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HomeMy WebLinkAboutPLANNING MINUTES 1984-09-25 yL34 1110 MINUTES OF THE 483rd REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, September 25, 1984, the City Planning Commission of the City of Livonia held its 483rd Regular Meeting and Public Hearings in the Livonia City Hall , 33000 Civic Center Drive, Livonia, Michigan. Mr. Lee Morrow, Chairman , called the meeting to order at 8:00 p.m. , with approximately 50 interested persons in the audience. Members present: Lee Morrow Donna Naidow Russ Smith Donald Vyhnalek Sue Sobolewski Members absent: Joseph Falk Herman Kluver Jeanne Hildebrandt 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 in- volves 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. Ms. Sobolewski , Secretary, announced the first item on the agenda is Petition 84-8-1-25 by Augusto M. Tartaglia & Robert Zaschak requesting to rezone property located on the east side of Middlebelt Road, south of Six Mile Road in the Northwest 1/4 of Section 13 from RUF to P.S . Mr. Nagy: There is a letter in the file from the Engineering Division stating that there are no storm sewers readily available to this site and a letter from Norman Rupp, a resident in the area, requesting that the Planning Commission deny this petition. Robert Zaschak, 19468 Fitzgerald, Livonia, was present. Mr. Morrow: Are you the current owner of the property? Mr. Zaschak: Yes, me and my partner. We purchased the property on a land contract six years ago. Mr. Morrow: Is the home on the property currently in use? Mr. Zaschak: Yes, it is. We have been renting it. Mr. Morrow: Would you share with the Commission and audience what you intend to accomplish with this rezoning? Mr. Zaschak: We have plans to locate a building along the lower property line. It would be a colonial design-type building for general office use. There is an office interested in this which is currently located in Livonia. It will be a sales operation . Salesmen coming in in the morning for a brief meeting and then they will be gone for the day. There will be no traffic problem with people coming in and out. They 9235 don't sell from within the building. The salesmen go out. P.S. zoning would not be out of line. With RUF zoning, we don't even make the monthly payment. We are far enough south of Six Mile where there would be no problem with traffic back-up. It is true there is no sewer but we can connect to the Church behind us. We would rather have a greenbelt than a masonry wall . The building would be divided up. Mr. Morrow: There could be subsequent leasing to other uses? Mr. Zaschak: There will be one office of 1 ,000 square feet up front and our current client would take the balance. Mr. Morrow: General offices would require a waiver of use approval . Mr. Zaschak: That is a possibility. This is a spec right now. Mr. Vyhnalek: What are your plans for the remaining 320' ? Mr. Zaschak: Parking and landscaping. Mr. Vyhnalek: Parking all the way back? Mr. Zaschak: Yes . The front 40' is all landscaping. Mr. Vyhnalek: You have only 82' in width. By the time you put your building at 40' , you will have 42' for sidewalk and driveway and you want parking on the other side? Mr. Morrow: Again, you are aware that a wall is required? Mr. Zaschak: Yes. Sandra Revitzer, 16770 Middlebelt: I just got done putting an $8,000 addition on my home. I wouldn't do that if I thought the property was going com- mercial . The property is not large enough to go in there without causing problems with traffic. All I can see is helping to force people in the area to go commercial or something like he is going into. I was born and raised in Livonia and I am happy with my home and I don't like the ideal of trying to put a large building on a small area. It will force everybody out. Mr. Smith: In back of those lots -- are they landscaped all the way to the back or is it weeds? Mrs. Revitzer: We keep our lot cut, and basically, most of them are cutting all the way back. Mr. Vyhnalek: This is a relatively narrow site. That is one of the concerns of the Commission, and it does not agree with the Future Land Use Plan. IiiMr. Smith: I think we always try to create buffer zones between residential and commercial and I think that was the intent when the parking zone was put in. When this property was purchased six years ago, there was a residence and it was probably purchased because of the house 9236 for residential , not to put an office on it. =Mr. Zaschak: I disagree with you. When you live on a major highway, it isn't a residential area, and there hasn't been a home go in there for twenty- five years. It is a major highway. The whole area from Eight Mile down is commercial . You still have small pockets of RUF but I don't think in the future the homes will be maintained. You will have to expect