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HomeMy WebLinkAboutPLANNING MINUTES 1991-09-17 11782 MINUTES OF THE 630th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, September 17, 1991, the City Planning Commission of the City of Livonia held its 630th Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Jack Engebretson, Chairman, called the meeting to order at 7:30 p.m. , with approximately 15 interested persons in the audience. Members present: Jack Engebretson Herman Kluver Brenda Lee Fandrei William LaPine Raymond W. Tent Conrad Gniewek R. Lee Morrow James C. McCann Donald Vyhnalek Members absent: None Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director and Ralph H. Bakewell, Planner IV, were also present. Mr. Engebretson informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission only makes a recommendation to the City Council who, in turn, will hold its own public hearing and decide the question. If a petition involves a waiver of use request and the request is denied, the petitioner has ten days in which to appeal the decision to the City Council; otherwise the petition is terminated. Planning Commission resolutions become effective seven days after the resolutions are adopted. The Planning Commission has reviewed the petitions upon their filing and have been furnished by the staff with approving and denying resolutions. The Commission may use them or not use them depending upon the outcome of the hearing tonight. fir. Mrs. Fandrei, Secretary, announced the first item on the agenda is Petition 91-8-1-16 by Courtyard Manor and Kenneth Alf en requesting to rezone property located on the north side of Seven Mile Road between Shadyside and Osmus in the Southwest 1/4 of Section 3 from R-3 to R-9. Mr. Nagy: I would like to advise the members of the Planning Commission that on September 16th our office did receive a letter from the petitioner indicating his desire to withdraw the petition from further consideration for the reason they are in negotiations to acquire some adjacent property already zoned in the elderly classification that adjoins this subject parcel on the east side. He has requested to withdraw the petition. Mr. Engebretson: Then there is no necessity to proceed with the public hearing. On a motion duly made by Mr. Gniewek, seconded by Mr. McCann and unanimously approved, it was ##9-151-91 RESOLVED that, having received a letter dated September 16, 1991 from Kenneth L. Alf en requesting that Petition 91-8-1-16 requesting to rezone property located on the north side of Seven Mile Road between Shadyside 11783 and Osmus in the Southwest 1/4 of Section 3 from R-3 to R-9 be withdrawn, the Planning Commission does hereby concur in that request and declares that Petition 91-8-1-16 is hereby withdrawn. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance ##543, as amended. Now Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Fandrei, Secretary, announced the next item on the agenda was Petition 91-8-1-17 by Chris Keller requesting to rezone property located on the east side of Stark Road north of Plymouth Road in the Southeast 1/4 of Section 28 from C-1 to R-1. Mr. Bakewell presented a map showing the property under petition plus the existing zoning of the surrounding area. Mr. Nagy: We have received a letter from the Engineering Department stating they have no objections to the rezoning proposal. Mr. Engebretson: Is the petitioner present? Chris Keller, 11608 Stark Road: I am just asking for approval of my petition. Basically I have two important issues that I just found out about in listing my home. Number one, I was told if it burnt down today, I could not build another home on my lot, which I think I have made just beautiful. I would have to build a building that would coincide with the zoning of commercial and I really don't think I can get fair market value. Commercial is scaring a lot of people away from looking at my home and I am told a lot of banks won't '401a. give them a mortgage. Mr. Engebretson: Is there anyone in the audience who wishes to speak for or against this petition? Mrs. Cheryl Groves, 11701 Boston Post: I am the President of Alden Village. We are in approval of this 100%. We have decided if she needs any petitions to help her, we would be more than willing to help her. As you know, we have had problems with commercial in the past in that area. There was no one else present wishing to be heard regarding this item and Mr. Engebretson, Chairman, declared the public hearing on Petition 91-8-1-17 closed. On a motion duly made by Mr. McCann, seconded by Mr. Tent and unanimously approved, it was #9-152-91 RESOLVED that, pursuant to a Public Hearing having been held on September 17, 1991 on Petition 91-8-1-17 by Chris Keller requesting to rezone property located on the east side of Stark Road north of Plymouth Road in the Southeast 1/4 of Section 28 from C-1 to R-1, the City Planning Commission does hereby recommend to the City Council that Petition 91-8-1-17 be approved for the following reasons: 11784 1) That the proposed change of zoning is compatible to and in harmony with the surrounding uses in the area. 2) That the proposed change of zoning will provide a zoning classification within which the existing residential use of the property is permitted. 