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HomeMy WebLinkAboutPLANNING MINUTES 1986-08-19 9730 MINUTES OF THE 520th REGULAR MEETING I AND PUBLIC HEARINGS HELD BY THE CITY CITY PLANNING COMMISSION OF THE CITY LIVONIA On Tuesday, August 19, 1986, the City Planning Commission of the City of Livonia held its 522nd Regular Meeting and Public Hearings in the Livonia City Halll, 33000 Civic Center Drive, Livonia, Michigan. Mr. C. Russ Smith, Chairman, called the meeting to order at 7:00 p.m. Members present: C. Russ Smith Jeanne Hildebrandt Donald Vyhnalek Donna J. Naidow Sue Sobolewski Michael Soranno R. Lee Morrow Members absent: Herman Kluver Michael Duggan Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director; and Ralph H. Bakewell, Planner IV, were also present. Mr. Smith 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 110 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, the petitioner has ten days in which to appeal the decision to the City Council; otherwise the petition is terminated. The Commission holds the only public hearing on a preliminary plat. Planning Commission resolutions do not become effective until seven days after tonight. Mrs. Naidow, Secretary, announced the first item on the agenda is Petition 86-5-1-19 by Mayflower Development, Inc., to rezone property located on the east side of Gill Road, north of Seven Mile Road in the Southeast 1/4 of Section 4 from RUFA to R-2. Mr. Nagy: There is a letter in the file from the Engineering Division stating that there are no engineering problems connected with this proposal. The petitioner, nor his representative, was present. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 86-5-1-19 closed. The Commission determined to delay action on this petition until later in the meet- ing to provide an opportunity to the petitioner to be present to explain his rezoning request. 1100 Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-7-1-28 by Raymond Hurley to rezone property located on the west side of Gill Road, south of Norfolk Avenue in the Northwest 1/4 of Section 4, from RUFB to R-3. • 9731 110 Mr. Nagy: There is a letter in the file from the Engineering Division stating they have no objection to this petition. There was no one present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 86-6-1-24 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Morrow and unanimously adopted, it was #8-217-86 RESOLVED that, pursuant to a Public Hearing having been held on August 19, 1986 on Petition 86-7-1-28 by Raymond Hurley to rezone property located on the west side of Gill Road, north of Norfolk Avenue in the North- west 1/4 of Section 4 from RUFB to R-3, the City Planning Commission does hereby recommend to the City Council that Petition 86-7-1-18 be approved for the following reasons: (1) The proposed zoning district is the same as that which includes the proposed Summer Creek Subdivision adjacent on the west and south. (2) The proposed zoning is compatible to and in harmony with the surrounding zoning in the area. (3) The proposed zoning will provide for the development of the a subject property compatible to existing and proposed uses in the area. 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. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-6-1-29 by Charles Tangora for Fenton-Parz Group, Inc. , to rezone property property located on the north side of Plymouth Road, west of Middle- belt Road in the Southeast 1/4 of Section 26 from M-1 to C-1. Mr. Nagy: A letter in the file from the Engineering Division indicates that they have no objection. They also state that Plymouth Road has not been dedicated to its fullest extent in accordance with the Master Thoroughfare Plan. An additional twenty-seven feet is needed. Charles Tangora, 33900 Five Mile Road, representing the petitioner: The petitioner agrees to the Engineering letter and to dedicate the additional right-of-way. The intentions of the petitioner are for the front part to be developed as a specialty type shopping center to coincide with a study made by the Planning Department. The IL entire Builders Square property was the subject of that study. Our petition, I think, carries out the study. We have re-activated the petition to rezone the property. The Planning Commission and Council wanted tomake sure the industrial 9732 property was also developed, and a commitment has been obtained from the developer to develop the industrial property. The developer intends to pick up Technical Drive and develop the industrial simultaneously with the commercial. Mr. Morrow: One of the things that put me in favor of the development to the east is the fact that it would be developed in conjunction with Builders Square. Do you have a time frame for the development? Mr. Tangora: I don't know that they have a time frame because they haven't finalized development plans but it is being studied now. Robert Fenton, petitioner: We would be agreeable to developing it simultaneously with the commercial. We would not wait. