Planning Commission - Regular Meeting

Planning Commission a meeting for excuse me for Monday what heck month is March March 17th 2025 is call to order everyone please rise for pledge of [Music] allegiance to the FL of the United States of America and to the Republic for which it stands one nation under God indivisible Li Justice chairs don't hold item two is roll call Rollo Mr Frederick present Mr gluty here Mr melli here Mr long here miss Rosco excused M jimon here Mr crover here buad is here chairman FR here item three is approval of the agenda so moved support I have a motion from Mr maali support Ed by Mr Mr gladel to approve the agenda Mr M Mr Mell yes Mr gladel yes Mr Cova yes Mr Frederick yes Mr B yes Mr long yes M jamson yes chair votes yes the agenda is approved

item four is approval of the minutes so move Madam chair second go ahead Mr long who is it Mr long I approved it okay first and second first second yes okay I have a motion for Mr gladel supporter by Mr long to approve the minutes as present any discussion on those hearing none we'll go ahead and take a roll call Mr gladel yes Mr long yes Mr melli yes M Miss Jameson yes Mr Cova yes Mr Frederick yes Mr B abstain chair vote Yes the minutes are approved item five comments from the public on non-agenda items is there anyone here who wishes to speak on something that's not on our agenda today Move Along item six public hearings we have no public hearings tonight item seven we have old business we have spr 20252 SK scel scel doctor Edition uh located at 32250 Smith Road is a petitioner here there he is did you have a presentation for us yeah yes yep I do good evening Commissioners my name is Jack Kelly I'm with canel properties and on behalf of the applicant I'm joined tonight by Tim mam with canel properties Dan leis with Newark Jacob Swanson with Le and vandon Brink and Andy bner who heads Midwest operations for Costco Hill and we're here tonight seeking approval

for the uh waiver request at 32250 Smith Ro so here's here's the brief agenda I can skip through this um but we just wanted to talk about briefly lay the groundwork on approvals we've received today what our request is Costco will give an overview of their operations that would take place out of this facility uh Jacob will give a brief overview of the traffic memo and um we will under the conclusion so so here is our building of Smith Road indicated by the red star uh it was conditionally approved June 21 in 2021 and amended July 1 2022 uh related to a height variance it's 243,000 ft light industrial building and we today are approved for 30 doctors 30 active doctors 15 are constructed we have an additional 15 we can put in by right uh M1 is the underlying zoning and it sits in the Vining area sub excuse me Vining area sub area overlay district and what this overlay District does it restricts do door count to one door per 8,000 square ft of uh gross building area and that was put in place an effort to limit truck traffic I believe going north on Vining predominantly east west on eour uh and any VAR es to that doctor account will require Planning Commission approval which we're here seeking today um the reoccupancy permit process traffic study is required for each tenant that will be compared against the original traffic impact study that was conducted in 2022 uh which was conducted for scel by fleece and vandon Brink which was included in our documentation and I do want to make a a a brief distinction you

know there's active doctors versus non-active doctors the intent of of the overlay District the 1 per 8,000 ft dock door restriction was intended to apply to active doctors that will be utilized for shipping and receiving uh rather than dock doors dedicated for say trash compactors or recycling which would not be considered active doc positions this building was substantially complete July 17th of 2023 so we are coming up on nearly two years of vacancy so today we are seeking a waiver I believe we're actually calling it a a an amendment to the conditional site plan approvals but we're seeking a waiver on nine additional doctors across the whole building five of which would be active doctors four of which would be inactive dedicated to compact or indoor recycling or is not utilized for trucks uh Costco is contingent at least contingent upon the Western 50% of the building they're going to be um well excuse me and we're here tonight with Costco who we are working towards lease with contingent upon the approval for the doctors tonight uh they will be taking the Western most 50% closest to Vining Road and they will be bringing shouldn't say bringing but they will employ 85 people out of this facility so and and and Andy will be able to speak to this in a little more detail but generally what's taking place in their operations they will have five to six semis daily bringing merchandise that was purchased in the retail location and it's going to consist of appliances patio furniture grills it's the big and bulky items that were purchased in store will be brought

to this facility on Smith Road and then 19 to 20 24t box trucks da will load up and deliver these items you know via daily delivery White Glove service to residential neighborhoods throughout the Detroit Metro um hence the need for the the doors that we're asking for today there is going to be an assumed 7 to 10% annual growth through the year 2030 and and so today there are it was 19 for our application material we've learned as of today this requirement is for now 20 box trucks just given the growth that's taken place over the past several months but through year 2030 Costco is anticipating 7 to 10% annual growth which which is why there is the need for the 26 active doctors by year 2030 which we are requiring today so although those 26 box trucks will not be utilized today by year 2030 anticipate that to be the demand additionally through the holiday season you know 1 to two months around you know Christmas and New Year's there will be additional demand for those doors Costco is targeting a July 2025 occupancy date and you know the reasoning for this is they want to get ahead of the holiday season so they certainly on a on a time crunch to get in there um and so in in our space today that Costco will be occupying the Western 50% of the building we have eight doctors constructed and you know via the approvals the conditional approvals from Summer of 2021 we have the right to put in 15 additional doors which would get Costco up to 23 they need 29 doctors total 26 of which will

be active and then three are dedicated to compactor and recycling operations I.E inactive doctors is not coming towards the 1 per 8,000 square foot restriction uh fleece and Baner bring did complete the traffic memo again they'll be up here to discuss that in further detail but what the traffic memo confirms is that the traffic volumes will be easily accommodated by the existing roadway Network today and no additional mitigation measures are recommended for Costco's occupancy and additionally tonight in in addition to what we are requesting for Costco we are seeking approvals on three additional you know of of the nine doors we're seeking three of those will be allocated to the Eastern 50% of the building for the vacancy um and we expect two of those to be active dock positions one of them very very likely would be a dedicated compactor door so two active dock positions three total doors on the Eastern side we're seeking today um and and that's really just based upon what we are seeing in the market for Logistics users we expect those 10 dock positions in the remaining 122,000 ft to suffice for users in the market today so in in summary we need 39 doors total across the whole building we're approved for 30 today five of these additional doors will be active dock positions four will be inactive dock positions and this is a little smaller than I was hoping it would it would be um but but here here you can see I mean generally so it's just depicting Costco is on the western side vacant on the east side it's a little tough with the lighting to to Really decipher the difference to pick the difference here but this is showing the 39 doors and the dock positions highlighted in yellow are

the additional doors that we're requesting and then in the in the dock apron you can see four of those are labeled Recycling and or dedicated compactor doors this is the floor plan showing the same thing and then this is showing the northern elevation of the building so on the top again a little bit small but you can see the existing elevations today showing Costco in that Western 50% we have eight doctors constructed today in the Costco space seven doctors in the vacancy the approved elevations down below is pretty much showing the same thing as the northern except and you can't see this on the screen there's 21 knockout positions for future doors that were part of the approved design Set uh in summer of 2021 and and again we're approved today for an additional 15 doors that we can construct and then these are the proposed elevations that match the site plan and the floor plan again just showing nine additional doors in yellow showing what's constructed today and if there was a key you could see here it would tell you four of those nine doors are in active do positions so with that I'll invite up Andy with Costco good evening everyone good evening could we have your could we have your name and address for the record please oh yes Andy bner and my address is in itasa Illinois so why Romulus um well what there safe community it's a we enjoyed you know we went out looking for areas this one seemed very nice it has what we need for traffic pattern it has access to roads

we were looking for very Pro business our access again labor for employment opportunities um the operation big and bulky so I can talk a little bit about what we do for Costco right this is home delivery like Jack said this will be trucks unloading this will be us going into homes with that unloaded merchandise we'll take that from the warehouse into delivery trucks to go into members homes to any Costo members but um as stated we're on about 20 now from where we're running we will continue to grow as stated about 10% to the year 2030 we are right now we do white glove delivery to members we do online things the area service right there our Footprints right now is the Greater Detroit area all the way to Jackson Flint Toledo St Clair obviously where we're at um we're going to have 25 employe employment opportunities you know when we have this uh space right now the starting wage is $18 all the way up to 30 for this type of warehouse work that we do we're we offer very competitive pay we're higher than most of our retail counterparts competition we have benefits we have dental 41k PTO we have um some of the best retention in um the retail sector for any of our employees that stay over one year we see almost a little bit less than 1% who leave the company if they stay with us one year which is um highly uh adventitious to us and not very common in in the retail sector it um we're one of the Fortune 100 best companies to work for voted and as you

can see there same kind of with glass door and the commitment we have we give back to communities through charitable donations volunteer work and program sustainability efforts um going back to the um inactive doors we have um pretty high standards of sustainability and environmental responsibilities through Costco some of the in um doors that Jack mentioned there for the for the inactive doors we recycle cardboard styrofoam and plastic so that's what we're looking to um kind of stage in some of those doors in addition to uh responsibly disposing of appliances and mattresses too so just a little bit about the operation of what kind of we would do inside that building thank you sorry do we have another speaker or okay uh good evening Jacob Swanson fleece and ven BR traffic engineering uh roil Michigan um so just okay uh we performed the original traffic study for the full site a better picture uh you see building a BC in Vistar um that was the comprehensive traffic study in 2022 that we performed um as part of that study we uh evaluated a large Network um beyond what you can see here including the signals uh additionally we included the full buildout of the North Point development to the south in order to accommodate the future impact of that

