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HomeMy WebLinkAbout1,231 - June 10, 2025 signedMINUTES OF THE 1,231st PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, June 10, 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: David Bongero Sam Caramagno Glen Long Peter Ventura Ian Wilshaw Members absent: Wafa Dinaro Patrick Droze Mr. Jacob Uhazie, 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 2025-05-02-10 Tru-Heal Veterinary Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2025- 05-02-10 submitted by Tiseo Architects requesting waiver use approval pursuant to Section 6.59 of the Livonia Zoning Ordinance, as amended, to build an addition to the existing veterinary hospital at 27492 Five Mile Road, located on the northeast corner of Five Mile Road and Foch Street in the Southeast 1/4 of Section 13. Mr. Uhazie: June 10, 2025 31904 Thank you, Mr. Chairman. This petition is to add an addition connecting the two existing buildings, expanding the existing veterinary hospital at 27492 Five Mile Road. The parcel is located at the northeast corner of Five Mile Road and Foch Street. The current zoning is C-1 (Local business) with the rear of the property being P (Parking). To the west of the petition site across Foch Street is a vacant property also zoned C-1, and P. To the north is residential property zoned N1 (Neighborhood). To the east is a vacant property also zoned NM1 (Neighborhood Multi Family). South across Five Mile are residential properties zoned N2 to the southwest and N1 to the southeast. The petition involves connecting these two buildings. The two adjoining properties are under common ownership now, Together, the properties combined are about 0.54.acres with approximately 147 feet of frontage along Five Mile Road by 160 feet along Foch Street. The property at 27495 Five Mile Road is the building to the east, and consists of 3,113 square feet of commercial space currently occupied by the True Health Veterinary Hospital. 27492 Five Mile Road is the building to the west and consists of a 1,737 square foot vacant commercial space that was formerly used as a realtor building. The waiver petition is to expand the use of the Veterinary Clinic under Section 6.59 of the zoning ordinance. The waiver would also expand the use to both buildings and the addition between them. The addition would add 23 square feet between the buildings. Once complete, the building would have a combined area of 4,873 square feet. Parking will largely remain unchanged, with the exception that three parking spots would be removed and restriped to prevent parking vehicles from having to back up into the entrance ways. The site will have a total of 25 parking spaces and is only required to have eight by the zoning ordinance. The petition application did not include any changes to signage or landscaping on the site. Elevation plans show a 12 1/2 foot tall addition that would match the existing white brick with metal cap on the top of the veterinary office. And the two buildings are at different elevations, and to account for this, the floor plan shows a ramp located inside the addition that slopes downward towards the realtor building to the west. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Uhazie: The first item is from the Engineering Division, dated May 21, 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 parcels are assigned the addresses of #27488 and #27492 Five June 10, 2025 31905 Mile 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 and water main, as well as private storm sewer. 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. After the subject parcel has transferred ownership, the developer shall contact the Assessor's office to combine the parcels prior to receiving final permit close-out." 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 14, 2025, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to construct an addition to 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 May 12, 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 June 5, 2025, which reads as follows: "Pursuant to your request, the above - referenced Petition has been reviewed. 1. These two separate parcels must be combined before the proposed addition can connect the two buildings. 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 June 5, 2025, which reads as follows: "All taxes have been paid on this property." The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Excellent thank you, Mr. Uhazie. Is there any questions for our planning staff? Mr. Ventura: Jacob, so as I look at these floor plans, it appears that only minor modifications are being made to the interior of the westernmost building. Mr. Uhazie: Correct. Mr. Ventura: And the eastern building is going to stay exactly the way it is. Mr. Uhazie: Yes. Mr. Ventura: Mr. Uhazie: June 10, 2025 31906 And do I recall that the public entrance is going to be in the eastern most building, where it is today, and really not any public access... That is my understanding. Most of the public access would be contained to the existing building. I think there would be one or two exam rooms that would also be accessible for additional space, but