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HomeMy WebLinkAboutPLANNING MINUTES 1986-06-03 9655 MINUTES OF THE 517th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF L LIVONIA On Tuesday, June 3, 1986, the City Planning Commission of the City of Livonia held its 517th Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. R. Lee Morrow, Chairman, called the meeting to order at 7:00 p.m. with approximately 50 interested persons in the audience. Members present: R. Lee Morrow Donald Vyhnalek Jeanne Hildebrandt C. Russ Smith Herman Kluver Sue Sobolewski Donna J. Naidow Michael Soranno Members absent: Michael Duggan Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director, and Ralph H. Bakewell, Planner IV were also present. Mr. Morrow informed the audience that if a petition on tonight's agenda involves a rezoning request or a subdivision, this Commission only makes a recommendation to the City Council who, in turn will hold its own public hearing and decide the question. If a petition involves a waiver of use request and the request is denied, ILthe petitioner has ten days in which to appeal the decision to the City Council; otherwise the petition is terminated. Mrs. Naidow, Secretary, announced the first item on the agenda is Petition 86-2-1-8 by the City Planning Commission to rezone property located on the north side of Seven Mile Road, east of Fitzgerald Avenue in the Southwest 1/4 of Section 5 from RUFC to P.L. Mr. Shane: There is a letter in the file from the Engineering Division stating that development of the site would require an offsite storm sewer westerly to an existing open ditch approximately 300 feet west of the site. Mr. Morrow: This is a petition that the City Planning Commission brought forward on its own motion to change the zoning from RUFC to Public Lands with the greater concept of that to use the property for a future fire station to service that area of the city. Is there anyone in the audience wishing to speak for or against this petition? Sivere Denent, 36720 W. Seven Mile: You plan on building a fire station I assume in red area? Am I correct? Mr. Morrow: Yes. This is the future plan. Mr. Denent: Wasn't there property that was supposed to be purchased a year ago which was the Peterson property that was supposed to be used for a fire station? 9656 • ILMr. Morrow: If there was, I am not familiar with it. Perhaps the Planning Staff can help us out here. Mr. Shane are you aware of the Peterson property? Mr. Shane: I am not sure what the Peterson property is but I know there was a site on Newburgh Road north of Seven Mile Road that was on the Master Plan for a fire station site which has now been removed. Mr. Morrow: Where is the Peterson property? Mr. Denent: Right next to park. Mr. Morrow: Bicentennial Park? Mr. Denent: Yes Mr. Morrow: I am not aware of any such transaction. Mr. Shane: This particular portion is adjacent to the new golf course area. Mr. Denent: What size fire station is the City going to build there? Mr. Morrow: Right now it has not been decided. All we are doing tonight is deciding whether this parcel should be public land with the 1[0 greater fact that it will be developed as a fire station but as far as the size and what it will look like, we are not aware of that yet. Mr. Denent: That is what we are interested in. We really don't want a fire station sitting next to us. Mr. Morrow: Mr. Shane do you know if they have developed any site plans? Mr. Shane: No they have not yet although they are looking to hire an architect to do a feasibility study. Mr. Morrow: Sir if you would like to read into the record some of the concerns you have about having a fire station next to you. Is it the use next to you, the landscaping or what. Mr. Denent: It is the use next to us. We really don't want it there. We don't want to put up with the noise. Mary Sorak, 36697 Seven Mile: My husband has heart trouble and we have a two story house and every time that this alarm will go off the ambulances and fire engines will go out. This is a hazard to his health. There is another family that lives two doors next to me and he has heart trouble. The shock of this noise to these people is very dangerous especially when they are sleeping and the other thing is the traffic. It is hard to get on and off Seven Mile and the speed limit is 55, sometimes people go 75. I understand the county will not lower the speed limit. Plus we don't want to look at it. We know it has to be larger than the one on Farmington. 