um so with the revised memo that um I believe you guys have um additionally we uh revised it once again today to include the uh additional trucks at the full buildout of the site uh for that 2030 numbers in order to uh evaluate that impact um and so let me jump to this one um so we put together the trip generation for the full uh site as of now buildings A B and half of c are still unidentified therefore we use it trip generation projections um which were used in the study um so we updated this memo to identify um the end user information provided for this use um after we identified that we combined it with all the previous evaluated information from the traffic study in order to determine if this is representative um what we found is that it is um relatively representative uh there are slightly more outbound trucks in the AM and inbound trucks in the PM however there are uh noticeably less uh employee and just passenger vehicle trips that would counteract that uh regardless we um put together the model that was uh developed for the full traffic study and we uh added in the additional traffic generated with this identified end user in order to identify if it was uh the network was still operating acceptably um as you can see uh the majority of the movements are level of service a with the worst one at level service D which level service or level service C I apologize uh level service D or better is considered acceptable um in southeast Michigan and so what we found with the additional traffic is that um there's still significant capacity within the uh roadway Network to accommodate this use

without the need for addition improvements that have been implemented in the past um and that is all I had thank you so in in closing we just wanted to end with some some final thoughts and And to clarify so Costco's track trffic volumes it will consist of 5 six 53t semis coming every two or so hours per day and you know per the traffic memo a vast majority of any type of truck traffic is going to be straight line box trubs 20 24 ft heading to and from predominantly i 94 via Ving and Meridian um so you know we're here seeking seeking the amendment nine doctors to only five are going to be active you know again the overlay intent is to look at the Active doctors so by that logic we're really looking at an additional five active dock positions with a 7 to 10% annual growth that is the reason for the 26 active doc positions today you know which will be fully utilized by year 2030 rather than just 19 to 20 per their box truck traffic today as Jacob just mentioned there there is no impact to the level of of service from Costco's traffic volumes and the remaining vacancy the Eastern 50% of the building you as the Planning Commission you'll have the right you know every single tenant that we see that wants to come and occupy the building even after we're granted those three doors on the Eastern side you know that will be something you will get to see those traffic volumes and and make decisions on on subsequent tenants you

know in Costco again whose occupancy is contingent upon getting these approvals it's it's an extremely strong brand great employer attention they love the area and and they love their employees so they would very much like to locate here and be part of the community uh Target occupancy date is July 1 as mentioned 2025 and I I think the the the biggest point and probably the most important um you know if I if I were a resident I would I would certainly appreciate everything the Planning Commission is doing and and has done to limit trucks you know in my backyard spe specifically along eus road going going east and west you know and that is absolutely something we appreciate and we respect and we understand and you know we we want to work with the Planning Commission you know in Tangent as a team to to get cost go in there you know while absolutely reducing the amount of trucks that that we have going anywhere but you know to and from the building to to the interstate so yeah and I'm timy scel properties in discussions with Mr Kemp we came up with some ideas of how we can achieve the goals of the city to limit truck traffic at this uh facility or or in the whole overlay District so we're open to discussion on this with potential conditions of approval to gain your support uh the first one would be this is specific to Costco only so in the future if any other user you know Costco's intent right now is to sign a 7-year lease they would have two 5year options so that allows them to stay there 17 years but at any time if they move out of this location we're uh fully in agreement to put a condition in there that these dock doors are are then removed whether they're removed and you know we put

permanent concrete back in there like a masary uh back in there or they're locked and any future user would have to come back and for in front of the Planning Commission to Grant an approval to use any of those doors uh the other thing that we can agree to and we've reviewed these routes with Costco is that semi TR traffic must go back and forth directly to I94 uh using the routes of Smith and Vining uh or Smith and marman so the two routes directly back and forth the I94 again the semi- trucks are five to six semis a day uh spaced out about two hours that would be a condition of approval further they would post notices in there that the truck drivers would would see and know that they need to use those two specific routes to the interstate um again all the all the box trucks are uh 24t box trucks so those are not semi-rs that will be delivering to the White Glove service to residential consumers and we're open to any other ideas you guys have we just wanted to put some ideas out on the floor for discussion thank you anything else you want to say no thank you very much okay I will open this up now to the petitioners commissioner not positioners I'm sorry Commissioners go ahead through the chair to the planning department I don't understand us ever discussing um the distinction between Act and nonactive doctors this seems like something verbal gymnastics to cover the fact that doctors a doctors a doctor sort of Jessica and I were just talking about that um you haven't dealt with this and where that interpretation was made was with the very first one

that you did which was the PFG Vistar conditional resoning special land use and sight plan for just that one building which is in in this um development that site plan was approved with one compactor and it wasn't that one compactor wasn't included as part of the the number of doct doors that they were allowed um and that's is that is that your take on the interpretation you are correct from a standpoint it's not in the ordinance anywhere nor in the conditional resoning agreement that that specifically says that that they shall not count it it's still a doctor I mean that's my mind I SAR I'm leaving that my other question is with your plan development as it sits today if you moved into that building today as is what would prevent you from functioning is it all projected growth that you're worried about no why couldn't you do it today yeah so today the operation needs 20 box trucks so 20 active doors to fulfill the the distribution area to the residential consumers okay and that is going to grow at you know that showed 10% growth a year but that's not today that is somewhere down the road you're going to need to grow beyond the current available doct doors that is correct 100% correct but to but that's not a definite that is a maybe we've seen a hundred times where people have said oh we're going to need this and never use it yeah but once we open up and give this kind of a variance or Amendment then every building in that place is going to want additional doors because just because you did it for them that's my biggest fear you're not showing a definite need for these additional doors

today so right now 20 doors are required on day one and Costco's operation for inhome delivery grew 18% just last year so that would add two doct doors uh to sign a commitment of of to be able to operate in a community like this long term they got to see the growth and if if there's a condition that you suggest that as long as you hit the the 10% annualized growth and you show the need for it that that's I think that's very easy to do what I'm looking at is we worked for a year or more developing this overlay and working with the community and the citizens and limiting the doct doors with a definite purpose when we did this and I'm very reluctant to suddenly go back and amend that for one customer and then knowing that I'm probably going to have a bunch of other customers that going to want to do similar or the same thing and that's where I stand tonight that's yeah and I I think what we're trying to limit is the number of trucks semi-rs actually 53t semi trucks and what can be used at those docks and then what's a box truck which is a greatly different that's why I'm having such a hard time understanding the need for additional doors these aren't as high capacity loading and unloading times and everything else it seems like you could function today and for the foreseeable future with the amount of doors you have there available to you yes there is potential that you may need growth later but could you not come back later and with a demonstrated need I mean we always say our roads are at capacity we need help from the county but until we're struggling they're not doing anything you see what I'm saying yeah I

do and I I think in response to one of your questions Costco operations you know users operations are all different right and the the the reason that these number of doors are required is Costco loads those door at those doors the box trucks that's there loads from you know 5:30 a.m. they try to be off the dock by seven and when you buy a a patio furniture set at a Costco retail location you cannot pick it up that day they will deliver that to your house and you get a window of time frame delivery so those windows start at 8:00 a.m. so they need all their box trucks loaded to dispatch to be at residential home starting at 8 A.M that's all I have Madam sh okay um will you say you need 39 doctors but on this map you have here you're showing that three of them you're giving to the other half so you don't need 39 yeah so there is not a user identified for the other half of the building yet it's just when you look at the market and how many dock doors are typically required for a user certainly a user could come along that only needs two doors on the the eastern half of the building and but as a building owner uh you can't box yourself in a corner and if we only had let's say seven doors over there and then we can never lease the space because every user needs 10 doors we've looked at the market and what we feel comfortable reducing the number of doors on that half of the building to try to secure Costco's business are you only leasing half of the building or the whole building only half of the building's being leased to Costco let's go give to Costco so Costco gets whatever it is 29 docks and if somebody else comes in for the other half they're going to

get what eight dock doors 10 doors under this application that doesn't seem that doesn't fortunately it doesn't seem right yeah you're you're correct Costco needs more doors than you know normal for their box truck delivery system so the other half of the building if somebody comes along and they need 20 doors as well we'd have to come back in front of the commission and request that uh but we've as a building owner we've looked at what's the minimum we feel comfortable with over there and it's it's 10 doors like um excuse me got a cough what Mr M Mell was saying when we've first started looking at doing the overlay for this area here um we had like I said we had numerous meetings we brought the public in to ask them what they wanted and the big sticking point where we got everything else all settled was the doors and it took us probably six or eight months to get those doors approved before we could do this overlay District so I'm not prone to uh I'm not I don't want to see it I I'm not I don't want to see it happening because again like he said we're only setting a precedent for anybody else that comes in there and say well you gave them $10 do why won't give us 10 doors then we end up in court so um I'm totally against it and that's why Mr Prova through the chair um when I look at get granting a waiver to our rules I would look for something that's unique a piece of PR property That's Unique but you're bringing us uh a proposal where you could accommodate Costco your building currently what's approved could accommodate Costco you just choose not

