HomeMy WebLinkAboutPLANNING MINUTES 1983-04-12 • " 7893
• MINUTES OF THE 453rd REGULAR MEETING
AND PUBLIC HEARINGS HELD BY THE CITY
PLANNING COMMISSION OF THE CITY OF
i IVONIA
n Tuesday, April 12, 1983, the City Planning Commission of the City of Livonia, held its
53rd Regular Meeting and Public Hearing in the Livonia City Hall, 33000 Civic Center Drive
LAivonia,
Michigan.
Mr. Daniel R. Andrew, Chairman, called the Regular Meeting and Public Hearing to order
at 8:00 p.m. with approximately 35 people in the audience.
MEMBERS PRESENT: Herman Kluver Donna Naidow Jerome Zimmer
Lee Morrow Daniel R. Andrew Judith Scurto
Don Vyhnalek
MEMBERS ABSENT: Joseph Falk *Sue Sobolewski
Messrs. Jon J. Nagy, City Planning Director; H G Shane, Assistant City Planning Director;
and Ralph H. Bakewell, Planner IV, were also present.
Mr. Andrew then informed the audience that if a Peitition on tonight's meeting involves
a rezoning request, this Commission only makes a recommendation to the City Council, who
in turn will then conduct their own Public Hearing and decide the question. If a petition
involves a waiver use request, and the petition is denied by the Planning Commission, the
petitioner has ten days in which to appeal for relief. Otherwise the petition is ter-
minated.
s. Scurto, Acting Secretary announced the first item on the agenda is Petition 83-2-1-6
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by A.S.Nakadar, M.D. to rezone property located on the west side of Farmington
Road, south of Norfolk Avenue in the Norhteast 1/4 of Section 4, from RUFA to
P.S.
Mr. Shane: We have a letter from Engineering stating that a cul de sac is necessary
to provide proper termination of Irving Drive.
Fred Armour; 27251 Joy Road, Dearborn Heights, MI:
Dr. Nakadar would like to put offices on that particular parcel. He hopes
to remodel the house that is currently on the premises. It is a cement
block house and it will correspond with the new building in the rear.
Mr. Andrew: He wants to keep the house for an office.
Mr. Armour: Yes.
Mr. Andrew: What about the medical facility further down? Is. it entirely leased?
Mr. Armour: North on Norfolk there is one building left to go on that piece.
Mr. Kluver: Does Dr. Nakadar presently have a facility in Livonia?
Mr. Armour: Yes, on Farmington Road north of this property, just south of the Saddlery.
ter. Zimmer: Does Dr. Nakadar currently own the property.
r. Armour: He has an option to purchase based on this rezoning.
. Vyhnalek: He is in the middle of RUFA. Why this particular piece?
Mr. Armour: It is the only one for sale. All that property is scheduled for P.S. anyway.
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Mr. Andrew: The FLUP does not anticipate that going P.S.
!r. Vyhnalek: Why is he keeping the house?
qtr. Armour: It is quite a savings in using the house for an office.
Mr. Vyhnalek: I can't see this in the middle of a residential area.
Mr. Andrew: We would be creating spot zoning in a residential area. This interferes with
the long range plans of dropping Irving Road and creating more buildable
residential lots.
qtr. Zimmer: The house would be a nonconforming use.
Mr. Andrew: Yes. It would have to meet fire regulations and probably get approval
at the building code level and Zoning Board.
Mr. Armour: It is all masonry.
Mr. Andrew: The wiring would have to meet specifications.
Mr. Morrow: P.S. would drive a wedge down through this RUF parcel. Irving would have
to be a cul de sac at the northern three lots. I can't see anything
other than preserving the RUF or residential.
Howard Johnson, 19909 Farmington, Livonia:
I live four doors away. This is a very poor quality home. The house is 8 feet
from the street. This would prevent Irving from going through. The neighbors
would be very happy if the street goes through. There are so many doctors
offices for lease all over. We dont need more. We bought this property
for a home.
