HomeMy WebLinkAboutPLANNING MINUTES 1994-04-12 13367
MINUTES OF THE 682nd REGULAR MEETING AND PUBLIC HEARINGS
HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF
LIVONIA
`1►
On Tuesday, April 12, 1994, the City Planning Commission of the City of Livonia
held its 682nd 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 35 interested persons in the audience.
Members present: Jack Engebretson R. Lee Morrow James C. McCann
Robert Alanskas William LaPine Raymond W. Tent
Members absent: Brenda Lee Fandrei
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. 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. McCann, Secretary, announced the first item on the agenda is amended Petition
94-1-1-2 by Leo Soave requesting to rezone property located west of
Newburgh Road between Plymouth Road and Grantland Avenue in the
Southeast 1/4 of Section 30 from RUF to R-1.
Mr. Miller presented a map showing the property under petition plus the
existing zoning of the surrounding area.
Mr. Miller: This is a rehearing to have a portion of this RUF subdivision
rezoned to R-1 so that a subdivision can be developed. The reason
for the rehearing is it was sent back to the Planning Commission by
the City Council because it has been amended. The petitioner was
able to buy additional property. To the original petition he has
added 130 feet of the west of Lot 505a and 506a and the north half
of Lot 517.
Mr. Engebretson: Mr. Nagy, do we have any correspondence regarding this petition?
Mr. Nagy: No additional correspondence. All the previous correspondence
from the reporting City departments show no objections.
Mr. Engebretson: Mr. Nagy, would the record that existed based on the original
public hearing all still be part of this case?
rr..
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Mr. Nagy: Yes it would.
Mr. Engebretson: Would the petitioner please come forward and tell us why you are
making these changes.
Leo Soave, 34822 Pembroke: We found out we had to come from Newburgh and Plymouth
for the sewer. That is why we tried to acquire additional property
to offset the cost. As you recall, this was approved once before.
The plan is the same. The price of the homes will be from $150,000
on up with full basement. It will be a quality project once it is
approved. I will answer any questions.
Mr. Morrow: For the record, where will you be gaining access into the new
property? Whereabouts on Plymouth Road?
Mr. Soave: If I remember correctly it is Lot 519.
Mr. Morrow: Is there a little bit extra on the one side to give it the 60 foot
right-of-way?
Mr. Soave: Correct, we have an additional ten feet to the west.
Mr. Morrow: That will remain the same as in the prior request.
Mr. Soave: Nothing has changed with the exception of the two pieces of
property that the gentleman indicated.
Mr. Morrow: I just wanted to make sure that was still part of your program.
Mr. LaPine: The two new parcels you have obtained, is that going to increase
"%sr the number of homes?
Mr. Soave: Yes, instead of 20, it will be 22 developed lots.
Mr. LaPine: Where does the sewer come in?
Mr. Soave: The storm sewer, once all the necessary easements have been
obtained, we will come from Newburgh and Plymouth. As far as
water and sanitary, those are on site.
Mr. Engebretson: We will go to the audience to see if anyone wishes to speak for
or against this proposal.
There was no one present wishing to be heard regarding this item and Mr.
Engebretson, Chairman, declared the public hearing on Amended Petition 94-1-1-2
closed.
On a motion duly made by Mr. LaPine, seconded by Mr. Tent and unanimously approved,
it was
#4-72-94 RESOLVED that, pursuant to a Public Hearing having been held on April
12, 1994 on Amended Petition 94-1-1-2 by Leo Soave requesting to rezone
property located west of Newburgh Road between Plymouth Road and
Grantland Avenue in the Southeast 1/4 of Section 30 from RUF to R-1, the
City Planning Commission does hereby recommend to the City Council that
`r.. Amended Petition 94-1-1-2 be approved for the following reasons:
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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 is consistent with the Future
Land Use Plan designation of medium density residential for this
'�•► area.
3) That the proposed change of zoning is consistent with the
developing character of 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. Engebretson, Chairman, declared the motion is carried and the foregoing
resolution adopted.
Mr. McCann, Secretary, announced the next item on the agenda is Petition 94-2-1-7
by the City Planning Commission, pursuant to Council Resolution #83-94,
proposing to rezone property located west of Middlebelt Road between
Five Mile Road and Wentworth Avenue in the Southeast 1/4 of Section 14
from PL to R-9.