some progress . Mr. Smith : There are many streets like that. When you reach saturation , you stop and maintain a mixture of commercial and residential . There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-8-1-25 closed. On a motion duly made by Mr. Smith and seconded by Mrs. Naidow, it was #9-197-84 RESOLVED that, pursuant to a Public Hearing having been held on September 25, 1984 on Petition 84-8-1-25 by Augusto M. Tartaglia & Robert Zaschak requesting to rezone property located on the east side of Middlebelt Road, south of Six Mile Road in the Northwest 1/4 of Section 13 from RUF to P.S. , the City Planning Commission does hereby recommend to the City Council that Petition 84-8-1-25 be denied for the following reasons: (1) The proposed change of zoning is in conflict with the Future Land Use Plan as adopted by the City Planning Commission. IL (2) The proposed uses that would be permitted by the proposed change of zoning would be detrimental to the surrounding and established residential uses of the area. (3) The proposed change of zoning, if approved, would tend to lead to the conversion of other residential lands to non-residential uses which would be detrimental to the long-range best interest of the neighboring residential area. (4) The Increase in traffic that would result as a consequence of this proposed change of zoning would be detrimental to and adversely affect the traffic-carrying capacity of Middlebelt Road. 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: Naidow, Sobolewski , Smith, Morrow NAYS: Vyhnalek ABSENT: Kluver, Hildebrandt, Falk Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Sobolewski , Secretary, announced the next item on the agenda is Petition 84-8-1-26 by the City Planning Commission pursuant to Council Resolution #489-84 to rezone property located on the northwest corner of Six Mile and New- burgh Roads in the Southeast 1/4 of Section 7 from C-2 to P.O. 9237 Mr. Nagy:li There is a letter in the file from the Engineering Division stating thatthere are no engineering problems connected with this petition. The Council , by resolution, has referred this matter to the Planning Commission and pursuant to the Zoning Ordinance requirements, we are required to give notice of this public hearing to all property owners within 500 feet of the subject property. We have representation here tonight of the property owners with respect to the effect this change of zoning would have on their property. Mark Rosenfeld, President of Jacobson's Stores, owners of the property under petition : With me tonight is David Gibson, Vice President of Amlea, Inc. , our Canadian partner in this venture. We would like you to retain the current zoning of C-2. We are optimistic about the opportunity to develop this property as a quality shopping center. We would like you to understand our difficulty in developing the property over the last ten years. We have a substantial investment in this property. When I started with Jacobson's in 1972, I worked with Mr. DiPonio as my major project. I was involved in this process since the beginning. We purchased the property from Mr. DiPonio with the intention of developing the shopping center but we went into a recession -- the whole area in Michigan went into a recession. We have had a difficult time of selling the Laurel Park idea to any other major retailers. We have contacted all major department store chains in the United States since we have acquired the property. In the meantime, we worked with Amlea and continued to search for another anchor store. I would like to show you some articles from the Detroit Free Press to the effect that basically say that Detroit has a bad image. I think that now the attitude is changing and the Detroit market is coming out of the recession or depression, and attracting invest- ments will be affected. Jacobson's has always felt that Laurel Park is the best location in the Detroit market for development of a quality shopping center. We would love to go ahead tomorrow. Our problem is that it would be very difficult to develop the site by ourselves without one other department store. We have continued to work toward that end but it has been impossible. We feel something can materialize in the near future . We can't promi� it today. There has been talk about major investors switching their major interests from the southwest. We are increasingly optimistic, but it would be impossible for us to induce any interest if the property is rezoned. David Gibson, Vice President & General Manager of Amlea, Inc. , Toronto, Canada : I would like to echo some of the remarks made by Mark. We know Jacobson's very well and have been part of it for twelve years . We have built other shopping centers with them. One of the things we like about Jacobson's is their insistence upon quality development. When we