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HomeMy WebLinkAboutPLANNING MINUTES 1985-01-15 9292 MINUTES OF THE 489th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, January 15, 1985, the City Planning Commission of the City of Livonia held its 489th 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 8:00 p.m. , with approx- imately 50 interested persons in the audience. Members present : R. Lee Morrow C. Russ smith Sue Sobolewski Joseph J. Falk Donna J. Naidow Michael Duggan Donald Vyhnalek Members absent: **Herman Kluver *Jeanne Hildebrandt Mr. 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, 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, the petitioner has ten days in which to appeal the decision to the City Council ; otherwise the petition is terminated. I Mrs. Sobolewski , Secretary, announced the first item on the agenda is Petition 84-8-1-27 (rehearing) by Emmanuel Danial requesting to rezone property located on the east side of Levan Road, south of Plymouth Road in the Northeast 1/4 of Section 32 from RUF and P to R-1 and C-2. Mr. Nagy: There is a letter in the file from the Engineering Division regarding this item stating that the off-site utilities servicing the existing store site currently outlet through the proposed R-1 zoning district and would require relocation in conjunction with the development of the single family subdivision area. Conrad Stauch, 20411 West Twelve Mile Road, Southfield: I am representing the petitioner. The plan has been drastically changed. Originally there was multiple zoning planned for the rear of the property. My client has now elected to put single family homes in the area, and we have discussed it with the neighborhood. I believe it would be characteristic with the existing neighborhood and not detrimental to anybody. We have received no opposition from the neighbors at this time and nobody has objected. Mr. Morrow: You heard the report from the Engineering Division. Does anything come as a surprise? Mr. Stauch: No, we will be relocating all necessary utilities. 'Mr. Morrow: Your client presently owns the property? 'Mr. Stauch: Yes. 9293 t' Mr. Vyhnalek: When did you meet with the homewoners? Mr. Stauch: Originally we met with many of the homeowners in the hallway, and a we obtained names of homeowners and sent them a small plan. This is a copy of that. William McIntyre, 35996 Leon: I have no objection but he didn' t meet with us in the hallway but he did send notices to the homes. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on_ Petition 84-8-1-27 closed. *Mrs. Hildebrandt entered the meeting at 8:10 p.m. On a motion duly made by Mr. Smith, seconded by Mr. Falk and unanimously adopted, it was #1-1-85 RESOLVED that, pursuant to a Public Hearing having been held on January 15, 1985 on Petition 84-8-1-27 (rehearing) by Emmanuel Dania] requesting to rezone property located on the east side of Levan Road, south of Plymouth Road in the Northeast 1/4 of Section 32 from RUF and P to R-1 and C-2, the City Planning Commission does hereby recommend to the City Council that Petition 84-8-1-27, as amended, be approved for the following reasons: (1) The proposed change of zoning represents a minor expansion of the C-2 district existing in the area. (2) The proposed change of zoning will eliminate a P, Parking, District, and provide expanded single family residential zoning as a buffer to existing residences. (3) The proposed changes of zoning will be 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 Secion 23.05 of Zoning Ordinance #543, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Sobolewski , Secretary, announced the next item on the agenda is Petition 84-12-6-5 by the City Planning Commission to amend Section 2.04, Definitions of Basic Types of Buildings and Uses; and Section 18.24, Residential Accessory Buildings, of Zoning Ordinance #543. **Mr. Kluver entered the meeting at 8:11 p.m. There was no one present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-12-6-5 closed. On a motion duly made by Mrs. Naidow and seconded by Mrs. Sobolewski , it was #1-2-85 RESOLVED that, pursuant to a Public Hearing having been held on January 15, a 1985 on Petition 84-12-6-5 by the City Planning Commission to amend Section 2.04, Definitions of Basic Types of Buildings and Uses; and 9294 Section 18.24, Residential Accessory Buildings, of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that Petition 84-12-6-5 be approved for the following reasons: (1) The proposed language will provide additional control over the number and size of residential accessory buildings . (2) The proposed language will provide for the protection of resi- dential areas