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HomeMy WebLinkAboutPLANNING MINUTES 1987-06-30 10,006 MINUTES OF THE 540th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, June 30, 1987, the City Planning Commission of the City of Livonia held its 540th Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. C. Russ Smith, Chairman, called the meeting to order at 7:00 p.m. , with approximately 18 interested persons in the audience. Members present: C. Russ Smith Donald Vyhnalek Michael Soranno Richard Straub R. Lee Morrow Jeanne Hildebrandt Donna Naidow Members absent: Herman Kluver Sue Sobolewski 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, 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. The Commission holds the only public 4 hearing on a preliminary plat and/or a vacating petition. Planning Commission resolutions do not become effective until seven days after tonight. The Planning Commission has reviewed the petitions upon their filing and have been furnished by the staff with approving and denying resolutions. The Commission may use them or not use them depending upon the outcome of the hearing tonight. Mrs. Naidow, Secretary, announced the first item on the agenda is Petition 87-5-1-24 by John Del Signore to rezone property located on the north side of Schoolcraft Road between Eckles Road and the I-96 Freeway in the Southwest 1/4 of Section 19 from R-1 to C-2 and P. Mr. Nagy: A letter in the file from the Engineering Division states that their office has no objections to the rezoning proposal but to note that there are no City maintained storm sewers of sufficient size and capacity to drain the site. The closest available storm sewer is located approximately 750 feet west of the site. In addition, it appears that the Scone-Knolson Avenues rights-of-way have never been vacated in conjunction with the acquisition of the property by the Michigan Department of Transportation. It may be necessary, therefore, for the City to initiate a vacating proceeding in this regard. Charles Tangora, representing the petitioner, John Del Signore: This property has all been acquired during last four or five months by Mr. Del Signore. He is fee owner that owns property and desires to rezone to C-2 classi- fication and his desire is for a catering hall. It is going to be one 3 of the finest halls we will see on the west side. Where you see park- ing area, that belongs to K of C and we do have a purchase agreement 10,007 on back piece of property zoned Parking. We haven't closed on that property but as soon as this is approved, we will proceed to rezone that piece of property so it will be squared off. I think you are familiar with the type of operation we have here and it will be an asset to the community. Mr. Smith: Did you hear anything in the Engineering Department report before about that 750 feet? Mr. Tangora: We are aware of the sewer problem. We are under negotiations with the K of C Hall. If we can't hook up there we will possibly have to go across the road. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-5-1-24 closed. Mr. Soranno: I am going to make an approving resolution because I think the residential zoning for this area is not appropriate any longer and feel it is compatible to the surrounding use of the area. On a motion duly made by Mr. Soranno, seconded by Mr. Straub and unanimously adopted, it was #6-145-87 RESOLVED that, pursuant to a Public Hearing having been held on June 30, 1987 on Petition 87-5-1-24 by John Del Signore to rezone property located 1.04 on the north side of Schoolcraft Road between Eckles Road and the I-96 Freeway in the Southwest 1/4 of Section 19 from R-1 to C-2 and P, the City Planning Commission does hereby recommend to the City Council that Petition 87-5-1-24 be approved for the following reasons: (1) The proposed change of zoning is supported by the Future Land Use Plan which recommends that the subject land be used for commercial purposes. (2) The proposed change of zoning is compatible to and in harmony with the surrounding uses in the area. (3) The subject area is no longer condusive to residential development due to adverse impacts of commercial and industrial land use as well as expressway and major thoroughfare traffic. 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 87-5-2-20 by Michael Southers for waiver use approval to operate a restaurant in the shopping center located at the southeast corner of Plymouth and Stark Roads in the Northeast 1/4 of Section 33. Ii0Mr. Nagy: There is a letter in the file from the Engineering Division stating they have no objections to this petition. 