started to look at the Livonia site, we met with Mr. Nagy and others and Mr. Nagy told us what the City expected of us . One of them was that this couldn' t be just a normal shopping center; it had to be of the highest quality. We spent much time and expense on a variety of studies, and we went through a recession. We had some resistance t from department stores for the same reasons that they went through a recession . Department stores are just now beginning to take a look at expansion and are more optimistic looking at the future. We feel 9238 this opportunity is an excellent one, but if the property is down- zoned it would be almost impossible to attract a major retailer to the site and it will only be a matter of time before we get a developer. We have a major investment in the project and are working hard toward its development . These things take a long time to put together. We have worked with Jacobson's Stores since 1978 and are just completing that project. We have the staying power and interest to fulfill our obligations but sometimes it just takes time. Mr. Morrow: The key word is quality and we support that. It is what the City is interested in, but we see it as a regional shopping center and it is tending to become a regional office center. Anything less than a Jacobson's or a quality shopping center would be undesirable to me as a Commissioner. Mr. Smith : I hope you understand that the people who live in Livonia have large investments in their homes and drive by there and see that nothing ever happens to the property except the weeds grow. I hope that you will see that something has to be done. Mr. Vyhnalek: Jacobson's has a one-anchor store location . Where is that? Mr. Rosenfeld: In Rochester. That store does bring home the point that it is very difficult to finance and develop a one-anchor store center. Rochester especially has been a learning experience . It has proved to us that we can be successful by ourselves because we are successful there. It has proved to us that Detroit is a good market. It has also proved to be a very difficult shopping center from the developer's viewpoint to operate and I have to admit that the shopping center has not been too successful . It would be very difficult to finance a shopping center with just Jacobson's but we think also that this is a good market. Mr. Vyhnalek: Do you need the whole 55 acres? Mr. Rosenfeld: We need the whole 55 acres to develop with Amlea. Paul Riggio, Vice President & Controller of Greenfield Construction Company: I would like to represent Mr. DiPonio on behalf of Greenfield. We have waited 9 to 10 years for this shopping center to come about. Mr. DiPonio was working with these gentlemen for a number of years and had a lot of promises. He heard the same story about an anchor store for the last four years. All we hear is that it will be difficult. No one finds developing easy but development is taking place around the area. 1-275 has buildings on the Northville, Livonia and Farmington Hills sides . I think this should be considered. Mr. Morrow: You are in support of the change of zoning? Mr. Riggio: Yes . 1[71r. Vyhnalek: Does Mr. DiPonio have any investment in this at all? Mr. Riggio: He sold all he had in Laurel Park. We own 8 acres behind Brashear Towers and just north of the subject parcel - 16 acres - from University Drive to just before the housing development. 9239 (10 Mr. Vyhnalek: Do you have plans for that? )Mr. Riggio: Yes , we plan on putting condos in there on the R-7 and we have taken off the market the parcel behind Brashear Towers. Mr. Gibson: Everyone says they have waited long enough but unless you are in the business, it is hard to tell a major firm that. We have worked with major firms and if anyone could have attracted those people, I think we could. They are not prepared to make any progress in the Detroit market at this time. If we could do that , we would do it tomorrow. This is not an easy nut to crack. Mr. Nagy says it is the City's desire to create a "viable town center". That is our hope. The project, Eaton Center, in Toronto, took 15 years. I am glad someone had the patience to see it through. I hope the City of Livonia will see, in its ultimate wisdom, that some of these things are worth waiting for. Mr. Smith : I still say something has to be done. I am not in favor of changing the zoning. I am in favor of pushing you along. Mr. Morrow: I would not like to see us do anything capricious on this until we have had time to look at it a little further. We certainly respect Mr. DiPonio's voice here tonight. There was no one else wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-8-1-26 closed. 