HomeMy WebLinkAboutPLANNING MINUTES 2003-12-1620909
MINUTES OF THE 8W PUBLIC HEARINGS AND REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, December 16, 2003, the City Planning Commission of the City of
Livonia held its 876`h Public Hearings and 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 LaPine John Walsh
Carol Smiley
Members absent: None
Messrs. Mark Taormina, Planning Director; Al Nowak, Planner IV; Bill
Poppenger, Planner I; and Ms. Marge Roney, Secretary, 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 tum, 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 requeslfor 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 len 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 the 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 2003-10-01-19 ANN 8. CHARLES DEAMUD
Mr. Pieroecchi, Secretary, announced the first item on the agenda, Petition 2003-
10-01-19, submitted by Ann and Charles Deamud requesting to
rezone properly at 34449 Pinetree, located on the south side of
Pinetree Avenue between Stark Road and Laurel Avenue in the
Northwest % of Section 33 from RUF To R-1.
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Mr. Taormina
presented a map showing the property under petition plus the
existing zoning of the surrounding area.
Mr. McCann:
Is there any correspondence?
Mr. Nowak:
There are two items of correspondence. The first letter is from
the Engineering Division, dated October 3, 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-of-way
dedication is required. Since Supervisor's Livonia Plat #1 has
been amended, the following legal description should be used."
The letter is signed by Robert J. Schron, P.E., City Engineer.
The next letter is from Monica and Malt Harrison, 34450
Pinetree, Livonia, Michigan 48150, dated December 2, 2003,
which reads as follows: `My husband and I live directly across
from the Deamud family at 34450 Pinetree. We would like to
express our support of their request to rezone the property. We
have seen proposed drawings of their new home, and we
believe it would greatly enhance the surrounding neighborhood.
Thank you for the opportunity to provide comment on this
issue." The letter is signed by Monica and Matt Harrison. That
is the extent of the correspondence.
Mr. McCann:
Is the petitioner here this evening?
Charles Deamud,
34449 Pinetree, Livonia, Michigan 48150.
Ann Deamud,
34449 Pinetree, Livonia, Michigan 48150.
Chris Byron,
Superintendent, Mike Petro Builders, 34484 Richmond Court,
Livonia, Michigan.
Mr. McCann:
All right. Who would like to speak to this petition and tell us any
additional information you think we should be aware of?
Mr. Byron:
Yes, I could do that. What do you want to know?
Mr. McCann:
Well, we're going to ask some questions in a minute. You've
heard the presentation. If there's anything additional you think
we should know, first we give you the opportunity to speak. If
not, we'll just go right to the questions.
Mr. Byron:
Okay. That's fine.
Mr. McCann:
Are there any questions from the Commissioners?
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Mr. Piercecchi:
Please bear with us if we ask some of the questions that you
may have been asked during your meeting with the Zoning
Board of Appeals. It's important that our minutes include your
remarks which can be accessed by the City Council, who will
make the final decision, of course, on this petition. How long
has the structure been located on this site?
Ms. Deamud:
Since about the early 40's.
Mr. Piercecchi:
So roughly 60 years then. How long have you owned the
properly.
Ms. Deamud:
I've owned it only for a short few years but it has been in my
family since it was constructed.
Mr. Piercecchi:
You say its been in the family though?
Ms. Deamud:
Since its been constructed.
Mr. Piercecchi:
Since the 40's.
Ms.Deamud:
Correct.
Mr. Piercecchi:
Why have you chosen to construct a modular package rather
than renovate your current facility?
Mr. Byron:
Well, the renovation would be pretty much impossible. The
house has deteriorated. The foundation has just about
crumbled. The house is sinking. It's in really poor shape.
Mr. Piercecchi:
What you're saying is that it's really not repairable?
Mr. Byron:
Yes, its unrepairable.
Mr. Piercecchi:
It would cost more to repair it than to replace it?
Mr. Byron:
Yes. Itreallywould.
Mr. Piercecchi:
Are there any modular developments in this area that the
Council or anybody could go look at?
Mr. Byron:
There's one on the comer of Stark Road and Orangelawn. I
don't know who made that one, but the company I'm getting this
one from is Redman.
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Mr.
Piercecchi:
How about the company that you represent? Do you have any
in the area?
Mr.
Byron:
No.
Mr.
Piercecchi:
Anyplace?
Mr.
Byron:
No.
Mr.
Piercecchi:
Is this is the first modular home that you're putting together?
Mr.
Byron:
For me, yes it is.
Mr.
Piercecchi:
How about your company?
Mr.
Byron:
Yes.
Mr.
Piercecchi:
Are the properly owners, the Deamuds, agreeable to any
changes that we think may make it more compatible? We
notice that the structure originally is all vinyl. We cannot force
you to do these things. And I notice in our notes here, which is
pointed out by our Chairman here, which I was very well aware
of, there was some plan that you had to modify the north
elevation making it all brick, pulling in another window and
pulling shutters on each of those windows.
Ms.
Deamud:
Sure.
Mr.
Deamud:
We're willing to do anything that you might suggest.
Mr.
Piercecchi:
Well, we want to make it as compatible as we can if its
acceptable to this group.
Mr.
Deamud:
Right.
Mr.
Alanskas:
What kind of a foundation do you put in a modular home?
Mr.
Byron:
Just the regular footings and walls.
Mr.
Alanskas:
Its concrete?
Mr.
Byron:
Yes.
Mr.
LaPine:
One of the problems I have with this proposal is, and I went out
there today to take another look at it, is that the entrance of the
house is on the west side. Every other entrance to the homes
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on Pinetree face Pinetree. Your entrance is on the side, which
isn't compatible with what's in the area. See, I consider this the
side of the house, not the front of the house. Is there anyway
you can ...
Mr. Deamud: Yes. We have been thinking about putting it on the front of the
house so the front entrance would face Pinetree. We have
been talking about that. Yes.
Mr. LaPine: That makes a big difference to me. Originally, when I looked
out, I didn't have a big problem, but after I went down Pinetree
again today, I thought that's going to look kind of funny as the
only house where the entrance is on the side. The entrance is
on the west side where there's a driveway. Your mother-in-law
owns the property to the west?
Mr. Deamud: Next door. correct
Mr.