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 86-6-1-29 closed. On a motion duly made by Mr. Vyhnalek and seconded by Mrs. Naidow and unanimously adopted, it was #8-218-86 RESOLVED that, pursuant to a Public Hearing having been held on August 19, 1986 on Petition 86-6-1-29 by Charles Tangora for Fenton-Parz Group, Inc. , to rezone property located on the north side of Plymouth Road, west of Middlebelt Road in the Southeast 1/4 of Section 26 from M-1 to C-1, the City Planning Commission does hereby recommend to the City Council that Petition 86-6-1-29 be approved for the following reasons: 140 (1) The proposed change of zoning will provide for more restrictive type uses than are possible within a C-2 district which is the prevailing commercial zoning district in the area. (2) The location and shape of the subject property is not condusive to development of industrial type uses which are permitted by the current M-1 district which exists on the property. (3) The proposed zoning district is compatible to and in harmony with the surrounding zoning in the area. (4) The proposed zoning proposal will not prevent the development of the northerly portion of the subject property for industrial purposes. 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. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-7-1-30 by D. Josephson & J. Akey to rezone property located on the east side of Middlebelt Road, south of Pickford Avenue in the North- west 1/4 of Section 12 from RUF to P.S. 9733 Mr.Nagy: The Engineering Division states in a letter to the Commission that the natural open water course presently traversing the site may be required to be relocated and/or enclosed (54" dia- meter pipe) in connection with any development of the site. An appropriate public easement must be established for the con- struction. David Josephson, petitioner: We want to construct an office type structure, for maybe doctors. There are two boarded up homes on the property; one is still occupied. Mr. Vyhnalek: Is this just for spec? Mr. Josephson: No. We dont have anything under lease now but they are low- profile offices. Mr. Vyhnalek: How much property is there? Mr. Josephson: About 2-3/4 acres. Mr. Vyhnalek: Are you thinking about one or two buildings? Mr. Josephson: Probably two buildings, maybe three where you have one doctor in each building. Mr. Vyhnalek: Have you thought about building homes in there? Mr. Josephson: No, I haven't. Juanita Walker, 18321 Grimm: What are your intentions regarding the creek which currently causes flooding problems. The apartments behind use resulted in multiple flooding. Also, the traffic on Middlebelt. It is a problem now. Mr. Smith: This is a rezoning question and when they come in for site plan approval, what they intend to do regarding these points will be discussed. Ms. Walker: I believe the traffic problems there will take away from the area which is all single family. Also, across the street there are single family homes. Mr. Vyhnalek: If this rezoning is approved, you would have to have a wall in back of your property. Would you object to that? Ms. Walker: It would be better than a chain link fence like behind the apartments. There is a beautiful wooded area back there. If they could leave the wooded area, that would separate it from the residential area. 1100 There was no one else present wishing to be heard regarding this item and Mr. Smith, 4 Chairman, declared the public hearing on Petition 86-7-1-30 closed. 9734 On a motion duly made by Mrs. Hildebrandt and seconded by Mrs. Sobolowski, it was #8-219-86 RESOLVED that, pursuant to a Public Hearing having been held on August 19, 1[0 1986 on Petition 86-7-1-30 by D. Josephson & J. Akey to rezone property located on the east side of Middlebelt Road, south of Pickford in the Northwest 1/4 of Section 12 from RUT' to P.S. , the City Planning Commission does hereby recommend to the City Council that Petition 86-7-1-30 be approved for the following reasons: (1) The proposed zoning district would provide for a buffer or transition between Middlebelt Road and existing residential uses in the area. (2) The proposed change of zoning would provide for the removal of two substandard dwellings currently existing on the subject property. (3) The proposed zoning district will provide for uses that are compatible to and in harmony with the existing uses in the area. 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 lifA roll call vote on the foregoing resolution resulted in the following: AYES: Hildebrandt, Sobolewski, Soranno, Naidow, Vyhnalek NAYS: Morrow, Smith ABSENT: Kluver Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-7-1-31 by the City Planning Commission to rezone property on the south side of Glendale, east of Farmington Road in the North 1/2 of Section 27 from P.L. to M-2. Mr. Nagy: There is a letter in the file from the Engineering Division stating they have no objections to this proposal. There was no one present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 86-7-1-31 closed. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Morrow and unanimously adopted, it was #8-220-86 RESOLVED that, pursuant to a Public Hearing having been held on August 19, 1986 on Petition 86-7-1-31 by the City Planning Commission to rezone property located on the south side of Glendale, east of Farmington Road in the North 1/2 of Section 27 from P.L. to M-2, the City Planning 111:0 Commission does hereby recommend to City Council that Petition 86-7-1-31 be approved for the following reasons: 9735 (1) The proposed zoning change will provide for the use of the IL property for its intended purpose as an industrial use. (2) The proposed zoning change will be compatible to and in harmony with the surrounding zoning in the area. (3) The proposed zoning change will facilitate the removal of an industrial use from a predominantly residential area and relocate it into the more appropriate industrial area. 