Ralph Kurzka, 20013 Farmington, Livonia, MI:
I live north of this parcel and abut this. My property becomes useless.
This home he wants to convert is a shack. It has two bedrooms, a tiny
kitchen and dinette and utility. I built my home on Farmington because
it was a residential area and I wanted to live here. I don't want any
offices, just homes.
Mr. Armour: All around here is R-7, PS, R3A, P and C-2. There are only 8 lots tg the south
and 3 to the north that are not out of residential. It won't be too long
before everyone goes PS or other.
There was no one else wishing to be heard regarding this petition.
Mr. Andrew, Chairman, declared the public hearing closed.
On a motion duly made by Mr. Morrow, seconded by Mr. Vyhnalek, and unanimously adopted,
it was
#4-63-83 RESOLVED that, pursuant to a Public Hearing having been held on April 12, 1983
on Petition 83-2-1-6 by A.S. Nakadar, M.D. , requesting to rezone property
located on the west side of Farmington Road, south of
Norfolk Avenue in the Northeast 1/4 of Section 4, from RUFA to P.S. , the City
Planning Commission does hereby recommend to the City Council that Petition 83-2-1-6
be denied for the following reasons:
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. (1) The proposed change of zoning conflicts with the Future Land Use
Pla, recommendation of low density residential land use for the subject
ILarea.
(2) The proposed change of zoning would encourage similar requests for
other parcels within the general area.
(3) The proposed change of zoning would provide for uses that would be
incompatible with and detrimental to the surrounding uses in the area.
(4) The proposed change of zoning would be detrimental to the future develop-
ment of the area for residential use.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with Section 19.05 of Zoning Ordinance #543, as amended.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
Mrs. Scurto announced the next item on the agenda is Petition 83-3-1-7 by Commonwealth
Rentals Partnership & Rams Horn of Livonia to rezone property located on the
southwest corner of Middlebelt Road and Morlock in the Northeast 1/4 of Section
2, from C-1 to C-2.
Mr. Nagy: We have a letter from Engineering stating they have no objection to this
request.
*Mrs. Sobolewski arrived at 8:35 p.m.
Lus Kasapis, 20385 Middlebelt, Livonia, MI:
I have been in business here for 13 years and we have been operating under C-1
in this location. As time has passed we found we need to get into C-'2 zoning
for insurance purposes. We are not doing anything different to the building.
Mrs. Scurto: Do you own the Commonwealth property.
Mr. Kasapis: We are in association together.
Mr. Morrow: There will be no change to the current operation. Just a zoning change
because of insurance.
Mr. Kasapis: Correct.
Frank Kosan, 20403 Fremont, Livonia, MI:
What is the difference between C-1 and C-2.
Mr. Andrew: Technically under the ordinance there are 50 commercial uses in C-2.
If he went out of restaurant business, in C-2 there are 50 things he could
put in. With C-1 about 35 different retail uses.
Mr. Kosan: The parking is limited if he planned to expand. There is no more room.
There was supposed to be no access to Morlock which they do have.
Mr. Andrew: Under Ordinance #60 there was no provision for site plan approval. I seriously
tie doubt it was prohibited by the City.
• r. Kosan: We have had surveys done by the City. People are attempting to by pass
Eight and Middlebelt and some come out of the restaurant.
Mr. Andrew: If there is expansion at a future date he would have to come back to us for
approval. We are here for the zoning change. That will have no effect on his
operation. •
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Mr. Kasapis: We cannot expand as we are limited by our parking. Unless the folks sell
ILMroff some homes behind us, we could not provide for the additional parking
there. I doubt that would be possible because it would be going into the
subdivision. We sold off to Pearl Vision and we could have used that lot.
s. Scurto: Could we recommend that a "no left turn" out of the Morlock ingress and
egress be posted.
Mr. Andrew: We could adopt a separate resolution.
Mr. Kasapis: I believe back in 1967 that access was desired due to fire and police
recommendations.