from unsightly and excessive number of accessory buildings. FURTHER RESOLVED that notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES : Naidow, Vyhnalek, Falk, Duggan, Hildebrandt, Sobolewski , Morrow NAYS : Smith ABSTAIN: Kluver ABSENT: None Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Sobolewski , Secretary, announced the next item on the agenda is Petition 84-12-2-38 by Richard A. Samrah requesting waiver use approval for truck rental and storage within a facility proposed to be located on the north side of Plymouth Road between Merriman and Middlebelt Roads in Section 26. Mr. Nagy: There is a letter in the file from the Engineering Division stating they have no objection to this proposal . That is the extent of the correspondence. Richard Samrah, 1659 West Big Beaver Road, Troy, petitioner: This is a national franchise. The facility on Plymouth is one of five being developed in the metro- politan area. The truck rental is a conducive service to provide. It will not be a service like Ryder. It would merely be a pick up and drop off point and trucks will be stored for a minimum amount of time. They are usually the one-way type and are mostly utilized for moving of household goods. There will be no semis. We ask your concurrence in this use. Mr. Morrow: When you built your facility, was this something that you possibly had planned for then or something that just came up? Mr. Samrah: We planned since 1978 to do this. This is a service we would like to provide. Mr. Morrow: Are you currently doing this? Mr. Samrah: In all other locations, yes. ti Mr. Falk: • Are you nearby so that we can see one of your facilities? Do you have the same amount of area or are your others larger? 9295 Mr. Samrah: They vary in size. The entrance drive is typically the same. The one on Eight Mile Road is somewhat smaller. These trucks will not be stored outside the fenced area. They are store inside the fence and there will be a screen wall wrapped around the front so it is not visible from Plymouth Road. All our facilities have truck rental ; Eight Mile, Troy and in Ann Arbor. You could look at any one of those. Mr. Kluver: When you originally petitioned for your facility, at that point in time why didn't you include the truck rental? Why are you coming back in a a piece-meal way of putting the project together? Mr. Samrah: That was an oversight on our part. We have never had to go through a waiver for the truck rental . We provide other facilities and this is just another service we provide. Mr. Kluver: This operation could sustain itself without the truck rental? Mr. Samrah: The truck rental is approximately five to seven percent of the gross revenue. Mr. Kluver: How many trucks would you average if this is approved? Mr. Samrah : I have been unable to ascertain the exact number. It depends upon the area and the service build up. The Eight Mile facility is in a heavy industrial area and has a very substantial truck rental opera- 1[0 tion. The facility in Ann Arbor does a reasonable amount but doesn't '' excite anybody because it is off a main raod. Mr. Kluver: If a developer requested twelve trucks, what would he do in that case on a Saturday morning? Mr. Samrah: Seven or eight could be lined up for a Saturday or Sunday. Mr. Kluver: In order to compensate, there would have to be a number of trucks stored on the site so I come to the conclusion that there will be trucks parked on the site on a permanent basis. Mr. Samrah: Yes. Mr. Vyhnalek: Would there be a problem with people coming to use the storage facilities with the trucks there? Mr. Samrah: No, the trucks are parked behind the screen wall . There will be trucks on the site but we are primarily a storage facility and trucks not needed would be removed from the site. There is an area at the rear of the site that we would utilize for storage of trucks. We wouldn't try to store a large number of trucks. Mr. Vyhnalek: Will there be quite a bit of coming and going for that? Mr. Samrah: No, about twenty to twenty-five cars a day. Clarence Sloan, 24100 Southfield Road, Southfield: I am the President of the Terrace Theaters. I haven't seen a site plan showing just how the front area is related to the Terrace Theater. The theater brings in quite 9296 a few automobiles at one time. I don't know if a traffic problem would be created by the trucks because I haven't seen the plan. It seems that the whole area is a commercial area and to now have r a storage wharehouse and rental trucks doesn' t seem to fit. That will hit us badly from a visibility standpoint and type of vehicles. There could be danger to children coming to the movies. Without seeing a site plan, I think we are in big