10,008 1: Michael Southers, 18555 Bainbridge: I am development agent for Subway Sandwiches & Salads. We have over 1200 stores operating across country. We have recently been approved by City Council for store on Middlebelt between Seven and Eight Mile Roads. We are now looking at shopping center on Plymouth Road. Mrs. Cortez will be franchisee along with her husband. Basically submarine sandwiches and salads. We do no grilling or frying. About 70 per cent of business is carryout. We do like to have seating for lunch time business. Mr. Vyhnalek: This is the same operation as on Middlebelt. Mr. Southers: Correct. Different franchise owners. Mr. Vyhnalek: Madam, have you been in business before? Catherine Cortez, 3603 Kearny Avenue, Florida: I have not been in restaurant business but my husband has six years experience as supervisor in the food area for Air National Guard in Michigan. I have been in management myself and I have been a hairdresser for 25 years and I feel that I would like to switch my profession slightly and deal with other people. We are just coming back to Livonia from Florida. We lived here for eleven years and have just moved back. Mr. Soranno: Any hot sandwiches would be in microwave? 10 Mr. Southers: Only on request. We do bake our own bread. There was no one else present wishing to be heard regarding this item and Mr. Smith, 4 Chairman, declared the public hearing on Petition 87-5-2-20 closed. On a motion duly made by Mr. Vyhnalek and seconded by Mrs. Naidow, it was #6-146-87 RESOLVED that pursuant to a Public Hearing having been held on June 30, 1987 on Petition 87-5-2-20 by Michael Southers for waiver use approval to operate a restaurant in the shopping center located at the southeast corner of Plymouth and Stark Roads in the Northeast 1/4 of Section 33, the City Planning Commission does hereby recommend to the City Council that Petition 87-5-2-20 be approved subject to the following condition: (1) That the subject use shall be limited to the serving of sandwiches, salads and beverages only. for the following reasons: (1) That the subject use complies with all of the waiver use standards and requirements set forth in Section 11.03 and 19.06 of the Zoning Ordinance #543. (2) That the subject site has the capacity to support the proposed use. 10,009 1114, (3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Hildebrandt, Soranno, Straub, Naidow, Vyhnalek, Smith NAYS: Morrow ABSENT: Kluver, Sobolewski 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 87-5-2-21 by Rapid Oil Change for waiver use approval to construct a fast oil change facility on the southwest corner of Five Mile Road and Bainbridge in the Northwest 1/4 of Section 23. Mr. Nagy: There is a letter in the file from the Engineering Division stating they have no objections to this petition. Jeffrey Ames, 3041 Fourth Avenue, Minneapolis, Petitioner's Representative: I would like to introduce our Plant Manager and Director of Operations, Jim Logan, who can answer any concerns you may have regarding operations Mr. Smith: Jim, what do you plan to do there? Change oil and that's it? Jim Logan: Basically that is our operation. We are open until 6:00 in the evening five days a week. One of the things that is important for you to know is that our volume at a typical store is much less that the typical gas station and other retail establishments. We will have about 50 visitors a day not including employees but it is not a high volume operation. It is a drive thru operation. We store no vehicles overnight. There are no storage tanks. It is well landscaped with clean looking facilities. Mr. Smith: You are probably aware there is a fast oil change on the corner one lot away. They have just reopened and they have put two pits in and they are a fast oil change. That is basically what they do, they sell self-serve gas and oil change. Mr. Logan: We are very aware of the site. Their primary business is self-serve gas. They are making use of their bays. Mr. Smith: Yes, they are going for the oil now. Mr. Logan: Our only business is oil change. I have prepared another site plan for the Commissioners to review which shows the landscaping will more than comply with the zoning ordinance as you can see from the huge trees buffering our site from the residential area. As you can see we are showing our driveway accessing onto Bainbridge. There was some 10,010 complaint about the traffic on that road but it would be very light, a couple of cars an hour. It is not a heavy traffic flow through there. Our intentions are to use, if approved, a sign to comply with the zoning ordinance. We feel visibility is very good in this area and we don't need that big of a sign to advertise our use. Mr. Morrow: I am troubled with the location but I will say I have seen a lot of quick oil change places and you do a superior job on landscaping but I am troubled with the location. Mr. Soranno: What do you do with the used oil? Mr. Logan: We store it and it is hauled away by contract haulers. Mr. Soranno: How often? Mr. Logan: About every two weeks. Mr. Logan: One of the things that is interesting about our stores. No underground storage tanks. They are in the building so there is no danger of pollution. We do have a dumpster trash enclosure on the site. I would like to respond to the comments about having another oil change type business in the area. We are not afraid of competition and I am sure the neighbors aren't either. It is good for the community and for us. They are not really next door. They are about four lots away. I feel 11; our only business is oil change and theirs is a combination of gas station, oil change and convenience store. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-5-2-21 closed. On a motion duly made by Mr. Straub and seconded by Mr. Morrow, it was #6-147-87 RESOLVED that, pursuant to a Public Hearing having been held on June 30, 1987 on Petition 87-5-2-21 by Rapid Oil Change for waiver use approval to construct a fast oil change facility on the southwest corner of Five Mile Road and Bainbridge in the Northwest 1/4 of Section 23, the City Planning Commission does hereby recommend to the City Council that Petition 87-5-2-21 be denied for the following reasons: (1) The petitioner has failed to affirmatively show that the proposed use is in compliance with the general standards and requirements set forth in Section 19.06 of the 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 oversaturate an area with similar type uses as is being proposed. (3) The proposed use is incompatible to and not in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. 10,011 IL A roll call vote on the foregoing resolution resulted in the following: AYES: Hildebrandt, Morrow, Straub, Naidow, Smith NAYS: Soranno, Vyhnalek ABSENT: Kluver, Sobolewski 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 87-5-2-22 by Jim Lamb for waiver use approval to construct a car wash on the east side of Middlebelt Road between Five Mile Road and Roycroft Avenue in the Southwest 1/4 of Section 13. Mr. Nagy: A letter in the file from the Engineering Division states that they have no objection to this proposal. Charles Tangora, Petitioner's Representative: I am representing the petitioner, Jim Lamb. He is a little younger than I am but also a very successful operator of a car wash out in Brighton and will be the operator at this particular location. We have another site plan. In reviewing site plan I think you will recall that this is a car wash that has no gas pumps. They do have a cashier's cage in middle of driveway where cars will drive by on either side. I think the unique thing is that the ordinance provides that there has to be room for 20 cars to be stacked li up. This facility provides for 35 cars, almost double what the ordinance demands. It also has an area for self vacuuming. The customers that do pull in pay their money and remain in the car and pay at drive thru and at end there is a soft cloth. Hours are 8:00 to 8:00. He has model establishment built in Northville. It is very soft sound and I think that this is a type of business which has very little labor involved except for soft cloth cleaning at end of building. It is also indicated that Middlebelt Road is a very intensely traveled road and I would suggest to him an exit sign be put up saying "right turn only". I would also like to show you pictures of his present facility in Brighton. I think these pictures speak louder than words. The sign you see here is the Brighton location but the one for Livonia is a monument sign and a lot lower than you see here. Mrs. Hildebrandt: I would like to make comment that I did drive out and see this Brighton car wash, possibly the best run and cleanest operation I have seen in a long time. Mr. Soranno: Mr. Tangora is the booth going to be manned at all times. Mr. Tangora: Yes. That is where the customers will be paying at the booth. They will stop and pay their money to cashier and then drive through. Mr. Soranno: The whole twelve hours someone will be there? Mr. Lamb: The person that is operating out of the cashier's booth may walk around. That person will direct traffic, if there are any problems. Mr. Soranno: Will he be deciding who goes in what lane? 10,012 Mr. Lamb: Absolutely. Mr. Soranno: Is that how the Brighton operation is? Mr. Lamb: No. This is the first time we are adding a cashier's booth. We know that is going to help us. Mr. Soranno: I guess I was concerned about vacuuming lane. Mr. Lamb: My thinking is the cashier can direct them around. Mrs. Naidow: Are your hours 8:00 to 8:00 Monday through Sundays Mr. Lamb: On Sunday we are open from 8:00 to 5:00. Mr. Morrow: I was against this at first. My problem was with some of your predecessors, cinder block buildings and not too good housekeeping but the site has the capacity to hold it and your architecture is such as fits in with the community. I don't have any objections. Mrs. Taber, 29191 Roycroft: I am against it. One thing about sign - turn only one way. They have this at Burger King but it is not always followed. Traffic in that corner can be horrendous and if you do okay car wash, I would ask and petition for a light at the corner. There is a car wash at Five Mile and Inkster. On a good day at the car wash they are lined up down the streets. Mr. Smith: Do you think that