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. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-7-1-32 by the City Planning Commission to rezone property located on the north side of the C&O Railway between Merriman and Hubbard Roads in the Northeast 1/4 of Section 27 from P.L. to M-2. Mr. Nagy: There is a letter in the file from the Engineering Division stating they have no objections to this proposal. There was no one present wishing to be heard regarding this item and Mr. Smith, i Chairman, declared the public hearing on Petition 86-7-1-32 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Soranno and unanimously 110 adopted, it was #8-221-86 RESOLVED that, pursuant to a Public Hearing having been held on August 19, 1986 on Petition 86-7-1-32 by the City Planning Commission to rezone property located on the north side of the C&O Railway between Merriman and Hubbard Roads in the Northeast 1/4 of Section 27 from P.L. to M-2, the City Planning does hereby recommend to the City Council that Petition 86-7-1-32 be approved for the following reasons: (1) The proposed change in zoning will reflect the current ownership and use of the subject property. (2) The proposed change in zoning is compatible to and in harmony with the surrounding zoning in the area. 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. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Ilw Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-6-2-26 by William E. Montgomery requesting waiver use approval to operate a restaurant on the south side of Plymouth Road, east of Levan in the Northeast 1/4 of Section 32. 9736 IL Mr. Nagy: A letter in the file from the Engineering Division indicates they have no objection to this petition from an engineering standpoint. William Montgomery, 8404 North Wayne Road, Westland: I represent the owners of the business applying for this waiver use. We are requesting the waiver use for use in the newly developed Danial Plaza. We believe we are in compliance with every regulation of your Zoning Ordinance. It will be a Coney Island situation; a family type restaurant, and basically a sit-down type. The petitioner has had an existing restaurant for fifteen years and has a res- taurant in Garden City. A market survey analysis has indicated a need for a restaurant in this area. The use is similar to other uses found in shopping centers in Livonia. There are additional eating establishments up and down Plymouth Road but they are not similar type operations and this will provide a service to those shopping in the shopping center. We request you to allow us this waiver use to establish our business here. Mrs. Naidow: Are you closing out in Garden City? Mr. Montgomery: No, we are not closing but the owner has been very successful in that area and wishes to bring the business to Livonia. Mrs. Sobolewski: How many seats will there be. Mr. Montgomery:ILO A little over a hundred. Our parking is sufficient. Mrs. Sobolewski: I have a concern with Plymouth and the restaurants located there. Mr. Soranno: I have no problem with your meeting the Ordinance requirements but my problem is the nature of the restaurant. Mr. Montgomery: Your Ordinance specifies the requirements for a waiver use for a restaurant. Donna Deman, 11053 Levan: I am here for my mother who has lived here for years. I was born here. There will be garbage behind this building. The party store on the corner already creates a traffic problem. It is very difficult now to get out because of the party store. I would like something done on Levan so people can get out to Plymouth Road safely. Because of the increased party store traffic, people come down on Van because they don't realize it doesn't go anywhere. We really require a protective measure to get out of our subdivision. Mr. Smith: I assume you are against allowing a restaurant here. Ms. Deman: I think it will lower property values and I hope the intersec- tion gets taken care of. 10: Resident of Canton: I have known this owner for a long time and his restaurant is clean and there is no garbage smell. He keeps it picked up. He 9737 1[00 puts more value in his business than he takes out. Property owner, 29317 Ford Road: I know these people really know how to run a restauant. This man is a very good tenant. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 86-6-2-25 closed. On a motion duly made by Mr. Soranno, seconded by Mrs. Sobolewski and unanimously adopted, it was #8-222-86 RESOLVED that, pursuant to a Public Hearing having been held on August 19, 1986 on Petition 86-6-2-25 by William E. Montgomery requesting waiver use approval to operate a restaurant within a shopping center located on the south side of Plymouth. east of Levan in the Northeast 1/4 of Section 32, the City Planning Commission does hereby recommend to the City Council that Petition 86-6-2-25 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 Zoning Ordinance #543. (2) The proposed use is contrary to the spirit and intent of the Zoning Ordinance which, among other things, is to promote and encourage a balanced and appropriate mix of uses and not over saturate an area with similar type uses as is being proposed. (3) The proposed use would be detrimental to and incompatible with the adjoining uses of 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. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-7-7-5 by the City Planning Commission to amend Part I of the Master Plan of the City of Livonia, the Master Thoroughfare Plan, by incorporating a north/south road east of the I-275 Freeway between Seven and Eight Mile Roads, and an east/west road west of Newburgh Road between Seven and Eight Mile Roads in Section 6. Mr. Nagy: A letter in the file from Engineering states they have no problem with the proposed amendment. Ray Stone, 37760 W. Seven Mile Road: I live at the corner of this intersection. This is a deviation from what the Council approved a few weeks ago. This will put Victor within 50' of my house. I don't understand why the Planning Commission didn't advise the Council of this when they approved the site plan. • 9738 116 ,0 Mr. Nagy: From a traffic standpoint, the alignment of the road directly opposite Blue Skies is the better location for the road. This was made know to the Council at the time of the hearing. At that time, a representative of the Wayne County Road Commission was asked to appear before the Council and he indicated that the superior location was opposite Blue Skies. The Planning Com- mission's position is to plan the location of the property. Mr. Stone: At the time the Planning Commission had reviewed the site plan, there was no comment that night. Mr. Stone: I have no objection to this but for some reason you went 560' north to take a portion of my property. I don't think this should be done until we see if Victor can put the road in. Mr. Nagy: Why not give him an opportunity to pursue putting it in the better location as stated by the Wayne County Road Commission. Mr. Stone: I really think this is a waste of time. Mr. Smith: This is going in accordance with the statement made by the Wayne County Road Commission that this is the best location for the road. Mr. Stone: My question is why wasn't it brought up at the time of the site plan. a Mr. Morrow: We are looking at the Master Throughfare Plan based on what we see of the development. We are looking at three roads rather than just one. Mr. Stone: I am objecting because I dont need another road by my house when Council approved it somewhere else. I would have dif- ficulty finding a buyer for my house since Victor International can put it anywhere he wants. Mr. Nagy: They need the full depth to make the intersection to swing it away from the buffer that was left at Northland Drive and St. Martins. The City will not take your land to implement that road without compensating you at fair market value. Mrs. Sobolewski: Your property is 560' deep and the road would come in 50' on your property? Mr. Stone: More than that. It is really a five-lane road and I think it would be closer to 100' . Mrs. Sobolewski: How close would your house be if they implemented the road the way they want it? Mr. Stone: 50 to 55 feet. 10: Vice President, Victor International, 27400 Northwestern, Southfield: We have signed an agreement from the State Highway Department for that 9739 1[0 property. There is no law that requires that property goes for public auction without the consent of the property owner. The reason we have to go back so far is that the engineers tell us that we need to go back to Seven Mile for staking. Again, we wanted the road originally on our property. There was concern by Livonia and Wayne County and they found it more confortable if the road was moved over. We have been regotiating but we have not reached any kind of agreement. Frank Forster, 37814 Northland: Why can't it be angled into Victor's property? Mr. Smith: It could enter on Blue Skies and then turn to the west? Mr. Forster: Right. Peter Adzema, 19753 Newburgh: I really sympathize with this gentleman. Where is this road going to be? Mr. Nagy: Mr. Adzema's north property line is the south property line of the road. Moving 80' it would be on City of Livonia property. Mr. Adzema: I am opposed. Mainly because of the traffic. Sue Daniel, 11322 Melrose: I am concerned about the impact this will have on Green- mead. Considering what they plan to do on Seven Mile and what they will do to Eight Mile and Newburgh. A portion of this property is on the national historic site. If Eight Mile Road is widened, it will be the road right in the front door of Greenmead and turning lanes on the north side will have an impact. Mr. Nagy: Widening Eight Mile to five lanes is already in the plans of the County. Carl Campbell, 38516 Jahn: I am speaking in opposition for record only. I know it will happen. I see a road a minimum of 86' . There is only a 60' easement. No one has said to me that they need another 20' of property to build the road. There is already a parking lot there which will be destroyed when the road goes in. I am opposed to your passing this tonight until somebody explains to us what they are doing. It was said to me that we might as well agree because if we don't the City will go to court. I am con- siderably concerned that the attitude seems to be that we are going to take 2-1/2 acres of your property without considering what our concerns are. Why don't they take property that is good for nothing. On the other side of that house there is a gulley -- not good for anything. Mr. Nagy: The Master Thoroughfare Plan sets certain classifications for roads -- freeway, local, collector -- and each has its own li; standards as to width. We are now trying to properly plan for those roads. The desirable width is 86' . If the cost of acquiring 86' is prohibitive, we may have to set other standards and get along with 60' . In the meantime, we are trying to say on the plan that 86' is desirable. 