trouble. Mr. Nagy: We have a site plan showing the building and drive but it doesn't show the location of the trucks. The site plan was shown to Mr. Sloan and the petitioner explained the plan to him. Mr. Sloan: I am opposed to the storage of trucks or an increase in traffic or anything that makes it a trucking area because it makes a very serious problem for us. Mr. Samrah: I would only say that Mr. Sloan should look at the other facilities we have. Mr. Sloan: I would be happy to cooperate as a neighbor and work with Mr. Samrah if I could see a site plan. There was no one else wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-12-2-38 closed. lifeOn a motion duly made by Mrs. Hildebrandt, seconded by Mr. Smith and unanimously adopted, it was #1-3-85 RESOLVED that, pursuant to a Public Hearing having been held on January 15, 1985 on Petition 84-12-2-38 by Richard A. Samrah requesting waiver use approval for truck rental and storage within a facility proposed to be located on the north side of Plymouth Road between Merriman and Middle- belt Road in Section 26, the City Planning Commission does hereby recom- mend to the City Council that Petition 84-12-2-38 be denied for the follow- ing reasons : (1) The petitioner has failed to affirmatively demonstrate that the proposed use is in compliance with the general waiver use standards and requirements set forth in Section 19.05 of Zoning Ordinance #543. (2) The proposed use would be detrimental to and incompatible with the adjoining and surrounding uses of the area. (3) The proposed use will not promote the orderly development of the surrounding area in a manner consistent with the City's goals and policies for the Wonderland area. (4) The proposed use will be a deterrent to the continued development and prosperity of the industrial corridor and adjacent commercial services. I 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. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. 9297 Mrs. Sobolewski , Secretary, announced the next item on the agenda is the Prelim- inary Plat approval for Belden Industrial Subdivision proposed to be located north of Plymouth Road, west of Wayne Road, if extended, in the to Southwest 1/4 of Section 28. Mr. Nagy: We have received no adverse comments from any City departments. Harold Blumenstein, 29200 Southfield Road, Southfield: I am the developer of the pro- posed subdivision and would be happy to answer any questions . Mr. Morrow: How many sites do you have? Mr. Blumenstein: Approximately thirty two. We plan on developing small to medium sized sites. Mr. Vyhnalek: Who owns the property? Mr. Blumenstein: Currently it is in trust for Mrs. Kurtz. Mr. Kurtz passed away and she is in a convalescent home in Ohio. The property will be pur- chased subject to getting this approval to develop. Mr. Smith: Does it run all the way to the railroad track? Mr. Blumenstein: Yes, approximately 2,600 feet. Jean Wiersing, 11961 Boston Post Road: I am highly opposed to having factories in our 10 back door, and now they' ll be in our living room. We have lived in the subdivision for twenty three years. I don't think we need transients coming into the neighborhood, which will happen. I don't + believe thirty more industrial factories will help us, and I don't think the children in the neighborhood will benefit either. I dis- approve very highly. Mr. Morrow: This is in an industrial area. Mrs . Wiersing: Yes, but I just don' t think we need this here. Sometimes alarms go off at night and nobody even shuts them off. William Brandreth, 34380 Beacon (Lot 98) : Where are the access points? Mr. Blumenstein: The only roadway into the subdivision is on Plymouth Road. Mr. Brandreth: Are there plans to continue that north? Mr. Blumenstein: No. Edward Butler, 34935 Wadsworth: I object because of the traffic on Plymouth Road from the Ford plant. I don' t think the area can stand any more traffic. I am worried with Sun Chemical behind us and I am afraid of what kind of plants will go in there. I just don' t think we can handle this. 4 Resident, 34990 Wardworth: Will there be a buffer between us and the factories? Mr. Nagy: There will be a wall as called for by Ordinance of no less than five feet and no higher than seven feet between the industrial property and residential . 