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HomeMy WebLinkAboutPLANNING MINUTES 1984-07-24 9171 MINUTES OF THE 478th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY ILPLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, July 24, 1984, the City Planning Commission of the City of Livonia held its 478th Regular Meeting and Public Hearings in the Livonia City Hall , 33000 Civic Center Drive, Livonia, Michigan. Mr. Jerome Zimmer, Vice Chairman, called the meeting to order at 8:00 p.m. , with approx- imately forty interested persons in the audience. Members present: Jerome Zimmer Lee R. Morrow Sue Sobolewski Joseph Falk Donna Naidow Donald Vyhnalek Herman Kl uve r Members absent: None Mr. Russell Smith and Mrs. Jeanne Hildebrandt, recently appointed to the Commission, were present but not voting. Messrs. John J. Nagy, Planning Director, and H. G. Shane, Assistant Planning Director, were also present. Mr. Zimmer, Chairman, 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. a 1[0 4Mr. Falk, Secretary, announced the first item on the agenda is Preliminary Plat approval for Camborne Subdivision proposed to be located on the east side of Hubbard Road between Five and Six Mile Roads in Section 15. Mr. Nagy: There are letters in the file from the Fire Department, Police Depart- ment and Engineering Division and all letters indicate there are no problems connected with this subdivision development . William Roskelly, developer, 16211 Ryland: As the plan depicts, we are looking at 24 residential lots and all will have a minimum of 100' frontage. The depths will exceed 230' . There is one home on Lot 2 and we haven't decided yet if it will be removed or if it will stay. All improve- ments will be there. Mr. Zimmer: What about the advent of cable? Mr. Nagy: They will all go together with the other utility lines. Mr. Vynalek: Mr. Nagy, is there any barrier between the lots and school property? Mr. Nagy: No, each individual lot owner will deal with that. Mr. Vyhnalek: What bothers me is that the end lots will have a traffic pattern 110 into the school area and kids will go right through there. Even if there is no access, kids will go through. 4Mr. Roskelly: It seems to me that at one time it was suggested that there be a 9172 vehicular path between two lots but that makes it undesirable. I would suggest that an earth berm be put in to eliminate some of the people crossing and some of the noise that occurs on the playground. 4Edward Crowley, 28300 Oakley: I own the two parcels off Hubbard. There is a house on that site. What is going to be done with that? Mr. Roskelly: There is an existing home on acreage that is included in the plat. The home on the north will be in the plat but not the other one. Mr. Crowley: The lots will be a half acre? Mr. Roskelly: Yes. In excess of a half acre. Raymond Schaffart, 31640 Myrna: I own lot 593. I find it strange that I get a regis- tered letter to come to the Planning Commission meeting. What is the procedure for a subdivision and what type of homes are proposed? Mr. Nagy: The ordinance requires that preliminary plats be given full approval by this Commission and the City Council . Under the ordinance, the Planning Commission is required to give notice to all property owners abutting the proposed subdivision. Mr. Schaffart was given notice at least five days in advance and invited to give his comments because he abuts the proposed subdivision. The subdivision is in accordance with the RUF requirements. Mr. Schaffart: What size homes are we talking about? qtr. Roskelly: We have to offer some flexibility. The two homes are similar to what we will be putting in. We are looking at homes in excess of $100,000. 11; We are looking for 1 ,800 square feet on one floor, equal to or better than the homes in the adjacent area. The land cost itself will indicate the type of house in this area. Mr. Schaffart: Where will the utility hook-ups be? Mr. Roskelly: There is a storm sewer in Hubbard Road. We will be working with the Detroit Edison Company and Wayne County Drain Commission. I suspect the storm sewer will come somewhere on the south end. We cannot encroach on any of these properties without getting an easement. It may be that Detroit Edison will want me to place the existing lines underground. Mr. Schaffart: Did anyone consider the traffic impact on Myrna? There is no direct access to Merriman except Myrna. It is heavily travelled now with the school buses and cars. Mr. Nagy: Only in a broad scope. When the City changes zoning classifications, it looks into such things as traffic routes and patterns of the area. Hubbard is a half-mile collector and is designed to collect traffic from