9740 IL Mr. Nagy: There is additional right-of-way needed to widen Eight Mile Road regardless of this development. Mr. Campbell: I am not trying to stop anything but I want you to know that we have a problem that we expect to get resolved. We have children at the Church and this will mean additional traffic in the area. We have no plans to relocate. Representative from Victor International: We have had meetings with Rev. Campbell and in our discussions we made it clear that we would cooperate with him and his parishioners regarding their property, the parking lot and landscaping, and I don't think there is a problem. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 86-7-7-5 closed. On a motion duly made by Mr. Morrow, seconded by Mrs. Hildebrandt and unanimously adopted, it was #8-223-86 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 August 19, 1986 for the purpose of amending Part I of the Master Plan of the City of Livonia, the Master Thoroughfare Plan, the same is hereby amended by incorporating a north/south road east of the I-275 Freeway between Seven and Eight Mile Roads, and an east/west road west of Newburgh Road between Seven and Eight Mile Roads in Section 6 for the following reasons: (1) The proposed amendment to the Master Thoroughfare Plan will be a positive step toward providing proper vehicular access to serve the existing and planned land uses in the area. (2) The proposed amendment is required in order to encourage the provision of the necessary major roadways to serve the planned projects in the area. AND, having given proper notice of such hearing as required by Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission does hereby adopt said amendment as part of the Master Thoroughfare Plan of the City of Livonia which is incorporated herein by reference, the same having been adopted by resolution of the City Planning Commission with all amendments thereto, and further, that this amendment shall be filed with the City Council, City Clerk and the City Planning Commission and a certified copy shall also be forwarded to the Register of Deeds for the County of Wayne for recording. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-7-7-6 by the City Planning Commission to amend Part VII of the Master Plan of the City of Livonia, the Future Land Use Plan, by changing the designa- 9741 tion of property located between Seven and Eight Mile Roads and between Newburgh Road and the I-275 Freeway from low and medium density resi- dential to general commercial and office. There was no one present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 86-7-7-6 closed. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Morrow and unanimously adopted, it was #8-224-86 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 August 19, 1986 for the purpose of amending Part IV of the Master Plan of the City of Livonia, the Future Land Use Flan, the same is hereby amended by changing the designation of property located between Seven and Eight Mile Roads and between Newburgh Road and the I-275 Freeway in Section 6 from low and medium density residential to general commercial and office for the following reasons: (1) The proposed amendment to the Future Land Use Plan will reflect and encourage the planned office/commercial development in the area. (2) The proposed amendment reflects the recent changes in zoning in the subject area. (3) The proposed amendment will provide guidance to the Planning Com- mission and others as to the general land use pattern planned for the subject area. AND, having given proper notice of such hearing as required by Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Com- mission does hereby adopt said amendment as part of the Future Land Use Plan of the City of Livonia which is incorporated herein by reference, the same having been adopted by resolution of the City Planning Commission with all amendments thereto, and further that this amendment shall be filed with the City Council, City Clerk and the City Planning Commission and a certified copy shall also be forwarded to the Register of Deeds for the County of Wayne for recording. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Smith announced that Petition 86-5-1-19 would be taken up at this time and asked if the petitioner was present. John Mahn, 13510 Farmington Road, was present and representing the petitioner. Mr. Smith: We have had the public hearing on this petition. Does the Commission have any questions? Mr. Morrow: I have no problems with the rezoning but the narrow parcels to the east -- have you tried to acquire that property, or how would it work with your property? 