HomeMy WebLinkAboutPLANNING MINUTES 2001-04-0318436
MINUTES OF THE 822°a PUBLIC HEARINGS AND REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, April 3, 2001, the City Planning Commission of the City of Livonia held its
822°a Public Hearings and Regular Meeting in the Livonia City Hall, 33000 Civic Center
Drive, Livonia, Nlichigan.
Mr. James McCann, Chairman, called the meeting to order at 7:30 pm
Members present James C. McCann Ilan Pierceccld H G. Shane
William LaPme *Elaine Koons
Members absent: Robert Alas uas
*Avived A 7:40 pm
Messrs. Mark Taomtina, Planning Director, Al Nowak, Planner IV, Scott Miller, Planner II,
Bill Poppenger, Planner I and Robby Williams were also present
Chama nn McCann informed the audience that if a petition on tonighfs agenda involves a
rezoning request, this Commission makes a recormnendation to the City Council who, in turn,
will hold its own public hearing make the final detemunztion as to whether a petition is
approved or denied. The Planning Connnission holds the only public hearing on a request for
preliminary plat and/or vacating petition. The Commission's recommendation is forwarded to
the City Council for the final determination as to whether a plat is accepted or rejected If a
petition requesting a waiver of use or site plan approval is denied tonight, the petitioner has
ten days in which to appeal the decision, in writing, to the City Council. Resolutions adopted
by the City Planning Connmission become effective seven (7) days atter the date of adoption
The Planning Commission and the professional staff have reviewed each of these petitions
upon their filing The staff has furnished the Comntission with both approving and denying
resolutions, which the Connmission may, or may not, use depending on the outcome of the
proceedings tonight
ITEM #1 PETITION 2001-01-01-01 Adele Avolio
Mr. Piemerchi, Secretary, annunnced the first hent on the agenda is Petition 2001-01-01-01
by Adele Avcho requesting to rezone property located on the north side of
Seven Mile Road between Gary Lane and Fairlane Court in the S.W. 1/4 of
Section 4 from RUFB to R 3.
Mr. Twunama presented a map showing the property under petition plus the existing zoning
of the surrounding area
Mr. McCann: Is there any correspondence?
18437
Mr. Nowak: We have one letter from the Engineering Division dated Mach 8, 2001,
which reads as fv➢ows: "Pursuant to your request, the Engueseang Division
has reviewed the above referemedpention. The jollowingapproxomale
Legal description should be used in connection with this petition: 'That part
ofthe Southwest 114 ofSection 4, T. IS., R. 9E., Qty ofLivonia, Warne
County, Michigan more particularly described as beginning ata paint
dstantNorth89'57'40" Wes; 952.56 feet from the SouthI/4 corner of
Section 4 and proceeding thence North 0017'07"East, 330.00 feet thence
North 89'57'40" West, 16500 fed; thence South 00011 '07" West, 330.00
feet; thence South 89'5740"East, 16500 feet to the point ofbeginning.'
We have an objections to the proposal at this time, but we would like to
request that the developer dedicate the South 60 feet of the propertyfor
Seven bide Road right -of way. We trust that this will provide you with the
information requested" Thelettr is sipped by David Lea, PE., Civil
Engineer Tbatistheestntofthecorrespondence.
Mr. McCann:
Is the petitimer here this evening?
Adele Avolio, 34750 W. Seven Mile Road, Livonia
Mr. McCam:
Can you 4dl us a little bit about why you want this rezoning?
Mrs. Avolio:
First of all ,since they widened Seven Mile, for me it is very scary when
want to go to Seven Mile from my driveway. Number twu, I an getting too
old to take care of all of that I want tojust keep a pamel.
Mr. McCam:
Are you going to be developing the property yourself!
Mrs. Avolio:
If it is possible, in the fuhue.
Mr. McCam:
Are there any questions firm the Commissimers?
Mr. LaPine:
Does your house currently face south?
Mrs. Avolio:
It faces Seven Mile.
Mr. LaPine:
The two lot that you are going to crew, is one on the north side and me on
the south side of your loll
Mrs. Avolio:
Yes, north and south.
Mr. LaPine:
What are you going to do with your house? The side yard of one of the
houses that are built on me of those lots is going to be the frmt ofymr
house. Are you going[ohvn yourhousearis yourhousegoingto staythe
way it is?
Mrs. Avolio:
No. Itisgoingtoshvythewayitis. Wesegoivgtoimproveittofsee Gary
Lave.
18438
Mr. LaPme: So you are not going to man the house? You are going to make a new
entrance and nowyou are going to enter in boom Gary Lane w yo r lot and
the trent of you hose will be facing Gary Lane? Is that the way it is going
to go?
Mrs. Avolio:
Right, if possible. That is what I intend to do.
Mr. LaPme:
You don't have any sketches to show me the way that is going to be done?
Mrs. Avolio:
No. Butthere is plenty ofroombetween thehouse and the line of the soult
kit to build a garage and an entrance. My horse doesn't line up with the res[
of them
Mr. LaPwe:
Iunderstualthat Iwas out thee. Ijustcan'tvisualizemmy head how itis
going to look Thankyor.
Mr. Shane:
You have a garage, do you vol?
Mrs. Avolio:
Yes, but it is on the side.
Mr. Shane:
So you idea is to build another garage?
Mrs. Avolio:
It can be taken off.
Mr. Shane:
You are going to take it off? You are going to re -orient a new garage
towards Gary Lane?
Mrs. Avolio:
Yes.
Mr. McCann:
If there are no further questions from the Commissioners, I will go to the
audience. Is there anybody in the audience who wishes to speak for or
againAtluis pets iun?
Jamie Coobatis, 34730 Seven Mile, next door to Mrs. Avolio. We have a home there that we
had purchased a couple of years ago. We have no problem with her rezoning
the property. We have a tree row that lines up right on the property line,
which actually is a couple of inches onto her side. The only thing we had a
problem with was the fact that if they go ahead and build, are they going to
tear the trees down cr anydting ofthat nature. ILese trees are30 yearsold
and then some. I have pichmes ofthe trees and what not Actually, our
property used to be a nursery so all the trees came boom the nursery area and
were plaided amongst the whole area
Mr. McCann:
Have you brought this question up with Mrs. Avolio?
Mr. Coobatis:
She said as long as she is around, nothing will happen with the trees. But if
she sells the property off, whose to say that somebody doesn't come in and
ward to put a fence up and then they are going to take all the trees od which
18439
is a windbreak from my house to the west side and also a beaudfid old
border between both homes.
Mr.McCann:
Have you talked to her about buying about 5 feet the length of your
property?
Mr. Cochatis:
I did mention that and she mentioned that the property was rezoned at this
time. I said I didn'tthink it was rezoned as of yet and if you look at the
plans, what it shows is that there is a 25 foot strip dim runs in between the
two houses.
Mr. LaPine:
You are talking about those trees that are to the west? That are about 8 feet
tall and there is about 10 to 15 of them? Is that what we are talking about?
Mr. Coobatis:
No. There has got to be about 45 trees, at least
Mr. LaPine:
But it is the ones to the west?
Mr. Coobatis:
The ones to the west that ran north and south. Like she was saying when
Seven Mile was widened, it also took a lot of frontage from my house as
well as everybody else's there and took all the wind break out because you
coWdbarelyseemyhomeatthefnnewhmlbougjrtit ItlookedlikeIlived
inthewoods. Thatwas thereasonwhy wepurchased the home. Sincetheu
since Seven Mile was widened, we have added another 13 pine trees in front
of the house for sound barrier. Basically, I've got the picture here of before
and after and the trees.
Mr. LaPine:
This is ane of the questions I asking about was what was going to happen to
the house because if remember right, it is on the west side. If she puts in a
garage, she only sbows 20 feet here, she cant put a garage over there. I dont
see how she could I don'tthink he would be affected. I don'tsee how she
can get a 20 foot garage over here. That would only leave her with 5 feet
from the property line. I have no objection to the rezonwg but I would like
to see some type of a plan of how they are going to develop the property.
Mr. McCaw:
Mr. Taormina, do you have a suggestion regarding the trees?
Mr. Taormina:
From your description it sounds as if the trees are presently located within
the side yard of the house as A is oriented today. But with the division, the
trees would be located in what will become the rear yard of the new homes.
They would be located in what would be the required rear yard of those
homesnotwiAimthetuildiagenvelopes. Thesemenvesthatexistfarly
close to the property line.
Mr. Coolants:
When they came out and they staked it out, as we found out last week or
wbenever they staked it, that some trees, when you look at them, some of
them are on one side of the line and some of them are on the other side of the
line. If the new people come in and they build a home there and they want to
pert a fence up, if they have children or pets or anything like that, where are
18440
they going to pert thein fence? If they put it close to the fence, are they going
to cut the trees down? That is my concaa If you look at the fence line back
in the subdivision, all of those lots are 80' x 120'. Her lots are going to be
deeper.
Mr. Taormina:
Correct
Mr. Coobatis:
Which would pert them right up agams[the tree live.
Mr. Taormina:
As I understand it, if the trees are right m the property line then they would
either have to place that fence m one side or the other of the trees unless
they remove those trees.
Mr. Coobatis:
I donYknow if you are looking at how the plan is m the property line, but
she actually has a little parcel which is a 25 foot strip thatnms up the side,
next to our property and then she has a 140 foot strip. She actually has two
lots there, one Little one and one larger one.
Mr. Taormina:
This is a rezoning petition and unfordmate]y we dont have the amonnt of
information provided on the plan to be able to address this gentleman's
concerns.
Mr. McCain:
Would she be able to do this by lot spat?
Mr. Taormina:
Yes. Itwillrequae Council approval siviceitinvolves t1reeparcels.
Mr. McCain:
Would they have to provide a plan to the Council and can they restrict the
land use A that time?
Mr. Tammarso
I think it would be incumbent upon us as well as the neighbors and as Mrs.
Avolio, to work this out prior to that If it is the desire of the Commission
this evening to move this item forward then I think A would really be to her
benefit to work with this neighbor.
Mr. McCain:
Ijust want to make sure that it is addressed at some point prior to final
approval.
Mr. Taormina :
I understand. There is nothing that is required at taus stage of the game. It is
certainly something that the Council could consider at the time of the lot
spy
Mr. McCain:
Ib you understand what we are saying There are several more processes.
Right now it is just a zoning issue. If she comes back for a plat for the three
lots, she would have to come back and speak before us and we could address
the trees or if she decides to do it as a lot split, she would have to come back
before the Council and the Planning Commission would have to review it
again. At those times they can address the trees. Under a zoning issue we
cannot put airy linutations m zoning. Our hands are tied in that respect I
think in the meantime you should try and work with her especially, the idea
18441
of either purchasing five feet or getting an agreement as w maintenance of
those trees should be worked out
Mr. Coobatis:
As it stands at this point, since we moved in we had to cut down a tree that
was in that property line. It was a 120 foot cottonwood that had been struck
bylightmg. Wepaid$1500 to have itremoved andnowwe find outthatthe
property is in between. I have maintained them I have cleaned them
Mr. McCain:
I understand. It is a valid concern Wejust cannot take rare of it this
eve ^g but the staff now aware of it and A is incumbent on you to follow
up on it as well.
Mr. Coobabs:
Also, this rezoning will it affect our property taxes as far as the four other
lots in the RUFB?
Mr. McCain:
No.
Mr. Coobatis:
And my for the fuNre development of that?
Mr. McCain:
Under Michigan law tight now yours iml going to change anyway. The
value of your property may go up but the tax base will not change.
Mr. Coobatis:
Ib these homes have to be in ]me with the subdivision?
Mr. McCann:
I think that is, again, going to be when they address the site. I would suspect
that that is something the Council will address during the lot split That is
something that is typically done, if you are going to put it in to follow the
ameot homes that you want them to match.
Mr. Coolants:
Then it would be, like I say, the lots that she has are larger than the
subdivision
Mr. McCain:
They are the same. Yes, they are larger
Gill Rufim, 34700
Seven Mile Road. I have the parcel next to Jamie's. My question is in the
future is the Council going to take the RUF and rezone them? That is my
main worry.
Mr. McCain:
No. I really believe that this isjust an extension of Gary Lane. Itis kind of
Eke Gary Lane all of a sudden stops then you have the one parcel and it
really appears to be good zoning to complete the subdivision with that one
house.
Mr. Rufino:
This is the last of the parcels left in Livonia of that size. We are getting
houses on all sides of us. These are the good size parcels. I dont have a
problemwith the rezoning. I moved to whereI live now because ofthe lot
size. I wanted somehang that size. I lice maintain ng it I like the size and I
dmtwmtyou guys m come in in a few years, sphtus up and take us off the
RUT.
18442
Mr. McCam: No.
Mr. Radion: That is my worry.
Mr. McCam: This is her request and it is only because it is facing Gary Lane. I donR see
anybody else wishing to speak. Mrs. Avolio, do you have a last torment?
Mrs. Avolio: My neighbor says that I have more than he has. All of the lots over there
are 165 feet Ion not asking him to give me some of his property. Why
does he ask me to give up mine m him? Who bent the tree over there? Its
notmy fault I m not saying they are m my property and I want thm to
be removed. I said no, as long as I five, they can stay over there for the
beauty but they dml have my right to control me to sell my property to
them If they ask them to sell me five feet they wouldnY do it
Mr. McCann: May I quickly respond? I think mybe a tabling motim would be
appropriate. theproblem is, you are askingher to agree wrezmingbis
next door neighbor. He bought a piece of property that was rt # to RUF
thatwas one large lot HedidnotbuypropertynesttoR3. Yonwontto
go ahead and change you lot and split it up into three dillermthouses
instead of me. So he does have a reasonable mncem when you are trying
to intensify the use nest to his home. Ym do not have an automatic right to
do that These are the considerations that we, as a planning body must look
at If we are going to look at rezoning this property, we want to make sure
it has as little or minimal impact m the neighboring homes as possible. We
don't want to put somebody's backyard right on his Goat yard without
having some type of separation.
Mrs. Avolio: Thereis plenty of room over there because it is on Gary Lane and not on
Seven Mile. It is half the property, half of the 165 feet is all empty. That is
where the backyard is going to be. I wont to improve Livmia All my
neighbors love whatI am doing. Ihey wanlyd two acres whenthey bought
me. I amnot asking anybody for anything. Ijust wantto take careof
myself. I vo ra to improve Livonia Instead of paying taxes m one house,
there will be three houses in the future to pay City tax So what is wrong?
What I not doing will improve then property. I not not doing anything to
hurt anybody. I not doing it to improve A and everybody is happy m Gary
Lane. They are the only ones that are not because they have plenty of room
onthen home. I m mt telling themthat they have on the back.
Mr. McCam: Is there mything else?
Mrs. Avolio: No sir.
Mr. LaPine: Mark, ifNw rezone this. my big concent is how the house is going to look
m the three lots when the three homes are built Once she gets the rezoning
she cmjust sell off each parcel individually and then somebody can come
in to bold the house. How do we control that? There is no way we can
18443
control that I want to at least know how the houses are going to fit on the
lots and how they are going to look and have some kind of an idea instead
of having two different people budding houses and she is going to renovate
her house, change it some how to make her driveway come off of Gary
Lane. It seems to me we have to have some idea. I understand this is
strictly a re on^g petition but All we have to have some kind of an idea of
how it is going to look when it is done.
Mr. Taormina: The budding codes of the City would govern Ibis.
Mr. LaPive: If somebody comes in and submits a set of plans to the Building Inspection
Department and they meet all the requirements of the side yards and the
setbacks they can go ahead and build the house.
Mr. Tenuous: Yes.