residential areas. We feel the road patterns are adequate to accommodate twenty-four homes. Mr. Schaffart:1[0 I agree Hubbard is but on Myrna there is a great deal of traffic. People cutting across Myrna will be a problem as far as I can see. I have two young children. A 9173 • There was no one else present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on the Preliminary Plat for Camborne Sub- 4division closed. li, 4On a motion duly made by Mr. Morrow, seconded by Mr. Kluver and unanimously adopted, it was #7-131-84 RESOLVED that, pursuant to a Public Hearing having been held on July 24, 1984, the City Planning Commission does hereby recommend to the City Council that the Preliminary Plat for Camborne Subdivision proposed to be located on the east side of Hubbard Road between Five and Six Mile Roads in Section 15 be approved for the following reasons : (1) The preliminary plat conforms to the RUFC Zoning District regulations which is the zoning classification for the land area involved. (2) The preliminary plat conforms to the Subdivision Rules and Regulations as adopted by the Planning Commission. (3) All reporting City departments approve of the layout of the subdivision. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-6-1-17 by E. & G. Paolucci to rezone property located on the south side of Seven Mile Road between Brentwood and Harrison in the Northwest 1/4 of Section 12 from RUF to C-1 . `Mr. Zimmer: The Future Land Use Plan depicts that frontage on Seven Mile should be for some use other than what this petition calls for? Mr. Shane: The Future Land Use Plan, which is a guide for the Planning Commission in making decisions on zoning, indicates generally that frontage along Seven Mile would be converted to office type land use while the rearage in this area would retain the residential . It also recognizes commercial east of the area. Mr. Nagy: There is a letter in the file from the Engineering Division stating that Seven Mile has not been dedicated to its fullest extent. They indicate no other problems connected with this petition . There is a letter from Mrs. Donnelly indicating her desire for the Planning Commission to approve this request. Mrs. Donnelly owns the property on the corner. Mr. Brady, 4578 Foch, Bloomfield Hills, representing the petitioners : Mr. Paolucci is purchasing the property and plans to leave it residential on the south. Studie show that there is about 12% less commercial space available per capita than there is nationally. There is only 4,000 feet of Livonia Town Center available. We understand the City of Livonia does need some com- mercial space. Mr. Zimmer:1[0 Is it your petitioner's plans to buy the property and develop it on his own? 4Mr. Brady: Absolutely yes. Something of an' architectural design similar to a shopping plaza near Twelve Oaks. 9174 Mr. Morrow: You mean Livonia is 12% short on commercial ? Mr. Brady: No; the area - Metropolitan. 4 Mr. Morrow;111, We don't seem to be lacking commercial in this particular area. We have a shopping center not too far from there and adjacent to that a commercial area. Mr. Brady: Livonia Mall is completely full and Livonia Town Center is almost full before it is built. Therefore, there is a need for commercial in that area. Mr. Falk: The purchase of this property is contingent upon zoning? Mr. Brady: That is correct. Mr. Falk: You know there will be more commercial west of you? Mr. Brady: There is only 4,300 square feet and it is almost fully leased. Mr. Falk: I agree with Mr. Morrow; that is not the place for more commercial . We have a lot of vacant space now. You said the property south of the area would be offered to the residents. Have you talked to any of the people who own homes there? Mr. Brady: We have not. Mr. Falk: I asked you at the study session to do that. I don't think the Seven Mile and Middlebelt area is the area he should be developing into a commercial area and generating much more traffic than we have already. ' Mrs. Sobolewski : Will you utilize the home site? Mr. Brady: Yes. John Hunt, 19004 Brentwood: I lived there for twenty years and can buy anything I want five minutes from my home. We don't need any more traffic with the children and all. Mr. Wahl, Tepee Realty:. . We would like to go on record as being in favor of this rezoning because Seven Mile is not logically a residential frontage. There is P.S. to the west and commercial to the east. We would like to go on record as encouraging this as one of the highest and best uses for the property. The Center Office Plaza, as many of you are familiar with, has vacant office space at a reasonable cost. Mr. Zimmer: Do you have an interest in this property? Mr. Wahl : As a Realtor, I am obligated to look for the highest and best use of property. Mrs. Pat Davidson, 18914 Brentwood: I .am going to have to pay for the paving on Brent- wood. I have to live on my income which is less than what the street cost would be. That is my worry. I would not like even a park there. 