the vast majority of it would be employees only. Mr. Ventura: Okay, and then flipping down to the...if I can do that here, elevations, reason I'm having a hard time doing that. Do I understand that the elevations of the southern elevation of the westernmost building is gonna stay exactly the way it is. We're adding three glass panels to the eastern building. Mr. Uhazie: At the addition? Mr. Ventura: Pardon? Mr. l'Jhazie: To the addition? Mr. Ventura: In front of the Eastern building. Or is that existing? Mr. Uhazie: I thought that was existing. Ben Tiseo, Tiseo Architects. The two buildings will remain exactly the way it is. The only work will be the three foot, nine inch space between the two, connecting them, and yes, the one point of entry for both buildings will be controlled by the reception area in the easterly building. Mr. Ventura: Mr. Wilshaw is going to scold us for being out of order here but thank you. Mr. Wilshaw: Thank you for giving the introduction, Mr. Ventura, does that answer your question? Mr. Ventura: Yes. Thank you. Mr. Wilshaw: Okay, any other questions for staff? All right, now we'll go to the petitioner. Ben Tiseo, Tiseo Architects, 19815 Farmington Road, Livonia, MI. Again, we're hopeful for support tonight to put another vacant building back on the payroll for the city. I did want to add one note. I know it was missing on our site plan, the existing real estate sign will be removed and some landscaping will be put in this place. I noticed Mr. Wilshaw: Mr. Tiseo: Mr. Wilshaw: June 10, 2025 31907 it wasn't stated that on the drawings, but that will be on the construction documents. Appreciate it. Thank you. Is there any questions for our petitioner's representative? And just a note, the owner of the property, the veterinary themselves was at our study meeting, and she was able to answer some questions there, but she's out of town... Out of country, actually. For tonight, yes, so you are taking duties as her representative. So, yes, thank you. Thank you. Any questions for petitioner's representative? Mr. Caramagno: Just probably a simple question. Is there doors between these two buildings that will close, or it's going to be always open between the two> Mr. Tiseo: It'll be always open. It is actually an extension of a corridor, but we do have a new door that will be in the westerly building that'll prevent the public from going beyond the exam room there. Mr. Caramagno: Okay, so between the two, there's, that's no fire issue, Mr. Tiseo: No. Everything is fine. Mr. Caramagno: Okay, good. Thank you. Mr. Wilshaw: Thank you. Mr. Caramagno. Any other questions for petitioner? Is there anyone in the audience wishing to speak on this item? Sir, feel free to come forward to our podium. I'll give you a chance to speak. We just ask you for your name and address for our record. Jonathan Dmytro, 15410 Foch, Livonia, MI. That's just three houses down from there. I just presented a small organization of thoughts for myself. So, thank you for the opportunity to speak tonight. I'm here to express my full support for the zoning ordinance that will allow the expansion of the veterinary office, owned and operated by my opinion, a remarkable member of community, Ned. Ned is the husband of Mary the owners. Ned is more than just a business owner. He's a living example of what makes Livonia such a special place, grit, heart and a commitment to community. He immigrated to the US from somewhere in Europe. Honestly, I wish I remembered exactly where, but I forget exactly where. He came here chasing love, and although it didn't pan out, he stayed June 10, 2025 31908 and built something even more meaningful. He was already a trained veterinarian in his home country, and instead of giving up when he arrived here with limited English and no local credentials, he worked tirelessly to get recertified in the US as a vet. That alone says something about his determination and passion for the field. And now he owns and operates a veterinary practice that provides an essential service to our neighborhood, and it's already a thriving business. It's already booked, and everybody and anybody knows about the vets around here. It's not like you can just call and get in that day. So, it's very much needed, especially me, owning lots of dogs and cats. You know, not so much anymore as we get older, but so I'm loving having him there. It's so nice, because I used to have to drive 40 minutes into Canton just because that was the availability for my pets. Before Ned took over the property. The building sat vacant and deteriorating for as far as I can remember, to be honest. Apart from that, the one on the west side where that guy, John, who passed away. And, you know, the community wasn't necessarily too thrilled about what he was doing there. And I know there was a lot of issues either way. You know, nobody really enjoyed what was happening. And the fact that Ned is taking that, you know, wants to do what he wants to do there is, you know, something everybody in our street has totally supported even when I talked to my neighbors, I thought they were coming, and they're like, we go. Why? They're like, why wouldn't you pass