Mr. LaPine: Then we lose a0 of our control. Thank you
Mr. McCann: A cordon is in order.
Mr. LaPive: I will make a motion to table this to give us more time to think about it
On a motive by Mr. LaPme, seconded by Mrs. Rooms and unanimously approved it was
#450-2001 RESOLVED that, pursuant to a Public Hearing having been held by the
City Planning Commussion on Ated 3, 2001, on Petition 2001-01-01-01 by
Adele Avolio requesting to rezone property located on the north side of
Seven Mile Road between Gary Lane and Fairlone Court in the S.W. 1/4 of
Section 4 tom RUFB to R 3, the Planning Commission does hereby
recommend that Petition 2001-01-01-01 be tabled to April 24, 2001.
Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted
This will be reheard on April 24, 2001 at 7:30 p.m in the auditorium At
that time A will be a pending item Audience participation will requve
unanimous consent of the Planning Commission.
ITEM #2 PETITION 2001-02-01-03 James F. Duggan (American Classic Realty)
Mr. Piemeccbi, Secretary, announced the next item on the agenda is Petition 2001-02-01-03
by James F. Duggan (American Classic Realty) requesting to rezone
property located on the east side of Bainbridge Avenue between Five Mile
Road and Lyndon Avenue in the N.W. 1/4 of Section 23 from RUF m R-2.
Mr. Taormina presented a map showing the properly under petition plus the exvRwg zomng
of the sunnunding area.
Mr. McCann: Is there any correspondence?
18444
Mr. Nowak: There is a letter from the FEoinrmang Division dated Marl 7, 2001, which
readsasfollows: "Pursuant toyour request, the Engineering Division has
reviewed the above referencedpention. We have no objection to the
proposal or legal description at this how. However, it should be noted that
any development may need to meet the requirements ofthe new Wayne
County Storm Water Management Ordinance We trust that this will
provide you with the information requested." lbe letter is sipped by Sohn
R Hill, AssistaitCity Fngmeer. Thereis a petition aguin.R this project
The signatures were submitted attached to a letter signed by May F.
Dudek, 14616 Bainbridge, Livonia, which reals as follows: "Attached is a
petition with 50 signatures opposing this project signed by the people of
Bainbridge Street andeaver letter regarding this matter which reads as
follows: We ask that you please make copies accordingly so that all board
members may review this matter for Tuesday's meeting." There is a second
petition opposing this project with 61 signatures which reek as follows:
"We the undersigned homeowners and residents of the City ofLwoma, are
opposed to the rezoning of the property located on the east side of
Bainbridge Avenue between Five Mile Road and Lyndon Avenue in the
N. W. 114 of Sedi on 23 from RUF (Rural Urban Farm) to R-2 (single
Famdy Residential) as proposed by James F. Duggan✓Amer ican Classic
Realty." Wehave alelter from Gayle L. Fedoronko,14880Baivbridge,
Livonia, dated Mach 30, 2001, which reals as follows: "Attached please
finda copy ofa letter that 7 composed to Mi. Dawn Borregard backon
November 3, 2000, concerning a letter that I had receivedfrom Mi. James
F. Duggan In his correspondence he proposed a rezoning of the property
located on Bainbridge sheet (south ofFive Mile Road) for the purposes of
aresidentuddevelopment. Since the writing of that letter, Ihave been
notified that a meeting has been scheduledon April 3, 2001, by the City
Plarming Commission, to discuss that very matter. Upon inquiry with your
office it has come to my attention that you are neither aware of the
eristence of my letter, nor any ofthe concerns represented It a my intent
to make you as wellas the other members ofthe City Planning
Commission, aware that my husbandand7 are opposed to arty further
development of this area be it residenhalor commercialfor a number of
reasons. Spec firmly, as previously outliner{ it would be detrimental m the
safety of the current residents to consider a proposal that seeks to add
addtional traffic to an already congested area andfurther subject
residents to additional noise levels presentty, endued due to the industrial
park that is already located and operating in the vicinity. Most
importantly, I would like m stress that this proposed action seeks to
destroy the balance ofnatrue and the wildlife that u cuurentty inhabiting
this area which u the main reason Ichose to live and raise my children
here. In closing, Iwould like m imdteyou and arty ofyouu colleagues who
are ma capacity to decide this issue, to personally come a& ands i for
yourselves the beauty that exists in this area ofLwoma before you take any
action that could adversely affect the neighborhood I realize that some
situations may not present themselves clearly on paper and must be viewed
to gam a full appreciation for what is truly at stake. I thank you in
advance for your cooperation in this matter and trust that this document
18445
will be properly fled to be considered al the upcoming meeting. " That is
the extent of the cmrespondence.
Mr. McCann: Is the petitioner here this evening?
Prank Kokmakes, appearing on behalf of Jim Duggan and American Classic Realty, 33300
Five Mile Road, Livonia, Michigm from the law firm of Brashear and
Tangma. We arepursuing a cluster development as indicated by tonights
proposal. The cuvevt district is zoned RI F. We are requesting that it be
changed to R-2, single family residential. This proposed cluster
development is in accordance with Section 20.02A ofLivonia Zoning
Ordinance. The maximum density allowed is based upon the maximum
density regulations of the R-2 zoning district standards. ILereare
proposed 26 units. These are eight tlaee-unit clusters and one two -unit
cluster. No more than 3 units can be attached w arty one cluster. We
believe that this is an appropriate project and appropriate use of this land
We would ask that the Comrmssion consider the rezoning. Why are we
here asking this? We believe that there is a demand fm affordable empty
nester housing in the Livonia area The project is to build 26 units of
single story residences of the size and portion that would be attractive to
citizens who no longer have children Irving with them, who wish to sell
thein larger residences and move to more a manageable site. We are
talking about 26 units which simple math would indicate would probably
increase to approximately 52 residents living in that area That, we would
submit, is not an overabundance of residences or is not an unduly increase
in the traffic on that street It should be noted and as the Commission
notes, this parcel abuts a commercial district, Livonia Plaza Shopping
Center, to the north. To the east, it abuts an industrial complex The
property owners of lots 50, 51, 52, 53, 54 and 55 have agreed to sell a
portion of their lots to us in order to create this site. I would note that the
original lots are approximately 640 feet in depth. We areproposing to
purchase about half of that distance which is about 320 feet in depth I
would suggest that if you look at the maps that we have provided, if you
look to the eastjnst across Bainbridge, those homes and those residences
have typically the same type of depth, approximately 300 feet in depth. So
we are not really changing the characteristics that directly abut Bainbridge
on both the east and on the west. We felt that a cluster proposal was the
best utilization of that site and that is why we came forward with that
alternative. We do not believe that the addition of these cluster homes
would in anyway adversely affect the surrounding property owners. In
fact, those cluster homes, once built, would in fact block the view of the
industrial compleximmediately to the east. So I not not sure that the valid
criticism, I guess it is in the eye of the beholder, whether you would rather
bok at a new residence or you would rather look at an industrial site. We
felt that this was an appropriate location for this type of cluster
developmemt, which would target empty nesters because it would be close
In shopping and other conveniences for those citizens. It is also located in
the basic center of the City by the Five Mile Read corridor and close to
City Hall and other amenities. It would also be close to the new
18446
Recreation Center coming up. So these residents, who are empty nesters,
will have a chance to partake in the surrounding area and the businesses
and establishments there. Since our goal is to target that group, we do not
believe that it is likely that they will have cluldren there that would, in fact,
be overburdening the area or the tic pattern Empty nesters could be
retired. They could, in fact simply be working ladies and gentlemen who
dual have children at home and leave at 6:00, 7:00 or 8:00 am and return
at 5:00, 6:00 or 7:00 pm Ibereis really no legitimate concern for traffic.
If there is an issue regarding some type of flow, that can be dealt with
through the police powers of the City. In other words, we can install stop
signs, and I have heard some of the comment; from the letters that there
was some requests that police do look into that area and that may be taking
place but I would suggest that adding 52 people to that area is not going to
overflow the traffic problem I would also suggest that having exits at both
Five Mile and Lyndon actually splits the traffic pattern and it would
decrease the flow of traffic to my one direction. As I indicated, the
proposal to provide for single story homes of moderate price is
approximately $230,000 to $260,000, certainly affordable by today's
standards. The site plan, which the Commission has in from of it is an
appropriate utilization of the space. Ibereis a private drive that comes in
off of Bainbridge so you dont have a situation where the residents of the
developmerd would immediately pour off onto Bainbridge but actually
there is a drive of some length for visitor parking there as well. Wejust
believe that even though we are purchasing a portion of the lots that would
be zoned RUE, that the depth of the lots are still maintained and there is
really no difference in character to the lots immediately across the street
from Bainbridge. We do not believe that there is any real disadvantage to
allowmgfliNtypeofclu developme wbebudt Thankyou.
Mr. McCann: Are there any questions from the Commissioners?
Mr. Shane: Number one, why did you pick R2 district for your proposal?
Mr.Kokmakes: We picked that because we thought basically, we could maximize the
number of mat; on that site which we felt made the projectmme beneficial
and tryingwslaywithinthedictatesofthatzme,r feltthatr couldhave
26 omits and that was our goal under the plan to try to maintain as close to
that many omits as we could.
Mr. Shane: Do you own my other land an the area or are you attempting to purchase
any other land?
Mr. Kokenakes: I am not aware of whether my client owns other land in the area or not I
am not aware of any kind of contingent contracts other than the ones that
are dealing with the specific loll that we are dealing with tonight
Mr. Shane: Thank you.
18447
Mr. LaPine: Does you client own this land now or is he buying it an contingency if he
gets the rezoning
Mr. Kokenakes:
My understanding is that itis being purchased an a contingency.
Mr. LaPue:
How come we are purchasing two lots that are 320 fret. Why didnl you
purchase enough so that we had all lots 320 feet in depth?
Mr. Kok makes:
Su, I asked that same question The answer is that apparently American
Classic Realty was trying to wok with each individual owner as best they
could. Some lot owners had swimming pools that they didnY want to move
and A was those type of considerations where why the lines are somewhat
meandering. Not that we had arty general plan to do that but that is bow
we weretrying to cooperate with the neighbor: who were offering that to
US.
Mr. LaPine:
Onre your client buys this property, is he selling it off to a developer and
the developer is going to come in and develop this property?
Mr. Kokenakes:
Ibelievethatmy clientis consideringpartof the developmentteam He
wants to be involved
Mr. LaPive:
You went to the R-2 because you want to maximize the number ofumts
that you can put in there. Is that cared?
Mr. Kokenakes:
We thought that was an appropriate zoning designation fa that and would
like to maximize the use of that property.
Mr. LaPine:
Based on what the area is zoned, how did you come up with the R-2? What
made you think R-2 was better than R-47
Mr. Kokenakes:
My understanding is that the subject site certain 5.960 acres or 219,780 sq.
It that we would require 8,400 sq. It per unit and that is how we came up
with that Because that was required under the R-2 we could have 26 units
availabletous.
Mr. LaPive:
But if you go to a higher classification than R4 then we could haveless
units to there. Maybe that would help the residents and we wouldnY have as
many homes and cars going in and ort ofthe subdivision. But basically
you guys wantkr nnxinnze, you wantw put w many amts w you can m
there so you go to the least zoning fa that type of a complex
Mr. Kokenakes:
I would suggest that we do want to utilize the property appropnately and we
think that 26 units would be appropriate. I wouldjust martian that these are
not large, single family dwelling homes that would house mom and dad and
several children.. We are talking abort homes that would not likely be
occupied by two people and we feel that is reasonable that the plan fa 26
units connected as they are, and as proposed, would be reasonable and that
there really is no reasonable basis to deny the proposal other than we are
18448
required to get the zoning changed I believe if we look at the property that
is left from the original owners, in width and depth, A is no different[ from
the width and depth of the property immediately to the east of Bainbridge
which houses many, of the residents and citizens who live in the area and
may be opposed to the project but really the land that is left is no different
than what they already have. So we are not making arty major changes. We
are simply providing for the cluster units, which abut coum<emial and
industrial property.
Mr. LaPine:
Ibank you.
Mr. Piercecchi:
Has consideration been given to do this as a conventional subdiNision rather
than as a cluster, even though I realize that you do have some of the
qualifications that do fit the cluster because it is adjacent to a particular
manufacturing site? Wouldn't it be more compatible if it were built as
conventional subdivision rather than these three packages altogether! I
assume they will have one car garages on them? Is that correct?
Mr. Kokevakes:
I am looking at a photograph of a similar unit and they would have two car
garages.
Mr. Piercecchi:
They will all have two car garages?
Mr. Kokenakes:
Yes sir.
Mr. Pierceechi:
Mr. Duggan, have you considered doing this in a regular conventional
subdiNision so we could cut down on some of the density in there?
Samaw Duggan,
32639 Five Mile Road, Livonia Density actually would increase because we
would have to maximize, and to rake the project econormcally feasible,
instead of building homes for $230,000 or $250,000, would have to go
about $350,000. We would have to build 2500 or 2600 sq. ft, two story
homes and get 12 to 15 homes on the lot and if you have homes that large
with fair and five bedrooms, you are going to have a lot more people Irving
there than you will with a two bedroom ranch style home designed for those
that want to stay in Livonia and want the amenities they have in their
current home but they need something smaller and they don't warn to have
to worry about the upkeep, the rairrtevance, the snow removal and the
landscaping.
Mr. Piercecchi:
The reason why I brought that up is because looking at this plan, which is
the first time I have seen it tonight because I have been on vacation, but
looking over this plan, these are all attached three units. It is really not a
residential package, in my opinion. It is more like a condominiumpackage.
Mr. Duggan:
We are hoping to attract people that curninly five in Livonia that have hen
here for a number of years and that perhaps pioneered this area and want to
stay in the City because of what the City has to offer. I have been here since
1955. I know what the City has been like and I know what it is now. I want
18449
itto shyhereandI am slue there are an awful hoof others. Theywadto
stay in Livonia They dual want a 2500 sq. It., 2600 sq. ft or 2700 sq. ft
tome to maintain. They waat something that is smaller and more
comfortable and lacking maintenance and yes these are residences. We are
going to sell them to Livonia citizens not to dogs, cats and pigs.
Mr. Piemecchi: I dohtwantto take up any more time because I am surethere will be some
audience participation.
Mr. Kokenakes: Clearly these are residences. If it is a residence it is not a rental and these
are not a rental. They happen to be attached but they are still a residence.
Mr. McCann: Ifthere are no further questions from the Coamussioners I will go to the
audience. We will lay a few ground rules and go to the audience. I take it
from the c utnast that we have a number of people that are interested in
tonight's petition. It's part of the record already. The letters and signatures
attached to the letters have been made a part of this public record Also the
statements have been made a part of the public record what I would like to
do is get new and additional information thatwas not provided in the letters.
I'll open Bre public hearing up for that If you all want to raise your hands
and show you support of whose is against it That will give us a good
indicationofwbatis going oahere. Nowweknowthataverylarge
majority is against this proposal. What I would like you to do is, if you
have representatives, come down or if there is new and additional
information that you believe is pertinent beyond what was in the letters,
please come down and give us you name and address and be considerate of
other people in the audience and keep you remarks fairly brief. Thank you.
Gayle Fedoronko, 14880 Bainbridge. I am two residences down from this proposed
development You have already heard my views because you have so
grecumst read my letter, thank you. I would like tojust say, upon hearing
Mr. Duggan's representative try to tell us that these cluster home projects
would only be empty nesters, is quite presumptuous. Quite fiavkly you
earl guarantee who would buy those and to say that only 52 people would
be actually present is quite understated. Even if they were empty nesters,
you would have their children, their grandchildren and people coming to
visit That, quote frankly, would put a lot more people m the area. I dolt
tank that you can guarantee me who would buy those homes and quite
frankly, if you tried to guarantee me, I would tank mat would be
discrimination Thank you
William Petermn.14585 Bainbridge, Livonia I would agree with what has been said already.