to rent out another section of the other half um to me that's not unique I I don't uh it would make it would make me hard to Grant a waiver for something that you can already accommodate right now yeah the other half of the building would not be leasable with if Costco took 29 doors and you know it does get a little confusing between active or doors and non-active and the nonactive being Recycling and cardboard but if even if you look at that and you say okay and the whole building we're asking for four non-active doors for recycling uh you know Costco that would be even at with that math 30 approved a date and four recycling doors you know there would only be five doors left in the remainder of the building and from from our standpoint that's not leasable space on 120,000 ft of remaining building right that's what we're looking at so if somebody wants to lease that other half they're going to before us to say we need more doct doors you've got 30 doct doors over here and we've got eight doct doors over here you know what what do we have to do to get our 30 doct doors on our side of the building yeah you know they'd have to demonstrate to you the the need and uh you know I I think the big differentiator we're trying to make is that these are there's not a lot of semi TR traffic for 120,000 ft of we else only running five to six semis a day is very very nominal and I think the reason for the doct door restriction originally was to prevent traffic and semi- traffic and this user has low traffic for the size of the space and they have very low semi- traffic so a condition could be

you can only use so many doors for semi trucks and the other doors are for local box truck delivery because there is a big differentiator between a 53 ft semi and a 24t box TR exactly and you say how did you said you're going to have eight 53t trucks uh they're showing five to six 53t someways a day so but you pretty much said it yourself that other that other half of the building is going to be virtually useless to somebody because they don't have any Ducks they don't have any doors and we're not going to approve more doors well if if if if the commission doesn't approve the doors then Costco is not going to lease the building so then we'll have our 30 doors to continue looking for a tenant that that the building works for any other just yeah one last comment you know and I get it there are other customers out there and I understand why you're advocating for the client that wants to come to your building today I I get all that I keep coming back to a landlord who has a rental property with one bedroom and one bathroom who's got a family of with 10 kids looking for somewhere to rent and the landlord is trying to find a way to squeeze it in there and I you know and that's what's being put on our back here is make it work for us and I just am not seeing anything that justifies US changing the requirement for adors at this time not to me I'm just one thank you um through the chair is there anyone from Costco that can walk us through the logistics operation so you're saying 5 to six semi trucks 19 box trucks you know just just walk us

through a typical day um how how the traffic will flow uh absolutely so as stated those those truck counts are fairly accurate for what we're seeing consistent with the market we're in right now so a typical day would be those trucks are unloaded those number of trucks coming in are unloaded we have as stated set up doors where we're unloading them from the delivery trucks the box trucks that are going out those have time frames all that that's accurate so we unload the semi trucks today for tomorrow's home delivery we're staging those home deliveries in Bay so delivery trucks can all get out on time and head into members homes um you know most of the we're we're kind of a cross talk in a sense most of the stuff coming in today can go out tomorrow um where we run into the opportunity of that is reschedules not at homes things like that that's what eats up our warehouse space and it eats up quite a bit um but the typical day is just kind of that from an unloading standpoint does that answer your question I can provide a lot more um yeah I'll I'll probably put out a scenario for us to consider so right now let's say with without the extra um docks that you're requesting we're looking at right now if I understand this we have what 24 or or is it 25 without the extra that you're requesting on this [Applause] side 26 yeah 26 okay 26 active so out of that let's say how many would you have for the compact um one gone back to threee for recycling okay so you left with um 23 is that correct I sorry I misunderstood the question okay Costco is requesting

Costco would have 29 doors uh no that that's what you're asking for so I'm saying like right now oh what for their operation yeah right now what we have currently on ground is more like 26 and then we're going to exclude three for compact am I understanding that are you asking what's available on the building today yeah right now yeah so there's in Costco's space there's eight constructed we could add 15 additional so 23 total doors okay so 23 so 23 we exclude three that would leave us with 20 correct correct okay beautiful now with that 20 let's say five semi trucks take up five duck doors would would that be accurate that the semis will come in and it would take them about a whole day to offload a whole day no okay good so what half a day you think um you know again they come with different merchandise a them so depending on but you know we can round down to 3 hours 3 hours okay oh even better okay so five semis come in use up space five doct doors for 3 hours and and the remain 21 hours the dock space is empty um then we have another 15 and this 15 operationally you need 20 box trucks to come and load per day correct okay so so 15 can load comfortably and five can wait how long will it take for the the for the loading operation for the delivery loading D yes that can be anywhere from an hour to an hour and a

half okay okay so the remaining five that would possibly sit and wait would be for let's just round it up to two hours okay all right thank you Mr just a a quick question to the the G in the middle there I cannot remember your name Andy uh so when you when you're you're delivering brand new appliances you're swapping out the old ones correct correct where did the old ones go um that was the hallway I mentioned before so we will we have responsible recyclers we will take that stuff so that sits in um that's one of the three doors for recycling talked about that would be one of those goes to a recycler so that would be an active doctor that would be one of the inactive they're not picked up daily don't they have to back up to load it unload it it would be um switched out but stage there be inactive because the truck would be parked in there all right thank you madam chair so to carry on with Mr fed's uh question so there will be a stage truck there all the time for recycling is that what you're saying that is what I'm saying yes okay got you there and also um you know myself personally with this decision I don't have a problem with um seeing more doc doors because my thing is with infrastructure and infrastructure along around that area we need a reason to approach the county to come along with get more infrastructure along eour road cuz I know myself all of those trucks not going to come out of there and go to

94 some of them are going to go out eour road to 275 and someone are going what if you have an accident on 94 at Vining they going to go out eour Road East or West to get to where they're going so I mean I understand I wasn't here when uh some of this was approved before back in what 200 21 I think it was so I can understand the need and I also understand the operation as it goes right now so that's where we at and uh also on the commitment uh the seven-year lease do you have uh Sao in your lease agreement as to who would occupy that other vacant side uh we we have full say so in the lease with Costco they they can't you know they can't say who we can lease that space to uh right now activity's been very slow it's this building's been completed 20 2021 months without any users to date so hopefully we can lease it fairly shortly um but I I think the building is set up like for manufacturers light assembly warehouse distribution and we've been out trying to attract all those groups into here I think this you know you get you guys probably were aware we were close with the manufacturing company Lux wall and they went elsewhere but the group of users that we've seen lately are automotive related um and then a few warehouse distribution users but by far Costco is the most solid Prospect we've had in two years of marketing this space and also um with the seven-year lease you said has a possible additional 10

yeah so it's pretty common in lease agreements that the tenant would have renewal rights to stay in space so it's but it's a one- way renewal um so they you know it's only if they want to stay and operate in the space they'd have a fixed renewal in that lease uh and this lease this lease is not signed it's fully con contingent upon getting this variance approval uh but if it's executed they would have up to 17 years as of right to to stay in the space thank you uh one one more thing through the chair go ahead um I am just struggling to see a reason why you need more dark space because based on the math that we just walked through let's take away the compact doors those three doors the doors that are remaining will be operational for 4 hours in the whole day yeah yeah and I and and I'm hearing a lot of concern and and and rightfully so about you know why does Costco need the 29 dock doors three of them are going to be inactive dock doors so it's 26 active dock positions the reason Costco needs this number of of of active doctors and based upon our market knowledge and the users in the market that we're seeing today we certainly would not expect another user to come and request this number of doctors it's very specific to Costco's operation they have these these today what would be 19 to 20 box trucks that arrive at 6:00 a.m. every single day to load for an hour to an hour and a half you know cuz as Tim mentioned they have very tight 2-hour Windows throughout the

Greater Detroit Metro that they have to hit that's their obligation to their clients to their consumers and and that is the reason they need these doors because they have to load all these box trucks at the exact same time in the morning and then they are out on their routes Distributing throughout the entire day and that's what they do each and every day so so that's the reason they can't have 10 dock positions for example load 10 box trucks then take another hour and a half to load the next 10 they're they're they're not going to meet their their windows so that that's the reason that this is unique to Costco and we would not expect like we wouldn't expect another tenant to require or request this this number of doors it's very unique to Casto and and I'd add after 7:30 those doors aren't going to be used except for those five or six semis that come in during the day that take three hours to unload and at most two will be there at a time based upon the projections so the these doors are going to be unused 20 hours 22 hours a day oh my my point exactly this these doors will see unused for 22 hours 20 hours so to me it just seems like waste I understand what Costco needs I understand their business model I understand they need doct doors I I understand they have a tide operation it's what they need it's what theyve baked in i i perfectly understand anyone can bake in whatever they need in their operation that works for them you know which which is perfectly fine and it's also perfectly fine for you to request

on behalf of um your proposed tenant um but just uh the math does not just add up for me it's this these dock doors are going to sit vacant and if we approve nine let's even assume we have what 45 dock doors all over the whole building just being used for 2 3 hours I mean that that's that to me is not an efficient operation I I I'll be more inclined if you know [Music] it's I just don't even know what to say I mean it's a different case if they load and then the the volume is so much that after 6 hours they have to come back or after 7 hours they have to come back there's another night shift you know it's like there's constant you know use of the doctors then I will understand like yeah we need to expand it for congestion sake for this for that but I'm I'm just not seeing that all right again I'm I'm just one vold so one one real quick explanation is is the deliveries to to people's homes is really only between 8 and five daily so it's not like we can go deliver at you know midnight or 2 a.m. to to a residential home right because it's the white glove service they're not just leaving it out front they're bringing in set it up in your home so it's it's just a very it's kind of a unique oper there's not a lot of white glove services that deliver inside people's homes with large items okay I'm done okay where do the trucks go at the end of the shift at the end of the Daye do they come back and