it? I'm like, Well, you still got to come and show support if that's what you want to have happen. You know, so surprised they're not here. Anyways, all the neighbors, everybody's for it, and they love it. And he's such a good person. Like I said that one building was deteriorating...those buildings have been deteriorating for years, especially that sign you mentioned, that's going to get taken down with the 1- 800 like quick sell or something. I mean, that has, as far as you guys can probably remember, that sign has been there, and it's just been getting worse and worse. So, I'm so looking forward to just getting it beautiful where it needs to be, the structure next door, the one he's recently acquired and wants to connect to his existing practice was, was in the same shape. Two eyesores, two missed opportunities. But Ned saw potential where others saw decay, and through hard work and investment, he turned one of those buildings into a vibrant, much needed Veterinary Clinic. Now he's ready to do it again, expand his services, improve our neighborhood and meet the growing demand. It's not just about esthetics or business, it's about someone who genuinely cares. He's the kind of person remembers your pet's name, answers questions after hours and helps families through some of the toughest moments they face. I don't think he's asking for a handout. He's asking for the Mr. Wilshaw: June 10, 2025 31909 opportunity to keep investing in our city. He owns both buildings, and he's already proven what he's capable of. All he needs now is the city support to take this next step. I truly believe Livonia is better with Ned and his wife in it. This expansion brings more services, more jobs and more vitality to our area. I urge you to approve the ordinance and support someone who's already given so much to this community. Thank you. Well, thank you. Mr. Dymtro, that was an excellent testimony for the area and for this business. Is there anyone else wishing to speak on this item? I don't see anyone else wishing to speak. Mr. Tiseo, is there anything else that you'd like to say before we make our decision? Mr. Tiseo: No. Thank you for the kind comments. I know that the owner had left a large corporation that had veterinary services, and frankly, he left because he couldn't give proper care to the animals. That's why he wanted to get his own business. Mr. Wilshaw: Excellent. Thank you. Well, we appreciate that. Thank you. If there's no further comments from the public, I'm going to close the public hearing, and a motion is in order. On a motion by Long, seconded by Bongero, and unanimously adopted, it was #06-28-2025 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2025-05-02-10 submitted by Tiseo Architects requesting waiver use approval pursuant to Section 6.59 of the Livonia Zoning Ordinance, as amended, to build an addition to the existing veterinary hospital at 27492 Five Mile Road, located on the northeast corner of Five Mile Road and Foch Street in the Southeast' of Section 13, be approved subject to the following conditions: 1. That the Site Plan identified as Sheet No. P1, Floor Plan identified as Sheet No. P2 and Elevation Plan identified as Sheet No. P3 dated May 05, 2025, prepared by Tiseo Architects, Inc., is hereby approved and shall be adhered to. 2. That the operation of the subject use shall not include the overnight boarding or care of animals. 3. That there shall be no outside dumpster located on the site, and all trash must be contained within the building except on the day trash is scheduled for removal. June 10, 2025 31910 4. That all animal remains, medical and animal waste shall be properly disposed of. 5. That adequate soundproofing shall be installed to the extent necessary to insure the elimination of all noise from the building. 6. That the use of open or outdoor runways, kennels or pens are prohibited. 7. 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. 8. That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows. 9. The two separate parcels shall be combined into a single lot. 10. That the specific plan referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; and 11. 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 City Council, and 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 2025-05-08-06 Mid-6 Plaza Mr. Caramagno, Secretary, announced the first item on the agenda Petition 2025- 05-08-06 submitted by Rich Naman, requesting site plan approval under Section 13.13 of the Livonia Zoning Ordinance, as amended, to construct a 4,164-square-foot warehouse garage at the Six Mid Plaza at 29441 Six Mile Road, located in the Northeast % of Section 14. Mr. Uhazie: June 10, 2025 31911 Good evening. This is a request to construct a 20-foot tall, approximately 4,000 square foot warehouse garage at the rear of the site for the tenants of the commercial strip located on the south side of Six Mile Road between Middle Belt and Oporto Street. The existing zoning is C-2 (General business). To the west of the property is the Bethel Baptist Church in the RUF zoning. To the north, across Six Mile are store fronts within the C-2 district. To the east, are properties in the C-2 district as