Resident: I live two houses west of the Ram's Horn. Trucks park in front of my driveway
and I can't get out.
Mr. Andrew: Is Morlock posted "no parking".
Mr. Kasapis: No.
Barbara Kosan: Why is this property zoned with C-1 and we have a restaurant here if C-1
zoning does not permit restaurants?
Mr. Andrew: Under Ordinance #60 restaurants were permitted in C-1. Under Ordinance
#543 which this City adopted in 1965, the C-1 zoning classification is more
restrictive and restaurants are not permitted.
There was no one else present wishing to be heard regarding this petition.
�Ir. Andrew, Chairman, declared the public hearing on this item closed.
On a motion duly made by Mr. Vyhnalek, seconded by Mr. Morrow, and unanimously adopted,
it was
#4-64-83 RESOLVED that, pursuant to a Public Hearing having been held on April 12, 1983
on Petition 83-3-1-7 by Commonwealth Rentals Partnership & Rams Horn of Livonia
to rezone property located. on the southwest corner of Middlebelt and Morlock in
the Northeast 1/4 of Section 2, from C-1 to C-2, the City Planning Commission
does hereby recommend to the City Council that Petition 83-3-1-7 be approved for
the following reasons:
(1) The proposed change of zoning would eliminate the current nonconforming
use status of the subject property.
(2) The proposed change of zoning is consistent with the Planning Commission's
policy of having the zoning of a parcel of land reflect its established use.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with Section 19.05 of Zoning Ordinance #543, as amended.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
110 In a motion duly made by Mrs. Scurto, seconded by Mrs. Naidow, and unanimously adopted,
t was
4-65-83 RESOLVED that, the City Planning Commission does hereby request that the
Traffic Commission consider the installation of a "no parking" sign between
Fremont and the commercial frontage on Middlebelt and, in addition, the installation
of a "no left turn" sign at the Ram's Horn Morlock egress and ingress (north side) .
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Mr. Andrew, Chairman, declared the motion is carried and the foregong resolution adopted.
ILMrs. Scurto announced the next item on the agenda is Petition 83-3-1-8 by Yingsan Chen and
Ho Chaun Chen to rezone property located on the west side of Middlebelt, south
of Greenland Avenue in the Northeast 1/4 of Section 14, from RUF to P.S.
Mr. Nagy: We have a letter from Engineering stating there are no City maintained storm
sewers available to this site.
Sandra Letasz, 26711 Northwestern Hwy, Ste. 128, Southfield, MI:
I am a real estate agent representing the owner Joseph Emanuel and Also
the Chens. The Chen's would like to construct a medical building. This is
the only vacant lot on that strip.
Mr. Andrew: Are the doctors presently in Livonia?
Ms. Latasz: Yes, at Five and Middlebelt.
Mr. Andrew: Are you aware of the storm sewer problem.
Ms. Latasz: No.
Mr. Andrew: I would make your client aware.
Mr. Vyhnalek: This is consistent with FLUP. It is opposite the case of Item #1..which
was in conflict with FLUP.
Mrs. Scurto: Are they eventually interested in purchasing more than this property?
Xs. Letasz: Yes.
Mrs. Scurto: I would rather see less of a group of individual small buildings.
Rather the area be developed with some continuity.
Mr. Zimmer: Are the adjacent homes on a rental basis.
Ms. Letasz: Yes, Lots 299, 300, 302 and also 298 are rental pieces.
Mr. Zimmer: I would assume the absent owners are supportive of this as it is maximizing
their investment there.
Ms. Letasz: Correct.
There was no one else wishing to be heard regarding this petition.
Mr. Andrew, Chairman, declared the public hearing on this item closed.
