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HomeMy WebLinkAboutPLANNING MINUTES 1985-12-10 • 9497 • MINUTES OF THE 507th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA ti On Tuesday, December 10, 1985, the City Planning Commission of the City of Livonia held its 507th 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 approx- imately fifty persons in the audience. Members present: R. Lee Morrow Herman Kluver* Sue Sobolewski Donna Naidow Michael Soranno Duggan C. Russ Smith Donald Vyhnalek Members absent: Jeanne Hildebrandt Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director, and Ralph H. Bakewell, Planner VI, 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. Naidow, Secretary, announced the first item on the agenda is Petition 85-9--1-29 140 by the City Planning Commission to rezone property located on the southeast 8 corner of Haggerty and Phillips Roads in the Southwest 1/4 of Section 6 from M-1 to R-E. There was no one present wishing to be heard regarding this item and Mr. Morrow, Chair- man, declared the Public Hearing on Petition 85-9-1-29 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Smith and unanimously adopted, it was #12-254-85 RESOLVED that, pursuant to a Public Hearing having been held on December 10, 1985 on Petition 85-9-1-29 by the City Planning Commission to rezone property located on the southeast corner of Haggerty and Phillips Roads in the Southwest 1/4 of Section 6 from M-1 to R-E, the City Planning Commission does hereby recommend to the City Council that Petition 85-9-1-29 be approved for the following reasons: (1) The proposed zoning district will be compatable to and in harmony with the surrounding zoning in the area. (2) The proposed zoning district will encourage uses more in keeping with surrounding existing and proposed uses in the area. (3) The proposed zoning is in harmony with the Future Land Use Plan. 9498 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 85-10-1-31 IL by Suad Shatara to rezone property located on the east side of Newburgh Road, south of Ann Arbor Trail in Section 32 from RUF to R-7. Mr. Nagy: There is a letter in the file from the Engineering Division dated November 21, 1985 stating that they note that Newburgh Road has not been dedicated to its fullest extent (60 ft.) adjacent to the subject parcel in accordance with the City's Master Thoroughfare Plan. In addition, if the site is de- veloped as a multiple-dwelling area, there are no City storm sewers readily available to service the site. Suad Shatara, 30240 Brookview Dr. , Livonia 48152, petitioner: I have been in Livonia for last 20 years. With all this property I would like apartments but all I can see is Keep Livonia Beautiful. This piece of land is grown with weeds and all that stuff. Mr. Morrow: How long have you owned this property? Mr. Shatara: My father-in-law owned it for last 17 years and my mother-in- law sold it to me. Mr. Morrow: Do you live in area? Mr. Shatara: I live at Six Mile and Middlebelt. 1!: Mr. Vyhnalek: Who owns Lot 742 Mr. Shatara: American Legion Mr. Vyhnalek: Have you tried to buy 742? Mr. Shatara: No. Mr. Vyhnalek: That would sure isolate that one property. Mr. Shatara: Maybe, not sure. Mr. Vyhnalek: How big a lot is that? Mr. Bakewell: 66 x 304 feet. Mr. Soranno: Is that home on 742 occupied. Mr. Shatara: Yes Mr. Soranno: And you have not approached them for plans. Mr. Shatara: No. t Soranno: Are they aware of what you are planning to do? 9499 Mr. Shatara: Yes, they called me up and said what are you trying to build - luxury apartments? Mr. Morrow: I think the concerns the gentlemen are alluding to, from a pure zoning standpoint , is that wedged in between C-1 and proposed R-7 is a little strip of residential that could be construed as spot zoning. Mr. Shatara: What is C-1 ? Mr. Morrow: C-1 is the classification where the American Legion is. Planning does not like to leave little wedges of land between two different types of zoning, Mr. Shatara: They asked me and I told them and they liked the idea. Mr. Smith: Quite frankly for the betterment of Livonia, we would like you to incorporate that Lot 742 into your project and that would be in harmony with the surrounding zoning. You have not approached that person? It would be my feeling that I would like to table the project until you approach this person. The house is rather old and you may be able to incorpoate that with your property and for the betterment of Livonia we could incorpoate that into this petition. Mr. Shatara: I will go and ask him. Mr. Smith: Our job is to avoid spot zoning. t0 There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 85-10-1-31 closed. On a motion by Mr. Smith, seconded by Mr. Soranno and unanimously adopted, it was #12-255-85 RESOLVED that, pursuant to a Public Hearing having been held on Petition 85-10-1-31 by Suad Shatara to rezone property located on the east side of Newburgh Road, south of Ann Arbor Trail in Section 32 from RUF to R-7, the City Planning Commission does hereby determine to table Petition 85-10-1-31 until the Planning Commission Study Meeting to be conducted on January 14, 1986. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. * Herman Kluver entered meeting at 7:20. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-11-1-33 by Rocco Paolucci to rezone property located on the north side of Seven Mile Road, east of Purlingbrook in the Southeast 1/4 of Section 2 from RUFA to R-9, 4 9500 • Mr. Nagy: There is a letter in the file from the Engineering Division fh: dated November 20, 1985 stating that they note that Seven Mile Road has not been dedicated to its fullest extent (60') in accordance with the City's Master Thoroughfare Plan. In addition, there are no City maintained storm sewers readily available to service the proposed R-9 area. Petitioner's son, 19420 Melvern Ct. , Northville: I live in Northville. My business has been in Livonia for many years. This property belongs to my mother and father. They have been here since 1953. We would like to have it rezoned for several reasons. We request this area for senior citizens because of location. It will be a one-story high facility with approximately 25 units. Acccessibility to the church and to some services, library, walking distance to the mall . Any senior citizens, in the audience, who may have or in the future will have the opportunity to shop and try to get housing for themselves or their parents know there is no housing available. Other communities have the same problem. We feel because of this unique location, within walking distance of facilities in the neighborhood, it would enhance the tremendous need in this community. Mr. Morrow: Do your mother and father live at this address currently? Petitioner's son: Yes, they live on the property. There is a ranch home on the property. We would probably relocate them in the senior 1110 citizen home. 4 Mr. Morrow: What level of care would you be working on. Petitioner's son: We are not probably going to have services as say American House that is much too costly and complicated. The rates for that type of housing is very expensive. Its just out of the range that I have in my mind. Mr. Morrow: The seniors living there would be self-sufficient? Petitioner's son: We would probably have an activities building but basically medical care and/or meals are not in our planning. Mr:- Soranno: , - One of the advantages is the accessibility to the mall and to the library, etc. Are there sidewalks along Seven Mile? Petitioner's son: Shoppers who attend mall have footprints in front of house. No sidewalk from library west. Mr. Soranno I 'm concerned about senior citizens walking in that area. Petitioner's son: There is a traffic light at the corner. We would take appli- cations in the area of 55 years of age and older. If people 141, 4 9501 are not capable of motivating themselves to a point where IL we would probably not be able to accept them. This is a A: concern of any development - liability, if that is what you are speaking about. How can you control anybody? Mr. Vyhnalek: On Seven Mile between your building and the library is one old home and it would be called spot zoning. Are you asking that person if they want to sell? Your parents must know them. Petitioner's son: We know them but to answer the question, no. Mr. Smith: Sir, is this a government financed project? Petitioner's son: No, it is not. Mr. Smith: Do you intend to file for subsidized rents? Petitioner's son: Possibly. Mr. Smith: Possibly or do you know? Petitioner's son: Possibly, if funds are available. Mr. Smith: Do you have a kitchen in that plan? Petitioner's son:100 Yes, in each unit. Mr. Smith: Then you are not going to have meals. In this zoning proposal , as far as I am concerned, I believe this to be a very bad section for senior citizens. I do not believe that senior citizen housing on Seven Mile is a good idea. It is unsafe to walk in this area. This section already has large developments of senior citizen housing. I am not ready to start a ghetto for senior citizens in Livonia. There are many safe locations in Livonia that would be better than this area. I do not support the petition. Petitioner's son: Our intention is not to build a ghetto. Mr. Duggan: Mr. Smith did not speak out for or against any segment of the population. I think he spoke out against this particular site. Mrs. Kennedy, 30284 Seven Mile, Livonia, 48152: My husband and I own land immediately west of petitioner's two acres. We object. They want to tear the home down and put up 25 units. Mr. Smith is correct. There will be dead senior citizens all over Seven Mile. We do not feel there is a good enough reason for building a senior citizen center right there when several others are close by. IJ1 9502 Joan Hoeft, 30150 Seven Mile, Livonia, 48152: I have lived here for 33 years. I sold property to St. Priscillas. Their property is adjacent to St. Priscillas. I object. I am sandwiched between the two. The two pieces of property are only 212 feet wide. Not enough room for seniors. Anthony Tocco, 30294 Seven Mile, Livonia, 48152: I just recently moved in. We have a senior senior complex close and it is dangerous. Not a good idea unless he uses whole corner. David J. Otremba, 19021 Doris, Livonia, 48152: I am against rezoning. I believe the area is already serviced. The area is all residential . If he wants to build houses, let him build houses. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 85-11-1-33 closed. On a motion by Mr. Smith, seconded by Mr. Kluver and unanimously adopted, it was #12-256-85 RESOLVED that, pursuant to a Public Hearing having been held on Petition 85-11-1-33 by Rocco Paolucci requesting to rezone property located on the north side of Seven Mile Road east of Purlingbrook in the Southeast 1/4 of Section 2 from RUFA (rural urban farm-one family residential ) to R-9 (housing for the elderly) , the City Planning Commission does hereby recommend to the City Council that Petition 85-11-1-33 be denied for the following reasons: (.1 ) The proposed rezoning proposal would constitute spot zoning. (2) The proposed zoning district would be in conflict with the Future Land Use Plan which recommends low density residential land use for this area. (3) The subject area is already developed with single family homes in compliance with the Future Land Use Plan. (4) The general area within which this subject property is located is currently well served with housing for the elderly. 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 85-11-1-34 by Angelo D'Orazio to rezone property located on the southwest corner of Seven Mile Road and Stamford in the Northeast 1/4 of Section 9 from R-3 and P.S. to C-2. Mr. Nagy: There is a letter in the file from the Engineering Division dated November 18, 1985 stating that they note that Seven Mile has not been dedicated to its fullest extent (60') in 9503 accordance with the City's Master Thoroughfare Plan. Based on this future dedication, as well as the existing 30 feet dedication for Stamford Avenue, the site in question would to' be 80 ft. x 150 ft. Further, based on the final site plan for the site, it may be necessary to improve Stamford Avenue. Angelo D'Orazio, 17823 Country Club, Livonia, 48152: Would like to have property rezoned to C-2. My brother has a business at Seven Mile and Stamford. There is no parking. Mr. Morrow: What type of business? Mr. D'Orazio: Alterations. Mr. Morrow: Do you currently own the property? Mr. D'Orazio: I have option. Mr. Vhynalek: Mr. Nagy does that have to be C-2? Mr. Nagy: C-1 will permit clothing and custom tailoring. Mr. Vyhnalek: Would he take about 1/3 of it? Mr. D'Orazio: Yes. Mr. Smith: Have you considered all P.S. ? I would not object to public service. I would not support the petition C-1 or C-2 but would support a zoning change to P.S. Mr. D'Orazio: Just west. Mr. Smith: Right now it is a corner lot. How much further can you go? Mr. Vhynalek: Have you approached the person to the west? Mr. D'Orazio: Yes, he is thinking about it right now. Mr. Vyhnalek: We are trying to put a P.S. for a stop gap. Would your petition be viable for a P.S. classification? Mr. D'Orazio, 18937 Wayne Road: I would support my brother's idea. Right now I am running a business. It is an alteration shop across from K-Mart. We have our house right behind our business. There is nothing between commercial and resi- dential . That is not the point. There is commercial across Stamford and across Seven Mile. We have C-1 and bank and general commercial next to bank and then P.S. There is still chance for P.S. . This business would not be setting next door to residential . What you say is backyard. We are not exactly next door. I moved in Livonia a year ago because I had business established. I moved to be near to job. Mr. Morrow: Appreciate comments and find no fault. Only concern is possibly the site that was chosen. 9504 Richard Latham, 19044 Whitby, Livonia, 48152: I would like to go in favor of P.S. We have in the past been involved in zoning appeals. 11,00' It just keeps coming in and coming out. The traffic is terrible. It takes five minutes in the morning to turn right on Seven Mile and turning left is impossible. I would like to see a reduction in vehicle traffic There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 85-11-1-34 closed. On a motion by Mr. Smith, seconded by Mrs. Sobolewski and unanimously adopted, it was #12-257-85 RESOLVED that, pursuant to a Public Hearing having been held on Petition 85-11-1-34 by Angelo D'Orazio to rezone property located on the southwest corner of Seven Mile Road and Stamford in the Northeast 1/4 of Section 9 from R-3 and P.S. to C-2, the City Planning Commission does hereby recommend to the City Council that Petition 85-11-1-34 be denied for the following reasons: (1) That the proposed zoning district would perpetuate strip commercial zoning along Seven Mile Road. (2) That the proposed zoning district is less restrictive than any existing district in the area. (3) That the proposed zoning district would permit uses that are detrimental to the surrounding uses in the area. (4) That an abundance of commercial zoning already exists in the area. 