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HomeMy WebLinkAboutPLANNING MINUTES 2003-08-0520655 MINUTES OF THE 8W REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, August 5, 2003, the City Planning Commission of the City of Livonia held its 870" Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. James McCann, Chairman, called the meeting to order at 7:30 p.m. Members present: James C. McCann Dan Piercecchi H. G. Shane Robert Alanskas William La Pine John Walsh Members absent: Carol Smiley Messrs. Mark Taormina, Planning Director; At Nowak, Planner IV; and Scott Miller, Planner III, were also present. Chairman McCann informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission makes a recommendation to the City Council who, in turn, will hold its own public hearing and make the final determination as to whether a petition is approved or denied. The Planning Commission 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 Commission become effective seven (7) days after the date of adoption. The Planning Commission and tie professional staff have reviewed each of these petitions upon their fling. The staff has furnished the Commission with both approving and denying resolutions, which the Commission may, or may not, use depending on the outcome of the proceedings tonight. ITEM #1 PETITION 2003-07-0849 SHANAHAN'S Mr. Pieroecchi, Secretary, announced the first item on the agenda, Petition 2003- 07-08-19 submitted by Holiday Inn, on behalf of Shanahan's Irish Pub, requesting approval of all plans required by Section 18.47 of the Zoning Ordinance in connection with a proposal to renovate the exterior of the building located at 17123 Laurel Park Drive in the Southeast''/.of Section 7. 20656 Mr. Miller: This site is located on the west side of Laurel Park between Six Mile and University across the street from the Laurel Park Place Mall. The Holiday Inn is requesting approval to modify the exterior of the nightclub portion of the hotel. The nightdub, Tremors, would be converted over into a full-service restaurant. The name of the new eatery would be Shanahan's Insh Pub. The shape, materials and architecture of the building would essentially remain the same. The earthquake effects on the outside of Tremors would be modified. On the submitted Building Elevations it is noted, "All existing stucco to be refinished. All `Tremor' crack elements to be removed." Basically, the building would be patched, refinished and repainted. Decorative "Celtic swirls' would adom some of the column aspects of the southeast elevation. A large mosaic disk, with similar Celtic symbolism, would embellish the tower of the main entrance. The structural canopy over the entrance would be transformed from an art deco type style to a more classic look. Required parking is 718 spaces; provided parking is 550 spaces. Because the site would be deficient in parking, a variance from the Zoning Board of Appeals would be required. The variation between the proposed restaurant and Tremors is an additional 39 parking spaces. There is an existing parking variance in effect for the hotel and Tremors, but because of the increase, the variance will have to be reissued. Signage is also proposed as part of this pefifion. The existing wall signs would be removed and replaced with new signage. With the exception of a small wall sign immediately over the entrance, the signs would be illuminated by back lighting. A halo or radiant light would, in effect, encompass the signs. The small sign over the entrance would not be illuminated and would, according to the plan, be a "solid metal pin -mounted sign." Signage is summarized as follows: existing signage consists of two wall signs totaling 468 square feet; permitted signage is one wall sign not to exceed 92 square feet in sign area; proposed signage is three wall signs totaling 136 square feet in sign area. Because the signage is in excess of what is permitted by the sign ordinance, a variance from the Zoning Board of Appeals would be required. Mr. McCann: Is there any correspondence? Mr. Taormina: There are four items of correspondence. The first item is from the Engineering Division, dated July 25, 2003, 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. No further right -0f -way dedication is 20657 required." The letter is signed by Robert J. Schron, P.E., City Engineer. The second letter is from the Livonia Fire & Rescue Division, dated August 4, 2003, which reads as follows: 'This office has reviewed the site plan submitted in connection with a request to renovate the exterior of the hotel restaurant on property located at the above -referenced address. We have no objections to this proposal." The letter is signed by James E. Corcoran, Fire Marshal. The third letter is from the Division of Police, dated July 31, 2003, which reads as follows: We have reviewed the plans in connection with a proposal to renovate the exterior of the restaurant located at the Holiday Inn at 17123 Laurel Park Drive. By the petitioner's own count and ours, they fall well below the required number of parking spaces required for this full