On a motion duly made by Mr. Zimmer, seconded by Mrs. Scurto and unanimously adopted, it was
#4-66-83 RESOLVED that, pursuant to a Public Hearing having been held on April 12, 1983
on Petition 83-3-1-8 by Yingsan Chen and Ho Chuan Chen requesting to rezone property
located on the west side of Middlebelt, south of Greenland Ave. in the Northeast
to 1/4 of Section 14, from RUF to P.S. , the City Planning Commission does hereby
recommend to the City Council that Petition 83-3-1-8 be approved for the following
reasons:
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(1) The proposed change of zoning is consistent with the Future Land Use Plan
ILrecommendation of general office use along this area of Middlebelt Road.
(2) The proposed change of zoning is consistent with the Planning Commission's
stated goals and policies for the location of office uses which encourages
such use as a buffer or transition protecting adjacent residential uses from
the effects of a heavily travelled thoroughfare.
(3) The proposed change of zoning will provide for uses which are similar
to others existing in the immediate vicinity.
FURTHER RESOLVED that notice of the above hearing was given in accordance
with Section 19.05 of Zoning Ordinance #543, as amended.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution was
adopted.
Mrs. Scurto announced the next item on the agenda is Peition 83-3-1-9 by Albert A. Dettore
and Associates, Inc., to rezone property located on the east side of Farmington
Road, south of the C & 0 Railway in the Southwest 1/4 of Section 27, from M-1
to M-2.
Mr. Nagy: We have a letter from Engineering dated March 31, stating there are no
engineering problems in connection with this petition.
Albert Dettore, 12550 Farmington, Livonia, MI:
At the time we started to rent this parcel with lease purchase we assumed it
was zoned M-2 and to the east it adjoins M-2 and also to the north.
L. Andrew: How long have you owned it?
Dettore: Three years.
Mr. Andrew: Does Hayball lease from you?
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Mr. Dettore: He leases from James Barkman who is still the owner.
Mr. Andrew: You are still purchasingthe /
property on a land contract basis.
Mr. Dettore: Yes.
Mr. Andrew: How long has Hayball been there?
Mr. Dettgre: I believe 7 to 8 years.
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Mr. Andrew: You are purchasing the property subject to their lease with Barkman.
Mr. Dettore: Yes.
Mr. Andrew: Which building are you in?
Mr. Dettore: I use one half the yard and one half the building with Barkman. We are in the
east building. The middle one will be torn down. The building on the west is
Hayball.
. Scurto: At what point will you have some suggestions to make to the Hayball people
relative to the storing of their equipment.
Mr. Dettore: They are in the process of cleaning it up. Sixty percent is currently
cleaned up.
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Mr. Vyhnalek: Once you complete the purchase of this property Hayball will be your
responsibility.
1[004r. Dettore: Yes.
sir. Andrew: What do we do about a bus that will roll down the embankment at any time?
We would like to see everything moved behind the building. That would not
be a. hardship as only 20 feet of moving would be involved. It is unsightly
from Farmington Road. It is a disgrace to everyone and the City of Livonia
with all that junk piled there.
Mr. Dettore: It will be cleaned up.
Mr. Andrew: Greatly appreciate your taking that up with Hayball.
Mr. Zimmer: If this is left as M-1, Hayball is legal.
Mr. Nagy: Hayball is grandfathered in. Mr. Dettore could file for a waiver use
application which would only include the land area legally described in
his petition. That would not necessarily include Hayball property.
Mr. Zimmer: I do consider the site a disgrace. It is a rotten mess. I would like to
make them clean it. up.
Mrs. Scurto: I suggest tabling resolution and give Mr. Dettore a chance to use any
sense of persuasion he has with the Hayball organization.
Mr. Morrow: He had indicated 60% is cleaned up.
Mr. Andrew: Would one week to 10 days depending on weather be enough time.
. Dettore: Yes.
Mrs. Scurto: Should we give them specific direction to cleaning up or is it self
explanatory?
Mr. Andrew: They can move the bus and junk 20 feet to the east, behind the front
building line.
There was no one else present wishing to be heard regarding this petition.