9298 Mr. Morrow: As a result of the development of this property bringing the indus- trial this close, there will be a wall and there will be a separation of twenty feet of property. The free standing wall of five to seven feet will be on the property line. Resident, 34990 Wadsworth: We have enough traffic problems on Stark and Plymouth Road. They even cut through the subdivision now and I imagine this will add to that traffic. Kids could go over the wall onto their property and we get lights from Ford's already. Mr. Morrow: Ford's was not required to construct a wall because it doesn't abut your property. You are talking about parking lot lights as opposed to car lights? Resident, 34990 Wadsworth: I think there had to be separation. Wasn't there going to be a road for the separation? Mr. Nagy: The separation is a function of the lot size. These are really not big lots for manufacturing facilities. We are talking labout small manufacturing facilities and the yard requirement is a result of the small lot size. These are of the smallest lot size I have seen for a long time in the City of Livonia, and trying to find a practical development for this long, narrow piece of property has taken a long time. There will not be heavy manufacturing here. Resident, 34991 Beacon: This could include heavy presses which are there now. Can you guarantee that this is not the type of industrial that will go in? On Industrial Road they have hundred pound presses. When you drive in the parking lot you can feel the vibration. Will those be the things you want us to live with? We had the EPA out and they called Ford's on that day and told them they were coming out so nothing happened. We still have children in the area and we don't need another pollution facility. Shelley McQuillen, 11845 Boston Post Road: We just bought a house two months ago and I don 't want any more factories around there. We don't need any more. Once this is passed we have no say as to what factories will go in there. Mr. Morrow: Were you aware that that was a manufacturing classification when you bought there? Mrs. McQuillen: No. Mr. Morrow: Someone could come in and put a very substantial plant there because they already have the zoning. Mrs. McQuillen: Can you guarantee our streets won 't be opened up? How can I know I won' t have chemicals of some kind that will harm me or my kids? Mr. Blumenstein: The M-2 currently existing allows uses under the Zoning Ordinance which are far more severe than would be in the small buildings we are proposing. Our typical use is a light warehouse. Currently, it could be used for a chemical plant under the current zoning. We feel we are upgrading the property because the use will be less intense than what you could put on the property as it exists . Your 9299 tCancomments indicate that you think this is residential property and we are asking for a conversion to industrial but the property has been heavy industrial for as far back as I can remember. Mrs. McQuillen: you tell us what will go in there? Mr. Blumenstein: No, I can't; only that it will conform to what the Ordinance will allow. Mrs. McQuillen: He said the government regulates what comes out of the smoke stacks but they called the Ford Motor Company before they monitored the vibrations on Mrs. Wiersing's property. That protects us? Mr. Morrow: That is a different agency and I don' t know how they operate. I have to believe the laws of the land prohibit toxic pollution of areas . We are aware of your concerns. Anything going in there would have to meetour Ordinance. Mr. Nagy: The property is already zoned M-2, heavy manufacturing. What is before the Planning Commission tonight is not whether or not the property should be used for heavy manufacturing but whether or not the property should be developed into an industrial park. In putting in the industrial park, Mr. Blumenstein is giving up developing the property in heavy industrial . He will not, now, be able to put in a heavy manufacturing facility, and he gives up his ability to put in those heavy presses. The setback standards are higher and the decible and vibration levels are lower because of the size of the lots. I believe this is in your best interest. Mrs. McQuillen: I understand that. A large factory could be put in there. I want to know what is going in there and how it will affect me. Mr. Nagy: He could put in tool and die shops, warehousing, wholesalers, dis- tributors, assemblers. Mr. Smith: We could, in our resolution, state that a seven foot masonry wall be constructed on this property. I believe that small industrial lots lead to very small industrial uses. On Stark Road you will see some small facilities such as this will be. Very clean industries like office supplies and I think they will act as a buffer for the noise. The small factories and the wall and the landscaping will absorb the noise. Tom Groves, 11701 Boston Post Road: What bothers me is the traffic flow. It is so bad that I can't make a left turn on Plymouth Road. I have to go to Levan to get into my subdivision. You will be putting in thirty two