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HomeMy WebLinkAboutPLANNING MINUTES 1997-09-16 15675 MINUTES OF THE 750TH REGULAR MEETING (‘' HELD BY THE CITY PLANNING COMMISSION OF THE h.• CITY OF LIVONIA On Tuesday, September 16, 1997 the City Planning Commission of the City of Livonia held its 750th Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. James C. McCann, Chairman, called the meeting to order at 7:30 p.m.. Members present: James C. McCann Daniel Piercecchi Michael Hale Robert Alanskas John Walsh Elaine Koons Messrs. John J. Nagy*, Planning Director; H. G. Shane, Assistant Planning Director; and Scott Miller, Planner III, were also present. Mr. McCann 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 in writing the decision to the City Council; otherwise the petition is terminated. The Planning Commission holds the only public hearing on a preliminary plat and/or a vacating petition. 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. Mr. Piercecchi, Secretary, announced that the first item on the agenda is Preliminary Plat approval for Parkview Subdivision proposed to be located on the south side of Plymouth Road between Jarvis Avenue and Jug Handle Road in the SE 1/4 of Section 30. Mr. McCann: Mr. Shane, is there anything new on this item? Mr. Shane: The reason this is before you tonight is because it was tabled following the public hearing because there were some deficient size lots in the original preliminary plat, so it was tabled to give the petitioner time to revise his preliminary plat. He has done that and we now have a preliminary plat that meets the ordinance in all respects. The two lots that were deficient in size were increased in width, and other minor changes have been made in the interior of the subdivision. We also have a new letter dated September 12 r _ from the Engineering Division as follows: "Pursuant to your request, the Engineering Division has reviewed the Preliminary Plat for the subject 15676 subdivision, The following comments are made relative to the proposed layout: 1) Since a new street name is being introduced for the subdivision area, it is assumed that the Police Division (Fire Division) will review the N" street name as to their interest. 2) Appropriate widening of Plymouth Road may be required by Wayne County to facilitate turn movements into the subdivision area. 3) The north 27 feet of Lot 538 should be deeded to Wayne County to create a full 60' wide right-of-way on the south side of Plymouth Road. (Mr. Shane: He is talking there about this entire site) 4) There is no City storm sewer available to the proposed subdivision. The plans indicate a proposed outlet onto Wayne County property. The proposed storm sewer outlet and detention plan will require review and a permit from Wayne County. 5) The geometries of the cul-de-sac combined with small lot frontage dimensions within the cul-de-sac virtually eliminates the possibility of on-street parking." This is signed by Richard A. Grodek, Civil Engineer II. That's the extent of the new information. On a motion duly made by Mr. Piercecchi, seconded by Mr. Walsh and unanimously approved, it was #9-147-97 RESOLVED that, Preliminary Plat approval for Parkview Subdivision proposed to be located on the south side of Plymouth Road between Jarvis Avenue and Jug Handle Road in the SE 1/4 of Section 30 be taken from the table. Mr. McCann: Mr. Shane, the list of items that you just read, have any of those items been corrected, or have you talked to the petitioner regarding them? Mr. Shane: There really is no needed correction as far as the plat is concerned. It does show the additional 27' that needs to be taken for right-of-way. The rest of the items are engineering items which will be taken care of through our Engineering Department and Wayne County. Mr. McCann: Isn't this the plan we originally had some difficulty with because it was going to drain into the Rouge River basin? Mr. Shane: Yes. They have indicated here that the storm sewer that is proposed for this area is going to have to outlet into Wayne County, or some other method if Wayne County refuses, but they are working on it. We don't have to deal with that. Your dealings here should be the plat layout, the location and those types of items. Mr. McCann: Are there any questions from the Commissioners? If not, a motion is in order. 