3) That the proposed change of zoning will remove the non-conforming use status of the existing residence on the property. 4) That the proposed amendment to the zoning map to change commercial zoning to single family residential will have the map more appropriately reflect the established use of the subject property. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Fandrei, Secretary, announced the next item on the agenda is Petition 91-8-2-23 by Kamp-DiComo requesting waiver use approval to construct a hospice facility on the east side of Newburgh Road between Schoolcraft and Five Mile Road in the Southwest 1/4 of Section 20. Mr. Bakewell presented a map showing the property under petition plus the existing zoning of the surrounding area. Mr. Nagy: We have received a letter from the Engineering Department stating they have no objections to this proposal. We have also received a letter from the Inspection Department stating no deficiencies or problems were found, therefore, they have no objections to this proposal. Also in our file is a letter from the Department of Public Safety, Division of Police, stating they have reviewed the referenced petition and at the time of the application the petition did not meet the application requirements, but since that time it has been corrected. Lastly, we have received a letter from the Department of Public Safety, Division of Fire, stating they have no objections to this revision. However, their approval remains contingent on a further review of building accessibility by fire apparatus and a water supply of adequate volume and within the required distances from the building. It is their recommendation that an access service drive with an approved hydrant be provided on the south side of the facility. This recommendation is based on the type of occupancy, the overall size, and the large number of occupants (some which may not be ambulatory). This road would allow access for responding apparatus in the event of a fire and would aid in firefighting and evacuation procedures. Mr. Tent: Mr. Nagy, we requested a more detailed site plan at our study session. Has that been accomplished? Mr. Nagy: Yes it has. Mr. Gniewek: Mr. Nagy, the present hospice that exists on the site, will that be removed when this one is constructed? 11785 Mr. Nagy: That is my understanding but you may wish to address the applicant directly on that point. Mr. Engebretson: Will the petitioner please come to the podium and give us your name and address. Dan DiComo, representing Kamp-DiComo Associates, 15875 Middlebelt, Livonia: We are Sew representing Angela Hospice, who is the entity which is proposing to construct a hospice facility on this piece of property and asking for waiver use. This type of facility does not fall into any zoning ordinance. That is why we are here asking for a waiver use. It is an in-care patient facility for the terminally ill. That will take up about one-third of the building with another third being support staff and another portion will be designated for a day-care patient facility for people who are not as advanced in their illness. The problem that we have had with getting site plans to this body in a correct manner, is that we have changed the site plan around numerous times. The facility has been growing as we are planning this whole project and it has now stopped at a size where everyone has agreed on. If I could, I would like to show you a few drawings. Mr. Morrow: Did you say there currently is a hospice located on the site? Mr. DiComo: Not on this particular site. Right now the hospice facility is located north of the Ladywood High School. There is a building on the northwest corner of the entire Felician property. It has been used for numerous facilities over the years. Right now that is where the hospice is. Mr. Morrow: I was wondering if you already had the use, why you were asking for a waiver. Now I know. Lr Mr. DiComo displayed the site plans for the Commission and the audience. Mr. DiComo: It is made up of 16 patient rooms resembling bedrooms like you would have in your home. We are expecting a staff of up to 50 persons. Mrs. Fandrei: What is the square footage of the building? Mr. DiComo: Around 20,000 square feet. Mrs. Fandrei: That would be including the second floor? Mr. DiComo: Yes and a small basement. Mr. Gniewek: What is the percentage of the coverage of the 19.63 acres? Mr. DiComo: Less than 1/20th of the entire area. Mr. Gniewek: You would have substantial landscaping to buffer from the Newburgh Road side of the facility? Mr. DiComo: Yes we do. We have 500 feet from our right-of-way line to the front of the building. There is an existing line of very mature trees which are going to remain. We are going to line the entrance way with trees to make it like a colonnade. As we get further in 11786 we are going to do some very decorative landscaping, more so than an average