9742 IL Mr. Mahn: We have talked with that property owner. Mayflower has the northerly and southerly portion. Due to the fact of a road there, we haven't settled on a price yet. We are trying to work out something. Mr. Morrow: There is a chance that the two properties can work together? It seems you are in a better position to develop the land rather than the man in the middle. Mr. Mahn: We are attempting to develop all the land and we are trying to work out something with the help of Mr. Nagy's department. Angelo Constantine, 34234 Seven Mile Road (owner of property): I am in favor of this petition and would like to see it platted. I have had meetings with Mr. Mahn regarding development of the property. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 86-5-1-19 closed. On a motion duly made by Mr. Soranno, seconded by Mr. Morrow, and unanimously adopted, it was #8-225-86 RESOLVED that, pursuant to a Public Hearing having been held on August 19, 1986 on Petition 86-5-1-19 by Mayflower Development Company to rezone property located on the east side of Gill Road, north of Seven Mile ILO Road in the Southeast 1/4 of Section 4 from RUFA to R-2, the City Planning Commission does hereby recommend to the City Council that Petition 86-5-1-19 be approved for the following reasons: (1) The proposed zoning represents an extension of the same zoning district that includes the adjacent Windridge Village Subdivision to the east. (2) The proposed rezoning is compatible to and in harmony with the surrounding zoning in the area. (3) The proposed zoning will provide for uses that are compatible and comparable to those existing in the surrounding area. 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. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Smith: That concludes the public hearing portion of this meeting and we will now progress to the Regular Meeting. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Soranno, it was 16. #8-226-86 RESOLVED that, pursuant to a letter dated 7/21/86 from Ronald P. Voit the City Planning Commission does hereby recommend to the City Council that the Revised Site Plan for Petition 72-7-8-12 requesting approval of all plans required by Zoning Ordinance #543 in connection with the 9743 conversion of a tennis facility located on the east side of Newburgh Road, north of Six Mile Road in Section 8, be approved subject to adherence to the conditions imposed on this petitioner by Planning Commission Resolution #3-73-86 and Council Resolution #416-86 as modified by the deletion of the additional condition contained in Resolution #416-86 which stipulates that "there shall be no outside storage of trash and debris and that such facility shall provide for internal storage of trash and debris", and also as modified by the following substitution for Condition #1: (1) that the Revised Site Plan marked Sheet A-1, dated 8/14/86, prepared by Luckenbach/Ziegelman & Partners, Architects, which is hereby approved shall be adhered to. A roll call vote on the foregoing resolution resulted in the following: AYES: Vyhnalek, Soranno, Sobolewski, Naidow, Smith NAYS: Hildebrandt, Morrow ABSENT: Kluver Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Morrow and unanimously adopted, it was #8-227-86 RESOLVED that, pursuant to Section 23.01(b) of Zoning Ordinance #543, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to rezone property located at the west end of Bicentennial Park, north of Seven Mile Road from RUF to P.L. FURTHER that, notice of the above hearing shall be given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Soranno and unanimously adopted, it was #8-228-86 RESOLVED that, the City Planning Commission does hereby approve Petition 85-9-8-21 by Joseph A. Leone requesting approval of all plans required by Zoning Ordinance #543 in connection with a proposal to expand an existing commercial building on the north side of Plymouth Road between Stark and Wayne Roads in Section 28 subject to the follow- ing conditions: (1) that Site Plan 86-6-14 dated 6/30.86,prepared by Basney & Smith, Inc. , which is hereby approved shall be adhered to; (2) that Building Elevation Plan 86-135, prepared by Melonio & Ugorcak, Inc. , which is hereby approved shall be adhered to; • 9744 (3) that Landscape Plan 86-6-14, dated 6/30/86, prepared by Basney & Smith, Inc. , which is hereby approved shall be adhered to; and (4) that all landscaping shown on the approved Landscape Plan shall be installed on the site prior to building occupancy and there- after maintained in a healthy condition. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Morrow, seconded by Mr. Vyhnalek and unanimously adopted, it was #8-230-86 RESOLVED that, the City Planning Commission does hereby approve Petition 86-7-8-45 by John D. Dinan requesting approval of all plans required by Zoning Ordinance #543 in connection with a pro- posal to construct a shopping center on the south side of Ann Arbor Road between Ann Arbor Trail and Haggerty Road in Section 31 subject to the following conditions: (1) that the Site Plan for Arbor Commons Shopping Center prepared by Architectural Resource Associates, which is hereby approved shall be adhered to; (2) that the Building Elevations for Arbor Commons Shopping Center IL prepared by Architectural Resource Associates which is hereby approved shall be adhered to; (3) that the Landscape Plan for Arbor Commons Shopping Center pre- pared by Architectural Resource Associates, which is hereby approved shall be adhered to with the added condition that the total site, including adjacent rights-of-way, be serviced with an underground sprinkler system; (4) that the approved landscaping shall be installed on the site prior to building occupancy and thereafter permanently main- tained in a healthy condition. (5) that this approval is not valid until receipt by the Planning Commission of a written agreement between the petitioner and the adjacent property owner granting to the petitioner the use of an easement located on the adjacent property for ingress to and egress from the subject site. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Vyhnalek, Hildebreandt, Soranno, Sobolewski, Naidow NAYS: Smith ABSENT: Kluver ILMr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Soranno, seconded by Mr. Morrow and unanimously adopted, it was 9745 IL #8-229-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 86-8-8-47 by Lidia & Donato Veri requesting approval of all plans required by Zoning Ordinance #543 in connection with a proposal to construct a commercial building on the north side of Seven Mile Road between Farmington and Merriman Roads in Section 3 be approved subject to the following conditions: (1) that Site Plan 4417 dated 7/23/86, prepared by Thomas W. Kurmas & Associates, which is hereby approved shall be adhered to; (2) that Building Elevation Plan 4417, prepared by Thomas W. Kurmas & Associates, which is hereby approved shall be adhered to; (3) that Landscape Plan 4417, prepared by Thomas W. Kurmas & Assoc- iates, which is hereby approved shall be adhered to; and (4) that the approved landscaping shall be installed on the site prior to building occupancy and thereafter permanently maintained in a healthy condition. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Morrow, seconded by Mrs. Hildebrandt and unanimously 110 adopted, it was #8-229a-86 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 regarding the seven day period concern- ing effectiveness of Planning Commission resolutions in connection with Petition 86-8-8-47 by Lidia & Donato Veri requesting approval of all plans required by Zoning Ordinance #543 in connection with a proposal to construct a commercial building on the north side of Seven Mile Road between Farmington and Merriman Roads in Section 3. Mr. Smith, 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 #8-231-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 86-8-8-48 by William Roskelly requesting approval of all plans required by Zoning Ordinance #543 in connection with a proposal to construct a multi-family devlopment on the north side of Joy Road between Newburgh and Stonehouse in Section 31 be approved subject to the following conditions: (1) that Site Plan 86-5-65, prepared by Basney & Smith, Inc. , IL which is hereby approved shall be adhered to; (2) that Dwelling Unit and Clubhouse Building Elevations pre- pared by Richard E. Peacock, Architect, which are hereby approved shall be adhered to; 9746 (3) that Landscape Plan 86-5-65, prepared by Basney & Smith, Inc., which is hereby approved shall be adhered to; and (4) that the approved landscaping shall be installed on the site prior to building occupancy and thereafter maintained in a healthy condition. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Sobolewski, seconded by Mr. Soranno and unanimously adopted, it was #8-232-86 RESOLVED that, the City Planning Commission does hereby recomend to the City Council that Petition 86-8-8-49 by Ved Kapila requesting approval of all plans required by Zoning Ordinance #543 in connection with a proposal to construct a multi-family development on the north side of Clarita between Seven Mile Road and Curtis in Section 11 be approved subject to the following conditions: (1) that Site Plan #8603, Sheet P-1, prepared by Kapila Associates, which is hereby approved shall be adhered to; (2) that Building Elevation Plan #8603, Sheet A-4, prepared by 11, Kapila Associates, which is hereby approved shall be adhered to; (3) that Landscape Plan #8603, Sheet LS-1, prepared by Kapila Associates, which is hereby approved shall be adhered to; and (4) that the approved landscaping shall be installed on the site prior to building occupancy and thereafter permanently main- tained in a healthy condition. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Morrow and unanimously adopted, it was #8-233-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Concil that an extension for a period of six months be granted for Petition 85-2-8-2 by Jaafar K. Jaafar requesting approval of all plans required by Zoning Ordinance #543 in con- nection with a proposal to construct a storage addition to an existing party store located on the south side of Seven Mile Road between Farmington Road and Filmore in Section 9. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. 9747 L On a motion duly made, seconded and unanimously adopted, the 522nd Regular Meeting and Public Hearings held by the City Planning Commission on August 19, 1986 was adjourned at 9:30 p.m. Donna J. Naidow, Secretary ATTEST: C. 044/14-Shiit,A C. Russ Smith, Chairman ac 11110