9657 • 11 Mr. Morrow: I am not privy to exactly the size. Mrs. Sorak: Why are they changing it? We do not understand this. Mr. Morrow: I think it is the changing of the needs. They want to get a fire station in each quarter of the City. Mrs. Sorak: I assume this is going to go in so this is why we do not have a petition. Like other things in the area, we do not have a choice. Mr. Morrow: I will not say you do not have a choice. Right now we are looking at this purely as zoning. We are not looking at the site tonight. We will make a recommendation to the City Council and they will make the final decision. Mrs. Sorak: I feel that this is where it is going to be since it has already been published in the paper. Mr. Morrow: It is public land and ultimately they could put a fire station in there. Ours will be recommendations. Alice Kolak, 36700 Seven Mile Road: I also feel that it would be a disadvantage to our family. My husband had quadruple by-pass surgery at Christmas time. I have the golf course to contend with and now the fire station. It just seems like the home owners in this one section are really in for it. You're just permitting all of these changes to go through but I am still zoned as one family residential. Mr. Morrow: Thank you very much. Richard Halseth, 36470 Dardenella: If this is rezoned to Public Land will there be another hearing before the fire station is considered? Mr. Morrow: There will be another hearing by City Council. You will be notified about that meeting. Mr. Halseth: If this land is not rezoned at this time, what happens to it? I would like to make a recommendation that the Planning Commission delay taking any action on the rezoning on the basis that before we take this action we should have a good study of exatly where a fire station should be located and if in fact it should be located at its present location on Farmington Road. I think we have to consider the economic feasibility, if movement is designed to protect the new buildings going up on 275 then perhaps there will be a more suitable location along Newburgh Road. I think this would protect us as property owners in this area until such time as they have done a good study as to where this station should be located. to Mr. Shane: I should point out the zoning ordinance would permit a fire station to be constructed on that site regardless of whether it is rezoned or not. The reason for the rezoning is to notify everyone that it is public land. It does not require rezoning 9658 1!: Mr. Morrow: The City owns the property. Any city or publicly owned land should be zoned so that you can see if the city or school board or whoever owns it that some public entity owns it. As Mr. Shane pointed out I suppose they could start building that fire station tomorrow. Our responsibility is to rezone the property for people looking at a map. Mr. Halseth: Could we encourage someone to cut the grass? Mr. Vyhnalek: Hasn't there been some study about this site. Mr. Shane: The City did do a study on the feasibility of locating the fire station at a different location and as a matter of fact they are also considering along with this the closing of at least one other fire station and relocating those facilities to this location because they found it was a better location to service this area of the City. Mr. Morrow: Do any of the Commissioners have any questions or comments? Mr. Soranno: I would like to mention about the noise. I would hope our Fire Department uses some discretion about using their sirens when they are still in the building. I don't know if that lessens your concerns any. 1[0 Warren Waters, 9627 Brookfield: I am a retired Batillion Chief from the City of Detroit and when it comes to using sirens I would advise them to use them all the time. People do not pay attention to you. Susan Mc Carley, 36473 Seven Mile: I am directly across the street and the traffic on Seven Mile is tremendous and very fast. I am wondering if the proposed fire station goes in will it be mandatory to put in a stop light at Levan and Seven? Mr. Morrow: I am not sure it will be mandatory. There would be a light that would stop you if the trucks came out. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-2-1-8 closed. On a motion duly made by Mr. Smith and seconded by Mr. Kluver and unanimously adopted, it was #6-139-86 RESOLVED that, pursuant to a Public Hearing having been held on June 3, 1986 on Petition 86-2-1-8 by the City Planning Commission to rezone property located on the north side of Seven Mile Road, east of Fitzgerald Avenue in the Southwest 1/4 of Section 5 from RUFC to P.L. , the City Planning Commission does hereby recommend to the City Council that Petition 86-2-1-8 be approved for the following reasons: (1) The proposed zoning will be compatible to and in harmony with the surrounding zoning in the area. 9659 (2) The proposed zoning change to the Public Lands zoning classification will reflect the public ownership and intended public use of the property. 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. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-5-1-20 by the City Planning Commission to rezone property located on the west side of Newburgh Road, south of Six Mile Road in the Northeast 1/4 of Section 18 from P. L. to P.S. Mr. Shane: There is a letter in the file from the Engineering Division stating that there are no engineering problems connected with this proposal. Mr. Morrow: This is a motion by the City Planning Commission to rezone this property from Public Land to P.S. Anyone wishing to speak for or against this petition. Roberta Smith, 37596 Bloomfield: I have no problem with it being rezoned but there are a couple of things I would like to have done. Currently on the north side there is a brick wall and if this goes I would seriously like to have that extended and that same wall come down on the other side. My property is right in the corner and I would like to have the same wall. Mr. Morrow: If this should prevail