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HomeMy WebLinkAboutPLANNING MINUTES 1991-08-06 11764 MINUTES OF THE 628th REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, August 6, 1991, the City Planning Commission of the City of Livonia held its 628th Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. `\rr Mr. Jack Engebretson, Chairman, called the meeting to order at 7:30 p.m. Members present: Jack Engebretson H. H. Kluver Brenda Lee Fandrei Raymond W. Tent James C. McCann William LaPine Conrad Gniewek Donald Vyhnalek Members absent: R. Lee Morrow Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director, and Ralph H. Bakewell, Planner IV, were also present. On a motion duly made by Mr. Kluver, seconded by Mr. Tent and unanimously approved, it was #8-128-91 RESOLVED that, Petition 91-6-1-15 by Americo Ciatti requesting to rezone property located south of Vassar Avenue between Middlebelt and Parkville in the Southwest 1/4 of Section 1 from R-1 to R-6 be taken from the table. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Gniewek and seconded by Mrs. Fandrei, it was #8-129-91 RESOLVED that, pursuant to a Public Hearing having been held on July 23, 1991 on Petition 91-6-1-15 by Americo Ciatti requesting to rezone property located south of Vassar Avenue between Middlebelt and Parkville in the Southeast 1/4 of Section 1 from R-1 to R-6, the City Planning Commission does hereby recommend to the City Council that Petition 91-6-1-15 be approved for the following reasons: 1) That the proposed change of zoning will provide for uses which are compatible to and in harmony with the surrounding uses in the area. 2) That the proposed change of zoning will provide for a buffer or transition zone between commercial and residential uses in the area. 3) That single family residential use of the subject site is diminished as the site is prevented from taking access from any residential street because of the blocking of Vassar Ave. at Parkville Ave. and since Vassar Ave. essentially serves non-residential uses. 4) That the proposed change of zoning is a reasonable and logical solution for a parcel of land so situated as to be adjacent to both commercial and residential uses. 11765 FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Tent, Gniewek, LaPine, Fandrei, Engebretson NAYS: McCann, Kluver, Vyhnalek ABSENT: Morrow Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Gniewek, seconded by Mr. Tent and unanimously approved, it was #8-130-91 RESOLVED that,Petition 91-4-2-13 by Citation Construction Company requesting waiver use approval to remodel and increase the seating capacity of an existing restaurant located on the north side of Grand River Avenue between Inkster and Eight Mile Roads in the Northeast 1/4 of Section 1 be taken from the table. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Tent, seconded by Mr. Gniewek and unanimously approved, it was #8-131-91 RESOLVED that, pursuant to a Public Hearing having been held on April 30, 1991 on Petition 91-4-2-13 by Citation Construction Co. requesting waiver use approval to remodel and increase the seating capacity of an existing restaurant located on the north side of Grand River Avenue between Inkster and Eight Mile Roads in the Northeast 1/4 of Section 1, the City Planning Commission does hereby recommend to the City Council that Petition 91-4-2-13 be approved subject to the following conditions: 1) That the Site and Landscape Plan dated 7-29-91, as revised, prepared by G. & G. Engineering Associates, Inc. which is hereby approved shall be adhered to. 2) That the landscaping shown on the approved Site and Landscape Plan shall be installed prior to the issuance of a Certificate of Occupancy and shall thereafter be permanently maintained in a healthy condition. 3) That the Building Elevation Plan dated 7-29-91 prepared by G. & G. Engineering Associates, Inc. which is hereby approved shall be adhered to. 4) That all of the conditions imposed upon this petitioner by the Zoning Board of Appeals in its Resolution with respect to Appeal Case No. 9105-53, dated 7-9-91 shall be adhered to. 5) That the number of customer seats in this restaurant shall be limited to no more than 18. for the following reasons: 11766 1) That the subject use complies with all of the special and general waiver use standards and requirements as set forth in Section 11.03 and 19.06 of the Zoning Ordinance #543. 