service restaurant. On the evening of July 29, 2003, there were no more than twenty open spaces immediately surrounding the proposed restaurant due to the large number of vehicles parked at the Holiday Inn. We would recommend adding or moving at least a few of the handicap parking spaces closer to the door of the proposed restaurant. Thereare several spaces directly in front of the doors that would allow easier access for persons with disabilities." The letter is signed by Wesley McKee, Sergeant, Traffic Bureau. The fourth letter is from the Inspection Department, dated July 31, 2003, which reads as follows: "Pursuant to your request of July 18, 2003, the above -referenced petition has been reviewed. The following is noted. (1) This site will need variances from the Zoning Board of Appeals for the following. (a) Excessive number of wall signs. (b) Deficient parking spaces. They are increasing an already deficient number of parking spaces. (2) All parking spaces need to be double striped. (3) Areas of the parking lot need repair and/or repaving, most notably the north main entrance drive and the north and northwest parking areas of the lot This Department has no further objections to this petition." The letter is signed by Alex Bishop, Assistant Director of Inspector. That is the extent of the correspondence. Mr. McCann: Is the petitioner here this evening? Donald W. Laukka, L&M Associates Ltd., 10907 Valley View Road, Eden Prairie, Minnesota 55344. 1 am the architect for the project. I think Mr. Miller accurately addressed the overall concept. I would like to focus my comments on the salient issues, particularly the parking and the signage overage. I'd like to point out that the existing signs are approximately 450 square feel. This is a reduction of one-third of the total signage. I'd also like to submit that the proposed signage is much more tasteful than the 20658 exisfing signage. As to the parking shortage, the proposed number of seats in the restaurant divided by two for the number of cars, is certainly correct as far as it goes. We'd like to point out, and I have the General Manager of the hotel here with me to support this, that the current use is a nightclub. They have from 300 to 400 people at that nightclub; many of them singles. I don't know this with certainty, but I would suggest that the night the parking lot was polled, the 20 vacant spaces was due to the fact that we have the nightclub in operation with an exorbitant number of cars. What we have actually is a restaurant with roughly 240 seats, 120 cars, as opposed to probably, conservatively, 200 cars or more being used by the nightclub attendees. So as a practical matter, we think that the number of parking spaces that are utilized will actually go down whether or not a variance is granted. Mr. McCann: Can you tell us a little bit about your Irish pub theme? Is it typical of Irish pubs that are being designed in Ireland and brought over? Mr. Laukka: Absolutely. Very authentic. The owner has engaged the Irish Pub Company, the designer in Ireland. I am the architect of record, but the designer is actually in Ireland. They build the fixtures in Ireland. They bring over most of the materials. I just saw the color boards today for the first time. Its fantastic. Knocks your socks off. Its absolutely genuine. It is sponsored in part by Guiness, and as part of the training program for the wait staff and other people associated with the operation of the pub, they actually have to go to Ireland and spend a couple weeks in training. So this is very authentic. Mr. Alanskas: In says in our notes that the Tremor crack elements are to be removed. How are you going to do that? With a grinder and then just patch it? Mr. Laukka: Just patch them. Its all actually dryvil. Its channels in dryvd. So they will be patched over, re -textured and painted. Mr. Alanskas: If you can't answer the next question, maybe the general manager of the hotel can. If Tremors is that busy with clientele, won't you have less revenues coming in from a restaurant? Mr. McCann: Sir, your name and address for the record please. Carl Dees, General Manager for the Holiday Inn, 17123 N. Laurel Park, Livonia, Michigan 48152. Not really. Tremors is really only in operation 20659 four days a week. The restaurant will be in operation seven Mr. Dees: Absolutely. What we're going to do is dose our normal restaurant that's inside the hotel for lunch and dinner, and channel those guests into the Irish Pub. Mr. LaPine: Will Shanahan's be operated by the hotel or is it an independent operation leasing space from the hotel? Mr. Dees: Ilwill be managed bythe hotel. Mr. La Pine: Was Tremors managed by the hotel? Mr. Dees: Yes. days a week. Mr. Alanskas: Okay. Will the restaurant take reservations? So many restaurants now do not take reservations and people love to be able to make a reservation for dinner. Mr. Dees: If you call, I'll give you a reservation. Mr. Alanskas: Thankyou. Mr. LaPine: The interior square footage of Tremors today will not change? It will be the same? Mr. Laukka: That is coned, sir. Mr. LaPine: The reason