I would add emphasis perhaps on the empty nesters. The petitionefs
representative has mentioned mumerous times, "empty nesters." There are
going to be no prior guarantees of that no prior limitations on who can buy
these homes. I submit that is sheer speculation about who is going to bury it
and I would not like to live the accuracy of that speculation I amnot good
az speculation anyway and I tank his speculation is probably no better than
mine. Second, the petitioners representative mentioned that he is not aware
18450
of any consideration or plans for additional development May I suggest
that Mr. Duggan is present Perhaps we should ask him if there are any
considerations or plans for future development I would wrap up by saying
that I and my family moved to this area, we moved to Bainbridge less than a
year ago and we moved there precisely because of the nature of that
neighborhood and because of the nature of that street Development there
in this form will obviously change the nature of that neighborhood. It can't
do anything but change the nature of that neighborhood Ibere was
mention ofa corrmiercial development Certainly thereis a cormmerciaz
development to the north on Five Mile. Yes there is an industrial area,
indistrialcornplextotheeast Thequestionwas,"Howmuchwouldvou
prefer to look athoumes or in this case, multiple dwellings rather than an
industrial area?" My question would be, "Hav much development is too
much?" This will change the nature of that neighborhood and I submit it
will change Afro the worse. Ibis will not be an ¢nprovementto tlhe City of
Livonia. Itwill be a detractim from the quality ofthe City of Liv®& I
am adamantly opposed to this.
Mary Dudek, 14616 Bainbridge, Livonia I would like you folks to take five minutes of your
time one day and please come down our street You are welcome to sit an
my of our front porches and count the traffic. You are welcome to watch
howmuch we have w put up with Ibis man is proposing to put a street,
not an a mile road, not on a half -mile road but on a residential sheet where
there are only two exits. There is Lyndon and there is Five Mile. Now this
man proposes that he is going to have so many people in these homes,
obviously that has been addressed That is not going to bappen. You are
going to ask us to put 50 more cars an this street, plus their relatives, plus
then friends. We have called the Livonia Police Department We do itona
weekly basis. They cannot help us. Ibere is nothing they can do. They say
we can get signs and then it is a petition but they tell us the signs won't
work so we live with the way it is now. We watch am for each other's
children. Are ym aware that m the Lyndon end of it Lyndon and
Bainbridge, there is a handicapped residence there. Do you know how
many of those handicapped people that five there walk my street on a daily
basis to go to Y{ ager, to go to work or ride their bikes because that is a safe
street for them. Do you know how many of them have bad to stop traffic or
ask traffic to slow down, and they are handicapped and they know how bad
the traffic is. Mr. James Duggan can take his plan somewhere else. I thank
you for your time this eve t^g and please, I do mode you to come and sit an
our front porches, please.
Domenico I diano, 15115 Bainbridge. My son is going to take over for me because my
English is not that great Thank you
Frank Iuliano, 15115 Bainbridge. The only reason we are here is because the road is in front
of his house and I have three small children that can't even play in front of
the house became the traffic is so heavy. I have backed am of my dad's
driveway andI have beenhittwice. Nowitisjustwohewyoftraffic.
Now he is going to add mother 26 homes. That is mother 26 cars plus their
18451
families. Tbere is no guarantee that any cas coming firm that area fiom
that long of a stretch that they are not going to go over the speed limit and
go right into my dad's Dont yard There are no speed bumps proposed to
slow the traffic down. There are no barriers in fiord of his lot, even to stop
cars from coming into his lot Pretty much everybody is saying the same
thing and I am not going to repeat it If they warn to build it, they can pert
the exit somewhere else. I would rather see 12 big homes and have families
that understand with the children than older people or another 26 cars
coming around
Mr. D. Iuhmo: The problem is the mad is going to come right to my living room. Plus he
warts to make more money Everybody wards to make more money.
Mr. McCain:
Sir, please you have to address us. Please do not address each other.
Mr. D. Iuhmo:
I'm sorry bun being in America because America is a nice aurdry and a free
cantry. I left my country a lot of years ago. I have been in business m
Livonia since 1971. I pay my taxes and I do myjob and everybody has a
rightto speak
Mr. McCain:
Sr, but we wart you to speak to us.
Mr. D. huhmo:
Thank you I know (mandible) very well. He is a customer of mine since
1971. The reasma l say so is because the road con es right to my doorway
and plus we like to see the neighborhood much beth.
Eric Moore, 14875 Bainbridge, on the east side with the smaller parcels. Ibejust got some
prepared thoughts here. We are all here collectively to state our opposition
In Mr. Duggan's project Mr. Duggan's project would do nothing for the
neighborhood except increase ow traffic flow, adding approsmintely 52
more vehicles, fowl up the traffic patterns, raise the water table for a good
majority of the block, remove trees that have been around longer than most
of us have and in general, screw up the eco system in there. We do have a
]rot of wildlife on that street that doesn't exist anywhere else in Livonia
anymore. Has proposal, to short, will benefit no one except Mr. Duggan.
As I understand it Mr. Duggan will maintain ownership of the entre parcel
and 99 foot of frontage along Bainbridge Street So he will be increasing
o r traffic flow, the vehicles for construction will also be tearing up the
road and when we have to repave Bainbridge Street, he is only going to get
billed for 99 foot of fiordege. In order w accommodate the drainage for
these units the private drive, which is too marrow, by the way, according to
bis drawings, most be raised and properly sloped krwards Bainbridge Street
In order to do that, that will cause flooding to all of the neighboring yards.
The traffic flow issue, Mr. Duggan will tell you, that with the procarmy to
Five Mile, these units probably will use Five Mile, the shortest distance of
egress. This probably will be true unless they are intending to head west on
Five Mile or sank an Merriman to the freeway, in which case they will use
Bainbridge Street, right in firm of my home, right in fent of all ofour
homes and that will increase our traffic flow. Again, the heavy conmuctiw
18452
equipment will be down that street tearing up the street If they do choose
to go out Five Mile, and tum left, west on Five Mile, which is already
unpleasant if not impossible, that will become a very dangerous
mersectom Our Pohceand Fre Depa mtswillbethe lwillbetyou
on a daily basis. This will become probably one of Wayne Comany's worst
intersections. In closing, the drawings that have been provided to us are far
from conclusive. Everything that he has sbown us sbows improper street
width, side setbacks, unproper drainage, no fire drainage hydrants, no green
areas, berms, types of walls or barriers between the new units and existing
homes or businesses. That is according to the Livonia City code.
Therefore, with far more questions than answers and no tnre beneficiaries
except for Mr. Duggan, I, and all my neighbors, urge you to tum this
proposal down. Thank you very much
Betty Keliv, 15141 Bainbridge. We are on the west side. We are the second house, south of
Five Mile. Actually I have three reasons that I object to this development,
three major ones and a lot of We ones. Twenty nine years ago my husband
and I were looking for our first home due to the fact that my husband was
working m Detroit we were limned n how far out we could mwe. The
expresswaywas mayet finished atthattme. Myhusbmd mat both grew
up m the country and we knewwe did not wantto live in a typical
subdivision with a small lot, sidewalks and sheetlights. After looking for
sometime we looked at the house on Bainbridge and we knew right away
that this was the type of area we were looking for. It was and is at the
present time a little bit of country in the cuddle of the City. We bought our
house and have been very happy here. We have put two children through
Livonia schools and have paid our taxes and supported the City for all of
these years. I do not feel that it would be fair for the City to change the
zoning now. When we bought our house, we felt the zoning would protect
the way of living we chose. We would like to feel that is still me. The
second reason is a morepublic one. It is my befiefthat one ofthe reasons
that Livonia is rated as a good place to live and raise a family is its
diversity. Here you can find homes rmgmg from very expensive homes to
wiHtm the reach of first time buyers. There are homes with more traditional
subdivision lots and yes, there are still even a few larger lots available. I
feel A is this very diversity of living evvuomnentthat keeps Livonia at the
top. In my opinion, to lose some of this diversity by rezoning this area,
would not be in the best nde¢st of the City. The thrd reason is a practical
one. I sm sure that mos[ of this Board has driver down Bainbridge to see
the exact location of this proposed remung. I ask you to think of the type
of mad that Bainbridge is. This road will not be able to stand up to the
heavy equipment imolvedm this type of construction and after the
construction, you are looking at a very great increase in every day traffic.
Before you know it Bainbridge will become another Henry Ruff. We, the
current homernvners, will be an a position of being asked to pay for
rebuilding a road that has been damaged by excessive traffic from this
construction and development While the corma am company will be
gone and the new residents will not five directly on this street this proposal
will dump all of the additional traffic not on a main street but on a side
18453
street not designed or able to handle it I would like to also rebut two points
made m the proposal when they asked wbether the residents would like to
look at industrial or homes. Weare not looking at industrial. We are
looking at a green area, trees, lots of trees, mature trees. Also, when did
this new type of development require streetlights and if so, this is a great
deal more fighting in an area that also has an increase in lighting from the
shopping center that was put in. In conclusion, I would simply ask that the
Plamting Commission, which is designed to represent the people of Livonia,
to please listen to the residents who will be most affected by this change
and do not grain thisreor^g Thank you for your hate.
Brenda Johnson,14905 Bainbridge. Basically, I had some prepared notes and everyone has
aboutcovered everything that I came here to say in the first place except
thatI work for Livonia Public Schools. I drive a school bus. I see nowhere
in the City of Livonia where you have a cluster home that comes in off of a
residential street They may come m off a rule road. They may come m
off half -rile road but taking a cluster home and bringing it off of
residential street. I have not seen it anywhere in the City of Livonia. I have
been there for sixteen years. I pun a lot of money into my property. I have
added on twice because of the nature of the street, because there are trees,
because everyone has big lots. I dual know wbere Mr. Duggan says the lot
size will be the same. I think that is called fi=y math Three hundred
thirty foot lots like everybody else, no, he is talking about putting in five
homes in an area of a lot as it would be on the west side of the street but
with five homes. We have 29 homes on our whole side of the street with
330fomfins. Sotakingforrhome mdsayingthatisgoingwbethesame
lot size, I Pomk he is sadly mistaken. Basically, this isal going to benefit
anybody but Mr. Duggan. The residents of the street carpool our children
because they caul walk down the street, there are no sidewalks. We have to
carpool our children because they dont get a bus. They have to walk nine
tenths of rile to the elementary school and nine tenths of a rule to the
middle school. We have to carpool because they coal walk already. So
increasing irzffic flow, if in fact there are 26 units and each person has one
car with a two car garage, I doubt that it would be ore car but with a two car
garage, we are definitely talking about 30 to 40 cars per day. As was stated
before, I strongly oppose and would ask that you do the right thing and deny
this proposal. Thank you.
Greg Goren, 15119 Bainbridge. I moved into this area in 1987 buying from a owner who
loved the property but because he had a hearing unpaired child, he was not
able to safely let his child play on the property so he had to move and I
bought it from ban reluctantly. I started that year as normal buying
Halloween candy on Halloween and I had maybe 10 kids come by. I
scratched my head, "Whafa the problem?' Then I found out, all the haffrc.
Parents are afraid to let their children walk for Halloween candy because of
the heavy traffic coring down Bainbridge. It has gone on every year. I
buy six bags of candy and use one. So the parents dual want the children to
walk down Bainbridge and I am mind with these cluster homes back there,
there is no guarantee that these people will not have small children and A
18454
will be a very big safety factor with little children coming out cram
Bainbridge that they would be in peril with the increase in traffic. So, I
please petition you and ask you to deny this petition for these cluster homes.
Tbankyou.
Fdif Rusci➢o, 30911 Lyndon. If Mr. Duggan thinks that empty nesters are going to move in
there, empty nesters prefer apartments where they don't have to shovel
snow. I'll tell you what is going to move in there, low income people with
their children who are very disrespectful with then boom boxes and they
will oII through or lots and mm the quality of or lives. If Mr. Duggan
loves Livonia as much as he says he does, why does he wart to turn it into
mother Detroit? Thank you
John Ware, 15127 Bainbridge. I am totally opposed to this whole project I have been out of
town for the last couple of weeks and didn't get a chance to sign that
petition so you can add one more name to that petition that you have over
there that am totally opposed to tiffs for all the reasons you have heard so
far, plus I can bring up a couple more. Looking at the blueprint for this they
are proposing a 25 -foot wide private road corning out onto Bainbridge.
That is a 25 -foot private drive. If you measure Bainbridge right now, it is
18 feet wide. That is how much pavement ism Bainbridge. I know the
right-of-way says 55 feet but if you take a tape measure and measure how
wide that road is, i[ is 18 feet rightnow. Then I heard somebody else say
tonight that they thought that that 25 -foot driveway wasn't wide enough. I
counted the houses on that street There are 45 houses on Bainbridge
between Five Mile and Lyndon You are going to have over a 50% increase
in traffic on that road with the proposal that they have come up with no
materhowyoulookatit Tbisisnotgoingwbmefittheresidmtsofthis
street It is only going to benefit Mr. Duggan's pocketbook. Thankyo -
Berme Pierce, 14600 Bainbridge. I, too, am a lifetime Livonia resident I was bom and
raised in Livonia My pareuls sfill own a home m Livonia I went through
[be public school here as did my for brothers and sisters. My husband and
I bought a home in the states street area, on Nevada That was the first
house we purchased here in Livonia and six years this month we purchased
our home on Bainbridge. We were looking further west because we were
booking for some property. We did not want to live in a small subdivision
withjust a small coolie cutter type backyard We were overwhelmed to
find Bainbridge Street and we bought immediately. It was exactly what we
were looking for. Exactly where we wanted to be, which was Livonia This
proposal will dramatically change and impact that street Itwill take away
the beauty that is there that we saw eight years ago. The pheasants that go
across the street the deer we see in the neighborhood and so on will be
impacted by tiffs and I am dramatically opposed to it On top of all the
track and eveMhing else, I have for cbddren. My youngest is five and
my oldest is 16. I have to be very careful with my children on Bainbridge
Street We have a line drawn on our driveway, a white line that says,
"stop'. They cannot go any closer to the road than that for fear of the
18455
traffic. Ifyou pert 8iatmmy more cols on that road, I am going w mwe
that line back. Ibank you
Fd Larsen,14925 Bainbridge. I have been living theresince 1986. One ofthe problems is the
water table. I have a basement m my house. My two neighborsdo not
Both fried to put basements to wbm they put then additions on but they
could not They had running water in those footings all the time so they
couldn't put the basement in. My problem is I am across the street. Is
putting those units to going to change the water table? A I going to have
problems? I know when one addition was going on they pert two feetof soil
betweanthe houses. I had water come into my house. When tbat soil was
removed, I did not So I have a concent with this water table over in that
area of Bainbridge and the fact that some people have basements and a lot
of people have slabs. Secondly, I had talked to Mr. Duggan and his son,
Brim just a week ago and they were at my office. They were looking to
rent some space from the landlord. They said that they were looking at a
mhmm m range of $300,000 houses, at that time. It sounded like they were
going after the 12 unit houses and not the 26. It's like, 'I'm going to go for
the 26 but I will settle for 12," type of attitude. I know you can have an
attorney speak for you and he doesn't know everything because why, it is
the client privilege. I would lie to hear from Mr. Duggan what his real
initis.
Mr. McCann: Sir, what is before us tonight, and I would like to keep our cormnents
directed towards that is, whether R-2 zoning is appropriate in that area The
site plans would have to come back if the zoning were changed But tonigbt
we are trying to keep it to new information.