LaPine:
There's a utility shed and then there's a garage. The garage
belongs to your mother-in-law and you own the shed.
Mr.
Deamud:
Correct.
Mr.
LaPine:
Is that shed going to stay or is it going?
Mr.
Deamud:
That is going to stay.
Mr.
LaPine:
That's going to slay. It looks like you both use the same
driveway there?
Mr.
Deamud:
Basically, right now, yes.
Mr.
LaPine:
So you won't have a garage for this home at all?
Mr.
Deamud:
That is correct.
Mr.
LaPine:
So there is the possibility that we can make this view look like
that's the front of the house?
Mr.
Byron:
Yes.
Mr.
McCann:
We've got the plans up front. Mr. Taormina was marking the
entrance in the front living room. Would that move the door
over to the north side of the Irving room there?
Mr.
Deamud:
We're getting our plans at the moment.
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Mrs. Deamud:
Righlwhere that partial wall is in the center, there's an option for
a door in the front entering into the kitchen. Correct. Right
there.
Mr. McCann:
All right.
Mrs. Deamud:
We switched it to the side when we thought that's the way it
needed to be, but we're willing to switch it back to the front so it
will resemble the other homes.
Mr. McCann:
That would be great.
Mr. Deamud:
That would not be a problem. We have talked about that. We
agreed with you when you said that it would look kind of
strange. Ann and I have talked about that in the last couple
months. As a matter of fact, Chris is the one that brought it up
to us in the beginning.
Mr. McCann:
All right. I'm going to go to the audience if there are no further
questions. Is there anybody in the audience that wishes to
speak for or against this petition?
Mr. Deamud:
And if I may, we also have pictures of the existing house with us
if you want to see them.
Mr. McCann:
You're welcome to pass them by if you want.
Sue Dyer, 34555 Richland Court. We're kind of kitty corner to the site, and we
are in favor of the modular home. We feel that it will help
benefit the area around us. As you can see, there are plenty of
homes that need some work in the area, and if it's the most cost
effective way for them to gel what they need to live in and to live
nicely, we're in favor of that. There's also another modular
home that's on Richland as well that I don't believe was
mentioned. Thank you.
Mr. McCann:
Thank you. Anything else?
Mr. LaPine:
Is there going to be any cement work done on the west side
where the driveway is? Are you putting in a driveway or
anything like that?
Mr. Deamud:
Yes, we've talked about pulling a driveway in from the street
back to the garage.
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Mr. La Pine:
Thank you.
Mr. McCann:
If there are no other questions, I'm going to close the public
hearing. A motion is in order.
On a motion by
Mr. Walsh, seconded by Ms. Smiley, and unanimously approved,
it was
#12-160-2003
RESOLVED, that pursuant to a Public Hearing having been
held by the City Planning Commission on December 16, 2003,
on Petition 2003-10-01-19, submitted by Ann and Charles
Deamud requesting to rezone property at 34449 Pinetree,
located on the south side of Pinetree Avenue between Stark
Road and Laurel Avenue in the Northwest % of Section 33 from
RUF To R-1, the Planning Commission does hereby
recommend to the City Council that Petition 2003-10-01-19 be
approved for the following reasons:
1. That the proposed change of zoning is compatible to and in
harmony with the surrounding uses and zoning districts in
the area;
2. That the proposed change of zoning would provide a
zoning classification that would more reasonably relate to
the size of the subject property;
3. That the proposed change of zoning would represent a
minor extension of the zoning classification that
encompasses the land area of the subdivision that adjoins
the subject property to the east and to the south; and
4. That the proposed change of zoning is consistent with the
Future Land Use Plan designation of Low Density
Residential land use in this general area.
FURTHER RESOLVED, that notice of the above hearing was
given in accordance with the provisions of Section 23.05 of
Zoning Ordinance #543, as amended.
Mr. McCann:
Is there any discussion?
Mr. Alanskas:
Did you put in a condition about changing the front door?
Mr. Walsh:
Yes, we can add that condition, to change the location of the
front door.
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Mr.
McCann:
Is that okay with you, Ms. Smiley?
Ms.
Smiley:
Absolutely.
Mr.
Piercecchi:
Will this include the two windows also in the front?
Mr.
Deamud:
Yes, thats not a problem with us.
Mr.
McCann:
Fine. We'll amend the motion.
Mr.
Shane:
The thing that concerns me is that it sounds like we're trying to
condition this particular resolution. I don't think we can do that.
Mr.
McCann:
If it's a zoning resolution, true.
Mr.
Shane:
It will be in the minutes.
Mr.
McCann:
That's right. We can't condition the zoning. Very good point.
Mr.
Walsh:
So the motion will stand as I originally read it.
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 #2 PETITION 2003-11-01-20 LEO SOAVE
Mr. Piercecchi, Secretary, announced the next item on the agenda, Petition
2003-11-01-20, submitted by Leo Soave Building Company
requesting to rezone properly at 14657 Cavell, located on the
west side of Cavell Avenue between Five Mile Road and
Western Gott Drive in the Northeast % of Section 24 from RUF
to R-2.
Mr. Taormina presented a map showing the property under petition plus the
existing zoning of the surrounding area.
Mr. McCann: Is there any correspondence?
Mr. Nowak: There is one item of correspondence from the Engineering
Division, dated November 18, 2003, which reads as follows:
"Pursuant to your request, the Engineering Division has
reviewed the above-referencedpetftfon. We have no objections
to the proposal at this time. There is no further right-of-way
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dedication required. The legal description is correct as
submitted except for the fourth line." The letter is signed by
Robert J. Schron, P.E., City Engineer. That is the extent of the
correspondence.
Mr. McCann:
Is the petitioner here this evening?
Leo Soave, Leo Soave Building Company, Inc., 20592 Chestnut Circle, Livonia,
Michigan 48152. Thank you very much and good evening. I'll
answer your questions.
Mr. McCann:
Nothing further to add to that fine presentation?
Mr. Soave:
I'd just like to say that the western lot is going to be 9,100
square feet and the remainder of the property will be 26,000
square feet which supercedes RUF, which would be half an
acre.
Mr. McCann:
Are there any questions from the Commissioners? Is there
anybody in the audience that wishes to speak for or against this
petition? Seeing no one, I'm going to close the public hearing.