I'm asking, I see on my plans here that they say you have a proposed new lounge addition of 5,500 square feet. That doesn't mean anything? Mr. Laukka: That's an old drawing, sir, done by another architect. We're not changing the footprint. Mr. LaPine: Tremors was only supposed to have 173 seats with the original approval they got, and they needed 181 parking spaces. Nov you're going up to 243 spaces. I guess what I'm getting at, Tremors catered to a young crowd. Consequently, a lot of the people weren't in there to eat. They were in there to stand around and do whatever they do in these young bars. But would I be safe to say, and maybe the gentleman from the hotel can answer this, you assume that more people staying in the hotel will be eating at this establishment than are eating there now. Would I be correct in saying that? Mr. Dees: Absolutely. What we're going to do is dose our normal restaurant that's inside the hotel for lunch and dinner, and channel those guests into the Irish Pub. Mr. LaPine: Will Shanahan's be operated by the hotel or is it an independent operation leasing space from the hotel? Mr. Dees: Ilwill be managed bythe hotel. Mr. La Pine: Was Tremors managed by the hotel? Mr. Dees: Yes. 20660 Mr. La Pine: Mr. Pieroecchi and I were out there Sunday in the afternoon. There was plenty of parking spaces on Sunday. There was no problem at all. But you do have some parking spaces that were land -banked that we could increase if parking was needed. Do you feel you don't need that additional parking at this time? Mr. Laukka: Absolutely, for the reasons that I've stated before. Saturday night is the peak night. Right now, there are a lot more cars coming in for Tremors as opposed to what it would be for the pub. The issue on the land bank, although technically it is a land bank, it is on a portion of the property that right now is a large hill. Mr. La Pine: Yes, I know. Its a big bene. I have one other question. In our study session, nobody could answer the question if this was going to be the color. Did you bring us something to show us what the color is actually going to be? Mr. Laukka: The first response to that should be, the colors can match exactly the rendering. The colors are here. Obviously the green is the green. We've got two shades of a kind of a cream color. The yellow, the oddball color here that seems a little different from the rendering, the yellow gold in the lower left hand comer of the four color patches was meant to represent the color of the columns. Mr. La Pine: So the columns are the yellow? Mr. Laukka: Right, on the lower left, yes. Mr. La Pine: This cream color here over the entrance, which one is that? Mr. Laukka: That would be the lighter one of the two. Mr. Alanskas: The top left comer. Mr. Laukka: Yes. I'm sorry. There's a lighter patch here, just right over the door. That's color A. The one you were just pointing to, A. is upperleR. Mr. McCann: Could you clip it to the board? Mr. LaPine: I hate to pin you down but I don't want the thing to be all done and then we come in and we've got a purple building. 20661 Mr. Laukka: Okay. That's fine. This color is the field color for most of the building. It is also just a little highlight over the entrance. This color is the accent color here. That's what they're proposing. Mr. LaPine: Okay. Thankyou, Mr. Chairman. Mr. McCann: The yellow gold, is that the column color? Its almost the orange and green for the Irish flag but not quite. Mr. Laukka: That might have been the thought behind R. I wasn't a part of making up the color palettes. Mr. Shane: A mosaic disk? Mr. Laukka: Yes. Mr.Shane: How is that fashioned? Mr. Laukka: It's painted. Mr. Shane: Oh, its painted. Mr. Laukka: Yes. They actually have their own painters that they bring across from Ireland to do many of the decorative ceilings that will be in there, and I imagine that's their intent for this, because I dont know who I could hire to do this, frankly. Mr. McCann: Is there anybody in the audience that wishes to speak for or against this petition? Seeing no one, a motion is in order. On a motion by Mr. Walsh, seconded by Mr. Shane, and unanimously adopted, it was #08-113-2003 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2003-07-08-19 submitted by Holiday Inn, on behalf of Shanahan's Irish Pub, requesting approval of all plans required by Section 18.47 of the Zoning Ordinance in connection with a proposal to renovate the exterior of the building located at 17123 Laurel Park Drive in the Southeast %of Section 7, be approved subject to the following conditions: 1. That the Site Plan marked Sheet A1.0, dated July 30, 2003, prepared by L & M Associates, is hereby approved and shall be adhered to; 20662 2. That the Exterior Building Elevation Plan, marked Sheet A7.0 dated July 15, 2003, prepared by L & M Associates, is hereby approved and shall be adhered to; 3. That all rooftop mechanical equipment shall be concealed from public view on all sides by screening that shall be of a compatible character, material and color to other exterior materials on the building; 4. That no LED lightband or exposed