the ordinance requires that a wall be built. That wall would have to be compatible with the wall that adjoins it. Mrs. Smith: That is good. I didn't need to come. Also if they could, I would like to have it built first before we go through all the construction. Mr. Morrow: The ordinance does not address that. Mrs. Smith: Well, that is my wish. Mr. Morrow: If there is nothing from a construction standpoint they would probably do it. Mrs. Smith: Could we please have the garbage picked up. Mr. Morrow: I will share this with the staff and ask them to communicate it to the appropriate department. Mr. Lehman, 37151 Long: If you rezone this to P.S. do you have a buyer? Mr. Morrow: Again, I am not privy to that information. I think it will make the land more attractive because the City now feels it is surplus land and they have given up any future use for it. 9660 t Mr. Lehman: If you do have a buyer for that property who would I find out from what they are planning on building? I am curious if you rezone this to P.S. what might be built on that piece of property. Mr. Morrow: H, as far as site plans is there any kind of notice they give out? Mr. Shane: No. Mr. Lehman: I am just curious that if the City of Livonia has immediate plans for selling this property what they are planning on putting in there. Mr. Morrow: I would speculate it would go rapidly if the zoning goes through. It would be some sort of doctors, lawyers, dentist, etc. It would be a low profile type of building. Mr. Lehman: To your knowledge they do not have a buyer for that property? Mr. Morrow: That is true. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-5-1-20 closed. On a motion duly made by Mrs. Soranno, seconded by Mrs. Hildebrandt and unanimously adopted it was 446-140-86 RESOLVED that, pursuant to a Public Hearing having been held on June 3, 1986 on Petition 86-5-1-20 by the City Planning Commission to rezone property located on the west side of Newburgh Road, south of Six Mile Road in the Northeast 1/4 of Section 18 from P.L. to P.S. , the City Planning Commission does hereby recommend to the City Council that Petition 86-5-1-20 be approved for the following reasons: (1) The proposed zoning will act as a buffer to the adjacent residences in the area from a major thoroughfare. (2) The proposed zoning will be compatible to and in harmony with the surrounding zoning in the area. (3) The proposed zoning represents only a minor expansion of the established P.S. zoning district. 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. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-4-2-19 by D. A. Payne requesting waiver use approval to operate a restaurant within an existing building located on the southeast corner of Plymouth and Middlebelt Roads in the Northwest 1/4 of Section 36. Mr. Shane: A letter in the file from the Engineering Division indicates that there are no problems connected with this proposal. We also have in our file a number of letters in support of this petitioner from various locations. Generally they all attest to the fact that this 9661 man is a fine businessman. Mr. Morrow: What communities? Mr. Shane: We have letters from Harris Machus, President of Haris 0. Machus Enterprises, Inc. of Birmingham, Michigan; Gilbert Henderson, Assistant Principal of North Farmington High School; Betty Paine, Executive Director of Farmington Community Center; Lois Haack, Executive Director, Greater Rochester Chamber of Commerce; Paul Barber of Farmington Public Schools. They are in support of this particular restaurant in their particular communities. Charles Tangora, representing petitioner Don Payne: Don is owner and operator of three Family Buggy Restaurants. I think anyone who has raised families has at one time or other taken their families over there and they know what type of facility that Don has. He is one of the finest operators and owners of restaurants. His locations are presently Rochester, Farmington Hills and the City of Detroit. They have a great reputation down through the years. Unfortunately times have changed and he has to close down the restaurant in Detroit and he seeks to put the third restaurant in Livonia. He serves no beer, wine or liquor. It is a family restaurant and no late hours because of the liquor. There was an issue about parking. We worked on that all week and we have laid out and diagramed and brought to the staff at the Planning Department a plan that now satisfies the ordinance. IL/ I think this is all a tribute to Don Payne. Every location, as you heard, has written letters about him. The communities that he is in he is involved in those communities. He is involved with high school groups etc. Many students that work for him stay on after high school and college. I think he will be a credit to Livonia. Don would like to say a few words. Don Payne, petitioner, 30325 West Twelve Mile, Farmington Hills: I just would like to say I think it would be good for the community - that would go both ways - and I think I can offer a lot for this community and I think the community will get a lot from this. In terms of my going in there, we plan on spending $300,000 to $400,000 on the exterior and interior. We draw a nice crowd. We are open from 11:00 to 9:00. We have