A motion is in order.
On a motion
by Mr. Piercecchi, seconded by Mr. Shane, and unanimously
approved, it was
#12-161-2003
RESOLVED, that pursuant to a Public Hearing having been
held by the City Planning Commission on December 16, 2003,
on Petition 2003-11-01-20 submitted by Leo Soave Building
Company requesting to rezone property at 14657 Cavell,
located on the west side of Cavell Avenue between Five Mile
Road and Western Golf Drive in the Northeast % of Section 24
from RUF to R-2, the Planning Commission does hereby
recommend to the City Council that Petition 2003-11-01-20 be
approved for the following reasons:
1. That the proposed change of zoning is compatible to and in
harmony with the surrounding zoning and land uses in the
area;
2. That the proposed change of zoning is consistent with the
developing character of the area;
3. That the proposed change of zoning is consistent with the
Future Land Use Plan designation of Low Density
Residential land use in this general area; and
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4. That the proposed change of zoning represents an
extension of an existing zoning district occurring on
adjacent property to the south and west.
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. McCann, Chairman, declared the motion is carried and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution.
ITEM #3 PETITION 2003-11-02-20 TIM HORTONS
Mr. Piercecchi, Secretary, announced the next item on the agenda, Petition
2003-11-02-20 submitted by Dennis Miller, on behalf of Tim
Hortons, requesting waiver use approval to increase the sealing
capacity from 12 seals to 26 seals for the restaurant located on
the north side of Schoolcraft Road between Inkster Road and
Cardwell Avenue in the Southeast''/. of Section 24.
Mr. Taormina presented a map showing the property under petition plus the
existing zoning of the surrounding area.
Mr. McCann: Is there any correspondence?
Mr. Nowak: There are four items of correspondence. The first dem is from
the Engineering Division, dated November 20, 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. The following legal
description should be used for the restaurant area." The letter is
signed by Robert J. Schron, P.E., City Engineer. The second
letter is from the Livonia Fire & Rescue Division, dated
November 17, 2003, which reads as follows: "This office has
reviewed the site plan submitted in connection with a request to
increase the seating from 12 to 26 seats of the restaurant
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 November 19, 2003, which reads as follows: "We
have reviewed the proposed plans in regards to the proposal to
increase the seating at the Tim Horton restaurant located at
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westbound Schoolcraft and Inkster. We have no objections to
the plans regarding the increased seating. There is only one
barrier free parking space indicated. With 30 total parking
spaces, two individually posted handicap parking spaces are
required." The letter is signed by Wesley McKee, Sergeant,
Traffic Bureau. The next item is a revised letter from the
Inspection Department, dated December 4, 2003, which reads
as follows: "Pursuant to your request of November 14, 2003,
the above -referenced petition has been reviewed. The following
is noted. This increase in seating, which will require an
additional 13 parking spaces, must go before the Zoning Board
of Appeals to seek a variance for the deficient parking spaces.
The Tim Horton site will be deficient eight parking spaces and
the adjacent retail site will be deficient two parking spaces. 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:
Is the petitioner here this evening?
Mr. Dennis Miller,
Director of Real Estate, Tim Horton, 19575 Victor Parkway,
Livonia, Michigan 48152. Also in attendance is the landlord
that owns the station and the retail building in the back, Mr.
Salem, in case you have any questions for him. I would
entertain any questions you might have at this point.
Mr. McCann:
Are there any questions from the Commissioners?
Mr. La Pine:
I'm just curious. You've only been here about six months.
You're not even open yet. In that period, what changed your
mind from being a carry -out restaurantto full service restaurant?
Mr. Miller:
Originally this site plan, when it was approved with the gas
station and the retail building, we weren't looking at this site at
all. The landlord did the restaurant kind of on what tenant he
might gel in the future. We came after the fact, after it was
already approved for the 12 seals throughout the convenience
store. So we weren't even involved from the beginning. We
came in after the fact. Twelve seats is okay, but for the
convenience of our customers, we need a little bit more seats
than that and we have plenty of room in the size of this square
footage. The demised premises are the same size of what
they've always been, so there's a lot of room in the dining area
for some more seats. And we feel more comfortable for our
customers to have a few more seats.
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Mr. LaPine:
Okay, that answers the question. The second part of that
question, when you talk about full service, are you going to be
like the other Tim Horlons that are around here? You're going
to be serving soups, sandwiches and things of that nature?
Mr. Miller:
Yes, we'll have the soup and sandwiches. Its just a smaller
version of the one that's on Plymouth Road.
Mr. LaPine:
For the landlord, I have a question for you. You've got a second
floor to this building. What is that going to be used for?
Mr. Salem:
Storage.
Mr. LaPine:
How come you have so many wall plugs up there? How many
did you count, Dan? Twelve?
Mr. Piercecchi:
Yes, I think so.
Mr. Salem:
Basically, there's a camera system going up there in the storage
area. That's about it.
Mr. LaPine:
When we originally heard of this case, I never knew there was a
second story to this building, actually an upstairs. I don't know if
you would call it a second story. We were just curious when we
were out there. All in all, I'm very happy with what you've done
there. It looks good at this point.
Mr. Alanskas:
You're asking for 26 seals where you can gel up to 30. Why
don't you gel the full 30 if you have the room?
Mr. Miller:
Twenty-six layout real nice in the room that's there. We
probably could squeeze some more seats in there, but at this
point we're comfortable with 26.
Mr. Alanskas:
So you will not be coming back for an additional four seats?
Mr. Miller:
I don't think we will be coming back.
Mr. LaPine:
Is this going to be a 24-hour operation?
Mr. Miller:
Yes, the same as the others.
Mr. LaPine:
And you still have the drive thru?
Mr. Miller:
Yes.
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Mr. McCann:
Is there anybody in the audience that wishes to speak for or
against this petition?
Dennis Cooper,
27541 Buckingham. Good evening. I've been against this right
from the start. But to be honest with you, they haven't made it
look too bad. The problem is that you've already got two other
restaurants in that subdivision. This whole project has been full
of misinformation from the start. They mentioned a gas station
and a restaurant. Number one, I don't consider Tim Hortons a
restaurant. Its a donut shop, a sandwich shop. Second of all,
never did I hear anything about a Dollar General or cellular
phone store going anywhere in there until they started building
it. I attended the City Council meetings. I did not hear that.