15677 On a motion duly made buy Mr. Piercecchi, seconded by Mr. Walsh and unanimously approved, it was #9-148-97 RESOLVED that, pursuant to a Public Hearing having been held by the City Planning Commission on May 13, 1997 on Preliminary Plat approval for Parkview Subdivision proposed to be located on the south side of Plymouth Road between Jarvis Avenue and Jug Handle Road in the SE 1/4 of Section 30, the City Planning Commission does hereby recommend to the City Council that the Preliminary Plat for Parkview Subdivision be approved subject to the submittal of a landscape plan showing treatment of the required 20 foot wide greenbelt easements along Plymouth Road (lots 1 and 28) and an entrance marker plan to the Planning Commission for approval prior to submittal of the Final Plat for the following reasons: 1. That the proposed Preliminary Plat is drawn in compliance with all of the applicable standards and requirements as set forth in the Zoning Ordinance #543, as well as the Subdivision Rules and Regulations; 2. That no reporting City Department has objected to the revised Preliminary Plat, as revised; and 3. That the proposed Preliminary Plat represents a good land use solution to development of the subject property. FURTHER RESOLVED that, notice of the above hearing was sent to the abutting property owners, proprietor, City Departments as listed in the Proof of Service, and copies of the plat together with the notices have been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department, and the Parks and Recreation Department. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Piercecchi, Secretary, announced that the next item on the agenda is approval of the minutes of the 749th Regular Meeting and Public Hearings held on August 19, 1997. On a motion duly made by Mr. Alanskas, seconded by Mrs. Koons and approved, it was #9-149-97 RESOLVED that, the minutes of the 749th Regular Meeting and Public Hearings are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Piercecchi, Hale, Alanskas, Walsh, Koons 15678 NAYS: None ABSENT: None ABSTAIN: McCann New Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. * Mr. Nagy entered the meeting at this time. We will now begin the Miscellaneous Site Plans section of our agenda. Members of the audience may speak in support or opposition of these items. Mr. Piercecchi, Secretary, announced that the next item on the agenda is Petition 97-8-8- 21 by Mohamand R. Chahrour requesting approval of all plans required by Section 18.47 of Zoning Ordinance#543 in connection with a proposal to construct a gas station/convenience store on property located at 29401 Seven Mile Road in the Northeast 1/4 of Section 11. Mr. Miller: This site is located on the southwest corner of Seven Mile and Middlebelt. There is an existing gas station operating on the site. The existing building is in the middle of the site at this time. This petitioner is proposing to demolish that building and construct a new convenient store/gas station in the southwest corner of the site. The new building will meet all the setback requirements whereas the old gas station was within the side and front yard `"w setback. This will be a conforming building. For this size of gas station, they are required to have 8 parking spaces and 8 spaces are provided. The landscaping is 8% of the site and they are required to have 15%. The petitioner has agreed to landscape the green areas shown here within the right-of-way with low lying bushes and annual flowers. If you count all the landscaping areas, they exceed 15% landscaping. On the elevations, there is one change from the Study Meeting. All four sides of the new gas station will be brick, and he is also downsizing the aluminum fascia band that runs along the top and it is now 3'8". Mr. Nagy: There is no new correspondence. Mr. Piercecchi: I would like to comment favorably to the petitioner that when we met at the Study Meeting in reference to how they might improve on the landscaping, they have cooperated by putting a lot of greenery between the sidewalk and the curb and in several areas. I think they made a substantial improvement to that corner of Livonia. You and I both realize that it's landscaping that brings them in, not signage, but how the place looks. Mr. Alanskas to the petitioner: I know that it used to be a Sunoco station and now it's not. What is it going to be? 15679 Ali Hannawi, Architect: Either a Citgo or Total. They are still debating on it. 4•0. Mr. Alanskas: Because if it is Citgo it would be two different colors, as far as the band at the top of the building, correct? Mr. Hannawi: It will be white. Mr. Alanskas: What color is the brick? Mr. Hannawi: It will be a light brown. Mr. Alanskas: Is that going to be a 24 hour, 7 days a week service? Mr. Hannawi: Yes, the way it is now. Mr. McCann: If there is no one else wishing to speak, a motion is in order. On a motion by Mr. Hale, seconded by Mrs. Koons and unanimously approved, it was #9-150-97 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 97-8-8-21 by Mohammend R. Chahrour requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543 in connection with a proposal to construct a gas `ow station/convenience store on property located at 29401 Seven Mile Road in the Northeast 1/4 of Section 11 be approved subject to the following conditions: 1. That the Site & Landscape Plan marked Sheet I dated 7/21/97, as revised, prepared by Architectural Design and Construction