Mr. Miller 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 rezoning proposal.
Mr. Engebretson: Mr. Nagy, I would like to ask you to please give us a synopsis of
\ry what is involved in this transaction. It is very complex. It
involves more than just this particular isolated piece of property.
I am sure the audience would appreciate hearing a synopsis of what
is going on here.
Mr. Nagy: What has precipitated this request on the part of the City Council
directing the Planning Commission to initiate this public hearing
on the question of whether or not to rezone the subject area really
came about as a request of the Woodhaven Home people approaching
the City of Livonia expressing an interest in acquiring the area
subject to this rezoning petition from the City of Livonia. In an
exchange for diminishing the park area by taking this land and
using it for their residential home purposes, they proposed to
acquire an equal area of land from the Faith Lutheran Church. So
in a sense the total park land that is available in the area will
not diminish. It will be reconfigured. Instead of being the "L"
shaped area that it is now where you see the public land indicated
on that map, it also moves in an easterly direction towards the R-9
area of the Armenian Home so that is all park land, and they
propose to take that parcel, just the width of their property on
the south, from their south property line to the north right-of-way
line of Hidden Lane, and use that to expand their project onto that
area but acquire portions immediately south of the public land
zoned area so as to have a long rectangular shaped park. The City
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of Livonia was asked to determine whether or not that would be,
from a zoning standpoint, in the City's best interest. We are
looking at that right now to determine not only whether or not this
area should be rezoned, but if so, does it make sense to have the
park land reconfigured. The shape of the park land right now is
*4111. really more contiguous to just one residential lot and, of course,
the Armenian Home to the east. With the new configuration that
park land will actually be extended well behind much more
residential homes so as to act as a buffer and protect the
neighborhood by giving permanent public space to backyards of those
homes that are either on the west side of Hidden Lane or the east
side of Oporto Avenue. On the surface, at least, it is attractive
to the City of Livonia and that is why we are pursuing this matter
and holding this public hearing. The City has not acted on this.
This is the first phase, the first phase of examining the zoning
question, and from there the Council will ultimately make the final
determination.
Mr. Engebretson: Thank you Mr. Nagy.
Mr. Morrow: Mr. Nagy, this is more or less open space, which is more of a
passive type park as opposed to an active park, and there are no
immediate plans to develop this park.
Mr. Nagy: That is a good point. This is what we consider a passive open
space park. It is not an active neighborhood park. There are no
plans to develop it in any active recreation sort of way. It is
there really to provide open space and relief to the housing
development in the area.
Mr. LaPine: Mr. Nagy, isn't it also true that when we swap these two parcels,
if the parcel that we are giving to the church is of more value
than the parcel we are getting, then they are going to make up the
difference in the value?
Mr. Nagy: Yes that appears to be the case on the surface. One of the
conditions of the sale is since we are giving up land that is held
in the public interest, City of Livonia property, we will have to,
by law, have the properties appraised to determine fair and equal
value. We think, because Livonia's property has direct access to
Hidden Lane, it might be more valuable from the access standpoint
than a comparable area, square foot per square foot, from the land
in back of Faith Lutheran Church. So in the event there is some
differential in value, it will be made up by dollars.
Mr. Alanskas: John, where it says R-5A, how far down would that public land come?
About five homes down?
Mr. Nagy: Exactly.
Mr. Engebretson: Since this is the City's petition, we will go immediately to the
audience to see if anyone wishes to speak for or against this
proposed zoning change.
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Randy Gasser, Administrator of Woodhaven of Livonia, 29667 Wentworth: I just
wanted to make a few comments in addition to what Mr. Nagy has
already stated. The first comment is two of the benefits that we
see to the Livonia community, in addition to the benefit already
mentioned of providing the park land to a greater number of homes.
�.�► The first benefit of our objective with this land would be to
expand the continuum of care that we have currently, and for those
that might not be aware currently at our operation we have assisted
living, adult day care, respite care and Alzheimer's care. What we
wish to add to that is an independent level of living for seniors.