And that's where my main gripe is.
Mr. McCann:
I can tell you that we did have a public hearing on this item
before and I believe it was at my suggestion that the old AAA
building be reduced so that it could be sold out as commercial
property because they were short on parking.
Mr. Cooper:
And that's fine and dandy. I think we have too many Dollar
General stores in Livonia to start with. Do we need another
cellular phone store? There's one at every corner as it is now.
Mr. McCann:
We don't have control over the type, only the zoning.
Mr. Cooper:
The zoning is the same for this as it was for the AAA business
office?
Mr. McCann:
Yes, sir.
Mr. Cooper:
So C-2 is more than one type of zoning then, right?
Mr. McCann:
Right. Actually you can put office into commercial zoning and
that's what had happened with AAA.
Mr. Cooper:
Well, I guess my complaint mainly is that this is not what we
envisioned.
Mr. McCann:
Okay. I'm sorry.
Mr. Cooper:
Now whether or not it was approved, I can't make it to every
meeting. You have meeting upon meeting upon meeting until
nobody shows up. So consequently, it's just going to be a noisy
area - middle of the night, 24-hour service. And I guess another
question is, and I think you tried to answer it, It's hard for me to
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believe that somebody would build a building with more space
than is needed. You built it for 12 people or 14 or whatever it
was and now you want 26. It's hard for me to believe you can
squeeze 14 more people into that same area.
Mr. McCann:
I think I can answer that because that came before us too.
When Mr. Miller originally came to us, he told that he did not
know what it was going to be. As a matter of fact, he thought it
might be a donut shop. I don't know if Tim Horton was
specifically suggested, but it was going to be a fast food that
went along with the gas station.
Mr. Miller:
I probably did say that in some obscure meeting and nobody
else was there.
Mr. Cooper:
They told us a restaurant. I'll be honest with you, the petitioner
went door -lo -door in our neighborhood.
Mr. McCann:
And I'm not sure what was said there. We knew at the time that
it could be a full service restaurant. There just wasn't enough
room and not enough parking. Parking has always been an
issue with this project.
Mr. Alanskas:
Originally, it was going to be a Dunkin' Donut shop, not a
restaurant.
Mr. Cooper:
We couldn't even gel that out of the guy. He said it would be a
restaurant but would not be specific.
Mr. Alanskas:
Il was going to be a Dunkin' Donut but that didn't go through.
Mr. LaPine:
I've been out here and looked at it just this Iasi week. There's
plenty of room in the restaurant for 26 seats. There's no
problem there. The convenience store is big, but this is a
separate operation. So there's not a problem with 26 seals. I
have to agree with Jim. As far as the noise, I think they're far
enough away from you, because you've got a buffer there
between the old AAA building plus the old Buckingham
complex, which to me needs a lot of updating. I don't like 24
hour operations, but I don't think you're going to find that its
going to be that big of a detriment to you as you might think.
Mr. Cooper:
That may be. I have to beg some forgiveness on your part, but
you're not living there where the garbage trucks come in at 4:00
in the morning and pick the dumpsters up and bang them all
over the place like we are.
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Mr. LaPine:
Well, I live behind a big shopping center, and the same thing
happens there. After a while, I'm used to it. I don't pay any
attention to it.
Mr. Cooper:
Its a lot better than some uses they could put in that property.
Mr. LaPine:
You're absolutely right.
Mr. McCann:
Thank you, sir. Now, is there anything else? We do have
another person coming up to speak.
Kara Tmxell,
27504 Buckingham. I do understand his point about the noise
since his properly backs up to the shopping plaza, but I was
pleased to find out it was a Tim Horton because I first heard it
was a MacDonald's and thought that was going to be a bad
thing. I think Tim Horons will attract a better crowd of people to
that corner and intersection. I'm for it. I don't see it as a
negative, and I think Tim Horton fits in with Subway and
Baskins & Robbins as far as the type of service and customers
that it attracts.
Mr. McCann: Thank you. Seeing no one else, I'm going to close the public
hearing. A motion is in order.
On a motion by Ms. Smiley, seconded by Mr. LaPine, and unanimously
approved, it was
#12-162-2003 RESOLVED, that pursuant to a Public Hearing having been
held by the City Planning Commission on December 16, 2003,
on Pefilion 2003-11-02-20 submitted by Dennis Miller, on behalf
of Tim Horton, requesting waiver use approval to increase the
seating capacity from 12 seals to 26 seats for the restaurant
located on the north side of Schoolcmft Road between Inkster
Road and Cardwell Avenue in the Southeast % of Section 24,
the Planning Commission does hereby recommend to the City
Council that Petition 2003-11-02-20 be approved subject to the
following conditions:
1. That the maximum number of customer seats shall not
exceed 26;
2. That the Floor Plan marked sheet A 2 prepared by
Shremshock Architects, Inc., dated July 10, 2003, is
hereby approved and shall be adhered to;
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3. That this approval shall incorporate the following comment
specified in the correspondence dated November 19, 2003
from the Traffic Bureau of the Division of Police;
- Two individually posted handicap parking spaces shall
be provided as required;
4. That the specific plan referenced in this approving
resolution shall be submitted to the Inspection Department
for their review prior to the issuance of a Certificate of
Occupancy allowing for 26 customer seats as the
maximum seating capacity;
5. That this approval is subject to the petitioner being granted
a variance from the Zoning Board of Appeals for the
deficient number of parking spaces and shall be subject to
any conditions related thereto; and
6. That all conditions imposed under Council Resolution
#614-02, which previously granted waiver use approval for
the development of the subject properly, shall remain in
effect to the extent that they are not in conflict with the
conditions of this approval.
Subject to the preceding conditions, this petition is approved for
the following reasons:
1. That the proposed use complies with all of the general
waiver use standards and requirements as set forth in
Section 19.06 of the Zoning Ordinance #543;
2. That the subject site has the capacity to accommodate the
proposed use; and
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.
Mr. McCann, Chairman, declared the motion is carried and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution.