park here yes they do the box trucks do the semi- trucks are not located the box trucks park here so the deliveries for the next day can't be loaded the night before they yeah they're they're well and go ahead you no the these contractors you know as Costco is merchandise it's going to stay in the building it's not going to be loaded into trucks um yes they can back up to the doors and all that but that's just not how we're going to function plus due to reschedules and the logistics of things like that to unpack it and get it out of there so they do need to stay in the the warehouse oh I'm sorry Ju Just a comment um one as they mentioned we worked a long time on that section over there and probably had the majority of the residents in this city upset with us that we've allowed what we've allowed so far because there are homes that are pretty close to there those streets haven't been there very long and they're already abused by the truck traffic um as one commissioner already stated truck drivers very rarely stick to the route they're all over this city which is another reason why the residents have not been happy and for me personally I'm more concerned with what's right for the city and the residents versus um a business that will come here and probably won't stay here for the longevity of what some of the residents are here some of these residents are three and four generations they've been here for a very long time and they view the city a certain way yeah we need Commerce and we need businesses to come totally appreciate Costco cuz I think you are a great company but it's not a personal thing is we have to think about the residents but we also have to be true to our overlay and our Master deed so there's a lot

going into the thought but there's a reason why we took a long time to come up with the decisions that we did and a lot of that was based on the residents which made their comments very loud and clear so that's just my two cents are you done I'm done thank you Jessica or Carol or Jack do any of you have any comments you want to make yes excuse me uh I have been speaking with uh scel for probably the better part of a year and a half on different tenants and everything and as we would I mean we love Costco uh as we would love to see tenants in the building and we're very Pro business and we want to see that area grow I do understand the concerns and and I've been fully transparent with them of the and how the situation was for approval even though it was before my time how the doct doors was a very main sticking point and I understand setting a precedent as well you know what I mean I know there's a lot of other buildings over there I do probably see if one gets approved I'm sure we're going to see more coming through um and with your guys' points of with their operations are the extra doors needed are they not I don't know I struggle with that I look at the 20 on one side and 10 on the other and I don't I don't know Costco's operations fully but I just think with that amount of with that amount of vehicles could it operate with the 20 I just don't see the real like okay here's the real sticking point reason why we need this many more do doors but I fully would love to see tenants in there I would love to see you guys lease your building we're going to continue obviously working with all the buildings over there to try to help get businesses in there but I also understand your guys' reasonings as

well caroler I can answer any questions that you have um as a commission on the reports that we gave but I do want to make one comment in regards to the two routes that were discussed to exit the building um the Smith Road from the East property line of building C to Maran is not considered a truck route so there would be no semi TR traffic that should go to the um to East to marman and 94 but the SMI what is shown and highlighted on this um this slide with it leaving with a truck leaving um and going Westbound and then entering 94 is correct find yeah but I did want to make the comment that um Smith to the east of this building is not truck route right so I clip the arrows off of the eastbound side be more accurate correct okay right regardless of the approval of the doctors what what I'm concerned about is the fact that we have half of this building that has do doctors everywhere and the other side they're only a low they only going to have six or seven now I don't know if anybody wants to rent 121 square 121,000 square ft and only have six or seven do docks I um and maybe there are operations out there that would do it but I'm just having a real hard time with this we went through all that we went through all that

uh hours days weeks that's what you can get this approved yeah and I would just say that the request is would leave uh the vacancy with 10 doctors our our our request for variance and I feel 100% confident that's still leasable space uh you know in we scel properties were the largest to the second largest privately owned industrial developer in the US so we develop between 20 and 50 million square feet a year and that is leasable space and we will find a good client to come in to that space I think from overall uh image of a city uh you know having a user Lake Costco in this area is going to be very good for everyone and the you know the jobs that will be located here uh are are good for the overall Community Madam chair can I ask a followup to that so as Jeff mentioned you know we've been working with you guys for you know well over a year or so on it if if the space is indeed marketable how close are you to having somebody with it and kind of a second question to Costco is there any users out there that need to be right by you that I I guess what we kind of want to here is just a little bit more than oh we think it's marketable what tell us some more well yeah we've been waiting we have that building's been ready to go I we want somebody in there we've made a $25 million or more investment right in this location I truly believe in this we develop in 40 plus States a year activity on the industrial side has been very slow the last two years and it's

due to the pandemic the pandemic d of our volumes went up uh you know over 100% in a 2-year period so during the pandemic all of our users needed more space as quickly as possible due to Consumer habits of purchasing changing and it drove a ton of industrial product to be developed across the US so right now there's an excess supply of industrial product out there the good thing is great Class A type buildings that you guys have in in the community in this specific pocket that are 32 Plus Foot clear they are going to lease there is going to be you know certain challenges maybe with some of these users but the only negative in in the Greater Detroit area right now is some of the older Class B product coming back online as people have Shuff sh shuffled around their spaces but Class A is going to perform this building you know it's going to lease it's just how long is it take tours are picking up overall absorption in the US was very minimal last year and the whole us was only 156 million ft which sounds like a lot but that is not very much vacancies in most areas of the country went from 3% to 8% on average so it's just going to take a little while and Madam chair could you tell me are you under contract with any other um Costco locations right now so scel properties we've done two other locations with Co Costco and Raleigh durh Durham in the Research Triangle and Minneapolis Minnesota are they the size of this uh building here and they're almost all totally identical and they all say serve the same purpose for Costco

Logistics and are they did you have to request more space or they would would be able to expect so we never had the dock door restriction on those buildings that we have here so we needed to go in for typical tenant approvement permits but we did not need to request a variance for do this is a whole campus thank you see um I don't know if you're taking into account the fact that this is a whole Camp campus um that we're trying to make consistent try to keep consistent yeah trying to keep it consistent plus we're going to we have walkways and everything in there so the residents can come and use this area and that's another reason why we don't want to have 89 million trucks running around that [Applause] guess yeah I can tell you I can share in the last two deals we've done with Costco they've both been in industrial areas that are much larger than what you guys have in this pocket of the community and you know one condition we're Hing to is a restriction on trucks semi-trucks at these dock doors you can approve approve a lot of dock doors on this location that are specific to box trucks and if that was the intent of the original restriction to limit semi trucks we're certainly wide open to that condition any other questions or comments we have no more questions or comments a motion is in order Madam chairman I'll make a

motion to deny site plan Amendment request for spr 20252 scel Doctor edition cost So based on the not having a demonstrated and compelling need for the additional doctors support who supported that okay I have a motion from Mr mcin supported by Mr Mr B ad to deny the approval for spr 20252 scel site plan for the additional do doors any discussion Mr melli yes Mr gladel yes sorry Mr yes Mr gladel yes Mr long no M Jameson yes Mr Frederick yes Mr crovan yes chair votes yes the item is not approved thank you [Music] [Music]

[Applause] okay set this one aside gotes left [Music] the next item we have is spr 2023 033 Opus condominium um and you're requesting final condominium plan approval we left you out there all by yourself I I'm not with them I know them because we're competitors right and so it's actually our the buildings in question here are two two buildings down on San but hi my name is Mike Robinson um I'm with o development company uh we are requesting uh final approval of condominium concept for subdividing the pl subdividing the the building so we we developed two buildings uh a couple years ago uh just finished a year ago last December um and so that was under one lot and so we just want to separate them so they have their own unique uh uh lot and then tax tax uh tax bill Associated for just one building um and then it makes it much easier to sell um at the at the end of the day after release the building so um I'll go through the so um so as I said I'm Mike Robinson I I'll be talking about the the final sub final conven plan um and I'll show you the S plan so a little bit about Opus uh we

are you've probably seen this I've been a year ago going for the preliminary plan since that time we've added two offices uh we have an Austin uh office and a Charlotte office those are the two two newest ones for us so uh we're headquartered in Minneapolis I'm out of the Chicago office uh Opus uh is uh we we have we're siloed into three three groups we have design build which is your general contractor you have the development company which is uh the groups like myself that are trying to find land and and develop spec buildings and then we have uh Ane group for architecture and engineering it's all in house um here here's the team that handles the U Michigan uh development for um out of the Chicago office uh so these are the two buildings as they sit now um this was approved they're constructed we have 100,000 foot building on 33200 Smith Road and then we have 170,000 foot building and 33100 Smith Road uh they're all under one lot right now and and so the the ask here is for final approval um you can see the split how it would be separated on on this plan right here so all the all it I'm asking for is uh to be able to get this final approval for the condominium concept plan um definitely not asking for more doc positions thank you at this time so and and we we are you know you heard that it leasing has been slow it's been slow for us too uh we are trying to find uh users uh activity has picked up uh we're all trying to find uh great users for this market and you know users that'll be great for the local economy