An important point to note about this is communities such as this
are very popular and every adjacent suburb to Livonia has one, and
Livonia does not. The community would be well served by adding
this type of continuum of care retirement community. The second
point is, the parcel of property that we propose to purchase right
now is not generating any tax revenue for the City and although our
organization is a non-profit organization, the type of independent
living housing that we would propose to develop on that parcel
would be subject to property taxes and would be revenue generating
for the City of Livonia. Those are the two points that I wish to
begin with.
Mr. Engebretson: Sir, what do you mean regarding the uniqueness of what it is that
you offer versus an American House, St. Mary's facility or other
such facilities? What makes you so unique?
Mr. Gasser: If you look at, for example, as you mentioned the American House
you have only non-licensed independent living, so to speak, in a
congregate setting. If you look at the other end of the spectrum,
for example at Marywood Nursing Center, you have a skilled care
Now nursing home and assisted living. Those are at opposite ends of
the spectrum and neither of those have both of those options so we
propose to add to our existing operation to have independent living
to assisted living, to as most of you know we are in the process of
adding a special care unit for those residents that require extra
care so that as someone moves through the continual of care, or as
in the industry it is called aging in place, they can stay in one
retirement community and don't have to move, in your example, from
American House to Marywood, because a long range goal of ours
continues to be to some day have some skilled nursing beds also on
the same campus. Our current beds that are in operation right now
can be converted to that with minimal cost without additional land.
Mr. Engebretson: What impact, if any, would you say that this facility that covers
all of these bases, what impact, if any, would that have on the
surrounding community?
Mr. Gasser: I think that number one, it would provide a significant enhancement
to the immediate area because, as all of you that have driven back
there have seen, when we construct a property we do a quality
construction and our grounds are immaculate and what we do we have
received recognition for doing well and I think to that extent
aesthetically it will enhance the neighborhood. In terms of a more
far-reaching impact, we chart all of our admissions by zip code and
fully 90% of all of our admissions come from within a five mile
om.• radius so it is obvious that our community would serve first and
foremost and primarily the Livonia community.
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Mr. Tent: Mr. Gasser, I am familiar with your operation there and you
certainly do run a good shop. With this proposal that you have
here, is it similar to what they have in Redford at Beech Daly and
Six Mile?
`"` Mr. Gasser: Presbyterian Village?
Mr. Tent: Yes Presbyterian Village, which means it is all encompassing and it
includes everything, a nursing home, the independent living, the
assisted care, etc.
Mr. Gasser: What we would have at this point would be similar with one notable
exception and that is we, at this point, do not have skilled
nursing services. That is a longer range goal of ours at this
point so immediately we would be one step short of Presbyterian
Village. Interestingly enough I might add that before we were
filled, and we have stayed full for sometime now, Presbyterian
Village, which is a first class operation, sent their overflow
waiting list people to our organization, which we took as a vote of
confidence.
Mr. Tent: If you are successful with the zoning change, etc. when would you
anticipate that you would go forth with the development of the
project?
Mr. Gasser: That is a really good question because as Mr. Nagy mentioned this
is a rather complicated arrangement. We have been in negotiations
with the Faith Lutheran Church for 2 1/2 to 3 years and have agreed
upon a price with them but the property that we would purchase from
Faith Lutheran has four or five conditions which would have to be
`tow satisfied, none of which are ominous but we would proceed as soon
as we could but I think there are several more hurdles that would
have to be climbed.
Mr. Tent: What I mean is are you financially able to go ahead as soon as you
got all the approvals?
Mr. Gasser: Financially there would be no problem. We recently needed to
borrow some money for our special care unit and the lenders that we
talked to were only too eager to give us additional money for this.
We have a very good credit rating and money would be readily
available from local lenders.
Mr. Tent: When you would acquire the property, one thing I am always
concerned about is that the developers come in and cut down all the
trees. With the beautiful woods there would you see to it that the
landscaping, I realize this isn't a site plan yet but I would like
to get your commitment to that.
Mr. Gasser: We have no problem committing to that. We enjoy the surrounding
woods and the wildlife and, in fact, I think in some ways we have
served to promote the growth of the wildlife with the way that we
feed it and other things. What I might add is we are committed to
providing a significant greenbelt on the southern most
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edge of that property, which would be adjacent to the last house on
the west side of Hidden Lane so that from Hidden Lane there would
still be a wooded view as there is today.
y,ft. Mr. Tent: I know you will be an asset to the community.