9175 • There is nothing but vandalism. As a widow, I want to know what is going to happen to me? It takes a long time to get to Seven Mile from Brentwood now. There was no one else present wishing to be heard regarding this item and Mr. Zimmer, 'Vice Chairman, declared the public hearing on Petition 84-6-1-17 closed. On a motion duly made by Mr. Morrow, seconded by Mr. Kluver and unanimously adopted, it was #7-132-84 RESOLVED that, pursuant to a Public Hearing having been held on July 24, 1984 on Petition 84-6-1-17 by E. & G. Paolucci to rezone property located on the south side of Seven Mile Road between Brentwood and Harrison in the Northwest 1/4 of Section 12 from RUF to C-1 , the City Planning Commission does hereby recommend to the City Council that Petition 84-6-1-17 be denied for the following reasons : (1) The requested zoning district is in conflict with the Future Land Use Plan which recommends general office usage for the subject area. (2) The proposed change of zoning would encourage additional similar requests along Seven Mile Road, thus increasing the strip commercial development already existing in the area. (3) The proposed change of zoning would be detrimental to the adjacent residential uses in the area. (4) There already exists an abundance of commercial services in this sector of the City. 110 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. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-2-10 by T. Guastello & J. Anderson requesting waiver use approval to con- struct a restaurant on the east side of Middlebelt Road, north of Schoolcraft Service Drive in the Southwest 1/4 of Section 24. Mr. Nagy: There Is a letter dated July 12, 1984 in the file from the Wayne County Road Commission regarding two drives proposed for the site. The Site Plan submitted has been revised in accordance with the County's recom- mendations. Mr. Shane presented the Site Plan to the members of the Commission and interested pemsons in the audience and explained the plan in detail and the revisions that had been made to it. Discussion included the details regarding parking, landscaping and lighting. Mr. Guastello, the petitioner, was present. 110'There was no one else present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 84-3-2-10 closed. 9176 On a motion duly made by Mr. Kluver, seconded by Mr. Vyhnalek and unanimously adopted, it was 110 #7-133-84 RESOLVED that, pursuant to a Public Hearing having been held on July 24, 1984 on Petition 84-3-2-10 by T. Guastello & J. Anderson requesting waiver use approval to construct a restaurant on the east side of Middlebelt Road, north of Schoolcraft Service Drive in the Southwest 1/4 of Section 24, the City Planning Commission does hereby recommend to the City Council that Petition 84-3-2-10 be approved subject to the following conditions : (1) that Site Plan dated 7/19/84, prepared by Norton & Associates, Architects, which is hereby approved shall be adhered to; (2) that the Building Elevation Plan dated 6/13/84, prepared by Norton & Associates, Architects, which is hereby approved shall be adhered to; and (3) that the Landscape Plan dated 7/23/84, prepared by Harold Thomas Nursery which is hereby approved shall be adhered to and the landscaping shown thereon shall be installed prior to issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; for the following reasons : (1) The proposed use complies with all of the special and general 10 waiver use standards and requirements set forth in Section 11 .03 and 19.06 of Zoning Ordinance #543. (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 adjacent and surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-2-11 by T. Guastello & J. Anderson requesting waiver use approval to utilize a Class C Liquor License within a restaurant proposed to be constructed on the east side of Middlebelt , north of Schoolcraft in the Southwest 1/4 of Section 24. There was no one present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 84-3-2-11 closed. On a motion duly made by Mr. Morrow, seconded by Mrs. Naidow and unanimously adopted, it was IL#7-134-84 RESOLVED that, pursuant to a Public Hearing having been held on July 24, 1984 on Petition 84-3-2-11 by T. Guastello & J. Anderson requesting 9177 waiver use approval to utilize a Class C Liquor License within a restaurant proposed to be constructed on the east side of Middlebelt