4. Access to any perimeter side of the building is limited
to only 1 side which can also be compromised due to landscaping
(south side of the building). Road widths on the east and west
sides of the building are not adequate as well as no emergency
vehicle access from the north side. 5. Limited perimeter access
can hinder potential rescue efforts and suppression efforts. 6.
Clarification as to what is being stored, sold, or manufactured (if
any manufacturing is taking place). A further detailed plan review
will take place when this division receives an official plan set.."
That is from the Fire Marshal, Brian Kukla.
I think most of the rest of the correspondence is older.
Everything is older, yeah,
It's sort of a hazing ritual for new planning staff that come to our
meeting to make you have to read those NFPA code numbers
you did well, just testing you. Okay, is there any questions for
planning staff before we proceed? This item was tabled at our
previous meeting. It would be appropriate for us to have a motion
to remove this item from the table. If someone would like to make
that motion,
On a motion by Ventura, seconded by Droze, and unanimously adopted, it was
#05-22-2025 RESOLVED, That the City Planning Commission on May 20,
2025, for Petition 2025-03-08-05 submitted by Cityscape
Architects on behalf of Comerica Bank, requesting site plan
approval under Section 13.13 of the Livonia Zoning Ordinance to
renovate the building and reconfigure the parking lot at 17111
Laurel Park Drive North, located at the northwest corner of Six
Mile Road and Laurel Park Drive in the Southeast '/4 of Section
7, does hereby remove the item from the table.
Mr. Wilshaw:
Okay, now we are able to go to our petitioner. Our petitioner is in
the audience, feel free to come forward. Mr. Elrez has been here
before, but just remind us of your name and dress. Good evening.
Karim Elrez, 29440 Schoolcraft Road, Livonia, MI.
Mr. Wilshaw:
Mr. Elrez:
Thank you for being here again tonight. Anything that you'd like
to tell us from between what happened at our previous meeting
and what's going on tonight?
It's like, less time. Like most of the conversation, it was about the
service for the fire departments. I went to Bob Evans. I talked to
the manager there. He give me...he can't make this decision. He
May 20, 2025
31896
give me a number for the corporate of Bob Evans, I talked to Mr.
Elmer, where I left him a message like three, four times I didn't
get any answer until now.
Mr. Wilshaw: Okay, it sounds like, from what I've heard, though, there will
probably be an opportunity for you to make some sort of an
agreement to get that cross access in the event of a fire. Is that
sound reasonable?
Mr. Elrez: Yes.
Mr. Wilshaw: Okay, all right, we'll let you continue to work on that particular
task. In the meantime, is there any other questions from any of
our commissioners for our petitioner
Mr. Droze: I think we talked about it a little bit last time. I think I heard
countertops. This is really...your intent for this space is for sales,
or would there be any sort of cutting or manufacturing?
Mr. Elrez: No. No manufacturer at all, no production in this location at all.
My production location is going to be in totally different city. So,
it's only a showroom. It's only for sales.
Mr. Droze: Okay, so where would...because there's been some comments
in the fire letter about, you know, some of the access and the
driveways. Do you anticipate any sort of delivery vehicles coming
to the site? And if so, how would they maneuver?
Mr. Elrez: I don't have anything stocked there, and we have only a display
show. No delivery at all in my location.
Mr. Droze:
Okay, thank you. And then the only other thing, I guess, is the
brick that you're proposing. I think there's...it looks like a brick on
the front side of the building. And then what type of block would
be on kind of the backside?
Mr. Elrez: Backside is going to be face cement block.
Mr. Droze: Like a cinder block?
Mr. Elrez: Yes.
Mr. Droze: Okay. Would that have any color to it?
Mr. Elrez: It is going to be gray.
Mr. Droze:
Mr. Elrez:
Mr. Droze:
May 20, 2025
31897
Okay, have you, I guess, thought about maybe a different look,
because I guess I am kind of seeing that you are on a...