this car wash will help alleviate that by adding another car wash? Mrs. Taber: You have to weigh the pros and cons. Do we need more traffic at that corner? I don't think we need more traffic at that corner and I would go out and petition for a light at the corner because it is very dangerous. There is a lot of traffic at that corner. We have McDonalds, Burger King etc. As car wash gets older they get run down and they don't look that nice. I work hard to keep my house up and I would not appreciate that. Plus you have shopping area further down and they are not fully occupied yet. Mr. Morrow: If they were going in and asking for a C-2 classification I would be on your side but it already carries a fairly intensive commercial use and it is a matter of degree what goes in there. This was what I was making my judgment on. If it was a question of zoning I would probably share your view. It is not a change of zoning, it is a waiver use but I appreciate your comments. Edwin Weinstein, 2993 Moonlake Dr. , W. Bloomfield: I own that property. There are a couple of things Mr. Lamb is not aware of. Number one, I have access from the back of that lot right down the side street. I have 15 feet. When I sold the other lot to the hamburger place I made sure there would be access to get out that way. The second, on the frontage I id/ allowed the hamburger place to use 15 feet of the frontage. That is yours and that can be taken back at any time. As far as the demographics of traffic is concerned, as long as there is no problem 10,013 with coming off the street and backing up on the street, it will not change a thing. We have twice as many people as we had ten years ago. As far as the horrendous amount of accidents at Five Mile and Middlebelt, there are accidents but there are people who would have accidents out on some distant road. I think the area would be improved by this and let us face one thing I don't really have an iron to beat on. I am interested in selling it and a lot of people are interested in buying it, some you might not be happy with. I don't see a car wash of this caliber having any problems. Mr. Vyhnalek: Remember when you were going to come back and rebuild on this property? Where are you building now? Mr. Weinstein: I sold all my ranches. I am 67 years old and I have diabetes which limits me to some degree and I lost my empire building designs a year or so ago. The problem was the insurance company fought me in court for three years. It cost me a couple of million dollars personally. I get this every day - why don't you open up again? I am sold out completely. Seriously, I am not going to starve one way or another. Before I sold it we had a lot of fears. I honestly don't see anything wrong if I could open up a place and I would start building tomorrow. Mr. Soranno: The concern about backing up on Middlebelt. If they do that, it is up to our local Police Department to enforce that. I just wonder if this guard could do something about that too. IliMr. Lamb: That is what I planned to do. Mr. Vyhnalek: What is the time it takes to go through? Mr. Lamb: About 1 1/2 minutes. Five cars can go through at the same time. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Vyhnalek and unanimously adopted, it was #6-148-87 RESOLVED that, pursuant to a Public Hearing having been held on June 30, 1987 on Petition 87-5-2-22 by Jim Lamb for waiver use approval to construct a car wash on the east side of Middlebelt Road between Five Mile Road and Roycroft Avenue in the Southwest 1/4 of Section 13, the City Planning Commission does hereby recommend to the City Council that Petition 87-5-2-22 be approved subject to the following conditions: (1) That the Site Plan marked Sheet SP-1, dated 5-27-87 prepared by Alexander 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 the Building Elevation Plan dated 6-26-87 prepared by Alexander Associates, Architects, which is hereby approved, shall be adhered to. 4 10,014 (4) That a "right turn only" sign shall be erected adjacent to the northerly driveway exit to Middlebelt Road. (5) That the proposed signage shall be submitted to the Planning Commission for approval prior to the issuance of a sign erection permit. for the following reasons: (1) The proposed use complies with all of the general and specific waiver use standards and requirements as set forth in Section 11.03 and 19.06 of the Zoning Ordinance #543. (2) That the subject site has the capacity to accommodate the proposed use. (3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of 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 87-6-2-23 by Shigeru Yamada for waiver use approval to operate a restaurant within the shopping center located on the north side of Six Mile Road between Fitzgerald and Newburgh Road in the Southwest 1/4 of Section 8. Patricia Ensoree, 32290 Five Mile, on behalf of petitioner: This is a waiver use to operate a Japanese restaurant which will be a first in Livonia. We discussed it with you so