facility, due to the nature of the business. We are trying to make sure there is color the year round and there is a lot of privacy for the individual patient rooms and walking areas. Also, another concern is that the project is properly buffered from the road. They also made it quite clear they would like to buffer all of this not only from Newburgh Road but also from the rest of Nor the property in a very nice way so any place in the building is pretty much surrounded with its own vegetation. Mr. Gniewek: How much larger than the present facility is this one? Mr. DiComo: I am really not sure the size of the present facility. It is a two-story house about 4,000 to 5,000 square feet. Mr. Tent: This facility will handle the maximum of 16 patients. Is that correct? Mr. DiComo: Sixteen patients who will be staying there for a period of time. Mr. Tent: The second floor will be strictly for the staff and the care people? Mr. DiComo: Yes, that is the administration force. Mr. Tent: Being that this is a hospice, are there any provisions on the second floor for family relatives to spend the night? Mr. DiComo: In the rooms themselves, not only do we have the bed for the patient but we are also planning on having a lot of the furniture in the bedroom, even if it is a chair, it will be the type that can be pulled out into a bed so they could actually stay in the room. �.. Also, on the first floor we have three family rooms, which can be used as a family room like you would in your house during the day and all of the furniture, the couches and chairs, are available to pull out and make into a bed. This is so they can treat it like their home and if someone wants to stay there, they can. Mr. Tent: I am happy to hear that. Mrs. Fandrei: You indicate that the site is 1/20th, which would be about one acre, because the total site is 19.63 acres. Are you talking about just the building? Mr. DiComo: Just the building. Mrs. Fandrei: Then the total site with the parking lot, the 500 foot setback, etc. , approximately how many acres are we looking at? Mr. DiComo: I would imagine about one-half of the property. I would say about two-thirds of this is actually going to be for planted material and activities. Mrs. Fandrei: One of my concerns is, as on the east side, the development for retired priests, you had come in for a much larger parcel than needed. I am wondering why? 11787 Mr. DiComo: In both instances, the Felician Order deeds the property over to the entity that is going to be doing it and in the case of Angela Hospice their concern is not to maximize the use of the property but to make sure the development that is being put on the property is quality and will be able to perform with no need to maximize the dollar capacity of the piece of property. They just plan on giving it ample room so it is not jammed into the site. fir. Mrs. Fandrei: Mr. Nagy, if they were to expand this property and we have already given the waiver, they could continue with an expansion? Mr. Nagy: Not without first coming back to the Planning Commission and City Council. It is always the practice to condition your approval. While you may approve the subject petition in connection with the area of the petition, it is a qualified approval based upon the plans submitted. If they ever wanted to expand, they would have to come back before the Planning Commission and City Council to seek your approvals to alter those plans. Mr. DiComo: The last thing we wanted to show was a little more detail of the building or an elevation of the building. (Mr. DiComo presented the elevation plan) We have made it so each individual person has their own door and window so they can have access to the outside from each individual room so we are maintaining a home type atmosphere so people will be more comfortable. Mr. Tent: Mr. DiComo, the architecture of this facility will blend right in with the rest of the projects? Mr. DiComo: Yes. We are trying very hard to match the brick colors and the use of the stone and the detailing on the present facilities on the site, especially to match the materials used on the mother house. Nothing will stand out. Mr. LaPine: Mr. DiComo, what is going to happen to the hospice house that is there now once this building is built? Mr. DiComo: I honestly do not know. That building has been used for different projects over the years and before the hospice moved into it, I think it stood vacant for over five years. As far as I know, there is no intended use for that facility until some use is designated for it. Mr. Gniewek: That particular facility Mr. LaPine referred to is well hidden. Many people don't realize it exists. Mr. DiComo: Correct. This ravine that runs behind it is heavily wooded so from any of the roadways you don't see it. Mrs. Fandrei: Do we have a western view of what they will be seeing from Newburgh Road? Mr. DiComo: I don't have it colored up yet, however, I do have blueline prints. Mrs. Fandrei: I would hesitate in approving this without knowing what is being viewed by the public. 