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 85-9-2-41 by Ramon Castaneda requesting waiver use approval to expand an existing restaurant located on the southwest corner of Five Mile and Harrison Roads in the Northwest 1/4 of Section 24. Ramon Castaneda, 29730 Cambridge: I have been in business for eight years and I am planning to make the place bigger so I can have beer and wine license. Mr. Morrow: Liquor license? Mr. Castaneda: Yes. Mr. Vhynalek: It looks like he is deficient for about 23 parking spaces and 83 seats. Have you figured that out? Mr. Castaneda: The architect drew plans. I don't think he figured our correctly how many parking spaces we had. I told him 54 or 60 right now. That's how many I want. Just enough to make you guys happy. 9505 Mr. Morrow: Obviously we cannot approve anything that does not meet the ordinance standards. Obviously that involves yourself and your architect. Now I assume your intent is to continue forward with the expansion project. The chair would recognize a tabling resolution so that you and your architect could get together on this. Mr. Vhynalek: You are not up to the 15% minimum recommended for landscaping. Not enough trees and bushes. Mr. Castaneda: I invested $20,000 for trees. Mr. Vhynalek: You are not up to 15% minimum. Mr. Castaneda: I wish they would have sent me a letter so I would know how many trees to have. Mr. Smith: Have you ever been in the restaurant with 83 people in there? Mr. Castaneda: No. I seat them outsides sometimes. I want to make place bigger and get liquor license. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 85-9-2-41 closed. On a motion by Mr. Vhynalek, seconded by Mr. Soranno and unanimously adopted, it was #12-258-85 RESOLVED that, pursuant to a Public Hearing having been held on Petition 85-9-2-41 by Ramon Castaneda requesting waiver use approval to expand an existing restaurant located on the southwest corner of Five Mile and Harrison Roads in the Northwest 1/4 of Section 24, the City Planning Commission does hereby determine to table Petition 85-9-2-41 until the Planning Commission Study Meeting to be conducted on January 14, 1986. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Preliminary Plat for Coventry Gardens Estates Subdivision proposed to be located on the west side of Ashurst, north of Five Mile Road in Section 16. Bill Roskelly, 15126 Beech Daly, Redford, 48239: I believe the drawing indicates what we are doing. All the lots are as per the minimum require- ments. I would like to point out that in the northwest corner is the green line which represents the 100 year flood plan. In the southeast corner of the plat the lots are quite large. Daniel Pyko, 15800 Alpine, Livonia, 48154: The flood point. Are you talking about building the homes up to that point? 9506 Mr. Roskelly: The homes would not go beyond the green line. Mr. Pyko: There are a lot of trees. I have lived there for 16 years. Are there any plans to maintain shrubbery? Mr. Roskelly: Yes. There are large pine trees in area. We are going to preserve all trees that now exist. Mr. Pyko: There is also a cyclone fence approximately five feet away from my property line. Do you have the intent of maintaining that or will it be up to the option of whoever purchases that lot? Mr. Roskelly: Up to the owner himself. Mr. Pyko: Is there any easement between properties? Mr. Roskelly: Yes. Mr. Pyko: = There are a number of children. We should have some type of stop sign. Mr. Roskelly: I think that during the process of design that would be one of the requirements. That would be up to Traffic Control . Mr. Morrow: Traffic Division would place stop signs. That would be your recommendation to place stop signs? Mr. Roskelly: Yes William Sherwood, 15617 Ashurst, Livonia, 48154: I wanted to make sure there were two accesses. Alger Luckham, Jr. , 15765 Alpine, Livonia, 48154: Construction access for the period when the land will be developed will be limited on Alpine to the width of the proposed connecting street. I would like to have your assurance that you will not permit Detroit Edison to put in overhead lines in area. Mr. Roskelly: On item number one I believe his question was are we going to use anything other than the 60 foot right-of-way that is designated. The answer to that is absolutely not. To the second question I believe that the ordinance of the city says that every new subdivision has to have underground services so we would not construct any poles whatsoever. Michael Sheridan, 15703 Alpine, Livonia, 48154: I have a three and a six year old and I am concerned about traffic. I would really like a stop sign coming out of the subdivision. Mr. Morrow: We do not have the power to issue stop signs. 