here any questions read here do we need to go over whatever is in the final document do the chair I can summarize that there were no major changes from the original site plan and the original condo plan that were submitted for approval during construction um there are some cleanup items that need to be that they've Incorporated in this final document and this final document that would then be recorded with the county um there's nothing out of the ordinary in the submitt that we would make note of do you have do you have um tenants for this building we don't uh we have a number of proposal that are outstanding so um so I feel like we're close uh to Landing one but fingers are crossed and and nothing to sign until I sign these days how many doctors are you going to need only what's existing I'm sorry I should not have said that anybody have any questions or comments from anybody too simp just a comment through the chair go right ahead so just uh just to clarify because the word condominium everybody thinks houses or it just so it's you you on paper by contract have divided the properties and all parties interested understand the agreement yes yeah like as far as snow removal or anything that would happen in the future such as like let's say the needs of sewers dug up or something each building will be responsible for their own uh parking lots there's the common area that uh would be uh the responsibility of the bigger unit um they're the ones that are going to be uh in control of any um I I guess

common area could be like sidewalk removal whatever where you charge back to the other tenants in the in the complex but there's one group that would be the head of that okay but but it's confusing that it's kind of minium that it's called that with I get the residential confusion so everybody thinks golf courses and duplexes ex thank you any other questions or comments yep I have a question I'm sorry to the chair um now you're splitting the properties in two but I think they're going to be sharing the same approach and then they they'll have a basically a dividing line well not a physical line but they'll meet into the in the parking lots now is there a means of uh keeping the maintenance done on the approach so yeah so the each building will be responsible for their own but there's common areas that one building will take control control of um and so there there are easements on on the site and so there there's not a dividing line but the the truck Court uh has in the in the areas of um egress off of Vining and off of Smith both of the buildings will be able to utilize okay but the the the approach coming in off a Smith what I would be afraid of is if somebody um one tenant wants to fix it up or I'm sorry one property owner wants to fix it up but the other property owner does not want to fix it up they they would have to put the lease okay so you know that that would be if there are bills related to both uh both buildings that are common that uh each one would be responsible for their share their proportion chair okay thank you make sense M Json yeah um through chair I think what he's referring to if there's a shared Drive driveway agreement that would be in place cuz that usually shared agreements they talk about maintenance and who's responsible for clearing snow and things like that and

who's responsible for repairs that normally goes along with that property as well as the common areas is usually something in the condominium bylaws that that says who does what in those shared um expenses like it isn't any shared land yes and one one of the tenants of the buildings which there's no tenants right now so right now it's op development is doing it all uh one of the tenants would take control of that and build back the other tenants and that's in the that would be in the lease agreement uh correct thank you or or in the easements and so there's easements in the shared areas thank you I guess I got another question so based on what Edna just said and what you answered let's say the other party the other building was remiss in their duties to that obligation what would be the recourse for the the controlling building uh they would be in default of their lease and so it' be up to so that would be uh the building ownership would be notified and then building ownership would be ultimately responsible so it's the tenants are the ones that are uh occupying and maintaining it if for some reason that they don't then it goes to the building owner right now Opus development company um and and so it's you know that's it' be on us if if obviously we don't want to have um any situations where we're not being compliant in the community that we're in and so it's you know you receive one notification that's all we would need and it wouldn't happen again um but we can't be there we're not there 247 so we don't always know but you're right these things can happen so we have to make sure that our tenants are abiding by the by the laws the leas thank you very much

Mr real fast but that's all covered under your agreement under a sheet 7 isn't it shared agreements it shows shared agreement plan it talks about gravel walking trails grass path Eris truck Court lag I mean all that's spelled out in the agreement it's not like just fighting back and forth there's no fighting yeah but you know what I'm saying it's all spelled out what they have to uphold and what they have to do correct okay that's what I was getting that thank you okay any other questions or comments a motion is an order May chairman I'll make a motion to approve final condominium plan for spr-2 23-33 Opus group condominium Romulus Industrial Park subject to the two items listed number one condom condominium form and mapping fee must be submitted to the Department of assessment prior to new parcel numbers being activated and following approval the recorded documents must be submitted to the clerk's office planning department and Department of assessment support I have a motion from Mr McKell supported by Mr Prova to uh to approve the final condominium plan for spr 2023 033 Opus what is it Opus Condominiums Opus group condominium subject to the items that are listed [Music] on page three of the plan's report dated March 133 2025 did you list some other stuff too

just under the motion the two items that we listed two it did I just okay I thought you said something else okay is ready discussion Mr mcell yes Mr CA yes Mr Frederick yes Mr B yes Mr gladel yes Mr Jameson yes Mr long yes chair vess you are report thank you Commissioners have a good night have a good night go oh you've got glasses now I know I told you I'm getting old welome to the club yeah the next item is spr 20248 Jeff uh site plan approval for review for first class Self Storage thank you at 29 109 Bel Beverly Road and the is here yes I will not be participating in the discussions or voting on this one did you fire a to send this over to Jeff thank you all right you don't have your little assistants here with you they're right here no going to bring some leprechaun

with they're TI up I could just see that anyhow all righty you are uh Michael Brock with Tennessee Engineers Pleasant uh seeing everybody again no doctors on this one so right away okay um we're here for first class storage it's located at 2919 Beverly it's just east of Middle Belt on the on the south side of the road it is zoned M1 and there's M1 zoning on the east west and south sides of the property uh there is an r1b across the street to the north uh the property consists of four buildings with with two means of Ingress and egress that go directly onto Beverly uh the property is served with with both Public Water and Sewer there's a proposed underground storm water detention system that Outlets into a city storm sewer on on Beverly we do have sense of landscaping along along the Beverly Frontage that will screen the uh screen the buildings of property somewhere here there we go goes along the entire Frontage and believe in the ordinance there's a requirement for either a BM or a masonary wall along the frontage for this type of views we are wanting to I guess treat the front of the buildings as as that wall and that screening so if we look at the the building elevations you can see the building in the front is going to be all brick you know to to um to simulate a

wall and there'll be there'll be Landscaping in front of that as well so all all three of the buildings would have a brick uh Frontage along Beverly as opposed to a bur as as opposed to the to the ball or B but we are we are doing um the intent of landscaping along there too uh the sight lighting will be all building mounted there won't be any light PS it'll be just all of the buildings but um yeah that was one of the biggest discussions we've been having with the city was to believe it's a waiver if I'm not mistaken to to have the I guess the building facade as the actual wall instead of constructing another wall adjacent to it so uh that's about it in a in a summary I guess with that in mind guess I'd like to follow follow either Mr Danto or Mr Oakley to just go to go over the day-to-day operations of the of the Self Storage good evening um Joe Danto I'm with em uh GMD Consulting I'm assisting uh Mr Oakley as his General consultant general contractor and consultant uh related to the cell storage project I currently operate several uh cell storage facilities in down wind at Trenton Southgate um in your review um so I've been working with Brian directly on the operations of this facility and the unit mix that is proposing here um and that's why a lot of the buildings are laid out the way they are I think Mike had indicated that we were proposing Breck along the front it's actually masonary uh 4in SE block um consist of a smooth band smooth band and a split face

block and two differential colors I did bring a sample board and then the interior of the buildings uh that don't face the residential or the main street are metal siding uh we're providing three types of building styles uh the building in the middle there which is Unit D is what we classify as a hybrid building has exterior drive up interior climate control uh buildings A and C are catered to a little bit longer of a potential vehicle or storage space at 30t in length some are at 40t in length and building actually Building C is what we call the flex space business type unit I have a very similar product type at my Riverview location um it's good for small businesses uh there's no changing of oils and tires and any of that stuff we pursuant to the lease there's no storage of Hazard hazardous materials no overnight stays nothing of that occurs I think uh Mr Oakley presented that in his letter to you guys and I think he did provide a draft lease to you guys as well hours of operation 9:00 a.m. 600 p.m. and less for instance he had a water restoration company uh that needed 24-hour access then they would be granted access trip generation very minor with these type of facilities uh I think here we have a little over 150 units you might see three people a day um very simple very quiet very l impact to the community um but it's warranted uh and the demand for this is there I can answer any questions I know Mr Oakley can answer any questions and I know Mike can answer anything related to

eachine any other question any any questions any other questions Madam chair I just had a comment go ahead Mr look at the semcog paperwork they've got the wrong address on there they've listed it as middleb Road in in fact it's Beverly just a minor thing it's on the semcog development paperwork it's listed as middleb Road oh you don't make those he was just checking to see if you would yeah good was that your only comment that's my only comment Mr Chon yeah a couple of questions how are we looking for light pollution since there's a residential area right across the street so I they provided photometric I you want go flip back to that but all the lighting that's being proposed proposed is LED lighting uh mounted to the door side of the or isway side of the buildings facing inward to the drive Lanes uh there's yeah interior wise um there's nothing that there's no light that goes behind the property on so it's probably points downward as opposed to outward so the frontage is going to be uh stone wall or how's it going to look and there was a note that was in there that said that the there are are two parts of one of

the Interior buildings that you can see from the roadway and the recommendation was to cover that with brick as well I approach yes so the the natural gray is the band The Dark charcoal gray is the main face or main building around for you let me grab that so it's all Stone and nothing else no no window no decorative lines or anything just theal grade would be theora lines oh he marked it okay that's the color that's these BS here the Joe can you can you go back to the microphone and just say that just so the recording secretary can pick it up I think you were just saying the bands are going to be I apologize so the nonh hatched or dark area of the elevations would be the darker Stone the lighter strips running through there would be the Natural Stone bands so would be a color differ differential U on that I'm not to be honest with you I'm not quite sure how much of that elevation will be seen with the intense Landscaping being provided but we did make a play on that yeah I'll have to find where I indicated that in my notes um and then in meantime uh security security so the facility has security cameras