11788 Mr. Vyhnalek: It is over 500 feet from Newburgh. You are not going to be able to see that much. Mr. DiComo: You are going to see a building but it will be set back 500 feet. Mr. Engebretson: Mr. DiComo, regarding the number of people in this facility. Sixteen patient rooms with the possibility of some visitors, 50 err. support staff. I suspect that 50 is a high number as far as any one given time but 50 support people and the day-care patients. Would there be as many as 100 people in this facility at peak periods? Mr. DiComo: I think we figured somewhere around 90 if we had all the projected staff numbers, the patient rooms all full and the day-care facility all full at the same time. Mr. Engebretson: I am curious to know what restrictions there are relative to whom this facility is availale to. Mr. DiComo: As far as I know there is not one restriction. There is no financial restriction placed on any person entering the facility. There is no religious restriction. It is definitely a need facility. If you need the facility, it will be provided to you. Mrs. Fandrei: As previous petitions have come before us on this property, I have addressed the barbed wire and I guess I have suggested that the Felician Sisters may not want the image that projects. The image that projects is of an institution and my request is that it all be removed. They are adding such lovely buildings and I think it takes away from the total property to have that image of that barbed wire and I would like to condition this so it will be removed. Do you see a problem with that? `r. Mr. DiComo: I don't see a problem with that. I think on the last project, which was the senior clery village, that there was an amendment made to the approval that the barbed wire be removed from that portion prior to occupancy. Once again, since I am not speaking for the whole Felician Order but for Angela Hospice itself, I don't see any problem with doing that. I don't think anyone would object. Mrs. Fandrei: Of the total property, all the way around? Mr. DiComo: I don't think they would have a problem to do that but I think that they should be requested to remove that by the City. I hate to get in and speak for the Felician Order because I am not qualified to do that. I am not their representative. I know that for the project we are working on, we would agree to taking down the barbed wire for this portion of the property. Mr. Engebretson: I think we have pretty well covered it Brenda. We will have it for this area. We already have it for the Levan site. It does makes it look like a penitentiary. There was no one else present wishing to be heard regarding this item and Mr. Engebretson, Chairman, declared the public hearing on Petition 91-8-2-23 closed. 11789 On a motion duly made by Mr. Kluver, seconded by Mr. Tent and unanimously approved, it was ##9-153-91 RESOLVED that, pursuant to a Public Hearing having been held on September 17, 1991 on Petition 91-8-2-23 by Kamp DiComo requesting waiver use approval to construct a Hospice facility on the east side of Newburgh Road between Schoolcraft and Five Mile Road in the Southwest 1/4 of Section 20, the City Planning Commission does hereby recommend to the City Council that Petition 91-8-2-23 be approved subject to the following conditions: 1) That the Site Plan dated 8-26-91 prepared by Kamp-DiComo Associates, Architects, which is hereby approved shall be adhered to. 2) That the Building Elevation Plan dated 8-26-91 prepared by Kamp-DiComo Associates, Architects which is hereby approved shall be adhered to. 3) That a detailed landscape plan shall be submitted to the Planning Commission within thirty (30) days of the date of this resolution for its approval. for the following reasons: 1) That the proposed use complies with all of the special and general waiver use standards and requirements as set forth in Section 5.03 and 19.06 of the Zoning Ordinance #543. 2) That the subject site has the capacity to accommodate the proposed use. sow 3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mrs. Fandrei: Mr. Kluver, as the maker of the motion would you object to adding a fourth condition, removing all barbed wire from the Newburgh side of this petition? Mr. Kluver: I really don't think that is a key issue. I think we should direct the Planning Department to forward a letter with our concerns to the Felician Sisters so they might look at the entire fence situation and from that I think we could have an amicable resolution. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Fandrei, Secretary, announced the next item on the agenda is Petition 91-8-2-24 by Rapido Inc. , dba Italian Bottega, requesting waiver use approval to operatea limited service restaurant in an existing building located on the north corner of Five Mile and Newburgh Roads in the Southwest 1/4 of Section 17. 