Mr. Larsen: The other issue is that on that street they were looking atputting a'T' atthe
end and they have approached other people on the street for property. If
you are going to take time to look at this and rezone Ibis, you might as well
look at that whole street Do you want a road down all the houses down
that street on the east side? If you allow this to happen with this zoning,
what is to say this isn't going to happen further down the street You can do
the same subdivision three times on that side of the street My comment is,
"no" I don't wart it because I don't want to see developers tear down houses
and bring a separate zoning in when there is no zoning like that around that
property. Thank you.
Leo Delafafrmier,14681 Bredin Court I am adjacent to Bainbridge, the nent street to the east.
My property backs on to the Bainbridge properties. I am concerned with
justrezoning in tbis area It has been attempted before since I have been
there. I have been Io many meetings to stop rezor ^g This is a wonderful
area Itis zoned properly. Itis fully developed. It doesn't need the
intensity that this proposal intends to do. How you could put a quarter
number of houses on five lots is beyond me. The development that is right
next to Kroger, the gentleman bought and wanted to put cluster homes in
there. Ittook us two years to convince him and for him to finally put up the
new houses tbat areright next there. Ibereareseven lots. They areRUF.
18456
He did a responsible development. If, indeed, the petitioner would like to
develop, he should do it responsibly within the zoning laws, the existing
zoning laws. Not change the zoning to fit his plan. Plan to fit the zoning. I
think we are doing things a little backwards here. We are trying to force 26
homes into something that isn't designed for 26 homes. It is RUF. It
sbould remain that and let the developers develop W that plan. Thank you
Bob Kelava, 15141 Bainbridge. That is on the north end of Bainbridge close to Five Mile
Road We have lived there for 29 years now and I have seen the changes,
the shopping center, which came in and replaced houses. NowI am seeing
some rare things such as a driveway replacing the neigbborhood houses
that use to surmmd me wbmwe bought 29 years ago. What I guess I
would say in summary to everybody who has commented here today and I
agree with every one of these comments that were made is that the cost of
this rezoning proposal is extremely high to the existing residents of
Bainbridge and some of the other existing streets. In the fact that first we
have that street coning in, a perpendicular street which is going to be the
outlet street, and it is going to come perpendicular in to three or four houses
in particular that are sitting right along side of that road right up from to
Bainbridge. They are not sitting back For example, all the lights that are
conning in at night will be sh®mg into this gentleman's bedroom and that
person's bathroom and suburb. What a cost to those people who have lived
there so long Secondly, the additional traffic to Bainbridge is going to be
exactly an increase of 50%. Tbereare exactly 48 homes on thereright now.
The proposal is 26 new homes. Thais actually a 55% increase. Toa street
that is tom up, you almost have to slow down, you ahnost have to walk your
car down that stmet every day. You are going to put 50% more cars on
there? Once that project is built it coal be. So the cost is going to be great
to us especially if someday somebody says we've got to repave this now and
we are going W put sidewalks in and that could come. What kind of a cost
is that going to be to the neighborhood and to the people that already live
there. Not to the people who are buying or who are building this projectbut
tons. Sol say, the cost is extremely great Tbanlr you
John J. Lamnuma, Jr. and my father is over here and lives at 14860 Bainbridge and I would
like to say a few words on his behalf because he cant stand very well. My
father moved into this area in 1947. I grew up in Livonia in that particular
house and I went to school here. My father has always paid his taxes, kept
the property up and now in their latter years, my parents would like to enjoy
themselves and be able to sit in the backyard, walk their property, what is
left and be able to look at the stars with" the lights and the congestion
and the noise problems and also the wildlife andjust be able W live their
remaining years in peace and not have W worry about their taxes going up
and this gentleman constantly coming around wanting them to sell him Poen
property when they told him specifically on several occasions, "No, we
don'twarttaseil." Tbankyou
Mr. McCann: I will close the public hearing. Mr. Kokeoakes, do you have a las[ comment
before we vote?
18457
Mr. Kokeoakes: I would like to thank you, an behalf of Mr. Duggan and American Classic
Realty, and thank the Planning Commission for hearing our presentation
this evening. I also want to thank the neighbors who came out and voiced
then concerns. We appreciate having that kind of feedback. We want to be
a good neighbor too. Being a good neighbor doesn't mean killing our
project off. We took those issues into consideration and that is why we
have come forward with this cluster proposal with the goal of targeting
empty nester purchasers because, as was indicated, these homes are going to
have two bedrooms, two baths and a basement There will be as part of the
development storm sewers in the project which will allevide water
problems not acerbate them We already indicated the price of these homes
will be $230,000 and 5260,000. I don't believe you are going to be drawing
in undesirable persons in the area as indicated by one of the neighbors. I
believe that we are talking 26 units and I think the traffic interaction would
be m¢timal. I will say that we believe that we presented enough
information to get an approving resolution. Rout. then we ask that the
matter be concluded this evening and that a tabling resolution be provided
On a motion by Mrs. Koons, seconded by Mr. Piercecchi and unanimously approved it was
#451-2001 RESOLVED that, pursuant to a Public Hearing having been held by the City
Planning Comrmssion on April 3, 2001, on Petition 2001-02-01-03 by James
F. Duggan (American Classic Realty) requesting to rezone property located
an the east side of Bainbridge Avenue between Five Mile Road and Lyndon
Avenue in the N.W. 1/4 of Sectio 23 from RUF to R-2, the Planning
Commission does hereby recommend to the City Council that Petition 2001-
02-01-03 be denied for the following reasons:
1) That the proposed change of zoning will adversely after Poe character
of the subject area;
2) That the proposed change of zoning is inconsistentwith Poeprevailing
RUF zoning in the area;
3) That Poe proposed change of zoning will provide for an unacceptable
increase in the overall population density in the area;
4) That the proposed change of zoning is not necessary for the continued
use ofthe subject property for low density residential purposes in
conformance with the recommendation of the Future Land Use Plan;
and
5) That the proposed change of zoning will provide for developintent Pout
will increases traffic in flue area
FURTHER RESOLVED that, notice of the above bearing was given in
accordance with the provisions of Section 23.05 of Zoning Ordinance #543,
as amended
18458
Mr. McCann: Is them my discussion?
Mr. LaPme: Ijust want to say to the residents in the area, in all due respect to Mr. Duggan,
he is not the culprit in this situation. You neighbors are selling off the back
portion oftheir property so they are really what is creating this situation. If
they were it selling off a portion oftheir property, we wo ldnY have that case
before us tonight Being that as A may, I think Mr. Kokenakes has made the
same statement twice. He says these lots are the same depth as the lots in
front of them and the lots across the street, which in looking at the plot plan
here is absolutely right Therefore, to me, if we are going to have to go for
something like Ibis, then let's have one house on each one of those lots, which
gives us five homes. It world be 99 feetby 330 feet deep. I don'tthink the
R-2 in this area is what is needed for that area I think it is overbuilding a
parcel therefore I am going to support the motion.
Mr. McCam, Chairman, declared the motion is carried and the foregoing resolution adopted
It will go on to City Council with a denying resolution.
ITEM #3 PETITION 2001-02-02-04 Pottery & Plants
Mr. Piencecchi, Secretary, announced the nest item on the agenda is petition 2001-02-02-04
by Pottery & Plants requesting waiver use approval for the seasonal outdoor
display of home and garden supplies and materials on property located on the
north side of Schmlcratf Road between Middlebelt Road and Beatrice Avenue
in the SE. 1/4 of Section 23.
Mr. Taormina presented a map showing the property under petition plus the existing zomng
of the surrounding area
Mr. McCann: Is there any correspondence?
Mr. Nowak Thee are fouritems ofcorspovdemz. Thefirstitemisalelhufrom Poe
Division of police, dated Mach 9, 2001, which reads as follows: F'We have
reviewed the site plan m regards to waiver use approval for the outdoor
display ofhome and garden supplies. We have no objection to the plan as
submitted." Time letter is signed by Wesley McKee, Sergeant, Traffic Bureau.
The second letter is from the Engineering Division, dated Mach 13, 2001,
wfuchreadsisfollows: "Pursuant toyour request, the Engineering Division
has reviewed the above referenced petition. The Engmeermg Division has m
objections to the proposal at this time. The following approximate legal
deserphon should be used in connection therewith The South 300feetof
Lot 10, Wolfram Estates Subdivision, T. IS., R. 9E., Livonia Township
(now Cdy ofLtvoma), Wayne County, Michigan as recorded in Liber 69,
page 14, Wayne County Records, except for the South 60 feet thereof. ' The
above legal description excludes the South 60 feet of the property which a
between the South Property line and the front of the building. We bust that
this will provide you with the information requested" The letter is signed by
18459
John Is Bill, Assistant City Engineer. The third lei is from the Livma
Fire & Rescue, dated March 14, 2001, which reads as follows: "This office
has reviewed the supplant submitted in connection with a request m display
home andgarden outside on property located at the above referenced
address. We have an objections to this proposal." The lelkris signed by
James I Coscorm, Fre Marshal. The fourth lefts is from the Inspection
Department, dated March 14, 2001, which reads as follows: "Pursuant to
your request of March 7, 2001, the above referenced petition has been
reviewed Thefollowmgis noted.. (1) Asproposed,thispemonwr7lrresda
variance from the Zoning Board ofAppeals for a fence in the frontyard
and a variance for front yard display ofmaterials within the required front
yard setback of 60 feet or the Petitioner may relocate the southern edge of
the area to Grte up with the front of the building. (2) The driveway
approach needs repair and the parking area needs to be double striped.
This Department has no further objection to this petition." The letter is
signed by Alex Bishop, Assistant Director of Inspection. That is the extent of
the correspondence.
Mr.McCann: Isthepettionerheretbiseve ing?
Mark Dalon,29460Schoolcrafl Road Iain aware after I filed this temporary peanut that
cannot have the fence in the from vard and I have to move itback 30 feet I
amwiflmg to do &tat They also asked me ifI could repair a little patch in Bre
front duveway which l have no problem doing. The double stripingmthe
driveway, I wasn't aware of It needs to be done so I have no problem doing
that If am going to change the setback with the heave in the from yard, I awn
going to lose some space. So instead of going maybe 12 foot wide, maybe I
could do the same square footage and maybe it would be 15 foot wide. It is
just a small chain link fence. Basically, right on the side ofthe bolding, which
would be there from now through October fust for seasonal memhandise. I
would request, I have no problem doing that I will move the fence back
because I can't go in from of the building. I wouldjust like to go a little wider
m get the square footage I need and I would keep it in with that same square
footage that I requested However that would turn out whenever we calculated
it
Mr. McCain: Are there any questions from the C®missioners?
Mr. Lapin: According m the notes we have, you do notintend to sell arty live plants.
There will be no shrubs, flowers or arythmg hike that is going to be sold there?
Mr. Dale: No sir. It is like bind baths and pottery.
Mr. Lapive: You are not going to be selling arty top soil or anything like that?
Mr. Dale: No, not at all. Just pottery and birdbaths and things like that and garden
supplies but not like dirt and flowers or anything like that
18460
Mr. LaPme: You do agree that you will not have anyburg in the 60 foot 6ont yard that is
required by the ordinance? Everything will be behind the 60 feet?
Mr. Dalon: Absolutely.
Mrs. Koons: A question for Mr. Taormina. Does he have room to increase that 15 feet?
Mr. Taormina: Yes. The present setback between the building and the west property line is
approximately 50 feet That would leave roughly 35 feet of space between the
fenced in area and the property line.
Mrs. Koons: So the width will now be 15 feet and what would you consider an appropriate
depth at that point ifit is not to be in front of Poe budding?
Mr. Taw®na: I believe the request ongjnally was for 90 feet but that included the 30
additional feet that was within the front yard. Byelmmunatingthe30feetand
widening it kr 15 feet, I do not believe it is the petitioners intention to estend it
airy further back, as a result Is itjust to make the area a little wider!
Mr. Dalon: What I would like to do is basically, it was going to go the length of the
building which I am guessing is 60 feet and A was going to go 30 feet out in
the front So if I make it 60 feet, maybe by 15 feet or 18 feet or whatever, I
would like to get the same squtre footage but it will be right next to the
budding. It will start in the front, come down the side and go back so it will
not be extending side by side to the building at all.
Mrs. Koons: A lmof the things that you are going to be storing out there are large and
heavy and after the date ends, will you have room inside far those?
Mr. Dalon: Yes, I will I bring in merchandise for the season. In the fall my business is
mainly silk plants and flowers.
Mr. LaPine: How much parking do you have there? When I was out there I couldn't tell.
You didn't have anything striped so I anal know how much parking you have
and being that you are on the north side of SchoolcraR, which is one way, I
just want to know where the parking is going to be. Is it going to be in the
front or in the rear! How is it going to be arranged.
Mr. Dalon: In the front, there is limited parking but there is a drive that goes to the back
and the whole back is all parking.
Mr. LaPme: Is it all paved?
Mr. Dalon: Yes. It is all paved. It is at least 35 to 40 car parking. I would have to guess.
Mr. Sbane: I was out there as wall and while you have parking in the rear, it appears to me
that it needs a lot ofwork You can't see the stripes. You can'ttell whereyou
are parking
18461
Mr. Dalin: It is important for me to make it easier for the customers.
Mr. Shane: There are three big dumpsters sitting back there. Hopefully that is temporary.
Mr. Dalin: That is an issue. Actually, I called the City of Livonia to put in some outdoor
storage units. They told me I couldn't put anything outside and they told me it
was O.K. to put some outdoor storage units in. Since then, they have told me
they would like for me to remove them and I have talked to several people and
if this proposal is approved, I am going to put that fence in, in those storage
units as my seasonal merchandise which I plan m putting in that fenced area
I will remove those storage mus numediately. They are actually sitting in
some of the parking spaces.
Mr. Shane: O.K Cmreuly you don't have any landscaping m the site. Are you planning
to install some addNonal landscaping
Mr. Dalin: I dm't own the property, actually.
Mr. Shane: You don't?
Mr. Dalm: I do plan m pulling in the bout of the building where there is a street sign that
says, "Pottery Plus" and right in boot of the windows, there are some planting
areas. Ido plan on planting those to make the property look better. Right now
I took it over bom a radiator and auto repair shop so it has really been a
project bom day me to get the inside good and the outside good. So little by
little A is coming along, this fenced area and we will remove the containers. I
will be striping the puking Im and I will be repaving the drive in the front.
That I am doing on my own expense and I also plan on doing the landscaping
A my own expense.
Mr. Shane: Did yon have arty plans to the future ornowto upgrade the budding in arty
way?
Mr. Dalo: Actually the owner of the building is lalling about expanding the budding
some where down the road and adding an addition He owns the Im next door
also. But that is something that he has just talked about and he asked me if
wood be interested in using more space if he bolt the budding and I told him I
Would
Mr. Shane: O.K. Thankym.
Mr. McCann: If there are no bother questions bom the Commissioners, I will go to the
audience. Is there anybody m the audience wfio wishes to speak for or against
Us petitim?
George Nicholas, 13904 Beatrice. I don't mind him having pottery, there as long as he posts a
sign that states, 'No parking in grassy area" Idon't want them parking behind
my house. That is not a parking lot
18462
Mr. McCann: Had is one of the conditions that he resurface and re -stripe the parking him
make it appropriate.
Mr. Nicholas: All I warn him to do is post signs, "No parking in this area" Then he can go
ahead and to whatever he wavls.
Mr. Dalon: That is agreeable.
Mr. McCann: If there is nobody else wishing to speak, a motion is in order.