throughout um gated gated access you have to have a go code to get in um one point of entry one point exit security monitor the cameras monitor by home home and is it recorded it is recorded it's monitored by the operations there we haven't really gotten into that detail but there there's technology out there that we'll probably uh Implement in regards to the camera system that if it detects anything within the drive aisles within certain time frames it'll probably send Mr Oakley supp his staff and alert thank you for now I'm going to look for my note regarding that building that can be seen from the street it was somewhere I think I don't me to interrupt but I know that I think there was discussion on the what would it be the east side of Unit C that um that you may be able to see from from Beverly as you're traveling west um but I know that there there is some existing vegetation along there and if I'm not mistaken I think we do have a letter from that adjacent land owner you know supporting this development and and both yeah and they had no issue with the uh with the type of materials that are proposed [Applause] if I may through the chair just as a a um clarification or a verification rather that it is all zero all of the foot candles at the property line the

north property line are all zero all of the light is interior to the [Applause] site Madam chair go ahead on the um fencing for security fencing would that be chain link or would that be um rod iron or aluminum or how does that not sure if we provided a detail so the front the front gates are um ornamental decorative fencing spanning between the two buildings there uh for the exit side on the entrance side it's ornamental fencing at the uh abing the existing self storage facility uh it's a masonry wall and we'll attach a chain Ling fence to that you how high on the South Side sir how high uh six feet sir six feet yes sir are you done Mr yes thank you couple questions through the chair uh but just first a comment in our packet we did have letters from the neighbors to the East and to the West just going to say we should probably read the record I just walk walk right into no no I I just had him right here say something that would be our secretary secretary that I was going to have you read [Applause] it so we we have um two letters uh from residents that uh uh the first letter from um Trustee of

the Vera londi trust uh sidey yard setback variance request for 29109 Beverly Road To whom it may concern the Vera lone trust owns 29169 Beverly Road which is directly to the west of the petitioners prel I am aware that petitioners six aside yard variance adjustment from 50 ft to 10 ft I have no objections to the reduced side yard setback of petitioners proposed self storage project signed and we have another letter um dated um I'm sorry yeah previous letter was not dated but uh this letter is dated July 2nd 2024 from Ramy Abassi uh on 28975 Beverly Road Ras Michigan 48174 um re first class storage LLC 29109 Beverly Road To whom it may concern I am the owner of 28987 Beverly Road which is a password directly east of 29109 Beverly Road I am familiar with the proposed use of two 29 109 Beverly Road and have no objection to application of M1 setback requirements between our two Parcels my current residential use of 28987 Beverly Road is not prominent I am available to answer any questions at 734 216 6801 sincerely Ramy Abasi

signed right so uh those letters were submitted to bza oh were they yes and we already granted the you already read them into the record we already granted the waivers you granted the variances or waivers the variances sorry variances this this is a little complicated when it comes to variances and waivers um it it started out that in order to give that applicant some comfortability guess it's the order to be um assured because there there's a a critical variance and that was the property size you if you didn't get a variance for the property size it's it's just you couldn't do it right so at the time they also sought a variance on the sides to see about shortening up that setback which adjacent to residential is quite quite large so figuring out what's going on with the properties to the side one being a non-conforming existing muffler shop the other side recently purchased the house and then the site next to it are own B by Mr Abasi and he's got a standing equipment rent equipment rental so um so those variants were granted however they they have since expired as as is noted in the Carla wman letter um going through and trying to sort out what's a waiver what's a variance Doug lean at Carla Wartman did a great job with it and it's it kind of goes with the nature of this is kind of a unique use and we've all been kind of talking about a little bit Joe um very helpful to know that you're in the business it's thriving and um it's something that that probably could be be used here and even prompt some ordinance changes so we're kind of working around that and they're they're again it's Unique there's some unique circumstances some of them just by the way the ordinance is written um some of you that were on the Planning

Commission for many many years I'm sure recall when we changed some of our special land uses that required full public hearings and off the city council to uses subject to special conditions that waver ability that you previously had with a special land use now some of those things become a variant um when that ordinance got Rewritten I went back to look at the timing on when some of these changes were in they were back in 2008 that trying to free up some of this stuff to give the Planning Commission a little bit more flexibility in case we did get a unique project like this right you know that came in and so that's kind of what they're what they're all about and sometimes some of them do have a little bit of weird wording um some of them have like the wall in the front you it'll it it'll say oh the Planning Commission can do this you can wave um that setback and a half in the front and you know all the way around in lie of some of this other stuff but then some of the other stuff uh the building materials on the sides for example it says yeah you can wave that um if they do this on the side well they got letters from neighboring properties they're doing on that board I didn't see it I think I had talked to Doug about it and the the metal um whatever that metal it's it's a little bit more decorative so it it's you know that's why he thought you know if the Planning Commission was okay with it it's probably fine for a waiver it's not going to be real visible from the front if at all so right well well we have here we show eight waivers MH so should we quickly go through them make sure everybody's on the same page you could okay so number one is to allow driveway spacing from residential intersection across dly Road of 75 ft and 105 ft respect respectively easy for me to say rather than the required 200 ft that was the

first one to allow a driveway spacing of 112 ft to an adjacent commercial land use rather than the required 150 ft to allow a second driveway off Beverly Road item four to allow a front yard setback of 30 ft rather than required 45 ft setback for a self storage facility and allow the building facades with masonry construction to be treated as the to be treated as the obscuring wall along with a waiver to allow a decrease in the number of deciduous trees required in the green belt okay next one down to allow side sidey yard setbacks of 10 ft without the use of masonry on buildings B and C which could be visible from the right away item six to allow 13 green Bel trees rather than the required 21 Green Belt trees for self storage facility 7 to allow 109 Green Belt shrubs rather than the required 142 Green Belt shrubs for a South storage facility and number eight to provide a 3-ft BM along Beverly Road as required or request a waiver of the require no they're requesting the waiver for the B correct right okay and that's that those are all correct right yeah I'm sorry yeah yes I just want to make sure all at is okay any other questions so basically three things here uh first to there's I see there's a dumpster on the blue on the the site plan the other storage facility that's going in on Northline Road currently they didn't want a dumpster because they said their tenants would overflow it do you have any concerns on that I don't want one

either yeah originally Mr Oakley proposed to have like a dump trailer parked where the dumpster is you get loaded and then tossed off site there is abuse at times by tenants um um couches and what have you that's where the security cameras come in play but we do show it because it was an ordinance you want to take it away I'll be I was just uh does he need a waiver to so the one so the other one they're providing trash inside of one of their buildings it's just a Rollin roll out so it's not outside so people can't load it up with stuff right I'm not sure what your use looks like what your what you would ra want to do well I think I need trash I think I need a trash removal when somebody gets somebody leaves and a a unit full of crap that's what I think I don't think it's going to be like a day-to-day thing we're not going to the office isn't going to generate enough trash require doer it's not crap it's Treasures storage bus so that's that's why Joe and I had the conversation about just a dump trailer that we bring in when we need it empty the unit take it dump it we're done with it in Daily trash I mean the office generates minimal and and quite frankly the tenants are grabbing going there's not a lot of garbage unless you're vacating or moving in with extra boxes what they generally work it out with that where they want that material so again I just thought of an example for the one in Northline that I remember they they specifically said they did not want it them so do we just figure that out or not well they ended up coming back and asking for a dumpster that was a Rollin roll out from one of the units so they do have a garbage disposal on North Line even though they were added but they

didn't need it but it's a roll in roll out yeah okay but you're correct they did not want to how about if we do this how about if we approve the enclosure and then we'll work it out whether not what's in there is a dumpster or a Traer yeah I'm completely if you guys are okay with that I'm completely I think be the one who it's a means toid trash trees is it acceptable I'd be all right with it what we can do is add um add to the waiver list um as to be determined during administrative review by the building official so add it that way you're giving it Lessing in case he decides to be determined yep so basically a waiver so it's a waiver to the the dumpster enclosure requirement of section 13.06 subject to determination by the building official everybody got that okay so uh also uh so in the description you said there will be no business conducted at this location it' be storage in and out only how do you control that like let's say someone comes in in the morning packages a bunch of stuff loads it in the car to haul out to for post or to UPS that's conducting business on location I mean as an example I I don't agree with that no with respect my my ideal tenant is a guy that's running some kind of a service business like he's a plumber he's an electrician something like that can't keep his box truck in his neighborhood because he's got there or maybe his wife just doesn't want it there whatever um but he's got to have a place a secure place to keep his truck and you know we've got our bigger unit so he's going to have some shelving up you have some inventory that kind of stuff have a