more buildings. How many employees? Have you been on Stark and Plymouth Road? The traffic is so backed up, I can' t get into my subdivision. Where do those people go? -- down Priscilla Lane to Boston Post and out to Stark on Beacon. Through a subdivision where there are a lot of young families. That is my main concern. We have to have some way to control the traffic flow, especially since they put in the II Burger King and now they want to put in Wendy's. Maybe there should be a better traffic light or something to handle the traffic because it really gets jammed up. 9300 Janet Brock, 12070 Boston Post Road: I have three children. The bus stop is at the corner and when they come home from school the traffic goes through there very fast and could hurt any child coming home. There were three accidents there today. There are no sidewalks their either. That is my main objection - the traffic and putting in these factories will bring more people breaking into our homes and more traffic. Paul Brock, 12070 Boston Post Road: I used to work in a factory and I know they do use chemicals. It is dangerous and the fumes can make you sick. I have seen the traffic backed up all the way to the railroad tracks. I hear burglar alarms going off every night. We have B&E's all the time and we have a lot of young women in the area who could be raped. Cars are stolen from factories all the time and the people in the neighborhood have a lot of cars. Mr. Morrow: Has Priscilla Lane ever been looked at for closing? Mr. Nagy: As the people indicated, Wendy's proposes to locate there and part of the proposal would be to vacate Priscilla Lane and close it down. William Takus, Attorney: I am the attorney representing Mrs. Kurtz and her nephew. Mr. Kurtz died in 1978 and this property has been on the market for a long time. We believe this is a reasonable use. Your Ordinance provides that any user has to have a permit to occupy. I think everyone is doing a better job with the user complying with EPA standards; much better than what was done before. They are coming out and checking developments to make sure we are staying within [0; the approved uses. I think Livonia's enforcement would be as good, and I think it is a good use. We had approached the Ford Motor Company to see if they wanted to expand but obvisously they didn't. I think it would be best served to see some development on it. Henry Little, 11865 Boston Post Road: I have lived there since 1952. I feel for these people, especially those with children coming home from school . I counted thirty four cars coming through there at a clip they shouldn't be going. One of these days one of these little tots are going to get it. Resident: I am wondering if eventually we could have some relief with traffic going out to Stark Road. . Mr. Nagy: We would love to do that and we held a hearing. The people in the area defeated the project and without the peoples' cooperation the road can't be put it. Resident: I am thinking more of the future if a lot should be set aside in the event of future industrial development . Mr. Morrow: That would be entirely up to Mr. Blumenstein. Mr. Nagy: The City has acquired a lot on Stark Road to bring an industrial road in there some day but it will be a court rather than a thru-road. i to Mrs. Sobolewski ; I am concerned about the traffic and would like to get some input on the part of the City regarding it. Maybe a sign on Beacon saying "no outlet." I think we have to see what we can do to alleviate a problem that we will create here. 9301 A resident indicated that it is his belief that the value of his property would go down with a factory press banging twenty feet from his property line. There was no one else wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on this item closed. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Kluver and unanimously adopted, it was #1-4-85 RESOLVED that, pursuant to a Public Hearing having been held on January 15, 1985, the City Planning Commission does hereby recommend to the City Council that the Preliminary Plat for Belden Industrial Subdivision proposed to be located north of Plymouth Road, west of Wayne Road, if extended, in the Southwest 1/4 of Section 28, be approved subject to the condition that a seven-foot (7') wall be constructed the full length of the property line between the residential subdivision to the east and the proposed Belden Industrial Subdivision, for the following reasons : (1) The Preliminary Plat is drawn in conformance with the Zoning Ordinance and the Subdivision Rules and Regulations. (2) The Preliminary Plat will provide for additional industrial building sites which will increase the City's tax base and employment opportunities. (3) No reporting City departments have objected to the Preliminary I: Plat. FURTHER RESOLVED that, notice of the above hearing was sent to abutting property owners, proprietor, City departments as listed in the Proof of Service and copies of the plat together with notice have been sent to the Engineering/Inspection Division, Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Department . Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Falk and unanimously adopted, it was #1-5-85 RESOLVED that, pursuant to a Public Hearing having been held on December 18, 1984 on Petition 84-10-1-30 by Greenfield Construction Company to rezone property located on the east side of the 1-275 Freeway, north of Six Mile Road in the Southeast 1/4 of Section 7 from R-81I to P.0.-II , the City Planning Commission does hereby recommend to the City Council that Petition 84-10-1-30 be approved for the following reasons: (1) The proposed zoning will provide for uses that are compatible to and in harmony with the surrounding uses in the area. (2) The proposed zoning will provide for office uses which are in II demand along the Freeway corridor and which will produce employ- ment opportunities and increase the City's tax base . 9302 (3) The proposed zoning will greatly assist in the timely and orderly development of the surrounding area with uses that will be most advantageous to the City of Livonia and in t keeping with the City's goals and policies for development of Laurel Park. (4) The proposed zoning district will allow building heights which are precisely the same as would be allowed under the current zoning category. 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. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Falk and unanimously adopted, it was #1-6-85 RESOLVED that, pursuant to a Public Hearing having been held on December 18, 1984 on Petition 84-11-1-32 by LPR Properties, Ltd. , to rezone property located on the west side of Laurel Park Drive, north of Six Mile Road in the Southeast 1/4 of Section 7 from R-911 to P .O.-11 , the City Planning Commission does hereby recommend to the City Council that Petition 84-11-1-32 be approved for the following reasons: (1) The proposed zoning will provide for uses that are compatible to and in harmony with the surrounding uses in the area. (2) The proposed zoning will provide for office uses which are in demand along the Freeway corridor and which will produce employ- ment opportunities and increase the City's tax base. (3) The proposed zoning will greatly assist in the timely and orderly development of the surrounding area with uses that will be most advantageous to the City of Livonia and in keeping with the City's goals and policies for development of Laurel Park. 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. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Morrow, Chairman, advised the persons in the audience that Item No. 7, Petition 84-11-1 -33 has been removed from the agenda because the petitioner has determined that he will amend his petition and a new public hearing will be held on the amended petition. On a motion duly made by Mr. Smith, seconded by Mr. Kluver and unanimously adopted, it was t #1-7-85 RESOLVED that, pursuant to Section 12.08.030 of the Livonia Code of Ordinances, as amended, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not a water main easement located south of Seven Mile Road, east of Haggerty Road in the Northwest 1/4 of Section 7, should be vacated. 9303 FURTHER RESOLVED that, notice of the above hearing shall be given in accordance with the provisions of Section 12.08.030 of the Livonia Code of Ordinances. 4 Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Smith, seconded by Mrs. Hildebrandt and unanimously adopted, it was #1-8-85 RESOLVED that, the City Planning Commission does hereby determine to table Sign Permit Application #1317 by John Dinan requesting to erect three ground signs on the northeast corner of Farmington Road and Lyndon Avenue in Section 22, until the Planning Commission's Study Meeting of January 22, 1985. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mrs. Hildebrandt and unanimously adopted, it was #1-9-85 RESOLVED that, the City Planning Commission does hereby approve Sign Permit Application #1447 by Detroit Bagel Factory requesting approval to erect an awning sign on the southeast corner of Middlebelt and Seven Mile Road in Section 12 subject to the following condition : (1) that Sign Application #1447 which is hereby approved shall be adhered to. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution I: adopted. With regard to Petition 84-12-8-40P, Mr. Mohamed Sayed, the petitioner, stated in answer to questions from the Commission that the addition to the building was for his own use, not for rental or leasing, and that it would be used for a pizza carry-out and soft ice cream addition to his present business . On a motion duly made by Mr. Smith, seconded by Mr. Falk and unanimously adopted, it was #1-10-85 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that Petition 84-12-8-40P by Mohamed Sayed requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to construct an addition to an existing building located on the west side of Middlebelt Road between Schoolcraft and Lyndon Avenue in Section 23 be approved subject to the following conditions : (1) that Site Plan 84-1 , Sheet 1 , dated 1/14/85, prepared by II Edward Hartge, Architect, which is hereby approved shall be adhered to; (2) that the landscaping as shown on Plan 84-1 , Sheet 1 , dated 1/14/85, which is hereby approved shall be adhered to and all landscaping installed on the site prior to occupancy of the addition; and 9304 (3) that the Building Elevations as shown on Plan 84-1 , Sheet 2, dated 12/10/84, prepared by Edward Hartge, Architect, which are hereby approved shall be adhered to; for the following reasons: (1) The site has excess capacity to support the proposed building expansion without having to increase the paved parking lot. (2) As a result of the proposed building expansion program, the building architecture will be improved for the south building elevation by eliminating roof gutters and downspouts and by incorporating cedar tongue-and-groove facia panels to match that as used on the front and north building elevations. (3) Site landscaping will also be improved as a result of this proposed building expansion program as shown on the approved site and landscape plan. (4) The site plan meets all the requirements of Zoning Ordinance #543, Section 11 .03, as they relate to the proposed use. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Sobolewski and unanimously t4e adopted, it was #1-11-85 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby approve Petition 84-12-8-41P by R. Zaschak and A. Tartaglia requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to construct a professional building on the east side of Middlebelt Road between Six Mile Road and Grove in Section 13 subject to the following con- ditions: (1) that Site Plan 84-3329M, dated 12/10/84, prepared by Fred. J. Horner, Architect, which is hereby approved shall be adhered to; (2) that Landscape Plan 8405, dated 12/21/84, prepared by Michael L. Priest & Associates, which is hereby approved shall be adhered to and all landscaping installed on the site prior to building occupancy; and (3) that the Building Elevations as shown on Plan 84-3329M, Sheet 3, prepared by Fred J. Horner, Architect, which are 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. Kluver, seconded by Mrs. Naidow and unanimously adopted, toe it was #1-12-85 RESOLVED that, the City Planning Commission does hereby approve the Revised Site Plan submitted in connection with Petition 74-9-2-14 by Burton-Share, Inc. , requesting waiver use approval to establish 9305 numerous businesses within buildings located on the west side of Farmington Road, north of Schoolcraft in the Southeast 1/4 of Section 21 subject to the following conditions: (1) that the Revised Site and Landscape Plan 84-14, Sheet A-1 , prepared by Kamp-DiComo Associates, Architects, which are hereby approved shall be adhered to; (2) that Building Elevations as shown on Plan 84-14, prepared by Kamp-DiComo Associates, Architects, which are hereby approved shall be adhered to; and (3) that all landscaping shown on the approved plan will be installed on the site prior to occupancy of the building addition. 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. Sobolewski , it was #1-13-85 RESOLVED that, the Minutes of the 478th Regular Meeting held by the City Planning Commission on December 4, 1984, are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Naidow, Falk, Duggan, Smith, Kluver, Hildebrandt, Sobolewski , Morrow NAYS: None ABSTAIN: Vyhnalek ABSENT: None Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Sobolewski , seconded by Mr. Falk and unanimously adopted, it was #1-14-85 RESOLVED that, the Minutes of the 488th Regular Meeting & Public Hearings held by the City Planning Commission on December 18, 1985, are approved. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 489th Regular Meeting and Public Hearings held by the City Planning Commission on January 15, 1985, was adjourned at 10: 10 a.m. CITY PLANNING COMMISSION Sue Sobolewski , Secretary i ATTEST: c .s---- R. Lee Morrow, Chairman ac