is hereby approved and shall be adhered to; 2. That the three walls of the trash dumpster areas shall be constructed out of the same brick used in the construction of the buildings and shall have wooden enclosure gates. The dumpster shall be maintained and when not in use, the gates shall be closed at all times; 3. That all disturbed lawn areas shall be sodded in lieu of hydroseeding; 4. That underground sprinklers are to be provided for all landscaped and sodded areas and all planted materials shall be installed to the satisfaction of the Inspection Department and thereafter permanently maintained in a healthy condition; 15680 5. That the Exterior Building Elevation Plans marked Sheet 2 dated 7/21/97, as revised, prepared by Architectural Design and Construction is hereby approved and shall be adhered to; Nlimpr 6. No outdoor storage, placement or display of merchandise shall be permitted at any time on this site, however the foregoing prohibition shall not apply to the display, on the pump islands only, of oil based products as permitted in Section 11.03(a) of the Zoning Ordinance; 7. That window signage for this station shall be limited to what is permitted by Section 18.50D Permitted Signs, Subheading (g) "Window Signage"; 8. That this approval does not authorize consent of any signage shown on the plans. Pursuant to Section 19.10 of Ordinance #543, the Zoning Ordinance of the City of Livonia, this conditional use approval is valid for a period of ONE YEAR ONLY from the date of approval and unless a building permit is obtained and construction commenced within that period, or an extension of time obtained, this approval shall be null and void at the expiration of said period. `taw Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Alanskas: John, where it says oil based products - anti-freeze is an oil based product. Can they show that in the front of the building? Mr. Nagy: I think they can. The prohibition is related to grocery items. Mr. Alanskas: When they have anti-freeze outside, they put wooden pallets down and they are stacked very, very high, and I don't think that should be allowed. I can see where cans of oil could be. Mr. Nagy: Cans of oil on pallets can be a problem as well, and it's got to be within reason. Mr. Alanskas: Is that understood by the petitioner? Mr. Hannawi: Yes. 15681 Mr. McCann: There was one thing about the dumpster enclosure being relocated to the south property line, in Mr. Woodcox' letter. Did you look at that, Mr. Nagy? Mr. Nagy: We felt that the more appropriate area was the one they first selected because of the landscaping and the nature of the site and the ability to park customers. Mr. McCann: They did comply with the 10' parking spaces? Mr. Nagy: Yes. Mr. Piercecchi: With regard to outdoor storage, a lot of gas stations will be selling pop and things like that. Is that permitted? Mr. Nagy: The sale of pop is permitted, it's the display in the front yard that is not permitted. Mr. Piercecchi: They have it adjacent to the building. Mr. Nagy: I saw that at the station at Six Mile and Farmington Road. The Building Department allowed them to be there for a temporary period of time because of their grand opening, but after that they will have to remove it. `or Mr. Piercecchi, Secretary, announced that the next item on the agenda is the Subdivision Landscape Plan intended for the Cross Winds Court Subdivision located on the north side of Six Mile Road between Merriman Road and Doris Lane in the Southwest 1/4 of Section 11. Mr. Miller: This Subdivision is located on the north side of Six Mile between Merriman and Doris Lane. As a condition in the Preliminary Plat approval, they were required to have a greenbelt along the west, east and north property lines. This landscape plan does show that. As you can see, it is very heavily landscaped with either new materials or the existing dense trees that are already existing in that area. Some of the existing trees on the 21 lot subdivision will also be saved. The cul-de-sac islands in the area are also nicely landscaped. Mr. McCann: Mr. Nagy, anything additional on this? Mr. Nagy: No. On a motion by Mrs. Koons, seconded by Mr. Alanskas and unanimously approved, it was 15682 �.. #9-151-97 RESOLVED that, the City Planning Commission does hereby approve the Subdivision Landscape Plan for the Cross Winds Court Subdivision located on the north side of Six Mile Road between Merriman Road and Doris Lane in the Southwest 1/4 of Section 11 be approved subject to the following condition: 1. That the Landscape Plan dated August 18, 1997 submitted for the Cross Winds Court Subdivision is hereby approved and shall be adhered to. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 750th Regular Meeting held on September 16, 1997 was adjourned at 7:47 p.m. CITY PLANNING COMMISSION pp '...• Dan Piercecchi, Secretary '711 ATTEST: I:0424 • sanies C. McCarm, Chairman /du tri