20925
ITEM #4 PETITION 2003-11-02-21 OLGA'S KITCHEN
Mr. Piercecchi, Secretary, announced the next item on the agenda, Petition
2003-11-02-21 submitted by Dennis Goldsworthy, on behalf of
Olga's Kitchen, Inc., requesting waiver use approval to increase
the sealing capacity of an existing restaurant at 37612 Six Mile
Road, located in the Laurel Park Place Mall on the north side of
Six Mile Road between Newburgh Road and Laurel Park Drive
North in the Southeast''/. of Section 7.
Mr. Taormina presented a map showing the properly under petition plus the
existing zoning of the surrounding area.
Mr. McCann: Is there any correspondence?
Mr. Nowak: There are four items of correspondence. The first item is from
the Engineering Division, dated November 19, 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. The following legal
description should be used for the additional space. It excludes
the 30 foot by 68 foot area previously used in Petition 89-04-02-
26." The letter is signed by Robert J. Schron, P.E., City
Engineer. The second letter is from the Livonia Fire & Rescue
Division, dated November 25, 2003, which reads as follows:
"This office has reviewed the site plan submitted in connection
with a request to increase the seating capacity of the restaurant
located at the above -referenced address. We have no
objections to this proposal with the following stipulation: The
occupancy as described and shown on plans by Michael Boggio
Associates, Architects, sheet A-2 issued for September 20,
2003 requires two exits. Confirm that the submitted Floor plan
satisfies this requirement" The letter is signed by James E.
Corcoran, Fire Marshal. The third letter is from the Division of
Police, dated November 19, 2003, which reads as follows: We
have reviewed the proposed plans in regards to the proposal to
increase seating at the Laurel Park Place mall. We have no
objections to the plans as submitted." The letter is signed by
Wesley McKee, Sergeant, Traffic Bureau. The fourth letter is
from the Inspection Department, dated November 18, 2003,
which reads as follows: "Pursuant to your request of November
14, 2003, the above -referenced Petition has been reviewed.
This Department has no objections to this petition." The letter is
signed by Alex Bishop, Assistant Director of Inspection. That is
the extent of the correspondence.
20926
Mr. McCann:
Is the petitioner here this evening?
Dennis Goldsworthy, Olga's Kitchen, 1940 Northwood Drive, Troy, Michigan
48084. Mark and Al did a marvelous job of covering all the
details in this application. About the only thing I want to say is
when we had 88 seals, our dining room was 957 square feet.
We rented an additional 847 square feel from the landlord in
the outer area and added only 45 seals. Basically, if my
arithmetic is right, we had 10.88 square feel per seat under the
old situation. And we now have 13.65 square feet per seat in
the dining room. Its really much more comfortable than it was
and the renovation is certainly an upgrade.
Mr. McCann:
Are there any questions from the Commissioners?
Mr. Alanskas:
This has nothing to do with the petition, but I have a question.
I used to frequent there a lot when I was working. What is
your turnover ratio for a person going there for lunch? Do you
have any idea?
Mr. Goldsworthy:
I'm sorry, I can't hear you.
Mr. Alanskas:
What is your turnover ratio when someone goes there for
lunch? Are they there for half an hour, 45 minutes?
Mr. Goldsworthy:
In the restaurant?
Mr. Alanskas:
Yeah.
Mr. Goldsworthy:
I have no idea.
Mr. Alanskas:
You don't have an idea?
Mr. Goldsworthy:
I'm the Director of Construction, not operations. I would guess
somewhere in the area of half an hour to 45 minutes.
Mr. Alanskas:
Thank you. I like your renovations.
Mr. LaPine:
How did we gel to this point? Apparently, the permits weren't
taken out or you didn't come back to the Planning Commission
to gel approval for this addition.
Mr. Goldsworthy:
I was hoping you wouldn't ask me that.
Mr. McCann:
Well, being in charge of construction, you've got the right guy.
20927
Mr. Goldsworthy:
I screwed up. I got the building permit and I handed it to my
contractor. I said, "Post it. Let's go." And I never saw the line
in there that said you had to have Planning Department
approval for the increase in seating. So when it came time to
gel my Certificate of Occupancy, the final building inspector
came out and said, "Where's your letter from the Planning
Department?" And I stood there with my mouth open. So we
went back to the building department, and fortunately they
were willing to give me a temporary Certificate of Occupancy
to open, stipulating that we had to agree that if its not
approved by your committee, we'd have to roll back to the
original 88 seats.
Mr. McCann:
You've been sweating a little bit.
Mr. Goldsworthy:
I don't know how we're going to pay the increase in rent if we
have to do that, but that's another story.
Mr. LaPine:
I don't have any objection. I was over there and it looks very
nice. You've done a nice job. Who is your architect?
Mr. Goldsworthy:
Mike Boggio.
Mr. LaPine:
Is he the original architect on the restaurant?
Mr. Goldsworthy:
Yes, he's been our architect for a long time.
Mr. McCann:
I have to agree that it was awfully tight in there before. I think
it will help.
Mr. McCann:
Is there anybody in the audience that wishes to speak for or
against this petition? Seeing no one, I'm going to close the
public hearing. A motion is in order.
On a motion
by Mr. LaPine, seconded by Mr. Alanskas, and unanimously
approved, it was
#12-163-2003
RESOLVED, that pursuant to a Public Hearing having been
held by the City Planning Commission on December 16, 2003,
on Petition 2003-11-02-21 submitted by Dennis Goldsworthy, on
behalf of Olga's Kitchen, Inc., requesting waiver use approval to
increase the sealing capacity of an existing restaurant at 37612
Six Mile Road, located in the Laurel Park Place Mall on the
north side of Six Mile Road between Newburgh Road and
Laurel Park Drive North in the Southeast % of Section 7, the
Planning Commission does hereby recommend to the City
20928
Council that Petition 2003-11-02-21 be approved subject to the
following conditions:
1. That the maximum number of customer seats shall not
exceed 133;
2. Thatthis approval shall incorporate the following stipulation
contained in the letter dated November 25, 2003 from the
Fire and Rescue Division of the Department of Public
Safely:
The occupancy as described and shown on the Floor
Plan marked Sheet A-2 prepared by Michael A. Boggio
Associates, Architects, dated September 20, 2003
requires two exits; it shall be confirmed that the floor
plan satisfies this requirement;
3. That the specific plan referenced in this approving
resolution shall be submitted to the Inspection Department
for their review prior to the issuance of a Certificate of
Occupancy allowing for 133 customer seats as the
maximum seating capacity.