neon shall be permitted on this site, including but not limited to, the building or around the window; 5. That the wall signage depicted on the approved Elevation Plan is hereby approved and shall be adhered to; 6. That this approval is subject to the petitioner being granted variances from the Zoning Board of Appeals for deficient parking and excessive signage and any conditions related thereto; 7. That the petitioner shall coned to the Inspection Department's satisfaction the following as outlined in the correspondence dated July 31, 2003: That the parking lot shall be repaired and/or repaved, most notably the north main entrance drive and the north and northwest parking areas; 8. That, if feasible, the Petitioner shall either add or move a few handicap parking spaces closer to the main entrance of the restaurant as recommended by the Traffic Bureau and subject to the approval of the Inspection Department; and 9. That the specific plan referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for. Mr. McCann: Is there any discussion? Mr. La Pine: Mark, the Police Department mentioned something about handicap parlting closer to the entrance. Should we have that in the motion? Is that necessary orwill it be taken care of? 20663 Mr. Taormina: I'm not sure that there's any noncompliance issues relative to the location of the handicap parking, but if there is a better location, then that should be worked out with Building Inspection at the time they apply for the permits. So if you want to reference that in the approving resolution, that would serve as a reminder to the Inspection Department when they review these plans to take a look at the proximity of the handicap parking to the main entrance. Mr. LaPine: I'll make a motion to put that in the resolution. Mr. Walsh: That's fine. Let's do that. Mr. Alanskas: Can I ask the petitioner a question? Mr. McCann: If there's no objection, go ahead. Mr. Alanskas: On the southeast view that you have, you're showing old yews there for landscaping. Then on your new one, you're showing three new trees and new bushes. Is that going to be new landscaping? Mr. Laukka: No, sir. That was an artist's rendering. We're proposing to have just the existing landscaping. Mr. McCann, Chairman, dedared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #2 PETITION 2003 -07 -SN -06 CHARTER ONE BANK Mr. Piercecchi, Secretary, announced the next item on the agenda, 2003-07SN- 06 submitted by Sign Art, Inc., on behalf of Charter One Bank, requesting approval for additional signage for the bank branch located at 37307 Six Mile Road in the Northwest''/. of Section 17. Mr. Miller: This site is located on the south side of Six Mile between Newburgh and Fitzgerald, as a satellite site, out in front of the Newburgh Plaza Shopping Center. On May 14, 1997, this bank was relocated to its present location during the waiver use approval of the expansion of the shopping center. Beforehand, it sat farther east on the other side of the Big Boy Restaurant. KOMII On July 14, 1998, the Zoning Board of Appeals granted a variance (case #9807-92) for excessive signage. On August 17, 1998, the Planning Commission approved (PCR #8-131-98) two wall signs for the bank. On September 9, 1998, City Council concurred with said recommendation and approved (CR #682- 98) the signage request. The petitioner is now requesting approval for an additional wall sign. This site is not permitted a second wall sign for two reasons. First of all, the site is not a corner lot that fronts on two major thoroughfares, and secondly, the property is permitted a ground sign. The proposed sign would be installed on the west elevation facing Newburgh Road. Signage is summarized as follows: Signage permitted for this site under Section 18.50H is one wall sign not to exceed 80 square feet in sign area Two wall signs were previously approved. Proposed requested additional signage is one wall sign of 35 square feet. Presently, the existing large wall sign is located on the north elevation facing Six Mile over the main entrance of the bank. The smaller header sign is located over the drive -up ATM located on the Newburgh Road side of the building. Because the additional signage is in excess of what is permitted by the sign ordinance, a variance from the Zoning Board of Appeals would be required. Mr. McCann: Is there any correspondence, Mr. Taormina? Mr. Taormina: There is one item of correspondence from the Inspection Department, dated July 16, 2003, which reads as follows: "Pursuant to your request of July 14, 2003, the above - referenced petition has been reviewed. The following is noted. (1) This petition will require a variance from the Zoning Board of Appeals for any additional wall signage. This site does not front on two major thoroughfares and is not entitled by right to additional signage. It already has two wall signs by virtue of a Zoning Grant 980752 (July 14, 1998). This Department has no further objections to this petition." The letter is signed by Alex Bishop, Assistant Director of Inspection. That is the extent of the correspondence. Mr. McCann: Is the