short hours. I think what we are offering is a new face on an old part of the city. When I went into Detroit that whole area was one of the prime areas to live in but the area has started to go and if somebody wants to buy in that area they do not buy if the stores look run down. The neighborhoods go down if we let the businesses look bad. This is an offer to put a new face on an old corner. Thank you. Mr. Kluver: How many employees would you anticipate in this facility. Mr. Payne: About 60 people. We use almost entirely part time help. We will only let our students work a few hours a week if their grades are not good. Mr. Vyhnalek: You are going to bring in 60 jobs. Mr. Smith: I got some letters in the mail from Ward Presbyterian Church, Michigan Restaurant Association, North Farmington Hills School, North Rosedale Park Civic Association of Detroit. All speak to the character of Mr. Payne and Family Buggy Restaurants. 9662 td Sylvia Banks, 31715 Scone, Livonia: I lived in this area that Mr. Payne just moved out of for 15 years and my children worked at the Buggy. My daughter started at 16 and worked through college. It is an asset to the community and I cannot understand why you would not want this. I am tired of looking at fast food places. You can only use so many and a restaurant like this in the community I feel would be an asset. It was a wonderful experience for my children to work there. They only hired high quality kids. Mr. Payne worked with the community. We had many occasions to cross paths in our many meetings together. I want to go on the record to say it will be an asset. Jennie Blair, 9344 Texas: I have lived in Livonia six years and we moved here from an area where the Family Buggy is now located. It was like Mrs. Banks said. Our children had an opportunity to be helped by Mr. Payne and I agree that we need a fine businessman like Mr. Payne in our community. It is not only an excellent family restaurant but it does so much for the people and the young people. Carol Moore, 33924 Sleepy Hollow: I would like to repeat what these people said. I lived in the area of his restaurant for 16 years and he added to the beautification of the area. The young people that work for the Buggy come in and do this for Mr. Payne. We have lived in Livonia for 1 1/2 years and we were so glad when we heard he was coming to Livonia. 4 Susan Winkler, 34259 Bretton: I am the manager of Park Appliance which is just south of where Don Payne wants to go in. We would like to see his restaurant come in and it would add to our business. It would be an asset to have Don out there making the building look nice and have his flowers on the median. I also happen to be the owner of the property. I would like to see Don Payne in there because I think he would make an excellent tenant. When I considered the other offers that my real estate company gave to me, I thought Don Payne was the best choice. Mr. and Mrs. L. L. Lane, 29780 Richland: We would just like to support the petition. Mr. Soranno: I would like to clarify the parking situation. I understand he is now in compliance because the facilitiy that is there now does not use it all for retail. Mr. Shane: Yes. One of the major users, Park Appliance, uses only a little area. We determined that with his plan to restrike the parking lot providing an additional 12 parking spaces that the site will then accomodate this restaurant. Mr. Smith: I would like to make a personal comment. Many thinks to all the people who came out in support of the petition. Many times we sit here weeks on end and nobody ever comes out to support just to throw rocks. 9663 t Mr. Soranno: I would like to say that I was astounded by all the good things I heard tonight. I never saw an individual that got so much praise and recommendations. I am concerned about the site. I would love to have you as a business member in the City of Livonia. I am concerned about the proliferation of restaurants along Plymouth Road. On that basis I am going to vote no. I wish you could have found another location. Mr. Morrow then passed the gavel to Mr. Smith so he could speak Mr. Morrow: I would like to say I am going to vote no also. I don't want to be construed as an ogre. You would be a welcome addition to the City of Livonia. My concern is with the site and I am also concerned with the traffic. I feel Plymouth Road is well served with fast food but when I vote against this Mr. Payne, I am not voting against you or your restaurant. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-4-2-19 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Kluver, it was #6-141-86 RESOLVED that, pursuant to a Public Hearing having been held on June 3, 1986 on Petition 86-4-2-19 by D. A. Payne requesting waiver use approval IL to operate a restaurant within an existing building located on the southeast corner of Plymouth and Middlebelt Roads in the Northwest 1/4 of Section 36, the City Planning Commission does hereby recommend to the City Council that Petition 86-4-2-19 be approved subject to the following conditions: (1) That the Floor Plan and Building Elevation Plan, as revised, dated 4-17-86 which is hereby approved shall be adhered to. (2) That the existing parking lot shall be re-striped to provide for a total of 134 parking spaces; for the following reasons: (1) That all waiver use standards and requirements set forth in Section 11.03 of the Zoning Ordinance are being complied with. (2) That the subject site has the capacity to accomodate 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 the Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Hildebrandt, Vyhnalek, Sobolewski, Naidow, Smith NAYS: Soranno, Morrow ABSENT: Duggan 9664 e: Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-4-2-20 by 33 Flavor Stores of Michigan, Inc. , requesting waiver use approval to operate an ice cream & sandwich shop within an existing building located on the north side of Six Mile Road, east of Newburgh in Section 8. Mr. Shane: A letter in the file from the Engineering Division indicates that there are no problems connected with this proposal. Mr. Don Wright, Director of Franchise Sales, Petitioner's Representative: We would like to operate Bressler's 33 Flavors and Neba Submarine Shop. These are two separate franchises and would be operated by the same franchisee. The two operations have separate distinct decors. Bressler's operation is a 55 year old ice cream company. Bressler's operations consist of 40 flavors of hand-dipped ice cream to banana splits, etc. Neba Submarines operations is 35 years old and its operation consist of submarines and deli-type sandwiches. There are no fryers or no grills so there are no cooking odors and a much safer operation. We are asking your permission to do that. Mr. Morrow: What's the seating capacity? Mr. Wright: Seating capacity is 60 seats - loose tables and chairs. d Mr. Morrow: For the benefit of the audience, the ice cream is a permitted use. Mr. Shane: Yes. Mr. Morrow: Is waiver based on only sandwiches or future restaurant? Mr. Shane: You will grant on a full restaurant use. Mr. Morrow: I am thinking about A & W. Mr. Shane: City Council did not go along with restricting it to hot dogs. Mr. Morrow: You are saying he could have full-fledged restaurant. Mr. Shane: If this petitioner should leave and someone else comes in they would have a full-fledged waiver for a restaurant. Mr. Morrow: What we are voting on is whether we would allow a restaurant. Mr. Kluver: Is the developer in the audience? When you came in with project you elegantly proposed it to the Commission. I am upset about the way it was finally developed. Mr. Soranno: Are you going to use paper forks and plates? Mr. Wright: Yes. We will also use paper wrappings on trays. You cannot eat one of our sandwiches walking along. We do expect quite a lot of take home sales. They are pretty sloppy so people will take them home or to work to eat. 9665 ti Mr. Soranno: Is it the type where customer will take trash to container? Mr. Wright: No the employees will clean up but the customer has to come to the counter to order but employees will clean up afterwards. Mrs. Sobolewski: Is this doubling up the two franchises is that a new practice or do you do that at other locations? Mr. Wright: We do this in Indianapolis and it is doing well. People have a need to come into a place and eat rapidly and we think that will be a real benefit in the proposed area as well. Mrs. Sobolewski: Is this the first time you have attempted this in this area. Mr. Wright: Yes. Mrs. Sobolewski: It has been rumored that Bresslers has had some problems. Mr. Wright: We are aware that Bresslers has had some problems. The ones we are having problems with will be closed or remodeled. Mrs. Hildebrandt: On the franchisees. Doesn't Bresslers visit those franchisees and try to correct the problems? IL Mr. Wright: Yes. For a while the State of Michigan made it difficult for us to enforce franchises. Now that atmosphere has changed. We have given our people more training and we will be making more visits to these stores. Mrs. Hildebrandt: Bresslers have been a tremendous disappointment. Mr. Vyhnalek: I would like to ask the developer, Catherine Wayman, what percentage of that strip center is leased? Catherine Wayman, Developer: 72% now. Mr. Vyhnalek: What type of stores? Ms. Waymen: Florist, Omni International. I am sure you are aware of the problems with Omni. We are talking to Dimitri's Restaurant. Mr. Soranno: Back to sloppy sandwiches. Are you going to have this place carpeted or a floor to be mopped. Mr. Wright: It will be a floor. Carpeting is a problem with ice cream. Mr. Soranno: How often do you expect them to clean up? Mr. Wright: When it needs it and in addition the restaurant will be cleaned every night upon closing. Mr. Smith: I think you are taking the brunt of things happening two years ago 9666 but it seems like Laurel Commons is going to be a place to go for food. It is going to be a center of strictly food. I am not going to deny this gentleman a chance to sell ice cream. We want to express our feelings to Ms. Wayman and should this happen again, it will be difficult for you to make statements. Dolores Miller, 37181 Bennett: I just wish Mr. Payne was rich enough to buy shopping center. As you know, there are 45 trees in front of shopping center. One of my concerns is driveway goes all the way around that shopping center and with sandwiches I am wondering if it will attract more young people with