110 On a motion duly made by Mr. Smith, seconded by Mrs . Sobolewski and unanimously adopted, it was #9-198-84 RESOLVED that, pursuant to a Public Hearing having been held on 9/25/84 on Petition 84-8-1-26 by the City Planning Commission pursuant to Council Resolution #489-84 to rezone property located on the northwest corner of Six Mile and Newburgh Roads in the Southeast 1/4 of Section 7 from C-2 to P.O. , the City Planning Commission does hereby determine to table Petition 84-8-1-26 until the Planning Commission Study Meeting to be conducted on October 30, 1984. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Sobolewski , Secretary, announced the next item on the agenda is Petition 84-8-1-27 by Emmanuel Danial to rezone property located on the east side of Levan Road, south of Plymouth Road in the Northeast 1/4 of Section 32 from P and RUF to R-7 and C-2. Mr. Nagy: There is a letter in the file dated September 6, 1984 from the Engineering Division regarding this item. They state that Levan Road has not been dedicated to its fullest extent of 43' . There is a letter from Mr. Thompson on Levan Road objecting to the change of zoning and a petition of approximately 85 signatures of resi- dents indicating their objection to this petition. 1 Mr. Stauch, 20411 W. Twelve Mile Road, Suite 202 , Southfield, representing the petitioner: Mr. Danial has owned this property for several years. It is zoned commercial with parking behind it. Mr. Danial is somewhat loose on ideas as to what to do with the property. Something conducive to the area. He has heard about the concerns of the people in the area and will make any amendments to his plan . We suggest that we retain 9240 the frontage for residential and the back for multiple dwellings and a portion for commercial . He wants to put in a shopping center. We think the multiple zoning will act as a buffer to the neighbor- ing property. He just wants to work with the City. We are willing to have the matter tabled so we can work out something for the property and still not be injurious to the neighborhood. Mr. Morrow: Levan is a residential road. I think it is a little far away from Plymouth Road to start introducing multiples. Any type of multiple would have to have an entrance off a main road. - Mrs . Sobolewski : I think when we discussed this, we didn't think this would be con- ducive to the area. The plans I am seeing right now absolutely will not get my vote. Mrs. Deman, 11053 Levan : This is a residential area. I have lived here 17 years. Single homes would be okay but not multiple. Commercial on Plymouth Road but not on Levan. Mr. Smith: Would you object to mulitple on Plymouth Road? Mrs. Deman: No, if they' re on Plymouth. Donald Duff, 35936 Leon: I lived through the fiasco of building the Sherwood without a greenbelt. I said it was too high but the City came out and said it wasn't. It is , and now we are told we have to get them to remove some of the dirt . Now we are flooded. We are looking at the back 110 of a restaurant. Multiple dwellings don't even fit into this at all . It would make the area look like hell . You should have an area for multiple, just like for industrial . I think I speak for the majority of the neighbors. (Applause) William McIntyre, 35996 Leon : I commend you for asking on the first item about what he was going to do with the property. We felt sorry for this man when he built the liquor store and couldn' t get a license. Now he is going to develop this. It was stated in the first item something about Mr. DiPonio being a major property owner and I think we are just as important as Mr. DiPonio. Mr. Stauch: There is a parking lot here and we could build a shopping center right now but we don't think that would be as good for a residential area as multiples. We want to down-zone the property. Mr. Morrow: It seems you want to be sympathetic to your neighbors even to the degree that you might want to talk with them and come back with a petition they could support. We have to act on what we see here tonight. Mr. Duff: We just don't want multiples there. Sell us that piece of junk and go ahead and develop your commercial . Mr. Vyhnalek: Is it feasible to develop a subdivision? Mr. Stauch: I don' t think so, 9241 James Norville, 35925 Leon: Did he know what the property was when he bought it? Mr. Stauch : My client Just advised me that he would be willing to put in a subdivision there. Would he then withdraw this petition? Mr. Nagy: The petitioner has a right to withdraw his petition but it doesn't solve anything. The petitioner also has a right to amend his petition and have a rehearing. Since he is willing to pursue a subdivision, it might be good to table the matter now and give him time to pursue the matter and come back for a rehearing. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-8-1-27 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Sobolewski and unanimously adopted, it was #8-199-84 RESOLVED that, pursuant to a Public Hearing having been held on 9/25/84 on Petition 84-8-1-27 by Emmanuel Danial to rezone property located on the east side of Levan Road, south of Plymouth Road in the Northeast 1/4 of Section 32 from P and RUF to R-7 and C-2, the City Planning Commission does hereby determine to table Petition 84-8-1-27 until the Planning Commission Study Meeting to be held on October 16, 1984. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. `Mrs. Sobolewski , Secretary, announced the next item on the agenda is Petition 84-8-2-29 1[0, by Giuseppe Mainella requesting waiver use approval for an SDM License to be used in connection with an existing business located within the Merri-Five Shopping Center located on the northeast corner of Five Mile and Merriman Roads in the Southwest 1/4 of Section 14. Mr. Nagy: There is a letter in the file from the Engineering Division stating there are no engineering problems connected with this petition. Mr. Morrow: How far away is the Church in that area? Mr. Nagy: On the borderline of 400' . Giuseppe Mainella, 13960 Berwick, Livonia, petitioner, was present. Mr. Morrow: How long have you been owner of this business? Mr. Mainella: I took it over on July 16, 1984. Mr. Morrow: The license was not part of the operation? Mr. Mainella: No. Mr. Morrow: Have you since found out that your business is dependent on a license? Mr. Mainella:IL Yes. There was one originally in there. I grew up in the neighbor- hood and I can't see why I can't get it back in there. I don't know what happened to the license. It was put in escrow or something. Mr. Morrow: We cannot override the Ordinance the the Ordinance precludes us from approving this request because of the proximity of two, possibly three, 9242 other SDM Licenses and the Church is approximately 400' from this site. We have to abide by the Ordinance and cannot grant this waiver use. The Council can take action to grant you that waiver but we as a Commission cannot. 111" Mr. Smith : Was that license lost because of a violation? Mr. Mainella: I am not sure what happened to it. Mr. Smith: There are already two licenses within the 400' and how can we deny this gentleman the same privilege? Mr. Morrow: The petitioner would have to appeal to the Council to waive the requirement. Mr. Mainella: I don't understand how I can' t get this because this was one of the original beer and wine stores in the area. Customers come in now for bread and other items and they want to know what happened to the beer and wine. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-8-2-29 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Smith and unanimously adopted, it was I#9_200_84 RESOLVED that, pursuant to a Public Hearing having been held on September 25, 1984 on Petition 84-8-2-29 by Giuseppe Mainella requesting waiver use approval for an SDM License to be used in connection with an existing business located within the Merri-Five Shopping Center located on the northeast corner of Five Mile and Merriman Roads in the Southwest 1/4 of Section 14, the City Planning Commission does hereby recommend to the City Council that Petition 84-8-2-29 be denied for the following reasons: (1) The petitioner has failed to demonstrate that the proposed use is in compliance with the general waiver use standards set forth in Section 19.06 of Zoning Ordinance #543. (2) The proposed use fails to comply with Section 11 .03(r) (1) of Zoning Ordinance #543 which requires a minimum 500' separation of a proposed SDM Licensed establishment from an existing SDM Licensed establishment. (3) The proposed use fails to comply with Section 11 .03(r) (2) of Zoning Ordinance #543 which requires a minimum 400' separation of a proposed SDM Licensed establishment from an existing Church structure. (4) The subject area of Five Mile Road and Merriman Road is already adequately served with three such SDM Licensed establishments located in close proximity. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the ::provisions of Section 23.Q5 of Zoning Ordinance #543, as amended. r. Morrow, Chairman , declared the motion is carried and the foregoing resolution adopted. 9243 Mrs. Sobolewski , Secretary, announced the next item on the agenda is Petition 84-9-2-30 by T. Rogvoy Associates, Inc. , for Apostolic Christian Church requesting waiver use approval to construct a nursing home and care facility for the aged on the south side of Wentworth , west of Middlebelt Road in Section 14. Mr. Nagy: There is no correspondence in the file regarding this petition. Floyd Wieland, Pastor of Apostolic Christian Church, 29575 Wentworth: The property was purchased for a home for the aged and rezoned to P.S. Mrs. Sobolewski : In this development, ins there one bed per unit? Pastor Wieland: Some have one and some have two. There are 66 beds . A site plan of the proposed development was displayed and the audience was invited to join