petitioner here this evening? Brad Rhodes, Sign Art, Inc., 5757 E. Cork Street, Kalamazoo, Michigan 49048. Our intention, of course, is to put up another identification sign. Currently, there is identification on the front of that building. The ATM machine does have identification, but it is quite small and you really can't see it except from the parlting lot. Our intention is to hopefully get more attention from Newburgh Road with this 20665 signage on the west side of the building. That's pretty much where we're at. Mr. McCann: Are there any questions from the Commissioners? Mr. Piercecchr Sir, I agree that you need exposure coming east but what puzzles me is, at the onset of the signage here, you took all the 80 feet that the building is permitted and you put it all in the front. Why didn't you split it up then? Mr. Rhodes: Al that time, they did a name change and that's what was there. They wanted the name changed at that time and they didn't even think about extra signage on this building. They've come to us and asked for us to approach you and see if there's a possibility of this extra signage now. There is no building on the west side of this. It's a full parking lot which abuts up to Newburgh. Across the street, Standard Federal has two signs on their building, large signs; the sign is on the front with a small ATM machine sign. Big Boy has two nice size signs on their building, and Rile Aid has two signs on theirs. Mr. Piercecchr I said at the onset, sir, that I agree you need a sign there. My question was, why didn't it gel broken up? It always troubles me really when people come in for signage and they know the maximum amount they can have based on their linear footage and they take that. And then they come back for more signage. That always troubles me. Mr. Rhodes: I couldn't answer that any more than hindsight. Mr. Piercecchr Mr. Chairman, I'd like to compliment our Inspection Department, Alex Bishop. You know, he noticed there were two signs there, even if one was only four square feel. We're so blessed to have such a very effective inspector to point that oul. I think he deserves a Ict of thanks for being so dedicated to his work. Mr. LaPine: I have to say I don't particularly agree with you, although I'm not opposed to giving him a second sign. I was going north on Newburgh and I could see the building very plainly. To me, you have less visibility coming from the east going west because of the trees along the way there. To me, you have less visibility from the east than you do from Newburgh Road. Once you gel near the intersection of Newburgh Road, you can see the signs on the front of the building. I'm just wondering why you didn't go for the one on the east side of the building instead of the west side of the building. 20666 Mr. Rhodes: That I cant answer. This is what Charter One has approached you for. I guess their feeling is that they have more traffic count at the Newburgh intersection, and they feel that they can draw more people to the bank. Mr. LaPine: Like I said, I'm not opposed to it. I just hope in three or four months they don't come back and say, "Now we can't see it. People cant find us coming from the east." Thank you. Mr. McCann: Anybody else? A motion is in order. On a motion by Mr. Pieroecchi, seconded by Mr. Walsh, and unanimously adopted, it was #08-114-2003 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2003-07SN-06 submitted by Sign Art, Inc., on behalf of Charter One Bank, requesting approval for additional signage for the bank branch located at 37307 Six Mile Road in the Northwest %of Section 17, be approved subject to the following conditions: 1. That the Sign Package submitted by Sign Art, Inc., as received by the Planning Commission on June 10, 2003, is hereby approved and shall be adhered to; 2. That all wall signs on the building shall rot be illuminated beyond one (1) hour after this business doses; 3. That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows; 4. That any additional signage shall come back before the Planning Commission and City Council for their review and approval; 5. That this approval is subject to the petitioner being granted a variance from the Zoning Board of Appeals for excess signage and any condifions related thereto; and 6. That the specific plans referenced in this approving resolufion shall be submitted to the Inspection Department atthe time the sign permits are applied for. 20667 Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. This concludes the Miscellaneous Site Plan section of our agenda. We will now proceed with the Pending Item section. These items have been discussed at length in prior meetings; therefore, there will only be limited discussion tonight. Audience participation will require unanimous consent from the Commission. Will the Secretary please read the next item? ITEM #3 PETITION 2002 -09 -GB -03 CAMBRIDGE CENTER Mr. Piercecchi, Secretary, announced the next item on the agenda, Petition 2002 -09 -GB -03, submitted by Cambridge Center, requesting approval to substitute a greenbelt for the prolective wall as outlined in Section 18.45 of the zoning ordinance for property located at 38777 Six Mile Road in the Northwest %of Section 18. On a motion by Mr. Alanskas, seconded by Mr. Shane, and unanimously adopted, it was #08-115-2003 RESOLVED, that the City Planning Commission does hereby recommend that Petition 2002 -09 -GB -03, submitted by Cambridge Center, requesting approval to substitute a greenbelt for the protective wall as outlined in Section 18.45 of the zoning ordinance for property located at 38777 Six Mile Road in the Northwest''/.of Section 18, be removed from the table. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Miller: This site is located on the south side of Six Mile between 4 275/96 and Quakertown. The applicant is requesting approval to substitute a greenbelt in lieu of the protective wall that is required between an office zoned property and a residential zoned property. This property sits across the street from the Trinity House Theater and the Buca Di Beppo Restaurant. The Quakertown Subdivision borders along the entire length of the south or rear property line. The existing greenbelt is 35 feet wide and has a 5 foot high earth berth running throughout it. It is landscaped with large mature trees. The greenbelt immediately separates the office building's parking lot and the rear yards of ten residential properties. This item was tabled at 20668 the October 8, 2002 Regular Meetng because the Planning Commission had some concerns about the maintenance of the greenbelt and the overall upkeep of the site. At the meeting, the petitioner stated that he was in the process of hiring a new landscape company that would be responsible for cutting the grass, irrigation, tree ferfilization and keeping the property clean. The Planning Commission decided to allow the petitoner ample lime to employ a new service agency in order to see if the condifions of the property improved. Mr. McCann: Is there any correspondence? Mr. Taormina: This is no additional correspondence related to this item. Mr. McCann: Is the pefifioner here this evening? Jim Blain, 740 Lakeshore Lane, Northville, Michigan. Mr. McCann: Mr. Blain, obviously we've all been around to see the improvements and the new striping in the parlang lot. Is there anything addifional you'd like to tell us? Mr. Blain: I think its pretty well kept up. Like we said, we were doing improvements to the parlting lot which are now complete with drain file, striping, new top coafing and sealing. Mr. McCann: Lel me go to Mr. Taormina first. Is there any addifional informaton? Mr. Taormina: Back in September of 2002, the Inspecton Department had noted that some of the Ash trees within the parking lot islands were dead or dying. Have those been replanted or taken care Of.? Mr. Blain: No. They've all died just like every Ash tree in the State has died. We thought we could get them to come back, but they didn't make it. Mr. Taormina: Is Tore Bruglio your present landscape contractor? Mr. Blain: Correct. Mr. Taormina: Will they be replacing those trees, and if so, when? Mr. Blain: Well, I don't think we're going to have Tore Bmglio. They're bidding it. Sierra Landscaping is bidding it. We just received 20669 the bids to find another species that will survive in that climate. Those were pretty good sized trees. Mr. Taormina: But is it your intention to replace those this fall? Mr. Blain: Yes, but those were probably grown over the last 17 years to maybe 12 inch trees. I don't think we're gang to be able to get 12 inch trees back in there. Mr. McCann: Yeah, I lost five trees, one of them over 120 feet tall. Mr. Piercecchr When I went through that lot this weekend, I noticed there was a stub just about in every little island. Are you planning on doing any replacement in there? Mr. Blain: Yes, that's what I just said. We're going to replace the trees once we find a species that can tolerate that. If you notice on all those properties we have, if you look just to the west, we have probably three to four times the amount of landscaping required by the City. So we kind of pride ourselves in landscaping. We cul the trees down because they looked dead and we had to gel them out of there, but we haven't found a tree yet that is going to live in that environment and stay alive, but we will. Mr. Piercecchr I realize that. That greenbelt is wonderful going around there. Mr. Blain: I think so. Mr. Piercecchi: I did nofice that. I've always wondered by we call rocks landscaping, you know, but if you put a tree in there then .. . rghl now you just have stones in there. Mr. Blain: Right. Well, if you saw those trees ... those trees were about 12 inches and probably over 20 feet tall. They were really mature trees, and they went within two years or less. Mr. Piercecchr It will really spruce up your parking lot if you put additional vegetation in there. Mr. Blain: We will. There will be trees put back in there, believe me. Mr. McCann: Is there anybody in the audience that wishes to speak for or against this petifion? Seeing no one, a motion is in order. 