On a motion by Mr. Shane, seconded by Mr. LaPine and unanimously approved it was
#452-2001 RESOLVED that, pursuant to a Public Hearing having been held by the City
Planning Commission on April 3, 2001, on Petition 2001-02-02-04 by Pottery
& Plants requesting waiver use approval for the seasonal outdoor display of
home and garden supplies and materials on property located on the north side
of Schoolcratt Road between Middlebelt Road and Beatrice Avenue in the SE.
1/4 of Section 23, the Planning Commission does hereby recommend to the
City Council that Petition 2001-02-02-04 be approved subject to the following
conditions:
1) That the outdoor display shall be confined to the area illustrated on the site
plan submulad by Pottery and Plants, received by the Planning
Commission on April 4, 2001, as amended;
2) That the outdoor display area shall be enclosed by a fence as required and
shall be adjacent to the west side of the building as shown on the site plan,
except that no part of the minimum front yard (60 foot setback from
Schoolcraft Road to the hand of the building) shall be used for either the
storage, placement or display of merchandise,
3) That the merchandise to be displayed within the fenced area shall be
limited to clay pottery (such as "chimeneas") and other shmlar home and
lawn decorations:
4) That the time period within which the outdoor display will tate place shall
be limited to April 1 through October 1, inclusive;
5) TLaz the drive approach shall be repaired and the parking lot shall be
double striped to the satisfaction of the Inspection Department;
6) That the petitioner shall install new landscaping adjacent to the fenced
display area to provide for screening of the facility, subject to the approval
of the Planning Depariusent
'n TLaz arty dumpstar, if provided on the site, shall be screened by means of a
masonry enclosure with wood gates that shall be constructed near the
northerly end of the rear parking lot
18463
8) That the site plan referenced in this approving resolution shall be submitted
to the Inspection Depaz ent at the time the building permits are applied
for;
9) That there sball be a sign posted stating, "No Parking in Grassy Area;" and
10) That the width of the outdoor display area shall be no greater than fifteen
(15) feet
For the following reasons:
1) That the proposed use is in compliance with all special and general waiver
use standards and requirements as set forth in Section 11.03 and 19.06 of
the Zoning Ordinance 4543.
2) That the subject site has the capacity to accommodate the proposed use.
3) That the proposed use is compatible to and in hamnny with the
surrounding uses in the area
FURTHER RESOLVED that, notice of the above bearing was given to
accordance with the provisions of Section 19.05 of Zoning Ordinance 4543, as
amended.
Mr. McCaw, Chairman, declared the motion is carred and the foregoing resolution adopted
ITEM#4 PETITION 2001-01-07-01 City Planning Commission
(Part VII of Master Plan)
Mr. Piemecclu, Secretary, announced the next item on the agenda is Petition 2001-01-07-01
by the City Pla ^ ng Commission to amend Part VII of the Master Plan of the
City of Livonia, the Future Land Use Plan, so as to change the designation of
land lymg west ofFamungam Road and north of Lyndon Avenue in the NE.
1/4 of Section 21 from Office to Medium Density Residential.
Mr. Taommina: This map illustrates the land area involved in this request for the mundment
ofthe Master Plan. The area shown in red and exists along the west side of
Famungton Roadjust north of Lyndon Road, this is to the NE. 1/4 of Section
21. Section 21 being bounded by Five Mile Road to the north,Farmington
Road to the east, Schoolcmft Road and the I-96 Expressway to the south
There is a more detailed map that shows the location of the property in
relationship to the surrounding properties and land uses. This site consists of
several contiguous acreage parcels that begin along the westerly undeveloped
portion of the Time Warner property and extend north and include five
additional parcels, several ofwhich contain single-family residences. The
Fudre Land Use Map presently shows this area for office. It is being
requested this ewemng, by the City Plamang Commission, that ills area be
reclassified for medium density residential. Ibis would correspond to a
18464
future development density of between 4 to 14 dwelling units per acre. Just
to give you a little bit better information no the location of these properties,
this is the Time Warner property, which is just north of Lyndon Road
humediately to the west of the subject parcels is the Silver Village Senior
Housing development and to the north of that is the Lutheran Village Senior
Housing development The parcels that provide access to Lutheran Village
liejust north of the area under consideration. Immediately to the north of that
access drive are several other acreage parcels that have developed single -
funny harries. Further to the north is the Livonia cemetery and behind that is
property owned and used by the Livonia Public Schools as part of their
administrative Lvdding. The area immediately to the north is also classified
under our Master Plan as medium density residential. hmnediately east
across Famrmgtnn Road is land that is developed primarily as office,
including the Heritage Cormmnns office developm®t Thank you
Mr.McCann: Since this is a Planning Coamtissiorfs motion I will go directly wthe
audience. Is there anybody in the audience that would like to speak for or
against this petition? Seeing no one, I will close the public hearing. A
motion is in order.
On a motion by Mr. Piencecchi, seconded by Mr. Shave and unanimously approved it was
#453-2001 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts
ofMichigm, 1931, as ammded, the City Planning Commission, pursuant to
Section 23.01(b) of Ordnance 4543, the Zoning Ordinance of the City of
Livonia, as amended, held a Public Hearing on April 3, 2001, for the purpose
of amending Pm VQ of the Master Plan of the City of Livonia, the Future
Land Use Plan, the same is hereby amended by changing the designation of
land located west ofFamrington Road and north of Lyndon Avenue in the
N.E. 1/4 of Section 21 from Office to Medium Density Residential for the
following reasons:
1) That the present frtnre land use designation is not in the best interests
of the City or the surrounding properties from a planning standpoint
2) Thin the proposed new land use designation will provide for a variety
of housing opportunities to serve the subject area;
3) That the proposed new land use designation is consistent with the
residential uses in the surrounding area; and
4) That the proposed land use designation will discourage additional
inappropriate nonresidential zoning requests for property located along
Farmington Road in this area
AND, having given proper notice of such hearing as required by Act 285 of
Public Acts ofMichigan 1931, as amended, the City Planning Commission
does hereby adopt said amendment as part of the Future Land Use Plan of the
City of Lw ma which is incorporated herein by reference, the same having
18465
been adopted by resolution of the City Planning Commission with all
amendments therekr, and father that this amendment shall be filed with the
City Comin, City Clerk and the City Planning Commission and a caged
copy shall also be forwarded to the Register of Deeds for the County of Wayne
fermcording.
Mr. McCa®, Chairman, declared the motion is canned and the foregoing resolution adopted
ITEM#5 PETITION 2001-02-01-02 Craig Corbell(Hunter Homes, Inc)
Mr. Piemeccbi, Secretary, announced the next item on the agenda is Petition 2001-02-01-02
by Craig Corbell (Flower Homes, Inc ) requesting to rezone property located
on the east side of Newburgh Road between Five Mile Road and Ladywood
Road in the S.W. 1/4 of Section 17 from R-9 to R -C.
Mr. Taormina presented a map showing the property miler petition plus the existing zoning
of the surrounding area.
Mr. McCain: Is there any correspondence?
Mr. Nowak The is a letter from the Engineering Division, dated Mm& 8, 2001, which
readsasfollows: "Pursuant toyour request the EnguiceringDansion has
reviewed the above referenced petition. The attached legal description a
acceptable to this department Due to existing drainage capacityproblems in
the area the developer will be required to provide 100year storm water
detention jar the site in accordance with the Wayne County Storm Water
Ahmagement Ordinance and we will be limiting nomffeapacity in 0.15
efs./acre. No open detention basin orforebay will be required The
developer will be required to address the differential in grades at the rear of
the property in the site grading plan To the developer's credit, we have
already been in contact on this matter. On the attachedcopy, ofthe site plan,
this offee has marked up a slight re- alignment of the South drive entrance and
increased the entrance radius. Other than the abovementioned items, we have
no objections to the proposal. We trust that this w$1 provide you with the
information requested" Theletter is sipped by David Lear, PE., Civil
Engineer. That is the extent of the correspondence.
Mr. McCann: Is the petitioner here this evening?
Craig Cabell, Hunter Homes, 3941 Telegraph Road I would like to thank the members of
the Commission for thein time tonight I would also like to thank the
neighbors for thein time as well, fa holding meetings at then homes and
raking the mmrerous phone calls throughout this entire process. I would
especially like to thank the members of the different departments for all of
thein help and assistance in understanding developing solutions to a lot of the
concerns at this particular site. At this hearing, as year know, we are here 0
address the final issues of zoning and setbacks which are required fa a waiver
use.
18466
Mr. McCamc The petition before us right now is why R C is more appropriate in this area
than an R-9.
Mr. Corbell: Fxactly. Ijustwanttomalwatwomim statem mndthatisesseutially
what seems to be the case after meeting with numerous parties involved with
the whole process and especially after meeting with the neighbors and hearing
thein comments. We sat down with the various departments and took care of a
lot of their concerns as well as the Comrmssion's. Ibe Engineering
Deparhnent confirmed that we can solve the drainage problems as that was the
firstandbiggestissue. The new street aligimmincels the needs of the
neighbors to the west and the new residents. Mr. Sedestrom's comments have
already been taken man consideration by the Engineering Department and I
understand that they will be the final decision maker on that particular item
The Planning Department confirmed that additional trees and landscaping
along Newburgh Road would enhance the area as well as the new
neighborhood and it is great to see that we are bringing back tree lined streets.
The landscape wall will help reduce the traffic mise for the neighbors to the
east and Country Home Estates w well m the newresider The new homes
were designed with a lower profile and this allows the neighbors adjoining the
parcel on Liverpool as well as Ladywood to not have to look at a towering
building in then backyards. Manyofthedetailshavebeenworkedmtwith
the planners, including Mr. Nowak, concerning the brick, irrigation. recreation
and parking. We brought all the different parties involved together and pert
together as many ideas as possible to resolve all the issues and it now appears
the last item of concern is the Planning Corrmtission's apprehension about the
appropriateness of the current zoning. For these types of homes being
proposed it appears that the better fit would obviously be changing the zoning
to R -C The setback issues would becoming up in the next item concerning
the waiver use. To summarize we agree that the rezoning to a R -C zoning
classification would be appropriate for the neighborhood It is the best
alternative compared to anything else that has been proposed previously. Ibis
type ofnewhousmg will meet area] need in the cmmmmity and this
residential location is ideal for walling to everyfinmg There are sidewalks that
literally allow access as well as exiting out cam, a main thoroughfare for
shopping and dining, schools and swim clubs as well as being close to the
churches and hospitals. Thenewhomeownerswillenjoythesenseof
community displayed so graciously by the surrounding neighbors and lastly,
these neighbors not only welcome the new neighborhood, but they do want i;
as we heard at the last Commission hearing. It was great to see that type of a
tmnmR WearehemwrequestthatthezaningbechmgedfmmR9to R -Cas
well. Ibank you.
Mr. McCann: Are thereany questions from the Commissioners?
Mr. Piemecchi: I may not be vehemently opposed m R -C in that area but you are putting 36
units in there and some of these major units have 10 feet between them
That is worse than public housing.
18467
Mr. Corbell: Public housing has a wall.
Mr.Pierezrchi: Ilivedinpublichousingasakid Wehadmorelhavl0feetbetween
buildings. But I think you ought to look this thing over a little bit and be a
little bit more practical here and get some footage between these buildings.
Mr. McCann:
Dan, we are still dealing withjust the zon ^g
Mr. Piencecchi:
I realize that but we are discussing other things. I am stating here that I am
not totally objecting to the R C zoning but I could never accept a plan like
this. Tliat is the next step.
Mr. Corbell:
Should l address that concern now?
Mr. McCain:
You sure can.
Mr. Corbell:
First of all, the reason for the distance is because they are ranch homes rather
than townhouses and so they obviously require more lot coverage than a
townhouse. People would rather have more space inside their home than
outside then home with this type of neighborhood The density in this R -C
district actually allows for 49 units an this site and we have proposed 36
units. As far as the actual visibility in viewing of those units, I have not only
seen numerous units and neighborhoods developed hike this but achadly have
developed them within the City of Livonia, as well as in neighboring
communities and I can show you homes that nm anywhere from $150,000 up
to $550,000 within the last three years that are 10 feet apart Literally, across
from the library is Civic Park Woods under construction now. That was
recently approved and those are 10 feet aparL They arevery similar units to
these so you can actually see how they look and they sell very well. People
love them and we orient the windows. We orient the units views to
eliminate the wall effect and it is the best alternative to having four-plexes,
or frve-plexes or six-plexes or even tbree-plexes. Everyone gds an end unit
this way and this is probably the best type of condominium living out there
A this time.
Mr. Pierceccbi:
As I said, I am not opposed to the R -C package but, to me, this layout here
doesn't have my ruagmatian to it
Mr. Corbell:
The site does limitthe creativity of the layaR
Mr. McCain:
Lets get back on track We are going to gd to that injust a rrtinfte. Are
there any other questions regarding the zoning issue? If there are no further
questions from the Commissioners, I am going to go to the audience. Is
there anybody in the audience wishing to speak for or against the zo mg?
Please come forward and give us your name and address.
Gerald Smith, 37111
Ladywood, Livonia I have been out here since 1965 at the same
location. I amright aramd the comer from this property this gentleman is
talkingabaR He says he has talked to the neighbors. Imusthavebeen
18468
asleep because I have never seen this man before. To me, putting houses
right off of Newburgh, clustering them in an area there, is a mistake. You've
got nothing but resideranal property on the west side of Newburgh and on the
east side you ve got homes, you've got schools. Pitting places like that, how
are these people going to come out of there and turn to go south on
Newburgh toward Five Mile? They are not They would go up through
Ladywood and go through the subdivision I happen to live on a comer with
a three way stop. I can't get out of my driveway now half of the time when it
is busy. You can't pit another light there because you ve got a stop light at
Myna and you've one at Hohnes School. To me, that is a total mistake
putting in that type of a home. I donikoowwhat the value ofthe homes are.
I didn't happen to hear that What value are the homes?
Mr. McCann: $150,000 to $240,000I believe was the statement or in that ballpark
M.S®th: That sounds like some of the property they have down in Wayne on
Mchigm Avenue and Venoy Road, ranch type condomimnms, or
townhouses orwhatever youwantto call them Ihaveapictureofoneof
those in my briefease right here if that is sunilarto it and tome it is garage
door after garage door in the front and the houses are right behind it. Being
10 feet apart, I can't see possibly putting houses 10 feet apart. That is abort
two sidewalk widths between buildings. Itis ridiculous. That isjust
jammmg them in. Right now I live on a street and I never go up to
Ladywood to try to make a left tum ordo Newburgh. I have to go around to
Ladywood then to Myna and come out at the stoplight to make my turns
because there isjust wo much traffic. You ve got the mall, you ve got the
freeway and it is just not a good setting. The best thing to put in that area, if
my" would be single -firmly homes. The same as they have across the
street and on Sherwood, Kingsbury and Lancaster andjust to the north of
this area. Between Myna and the Hohnes School you've got a couple of
resident places there. I doral think that is a good spot at all for cluster homes,
townho us , tenements or whatever you warn w call them I amtotally
against it
Denise Diabiase, 156619 Liverpool. I think it would be a mistake not to develop this property
the way M. Corbell has asked The reality of the times is thatnot everyone
wants a single dwelling house. Not everyone can afford it You can't stop
progress. This is supposed to be a City of progress. We need to offer more
uboices forliving arrangements. I think that this style is acceptable. I don't
find it tenement I don'tthink the plan needs tobe insulted I think it is just
a choice and for people that are looking for a simpler lifestyle and don't want
to mow their lawn, I doral see A as a problem I'm 10 feet from my neigbbor
and I have a single dwelling home. I don't see that as problematic.