the Commission and petitioner in discussion regarding it. Mrs. Sobolewski : Are your residents ambulatory? Pastor Wieland: Yes, they are. Mrs. Sobolewski : They are able to walk around and enjoy the property? Pastor Wieland: Yes. - Mrs. Sobolewski : No apartments where husband and wife live together? Pastor Wieland: There may be. Mrs. Sobolewski : But they are normally able to care for themselves? Pastor Wieland: Yes. T. Rogvoy, Architect for the petitioner: In the area around the buildings, we intend to maintain the existing natural wooded area, cutting out only that portion needed to accommodate formal landscaping. Mr. Morrow: Is there any lighting that may intrude on residents to the north? Mr. Rogvoy: No, there is no lighting shown on the site plan. We have kept all the parking to the south and therefore the natural wooded area between the residential area to the north and the development. There will be very little lighting required and that will be low- level . Mr. Rogvoy explained the site plan in detail , and the landscaping plan and floor plan were also reviewed. Mr. Vyhnalek: What percentage is for the greenbelt area? Mr. Nagy: Between 55 and 59 percent. Mrs. Sobolewski : Where is the air conditioning units stored? Mr. Rogvoy: Most of our equipment is inside. It is conceivable that the air conditioning will be roof-top units . All the equipment will be 9244 screened from view and sound by the roof lines. Mrs. Sobolewski : Is that shown on the plans? /Mr. Rogvoy: Yes, it is. The mechanical equipment room will be inside. Edna McCullough, 15688 Oporto: That building will be behind our lot. Will we have a 150' buffer zone behind our property? I am concerned about that generator. Mr. Nagy: The green panel still remains in the City's ownership. Mrs. McCullough: Will we have a 150' buffer zone there? Mr. Nagy: Yes. Harry Van Ess, 29680 Wentworth : First this was a home for the aged. Now it says nursing home and care facility. At the last Council meeting, we were told it was a home for the aged. Pastor Wieland: We originally applied for a home for the aged. As of today, this is all we have. Mr. Morrow: You have not digressed from your original request? Pastor Wieland: When we started, we started with a nursing home. We had to change to a home for the aged because that is all we could acquire. ;Mr. Morrow: You have a home for the aged but you have always wanted a nursing home but haven't been able to get that. Is that correct? Pastor Wieland: Yes. Mr. Nagy: The P.S. Zoning District regulations in the waiver use section does not distinguish between homes for the elderly, home for the aged, or nursing homes. On their drawings they still use nursing center and that is why on this petition tonight it says nursing home. They are all treated under the same Ordinance no matter how they put it. The standards of the State are they own concern. Mr. Van Ess : Do you plan to make the roads going in there a little wider? Mr. Rogvoy: Yes, they will be. Mr. Walbridge, 29600 •Westworth : How are they going to bring all those trucks and things in there without ruining everything? Mr. Rogvoy indicated on the site plan a road to the south of the property that would be used for all traffic and indicated where the parking area would be. There was no one else wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-9-2-30 closed. On a motion duly made by Mr. Smith , seconded by Mrs. Sobolewski and unanimously adopted, it was 9-201-84 RESOLVED that, pursuant to a Public Hearing having been held on September 25, 1984 on Petition 84-9-2-30 by T. Rogvoy Associates , Inc. , for Apostolic JL-zJ Christian Church requesting waiver use approval to construct a nursing home and care facility for the aged on property located on the south side of Wentworth Avenue, west of Middlebelt Road in the Southeast 1/4 of Section 14, the City Planning Commission does hereby recommend to the City Council that Petition 84-9-2-30 be approved subject to the following conditions: (1) that Site Plan dated 9/6/84, prepared by T. Rogvoy, Inc. , Architects, which is hereby approved shall be adhered to; (2) that the Building Elevation Plan, sheet 3, dated 9/6/84, prepared by T. Rogvoy, Inc. , Architects , which is hereby approved shall be adhered to; (3) that the Landscape Plan prepared by John Grissim & Associates , Inc. , which is hereby approved shall be adhered to and the landscaping shall be installed on the site prior to issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; for the following reasons : (1) The proposed use is in compliance with all of the special and general waiver use standards and requirements set forth in Section 9.03 and 19.06 of Zoning Ordinance #543. (2) The subject site has the capacity to support the proposed use. (3) The proposed use will be compatible to and in harmony with the surrounding uses in the area. (4) The proposal will provide for facilities that are needed in the community. 