2) That the subject site has the capacity to accommodate the proposed use. 3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. New FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Kluver and unanimously approved, it was #8-132-91 RESOLVED that, Petition 91-6-2-18 by Livonia Auto Wash requesting waiver use approval to operate an oil change facility in connection with an existing car wash located on the north side of Seven Mile Road between Middlebelt Road and Parkville Avenue in the Southwest 1/4 of Section 1, be taken from the table. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Gniewek and seconded by Mr. Kluver, it was #8-133-91 RESOLVED that, pursuant to a Public Hearing having been held on July 23, 1991 on Petition 91-6-2-18 by Livonia Auto Wash requesting waiver use approval to operate an oil change facility in connection with an existing car wash located on the north side of Seven Mile Road between Middlebelt Road and Parkville Avenue in the Southwest 1/4 of Section 1, the City Planning Commission does hereby recommend to the City Council that Petition 91-6-2-18 be denied for the following reasons: 1) That the petitioner has failed to affirmatively show that the proposed use is in compliance with all of the general waiver use standards and requirements as set forth in Section 19.06 of the Zoning Ordinance #543. 2) That the subject site lacks the capacity to accommodate the proposed use. 3) That the proposed use will conflict with the existing car wash activity currently taking place on the property. 4) That the proposed use is detrimental to and not in harmony with the surrounding uses in the area. 11767 FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Tent, McCann, Gniewek, Kiuver, LaPine, Vyhnalek NAYS: Fandrei, Engebretson ABSENT: Morrow Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Gniewek, seconded by Mr. Tent and unanimously approved, it was #8-134-91 RESOLVED that, Petition 91-6-2-20 by The Castillo Company, Inc. requesting waiver use approval to construct an insurance company service center office building to be located on the west side of Middlebelt Road between Schoolcraft Road and Bentley Avenue in the Southeast 1/4 of Section 23 be taken from the table. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. McCann, seconded by Mr. Tent and unanimously approved, it was #8-135-91 RESOLVED that, pursuant to a Public Hearing having been held on July 23, 1991 on Petition 91-6-2-20 by the Castillo Company, Inc. requesting waiver use approval to construct an insurance company service center office building to be located on the west side of Middlebelt Road between Schoolcraft Road and Bentley Avenue in the Southeast 1/4 of Section 23, the City Planning Commission does hereby recommend to the City Council that Petition 91-6-2-20 be approved subject to the waiving of the required protective wall on the north and south property lines by the Zoning Board of Appeals and to the following additional conditions: 1) That the Site Plan as amended to show the required protective wall on the north, south and west property lines prepared by Castillo Company, Inc. , Architects shall be adhered to. 2) That the Landscape Plan as amended to show the required protective wall on the north, south and west property lines prepared by Castillo Company, Inc. , Architects, shall be adhered to and the landscaping shall be installed prior to the issuance of a Certificate of Occupancy and shall thereafter be permanently maintained in a healthy condition. 3) That all landscaped areas shall be served by an automatic sprinkler system. 4) That the Building Elevation Plan marked Sheet A-2 dated 7-25-91 prepared by Castillo Company, Inc. , Architects which is hereby approved shall be adhered to. 11768 5) That the dumpster shall be enclosed by a method as illustrated by drawings attached to a letter dated 7-17-91 from the Castillo Company, Inc. 6) That the required protective wall shall be six feet high and constructed with the same brick which is used on the proposed building. `'�► for the following reasons: 1) That the proposed use is in compliance with all of the special and general waiver standards as set forth in Section 9.03 and 19.06 of the Zoning Ordinance #543. 2) That the subject site has the capacity to accommodate the proposed use. 3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance ##543, as amended. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Gniewek and unanimously approved, it was #8-136-91 RESOLVED that, the City Planning Commission does hereby determine to waive the provisions of Section 10 of Article VI of the Planning Commission Rules of Procedure requesting the seven day period concerning effectiveness of Planning Commission resolutions in connection with Petition 91-6-2-20 by The Castillo Company, Inc. requesting waiver use approval to construct an insurance company service center office building to be located on the west side of Middlebelt Road between Schoolcraft Road and Bentley Avenue in the Southeast 1/4 of Section 23. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. McCann, seconded by Mr. Vyhnalek and unanimously approved, it was #8-137-91 RESOLVED that, pursuant to Act 285 of the Public Acts of Michigan, 1931, the City Planning Commission does hereby establish and order that a Public Hearing be held to determine whether or not to adopt a new Future Land Use Map, as amended. AND that, notice of the above hearing shall be given in accordance with the provisions of Act 285 of the Public Acts of Michigan, 1931, as amended. 11769 A roll call vote on the foregoing resolution resulted in the following: AYES: Tent, McCann, Gniewek, Kluver, LaPine, Vyhnalek, Fandrei, Engebretson NAYS: None ABSTAIN: None ABSENT: Morrow ti Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. LaPine and seconded by Mr. Vyhnalek, it was #8-138-91 RESOLVED that, the City Planning Commission does hereby approve Petition 91-7-8-13 by Jonathan R. Crane/Detroit Cellular Telephone requesting approval of all plans required by Section 18.42 of Zoning Ordinance #543 in connection with a proposal to erect a 125 ft. monopole and equipment enclosure on the west side of Middlebelt just north of Six Mile Road in Section 11, subject to the following conditions: 1) That Site Plan CW 688-91 dated 7/24/91 prepared by C & W Consultants Inc. is hereby approved and shall be adhered to with the added condition that the monopole be painted mist gray in color. 2) That the equipment shelter with the mansard roof design be used at this site and that barbed wire not be used on the security fence around the site. A roll call vote on the foregoing resolution resulted in the following: AYES: Tent, McCann, Gniewek, Kluver, LaPine, Vyhnalek NAYS: Fandrei, Engebretson ABSENT: Morrow ".411. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Gniewek and unanimously approved, it was #8-139-91 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Sign Permit Application by Armstrong Buick Isuzu for a ground sign and wall sign at 30500 Plymouth Road be approved in part and denied in part subject to the following conditions: 1) That the sign plan prepared by Zimmerman Sign Co. is hereby approved with respect to the D/F Monument Sign and S/F Parts and Service Wall Sign only and shall be adhered to; 2) That this approval is subject to the petitioner being granted a variance for these signs by the Zoning Board of Appeals. 3) That the existing star sign located north of the new ground sign location be completely removed. Further, that the other two wall signs submitted with the Sign Permit Application be denied for the following reason: 11770 1) The Commission feels that the ground sign by its location, ,gives the petitioner adequate identification of product and dealership without repeating the same identity on the building. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Vyhnalek and unanimously approved, it was %or #8-140-91 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Sign Permit Application by Erwin Tonch for wall signs at 33014 Five Mile Road be approved subject to the following conditions: 1) That the Sign Plan #91047 dated 3/6/91 as submitted by Erwin P. Tonch is hereby approved and shall be adhered to; 2) That the petitioner shall make every effort to adhere to the time schedule and perform all the building and site improvements as set forth in petitioner's letters dated 3/6/91 and 8/1/91, subject to all applicable zoning and building code requirements of the City of Livonia. 3) That the existing parking lot shall be repaved and restriped no later than June 1, 1992. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Kluver, it was #8-141-91 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Sign Permit Application by Detroit-Detroit Inc. for an awning sign at 33305 Seven Mile Road be approved subject to the following condition: 1) That the Sign Plan #3149-91 dated 7/15/91 prepared by Detroit-Detroit Inc. is hereby approved and shall be adhered to. A roll call vote on the foregoing resolution resulted in the following: AYES: Tent, McCann, Gniewek, Kluver, Vyhnalek, Fandrei, Engebretson NAYS: LaPine ABSENT: Morrow Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 628th Regular Meeting held on August 6, 1991 was adjourned at 9:00 p.m. CITY PLANNING COMMISSION Brenda Lee Fandrei, Secretary ATTEST: L.1;1;yy,` Jack Engebreltson, Chairman jg