I will not go into great detail. It is 4050 square feet. Mr. Yamada has experience in running this type of business. Mr.Yamada will answer any questions you have. Mrs. Hildebrandt: I would like to know hours of restaurant. Mr. Yamada: For lunch it opens at 11:30 and closes at 2:00 - dinner 5:30 to 11:00. Saturday open until 12:00. No lunch on Saturday and Sunday. Sunday 3:00 to 10:00 for dinner. Mr. Morrow: Is there carry out connected with Japanese style restaurant. Mr. Yamada: Right now we are not planning on any carry out. Mr. Soranno: Do you plan on entertainment there? Mr. Yamada: No entertainment. Dolores Miller, 37181 Bennett: What I am concerned about, is there any way it could be moved, without coming before the Planning Commission, to the west side? I would not want a restaurant in that corner. There is a vacant shop. John Nagy: They are restricted to that area under petition. If they wanted to relocate, they would have to go through Planning Commission and ty Council for their approval. 10,015 IL Mrs. Miller: I have no objection to this location but if they wanted to move, I would object. I would not want to be looking at parked cars on Sunday or in the evening. There is only one tree there. This builder does not believe in landscaping. I think his building looks good. He said trees die in winter. The only reason I am here I was afraid it would be moved. Mr. Smith: You were here before about a wall, has that been fixed? Mrs. Miller: No. I would like to have it raised 8 feet. I would love to have landscaping there. Mr. Smith: You said a tree died and they just removed it? If that is true, they will replace it. Ms. Morrison maybe you could get in touch with your neighbor. She has been here many times. She has a direct view from her kitchen. Perhaps as a good landlord you could meet with her. Mrs. Miller: I would like to mention the light. You have put a visor on light but if you could put it on sides. Lisa Morrison: I will have someone get in touch with you. Mr. Smith: How do you like Japanese food? Mrs. Miller: I have no problems with the restaurant. I have problems with the cars moving up and down. I wish the builder could knock down concrete and put something there. Lisa Morrison: I do apologize for not being here last week. I have been working with Mr. Yamada from the start. We are definitely in support of his operation. We think it will be an asset to shopping center. Mr. Smith: The comments that were made at study session did get back to you? Ms. Morrison: Yes. Mr. Smith: Our citizens demand a first rate city. Ms. Morrison: We have tried to work out the problems in the past. Mr. Morrow: I want to make a comment about this. You say you have only been involved two years. I don't know who presented this particular project but he came out and said this is going to be a real nice shopping center but when it finally came, it went up short of my expectations. I think this restaurant is a step in the right direction. Ms. Morrison: I understand that. I don't know what was presented to you originally but we are working to put in quality tenants and also clean tasteful operations. Mrs. Hildebrandt: While you are there, take a look at your landscaping. ti Ms. Morrison: I understand we have had a lot of problems with landscaping. We are lbw working with landscapers to replace landscaping. 10,016 [00 Mrs. Hildebrandt: I am in agreement with Mr. Morrow. I think we were looking for a unique shopping center and it did not turn out that way. Ms. Morrison: We have worked a lot and tried to get a lot of those retailers. A lot of the type of retailers we would like to bring in, they do not want to go into a strip. We have been fighting a battle as well. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-6-2-23 closed. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Straub and unanimously adopted, it was #6-149-87 RESOLVED that, pursuant to a Public Hearing having been held on June 30, 1987 on Petition 87-6-2-23 by Shigeru Yamada for waiver use approval to operate a restaurant within the shopping center located on the north side of Six Mile Road between Fitzgerald and Newburgh Road in the Southwest 1/4 of Section 8, the City Planning Commission does hereby recommend to the City Council that Petition 87-6-2-23 be approved subject to the condition that the proposed restaurant shall have a maximum capacity which is equal to no more than 135 seats for the following reasons: (1) That the proposed use complies with all applicable waiver use standards and requirements set forth in the Zoning Ordinance 41543. (2) That the proposed use is compatible to and in harmony with the surrounding uses in the area. (3) That the subject site has the capacity to accommodate the proposed use. (4) That the proposed use shall adhere to the location as shown on the site plan. 