On a motion duly made by Mr. Morrow, seconded by Mr. Vyhnalek, and unanimously adopted,
it was
#4-67-83 RESOLVED that, pursuant to a Public Hearing having been held on April 12, 1983
on Petition 83-3-1-9 by Albert Dettore & Associates, Inc. , requesting to rezone
property located on the east side of Farmington Road, south of the C & 0 Railway
in the Southwest 1/4 of Section 27, from M-1 to M-2, the City Planning Commission
does hereby table this petition to May 3, 1983.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
s. Scurto. announced the next item on the agenda is Petition 83-3-2-8 by Wendy's Inter-
national, Inc. , requesting waiver use approval to construct a restaurant on the
west side of Middlebelt between Seven Mile and Clarita in the Northeast 1/4
of Section 11.
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Mr. Nagy: We have a letter dated March 21 from Engineering. We have a letter from
Division of Fire signed by A. Sawyer. We have a letter from Division of
Police signed by Lieutentant Widmaier.
William Hines, 23100 Providence Dr., Southfield, :
We have a revised site plan.
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Mr. Andrew: Has planning had an opportunity to go over it?
Mr. Nagy: Other than the in car service we find no deficiencies.
Mrs. Naidow: I have not seen too many buildings with overhead wires going across the
building.
Mr. Ball: I believe there is a power line easement located 80 feet back of the
Middlebelt right of way.
Mr. Hines: We are assuming this will be controlled by easement.
Mr. Andrew: Is the sewer problem resolved.
Mr. Hines: Yes.
Mr. Andrew: If the drive through facility were denied would this be a viable project
without it.
Mr. Hines: No, sir.
ILMrs. Sobolewski: There is an upgraded landscaping at the north line. Is staff happy?
Mr. Nagy: That area has been improved on the drawing.
Mrs. Sobolewski: Underground irrigation of any type.
Mr. Hines: We have sprinklers.
Mr. Zimmer: How do you select a site? Do you look .for other competition to locate near?
Mr. Hines: We select a site that is close to traffic generators, which is the Mall.
People going to and from a Mall is what we like. The competition can go
for or against you. A lot of restaurants in a row all appear to be doing
very well. We have to determine whether there is enough traffic-so as to
split the business. We feel. there will be sufficient business here.
Mr. Zimmer: After looking at the situation I revert back to some of our initial concerns
about restaurants. I don't feel there is a demonstrated need in this area.
I see erosion of Plymouth Road with the continual placement of restaurants
and that can be a problem here. I am opposed to this.
Mr. Hines: We have opened 49 Wendy's since 1975 in three counties. Not one has closed.
The site has everything we want. We would not invest 3/4 million dollars
if we thought we would not do so well.
IL:
. Zimmer: In my opinion it is to the detriment of others.
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Mrs. Sobolewski: I h .a no objection to Wendy's. I would rather see it right here.
A drive through window I have no problem with and do not view this
ILas a great nuisance to the area. I don't think we will start a chain
reaction. We will handle those when they come.
is. Scurto: If all of your patrons come from a two to three mile radius and there is
no other restaurant of this nature why do you need the drive through
if none of the others have one?
Mr. Hines: 80% of our business comes from a two mile radius. We have tried it
without a drive-through. It is a convenience window such- as a bank.
We live a fast pace. People do not have a lot of time. It is also
a service to handicapped, women with small children, people who come from
employment centers.
Mrs. Scurto: I have the past three weeks been through several in other areas, Plymouth,
along Ann Arobr Trail and Ten Mile-Grand River area. I find no garbage
or loitering there. In fact, most people using these drive-throughs are
middle-aged people. It is cleaner at these restaurants. We have one in town
already and I don't think we will open a Pandora's box. There have not
been applications since the opening of that one.
Mr. Andrew: Will you have lights to illuminate parking area?
Mr. Hines: No.
Mr. Andrew: In my opinion we are opening a Pandora's box. I think the restaurant area on
li: the outside may be cleaner if there is a drive-through only because the
trash is thrown on the street or at the parking lots of the employment centers.
irs. Naidow: You can go inside, pick up your order, and do the same with your trash.