Jim Wakeman, 15550 Oporto: My property would butt into what I understand would be
the purchased property from Faith Lutheran Church. My concern was
if these people purchased that then they weren't planning to build
on that piece of property but I understand now it will be a trade
off but the gentleman here, Mr. Nagy, indicated that hasn't really
been resolved yet. What hasn't been resolved is the fact that you
won't trade or what?
Mr. Engebretson: Sir, let me try to clarify that. It is an extremely complex
transaction and I can understand why you have questions.
Mr. Wakeman: Maybe I don't need a broad explanation if I can just have your
assurance there will be no building done on that corridor that is
being purchased from Faith Lutheran Church.
Mr. Engebretson: The plan sir is if this is successful in going through all the
steps, then there will be a land exchange between the City, that
owns this property, and Faith Lutheran Church, which owns the
property behind your home, with Woodhaven being somewhere in the
mix, and what we would then do is rezone the land to the rear of
your home and it would become public land and you would have the
benefit of a City-owned park. Faith Lutheran Church right now
could put in parking lots. They could do a lot of things but if
this project were to be concluded in the way it is planned, that
would become public land, park land, owned by the City. It would
not be developed.
Mr. Wakeman: I spoke to this gentleman once before and he indicated in the
purchase agreement with the church that one of the stipulations was
that there would not be any building to go on that purchased land.
Mr. Engebretson: What I just outlined and what Mr. Nagy outlined earlier, is the
way it will be. They are out of the loop once the land exchange
occurs with the City of Livonia. They have no control of that as
it becomes City property at that point and you have the benefit of
that park land.
Robert Regan, 15621 Hidden Lane: My concern would be any increase in traffic on
Hidden Lane. One of the things we value on that street is the
privacy and the low traffic that is there now. I heard someone
here mention that piece of property might be considered more
valuable than the church property because of the access provided to
it by Hidden Lane and that kind of implies Hidden Lane might be
used to access that land and if that were the case, then there
would be a new shortcut to get around the busy Five Mile/Middlebelt
intersection and the potential for traffic not only to get to this
new facility but for people commuting trying to get through, is
'taw
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real significant and a little scary for those of us that have small
children out in the yard. That would be putting them at great
risk. My only other concern is, and he was addressing that, the
destruction of the trees and the view we have.
Mr. Engebretson: Before we finish sir we will ask Mr. Gasser to come back to the
podium and address your question as to what their plans are
regarding accessing this property. One thing you can be sure of,
even though he indicated that there would still be a wooded view,
on the southern edge of the property some trees are going to come
down. It is pretty clear they are going to build the building
there.
Mr. Regan: Is it possible that the Fire Marshal might order that there be
added access?
Mr. Engebretson: The Fire Marshal would become involved in this process at another
time if the zoning issues are resolved. At the site plan approval
stage the Fire Marshal is always involved and would have comment
and significant input as to the feasibility of whether or not such
a project should be concluded.
Edna McCullough, 15688 Oporto: As a matter of fact, you people did me wrong. See
where that public land is. I happen to be the lot where it juts
out. I got taken for more of a buffer zone than anyone else I
think. I am curious too about, I don't happen to live on Hidden
Lane, but they are going to have a problem because judging from
this little old deal I got from Woodhaven, they say they are going
to build a limited amount of senior living, condominiums/duplexes/
apartments. That isn't quite the same as the nursing home bit.
Those people are mobile and can get in and out. You almost have to
use Hidden Lane because the only other choice you have is to come
in on Wentworth and I don't know does that road dead end, but now
you are building right behind me. They are building the
Alzheimer's wing. I know you are doing a nice job of trying to
keep things the way they were but you would be amazed how much of
that woods has been destroyed. I am really not here to try to stop
this. You have already done as much damage to me, the Planning
Commission and the City of Livonia, as you can possibly do. You
have already destroyed the woods behind me. Now I can see the
whole bit where six or seven years ago before they went in I saw
nothing but trees. I was just curious if Hidden Lane is going to
be the access road to these apartments.
Mr. Engebretson: We are going to determine that.