9507 Mr. Nagy: The Traffic Commission orders the placement of stop signs. We can send recommendations to Traffic Commissioner. Leon Spence, 15612 Alpine, Livonia, 48154: Lot #20 is the one I 'm concerned about. My main question is regarding the chain link fence that runs between Lots 20, 19 and 21 . Is that going to be continued? Mr. Roskelly: We would have no legal right to remove it and under no cir- cumstances would we. Carl Gunderson, 15715 Southampton, Livonia, 48154: I just wanted some clarifi- cation. At what point the vacated street runs. Mr. Nagy: Comes to north of Lot 511 , Murray Campton's lot. Mr. Roskelly: I think that more is being vacated than the material we earlier had. Mr. Morrow: What they don't use they will vacate. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Preliminary Plat for Coventry Gardens Estates Subdivision closed. On a motion by Mr. Vhynalek, seconded by Mr. Smith and unanimously adopted, it was #12-259-85 RESOLVED that, pursuant to a Public Hearing having been held on Preliminary Plat for Coventry Gardens Estates Subdivision proposed to be located on the west side of Ashurst, north of Five Mile Road in Section 16, the City Planning Commission does hereby recommend to the City Council that Preliminary Plat for Coventry Gardens Estates Subdivision be approved for the following reasons: (1)All standards and requirements set forth in the Subdivision Rules and Regulations and the Zoning Ordinance have been complied with. (2)No reporting City Departments have objected to approval of the proposed preliminary plat. (3)The proposed plat represents a good design solution for a resi- dential subdivision on the subject property. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Morrow, Chairman, announced that the public hearing portion of the meeting was concluded and the Commission would now proceed with items pending before it. On a motion duly made by Mr. Soranno and seconded by Mr. Kluver, it was 9508 #12-260-85 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 85-10-2-42 by Isam Kashat request- 111, ing waiver use approval to utilize an SDD License within a party store proposed to be located within an existing building situated on the west side of Inkster Road, north of Five Mile Road in the Southeast 1/4 of Section 13, the City Planning Commission does hereby recommend to the City Council that Petition 85-10-2-42 be approved subject to the following conditions: (1) That the site plan dated 11-26-85 prepared by James L. Krupa & Associates, architects which is hereby approved shall be adhered to. (2) That the landscaping shown on the approved site plan shall be installed prior to issuance of a certificate of occupancy and shall thereafter be permanently maintained in a healthy con- dition. (3) That should the petitioner choose to locate a trash dumpster on the site, it shall be screened in accordance with city standards including the installation of a gate on the front. For the following reasons: (.1) That the proposed use complies in every respect with the standards and requirements set forth in Section 11 .03 and 19.06 of the Zoning Ordinance. (2) That the subject site has the capacity to accomodate the proposed use. (3) The proposed use will be compatable to and in harmony with the surrounding uses in the area. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Soranno, Vyhnalek, Sobolewski , Duggan, Morrow NAYS: Naidow, Smith ABSENT: Hildebrandt Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Duggan, it was #12-261-85 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 85-11-2-45 by Isam Kashat requesting waiver use approval to utilize an SDM License within a party store proposed to be located within an existing building situated on the west side of Inkster Road, north of Five Mile Road in the Southeast 1/4 of Section 13, the City Planning Commission does hereby recommend to the City Council that Petition 85-11-2-45 be approved subject to the following conditions: (1 ) That the site plan dated 11-26-85 prepared by James L. Krupa 9509 & Associates, architects, which is hereby approved shall be adhered to. (2) That the landscaping shown on the approved site plan shall be installed prior to the issuance of a certificate of occupancy and shall thereafter be permanently maintained in a healthy condition. (3) That should the petitioner choose to locate a trash dumpster on the site, it shall be screened in accordance with city standards including the installation of a gate on the front. for the following reasons: (1 ) That proposed use complies in every respect with the waiver use standards and requirements set forth in Section 11.03 and 19.06 of the Zoning Ordinance. (2) The subject site has the capacity to accommodate the proposed use. (3) The proposed use will be compatible to and in harmony with the surrounding uses in the area. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Soranno, Vyhnalek, Sobolewski , Duggan, Naidow, Smith, Morrow NAYS: None j ABSENT: Hildebrandt Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs, Sobolewski and seconded by Mr. Kluver, it was #12-262-85 RESOLVED that, pursuant to a letter dated 11/12/85 from Sacred Heart Catholic Church requesting a one-year extension of Condition #3 in connection with the approval of Petition 77-8-2-20 for waiver use approval to construct a one-story social hall and activities center on the south side of Six Mile Road between Middlebelt Road and Savoi. i'n the Northwest 1/4 of Section 13, the City Planning Commission does hereby approve a one-year extension subject to com- pliance with the previously approved site plan and conditions as set forth in Planning Commission resolution #12-230-83. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Soranno, Vyhnalek, Sobolewski , Duggan, Naidow, Morrow. NAYS: None ABSTAIN: Smith ABSENT: Hildebrandt Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. 9510 On motion duly made by Mr. Vyhnalek and seconded by Mrs. Naidow, it was 11:1 #12-263-85 RESOLVED that, the minutes of the 506th Regular Meeting and Public Hearings held by the City Planning Commission on November 26, 1985 i1110are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Soranno, Vyhnalek, Sobolewski , Duggan, Naidow, Morrow. NAYS: None ABSTAIN: Smith ABSENT: Hildebrandt Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver and seconded by Mrs. Sobolewski , it was #12-264-85 RESOLVED that, the City Planning Commission does hereby deny Petition 85-11-8-26 by Ron Parz Associates requesting approval of all plans in connection with a proposal to construct a shopping center on the east side of Middlebelt between Terrence and Sunny- dale in Section 13 for the following reasons: (1) That the petitioner has failed to affirmatively show that this proposal is in compliance with the general standards set forth in Section 19.06of the Zoning Ordinance #543. (2) That 29% of the proposed parking spaces are located so as not to provide convenient public access to adjacent stores and shops. (3) That the proposal is not in harmony with the appropriate and orderly development of the surrounding neighborhood. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Soranno, Sobolewski , Duggan, Naidow, Smith. NAYS: Vyhnalek, Morrow ABSENT: Hildebrandt Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow and seconded by Mr. Vyhnalek, it was #12-265-85 RESOLVED that, the City Planning Commission does hereby approve Petition 85-11-8-28P by Michael F. Siggia requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct a commercial building on the southeast corner of Plymouth Road and Jarvis in Section 30 subject to the following conditions: 9511 (1) that site plan #85-10-11 , dated 12/6/85 prepared by Basney & Smith, Inc. is hereby approved and shall be adhered to; (2) that the landscape plan #85-10-11 , dated 12/6/85 prepared by 110 Basney & Smith, Inc. is hereby approved and shall be installed prior to the issuance of a certificate of occupancy and there- after maintained in a healthy condition; (3) that building elevations 85-41Z8M, sheet 3 and 4, dated 12/9/85 are approved and shall be adhered to. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Soranno, Vyhnalek, Sobolewski , Duggan, Naidow, Smith Morrow. NAYS: None ABSENT: Hildebrandt Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Sobolewski , seconded by Mr. Kluver and unanimously adopted, it was #12-266-85 RESOLVED that, the City Planning Commission does hereby deny Permit Application #2359 by John Bajor requesting approval for a ground satellite disc antenna on property located at 14477 Ramblewood in the Southwest 1/4 of Section 21 for the following reasons: (1) That the petitioner has failed to affirmatively show that this proposal is in compliance with the general standards set forth in Section 19.06 of the Zoning Ordinance #543. (2) that the proposed use would be detrimental to and incompatible with the general asthetic character of the surrounding area. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Vyhnalek and unanimously adopted, it was #12-267 -85 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that final plat for Camborne Subdivision proposed to be located on the east side of Hubbard Road between Five and Six Mile Roads in the East 1/2 of Section 15 be approved for the following reasons: (1) The Final Plat conforms to the previously approved Preliminary Plat. (2) The Department of Engineering and Building of the City of Livonia recommends approval of the Final Plat. 9512 (3) All of the financial obligations imposed upon the proprietor by the City have been complied with. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 507th Regular Meeting and Public Hearings held by the City Planning Commission on December 10, 1986 was adjourned at 9: 15 p.m. CITY PLANNING COMMISSION Donna J. Naidow, Secretary j9 ATTEST: /C . ///i/j4eLeti tY) R. Lee Morrow, Chairman