Road, north of Schoolcraft in the Southwest 1/4 of Section 24, the 1640 City Planning Commission does hereby recommend to the City Council that Petition 84-3-2-11 be approved subject to the following con- ditions: (1) that Site Plan dated 7/19/84, prepared by Norton & Associates, Architects, which is hereby approved shall be adhered to; (2) that the Building Elevation Plan dated 6/13/84, prepared by Norton & Associates, Architects, which is hereby approved shall be adhered to; and (3) that the Landscape Plan dated 7/23/84, prepared by Harold Thomas Nursery which is hereby approved shall be adhered to and the landscaping shown thereon shall be installed prior to issuance of a Certificate of Occupancy and thereafter permanently maintained in a health condition; for the following reasons: (1) The proposed use complies with all of the special and general waiver use standards and requirements set forth in Section 11 .03 and 19.06 of Zoning Ordinance #543. (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 adjacent and surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions on Section 23.05 of Zoning Ordinance #543, as amended. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-6-2-22 by Windmill Fruit Market requesting waiver use approval for the outdoor sale of plant materials from property located on the north side of Plymouth Road between Stark and Wayne Roads in the Southwest 1/4 of Section 28. Mr. Nagy: There is a letter in the file from the Engineering Division dated 7/21/84 stating there appears to be no engineering problems connected with this petition. Andrew Anusbigian, 34800 Plymouth Road, petitioner: This was a Kinney Shoe Store. I have a 12' overhang. We sell bedding plants and I want to go out 20' with the bedding plants. Mr. Zimmer: Will this be all on your peoperty? Mr. Anusbigian: Yes. 1rs. Sobolewski : I noticed that you have expanded and would like to know if you are going into the parking spaces that are there. r. Anusbigian : On the east side there are no parking spaces. 9178 Mrs. Sobolewski : I don't have a problem here because the Ordinance allows a temporary use of outdoor sales. I don't have any problem with the flowers but I 11 41 do have a problem with the extension. Mr. Falk: The only problem is that everywhere we have allowed someone to put outdoor sales, they have tried to expand it . There is a traffic problem here. Mr. Morrow: What is the duration you are looking for on this? Mr. Anusbigian: About a six-week period from the 10th of May to the 15th of June. We have a florist in our store, too. R. Hunter, 34901 Standish: I live behind the market. We have been trading at the market and this man runs a very nice, clean, respectable business. His prices are compatible to others in the area. There were no problems until the florist shop apross the street went up. He has his whole parking lot filled with plants. I don't understand how you can put in a new business and push out one who has been in business. It isn't fair that one can have it and not this man. Mr. Zimmer: It is the proprietor's obligation to petition for outdoor sales. The other florist shop jetitioned at the time he opened up for outdoor sales. The fact that he has done it in the past is irrevelant. Our problem now is that having granted one, we now have another. Mr. Hunter: How many restaurants, bars and party stores do we have in that area? We are talking about a man with about four to six weeks of business. If it ii0was a mess and a problem, I could understand. iMr. Vyhnalek: On a waiver, can you put a time limit? Mr. Nagy: Once it is granted, it is usually granted for one year but on the other hand, this man has asked for a specific time period. It could be con- ditioned. Mr. Zimmer: The plan you submitted doesn't go with what you said here tonight. What specifically are you asking? Mr. Anusbigian: Just 20 feet east. Mr. Groves: : I live in the subdivision behind the Windmill . I took offense about the unfitness of the other stores. What attracted me to Livonia is it had a nice country look to it. With his bedding plants out, I think it really added an attractiveness. George Usitalo, 11721 Boston Post : I have shopped here since it opened. He runs a clean, smooth place. When he sells the plants, there is an isleway between the plants. The man across the street knew this business was here. Cheryl Groves, 11701 Boston Post: I wonder why since he went through all the waivers, across the street he is allowed to use half of a public parking lot for flowers. You can't even get into the parking lot because of the flowers. I[0 Since it is so strict and he had to go through all he had to go through, how can he have aparking lot that is loaded with plants. Mr. Falk: I am telling you the key word is control .through waiver approval . I can't understand why this man is hassled when the man across the street is allowed 9179 to go all over the parking lot. There was no one else present wishing to be heard regarding this item and Mr. Zimmer, 10 4 Vice Chairman, declared the public hearing on Petition 84-6-2-22 closed. 