well. And South is the Vibe credit union zoned C-2. The parcel is irregularly shaped and measures 1.60 acres in size, with approximately 120 feet of frontage along Six Mile Road by a depth of 290 feet. The site contains an existing 8,110 square foot commercial strip center with approximately 20 parking spaces in front of the property, and an additional 70 parking spaces that are accessible via a 22-foot driveway. Some of the existing tenants include a nail salon and bridal shop. A new site plan was submitted since our last meeting. There is a paper copy in front of you. It's the same basic layout, but it has some of the elements discussed at the study meeting including adding the parking striping, as well as some landscape details. The proposed warehouse will include four separate 1,041 square foot garage spaces for a total area of 4,164 square feet. The garages will be positioned behind the existing nail salon and bridal shop on Six Mile Road. According to Section 7.23, accessory structures in the C-2 district must be customarily incidental to the principal permitted use on the site. A storage garage for the storage of commercial vehicles used by businesses or other permitted activity when located on the same lot therein, and occupying not more than 25% of the area of such lot shall be considered a legal accessory building which this complies with. Accessory uses to those permitted in the section include assembly, repair and storage, which is clearly incidental to the conduct of the permitted use. The proposed warehouse satisfies the setback requirements of the C-2 side yard and rear yard. The site plan shows the garage is setback 10 feet from the existing property line. The proposed warehouse garage satisfies the height requirements of the C-2 zoning district, as the proposed warehouse garage is 20 feet. Vehicle access will remain unchanged from an existing curb cut off Six Mile Road. Circulation appears to be the same after the garage is built. The number of parking spaces in the rear of the building would be reduced from 70 to 35 but that would still provide adequate parking. The petitioner submitted the revised site plan with additional landscaping elements. The plans show the sides and rear of the proposed warehouse garage would have eight feet of mulch surrounding a two -foot walkway. The southeast and southwest corners show a mix a dwarf white pine and baby blue spruce trees with additional baby blue spruce trees along the rear Mr. Wilshaw: Mr. Uhazie: June 10, 2025 31912 of the property and both front corners of the warehouse. The petitioner has not provided a lighting plan, but on some of the previous drawings were noted that there were LED flood light fixtures that were added later to the site plan over the garages and the site plan shows sconce lighting at each garage door. One thing to note, there is no dumpster shown on the site plan. The elevation plans show the four 10 x 9 steel overhead garage doors, each with a separate steel door to the right. The building would be constructed with CMU and a metal coping along the top of the building. And the exterior is proposed to be painted, but no color is listed on the plans. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. The first item is from the Engineering Division, dated May 21, 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, but would like to note the following items: 1. The subject parcel is assigned the addresses of #29441 thru #29443 Six Mile Road with the address of #29441 Six Mile Road being assigned to the overall parcel. 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 and water main, as well as private storm sewer. Utility information has not been submitted with the drawings, but we do not believe there will be any adverse effects from the proposed project. 3. Per the original site plans, the layout of the proposed garages is located over the top of a private 15" storm sewer that drains the subject parcel and the parcel to the east. This storm sewer will need to be relocated outside of any proposed footings, or the garage layout will need to be revised. 4. Once approvals have been received, the Owner will need to submit Engineering drawings to this Department to determine what permits will be required." 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 construct a commercial building on the property located at the above referenced address. We have no objections to this proposal with the following stipulations: What exactly is being stored, manufactured, or for retail in the "warehouse garage"? 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 May 19, 2025, which reads as follows: "I Mr. Wilshaw: Mr. Bongero: Mr. Uhazie: June 10, 2025 31913 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 June 5, 2025, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. This property is currently in violation for the storage of a recreational vehicle and an unlicensed/inoperable vehicle on site. 