There was no one else wishing to be heard regarding this petition.
Mr. Andrew, chairman, declared the public hearing on this item closed.
On a motion duly made by Mrs. Sobolewski, seconded by Mrs. Scurto, it was
RESOLVED that, pursuant to a Public Hearing having been held on April 12, 1983
on Petition 83-3-2-8 by Wendy's International, Inc., requesting waiver use
approval to construct a restaurant on the west side of Middlebelt between ,Seven
Mile Road and Clarita in the Northeast 1/4 of Section 11, the City Planning Com-
mission does hereby recommend to the City Council that petition 83-3-2-8 be approved
subject to the following conditions:
(1) that the Site Plan dated 4/11/82, as revised, prepared by Henry W. Andres,
P.L.S. , which is hereby approved shall be adhered to;
(2) that a revised Landscape Plan shall be submitted to the Planning Commission
within thirty (30) days from the date of this resolution for its approval;
(3) that the floor plan and building elevation plan dated 3/8/83, prepared
by Wendy's Hamburgers, which are hereby approved shall be adhered to; and
(4) that the Wendy's Pylon Sign, Model No. WP-68 and Wendy's Wall Sign No. W1-30
as shown on construction specifications prepared by Wendy's Hamburgers
which are hereby approved shall be adhered to;
for the following reasons:
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(1) The subj,"::t site has the capacity to support the proposed use.
(2) The proposed use will be in harmony with and compatible to the surrounding
uses in the area.
(3) The proposal complies with all of the special and general waiver use standards
and requirements set forth in Section 11.03 and 19.06 of Zoning Ordinance
#543.
A roll call vote on the foregoing resoultion resulted in the following:
AYES: Scurto, Naidow, Sobolewski, Vyhnalek
NAYS: Kluver, Morrow, Zimmer, Andrew
ABSENT: Falk
Mr. Andrew, Chairman, declared the motion fails.
On a motion duly made by Mrs. Scurto, seconded by Mrs. Sobolewski, and adopted it was
#4-68-83 RESOLVED that, pursuant to a Public Hearing having been held on April 12, 1983
on Petition 83-3-2-8 by Wendy's International, Inc., requesting waiver use
approval to construct a restaurant on the west side of Middlebelt between
Seven Mile and Clarita in the Northeast 1/4 of Section 11, the City Planning
Commission does hereby recommend to the City Council that Petition 83-3-2-8
be approved subject to deletion of the outside drive-up service window and
remote order station and the following conditions:
(1) that the Site Plan dated 4/11/82, as revised so as to reflect deletion of the
outside service window and remote order station, prepared by Henry W.
Andres, PLS, which is hereby approved shall be adhered to;
(2) that a revised Landscape Plan shall be submitted to the Planning Commission
within thirty (30) days from the date of this resolution for its approval;
(3) that the Floor Plan and Building Elevation Plan dated 3/8/83, as revised
to reflect deletion of the outside service window facility, prepared by Henry
W. Andres, P.L.S., which are hereby approved shall be adhered to; and
(4) that the Wendy's Pylon Sign, Model No. WP-68 and Wendy's Wall Sign No.
WI-30 as shown on construction specifications prepared by Wendy's Hamburgers
which are hereby approved shall be adhered to;
for the following reasons:
(1) The subject site has the capacity to support the proposed use.
(2) The proposed use will be in harmony with and compatible to the surrounding
uses in the area.
(3) The proposal complies with all of the special and general waiver use standards
and requirements set forth in Section 11.03 and 19.06 of Zoning Ordinance
#543.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
IL with Section 19.05 of Zoning Ordinance #543, as amended.
roll call vote on the foregoing resolution resulted in the following:
AYES: Kluver, Scurto, Naidow, Sobolewski, Vyhnalek
NAYS: Zimmer, Morrow, Andrew
ABSENT: Falk
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Mr. Andrew, Chairman, dQclared the motion is carried and the foregoing resolution adopted.