11790 Mr. Bakewell presented a map showing the property under petition plus the existing zoning of the surrounding area. Mr. Nagy: We have received a letter from the Engineering Department stating they have no objections to the waiver use proposal. We have also received a letter from the Ordinance Enforcement Division stating no deficiencies or problems were found and, therefore, they have no '"" objections to the proposal. Also in our file is a letter from the Department of Public Safety, Division of Fire, stating their office has no objection to this proposal. Lastly, we have received a letter from the Traffic Bureau stating they find nothing on the site plan that is inconsistent with the Police Department's mission of public safety. Mr. Gniewek: Mr. Nagy, at that particular shopping center, are there any other facilities there that may have an existing waiver that would allow for a restaurant presently or are all of the uses that are presently in existence, strictly legitimate with no waiver uses attached? Mr. Nagy: They are all permitted uses either within the C-1 or C-2 zoning district regulations. Mr. Engebretson: Is the petitioner here? Joe Valdivia, 16195 Huff: Our intent for this location is we want to put in basically something which is a new concept in regards to the restaurant and food business. All trends in this area of business lead to making things convenient for customers and clients. The demand for dining out and carrying out is becoming a pretty significant part of everybody's lifestyle. People are still looking for what we call fast food service but everybody is also 'o„ looking to upgrade or go to a higher quality and healthier type of food. They want to be able to walk into a business and obtain fresh made kinds of products and yet get in and out without having to go into a full service type of concept. This location meets all those criteria for us to go in there. The size of the building dictates to us that through all these food companies that we have approached, one being Franco Foods that is helping us with the design, that that space would facilitate a seating capacity, which would allow us to put in limited service for 28 people. Mr. Tent: You are the prospective owner. Is that correct? Mr. Valdivia: Yes sir, one-third. Mr. Tent: What is the length of your lease? Mr. Valdivia: The length of the lease would be seven years. Mr. Tent: The reason I ask, if we should approve this, then this is a waiver use so this will continue on for that facility as long as that shopping center is there and I just wanted to know whether you had signed a lengthy lease. Another question. You will have a carry-out facility. Is that correct? Mr. Valdivia: Yes sir. 11791 Mr. Tent: Are you making any provisions for any trash containers? What I am alluding to is whenever you have a restaurant and people go in and buy coffee or hamburgers, etc. to walk out with, they are going to go ahead and pitch it in the parking lot. We don't have any type of restaurant facility there now and my concern would be what steps would be taken to make sure we don't have a lot of things thrown out in the parking lot as people walk out of there. Mr. Valdivia: That is a big issue. I am currently in the restaurant business and disposing of those kinds of items is pretty significant now with all the recycling issues. The majority of the kinds of products that we would use for the carry-out items, as far as the elimination of those, there is already a trash container out in front of that location, plus in putting together a plan for the limited service area, we would put in waste bins within that area. As far as our disposal of products, the dumpster would be used in the back of the area and would be maintained. Mr. Tent: Would you be responsible enough to have your staff pick up anything that would be laying around outside the restaurant. Mr. Valdivia: Yes. Cleanliness is a big part of the food business. Mr. Tent: I know there are a couple of McDonald Restaurants and Hardee Restaurants where they go out and pick up the debris when it is laying around. I would hope you would do the same thing. Mr. Valdivia: I currently do that. Mr. Vyhnalek: In this limited service kitchen, what exactly would be prepared in the kitchen? What is the extent of the preparation of the food? ,,law Mr. Valdivia: Italian Bottega, which would be the name of our business, obviously lets us know that we are dealing with Italian based foods. What our concept is, we want to offer the public quality fresh meat, homemade sauces, a variety of different styles of pasta, some Italian sandwiches and different kinds of cold pasta salads and lettuce salads. So we are looking at making sauces, homemade soups, homemade bread. The type of equipment we would have in the kitchen would be a baking oven, a convection oven, gas burner tops and possibly a grill. At this point we don't have any plans of using any type of deep fryers. Mr. LaPine: You alluded to, a few minutes ago, that you were in the restaurant business now. Is that correct? Mr. Valdivia: Yes. Mr. LaPine: Where? Mr. Valdivia: The Cherry Hill and Henry Ruff area. The name of it is Darios. Mr. LaPine: Are you going to continue that operation too? Mr. Valdivia: Yes sir. 11792 Mr. LaPine: Is this basically based on the same format as you have at the other location: Mr. Valdivia: Correct. The difference would be that the current