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. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Sobolewski , Secretary, announced the next item on the agenda is Petition 84-8-7-3 by the City Planning Commission to amend Part II of the Master Plan, the Master Civic Center Plan, by incorporating the planned location for the Environmental Art Sculpture as selected by the Livonia Cultural League. There was no one present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-8-7-3 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Smith and unanimously adopted, it was #9-202-84 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan, 1931 , as amended, the City Planning Comission, having held a public hearing on September 25, 1984 for the purpose of amending Part II of the Master Plan of the City of Livonia, the Master Civic Center Plan, the same is hereby amended by incorporating the planned location for the tel Environmental Art Sculpture as selected by the Livonia Cultural League, 9246 AND, having given proper notice of such hearing as required by Act 285 of the Public Acts of Michigan, 1931 , as amended, the City Planning Commission does hereby adopt said amendment as part of the Master Civic Center Plan of the City of Livonia which is incorporated herein by reference, the same having been adopted by resolution of the City Planning Commission with all amendments thereto, and further that this amendment shall be filed with the City Council , City Clerk and the City Planning Commission and a certified copy shall also be forwarded to the Register of Deeds for the County of Wayne for recording. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Sobolewski , Secretary, announced the next item on the agenda is Petition 84-8-7-4 by the City Planning Commission to amend Part VII of the Master Plan, the Future Land Use Plan, by changing the designation of lands located at the northeast corner of Haggerty and Six Mile Roads from general commercial to office. There was no one present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-8-7-4 closed. On a motion duly made by Mr. Smith, seconded by Mrs. Naidow and unanimously adopted, it was #9-203-84 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan, 1931 , as amended, the City Planning Commission, having held a public hearing on September 25, 1984 for the purpose of amending Part VII of the Master Plan of the City of Livonia, the Future Land Use Plan, the same is hereby amended by changing the designation of lands located at the northeast corner of Haggerty and Six Mile Roads from general commercial to office; AND, having given proper notice os such hearing as required by Act 285 of the Public Acts of Michigan , 1931 , as amended, the City Planning Commission does hereby adopted said amendment as part of the future Land Use Plan of the City of Livonia which is incorporated herein by reference, the same having been adopted by resolution of the City Planning Commission with all amendments thereto, and further that this amendment shall be filed with the City Council , City Clerk and the City Planning Commission and a certified copy shall also be forwarded to the Register of Deeds for the County of Wayne for recording. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Smith, seconded by Mrs . Naidow and unanimously adopted, it was #9-204-84 RESOLVED that, pursuant to a Public Hearing having been held on August 21 , 1984 on Petition 84-7-2-24 by Michael Turchanik requesting waiver use approval to construct and operate a coin-operated self-serve car wash on the northwest corner of Joy Road and Hix Road in the Southwest 1/4 of Section 31 , the City Planning Commission does hereby recommend to the City Council that Petition 84-7-2-24 be approved subject to the following conditions: 9247 (1) that the Site Plan prepared by Michael Turchanik, dated 9/24/84, which is hereby approved shall be adhered to; (2) that the Building Elevations shown on the approved Site Plan which are hereby approved shall be adhered to; and (3) that the Landscape Plan dated 9/11/84 which is hereby approved shall be installed prior to the issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; for the following reasons : (1) The proposed use complies in every respect with the waiver use requirements and standards 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 existing and proposed uses in the area. (4) There is no similar car wash facility located in the general area served by this proposal . FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs . Sobolewski , seconded by Mr. Vyhnalek and unanimously adopted, it was #9-205-84 RESOLVED that, pursuant to Council Resolution #659-84 and Section 23.01 (a) of Zoning Ordinance #543, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not a portion of Shadyside, north of Rayburn, in the Southwest 1/4 of Section 15 should be vacated. AND that, notice of the above hearing shall be given in accordance with the provisions of Ordinance #50 of the City of Livonia, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Smith and unanimously adopted, it was #9-206-84 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 wether or not to rezone property located on the north side of Rayburn, east of Farmington Road in the southwest 1/4 of Section 15 from P.S. to R-3B., AND, that notice of the above hearing shall be given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. 