-Mrs. Scurto announced the next item on the agenda is Petition 83-3-2-9 by Giulio Ledda
requesting waiver use approval to utilize an expanded building area proposed
to be added to an existing restaurant located on the south side of Plymouth
' Road, east of Eckles in the Southwest 1/4 of Section 30.
Mr. Nagy: We have a letter from Engineering. We have no reports from Fire or Police.
Giulio Ledda, 33221 California, Livonia:
I will expand the kitchen area. The rest I will leave unfinished for about
a year. It will either be a lounge and/or banquet facility.
Mr. Andrew: Everything on the plan is new plant material.
Mr. Ledda: Yes.
Mr. Andrew: What about the opening in existing wall?
Mr. Shane: It will be closed up.
Mr. Vyhnalek: The floor will be dirt inside. You will have no storage in there.
Me. Ledda: No.
Mrs. Scurto: What about eliminating a row of parking along Plymouth Road?
Mr. Shane: They would be deficient in parking as shown on the plan.
There was no one else present wishing to be heard regarding this petition.
. Andrew, Chairman, declared the public hearing on this item closed.
On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Sobolewski, and adopted, it was
#4-69-83 RESOLVED that, pursuant to a Public Hearing having been held on April 12, 1983
on Petition 83-3-2-9 by Giulio Ledda requesting waiver use approval to utilize
an expanded building area proposed to be added to an existing restaurant located
on the south side of Plymouth Road, east of Eckles in the Southwest 1/4 of Section
30, the City Planning Commission does hereby recommend to the City Council that
Petition 83-3-2-9 be approved subject to the following conditions:
(1) that the Site Plan A-1, as revised, prepared by Pallos Architects, which
is hereby approved shall be adhered to;
(2) that the Landscaping shown on the approved Site Plan which is hereby
approved shall be adhered to and shall be installed prior to the issuance
of a Certificate of Occupancy for the kitchen portion of the proposed building
addition and shall thereafter be permanently maintained in a healthy condition.
(3) that the floor plan, sheet A-2, as revised, prepared by Pallos Architects, whic
is hereby approved shall be adhered to; and
IL (4) that the Building Elevation Plan A-3, prepared by Pallos Architects, which is
hereby approved shall be adhered to.
FURTHER RESOLVED that, notice of the above hearing was given in accordance with
Section 19.05 of Zoning Ordinance #543.
A roll call vote on the foregoing resolution resulted in the following:
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AYES: fkl.•L-row, Naidow, Sobolewski, Vyhnalek, Zimmer, Andrew
NAYS: Kluver, Scurto
ILABSENT: Falk
ir. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
n a motion duly made by Mr. Zimmer, seconded by Mr. Morrow, and unanimously adopted, it was
#4-70-83 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of
Michigan, 1931, as amended, the City Planning Commission having held a public
hearing on April 12, 1983 for the purpose of amending Part VII of the Master
Plan of the City of Livonia, the Future Land Use Plan, LI20488 PA 67, the same
is hereby amended by changing the designation of property located on the northeast
corner of Schoolcraft and Middlebelt Roads in Section 24, from Office to General
Commercial and from High Density Residential to Office, the City Planning Commission
does hereby recommend to the City Council that Petition 83-3-7-1 be approved
for the following reasons:
(1) The proposed amendment will reflect the approved uses of the subject land
area.
(2) The proposed amendment is consistent with the Planning Commission's policy
of periodically updating the Future Land Use Plan to reflect changing
conditions and newly approved land use projects.