business has a lot of different types of sandwiches. Those will be eliminated and we will increase the amount of the Italian entrees at this location. `fir. Mr. LaPine: What type of hours will this operation have? Mr. Valdivia: We would like to be open for lunch. We feel the lunch business would be pretty significant to us because of the different types of office complexes in the area. We see ourselves being open until 11:00 p.m. or 12:00 p.m. on the weekends. On weekdays we would probably close at 10:00 p.m. Mr. Kluver: The basis of this restaurant obviously is the sit down portion? Mr. Valdivia: We feel because of the square footage in this unit and everything we researched in regards to what consumers are looking for in the restaurant service, seating is a very big variable within that program. A lot of people are eating out of the home on a weekly basis. If people continue to be as busy as they are, that need is always going to grow but not everyone is always prepared to go to a full service restaurant and spend the dollars related to that full service restaurant. That is where our concept is in regards to developing this type of a restaurant service. Mr. Kluver: Your success is predicated on having the sit-down trade? Mr. Valdivia: Yes. Mr. Kluver: Is it your intention to come back and get a liquor license? Mr. Valdivia: No sir. Mr. Kluver: Does your present business have a beer and wine license? Mr. Valdivia: Yes sir it does. Mr. Kluver: Why do you feel that this will be a success without having a beer and wine license? Mr. Valdivia: My current restaurant, though we have a liquor license, we are still a local family type of business. We have a player piano there which attracts a lot of kids and we get a lot of families. Our liquor sales at our current restaurant is probably 20% to 25% and we are a full service restaurant. Mr. Engebretson: Since I am not familiar with the items that you referred to, I am not sure which of those are cooked and baked and fried. Taken those things into consideration, what kind of odors will those residents to the rear and side of your facility be graced with? 11793 Mr. Valdivia: Hopefully they will be good odors. I would like to call them aromas as compared to odors. With the majority of the ventilation systems and the new equipment they have, I don't forsee that being a problem. Most kinds of outside odors really do come from exhaust systems that are venting fryer or broiler types of equipment. The baking of bread and the making of sauces, doesn't generate as much of an odor as grease does. Mr. Engebretson: What have you done to minimize whatever it is you vent to the exterior of this building? Do you have any special equipment to scrub this air up before you vent it to the outside? Mr. Valdivia: Before any of the air leaves that kitchen area, it does go through different kinds of filtering processes. Basically, the maintenance of those filters on a weekly basis is what helps to keep it at a minimum. We haven't really put any kind of a kitchen plan together yet. We are trying to take this processing in the right steps. Franco Foods, which is the company that has helped us put together the seating plan, is the same company that will help us design our kitchen. Mr. Tent: I understand you are preparing a sign package. Could we see that? Mr. Shane displayed the sign. Mr. Shane: This basically is a wall sign. The petitioner is using a 20 foot portion of the building and he has drafted the sign on that portion. It is basically a 20 square foot sign, which is what the ordinance would allow this petitioner to have. It is an internally lit sign. Mr. Tent: There is no canopy? It will just be a wall sign? Mr. Valdivia, is ‘44111. there any proposal on your part to go to a canopy? Mr. Valdivia: We have never discussed the issue of a canopy. I don't see that being used. We kind of hurried ourselves putting together a sign because we were requested to present something to the Commission tonight. We put this together with a company that has done some work in the existing mall. We were real concerned up front about the distance and the visibility of our sign being functional because this building is 300 feet back from Five Mile and the way it works out, staying within the Livonia regulations, this will be good for us. Mr. Tent: Mr. Nagy, this isn't part of our action now? They will have to come back with the sign package won't they or can we handle this at the same time? Mr. Nagy: You can handle this at the same time. You can make this a condition of your approval that they adhere to this sign package. Mr. Valdivia: We have contemplated some modifications to our sign. They would all stay within the boundaries. Mr. Tent: What are the colors? 