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 June 5, 2025, which reads as follows: All taxes have been paid on this property." The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Okay. Thank you, Mr. Uhazie. Is there any questions for our planning staff? Jacob, do we know if the vehicle violation has been resolved? I do not know if it's been resolved. Rich Naman, owner, No, It belongs to my tenant, and he's being evicted, and I even have text messages from him promising that RV will be removed on the 12th Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Wilshaw: Okay. And then regard to the, well, we can...I can wait till you're up. And then on the plan, were we talking about a 20-foot buffer in the back? And now it's showing... The ordinance requires a 20-foot buffer, but there is language that allows for City Council and Planning Commission to make, adjustments. The ordinance also allows for the buffering on the other side of the neighboring property to be considered. Okay, he's requesting 10, that's what the plan shows. Yes. Okay, okay, thank you. You guys are just ruining the flow of my meetings. Any other questions for planning staff? Okay, all right. Now the petitioner is up. Good evening, sir. Would you like to start with your name and address? Please. Rich Naman, the owner of Six Mid Plaza, Livonia, MI. And what we're proposing over here, basically will clean up that whole area over there, and Mr. Wilshaw: Mr. Bongero: Mr. Naman: Mr. Bongero: Mr. Naman: Mr. Bongero: Mr. Naman: Mr. Bongero: Mr. Naman: Mr. Bongero: Mr. Uhazie: June 10, 2025 31914 a lot of this stuff will go into the storage area. As far as the recreational vehicle and abandoned vehicle, the van that didn't have plates on belonged to the same tenant that owns the RV, and he was supposedly permitted by the city to use that RV temporarily as an office because we had wind damage when we had that big storm that hit the area on August 28 I think it was from last year, and he had some damage in the front of his building, and we replaced the roof up there, and because it got uplifted with the wind, but we replaced the roof. And I, right after that, since October, I've been sending him messages that you need to remove that RV. You need to remove that RV. And finally, I had to get some legal counsel, you know. And so we're taking him to court, actually, on June the 25th but his RV, from his text messages, supposed to be moving out on the 12th of June, so a couple days hopefully. Okay, excellent. I'm gonna go see if there's any questions for you. Just to follow up on that the 20-foot buffer in the rear. Are you looking to do 10 feet now? Yes. Okay, so if you do, if you move it back to 10, does that get you out of the way of that storm sewer that the buildings can be on top of? Or. Do you still have to move it? No, the storm sewer will be right in front of one of the garages, okay, but the... We talked to you, had to move it. The one in the front, we're moving it just because it's...we're not going to build on top of it. Actually, we're missing it by a couple feet, but still too close to the front of the proposed building, so we're going to move it further up. Okay. At the study meeting we had talked, you were 20 feet back. So, if you move it to 10, that gives you, that's bringing you 10 feet further back. So I don't know if that clears the... no...from the...originally, It was 10 foot. Oh, my notes just said you're going to go to 20. I think we discussed the 20 being the requirement. This is just a more detailed version of what was presented at the study. June 10, 2025 31915 Mr. Bongero: Gotcha, I got you. Okay, so you still got, you still have to go through all that. Okay, yes, okay, thank you. Mr. Wilshaw: Excellent. Very good. Any other questions for our petitioner? Mr. Caramagno: Mr. Uhazie: Mr. Caramagno: Mr. Naman: Mr. Caramagno: Mr.Naman: Mr. Caramagno: Yeah, I've got some Mr. Chair. A couple of things the let's start with the parking. Jacob, how much parking is actually required on this site? Offhand, I would have to redo the math. I can do that. The reason I ask is the parking as illustrated here on these plans. Look at parking, bumper to bumper, east to west. Is that what I'm seeing here? Yeah, parallel parking. Parallel parking, the whole way, which is, which is difficult. And if you don't need this much parking, why would you, why would you use that kind of parking on this property? Just doesn't seem, doesn't seem like it's needed if you don't need as much parking. That would be a question for my architect, I guess he came up with that plan. I thought just keeping the parking the way was okay would be sufficient, because we don't need that much parking. We have like 70 spaces right now as it is. It seems excessive. So, the next question I had with that, I thought, Well, are you going to park that dump truck and trailer in there? And is that why you want them long parking spots, east/west? Mr. Naman: No, the dump truck is...that's why these are being built 30 foot deep, so it can slide in there, in the storage. Mr. Caramagno: Okay, just looks like it looks like excessive parking to me and then getting in and out of your building. What am I looking at here? 16- 18 feet between the parking spaces and the door, which doesn't leave you a lot of room to get a piece of equipment and out of there Right? Looks, looks tight, doesn't look practical