Bill Ralston, 15631 Liverpool. I work for the Taubmarr shopping center and developer. This
project that is being proposed is probably, from an aesthetic standpoint
emiromn®tat as well as a tax base, the best possible project that we could
have in this location I know there is some concern abet traffic. This
gentleman mentioned single residential. Single residential would haw to
18469
back out into that street This site plan proposal creates a street where the
complexes have easy access to the road. I guess that is about it I
respectfully request that the Commission please approve this project I'm
getting tired ofcon®g to these meetings.
Henry Stein, 15552 Newburgh I own the property adjacent to where Mr. Corbell is planning
on building. I see no problem with het budding the way he desires. But
am wondering, are you going to rezone my property or do I come here again
for that problem? I own the property right beside all of this.
Mr. McCann: Southeast piece?
Mr. Shw: Next to Ameritech
Mr. McCain: Tbat would have to come back.
Mr. Shw: All right
Nancy Pierson, 15699 Liverpool. I have lived there for four years now and my experience
bas been that there have been all kinds of issues with that property. I know
all the neighbors have been opposed to anAmg but residential. That is why
we are definitely for this R -C because that A will bring it into residential
versus this conmmnity assisted Irving, which really isn'tresidential. It's both
residential and commercial. Ijust wart kr let you know that I saw the plans
for these houses and I feel they are very aesthetically pleasing and I also saw
the condominiums that are out in the Plymouth area on M-14 and Beck
Road, by the new fire department I was very pleased to see how they
looked They look like homes. That is what I want I want homes, or those
mimicking homes to be behind my house. I don't want arty type of
commercial buildings or gigm4c plantation homes far assisted living folks.
Ijust warted to let you know. I know you areconcerned about this 10 feet
issue but if you would like to go out there and see those in Plymouth, they
are already sold and built and completed I don't really see that they would
be any different than other residential. They really appear to be single
residential dwellings even these are duplex, what he is proposing. I don't see
that being a problem
Herman Felthaus, 37587 Kingsbury. I live two blocks north of Five Mile, five houses off of
Newburgh Road I am not against anybody makmg money but I would just
hope that you would look at both plans and see which one would give you
the least amount of traffic on Newburgh Road Certain times daring the day
the tmffrc gets blocks past my side street and the driver etiquette today, the
people do not let you im You have to wait several minutes to get off onto
Newburgh Road. I don't mind somebody making money but I would lilye the
least amount of traffic on Newburgh Road Thank you
Mr. McCain: Ib you have any last comments, Mr. Corbell, before we close the public
hearing
18470
Mr. Corbell: Ijust wanted to thank you for you time and again. the neighbors.
Unfortunately, I believe, that gentleman rmght have been on the other side of
Ladywood because I believe all of the Ladywood residents, as well as the
Liverpool who were adjoining this parcel, were here at the last hearing and
are aware of this hearing. Most of them are here although they are not all
necessarily standing up and speaking. I can assure you that all of the
adjoining neighbors all have given us their full support for this proposal.
Thank you
Mr. McCann: A motion is in order.
On a motion by Mrs. Kobus, seconded by Mr. LaPme and approved it was
RESOLVED that, punmant to a Public Hearing having been held by the City
Planning Commission an April 3, 2001, an Petition 2001-02-01-02 by Craig
Corbell (Ruder Homes, Inc.) requesting to rezone property located on the east
side of Newburgh Road between Five Mile Road and Ladywood Road in the
S.W. 1/4 of Section 17 from R-9 to R- C. the Planning Commissibu does
hereby recommend to the City Crowd that Petition 2001-02-01-02 be
approved for the following reasbus:
1) That the proposed change of zoning will promoR a comprehensive
development plan for the subject property,
2) That the proposed change of zoning represents a reasonable andlogical
zoning plan for the subject property which adheres to the principles of
sound land use planning;
3) That the proposed change of zoning will mane that the subject
property is developed for condominium uses as opposed to rental
housing facilities; and
4) That the proposed change of wring will provide for more of a variety
of housing types in the area
Mr. McCann: Is there any discussion? Hearing mine, I have a couple of comments. I looked
at the lk 9, senior development It has very little impact an the traffic. There
is very little prime time traffic as far as early morning or late evening, more
open green space in the area and it really would fit into the area I understand
Poe familiesin the area concern for residential. One ofthe things I looked at
wben I went up and down this property was why R -2A wouldn't fit in there. If
you go up and down Farmington Road and if you go up and down Su Mule
and if you go up and down the adjoining areas, many of the homes are built
with a road that has just a little median strip between it and the main mad and
the homes back up to the neighbors so you have backyard to backyard You
have front yards coming out buto a private mad and this could be developed
with a 240 foot depth without a problem in that instance. It would match many
oftheareasin Livonia IjustdbuYknowifthisidensivetypeofa
18471
development in this area is appropriate. Would the secretary please call the
roll?
Amll call vote was taken with the following result
AYES:
Koons
NAYS:
LaPlne, Piercecchi, Shane, McCann
ABSENT:
Alauskas
Mr. McCann, Chairman, declared the motion fails. Is there an alternative motion?
On a motion by Mr. LaPive, seconded by Mr. Piercecchi, and approved it was
#4542001 RESOLVED that, pursrantto a Public Hearing having been held by the City
Planning Commission on April 3, 2001, on Petition 2001-02-01-02 by Craig
Corbell (Hunter Homes, Inc.) requesting to rezone property located m the east
side of Newburgh Road between Five Mile Road and Ladywood Road in the
S.W. 1/4 of Section 17 from R-9 to R C, the Planning Commission does
hereby recommend to the City Council that Petition 2001-02-01-02 be denied
ter the following reasons:
1) 'Ibat the proposed change of zoning is incompatible to and not in hamhorry,
with the surram ling zoning and land uses in the area;
2) Tbat the subjectproperty will be difficult to develop under the proposed R-
C zoning classification because of its shallow depth necessitating the
granting of variances or the waiving of various yard requiranents;
3) That the existing zoning class cation provides for the development of the
subject property in an appropriate manner; and
4) That the proposed change of zoning would allow for an intensity of use
that would be detrimental to the adjacent single family residential uses in
the area.
Mr. McCarm Is thereany discussion?
Mr. Shane: While I am not sure the R-9 district is the right district either the R C district
gives more density than what I would like to see in here and that is why I
voted against it I think if we had a single -Family residential zone on this
property it could do the same thing only with a few less units and a lilte bit
care creative design That is where I am coming from I am going to vote for
the denying resolution only because I think the R C is not the district we wart
either.
Mr. McCann: Will the secretary please call the roll?
A roll call vote was talon with the following result
18472
AYES:
LaPme, Piercecchi, Sbame, McCann
NAYS:
Koons
ABSENT:
Alanskas
FURTHER RESOLVED that, notice of the above hearing was given in
accordance with the provisions of 23.05 of Zoning Ordinance #543, as
amended.
Mr. McCaun, Chairman, declared the motion is carried and the foregoing resolution adopted
This petition will go on to City Council wrh a denying resoMion. This
concludes the public hearing portion of Us meeting We will now proceed
with the Pending Item section of our agenda These items have been discussed
at length in prior meetings therefore, them will only be limned discussion
tonight Audimn pa ipa min ll requve nmawmous runsent fro flee
Commission.
ITEM#6 PETITION 2000-12-02-35 Craig Corbell(Hmter Homes, Inc)
Mr. Piemecchi, Secretary, announced the next item on the agenda is Petition 2000-12-02-38
by Craig Corbell (Hunter Homes, Inc.) requesting waiver use approval to
construct a Planned Residential Development on property located on the east
side ofNewbrgb Road between Five Mile and Ladywood Roads in the S.W.
1/4 of Sectim 17.
On a motion by Mr. Piercerchi, seconded by Mr. Shane and unanimously approved it was
#455-2001 RESOLVED that, the Planning Commtissim does hereby recommend that
Petition 2000-12-02-38 by Craig Corbell (Hunter Homes, Inc.) requesting
waiver use approval to construct a Planned Residential Development on
property located an the east side of Newburgh Road between Five Mile and
Ladywood Roads in the S.W. 1/4 of Section 17 be taken fr m the table.
Mr. McCain, Chairman, declared the motion is carred and the foregoing resolution adopted
Is there any additional correspondence?
Mr. Taormina: There is an additional letter from the Inspection Department, dated March 14,
2001, which reads as follows: "Pursuant to your request ofMarch 2, 2001, the
above referenced petition has been reviewed. The following u noted (1)
This petition has been reviewed under RC Zoning requirements. (2) This
petition, as presented, will require the following variances from the Zoning
Board ofAppeals: (a) Deficient front yard setback- 75 feet required, 30 feet
provided (b) Deficient rear yard setback- Sb feet required, 35 feet
pnrvided (c) Brick screen wallin the front yard (3) The type ofexterior
construction must be essentially ofa maintenance free type. This detail
should be clarified Thu Department has no frvlher objection to this
petition." The kttoris signed by Alex Bishop, Assistant Director of
Inspection. That is the extent of the con spmdence.
18473
Mr. McCann: Is the petitioner hem? I guess he left I Poink we want this to follow on with
the resolution on the zoning. We have reviewed it. Are there any concerns
from the Commissioners at this time? Hearing time, a motion is in order.
On a motion by Mr. Shave, seconded by Mrs. Koons and unanimously approved, it was
#456-2001 RESOLVED that, pursuant to a Public Hearing having been held by the City
Planning Covmuission on January 30, 2001, on Petition 2000-12-02-38 by
Craig Corbell (Hunter Homes, Inc.) requesting waiver use approval to
constant a Planned Residential Development on property located on the east
side of Newburgh Road between Five Mile and Ladywood Roads in the S.W.
1/4 of Section 17, Poe Planning Commission does hereby recommend to the
City Council that Petition 2000-12-02-38 be denied subject to the following
conditions:
1) That the petitioner has failed to affirmatively show that the proposed use is
in compliance with all of the general waiver use standards and
requirements as set forth in Section 19.06 of the Zoning Ordinance 4543;
2) That the petitioner has failed to affirmatively show that the proposed use is
in compliance with all the standards and requirements as set forth in
Section 20.02 of the Zoning Ordinance #543 governing Planned
Residential Developments.
3) That the petitioner has failed to demonstrate that the needed modifications
of the yard requirements as set forth in Section 7.04A(c) of the Zoning
Ordinance #543 will result in more efficient use of the land and will not be
injurious to surrounding land and to the public as a whole:
4) That the planned development does not provide enough open space
(landscaped areas and passive and active recreation areas) for the number
of units proposed;
5) That the proposed use is incompatible to and not in harmony with the
surrounding uses in the area; and
6) That the proposed site layout and its relation to sheet access, particularly
with respect to vehicular turning movements in relation to routes oftnffmc
flow, will be hazardous and dimphtive to neighboring properties and the
neigbbormg area in general.
FURTHER RESOLVED that, notice of the above hearing as given in
accordance with the provisions of Section 19.05 of Zoning Ordinance 4543, as
amended.
Mr. McCaw, Chairman, declared the motion is camel and the foregoing resolution adopted
Mr. Taormina, would you make sure the petitioner is informed that he has 10
days in which to appeal in writing to the City Council?
18474
Mr. Taommma: We will do that
ITEM#7 PETITION 2000-09-02-30 White Castle System, Inc.
Mr. Piercecchi, Secretary, announced the next item on the agenda is Petition 2000-09-02-30
by W le Castle System, Inc. requesting waiver use approval to consNuct and
operate a fast food, limited service restaurant with drive -up windows as well as
inside seating on property located on the south side of Plymouth Road between
Farrington Road and Woodring Avenue in the N.W. 1/4 of Section 34.
Mr.McCann: The Planning Department has received a letter from Joseph Baric, Detroit Area
Construction Representative, dated March 30, 2001, which reads as follows:
"With this correspondence While Castle System is normally withdrawing nor
Waiver Use Application for Petition 2000-09-02-30, S.E..C. Shelden Center
Outiot I ampleased to inform you that we have successfully negotiated along
tent lease for nor existing Wonderland Mall cutlot location with a
replacement reslaurmrt including nor own site & landscape. We will be
contacting you for discussion when our site plans are available. Thank you for
your assistance and the Planning Conmtission's time and efforts on the
canceled Shelden Center plan."
On a motion by Mr. LaPme, supported by Mrs. Koons and unanimously approved it was
#457-2001 RESOLVED that, pmnmant to a Public Heaving having been held by the City
Planning Commission on November 1, 2000, and pursuard to a request by
Waite Castle System, Inc, dated Manch 30, 2001, the City Planning
Commission does hereby approve the withdrawal of Petition 2000-09-02-30
by W le Castle System, Inc., requesting waiver use approval to construct and
operate a fast food, limited service restaurant with drive -up windows as well as
inside seating on property located on the south side of Plymouth Road between
Farmington Road and Woodring Avenue in the N.W. 1/4 of Section 34.
FURTHER RESOLVED that, notice of the above bearing was given in
accordance with the provisions of Section 19.05 ofZomng Ordivauce 4543, as
amended.
Mr. McCa®, Chairman, declared the motion is carred and the foregoing resolution adopted
ITEM #S Motion to Hold a Public Hearing (Home Businesses)
Mr. Piercecchi, Secretary, announced the next item on the agenda is Motion to hold a public
hearing to detemuine whether or not to amend Section 4.02 to establish various
restrictions in connection with home businesses.
On a motion by Lupine, seconded by Mr. Shane and unanimously approved it was
18475
#458-2001 RESOLVED that, the City Planning Commission. pursued to Council
Resolution #45-01. and pursuant to Section 23.01(a) of Ordinance 4543, the
Zoning Ordnance of the City of Livonia, as amended, does hereby establish
and order that a public hearing be held to determine whether or not to amend
Section 4.02 of Article N of the Zoning Ordinance to establish various
restrictions in correction with home businesses.
FURTHER RESOLVED that, notice of such hearing be given as provided in
Section 23.05 of Ordinance #543, the Zoning Ordinance of the City of
Livonia, as amended, and that thereafter there shall be a report and
recournendation submitted to the City Council.
A roll call vote was taken with the following result
AYES:
Koons, LaPine, Piercecchi, Shane, McCam
NAYS:
Now
ABSENT
Alawkas
Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopt-&
ITEM #9 Motion to hold a Public Hearing (Drug Stores & Pharmacies)
Mr. Piercecchi, announced the next item on the agenda is Motion to hold a public hearing
pursuant to Council Resolution 466-01 to determine wbether or not to amend
Sections 10.02, 10.03, 11.02 and 11.03 to designate drug stores and
pharmacies as waiver uses.
On a motion by Mrs. Koms, seconded by Mr. LaPine and unanimnously approved it was
#459-2001 RESOLVED that, the City Planning(kmmission, purniot to Coursed
Resolution N66-01, and pursuant to Section 23.01(a) of Ordinance 4543, the
Zoning Ordinance of the City of Livonia, as amended, does hereby establish
and order that a public hearing be held to determine whether or not to amend
Sections 10.02, 10.03, 11.02 and 11.03 of Articles X and Xl of the Zoning
Ordinance to designate drug stores and phamncies as waiver uses.
FURTHER RESOLVED that, notice of such hearing be given as provided in
Section 23.05 of Ordinance #543, the Zoning Ordinance of the City of
Livonia, as amended, and that thereafter there shall be a report and
rerommeadatim submitted to the City Council.