Subject to the preceding conditions, this petition is approved 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 Sections 11.03 and 19.06 of the Zoning Ordinance
#543;
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.
Mr. McCann, Chairman, declared the motion is carried and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution.
20929
Y 1:1 1i E4�9=k I It I [a] � VIIII4 95ErYb*�:1[H=I4Y1
Mr. Piercecchi, Secretary, announced the next item on the agenda, Petition
2003-11-02-22 submitted by Remi -Keith Construction, on behalf
of Big Boy Restaurant, requesting waiver use approval to
construct an addition and increase the seating capacity of an
existing full service restaurant at 33427 Plymouth Road, located
on the south side of Plymouth Road between Farmington Road
and Stark Road in the Northeast'''/ of Section 33.
Mr. Taormina presented a map showing the property under petition plus the
existing zoning of the surrounding area.
Mr. Nowak: There are four items of correspondence. The first item is from
the Engineering Division, dated November 17, 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. Our records indicate
that an additional 27 feet of right -0f --way for Plymouth Road
should be dedicated at this time. The legal description for the
addition is as follows. We trust that this will provide you with the
information requested." The letter is signed by Robert J.
Schron, P.E., City Engineer. The second letter is from the
Livonia Fire & Rescue Division, dated November 24, 2003,
which reads as follows: "This office has reviewed the site plan
submitted in connection with a request to construct an addition
and increase the seating capacity of an existing full service
restaurant located in a commercial building 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
November 19, 2003, which reads as follows: We have
reviewed the proposed plans in regards to the proposal to
construct an addition and increase the seating capacity for the
Big Boy Restaurant on Plymouth Road near Farmington Road.
We have no objections to the proposed addition. The proposed
plan does not indicate any handicap parking spaces. Four
handicap parking spaces are required, individually signed, and
properly located near the entrance of the restaurant" The letter
is signed by Wesley McKee, Sergeant, Traffic Bureau. The
fourth letter is from the Inspection Department, dated December
2, 2003, which reads as follows: "Pursuant to your request of
November 17, 2003, the above -referenced Petition has been
reviewed. The following is noted. (1) This Petitioner needs a
variance from the Zoning Board of Appeals for deficient number
of parking spaces. Furthermore, the employee count provided
20930
seems low. (2) The rooftop units may still be visible from the
sides and rear. (3) The rearparking area, south of the carports,
needs to be repaved or top coated. (4) All parking striping
should be double striped and the barrier free parking issues will
be reviewed by this Department at our plan review. 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?
Randy Couture,
Remi -Keith Construction, 7900 Anchor Bay Drive, Algonac,
Michigan 48001. With me is Mr. Wail Bamieh, the operator
owner, and James Morisi, one of the owners. Several things.
Al the deadline, we did resubmit several plans, one being the
elevation to the front, the checkerboard on the right side of the
lower fascia. That has all been deleted. That is now just a
simple fascia band without signage area. That should have
been submitted.
Wail Bamieh, 12035 Nalhaline, Redford, Michigan 42389.
James Morisi, 21745
River Ridge Trail, Farmington Hills, Michigan 48335.
Mr. Nowak:
I dont believe we received it.
Mr. Couture:
It was hand -delivered at 3:00. I know I delivered them
personally. And the parking count should be exact right now.
When we removed the drive-in structures, we reconfigured
parking including the ten fool parking spaces, and our parking
should be correct as required by code. I personally brought
them there.
Mr. McCann:
What day did you bring them there?
Mr. Couture:
Is it Mr. Lee or Scott? I don't remember the exact dale, but I
had to have them in by that day by 5:00 and they were there by
3:00, just to revise them. That being said, the parking count will
be as required by the code and the fascia just will not have
those checkerboards. So it will be a little bit calmer.
Mr. Alanskas:
What color will the board be?
Mr. Couture:
Basically, a very light gray.
Mr. Alanskas:
All right. Thais a great improvement. Thank you.
20931
Mr. Couture:
Yes.
Mr. LaPine:
Can you just give us a quick run-through. Where did you pick
up the additional parking?
Mr. Couture:
Well, by removing the two structures in the rear of the grayed
out areas ...
Mr. LaPine:
They were coming out originally anyways and the parking was
calculated based on that coming out. So where has that
changed?
Mr. Couture:
I can't see it very well right here, but the layout by the engineer,
I was assured that we have the parking with the new ten foot
striping to include the 98, 1 believe it is, parking spaces. So
what you have there is actually an old plan, I think.
Mr. McCann:
What's the date on the plan?
Mr. LaPine:
This one here is 11-26.
Mr. Couture:
The area to the south, that greenbelt, that was in question a
while ago. Mr. Bamieh has already cleaned all that out, taken
out the dead ash trees. We didn't have time this fall to do any
new plantings, but it has been cleaned out quite nicely and, of
course, Mr. Bamieh, has been doing a lot of repairs to the
building since he bought it. He's only owned this building for
about three years.
Mr. LaPine:
As I understand you to say, you've taken out some ash trees.
When did you lake them out?
Mr. Bamieh:
I contacted Mr. Bishop and I explained to him that he was
supposed to come out and look at them because I told him I
want do everything that you guys want us to do. We received a
letter as to what repairs are necessary and cleaning up we need
to do. We did everything accordingly including double striping
the parking lot and painting. I think three or four months ago... .
Mr. LaPine:
We tabled you until next Spring. Did we not?
Mr. Bamieh
Yes, but we finished it anyway. We didn't have to wail, so we
got it out of the way.
20932
Mr. Taormina:
We're still going to revisit that issue when the landscape plan
comes back.
Mr. LaPine:
I'm really confused here at the moment. Mark, how can we
approve these plans when I don't know for sure where the
parking is, if they really do have enough parking. Are you
satisfied? Have you see any plans?
Mr. Taormina:
Well, no. The staff analysis showed that they were still 11
spaces short. We haven't done a review of any of the revised
plans to verify that they now meet the parking calculation. I'm
not sure how it rearranges the parking on this site to comply, but
it could only be approved with the understanding that if there is
any deficiency, that it would have to be considered by the
Zoning Board of Appeals.