to me. So that's one question I had for you. The next question I had was no dumpster enclosure. Now, between your front building and this building, you got over 12,000 square feet of building here with no dumpster enclosure. I think it's probably time to put a proper dumpster enclosure here. Mr. Naman: Mr. Caramagno: Mr. Naman: Mr. Caramagno Mr. Naman: Mr. Caramagno June 10, 2025 31916 We can do that. The reason, over the years, we haven't done the dumpster enclosure because we have curb service. No, I understand, but now you're over 12,000 square feet here, so between two buildings, not counting the other three or four in the front. So I think it's time to make this a true commercial property with a dumpster enclosure. So, I'd like to see something like that put here. And then my last question for you is the sign in front where it says shooter, service that plywood sign, yeah, that what's the plan with that? Because that's unfinished plywood right, sitting in what looks like... We redid the front of the building a few years ago. Yeah, we put stone on the facade on the front, and we were going to use the same stone to cover that pylon. But unfortunately, we don't have enough square footage of that stone, so we're just waiting to put another, you know, similar stone on there. Basically, that's going to be stoned. : How long do you wait for that? You've got exposed plywood with no finish on it at all there? What that's going to go to? How fast? Well, that plywood is womanized. It's not regular plywood. It's weatherproof, so I agree with you. : It's not slightly at all, right? Mr. Naman: It looks ugly. Mr. Caramagno: Yeah, that needs attention, too. So we need something in the write up, to get that taken care of in a timely fashion, in my opinion. So those are the thing concerns I've got, and I'm willing to hear whatever else we got. Mr. Wilshaw: Thank you, Mr. Caramagno, is there any other questions or comments from any of our commissioners? Mr. Ventura: I note that on the site plan that I have on my screen, but evidently not on the screen you're looking at, the mulched area to the south of the building, and the east and west of the building shows some landscaping. Jacob, have we received a landscape plan with this? Mr. Uhazie: No, not an official landscape, but they did add the trees on that if you can see the mulched area. It's kind of hard to see on here, but that's where the spruce and white pines are. So, it's not an June 10, 2025 31917 official landscape plan, but it does have the trees identified and their locations. I zoomed in here on the screen. Mr. Ventura: And do we reference this landscaping anywhere on the resolutions? Mr. Uhazie: Not the resolutions. The details of this landscape came in after the e-packet was sent out. Mr. Ventura: In our notes at the study session, there were questions about the drainage in the parking lot and the condition of the parking lot. Parking lot is a patchwork of different surfaces at different ages and different conditions, and I can only imagine the construction activity that you do back there to build your new building will be... have another deteriorating effect. Are you planning on repaving the entire thing and restriping the entire thing? Mr. Naman: We are. We're planning on, like, putting another cap on it. Mr. Ventura: Cap on it. Mr. Naman: Yeah. Mr. Ventura: And then finally, we also had some notes about lighting. And Jacob, did we get a lighting plan with this? Mr. Uhazie: No. Mr. Ventura: Do we know that this conforms in any way or that it complies with the requirements? Mr. Uhazie: Not with any strict details? Mr. Wilshaw: Anything else, Mr. Ventura? Thanks. Any other questions from any of the commissioners for the petitioner? Mr. Uhazie: Just one thing to note, Mr. Caramagno's question, the ordinance requires 28 parking spaces, so there's more than sufficient, even just in the front, mostly and a couple in the back. Mr. Caramagno: So, there's some opportunity to reconfigure that back lot a little. Mr. Uhazie: They have significant access. Mr. Caramagno: There's a big opportunity there. Okay, thank you. Mr. Wilshaw: Mr. Naman: June 10, 2025 31918 Yeah, that's, that's one of the most unusual layouts of parking I've seen in a long time. Alright, good. Any other questions or comments from anyone? Anyone in the audience wishing to address the issue? No. I'll go to the petitioner. Is there anything else that you'd like to say before we make our decision? Not really, just we appreciate it if we can work together and get this done. And as far as the lighting that we were talking about, we're going to use flood lights coming off of the building, you know, onto the parking lot, and we're getting rid of that one DTE that they use, you know, the old bulbs. You know that will be gone, because right now, that's all there's in that parking lot. But we're going to put like four flood lights on this parking lot. So, it will be lit up. We wanted to light it up because, again, we had break ins into the bridal, and not anything stolen, just destructive, you know, just so we have cameras back there, but still, you know, last one, he broke in and he hid in the church., Mr. Wilshaw: Okay, so, yeah, what you'll probably hear is some discussion around as we proceed with this is...we certainly understand your need for lighting for security reasons, but we also want to make sure that the lighting is not excessive to the point that it shines beyond your property and that type of thing. That's why we have standards. So, we don't want, you know, daylight back there. Mr. Naman: No me and the guy next door, Chris from Functional Floors. We're working out the details of that. Mr. Wilshaw: Okay, yeah, we'll see how things proceed. I appreciate your comments, and I'm going to go back to the commission. And if there's no other further questions or comments, a motion would be in order, On a motion by Ventura, seconded by Bongero, and unanimously adopted, it was #06-29-2025 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2025-05-08-06 submitted by Rich Naman, requesting site plan approval under Section 13.13 of the Livonia Zoning Ordinance, as amended, to construct a 4,164-square-foot warehouse garage at the Six Mid Plaza at 29441 Six Mile Road, located in the Northeast '/4 of Section 14, be approved subject to the following conditions: 1. That the Site Plan identified as Sheet C101 dated May 02, 2025, as revised, prepared by HBB Design Collaborative, is hereby approved and shall be adhered to. June 10, 2025 31919 2. That the Elevation Plan identified as Sheet A201 dated May 02, 2025, as revised, prepared by HBB Design Collaborative, is hereby approved and shall be adhered to. 3. The use of the warehouse garage shall not be open to the public and only accessible to the property owner and their tenants. All storage shall be clearly incidental to the conduct of the permitted use on site and limited to the storage of business items only. 5. That parking spaces shown on the site plan shall be double striped, including the provision of barrier -free parking, and all regular parking spaces shall be ten feet (10') wide by twenty feet (20') in length, as required. That there shall be no outdoor storage of auto parts, scrap material, waste petroleum products, junked, unlicensed or inoperable vehicles, or other similar items in connection with this operation. 7. There shall be no storage of flammable, explosive, radioactive, hazardous, toxic, or volatile substances within the warehouse garage or upon the premises. 8. No unit designed or intended for storage purposes shall be used for operating a business or recreational activity including, but not limited to, repairs, manufacturing, assembly, personal service, hobby, retail or office. That a dumpster enclosure be added to the site in a location that is satisfactory to the Planning Director. 10. 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. 11. That a lighting plan shall be provided to the satisfaction of the Planning Director and Inspection Department. 12. That only conforming signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals; and June 10, 2025 31920 13. 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. 14. That the warehouse garage building's exterior wall design, texture and color shall match that of the existing building to the satisfaction of the Planning Director. 15. That all landscaped and sodded areas shall be irrigated and permanently maintained in a healthy condition. 16. That the plan referenced in this approving resolution shall be submitted to the Inspection Department. 17. That the parking lot shall be repaired, resealed, and restriped as necessary to the satisfaction of the Inspection Department. 18. That the front plywood sign shall be repaired with sturdy materials to satisfaction of the Planning Director and Inspection Department. 19. Pursuant to Section 13.13 of the Livonia Zoning Ordinance, this approval is valid for a period of one year only from the date of approval by City Council, and unless an appropriate 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 APPROVAL OF MINUTES 417th Special Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 417th Special Meeting held on June 3, 2025. On a motion by Ventura, seconded by Bongero , and unanimously adopted, it was #06-30-2025 RESOLVED, That the Minutes of 417th Special Meeting held by the Planning Commission on June 3, 2025, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: NAYS: ABSENT: ABSTAIN: June 10, 2025 31921 Bongero, Long, Ventura, Caramagno, Wilshaw None Dinaro, Droze None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. ITEM #4 APPROVAL OF MINUTES 1,230th Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,230th Public Hearing and Regular Meeting held on May 20, 2025. On a motion by Ventura, seconded by Long, and unanimously adopted, it was #06-31-2025 RESOLVED, That the Minutes of 1,230th Public Hearings and Regular Meeting held by the Planning Commission on May 20, 2025, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: NAYS: ABSENT: ABSTAIN: Bongero, Long, Ventura, Wilshaw None Dinaro, Droze Caramagno Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,231st Public Hearings and Regular Meeting held on June 10, 2025, was adjourned at 7:49 p.m. ATTEST: lan Wilshaw, Chairman CITY P_ NNING COMMISSION am C=ramagno, Secretary