FURTHER RESOLVED that, notice of the above hearing was given in accordance with
Section 19.05 of Zoning Ordinance #543, as amended.
ittr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
)n a motion duly made by Mr. Kluver, seconded by Mr. Morrow, and unanimously adopted,
t was
#4-71-83 RESOLVED that, the City Planning Commission, pursuant to Section 23.01(b)
of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended,
does hereby establish and order that a public hearing be held to determine
whether or not to rezone property located on the west side of Middlebelt Road
between Greenland and Puritan Avenue in Section 14, from RUF to P.S.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
Mrs. Scurto announced the next item on the agendais Petition 83-4-8-7 by Chuck Muer
requesting approval of all plans required by Section 30.02 of Zoning Ordinance
#543, as amended by Ordinance #1011, submitted in connection with a proposal
to construct a restaurant on the south side of Schoolcraft between Merriman and
Farmington Roads in Section 27.
Jeff Cole, 1548 Porter, Detroit, MI:
We plan to construct a 7,400 sq. ft. restaurant with bar ro seat 230 people.
We will serve pasta and chicken. Bar will clse one hour after dining room.
We have 189 parking spaces and 152 are required.
Mr. Andrew:tirNormal hours?
. Cole: Weekdays 11 a.m. until 10 or 11 p.m. and weekends 4 p.m. until 10 or 11 p.m.
Sunday dinner only. We may stay open later on Friday and Saturday if business
is there.
Mr. Morrow: What do you mean by pasta?
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Mr. role: It is a .' at spaghetti, called linguini with a choice of 8 sauces.
The machine will make the fresh noodles thus while you are waiting.
lr. Andrew: What about retention pond?
Ir. Shane: Engineering is still analyzing it. They may have to remove 19 parking spaces.
Mr. Cole: Actually we need 200 parking spaces. That could create problems for us.
Mrs. Scurto: Is this operation similar to Chi Chi's a singles type establishihent?
Mr. Cole: No.
Mr. Nagy: For safety reasons, Engineering Division has specified the percent
grades allowable on the slopes.
Mr. Morrow What date do you have in mind.
Mr. Cole: March, 1984.
On a motion duly made by Mr. Zimmer, seconded by Mrs. Scurto and unanimously adopted,
it was
#4-72-83 RESOLVED that, pursuant to Section 30.02 of Ordinance #543, the Zoning Ordinance
of the City of Livonia, as amended by Ordinance #1011, the City Planning Com-
mission does hereby recommend to the City Council that Petition 83-4-8-7 by
Chuck Muer requesting approval of all plans required by Section 30.02 submitted
in connection with a proposal to construct a restaurant on the south side of
Schoolcraft between Merriman and Farmington Roads in Section 27, be approved
subject to the following conditions:
(1) that Site Plan, Sheet S-1, dated 4/6/83, as revised, prepared by Roger
Sherman Associates, Inc. , which is hereby approved shall be adhered to;
(2) that the Floor Plan, Sheet D-1, dated 4/1/83, prepared by Roger Sherman
Associates, Inc., which is hereby approved shall be adhered to;
(3) that the Building Elevation Plans, Sheet D-2 and D-3, dated 4/1/83,
prepared by Roger Sherman Associates, Inc. , which are hereby approved
shall be adhered to;
(4) that a landscape plan shall be submitted to the Planning Commission for
their approval within thirty (30) days of the date of this resolution; and
(5) that any signs to be erected on the site or on the building shall be
submitted to the Planning Commission for approval prior to the issuance
of a Zoning Compliance Permit therefor.
and further, that this resolution supersedes the Planning Commission's
previous approval of Petition 82-10-8-25 (Roaring 20s Restaurant) under
Resolution #10-196-82, adopted on October 26, 1982.
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Mr. Andrew, chairman, ....__tared the motion is carried and the foregoing resolution adopted.
ILin a motion duly made, seconded and unanimously adopted, the 453rd Regular Meeting
nd Public Hearings held by the City Planning Commission on April 12, 1983 were adjourned
it 10:35 p.m.
CITY PLANNING COMMISSION
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Li - dad
Judith Scurto, Acting Secretary
ATTEST: V.Vdie.e.",
Daniel R. Andrew, Chairman
s