Mr. LaPine:
I'm not doubling what you said because when I went out there
and checked it, I came up with at least five more parking spots.
I dont know where you got the 11, but I can understand it's very
possible because then you lake out that brick runway that goes
down the walk, you can bull the two things together which gives
you a little more room. So I think it's possible to do, but to move
on to one other thing: the free-standing Big Boy that stands out
in front now. Is that going to still be there? It's just going to be
moved to a different location?
Mr. Couture:
That's planned to be moved near the front entranceway, yes.
Mr. LaPine:
In the front of the building where there is grass, have you got
any plans of upgrading that? Is there an underground sprinkler
there?
Mr. Couture:
Yes, there is.
Mr. LaPine:
It doesn't look like it's used very often. The grass is in very bad
shape. I think you could use a little more landscaping up at the
front there. I think it would help the building. Will the new
addition in the front, will that be the main entrance to the
restaurant?
Mr. Couture:
No, the entrance is actually just to the right, south. It's the
existing entrance now, but that entrance is actually going to be
removed and the new double door system, Big Boy standards,
are blue frames, red doors.
Mr. LaPine:
What's the new addition going to be used for?
20933
Mr. Couture:
Simply sealing.
Ms. Smiley:
Is there any other entrance for customers beyond that one in the
front? Can they come in through the back anywhere?
Mr. Couture:
No, ma'm.
Ms. Smiley:
You'll have all that parking in the back, but they'll have to go
around the front to get in?
Mr. Couture:
Yes, ma'm.
Ms. Smiley:
You might want to re -think that in Michigan.
Mr. Shane:
It sounds like the petitioner is willing to meet the parking
requirement one way or the other.
Mr. Couture:
Yes, sir.
Mr. Shane:
So either by revising the site plan so as to provide more spaces
or by eliminating five or six seals. You can do it either way.
Mr. Couture:
The handicapped spaces have been shown, loo.
Mr. Shane:
Do you understand what I'm saying?
Mr. McCann:
Yes, I believe that we can approve it subject to complying with a
revised plan before he gets to Council showing the seating
capacity.
Mr. McCann:
Is there anybody in the audience that wishes to speak for or
against this petition?
Joseph Bertrand,
31023 Grenada, Livonia, Michigan. I have known the owner of
the Big Boy restaurant for over 15 years. I first mel him when
he was the manager of the facility at Eight Mile and Haggerty
Road, and he ran a beautiful shop there. I was just overjoyed
when I found out he finally got his own store. What he has done
to the restaurant that he is the owner of now has been just short
of miraculous. I watched him completely revamp that thing
inside. and I've told a lot of people that not all Big Boy's are
alike. I knew that when he look over this one, he was going to
really do it the right way. And he has. He has remodeled the
inside, and I know when he gels done with the outside its going
to look really nice. I think it will certainly enhance the Plymouth
20934
Road area down there. Also because I know the man
personally and I know how hard he works, he's a real credit to
our community. And I would very much support him in what
he's asking tonight.
Mr. McCann: Thank you.
Mr. Alanskas: To the owner, do all Big Boy menus have to be the same or can
you deviate and put in other dishes?
Mr. Bamieh: They have to be the same.
Mr. Shane: Are we satisfied that the plans have been revised so that the
rooftop units do not show?
Mr. Taormina: I'm not sure that any revisions included changes to that. So the
answer to your question is no. It would appear as if certain
equipment on top of the roof would still be visible.
Mr. Shane: Well, we need to deal with that.
Mr. Piercecchi:
The motion deals with that.
Mr. Shane:
Are you prepared to do whatever you need to screen the rest of
those roof -lop units?
Mr. Couture:
Obviously, you've seen that building. Its called a California
style Big Boy. Its an old prototype. With that A -frame jutting
roof, its extremely difficult to try to gel anything around that
building. That's why the addition was able to cover the A -frame
from the front. Right now, the only intention is to go beyond the
front door. I cannot speak for the owner. I can't spend his
money.
Mr. Bamieh:
You don't see that equipment from the front. The whole front
when we change it, everything will be covered. You won't be
able to see that from Plymouth Road.
Mr. Shane:
From Plymouth Road, you said?
Mr. Bamieh:
From Plymouth Road, no.
Mr. Shane:
Is it possible to paint that equipment to match the building.
Mr. Bamieh:
Thalwould be no problem.
20935
Mr. Couture: If we could do an inexpensive screen like ... I don't know if the
City allows it ... some areas just use stockade style fencing up
there that's painted. But to build the efface facade across that
building the way its built, those are all guttered fascias. The
roof drainage system would have to be revised completely. It
would be a major undertaking.
Mr. Shane: I understand. If you could paint it to match the rest of the roof, 0
would at lead cul down on the visibility.
Mr. McCann: Anything else? If there is nothing further, I'm going to close the
public hearing. A motion is in order.
On a motion by Mr. Alanskas, seconded by Mr. Piercecchi, and unanimously
approved, it was
#12-164-2003 RESOLVED, that pursuant to a Public Hearing having been
held by the City Planning Commission on December 16, 2003,
Petition 2003-11-02-22 submitted by Remi -Keith Construction,
on behalf of Big Boy Restaurant, requesting waiver use
approval to construct an addition and increase the sealing
capacity of an existing full service restaurant at 33427 Plymouth
Road, located on the south side of Plymouth Road between
Farmington Road and Stark Road in the Northeast''/. of Section
33, the Planning Commission does hereby recommend to the
City Council that Petition 2003-11-02-22 be approved subject to
the following conditions:
1. That the Removal Plan marked Sheet 3 prepared by
Washtenaw Engineering, dated November 4, 2003, is
hereby approved and shall be adhered to;
2. That the Site Plan marked Sheet 4 prepared by
Washtenaw Engineering, dated November 26, 2003, is
hereby approved and shall be adhered to;
3. That a fully detailed landscape plan, which shall provide for
additional plant materials in the landscaped area in the
front yard between the proposed addition and the Plymouth
Road right-of-way, shall be submitted for the approval of
the Planning Commission and City Council within 60 days
following approval of this petition by the City Council;
4. That the Floor Plan marked Sheet Al prepared by
Lawrence R. Brink Associates Architects, dated November
25, 2003, is hereby approved and shall be adhered to;
20936
5. That the Exterior Elevations Plan marked Sheet A4
prepared by Lawrence R. Brink Associates Architects,
dated October 29, 2003, is hereby approved and shall be
adhered to;
6. That the maximum number of customer seats shall not
exceed 175;
7. That the brick used in the construction of the building shall
be full face 4 -inch brick, no exceptions;
8. That this approval is subject to the petitioner being granted
a variance from the Zoning Board of Appeals, if necessary,
for the deficient number of parking spaces, and shall be
subject to any conditions related thereto;
9. Thatthe following issues as outlined in the correspondence
dated December 2, 2003 from the Inspection Department
shall be rectified to that department's satisfaction:
• That all rooftop mechanical equipment shall be painted or
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;
• That the southerly end of the rear parking area shall be
repaved or top coated; and
• That all parking striping shall be double striped and four
handicapped parking spaces shall be provided,
individually signed, and properly located near the
entrance to the restaurant.