Amll call vote was taken with the following result
AYES:
Koons, LaPine, Pierczcchi, Shane, McCann
NAYS:
Now
ABSENT
Alanskas
Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopt-&
18476
ITEM #10 Motion to hold a Public Hearing Restaurants in C 1 District
Mr. Piemzcchi, Secretary, announced the next item on the agenda is Motive to hold a public
hearing pursuant to Council Resolution 478-01 to deNmine whether or not to
amend Section 10.03, seating limitations for restaunents in a C-1 district
On a motion by Mr. LaPine, seconded by Mr. Piercecchi and umammausly approved it was
#460.2001 RESOLVED that, the City Planning Comrmssion, paursuantto Council
Resolution 478-01, and punuarR to Section 23.01(a) of Ordinance 4543, the
Zoning Ordinance of the City of Livonia, as amended, does hereby establish
and order that a public hearing be held to determine whether or not w amend
Section 10.03 of Article X of the Zoning Ordinance, seating limitations for
restaurants in a C-1 district
FURTHER RESOLVED that, notice of such hearing be given as provided in
Section 23.05 of Ordinance #543, the Zoning Ordinance of the City of
Livonia, as amended, and that thereafter there shall be a report and
recormnendamn submitted to the City Council
A roll call vote was taken with the fdlowing result:
AYES: Koons, LaPme, Pien ecebi, Shane, McCain
NAYS: None
ABSENT: Alanskas
Mr. McCa®, Chairman, declared the motion is carried and the foregoing resolution adopted.
This concludes the Pending Item section of our agenda We will now proceed
with the Miscellaneous Site Plan of our agenda Members of the audience
may speak in support or opposition to these items.
ITEM#11 PETITION 2001-02-08-12 Recep%uftn BUchard's FamttyRest®umnt)
Mr. Piemeccbi, Secretary, arnoumced the next item on the agenda is Petition 2001-02-08-12
by Recep Roma, on behalf of Richard's Familv Restaurant, requesting
approval of all plans required by Section 18.58 of the Zoning Ordinance in
connection with a proposal to renovate the exterior of the restaurant located at
3 93 05 Plymouth Road in the S.W. 1/4 of Section 30.
Mr. Miller: This site is located on the south side of Plymouth between Eckles and
Newburgh. The petitioner is requesting approval to renovate all four sides of
the exterior of the Richard's Family Restrurmt Presently the outside of the
restaurant has, what could be described as, an alpine motif. The petitioner is
proposing to cover the existing masonry block walls, that the majority ofthe
budding is coashucted out of, with dryviL A part of the from or north
elevation is covered by brick This brick area would remain and be
18477
incorporated into the new Irak. The existing shingled roof would also remain
as is. A hexagonal design feahue, composed of different color dryvit, would
be integrated into the peak areas of each elevation. A color rendering has not
been submitted at this time but the elevation plans do note that the dryvit
would be a combination of light gray and dark green colors. The plans show
that the dryvit would extend all the way to the grand. The petitioner has
explained that part of the reason wants to renovate his restauram is because of
the gas station across the street The station was recently rebuilt and is a
major improvement to the area
Mr. McCann: Is there any correspondence?
Mr. Tomorrow There are four ids of correspondence. The fust is a lett from the Dwisim
ofPolice, da d Mamh 9, 2001, Nvmch reads as follows: "We have reviewed
the plans regarding a proposal to renovate the exterior of the restaurant and
have no objection to the plan as submitted " The letter is signed by Wesley
McKee, Sergeant, Traffic Bureau. The second letter is from the Livonia Fire
& Rescue Division, dated March 13, 2001, which reads as follows: "This
office has reviewed the site plan submitted in correction with a request to
renovate exterior of restaurant on property located at the above referenced
address. We have no objections to this proposal." The lett is signed by
James E. Corcoran, Fire Marshal. The fluid letter is from the Engineering
Division, dated March 20, 2001, which reads as follows: "Pursuant to your
request, the Engineering Division has reviewed the above referenced petition.
We have no objections to the proposal at this time. We trust that this will
provideyou with the m oirmation requested." The letter is signed by David
Lear, P.E., Civil Engineer. The fourth letter is from the Inspection
Department, dated March 29, 2001, which reads as follows: 'Pursuant to our
request ofMarch 6, 2001, the above referenced Petition has been reviewed
The following a noted: (1) The rearparking area (south 12) needs repair
and repaving. A Lghtpole has fallen down and was Lying in the tat (2) Ali
parking needs reshriping (double} (3) The dumpster enclosure has bash
and debris inside and outside. (a) The north 12 ofthe parking lot (bone
front and rear of building) needs maintenance and resealing. (5) An EFTS
system isproposed around enhy/exitdoors Consideration should be to give
durabilly and damage resistance at Mose types ofareas. Therefore, a more
durable EF6'should be specified Thu Department has no further objection
to this Petition." The letter is signed by Alex Bishop, Assistant Directer of
Inspection That is the extent of the correspondence.
Mr.McCam: Isthepetitimerheretbiseve ing?
Ron Myers, representing Richard's Family Restaurant, I am the architect, 865 Penniman
Avenue, Plymouth, Michigan 48170-1621. Before you, you have a colored
rendering showing the dryvit that we are going to end up using to do a facelift
onto the restaurant We are going to a dark greea, light gray. The existing
brick we ore keeping. We are going to wrap all four sides of the restaurant
with the dryvit miming with the colo scheme that is noted on the plans. In
regards to the driveway on the east side of the bolding, which according to
18478
one of the items, we are going to nm to an extra heavy down covering in
there, another coating mesh and another skin coat of dryvit on there so that it
will make it mare damage proof
Mr. McCann:
Are there arty questions firm the Commissimen?
Mr. LaPine:
On the east side of the restaurant you have a piece that comes out there. It
looks like it was added on at some time. Is that All going to be there or is
that going to be replaced?
Mr. Myers:
On the east side',
Mr. LaPine:
Is that where your entrance is, on the east side of the budding?
Mr. Myers:
No. The enhance is on the north side of the budding and also on the south
side of the budding.
Mr. LaPine:
I know I was A the right place.
Mr. Myers:
Thee is a driveway along the east side and the west side.
Mr. LaPine:
o.K. PIl go out there and look again
Mr. Shave:
The green canopy, is that your enhance?
Mr. Myers:
Yes sir.
Mr. Shave:
Ib you intend to keep those newspaper stands out there? They really look
tacky.
Mr. Kurtis:
They are right under the awning so I moved those to the other side. I don't
like them myself but I will move those out of there.
Richard Kurtis,
owner of Richard's Faintly Restaurant I will redo some of Poe parking all
the way back and do some patching. I will take care of those soon. That is no
problem. The dumpshas, I have it all Bre way back I will make it look nicer
and clean it up and A should be no problem
Mr. Pie euchi:
I assume I am looking at the enhance of this bu w.
Mr. Myer:
Yes sir.
Mr. Piececchi:
Is that ill or is that brick? I can't WH. It looks reddish.
Mr. Myer:
The reddish part is the existing brick that is on the restaurant right now. We
arenot removing arty brick whalsoeve. We areworking wRh that existing
brick It is more of a reddish, brownish type of a brick and the dryvit that we
are adding is going to be a light gray and firer with a darker gee® on the
other part of the dryvit You are going to have a two-tone type of a dryvit
18479
Mr. Pienerchi:
Dryvit is not going to go on top of this? Correct?
Mr. Myers:
On the brick!
Mr. Piemecchi:
Yes.
Mr. Myers:
No. The dryvit is rot going on top of the brick We are keeping the brick
The bricklooks mce. It gives you a warm feeling and we arekeeping the
brick
Mr. Piemecchi:
It doeml get damaged by people going m and out of the budding either.
Mr. Myers:
You are right
Mr. LaPme:
The Iigbt fixture an the back that is down, does that light fixture work!
Mr. Kurtis:
All of the lights will be connng out.
Mr. LaPme:
Do you have any lighting m you parking lot?
Mr. Kurtis:
Yes I do.
Mr. LaPme:
What about the one that has fallen down?
Mr. Kurtis:
That one was good but sometimes we get those semi -tracks and they drive m
close to those lights. Somebody knocked it down. As a matter offset, we
moved that hgbt out of there today.
Mr. LaPme:
So its gone?
Mr. Kurtis:
Yes, it is gone.
Mr. LaPme:
The dumpster area, are you going to make sure that is repaired and fixed up
and the gate that is on there is kept closed all the time? Because the day I was
out there the garbage was laying aramd there. Whoever is dumping the
geduagemust have a hit and miss attitude. Ifthey hitit they hit it and ifthey
dont they don't
Mr. Kurtis:
I will make it look nice and clear. There is no problem there.
Mr. LaPme:
Thank you.
Mr. McCann:
If there are no further questions from the Commissioners, I will go to the
audience. Is there anybody in the audience who wishes to speak for or
against this petition? Seeing nobody, a motion is in order.
On a motion by
Mr. Piemacchi, seconded by Mrs. Koons and unanimously approved it was
18480
#461-2001 RESOLVED that, the City Planning Contraission does hereby recommend to
the City Council that Petition 2001-02-08-12 by Recep Ennis, on behalf of
Richard's Family Reslaunart, requesting approNul of all plans required by
Section 18.58 of the Zoning Ordinance in connection with a proposal to
renovate the exterior of the restaurant located at 39305 Plymouth Road in the
S.W. 1/4 of Section 30 be approved subject to the following conditions:
1. That the Exterior Budding Elevation Plans marked Shed 2 and Shed
both dated August 31, 2000 prepared by Ronald G. Myers Architect, is
hereby approved and shall be adhered to;
2. That either brick or reinforced dryvit shall be exuded a least 3 & above
grade on all far sides of the b ildmg;
3. That all brick wed mthe construction ofPoebudding shall bebill face 4 -
inch brick no exceptions;
4. That the petitioner shall correct to the Inspection Department's
satisfaction the following sale deficiencies as outlined in the
correspondence dated March 29, 2001:
that the entire parking lot shall be repaired, resealed
and double striped
that all handicap spaces shall be identified and
comply with the Michigan Barrier Free Code
that the fallen light pole in the parking lot shall
either be put back up or removed
that the trash and debris inside and outside the
enclosed dumpster area shall be cleaned up
5. That the specific plans referenced in this approving resolution shall be
submitted to the Inspection Department at the time the budding peanuts
are applied for.
Mr. McCann, Chairman, declared the motion is carred and the foregoing resolution adopted
R will go on to City Council with an approving resolution
ITEM #12 PETITION 2001-03-05-13 Leo Soave
(Chestnut Grove Site Condominiums)
Mr. Pivicecchi, Secretary, announced the next item on the agenda is Petition 2001-03-08-13
by Leo Soave, on behalf of Chestnut Grove Site Condoutimunts requesting
approval of the Master Deed, bylaws and site plan required by Section 18.62
of the Zoning Ordinance in connection with a proposal to amshuct sae
condominiums on property located at 35195 Eight Mile Road in the N.W. 1/4
of Section 4.
18481
Mr. Miller This site is located south side of Eight Mile between Gill and Ellen The
petitioner is requesting approval to develop a site condommium development
on lots 4 through 7 of the Fainvzy Subdivision The submitted Site Plan
shows that the new development would consist of twenty three (23)
cmdomiruum lots. A 50 If wide public street would nm north and south off
Eight Mile, curve east and west a short distance and then curve back north
and south and end in a cul-de-sac. A 30 If greenbelt easemem would buffer
the condominium development from Eight Mile Road Thesubtruned
landscape plan shows that the greenbelt easement would be bermed 3 R to
3 VR and would be substantially planted with a combination of evergreen
trees and deciduous trees. According to the submitted documentation the new
development would be called "Chestnut Grove Condominiums'. Each
condominium lot cant= to all requirements of an R-4 zoning district A
copy of the Master Deed and bylaws for this new development has been
submitted for review by the City. The documentation does call out the
percentage of brick for the exterior of each unit. The first floor of each mit
shall be brick on all tau sides, with the total amamt of brick on each
dwelling being not less than 80% on one-story dwellings and 55% on two-
story dwellings. All brick used in the construction of the condominiums shall
be full face, 4 -inch brick Chinmeys of any dwelling shall be all brick
Moment floor area for each one-story dwelling world be 1,850 sq. ft and
2,500 sq. ft for each two-story dwelling. All dwellings shall have a two -car
attached garage, and with written approval from the developer or the
Association, may have a three -car attached image. The petitioner is also
requesting approval for a conforming entrance sign The sign would be
located within the landscape ememem of lot 1 of the new development, on the
east side of Maple Circle. Signage Permitted fur this site under Section
18.50E is one (1) entranceway sign, not to exceed 20 sq. ft in sign area, not
to exceed 5 ft in height and setback 10 If from any R-O.W. line. Proposed
Signage is one (1) entranceway sign, not to exceed 14 sq. If in sign area, not
to exceed 3 ft in height and setback 10 If from intersection of Eight Mile and
Maple Cr.
Mr. McCain: Is there my correspondence?
Mr. Taormina There are three ids of correspondence. The fust letter is from the Divisim
of police, dartd March 23, 2001, which reads as follows: "We have reviewed
the plans regarding a proposal to construct a site condominium development
The plan does not indicate whether sidewalks are phmnedfor this
development Ifsidewalks are not currently planned we would recommend
that sidewalks be installed throughout the development for pedestrian safety.
There a also an indication on the site plan regarding the installation of
strein fights. We recommend the installation ofstreeHlghts for the crane
prevention benefit they wall afford to the residents. A stop sign will also be
required at Eight Mile Road" The letter is signed by Wesley McKee,
Sergeant Traffic Bureau The second letter is from the Inspection
Department dmzd March 29, 2001, which reads as follows: "Pursuant to
yarn request of March 20, 2001, the above referencedpention has been
reviewed. Thefollowing a noted: This review has been made as though
zoning is R 4. Thu Department has no objections to this pefifion I frust this
provides the requested information." The letter is signed by Alex Bishop,
Assistant Director of Inspection The third letter is from Poe Engineering
Division, dated Mach 26, 2001, which reads as follows: "Pursuant to your
request, the Engineering Division has reviewed the above referenced petition
The Engineering Division cuirenHy, requires a minvnum ri&of-way width of
saty(60) feet for standard residenhalroads. This allows the developer to
provide a space between the edge ofroad and public sidewalkfor the
placement ofutilmes outside ofthe pavement lines. However, given the site
constraints, if no public sidewalk is to be required anda utility easement ofat
least 10 jeet in width was in be created immediately adjacent in the right -of
way, the Engineering Division would have an objections to the proposal. The
development wouldalso have to meet the Wayne County Storm Water
Management Ordinance requirements, which are cuirenHy, not shown on the
plans. We mast that this will provide you with the information requested"
The letter is signed by David Lem,P.E., Civil Engineer. That is the exert of
thecomspondence.
Mr. McCann:
Is the petitioner herelhis evemogl
Leo Soave, 34822 Pembroke, Livonia This is going to be a paved street. In the case of a
ranch, this is going to be 100% brick The two stories are going to be 65%to
70% brick and I'll answeryourquestions. Thaukyou
Mr. McCain:
Are there my questions from the Commissioners?
Mr. LaPme:
What about the sidewalks?
Mr. Soave:
Yes sir. Im sorry it doesnt show in the plan but we will have sidewalks.
Mr. McCam:
Iftlere are no father questions from the Commissioners, I will go to the
audience. Is there anybody in the audience who wishes to speak for or
against this petition' Seeing nobody, a motion is in order.
Mr. LaPme:
If couldjust ask one question We are being asked to approve this site plan
for the R4 but they don't really have the R4 zany; yet The Comm hasn't
even voted on this yet It is on the agenda for uenx wnight
Mr. Taormina:
Thatiscomect. Itbasnotyetbeenfinalized
Mr. LaPine:
How do we do something when the zoning is not there? Actually, A isn't
approved until the Council approves the minutes and it is advertised in the
newspaper and we've got this before us already. Ijust dont is derstand how
that operates.