little corner uh desk so we can do some paperwork at the end of the night that's I don't think that's conducting business because he's not he's not earning his money in my unit he's storing the stuff he needs to earn his money um Joe's got some clients that they have online businesses so what they do is they come in in the morning they go in they get inventory they take it and ship you know take it to UPS or post office whatever and ship it out but that's where they keep keep their inventory or their online store their businesses have actually their computer at home that's where they're operating for business but our units are where they're going to store their stuff so I think that's a distinction about whether not is operating the business or storing things necessary for the business I don't know if that maybe that's no no that that might sound like an distinction without a difference but no that that's clarifying that's clarifying so uh the other thing is the fire chiefs report is Chief Allison it's on page I guess it'd be page two of the chief Allison's report some H bottom down there it says this is quote inside storage of any Vehicles lawn equipment or recreational vehicles Andor repairs for such Vehicles equipment on site is prohibited yeah I think that goes back to the ordinance you can't have any FL right so if for example if you want to bring your classic car in you got to bring in dve and that's that's where my lease comes in right that's where my lease says you can't have these things in there I think it's in your jaet yes yeah the leas is in there believe me I know how to enforce leases I just uh as long as we're all aware of the chief's report [Applause] yeah I anticipate that'd be a major problem I'm

sure okay any other questions yeah Madam chair I do have a couple of questions in regards to what you just stated with the storage of say for example that plumber that comes in and want to leave his vehicle overnight so would that be in violation of the ordinance to store fuel or whatever within that unit I guess that it's just overnight right yeah through the chair uh I did look into this um and I know like so it differentiates it's not super specific in the code as far as like so storage of a car that I drive my F-150 that this is where the storage industry is going other either three three three story climate control facilities U-Haul's making a big press for you know these pods they're not even going to allow you know they don't even want their their business Trends going to stack in these things up in large warehouses right um they call pick it up drop it get rid of the customer everything else is going towards Flex space I mean just with the Amazon and all these other things out there people are selling and buying on eBay and other it's just the way it is um small business also needs an address for insurance purposes when they rent facilities like this becomes an address uh it's just the reality of where makes sense makes sense and also um would there be a future plans to start leasing uh Rental Vehicles like Vans or moving at this at this point I'm not there I defitely had a conversation about that the other day um it's not part of the business plan at this point I've been I've been to enough seminars and I know a lot of self storage units

are doing that and I can see where it's an extra um perk to the people that are running space have truck available there I'm taking baby steps at this point I was going to allude to that uh as far as parking for those type of vehicles so I was telling Mr Oakley that he's talking yeah there it's so difficult as an operator to get insurance for a vehicle that you're sub leasing to somebody else or renting for the day like a Home Depot most of those operations Home Depot uh py those guys that are running trucks or Vans or what have you are self-insured you leave that in their hand small operator can never yeah you can't do it and one other question um the security on 12 the security manager sh be permitted to uh desired on the premises in accordance with Section 12.11 can you clear can you clarify that on the security manager shall be uh permitted to reside so that's just a manager um okay that I'm getting to get out of apartment so nobodying there all right be way to that's funny way to y with the partner now thank you madam chair you have something yeah one last question excuse me this would probably be for Jeff and Carol EXC so the letters that were written by the two neighbors what's the zoning on those properties both M1 okay thank you okay um through the chair um Jessica

could you please um found a little bit on um your recommendation um for conditional site approval you you had a couple of concerns in general there were items that were were noted that needed to be uh revised on the plans and resubmitted for administrative riew and then um add an approval would be issued at that point one of the main items that we did note is we wanted to see that the parallel parking in front of the um commercial units was actually striped off and um show that the fir trck and the um the other vehicles that would enter and use the site can navigate without hitting any of the ballards um or blocking any or or impacting any parked cars or parked vehicles in front of those commercial sites okay that was the main issue okay are you guys aware of the concerns yes okay yes and um I guess going through the the site and knowing the the use of the of the uh buildings and everything I purposely didn't did not show striping in front of the units just because the vehicles won't be there very long you know like like what was mentioned right somebody will pull up get their inventory um and leave so those vehicles any vehicles that are parked in front of those units will not be um vacant yeah they won't be unattended you know so somebody will be there so if there was some sort of emergency situation they could absolutely move the car okay so so um from from what I'm hearing from you um Jessica and what I'm hearing from the

petitioner you are agreeable to walk in with this comment to um um to work with the administration administra to to mitigate this go one of the things that stands out for me is the number two under General comments the provided rental agreement does not explicitly indicates that storage of vehicles is prohibited unless all flamable materials are removed so do you intend to allow the storage of vehicles or maybe someone can drop a f will um first of all we're not having any outside storage okay any I don't have space for I don't want it but our Le will specifically say none of the okay Le land will say that okay so yeah if a guy wants to park a plastic car in there it's all in the tank I guess that's going to be all right by the okay so would it be put in your rental agreement what um omm has recommended for number two I can't lay my hands on number two what what page that uh the uh omm comments so there's currently in the rental agreement discussion about hazardous and toxic materials and any inherently dangerous or flammable substances um we were trying to Encompass the concern of the the fire chief uh as noted in his letter and um if it is okay to store a vehicle with gas in the tank than per the ordinance or per the building code um what we have written would not necessarily need to be

um added to the the lease however if it needs to be drained before it's stored then that that should be added to the lease and to answer your question whatever Jeff tells me he wants me to do I'm going to do that I'm just being that blunt because he's trying to help me do this and I'm not going to make way well if he wants me to tell them they got a drain the car before it's parked then my leas will say they can't have gas store if you are agreeable to what the administration our Administration is recommending um absolutely as long I'm not going tell got every I don't think that's what they just don't want the plumber to have 500 gallon fuel I don't want yeah I I just wanted to make sure that those comments were duly noted and these guys have been very helpful my language is going to satisfy that very good that's my very one other comment unlike as Mr O alluded to rental business or multif family or what have you even real estate industrial real estate in the storage business if there's a breach of lease there's no evic process in the state of Michigan it's 7day notice they're gone you know overlocked not let into the facility evicted there's no going to tour getting an eviction being served that's that's all gone if there's if there's a breach of contract they'll be gone that that they don't have 60 days and the right to an attorney and all that other [Music] there's [Music] more Mr I guess just one more question

on the vehicle front uh is there any concern about electric vehicle storage with the lithiums and all [Music] that there's no there's nothing on that necessarily specific to a code requirement um like some communities are having people put chargers right inside their residential garage so they can pull right in and charge their vehicle right in there there's nothing specific to the code that says it is not allowed I know batteries are concerned but one CU when they start on fire they don't like to go out but there's nothing specific to the code that says you cannot park an electric vehicle inside a building a singular vehicle now if you now there's it's different if there's a lot of battery storage and I'm sure we'll see something in the code in the future but there's nothing in there right now all right thank you so of all the units um the interior units on the hybrid building have no power source so they can't plug in electric heaters things that overnight stats that that kind of eliminates all that stuff from a monitoring standpoint the other units are set up for trickle charge there's multiple units on one circuit they can't hook a car or something up larger welder anything like that that will the only units that would be a be able to have what you're talking about would be the units and building see the business flag space and those are on their own meter and then would have to follow the code requirment but everything else outside of that we don't provide for it okay thank you Mr Prova um initially I had two problems with two of the waivers and it was the the frontal portion um you wanted to eliminate the BM because you're using the building as as the uh screening and that's kind of rare we

really don't see that very often and I did have a problem with it but this this piece of property is unique um for one it's only 2.52 Acres so you you to make it cost effective for somebody to build on there which is a permittable use on that piece of property well I guess we do have to make a little bit of a waiver to to allow something on there right that makes it cost effective and then the other one the big one that I see is is there's residential property right across the street on Beverly Road Beverly Road is only a two-lane road right now that Residential Properties very close to that um Road and the proposed property so in a way that building is better than the other requirements that are in the in the ordinance um that building is going to uh screen more light for those Residential Properties than um what we would have required so that that's why I think this piece of property is unique and those waivers are probably U I appreciate and you know that's one of the very very first conversations I had with Carol about this and I remember I don't care what she said but she's like you know M1 of all the things are allowed in M1 how many can you do on a two acre parcel right and it's kind of like I think her comment was like you know the city kind of created the monster because we got this little tiny M1 what are you going to do with I remember she said this is probably the best thing we can do with this Parc something like right low traffic you know low impact but I would put in the notes too that if somebody comes along with a 5 acre parcel like we've had in the past I wouldn't want to see them putting their their building uh parallel with the road instead of substitute for the proper screening that's why I made the comment and then the other one is for the um for Carol if we were to make a um a motion so there's a lot going on here there's 17 comments that are on the um planning re uh review right there's eight waivers and then we created a ninth waiver with the dumpster dumpster

subject to determination by the building official and there's four variances do we list all that you don't have to that's that's why um put this together this way that you know all required variances be granted by the bza as outlined and if things change like for example number 10 under oh that's just a comment on the that's the one about the dumpster is required one that needs a lid so like that for example depending on what they do will either come or go so yes I think on all of these you can you can just reference this letter I don't think there was anything we've got number nine added did you catch anything that added to the motion the number nine it was the dumpster subject to determination by the building official which kind of supersedes number 10 in the comment in the um comments number 10 and under the recommendations yeah so that is that recommendation is for a site there's a some cleanup on the site plan to be done so basically number nine is giving the building official authority to wave that dumpster if they decide they don't want it if they do decide they want it they and then they're going to keep it outside they need to put a lid on it or maybe they'll do what they did over on nor North Line and put it in a building just leaves it so that if they do decide to keep it outside they should put a lid on it okay so then then it's in record if we do make a motion then um that you guys can look into that dumpster yep and make a determination administra review you know according to the 17 conditions of approval noted in this letter in the Carlile wman report um page nine um including number nine under waivers to the dumpster requirement of section 13.06 subject to the determination of the building official or building