40n a motion duly made by Mrs. Sobolewski , seconded by Mrs. Naidow and unanimously adopted, it was #7-135-84 RESOLVED that, pursuant to a Public Hearing having been held on July 24, 1984 on Petition 84-6-2-22 by Windmill Fruit Market requesting waiver use approval for the outdoor sale of plant materials from property located on the north side of Plymouth Road between Stark and Wayne Roads in the Southwest 1/4 of Section 28, the City Planning Commission does hereby recommend to the City Council that Petition 84-6-2-22 be approved subject to the following conditions : (1) that the outdoor sales will be limited to plant materials and bedding plants only; (2) that the outdoor use is approved only for the period of time petitioned for which is May 1st to June 15th; and (3) that the outside area devoted to outdoor sales shall be strictly limited to the walkway area under the overhang and no further east than 20' by the width of the walkway which is 12' . for the following reasons: (1) The proposed use is a minor and compatible expansion of the principle use of the property which is produce sales. IL (2) The proposed use will have little impact on the surrounding uses of the area as it will be confined to that area immediately under the canopy and no further east than the width of the canopy. (3) that the duration of the outdoor sales is limited to the period between May 1st and June 15th. 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. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-6-3-2 by the City Planning Commission pursuant to Ordinance #50 of the City of Livonia to vacate a 20' wide public utility easement located on property located on the east side of Middlebelt Road, north of Five Mile Road in the Southwest 1/4 of Section 13. Mr. Nagy: There is a letter dated June 14, 1984 in the file from the Engineering Division which states that the enclosed descr.ipion applies only to the Burger King Corporation site and leaves in place all other easements retained for public purpose and use over the original vacated alley. 9180 There was no one present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 84-6-3-2 closed. 110 On a motion duly made by Mr. Kluver and seconded by Mr. Vyhnalek, it was ' #7-136-84 RESOLVED that, pursuant to a Public Hearing having been held on July 24, 1984 on Petition 84-6-3-2 by the City Planning Commission to vacate a 20' wide public utility easement located on property located on the east side of Middlebelt Road, north of Five Mile Road in the Southwest 1/4 of Section 13, the City Planning Commission does hereby recommend to the City Council that Petition 84-6-3-2 be approved for the follow- ing reasons: (1) There are no City owned utilities located within the easement. (2) The property owner has provided an alternative easement to accommodate relocated Detroit Edison and Michigan Bell equip- ment which currently makes use of the subject easement . (3) The Division of Engineering has no objection to the vacating of the subject easement. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Ordinance #50 of the City of Livonia, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Naidow, Sobolewski , Vyhnalek, Falk, Zimmer NAYS: None ABSTAIN: Morrow Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution 11110 adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-7-1-18 by Raymond Kalinowski , Kal & Co., to rezone property located on the north- east corner of Six Mile and Haggerty Roads in the Southwest 1/4 of Section 7 from R5-C and C-2 to P.O. Mr. Nagy: There is a letter in the file dated July 3, 1984 from the Engineering Division which states that an off-site sanitary sewer extension would be required in connection with the development of the site. In addition, retention of site drainage may be required due to a restricted storm sewer outlet through the adjacent Trinity Baptist site. Mr. Zimmer: Are you aware of the two conditions by Engineering? Daniel Redstone, Architects for the development and representing the petitioners : Yes. The purpose of the rezoning is to develop the property of twenty acres to an office development. The P.O. zoning which is more restrictive in use would be a higher and better use and a major asset to the City of Livonia. ILMrs. Spencer, 39100 Six Mile Road: I would