their fast cars. I am worried about parking. The only time I really go there is afternoon but there seems to be quite a few cars there already and not many businesses are operating there. I am wondering how many cars would be parked there and if it would push the cars back towards my property. Why did the other ice cream store that was going to be there change its mind? Mr. Morrow: That was a sign for Bresslers. Mrs. Miller: We have Sanders across the street. I think I would prefer if you just have ice cream. I also have more concerns about the parking. All that landscaping in front and nothing in back. The light goes all over the people's houses. IL Mr. Morrow: We will make a note of that. They have a landscape plan that was approved. Mrs. Miller: None of the homeowners were informed. Mr. Morrow: Normally site plans do not require that the homeowners know. I want to mention about the lights. We will check the lights on the site plan because they are not supposed to be intruding on the neighborhood. There was no one else wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-4-2-20 closed. On a motion duly made by Mr. Smith and seconded by Mrs. Sobolewski, it was #6-142-86 RESOLVED that, pursuant to a Public Hearing having been held on June 3, 1986 on Petition 86-4-2-20 by 33 Flavors Stores of Michigan, Inc. , requesting waiver use approval to operate an ice cream & sandwich shop within an existing building located on the north side of Six Mile Road, east of Newburgh in Section 8, the City Planning Commission does hereby recommend to the City Council that Petition 86-4-2-20 be approved subject to adherence to the previously approved site plan for the subject shopping center for the following reasons: 110, (1) The proposed use is in compliance with all waiver use standards and requirements set forth in Section 11.03 of the Zoning Ordinance #543. (2) The subject site has the capacity to accomodate the proposed use. 9667 (3) The proposed use is compatible to and in harmony with the surrounding IL 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Soranno, Vyhnalek, Sobolewski, Naidow, Smith, Morrow NAYS: Kluver, Hildebrandt ABSENT: Duggan Mr. Kluver: I am voting no not against restaurant but against waiver use. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is the Preliminary Plat approval for Livonia Tech Center Subdivision proposed to be located north of Plymouth Road, west of Middlebelt Road in the southeast 1/4 of Section 4. Mr. Shane: We have a letter in our file from the Department of Public Safety, Division of Fire, stating the site plan does not contain sufficient information to establish water supply for fire protection. It IL further raises questions on Fire Department vehicle access and mobility in providing fire protection for this project. We also have a letter in our file from the Department of Public Safety, Division of Police stating they have no objections to this plan. We have a letter in our file from the Engineering and Building Department stating they have no objections to this proposal. Finally, we have a letter from Wayne County Office of Public Services stating approval by that office was not necessary. Mr. Morrow: Would you repeat what the Fire Marshall said. Mr. Shane: He said the project does not contain sufficient information to establish water supply for fire protection. It further raises questions on Fire Department vehicle access and mobility in providing fire protection for this project. Jerry Jarrett, President of Jarrett-Mills-Schron and Associates, Inc. , Petitioner: Any questions on fire protection, this has been added to our overall design. We are extending the western property line where it will eventually be looped by a similar development. We are on alternate water main but we might use engineering and would well comply with and meet all requirements but right now we are extending the line so it can be eventually looped back into Plymouth Road which is a very standard practice. Mr. Morrow: What you are saying Mr. Jarrett is that you feel the technical requirements of the Fire Department will be worked out? 1: Mr. Jarrett: More than sure. Every individual lot goes through site plan approval. You have to have availability of public water. All other utilities are taken care of in the site. 9668 Mr. Kluver: Does the staff feel the position of the petitioner regarding the fire protection adequate. I:0 Mr. Shane: Yes. The preliminary plat provides the detailed information where fire hydrants are to be located. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Livonia Tech Center Subdivision closed. On a motion made by Mr. Smith and seconded by Mr. Kluver and unanimously adopted, it was 416-143-86 RESOLVED that, pursuant to a Public Hearing having been held on June 3, 1986 on the Preliminary Plat for Livonia Tech Center Subdivision proposed to be located north of Plymouth Road, west of Middlebelt Road in the Southeast 1/4 of Section 26, the City Planning Commission does hereby recommend to the City Council that Preliminary Plat for Livonia Tech Center Subdivision be approved for the following reasons: (1) The proposed subdivision is in compliance with all applicable City regulations and ordinances. (2) The proposed subdivision represents a good solution to development of the subject land. (3) The proposed subdivision will provide for a variety of opportunities for prospective industrial users to locate in the area. (4) No reporting City Department has objected to the proposed preliminary plat. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Morrow announced the conclusion of the public hearing portion of the agenda and that the Commission would now proceed with the Regular Meeting portion. On a motion made by Mr. Soranno and seconded by Mrs. Hildebrandt, it was #6-144-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 86-3-2-12 by Ronald Barrie requesting waiver use approval to construct a noise control and equipment installation addition to an existing car wash located on the south side of Plymouth Road between Middlebelt and Harrison in the Northwest 1/4 of Section 36 be denied for the following reasons: (1) The petitioner has failed to affirmatively show that the proposed use is in compliance with all of the general waiver use standards and requirements set forth in Section 19.06 of the Zoning Ordinance #543. (2) The subject site lacks the capacity to accomodate the proposed use. (3) The proposed use fails to comply with Section 19.06(j) of the Zoning Ordinance #543 which requires that at least 15% of the subject site be landscaped exclusive of Public Right-of-way. 9669 (4) The proposed use would be detrimental to the adjacent residential uses in the area because it would amount to an overbuilding of the subject site. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Hildebrandt, Soranno, Sobolewski, Naidow, Smith, Morrow NAYS: Vyhnalek ABSENT: Duggan Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt, it was #6-145-86 RESOLVED that the City Planning Commission does hereby recommend to the City Council that Preliminary Plat for Gill Woods Subdivision proposed to be located on the west side of Gill Road, north of Seven Mile Road in the Southwest 1/4 of Section 4 be approved for the following reasons: (1) The proposed Preliminary Plat complies with all applicable regulations and ordinances governing the subdivision of land in the City of Livonia. (2) No reporting City Department has objected to the approval of the Preliminary Plat. (3) The proposed Preliminary Plat provides for the development of a problem parcel of land as well as adjacent property to the west. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Hildebrandt, Soranno, Vyhnalek, Sobolewski, Naidow, Morrow NAYS: None ABSTAIN: Smith ABSENT: Duggan Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow and seconded by Mrs. Hildebrandt, it was #6-146-86 RESOLVED that, the minutes of the 516th Regular Meeting held by the City Planning Commission on May 13, 1986 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Hildebrandt, Soranno, Vyhnalek, Sobolewski, Naidow, Morrow NAYS: None ABSTAIN: Kluver, Smith ABSENT: Duggan 9670 Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. 1[0 On a motion duly made by Mrs. Hildebrandt and seconded by Mr. Vyhnalek, it was 116-147-86 RESOLVED that, the minutes of the 358th Special Meeting held by the City Planning Commission on May 20, 1986 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Hildebrandt, Soranno, Vyhnalek, Sobolewski, Naidow, Smith, Morrow NAYS: None ABSTAIN: Kluver ABSENT: Duggan Mr. Morow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Kluver and unanimously adopted, it was #6-148-86 RESOLVED that, the City Planning Commission pursuant to the provisions of Act 285 of the Public Acts of Michigan, 1931, as amended, does hereby establish and order that a public hearing be held to determine whether or not to amend Part I of the Master Plan of the City of Livonia, the Master Thoroughfare Plan, so as to relocate Glendale Avenue located west of Merriman Road and north of the C&O Railway in the Northeast 1/4 of Section 27. FURTHER RESOLVED that notice of time and place of said hearing shall be published in a newspaper of general circulation in the City of Livonia and a notice by registered United States mail shall be sent to each public utility or railroad company owning or operating any public utility or railroad within the City of Livonia in accordance with the provisions of Act 285 of the Public Acts of Michigan of 1931, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Vyhnalek and unanimously adopted, it was #6-149-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Revised Site Plan submitted in connection with Petition 79-5-8-13 by Manufacturers Bank of Livonia requesting approval of all plans required by Section 18.47 of Ordinance #543 in connection with a proposal to build a one-story building on the north side of Six Mile Road between North Laurel Park Drive and the I-275 Freeway in Section 7 be approved subject to the following conditions: (1) That Site Plan 2567-00 Sheet SK-1, dated 5/14/86 prepared by Louis G. Redstone Associates, Inc. is hereby approved and shall be adhered to; (2) That Building Elevation Plan 2567-00 Sheet Sk-3, dated 5/14/86 prepared by Louis G. Redstone Associates, Inc. is hereby approved and shall be adhered to. 9671 t (3) That the landscaped areas disturbed by construction shall be rehabilitated to the same quality that previously existed on the site. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Vyhnalek and unanimously adopted, it was #6-150-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 86-4-8-25 by Schostak Brothers & Co. , Inc. requesting approval of all plans required by Section 18.47 of Ordinance #543 in connection with a proposal to construct a mixed use development on the north side of Six Mile Road between Newburgh Road and the I-275 Freeway in Section 7, be approved subject to the following conditions: (1) That the Site Plan dated 6-2-86, as revised, prepared by James P. Ryan, Associates which is hereby approved shall be adhered to. (2) That the Landscape Plan dated 6-6-86, as revised, prepared by David Krause & Associates, Landscape Architects, is hereby approved and shall include the addition of an underground sprinkler system and the landscaping shall be installed prior to the issuance of a certificate of occupancy and thereafter permanently maintained in a healthy condition. (3) That the Building Elevation Plan for the Jacobson's Store marked job # 86-01 dated 5-29-86 prepared by James P. Ryan & Associates which is hereby approved shall be adhered to. (4) That the Building Elevation Plans for the balance of the project marked job #85-472 dated 4-18-86 prepared by James P. Ryan & Associates, Architects which is hereby approved shall be adhered to. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously adopted, it was #6-151-86 RESOLVED that, the City Planning Commission does hereby approve Petition 86-5-8-27 by Hart & Leidal, Inc. , requesting approval of all plans required by Section 18.47 of Ordinance #543 in connection with a proposal to construct a one-story office building on the north side of Schoolcraft between Merriman and Hubbard Roads in Section 22 subject to the following conditions: (1) That Site Plan 86-201, Sheet 1 dated 5/29/86 prepared by Mandell, Bilovus and Associates, Inc. is hereby approved and shall be adhered to; (2) That Building Elevation Plan 86-201, Sheet 4 dated 4/23/86 prepared by Mandel, Bilovus and Associates, Inc. is hereby approved and shall be adhered to; . 9672 (3) That the landscaping as shown on the approved Site Plan shall be installed on site prior to building occupancy and thereafter maintained in a healthy condition. (4) That the screen wall shall be constructed using a brick face matching the brick used on the building Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Sobolewski, seconded by Mr. Smith and unanimously adopted, it was #6-152-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Sign Permit Application by Stuart Anderson's American Grill for approval for a ground sign at 17050 S. Laurel Park Drive, be approved subject to the following condition: (1) That the Ground Sign Drawing for Stuart Anderson's Restaurant, prepared by Sign Associates, Inc. , which is hereby approved shall be adhered to. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. ILOn a motion duly made by Mr. Kluver, seconded by Mrs. Hildebrandt and unanimously adopted, it was #6-153-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 86-5-8-28 by Victor International requesting approval of all plans required by Section 18.57 of Ordinance #543 in connection with a proposal to construct a hotel and office building on the east side of I-275 between Seven and Eight Mile Roads in Section 6 be approved subject to a variance being granted by the Zoning Board of Appeals allowing the use of 9' wide parking spaces and the following additional conditions: (1) That the Site Plan, phase one, dated 5-16-86, as revised, prepared by Kenneth Newman, Robert Greager & Associates, Architects which is hereby approved shall be adhered to. (2) That the Landscape Plans dated 5-20-86 and 6-3-86 respectively prepared by John Grissim & Associates, Landscape Architects which shall include the installation of an underground sprinkler system are hereby approved and shall be installed prior to the issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition. (3) That the Building Elevation plans, consisting of a total of seven (7) sheets dated 5-13-86 respectively, prepared by Kenneth Newman, Robert Greager & Associates, Architects which are hereby approved shall be 1: adhered to. (4) That the parking deck structure building elevations sheet dated 6-3-86 prepared by Kenneth Newman, Robert Greager & Associates, Architects which is hereby approved shall be adhered to. 9673 I: (5) That work in the Seven Mile Road right-of-way be completed as per Wayne County specifications prior to the issuance of a certificate of occupancy. (6) That the approval shall not include the approval of signage either on the building or free standing. Mr. Smith: I will approve project but I want it to show I have reservations about a three-story high atrium up on top of an eight-story hotel with the intention of puting a sign up there and I am really strongly against that and I want it in the record. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 517th Regular Meeting and Public Hearings held by the City Planning Commission on June 3, 1986, was adjourned at 10:10 p.m. CITY ING COMMISSION I ge )/-61-414-1-tr— Donna J. Naidow, Secretary i 1[40 ATTEST 0 . % i. R. Lee Morro , Chairman jg .