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 87-6-2-24 by Shigeru Yamada for waiver use approval to utilize a Class C Liquor License within a restaurant proposed to be located within the shopping center located on the north side of Six Mile Road between Fitzgerald and Newburgh Road in the Southwest 1/4 of Section 8. Mr. Nagy: There is a letter in the file from the Engineering Division stating they have no objections to this petition. Mr. Smith: Do you understand that this would be in violation of our ordinance? 1: Mr. Yamada: We understand and we won't take your time. ' There was no one present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-6-2-24 closed. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Vyhnalek and unanimously adopted, it was 10,017 416-150-87 RESOLVED that, pursuant to a Public Hearing having been held on June 30, 1987 on Petition 87-6-2-24 by Shigeru Yamada for waiver use approval to utilize a Class C Liquor License within a restaurant proposed to be located within the shopping center located on the north side of Six Mile Road between Fitzgerald and Newburgh Road in the Southwest 1/4 of Section 8, the City Planning Commission does hereby recommend to the City Council that Petition 87-6-2-24 be denied for the following reason: (1) That the proposed use fails to comply with Section 11.03(h) of the Zoning Ordinance which requires a 1000' separation between the proposed use and any existing Class C licensed facility. 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 87-6-2-25 by A.R.K. Heavy Equipment Repair for waiver use approval for a truck repair operation within an existing building located on the north side of Capitol Avenue between Farmington Road and Mayfield in the Southwest 1/4 of Section 27. Mr. Nagy: There is a letter in the file from the Engineering Division stating they have no objections to the waiver use proposal. There is also a letter in the file from the petitioner stating they are in the process of repairing heavy trucks and trailers. They never have a need to store any equipment outdoors overnight. The equipment is all repaired indoors. The equipment is only outside long enough to be able to make space for it indoors. Their customers are prompt picking up their equipment or it is delivered to customer. Al Kowicki, 2221 Burwick, Canton: I moved to Livonia because 70 per cent of our customers are in the Livonia area. This seems to be a very good area for us. As we say, we will not store anything outside. We run 8:00 to 8:00 Monday through Friday, half day on Saturday. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-6-2-25 closed. On a motion duly made by Mr. Morrow, seconded by Mr. Soranno and unanimously adopted, it was #6-151-87 RESOLVED that, pursuant to a Public Hearing having been held on June 30, 1987 on Petition 87-6-2-25 by A.R.K. Heavy Equipment Repair for waiver use approval for a truck repair operation within an existing building located on the north side of Capitol Avenue between Farmington Road and Mayfield in the Southwest 1/4 of Section 27, the City Planning Commission does hereby recommend to the City Council that Petition 87-6-2-25 be approved subject to the following condition: (1) That there shall be no outdoor parking or storage of trucks or other equipment on the subject site. 10,018 for the following reasons: (1) That the proposed use is in compliance with all waiver use standards and requirements as set forth in Section 16.11 and 19.06 of the Zoning Ordinance #543. (2) That the subject site has the capacity to accommodate the proposed use. (3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Smith announced the conclusion of the public hearing portion of the agenda and that the Commission would now proceed with the Regular Meeting portion. Mr. Straub stepped out of room at 8:10. On a motion duly made by Mr. Morrow and seconded by Mr. Vyhnalek, it was [000 #6-152-87 RESOLVED that, pursuant to letter dated 6/16/87, The City Planning Commission does hereby recommend to the City Council that they approve a one-year extension of Petition 86-3-8-17 by Joseph Savin for approval of all plans required by Section 8.02 of Ordinance #543 in connection with a proposal to construct an apartment complex on the south side of Plymouth Road between Alois and Eckles in Section 30, subject to the same conditions as were imposed on this petitioner under Planning Commission resolution #5-132-86 and Council Resolution #1009-86 for the following reason: (1) That the subject site plan has merit and the use is in full compliance with all requirmennts of the Zoning Ordinance. A roll call vote on the foregoing resolution resulted in the following: AYES: Hildebrandt, Soranno, Naidow, Vyhnalek, Smith, Morrow NAYS: None ABSENT: Straub, Kluver, Sobolewski Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Straub returned at 8:15. On a motion duly made by Mr. Morrow, seconded by Mrs. Hildebrandt and unanimously ts adopted, it was #6-153-87 RESOLVED that, the City Planning Commission does hereby approve Petition 87-5-8-17 by L. N. Butcher for approval of all plans required by Section 10.019 18.58 of Zoning Ordinance #543 in connection with a proposal to rebuild a gasoline pumper building and canopy located on the southeast corner of Five Mile and Levan in Section 20, subject to the following conditions: (1) That Site Plan #5756 dated 5/21/87 prepared by Amoco Oil Company is hereby approved and shall be adhered to; (2) That Building Plan #B-79213L prepared by Amoco Oil Company is hereby approved and shall be adhered to; (3) That Canopy Plan B-79206 prepared by Amoco Oil Company is hereby approved and shall be adhered to. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously adopted, it was #6-154-87 RESOLVED that, the City Planning Commission does hereby approve Petition 87-6-8-19 by Shorr Electronics for approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to expand an existing building located on the south side of Plymouth Road between Cardwell and Deering in Section 36 subject to the following conditions: (1) That Site Plan #86155, Sheet CE-1 dated 4/6/87 prepared by Robert J. Tobin Associates is hereby approved and shall be adhered to; (2) That Building Elevation Plan #86155 Sheet a-2 dated 4/6/87 prepared by Robert J. Tobin Associates is hereby approved and shall be adhered to; (3) That the landscaping shown on the approved site plan be installed on site prior to occupancy of the addition and thereafter maintained in a healthy condition. (4) That all wall signs shall conform with the requirements of the Sign Ordinance. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Soranno, seconded by Mrs. Hildebrandt and unanimously adopted, it was #6-155-87 RESOLVED that, the City Planning Commission does hereby approve Petition 87-6-8-21 by Dembs-Roth for approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to expand an existing building located on the east side of Middlebelt between Morlock and Bretton in Section 1, subject to the following conditions: (1) That Site Plan #87-1003 Sheet 1, dated 5/22/87 by Zeimet-Wozniak Associates is hereby approved and shall be adhered to; Itior (2) That Building Plan 87-1003 Sheet 3 dated 5/20/87 by Harvey Faxon, Architect is hereby approved and shall be adhered to. 10,020 Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Straub, seconded by Mr. Soranno and unanimously adopted, it was #6-156-87 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Sign Permit Application by Detroit Awning on behalf of Livonia Investments to erect awning signs on a building located at 29195-29215 Plymouth Road, be approved subject to the following condition: (1) That the Awning Sign graphics prepared by Detroit Awning for five new Awning Signs shall be adhered to. 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 ##6-157-87 RESOLVED that, the City Planning Commission does hereby determine to rescind Resolution #6-140-87 adopted by the Planning Commission on June 16, 1987 regarding Sign Permit Application by Brownie's Sign Company to erect two wall signs on a building located at 17000 S. Laurel Park Drive. 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 ##6-158-87 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Sign Permit Application by Brownie's Sign Company on behalf of The Michigan Group and Charisma to erect two wall signs on a building located at 17000 S. Laurel Park Drive, be approved subject to the following condition: (1) That the Revised Sign Permit Application prepared by Brownie's Sign Company for two wall signs with The Michigan Group and Charisma Salons wording shall be adhered to. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Straub and seconded by Mr. Morrow, it was #6-159-87 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 87-6-8-22 by Waukeen for approval of all plans required by Section 18.47 of Zoning Ordinance #543 in connection with a proposal to construct two one-story professional office buildings on the east side of Middlebelt between Curtis and Pickford in Section 12, be approved subject to the following conditions: (1) That Site Plan B-6202, Sheet S-1 dated 6/25/87 prepared by Richard A. Zischke Architect is hereby approved and shall be adhered to; 10,021 f (2) That Building Plan B-6202, Sheet S-1 dated 6/25/87 prepared by Richard A. Zischke Architect is hereby approved and shall be adhered to; (3) That Landscape Plan B-6202, Sheet S/L-1 dated 6/24/87 prepared by Richard A. Zischke Architect is hereby approved and shall be adhered to; (4) That the approved landscaping be installed on site prior to building occupancy and thereafter maintained in a healthy condition. A roll call vote on the foregoing resolution resulted in the following: AYES: Hildebrandt, Straub, Naidow, Vyhnalek, Smith, Morrow NAYS: Soranno ABSENT: Kluver, Sovolewski Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 540th Regular Meeting and Public Hearings held by the City Planning Commission on June 30, 1987, was adjourned at 8:43 p.m. CITY PLANNING COMMISSION - \ k--72/4-,L2,0—"J t: 0,401-0.)&-;,600A Donna J. NaidoSecretary ATTEST: e C. Russ Smith, Chairman j8