The front is going to be black break with the paneling in the top
of it.
I guess what I was wondering is...you're on kind of the border of
a residential zone, and so I don't know, would you be willing to
consider maybe on at least the side that faces the residents to
maybe, you know, improve that facade a little bit.
Mr. Elrez: Yeah, no problem, sir.
Mr. Droze: You will go with brick.
Mr. Elrez: Yeah.
Mr. Droze: Okay. All right, great. Thank you. So, just to clarify, on the west
side of the building, you will continue that same brick that you
have.
Mr. Elrez: Same brick, yes.
Mr. Droze: Okay, great. Thank you.
Mr. Elrez: You're welcome.
Mr. Wilshaw: Excellent. Thank you. Mr. Droze. Any other questions for our
petitioner? Okay, easy peasy. There is no one else left in the
audience. Anything else you'd like to tell us before we make our
decision?
Mr. Elrez:
Mr. Wilshaw:
No sir. Thank you.
Thank you. If there's no other questions or comments, a motion
is in order.
On a motion by Dinaro seconded by Droze and unanimously adopted, it was
#05-23-2025 RESOLVED, That the Planning Commission does hereby
recommend to the City Council that on Petition 2025-03-08-02
submitted by Karim Elrez, under Section 13.13 of the Livonia
Zoning Ordinance, requesting approval of all plans to expand an
existing commercial building by constructing a new two-story
addition at 29440 Schoolcraft Road, located at the Northwest
corner of Schoolcraft Road and Middlebelt Road, in the
May 20, 2025
31898
Southeast'/4 of Section 23, be approved subject to the following
conditions:
1. The Site Plan, identified as A-1, dated May 13, 2025,
prepared by Ziad El -Baba Engineering, is approved and
shall be adhered to.
2. The west elevation, adjacent to residential properties, shall
be constructed using the same brick material as the front
(south) elevation.
3. All disturbed lawn areas, including road rights -of -way, shall
be sodded instead of hydroseeding.
4. 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.
5. The Exterior Elevations Plan, identified as A-4, dated May
13, 2025, prepared by Ziad El -Baba Engineering., is
approved and shall be adhered to.
6. Parking spaces shall be doubled striped at ten feet (10')
wide by twenty feet (20') in length.
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.
10. 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.
Mr. Wilshaw:
Mr. Wilshaw,
ITEM #4
May 20, 2025
31899
11. No LED light band or exposed neon shall be permitted on
this site, including, but not limited to, the building or around
the windows.
12. 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.
13. A cross -access agreement, that provides notice and
outlines the terms for emergency access between the
subject property and the adjacent property, 13911
Middlebelt Rd, must be submitted to the Inspection
Department at the time of building permit application.
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.
Is there any discussion?
Chairman, declared the motion is carried and the foregoing resolution
adopted. It will go on to the City Council with an approving
resolution.
APPROVAL OF MINUTES 1,229th Public Hearings and
Regular Meeting
Ms. Dinaro, Secretary, announced the next item on the agenda, Approval of the
Minutes of the 1,229th Public Hearing and Regular Meeting held
on April 29, 2025.
On a motion by Dinaro, seconded by Long, and unanimously adopted, it was
#05-24-2025 RESOLVED, That the Minutes of 1,229th Public Hearings and
Regular Meeting held by the Planning Commission on April 29,
2025, are hereby approved.
A roll call vote on the foregoing resolution resulted in the following:
AYES:
NAYS:
ABSENT:
ABSTAIN:
May 20, 2025
31900
Dinaro, Droze, Long, Ventura, Wilshaw
None
Caramagno, Bongero
None
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made, seconded and unanimously adopted, the 1,230th Public
Hearings and Regular Meeting held on May 20, 2025, was adjourned at 8:08 p.m.
ATTEST:
Ian Wilshaw, Chairman
CITY PLANNING COMMISSION
Sam Caramagno, Secretary