Mr. Taormina:
Final authorization oflhe site plan would not go into effect urNl the Council
acts on R What they would do in this issuance is hold the site plan back until
the rezoning issue has been completed and then they would take a final action
on the plan.
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Mr. LaPme:
Should it even come to us before the Comcil acts an it?
Mr. Taormina:
There is nothing that prevents this body from reviewing the petition and
forwarding its recommendation on to Council realizing that they are in the
process of voting on it affimmtively.
Mr. LaPme:
But we don't know if they are going to vote affirmatively. It is not an the
consent agenda. It is on the regular agenda, which means there most be some
split votes. I assume it is going to go through but I amjust curious.
Mr. McCann:
This is similar to what we have done in the past for the Council when they ask
for the zoning when they say they want the site plan caught up to the
rezoning.
Mr. LaPme:
But that isn't happening in this case as far as I know.
Mr. Mc Cam:
I understand but we have done it in that instance.
Mr. Shane:
If it makes you feel better, Bill, put it in the conditions that it is subject to
final rezoning by the City Co ncl.
Mr. Taormina:
That would be appropriate.
Mr. LaPma
It makes no difference. I amvoting against it anyway because I think at
should have been R-5 anyway.
Mr. McCann:
A motion is in order.
On a motion by Mr. Shane, seconded by Mrs. Koons and approved it was
#462-2001 RESOLVED that, the City Planning Commissiondoes herebyrecomumdto
the City Council thatPetitim 2001-03-08-13 by Leo Soave, anbebalf of
Chestnut Grove Sik Condominiums requesting approval of the master deed,
bylaws and site plan required by Section 18.62 of the Zoning Ordinance in
comencia with a proposal w construct site condominiums on property
located on the south side of Eight Mile Road between Gill Road and Ellen
Drive in the N.W. 1/4 of Section 4 be approved subject to the following
conditions:
1. That the Master Deed complies with the requirements ofthe Subdivision
Control Ordinance, Title 16, Chapter 16.04-16.40 of the Livonia Code of
Ordinance, and Article XX, Section 20.01-20.06 of Zoning Ordinance
4543, except for the fact the following shall be incorporated:
that the first floor of each condommium unit
shall be brick or stone, on all four sides, and the
total amount of brick or stone on each two-story
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unit shall not be less than 65% and not less than
80% on one-skay dwellings;
2. That the brick used in the construction of each condonfinnm unit shall be
full face 4 -inch brick no exceptions;
3. That the Site Plan marked Sheet 1 dated 3/1/01 prepared by
Arpee/Donnan. Inc., is hereby approved and shall be adhered to;
4. That the Landscape Plan marked Sheet 1 dated April 2, 2001, as revised,
prepared by Arpee/Donoan, Inc., is hereby approved and shall be adhered
to;
5. That an Entrance Marker Application, as shown on the approved
Landscape Plan, is hereby approved and shall be adhered to;
6. That the petitioner shall correct to the Engineering Depar[meut's
satisfaction the following, as outlined in the correspondence dated March
26, 2001:
- that a utility easement of at least 10 1 in width
shall be created immediately adjacent to the
RO.W.
- that the development shall meet the Wayne
County Storm Water Management Ordinance
requiremeNs
7. That the plans referenced in this approving resolution shall be submitted
to the Inspection Departimad at the time the budding pemrits are applied
for;
8. That all required cash deposits, certified checks, irrevocable bank letters
of credit and/or surely bonds which shall be established by the City
Engineer pursuant to Article XVII] of Ordinance No. 543, Section 18.66
of the ordinance, shall be deposited with the City prior to the issuance of
engineering pemuls for this site condammnnn development;
9. That fire hydrants shall be provided on Maple Circle with spacing of 300'
between hydrants;
10. That skeet lights, sidewalks and stop signs shall be installed; and
11. TLatthis approval is subject to final approval of rem ng petition 2001-02-
01-02 by the City Cantil.
Aroll call was taken with the following result:
AYES: Koons, Pienwchi, Shave, McCana
NAYS: IaPme
18485
ABSENT: Alanskas
Mr. McCaw, Chairman, declared the motion is carred and the foregoing resolution adopted.
It will go an to City Council with an approving resolution.
ITEM #13 PETITION 99-11-0531 Sunoco Gas Station
Mr. Piemerchi, Secretary, announced the next item an the agenda is Petition 99-11-08-31
Sunoco Gas Station requesting approval of signage for the gas station located
at 33234 SchoolcraR Road in the S.W. 1/4 of Section 22.
Mr.Miller: This siteislocatadon the northeast comer of SchoolcraR and Farmington. On
April 19, 2000 this site received site plan approval to renovate the existing gas
station located on the subject site. As part ofthat approval it was conditioned:
That no signs, either freestanding or wall
mounted, are approved with this petition; all
such signage shall be separately submitred
for review and approval by the Planning
Commission and City Council
In compliance with that requirement the applwant is requesting approval for a
cmfirmaing sign package for the gas station. Signage Permitted for flus site
under Section 18.50H is one (1) around sign, if containing fuel pricing
information, not to exceed 40 sq. fit in sign area, not to exceed 12 ft in height
and setback 5 ft from any R.O.W. line. Walt signs and all window signage,
including canopy signage mote exceed 100 sq. ft in sign area Signage
Proposed is one (1) grand sign containing fuel pricing information, 40 sq. ft
in sign area, 12 ft in height setback 5 ft firm intersection of SchoolcraR and
Farmington One (1) wall sign on service station, south elevation = `Sunoco
Mad" =15 sq. ft in sign area. 2 canopy signs, West elev. (mcmq taavngon) _
"Sunoco"=13 sq. ft in sign area and south elev. (Lang smoomrrtp="Sunoco"=
13 sq. R in sign area The petitioner has stated that the signage shall conform
to the colors specified by Sunoco, which is yellow, blue and red. Also, A this
time, the petitioner is requesting to have one of the conditions that were
specified in the approvingresolution ofPetition 99-11-8-31 removed. Aspart
of the approval is was conditioned:
That the gas pump island canopy shall not exceed
Ig fit in height and its support columns shall be
covered with the same brick use in the construction
ofthe sanion1mm entence store;
The petitioner is requesting to have the stipulation of the support columns
being covered in brick removed The explanation of the petitioner is that the
cost is not economically feasible, no other station in the area has brick
columns, and the electric wrong for the canopy runs inside the columns.
Should anything go wrong and the wining and needed to be accessed, the brick
18486
commis would present a problem The petitioner would like In have the
canopy held up by the painted metal columns presently supporting it It has
been the Planning Commission's fission's policy to require brick columns for canopies
of any gas station that has proposed major renovations. The most resent gas
station that was required In have brick columns is located at the northeast
comer of Plymouth Road and Fckles Road, which is a Sunoco station This
station's columns are stone or block near the bottom, with brick the rest of the
way up.
Mr. McCann: Is there any comespondence?
Mr. Taormina: There a letteer form the Imspechom Department, dated March 29, 2001, which
reads as follows: 'Pursuant to your request of March 20, 2001, the above
referenced pentain has been reviewed Thefollowing a noted (i) This
review has been conducted for signage only. (2) The ground sign as
pictured would not be within ordinance. However, the typed wording of12
feet maximum height 40 squarefeet maximum signage (with prices) with
proper setbacks would be dbwed (3) The other signage as depictedietals
approximately 40.25 square feet and is less than the total aIIowabhe This
Department has no further objechom to this petition other than as noted I
trust the provides the requested unbrmahom" Theleter is signed by Alex
Bishop, Assistant Director of Inspection That is the exert of the
correspondence.
Mr. McCann: Is the petitioner here this evemn.
Al Baay, 38888 Cbeshne, Northrille, Michigan 48167. The signage that we are requesting
is pretty much standard over the Planning Commission's ]imiartion. The
Stamen sign itself is going In be 8 feet as stated On the picture as shown it is
a little larger than the 8 feet, as stated But it is going In be the 8 fret
standard
Mr. McCann: Will you do as a mommmt sign meaning that the base will go right into
the ground and it will be solid from the around up?
Mr. Barry: It is going In be a goal post sign..
Mr. McCann: The bottom will be above the ground or will t go unto the grand an a brick
base?
Mr. Barry: No. It is going In be above the grand
Mr.McCann: Do you have an objection In making it me some type of foundation under the
sign for aesthetic purposes?
Mr. Barry: It is pretty diftcultbecause of the space limitation webe got there. We had to
close down one of the driveways. When you close down one of those
driveways, the armation of the space In put a sidewalk for crossing
Farmington Road from me side In the other, so that kind of took some of the
18487
space plus Wayne County had some objections about a couple of things.
There is limited space there. If try to bring in the sign and make it any
smaller and make it into a ground aaunted sign, A will definitely stick art on
the sidewalk The only way it can be done is by goal post signage.
Mr. LaPtne:
Directly across the street from the other side of the expressway, which is the
Standard station, why cant you put a sign up hike that?
Mr. Barzy:
Because they have more space than I do for where there are. Their space is
much bigger. Where then sign sits they have a much bigger sign area When
the proposal was done by the Planning Commission to have one of the
driveways shut down, it took some space away from us because we had to put
in that additional sidewalk
Mr. LaPtne:
You could have put the sign out there anyway because that sidewalk was
always there. If it wasnt a sidewalk, it was a driveway. I dont understand
why you cant pert the sign back far enough so you can pert that type of mm
up. If you can show me why it cant be done, then I mightbe able to
understand.
Mr. McCann:
Maybe the staff could look at the drawing and how deep is that greenbelt
area. Doeshehaveroomfa8 feet? I don'tknowhowheis going todeal
with a pole-mmmted sign without going over the edge of the property.
Mr. Miller:
He has a five foot setback firm the property line.
Mr. McCann
That means he can only have a five fart wide sign Is that what you are
saymg?
Mr. Miller:
Right
Mr. McCam:
It is basicallyjust budding up the fouvdationjust a little fit farther. You
would build a foundation for you goal pasts and then build a foundation fn
your bricks. Iheyjust come up to the bottom Itjust has a nicer affect That
is what we are trying to get Is there anything else?
Mr. Bazzy:
The other thing was the canopy columns itself for the brick that was part of
the resolution I dont have a problem with the canopy base with the bricks.
The me issue that was brought to my attention, when those canopy columns
are surrounded by brick there aretwo things that can go wrong. The
electrical conduits are inside the columns. If there is a problem inside those
canopy columns, those bricks have to come down.
Mr. McCam:
W.
Mr. Bazzy:
Ym have to tear into the brick to get to the canopy.
Mr. McCam:
Most of them put an access plate.
18488
Mr. Bazry: Correct That was brought up to me. Second was the drainage. The drainage
is inside the canopy columns. Ifthere is a backup in drainage, which I have
seen it happen, you have to tear into the brick to get the drainage out of there
for the drainage backup. So that is a problem It was brought to my atte ma
that we could go five to six feet on those, which I dont have an objection to
that It was brought to my attention also, that it was part of the resolution was
to do five to six feet on the canopy columns.
Mr. LaPine: Iam kind of confused about the drainage. Areyou Oingme Poatthe roof
drains down through these columns?
Mr. Taormina: They have conductors that probably outlet near the base somewhere.
Mr. LaPine: Cant they put drain spouts on the maside of them.
Mr. Tammma: That is what they do have.
Mr. McCann: You would have to have drain spouts on the inside. They might have base
something shnilar to what you would use A home on any type of drain to
clean it out
Mr. Piemacchi: We have these posts covered with brick 100% in this City. To my
knowledge, I dont know where you think there is a problem with that
Mr. Bazzy: I dont have a problem with that I have another location in Livonia Ihaw a
Mobil station on Plymouth and Farmington. My canopy columns are not
bricked.
Mr. Piececchi: They have been tiuere a long time then?
Mr. Baazy: Correct There are quite a few locations that are not ]ricked. This is
something that the City is plamung to do now.
Mr. McCain: It was recently done at Seven Mile and Newburgh and other places.
Mr. Bazzy: There are a few places that have it It looks great I understand that Iwent
throughalotofresohutioastogettbislmatimupmdgoing. Youcanseeitis
still closed down, hying to finalize and get things finished over there.
Mr. McCain: You are doing a goodjob.
Mr. Bazzy: I'm trying. Ifitneeds to be done, I dont have a problem with itbut my
recommendation is thatI dont wantto run into a problem later on to the
finure. One of the issues is that those issues can be surrounded by a metal
base. Have you ever seen covers? They are round covers. They go all the
way up to the top of the canopy. To me, those look really race too. They
match Poe striping of the building itself. They match the color reading of the
building and everything else that surrounds it It just fits it It is a total area
on tivat fits around the canopy column.
18489
Mr. LaPine: So if you have a problem then they canjust soap off the column and make the
reparr.
Mr. Barzy:
Correct. Any repair that meds to be done. It goes all the way up to the top
of the canopy.
Mr. McCain:
Do you have a comment Mr. Taormina?
Mr. Taormina:
No, I am not familiar with that It sounds like it is some type of sleeve that
fits over the support column.
Mr. Piercerchi:
I have seen that recently. In fact last week I saw a gas station in another part
of the world that looked like map rings. But it doeml look as good as brick.
Mr. McCann:
If there are no lumber questions from the Commissioners, I will go to the
audience. Is there anybody in the audience who wishes to speak for or
against this petition? Seeing nobody, a motion is in order.
Mr. LaPine:
Just one other question. This definitely is going to be a Sunoco station
because there was some question if this was going to be or not going to be?
Mr. Bazzy:
It is not 100% guaranteed to be a Sunoco station. There are two coarpanies
that am dealing with. One of the companies is Sunoco and the other one is
Marathon. I am still debating of which possible company I am dealing with
right now.
Mr. LaPme:
My next question is to you Mark Then how do we approve this because the
color renderings could be different?
Mr. Bazry:
I brought another color rendering with me, a Marathon rendering,just in case.
The colors are very different
Mr. LaPme:
But the square footage of the sign and everything else would be the same?
Mr. Bazry:
It is identical.
Mr. Taormina:
I will say this, all the information that has been supplied to us up to this point,
has been based on this being a Sumco, including the renderings that were
submitted to the City Council.
On a motion by
Mr. LaPine, seconded by Mrs. Koons and unanimously approved it was
#4-63 20 01
RESOVLED that, the City Planning Commission does hereby recommend to
the City Council that petition 99-11-08-31 Sunoco Gas Station requesting
approval of signage for the gas station located at 33234 Schoolcraft Road in
the S.W. 1/4 of Section 22 be approved subject to the following conditions:
1. That the Sign Package submitted by AI Bazzy, as received by the
Planning Commission on March 20, 2001, is hereby approved and shall
be adhered to, except for the fact that the ground sign shall be a
monument type sign, not to exceed 8 feet in height, and shall have a
brick base constructed out of the same brick as the station;
2. That the signage shall not be illuminated beyond one (1) hour after this
gas station closes;
3. That any additional signage shall come back before the Planning
Conmussion and City Council for then review and approval;
4. ILat the request to have Council Resolution #279-00 modified so as to
delete the condition spmfymg that the canopy columns most be brick, is
hereby denied, on the basis that this development at me of the City's
major intersections, the City has consistently required that brick columns
be constmcled at several other new or renoNuted gas stations, and it
would not be aesthetically pleasing to allow unfinished colurhms Athis
location
Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted
The petition will go on to City Council with an approving resolution
On a motion duly made, seconded and unanimously adopted the 822°a Public Hearings and
Regular Meeting held on April 3, 2001, was adjourned at 10:30 pm -
James C. McCam, Charman
IR7
Dan Piercecchi, Secretary
18490