like to know when this is going to begin and how will it effect me. It is rather strange that on secretaries' day my employer took me to lunch and I made a comment that my property is filled 9181 • with surveyor's sticks. I called City Hall and talked to the Treasurer's Office and they referred me to the Assessor's office. Then the Engineer- ing Department. Nobody knew anything about them. Then they sent me to the Planning Department; I think it was Mr. Nagy. Nobody could tell me what these sticks were for. There were fourteen of them on my piece of property. I do my own mowing and mowing around these sticks. All these departments couldn' t tell me who was doing the surveying, so I pulled them all out except the four corner sticks. Then I get this notice that you are reducing the zoning from C-2 to professional . I have been there since 1950. I take care of myself with the thought that one day I could sell it, possibly in the commercial zoning. By approving this, this negates that possibility and I am not confortable with this. I would like help from you and suggestions because I think my security blanket is being taken away from me. Mr. Zimmer: This petition is to change two types of zoning to one. In that respect, I guess I would agree that it makes it less possible for you to sell but you still can pursue new types of zoning at any time. Mr. Falk: Were you approached by the people who own the adjacent land to sell? Mrs. Spencer: Yes, and it was insulting and I was harassed. I have been approached twice for a commercial site. Mr. Falk: You understand that this is a recommending body and it has to go to City Council ? Mrs. Spencer: Should this be approved for professional , that automatically decreases the value of my property. ' Mr. Zimmer: We are getting into conversation that we know nothing about. We are only amatures on the(,incnease or decrease of values. I take it you are in opposition of this petition. Mr. Serrano, 39198 Stacey: What type of offices are you planning to build? Mr. Zimmer: Mr. Serrano, this is a rezoning procedure and plans tonight may never take place. All we are doing here tonight is changing the zoning. He may or may not proceed with his plans. You will be notified when he comes in with a plan. Mr. Redstone: The owner intends to use the property and facility himself and it looks like a four-story office building. There was not one else present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 84-7-1-18 closed. On a motion duly made by Mr. Kluver, seconded by Mr. Vyhnalek and unanimously adopted, it was #7-137-84 RESOLVED that, pursuant to a Public Hearing having been held on July 24, 1984 on Petition 84-7-1-18 by Raymond Kalinowski , Kal & Co. , to rezone property located on the northeast corner of Six Mile and Haggerty Roads in the Southwest 1/4 of Section 7 from R5-C and C-2 to P.O. , the City 9182 Planning Commission does hereby recommend to the City Council that Petition 84-7-1-18 be approved for the following reasons : IL (1) The proposed change of zoning would provide for land uses which are more restrictive in nature than the general commercial uses designated by the Future Land Use Plan. (2) The proposed change of zoning would provide for uses that are more compatible to the existing and proposed uses in the surround- ing area. (3) The proposed change of zoning would promote more orderly development and encourage more compatible uses for vacant lands in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Morrow, seconded by Mrs. Naidow and unanimously adopted, it was #7-138-84 RESOLVED that, the Planning Commission does hereby determine to waive the provisions of Section 10 of Article VI of the Planning Commission Rules of Procedure regarding the seven-day period concerning effective- ness of Planning Commission resolutions in connection with Petition 84-7-1-18 by Raymond Kalinowski , Kal & Co. , to rezone property located on the northeast corner of Six Mile and Haggerty Roads in the Southwest 110 1/4 of Section 7 from R5-C and C-2 to P.O. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-7-2-23 by Wonderland Shopping Center requesting waiver use approval to expand and construct buildings in excess of 30,000 square feeet on the southwest corner of Plymouth and Middlebelt Roads in Section 35. Mr. Shane explained the site plan layout of this development in detail to the Commission. Thomas Weldon, 20012 Orangelawn: Will the wall be raised at all? Mr. Shane: It will remain at the same height. Mr. Weldon: Being a landowner behind the wall , I would like to ask the petitioners what they feel will be the increase in traffic and what percent increase there will be in shoppers. Mr. Redstone: We expect to generate more shoppers but a clear-cut percentage I can't give you. The vacant land being developed is to accomplish more parking for the site. Mr. Weldon:IL The present wall comes up about five feet. Right now if you don't go any higher and you are going to increase traffic, I am against this because we have semi trucks parking along the wall with their diesel engines run- ning all hours of the night. We have a situation where we have a car rental company parking cars by the service building and a mechanic working 9183 on cars during the days and painting them. We have kids hopping the walls. With such a low fence, it is easy to go over. With increased traffic, it will be even worse. I am against the expansion because it will make it unbearable for us unless you increase the height of the wall so people can't hop over it and go through garages or let air out of tires. Most of my neighbors are against this also because of the noise and we are faced with another noise situation with the Big Boy and that will be increased. Mr. Zimmer: What is the wall requirement? Mr. Nagy: No less than five feet; no more than seven feet. Mr. Zimmer: Your relief seems to lie in the height of the wall . Mr. Weldon; Basically, yes. And the parking of semis behind the wall . Mr. Falk: You should approach the admininstration regarding the trucks running to get someone out there when the trucks are running. Call the Environmental people and tell them how long it is running and how many there are and ask for someone to come out there. J. Schostak: , Developer and owner of Wonderland Shopping Center: We don't permit the semis to park there. They are abandoning the trucks and going to the restaurant to eat. We have just purchased that about a year ago. Once it becomes an enclosed, controlled environment, it will change dramatically. The wall does conform to the Ordinance and I don't think even if it was a foot taller it would stop kids from going over it . We are monitoring the site and I think when it is enclosed you will see it much better. Mr. Zimmer: Do you have twenty-four hour security? Mr. Schostak: Yes, we do. There was no one else present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 84-7-2-23 closed. On a motion duly made by Mr. Morrow, seconded by Mr. Vyhnalek and unanimously adopted, it was #7-139-84 RESOLVED that, pursuant to a Public Hearing having been held on July 24, 1984 on Petition 84-7-2-23 by Wonderland Shopping Center requesting waiver use approval to expand and construct buildings in excess of 30,000 square feet on the southwest corner of Plymouth and Middlebelt Roads in Section 35, the City Planning Commission does hereby recommend to the City Council that Petition 84-7-2-23 be approved subject to the following conditions: (1) that parking of any large trucks on the south of the east/west road at the rear of the buildings shall be strictly prohibited; (2) that the Site Plan dated 7/23/84, prepared by Wah Yee Associates, Architects, which is hereby approved shall be adhered to; (3) that the Landscape Plan dated 7/12/84, as revised, prepared by Daniel Krause Associates, Landscape Architects, which is hereby approved shall be adhered to and the landscape materials shall 9184 be installed prior to issuance of a Certificate of Occupancy and thereafter maintained in a healthy condition ; and (4) that the Building Elevation Plans dated 7/21/84, marked Sheets C, L and R, prepared by Wah Yee Associates, Architects, which are hereby approved shall be adhered to; for the following reasons : (1) The proposed use is in compliance with all applicable waiver use standards and requirements set forth in Section 11 .03 and 19.06 of Zoning Ordinance #543. (2) The subject site has the capacity to support the proposed use. (3) The proposal represents significant modernization and upgrading of one of the City's major commercial centers. (4) The proposal will have a positive impact on surrounding area businesses along Plymouth Road by providing an incentive to upgrade their facilities. 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. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. 110 On a motion duly made by Mr. Vyhnalek, seconded by Mr. Morrow and unanimously adopted, ' i t was #7-140-84 RESOLVED that, the Planning Commission does hereby determine to waive the provisions of Section 10 of Article VI of the Planning Commission Rules of Procedure regarding the seven-day period concerning effective- ness of Planning Commission resolutions in connection with Petition 84-7-2-23 by Wonderland Shopping Center requesting waiver use approval to expand and construct buildings in excess of 30,000 square feet on the southwest corner of Plymouth and Middlebelt Roads in Section 35. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-4-1-15 by the City Planning Commission pursuant to Section 23.01 (b) of Zoning Ordinance #543, to rezone property located north of Six Mile Road, west of Middlebelt Road in the Southeast 1/4 of Section 11 from P.S. to C-2. Mr. Nagy: There is a letter in the file from the Engineering Division stating there are no engineering problems connected with this rezoning proposal . There was no one present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 84-4-1-15 closed. IOn a motion duly made by Mrs. Na i dow, seconded by Mr. Vyhnalek and unanimously adopted, 4 pit was 9185 #7-141-84 RESOLVED that, pursuant to a Public Hearing having been held on July 24, 1984 on Petition 84-4-1-15 by the City Planning Commission pursuant to Section 23.01 (b) of Zoning Ordinance #543 to rezone property located north of Six Mile Road, west of Middlebelt Road in the Southeast 1/4 of Section 11 from P.S. to C-2, the City Planning Commission does hereby determine to table Petition 84-4-1-15. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Sobolewski and seconded by Mrs. Naidow, it was #7-142-84 RESOLVED that, the minutes of the 477th Regular Meeting held by the City Planning Commission on July 10, 1984 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Naidow, Sobolewski , Vyhnalek, Falk, Zimmer NAYS: None ABSTAIN: Kluver, Morrow Mr. Zimmer, Vice 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 #7-143-84 RESOLVED that, pursuant to Section 23.01 (b) of Zoning Ordinance #543, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to rezone property located 11; on the south side of Six Mile Road, east of the 1-275 Freeway in Section 18 from C4-I 1 to C-2. AND THAT, notice of such hearing shall be given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Zimmer, Vice Chairman, announced that Petition 84-5-8-23P by the Southland Corporation requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct a 7-Eleven Store on the southwest corner of Seven Mile and Inkster Roads in Section 12, is removed from the agenda due to lack of information regarding the proposed development. On a motion duly made by Mr. Kluver, seconded by Mr. Morrow and unanimously adopted, it was #7-144-84 RESOLVED that, the City Planning Commission does hereby approve Petition 84-7-8-27P by Sheldon M. Korn requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct a professional office building on the north side of Five Mile Road between Levan and Golfview in Section 17, subject to the follow- ing conditions : 9186 (1) that the Site Plan dated 7/23/84, prepared by John A. Allen Architects, which is hereby approved shall be adhered to; (2) that the Building Elevation Plan dated 7/23/84, prepared by John A. Allen, Architects, which is hereby approved shall be adhered to; and (3) that the Landscape Plan dated 7/23/84, prepared by John A. Allen, Architects, which is hereby approved shall be adhered to and the landscape materials shall be installed prior to issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow, seconded by Mr. Vyhnalek and unanimously adopted, it was #8-145-84 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Sign Permit Application No. 1103 by Burns Sign Company for Al Margolin requesting approval to erect a replacement ground sign on property located on the south side of Five Mile Road, west of Farmington Road in Section 21 be approved subject to the following condition: (1) that the sign graphics as shown on Drawing Number L-5, dated 7/12/84, prepared by Burns Sign Company, which proposes a 130 square foot sign 30' high, which is hereby approved shall be adhered to. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver and seconded by Mr. Vyhnalek, it was #8-146-84 RESOLVED that, pursuant to Section 23.01 (b) of Zoning Ordinance #543, the City Planning Commission does hereby establish and order that a V public hearing be held to determine whether or not to rezone property located north of Six Mile Road, east of Wayne Road in Section 9, from P.L. to R-4B. AND THAT, notice of such hearing shall be given in accordance with the provisions of Section 19.06 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Morrow, Naidow, Sobolewski , Vyhnalek, Falk NAYS: Zimmer ABSENT: None Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. i 9187 On a motion duly made, seconded and unanimously adopted, the 478th Regular Meeting and Public Hearings held by the City Planning Commission on July 24, J 110 1984, was adjourned at 11 :15 p.m. CITY PLANNING COMMISSION / Jose. J. F- , etary 4:,4 .4A.Z./:-/ 2 ATTEST: ::.4.-e., ^' ' Je Z i mine r, Vi Chairman ac