9248 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. Smith , it was #9-207-84 RESOLVED that, the minutes of the 350th Special Meeting held by the City 1[00 Planning Commission on September 11 , 1984 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Naidow, Sobolewski , Smith, Morrow NAYS: None ABSTAIN: Vyhnalek ABSENT: Kluver, Falk, Hildebrandt Mr. Morrow, 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 #9-208-84 RESOLVED that, the City Planning Commission does hereby approved Petition 84-9-8-36P by Fred J. Armour requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to build a retail store building on the south side of Plymouth Road between Stark and Wayne Roads in Section 33 subject to the following conditions : (1) that Plan 84D-600, sheet 1 , dated 9/19/84, prepared by Affiliated Engineers, Inc. , which is hereby approved shall be adhered to; I (2) that Landscape Plan 84D-600, sheet 1A, dated 9/20/84, prepared by Affiliated Engineers , Inc. , which is hereby approved shall be adhered to; (3) that the approved landscaping shall be installed on the site prior to building occupancy and permanently maintained in a healthy con- dition; and (4) that Building Elevations 84D-600, sheet 3, dated 9/21/84, prepared by Affiliated Engineers , Inc. , whcih are hereby approved shall be adhered to. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Smith, seconded by Mrs. Sobolewski and unanimously adopted, it was #9-209-84 RESOLVED that, the City Planning Commission does hereby approve Sign Permit Applications #1228 & #1229 by Twin Valley Corporation requesting approval to erect wall signs and one ground sign on property • located on the north side of Schoolcraft Service Drive between Merriman Road and Berwick Avenue in Section 22 subject to the following condition: (1) that Sign Applications #1228 & #1229, by Twin Valley Corporation, which are hereby approved shall be adhered to. 9249 Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. 4On a motion duly made by Mr. Vyhnalek, seconded by Mrs . Sobolewski and unanimously adopted, it was i #9-210-84 RESOLVED that, the City Planning Commission does hereby approve 1[0 Sign Application #1241 by Radiant Sign Company requesting approval to erect a wall sign on a building located on the west side of Middlebelt Road between Seven Mile and Clarita in Section 11 subject to the following condition: (1) that Sign Application #1241 by Radiant Sign Compary which is hereby approved shall be adhered to. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Smith , seconded by Mr. Vyhnalek and unanimously adopted, it was #9-211-84 RESOLVED that, the City Planning Commission does hereby approve Sign Application #1207 by Marvin R. Hoffman for approval to erect a sign on a building located on the west side of Middlebelt between Seven Mile and Clarita in Section 11 subject to the following con- dition: (1) that Sign Permit Application #1207, prepared by Marvin R. Hoffman, which is hereby approved shall be adhered to. 1 Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. 140 On a motion duly made by Mrs . Sobolewski , seconded by Mrs. Naidow and unanimously adopted, it was #9-212-84 RESOLVED that, the City Planning Commission does hereby approve the Landscape Plan submitted in connection with a condition of approval of Petition 84-3-2-9 by Louis DesRosiers & Associates requesting waiver use approval to construct office buildings on the south side of Six Mile Road between 1-275 and Newburgh Road in the Northeast 1/4 of Section 18, subject to the following conditions: (1) that the Landscape Plan for Laurel Park Professional Center, dated 9/18/84, prepared by John Grissim & Associates, Inc. , which is hereby approved shall be adhered to; and (2) that the approved landscaping shall be installed on the site prior to building occupancy and thereafter permanently maintained in a healthy condition . Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 483rd Regular Meeting and Public Hearings held by the City Planning Commission on September 25, 1984, was adjourned at 11 :30 p.m. CITY PLANNING COMMISSION ■ EST:• ,- i-L-4—ec-cedi R. Lee Mor ow, Chairman S Sobolewski , Secretary