11794 Mr. Valdivia: Yellow, green and red. Mrs. Fandrei: Would you be using any window signage at all for advertising? Mr. Valdivia: We are currently looking at putting a neon sign in the window, which would duplicate again the logo that we are trademarking. `. Mrs. Fandrei: No paper signs of any kind? Mr. Valdivia: We would possibly put something in the window just prior to opening just to make the public aware. They would be professionally done. Mrs. Fandrei: Then I think we would put in a restriction that you would not use more than 20% of the window for your paper signs including the neon. Mr. Engebretson: What does Bottega mean? Mr. Valdivia: Botegga in Italian means small shop or deli. It is kind of hard to describe what we are doing. We don't want people to think they are going to walk in and it is going to be a typical type of carry-out location. We would also like to display deli cases where we would sell fresh homemade Italian breads and Italian desserts and fresh cheeses. There was no one present wishing to be heard regarding this item and Mr. Engebretson, Chairman, declared the public hearing on Petition 91-8-2-24 closed. On a motion duly made by Mr. Gniewek and seconded by Mrs. Fandrei, it was #9-154-91 RESOLVED that, pursuant to a Public Hearing having been held on September 17, 1991 on Petition 91-8-2-24 by Rapido Inc. , dba Italian Bottega, requesting waiver use approval to operate a limity service restaurant in an existing building located on the northwest corner of Five Mile and Newburgh Roads in the Southwest 1/4 of Section 17, the City Planning Commission does hereby recommend to the City Council that Petition 91-8-2-24 be approved subject to the following conditions: 1) That the number of customer seats in the proposed restaurant shall not exceed 28. 2) That the sign plan dated 9-13-91 prepared by Embree Sign Company which is hereby approved shall be adhered to. 3) That the petitioner be subject to a restriction of 20% of the existing window area for use of paper signage, which would also include the neon sign that they have presently indicated they would put in the window. for the following reasons: 1) That the proposed use is in compliance with all of the special and general waiver use standards and requirements as set forth in Section 10.03 and 19.06 of the Zoning Ordinance #543. 11795 2) That the subject site has the capacity to accommodate the proposed use. 3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Tent, McCann, Gniewek, LaPine, Morrow, Vyhnalek, Fandrei, Engebretson NAYS: Kluver ABSENT: None Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Gniewek: There are really not too many restaurants in that area of the City of Livonia. We have a deli not too far from there and a pizza place across the street. This facility, I think, would serve the residents in that particular area with something more than what they presently have. Mr. Engebretson, Chairman, announced that the public hearing portion of the meeting is concluded and the Commission would proceed with items pending before it. On a motion duly made by Mr. McCann, seconded by Mr. Tent and unanimously approved, it was Saw #9-155-91 RESOLVED that, pursuant to a Public Hearing having been held on January 15, 1991 and having received a letter dated April 8, 1991 from Raymond L. Praedel requesting that Petition 90-12-2-34 requesting waiver use approval to operate a full service restaurant in the Livonia Plaza Shopping Center located on the south side of Five Mile Road between Merriman Road and Henry Ruff in the Northwest 1/4 of Section 23 be withdrawn, the Planning Commission does hereby concur in that request and declares that Petition 90-12-2-34 is hereby withdrawn. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Gniewek and seconded by Mr. Tent, it was #9-156-91 RESOLVED that, the minutes of the 629th Regular Meeting & Public Hearings held by the City Planning Commission on August 20, 1991 are approved. 11796 A roll call vote on the foregoing resolution resulted in the following: AYES: Tent, McCann, Gniewek, Kluver, Vyhnalek NAYS: None ABSTAIN: LaPine, Morrow, Fandrei, Engebretson ABSENT: None Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. McCann, seconded by Mr. Gniewek and unanimously approved, it was #9-157-91 RESOLVED that, the City Planning Commission does hereby approve Petition 91-8-8-15 by Edward P. Sheeran and Associates, Architects requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct an addition to an existing hall on the north side of Schoolcraft in Section 19, subject to the following conditions: 1) That Site Plan 123, Sheet P-1 dated 8/22/91 by Edward P. Sheeran and Associates is hereby approved and shall be adhered to with the amended changes forwarded to the Planning Department; 2) That Building Plan 123 Sheet P-2 dated 8/22/91 by Edward P. Sheeran and Associates is hereby approved and shall be adhered to with the amended changes forwarded to the Planning Department; 3) That this approval is subject to the same conditions as set forth in Appeal Case 9108-102 wherein the petitioner shall produce the same landscape plan for the Commission to review that he submits to the Zoning Board of Appeals. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 630th Regular Meeting and Public Hearings held on September 17, 1991 was adjourned at 8:52 p.m. CITY PLANNING COMMISSION i //l/c Brenda Lee Fandrei, Secretary i ATTEST: Qt 6/),ICGIA Jadk Engebrftson, Chairman jg