20670 On a motion by Mr. Alanskas, seconded by Mr. La Pine, and unanimously adopted, it was #08-116-2003 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2002 -09 -GB -03, submitted by Cambridge Center, requesting approval to substitute a greenbelt for the prolective wall as outlined in Section 18.45 of the zoning ordinance for property located at 38777 Six Mile Road in the Northwest % of Section 18, be approved subject to the following conditions: 1. That the landscaped greenbelt along the south property line, as shown on the plan received by the Planning Commission on September 11, 2002, shall be substituted for the prolective wall required by Section 18.45 of the Zoning Ordinance; and 2. That any change of circumstances in the area containing the greenbeft resulting in a diminution of the greenbelts effectiveness as a prolective banner, the owner of the property shall be required to submit such changes to the Planning Commission and City Council for their review and approval or immediately construct the prolective wall pursuant to Section 18.45. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #4 MOTION TO HOLD A PUBLIC HEARING Nonconforming Lots and "Clear Majority" Mr. McCann, Chairman, announced the next item on the agenda, a motion to hold a public hearing pursuant to Council Resolution #339-03 to determine whether or not to amend Section 18.06 of Article XVIII (Nonconforming Lots) of the Livonia Zoning Ordinance No. 543, as amended, to define "Clear Majority" at a specific percentage. Mr. McCann: I assume this is just to clear up ambiguities in our ordinance, Mr. Taormina? Mr. Taormina: That is correct. 20671 Mr. McCann: Is there a motion to hold a public hearing? On a motion by Mr. La Pine, seconded by Mr. Alanskas, and unanimously adopted, it was #08-117-2003 RESOLVED, that the City Planning Commission, pursuant to Council Resolution #339-03, and pursuant to Section 23.01(a) of Ordinance #543, 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 Section 18.06 of Article XVIII (Nonconforming Lots) of the Livonia Zoning Ordinance No. 543, as amended, to define "Clear Majority" at a specific percentage. FURTHER RESOLVED, that notice of such hearing shall be given in accordance with the provisions of 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 recommendation submitted to the City Council. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. ITEM #5 MOTION TO HOLD A PUBLIC HEARING Master Deed Approval Mr. McCann, Chairman, announced the next item on the agenda, a motion to hold a public hearing pursuant to Council Resolution #340-03 to determine whether or not to amend Section 20.05 (b) and (c) of Article XX of the Livonia Zoning Ordinance No. 543, as amended, to require approval of the Master Deed in connection with cluster housing projects. Mr. McCann: This is so cluster housing projects would require Master Deed approval similar to site condominiums. Is that correct, Mr. Taormina? Mr. Taormina: Yes. Mr. McCann: Is there a motion to hold a public hearing? 20672 On a motion by Mr. Shane, seconded by Mr. Alanskas, and unanimously adopted, it was #08-118-2003 RESOLVED, that the City Planning Commission, pursuant to Council Resolution #340-03, and pursuant to Section 23.01(a) of Ordinance #543, 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 Section 20.05 (b) and (c) of Article XX of the Livonia Zoning Ordinance No. 543, as amended, to require approval of the Master Deed in connection with cluster housing projects. FURTHER RESOLVED, that notice of such hearing shall be given in accordance with the provisions of 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 recommendation submitted to the City Council. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. ITEM#6 APPROVAL OF MINUTES 86r Public Hearings and Regular Meeting Mr. McCann, Chairman, announced the next item on the agenda, Approval of the Minutes of the 867" Public Hearings and Regular Meeting held on June 17, 2003. On a motion by Mr. LaPine, seconded by Mr. Alanskas, and unanimously adopted, it was #08-119-2003 RESOLVED, that the Minutes of 867" Public Hearings and Regular Meeting held by the Planning Commission on June 17, 2003, are hereby approved. A roll call vole on the foregoing resolution resulted in the following: AYES: LaPine, Alanskas, Shane, Walsh, Pieroecchi, McCann NAYS: None ABSENT: Smiley Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. 20673 ITEM#7 APPROVAL OF MINUTES BBC Regular Meeting Mr. McCann, Chairman, announced the next item on the agenda, Approval of the Minutes ofthe 868"' Regular Meeting held on July 8, 2003. On a motion by Mr. Pieroecchi, seconded by Mr. Shane, and unanimously adopted, it was #08-120-2003 RESOLVED, that the Mnutes of 868" Regular Meeting held by the Planning Commission on July 8, 2003, are hereby approved. A roll call vole on the foregoing resolution resulted in the following: AYES: Piercecchi, Shane, Alanskas, LaPine, Walsh, McCann NAYS: None ABSENT: Smiley Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 870th Regular Meeting held on August 5, 2003, was adjourned at 8:10 p.m. ATTEST: James C. McCann, Chairman mgr CITY PLANNING COMMISSION Dan Piercecchi, Secretary