10. That any new light fixtures provided shall be shielded and
shall not exceed a maximum overall height of 20 feet above
grade;
11. That no signs, either freestanding or wall mounted, are
approved with this petition; all such signage shall be
separately submitted for review and approval by the
Planning Commission and City Council;
12. That no LED light -band or exposed neon shall be permitted
on this site including, but not limited to, the wall signage,
around the windows or along building features; and
20937
13. That the specific plans referenced in this approving
resolution shall be submitted to the Inspection Department at
the time the building permits are applied for.
Subject to the preceding conditions, this petition is approved for
the following reasons:
1. That the proposed use complies with all of the general
waiver use standards and requirements as set forth in
Section 19.06 of the Zoning Ordinance #543;
2. That the subject site has the capacity to accommodate the
proposed use; and
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.
Mr. McCann:
Is there any discussion?
Mr. Walsh:
I'd just like to thank the petitioner for making an investment in
the building. I agree with everything you said. It's been years
since I've been in there. I slopped in probably about two
months ago just for something to eat, and it looked really good
inside. I drove back out to compare your plans against what the
building is going to look like, and I think it's going to be a really
good addition to Plymouth Road. I appreciate your patience
through the two and half page approving resolution and coming
forward tonight. I wish you the best of luck.
Mr. LaPine:
I'd just like to add one thing. I'm so happy to see you gel rid of
that old drive-in that was back there. Its been there for so many
years, and it's been falling down and not in good shape. Thank
the Lord we're finally getting rid of it.
Mr. Couture:
I've got a lot of memories in those drive-ins.
Mr. LaPine:
I know.
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 Public Hearing section
20938
of our agenda. We will now proceed with the Pending Item
section of our agenda. 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 #6 MOTION TO HOLD A PUBLIC HEARING TENT SALES
Mr. Piercecchi, Secretary, announced the next item on the agenda is a motion to
hold a public hearing, pursuant to CR #564-03, to determine
whether or not to amend Section 10.02 of Article X of the
Livonia Zoning Ordinance No. 543, as amended, to provide for
sidewalk and parking lot lent sales as permitted accessoryuses
for retail establishments in C-1 Districts.
On a motion by Mr. Alanskas, seconded by Mr. Shane, and unanimously
approved, it was
#12-165-2003 RESOLVED, that the City Planning Commission, pursuant to
Council Resolution #564-03, 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
10.02 of Article X of the Livonia Zoning Ordinance No. 543, as
amended, to provide for sidewalk and parking lot lent sales as
permitted accessory uses for retail establishments in C-1
Districts.
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.
20939
ITEM #7 APPROVAL OF MINUTES 873P° Public Hearings and
Regular Meeting
Mr. McCann, Chairman, Secretary, announced the next item on the agenda,
Approval of the Minutes of the 873rd Public Hearings and
Regular Meeting held on September 30, 2003.
On a motion by Mr. Shane, seconded by Mr. Walsh, and unanimously approved,
it was
#12-166-2003 RESOLVED, that the Minutes of 873rd Public Hearings and
Regular Meeting held by the Planning Commission on
September 30, 2003, are hereby approved.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Shane, Walsh, Alanskas, La Pine, Smiley,
Piercecchi, McCann
NAYS: None
ABSENT: None
Mr. McCann, Chairman, declared the motion is carried and the foregoing
resolution adopted.
ITEM #8 APPROVAL OF MINUTES 874th Regular Meeting
Mr. McCann, Chairman, announced the next item on the agenda, Approval of the
Minutes of the 8741 Regular Meeting held on October 14, 2003.
On a motion by Ms. Smiley, seconded by Mr. Walsh, and unanimously approved,
it was
#12-167-2003 RESOLVED, that the Minutes of 8741 Regular Meeting held by
the Planning Commission on October 14, 2003, are hereby
approved.
A roll call vole on the foregoing resolution resulted in the following:
AYES: Smiley, Walsh, LaPine, Shane, Piercecchi, McCann
NAYS: None
ABSENT: None
ABSTAIN: Alanskas
Mr. McCann, Chairman, declared the motion is carried and the foregoing
resolution adopted.
20940
ITEM #9 APPROVAL OF MINUTES 875th Public Hearings and
Regular Meeting
Mr. McCann, Chairman, announced the next item on the agenda, Approval of the
Minutes of the 875th Public Hearings and Regular Meeting held
on October 28, 2003.
On a motion by Mr. LaPine, seconded by Mr. Alanskas, and unanimously
approved, it was
#12-168-2003 RESOLVED, that the Minutes of 875" Public Hearings and
Regular Meeting held by the Planning Commission on October
28, 2003, are hereby approved.
A roll call vole on the foregoing resolution resulted in the following:
AYES: LaPine, Alanskas, Smiley, Shane, Walsh,
Piercecchi, McCann
NAYS: None
ABSENT: None
Mr. McCann, Chairman, declared the mo0on is carried and the foregoing
resolution adopted.
On a motion duly made, seconded and unanimously adopted, the 876th Public
Hearings and Regular Meeting held on December 16, 2003, was adjourned at
8:53 p.m.
CITY PLANNING COMMISSION
Dan Pieroecchi, Secretary
ATTEST:
James C. McCann, Chairman