director what's your title changes every day ready okay thank you okay any other questions or C thank you it's a good question just one last comment I actually did speak with one of the neighbors who will be down the street from where your building is going um she has a family there she actually said she did not mind she'd rather have some kind of retail but she said that she didn't see there would be a problem so just want you to know great thank you any other questions or comments motion is in order um uh just one last question uh through the chair how many um how many uh members how many people do you intend to hire or be on staff at this facility oh I don't I don't anticipate there will ever need more than maybe two when we're just at some point full disclosure at some point we're probably going to go completely virtual once we get rent up that's the way things are going everything's online um but to give run up my my daughter be my general manager yeah I mean as much as would like jobs and more jobs youat yeah we had some do oh here we well this also has doors you know a lot of them right I'm good yes motion this door okay through the chair well one thing about the uh the office space I I do believe that the office manager should give a larger office but I I have no control over there okay um I would like the planning i'

like I'd like to recommend that the Planning Commission approve s224 d008 first class Self Storage with the following conditions to be addressed on a review site plan to include the 17 comments in a planning summary report also the Carlile Workman report uh especially number nine which pertains to the dumpster enclosure support who supported M he did we'll give it to Mr L you did right motion by Mr CA supported by Mr B to approve sppr 20248 first class Self Storage uh with the following conditions to be addressed on a revised site plan the 17 items solic it on page page three I guess of the site plan review dat March 10th 2024 and you said also including number nine and the uh Carlile Workman report um specifically number nine well the comments in that report but especially number nine about the dumpster enclosure okay B basically what it will say is you're going to add number nine to the list of waivers that will say that you would approve subject to the building director's determination a waiver to the dumpster enclosure requirement of section 13.06 so if he decides if they decide they don't want to do the dumpster right and if he says it's okay then it's okay it's okay and that's mainly because we granted that to another business um well

it's it's appropriate for the site or could be appropriate to the site so when whatever they decide based on the nature of their users in there so any discussion Mr Cova yes Mr B yes Mr Frederick yes Mr glty yes Mr long yes Mr Jameson yes Mr Mr magelli obain oh that's right I forgot that's why you didn't ask any questions chair vote Yes motion is approved good luck thank you very much good Lu your project yes good make it pretty and create jobs sure good Lu good [Music] luck yes sir thank you I told my daughter you were great did you tell her did she see it did she write it I well you didn't catch yeah yeah I won't be thank you okay we ready to move on yep okay next uh where am I in here new business okay under new business we have Item B which is the 2024 Planning Commission end of year report [Applause]

[Music] you just need an acknowledgement of the receipt of this report or have and any questions that you may have on it Kayla did a great job putting it together where the heck did I do it get oh wait I we could probably you know the the big thing to look at to see if you have any questions about or if you want to add or under the future projects and activity um you know we talk every single year about um zoning ordinance updates we talked about one tonight you know dealing with uh development type that the ordinance doesn't totally address but uh you have the ability for waivers and variances so so we're making it work uh the Master Plan update you will be hearing some more on that soon those of you that were able to attend some of the Michael Baker International sessions for ecourse road back uh the beginning of February you know heard some good stuff um we understand they're putting things together that will be incorporated into the master plan uh economic development is also working on a housing study once we get the results of that that'll help with that neighborhood section and um actually we're working in the next couple weeks with car wman I talked to them last week about time frame still working on the scope and all of that so that should be coming your way soon um we're doing uh something kind of cool with the gis map for people that are are using using our website a lot we saw one in another community that rder GIS our GIS people did and basically it takes these developments and so this one for example first class Self Storage you'd open up this map and it would go right to that site you hit the button and like your packet information that's in your packet would pop up your you know the site plan would would pop up probably not all of the detail you know

we'll we'll work on what comes up but it'll give people an idea of what's coming and what stage they're in in the development so that's kind of exciting we're looking forward to that and if anybody else has got any ideas uh training is one that uh it did not get added onto here and actually um because we've been talking about it more and more sort of uh we're going to be adding some training on initially came up with the bza because we have some new members there and you know we like to get the most for our money when we bring in Consultants or City attorney um the kind of minium ordinance to which needs to be updated that will be one of the ordinances that you see um having the City attorney maybe give some background with uh Ohm's help on that just to to understand it better good question got raised today about people hear Condominiums and they think it's residential but no it's just a form of ownership and to understand it better and to understand what our roles are uh because you see the packet gets real thick with stuff that really doesn't necessarily pertain to us but uh there's some stuff that we do have to look at so that's a brief summary this will go on to city council once you take action on it and right a motion is in order to move this time Madam chair go ahead and can I speak on these uh dates of uh expiration on our terms for Kathy and myself they expired already so keep keep in mind this is the 2024 report oh right so you would have gotten this in January had we had a meeting but this is for what happened in 24 so your reappointments will be reflected in the 202 report that's what makes I don't somebody's ask about that none of this would have been official of

that for so who's making the motion Mr M there's no more discussion make a motion to accept the report as written and recommend that the report be submitted to the mayor city council okay I support support where Mr La Mr La now that you know you're legitimate yeah all righty so Mr Mell made the motion and Mr long supported it to accept the report as written and recommend that the report be submitted to the mayor and city council the motion was carried that you have to vote on yes yeah do we need to vote on it you should should corre Mr melli yes Mr long yes Mr CA yes Mr Frederick yes Mr Jamon yes Mr gladel yes M Mo yes chair votes yes no you could give it to city council okay okay and moving right along next PC cases involving advice or input from the Planning Commission you know I do have something to let you know about and it's the number one item on the uh development status report your special meeting that you're having on a couple weeks on April 20 April 7th you're also having a second resoning request for Gem seal uh which is Seal Master over on Van Bor Road you had rezoned the property few years ago to allow the current use it was always a non-conforming use and with a new owner they needed to get the zoning to Mt they

have picked up the piece of property to the West that had a house that was on the demo list yeah the barn had some trusses that collapsed that it was on the demo list yes so was a good great solve um it's just a sliver of property it gives them a little bit more room to do a little bit more with what they're doing over there and gets rid of a bladed structure and when are they coming before us uh rezoning from M1 to Mt when when the 7th April 7 7th dur so will that be our April meeting that will be your April meeting yep that'll be your April meeting so yep the timing was perfect it came in uh last week as we were getting ready to publ question so and then um you'll see the Yono development that's in the works right now we're reviewing that you'll see both of those on on the 7th and couple of these others not not sure about me so just play by here okay so if you have questions on any of these other things okay well we'll move along because we want to go home okay that's great get up at three reports on interest designation Mr rasco isn't here to give us the lowdown yeah do we have an update on her she's home she's actually uh started uh therapy so she had her first therapy tonight so she thought she'd be too tired to come to the meeting she had a was it seven bypass triple was it triple bypass oh triple bypass triple bypass she had a triple bypass yeah in fact she was at a meeting here and the doctor told her and told her called her and told her to get to the hospital so she drove herself wow she's tough oh yeah we'll keep Madam chair one

one um designation report the uh Echo fair at the uh rless rack I think that will be April 16th I don't know the hour so you have to go to the city website that'll be all that's it item 11 is Communications we've already discussed that project status report does anybody else have any CS just real quick I see some activity on the corner of Eureka and her yes uh I seen some activity there as well I so blue sky owners purchased that property they are we found out cuz was Earth being moved so we went over there we actually we had we ended up stopping the project and we and we met with them and they're what they're proposing to want to do is to put more employee parking on that side on that lot that they put so I was actually in communication today and I told them there's a process that we got to go through to see if this could even get approved but it starts with there's a laundry list of things that they have to submit to us to be able to look at first first so we are working with them uh I understand their constraints over there but there's a lot going on on that corner for a parking lot to go in there so we'll see cuz I know there what's that they used to park in by yard today main things are like figuring out sheet drainage and everything see where where the drive-in is going to be off the road how's that crosswalk there's no there's a stop sign there but there's no crosswalk in that area so those are the things I to their attention today for them to look into and start figuring out design and then I know there's no building there on that piece of property and we don't usually do parking lots I know it's a kind of a different

situation because Blue Sky they're their main principal buildings right across the street and we know it's a very popular place been there a long time I understand their need for parking we just I just found out about it I believe it was Thursday we actually went over there and put a stop work order up because we didn't know who owned it or who what they were doing and then come they come in Friday and we talked and then we got had some more communication today I wonder if the tanks were still on the ground there it's a great question it's Mr moris Question yeah was U the tanks the tanks have been removed right years ago I don't I can't answer that that was a guess knowing for sure I don't know but I'm pretty sure they removed the tanks already I don't I don't know 100% that was I think one of C Wars this placees oh that's right wait a minute I got to adjourn this meeting that would be nice it would be after every complain everybody to hurry up item 12 is adjournment so moved support support Mr menali supported by everybody else Mr yes everybody else yes we're out of here motion carried this meeting stands adjourned how's the family jury