Mike Rupp, 15617 Hidden Lane: Basically the only questions I have, they mentioned
a greenbelt previously, my first thought would be how big of a
greenbelt is that going to be? What is the normal requirement for
it as far as size goes? Also would there be some type of a fence
put along there to keep the residential separate from the care
center itself?
Mr. Engebretson: We will address that.
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Mr. Rupp: The only other concern is Hidden Lane is just that, it is a hidden
lane. It is nice and private. All of us have young kids and one
of our concerns is what are they going to do with Hidden Lane after
this is built? Last question would be how many units do they plan
on putting in there and what is the density factor?
Mr. Engebretson: Thank you sir for raising those questions. All of them are
probably going to be impossible to delve into tonight because we
are only dealing with the zoning issue tonight. The kinds of
question that you raise regarding density, etc. would be more
appropriately dealt with at the site plan approval process if this
is successful. By the same token, to have some sense of what is
going in there at this stage of the game is not an unreasonable
issue and to that extent we will ask the gentleman to comment on
that. We have to keep it abstract at this point because whatever
agreements occur tonight regarding density and those kinds of
issues are really impossible to enforce. We can't condition zoning
based on those kinds of commitments but the City would have a huge
hammer to not only enforce all of the ordinances but to get as
little impact on the community as possible, while at the same time
giving someone the right to use their land.
Mr. Rupp: Do you know what the normal density would be?
Mr. Engebretson: I am going to ask Mr. Nagy.
Mr. Nagy: The maximum allowable density for one-bedroom elderly housing in
R-9 is 17 units to the acre. That would be the maximum. We are
talking a little over two acres here so if they were to build to
,` the maximum, we are looking at in excess of 30 units.
Mr. Rupp: Do you know if they are going to be two-story units?
Mr. Nagy: I would doubt it. With the handicap and barrier-free requirements
I really don't see us having two stories. The maximum allowable in
the R-9 is two stories but dealing with the elderly and the
requirement of elevators if you go over one story, I don't think it
is economically viable. I really think we are looking at one
story, 30 some units.
Mr. Rupp: One other item, in their addition they are building right now,
which is adjacent to the park area, I would say they are within two
feet of the property line. Is that normal?
Mr. Nagy: There are different setbacks for different zoning classifications.
In this case, unlike the office service, we are talking about R-9,
Housing for Elderly Independent Living. No building can be closer
than 50 feet to property lines in the R-9 zone. Any units would
have to be away from lots on Hidden Lane at least 50 feet.
Mr. Engebretson: There are ordinances to deal with the issue of greenbelt
divisions between lot lines, etc. , all of which will be adhered to.
I am going to ask the Woodhaven gentleman to come back to the
podium and address the issue regarding ingress and egress as to
what your plans are, if any, at this point.
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Mr. Gasser: From the beginning of our plan to construct an independent living
unit on this property we have never planned on Hidden Lane access
because we have all along been very sensitive to the fact that
could change the nature of that street. Our plan is that this
;�
would be one large continuous campus that would continue to be
accessed as it is today from Wentworth with the access road being
totally on the interior. I might add another two comments about
that and that is, these questions tonight are very good and they
are not all totally able to be answered tonight, but in terms of
the density and the number of units, all along the demand for these
units that we would try to meet would be such that we are planning
for the most on having attached garages. When you talk about
attached garages and driveways you can't begin to approach the
maximum density that Mr. Nagy mentioned and I would like to add
that for the benefit of the neighbors.
Mr. Engebretson: Thank you very much for coming sir. If there is no one else in
the audience wishing to speak for or against this proposal, we will
close the public hearing.
There was no one else present wishing to be heard regarding this item and Mr.
Engebretson, Chairman, declared the public hearing on Petition 94-2-1-7 closed.
On a motion duly made by Mr. Tent, seconded by Mr. Morrow and unanimously approved,
it was
#4-73-94 RESOLVED that, pursuant to a Public Hearing having been held on April
12, 1994 on Petition 94-2-1-7 by the City Planning Commission, pursuant
to Council Resolution #83-94, proposing to rezone property located west
of Middlebelt Road between Five Mile Road and Wentworth Avenue in the
Southeast 1/4 of Section 14 from PL to R-9, the City Planning Commission
does hereby recommend to the City Council that Petition 94-2-1-7 be
approved for the following reasons:
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 for the development
of the subject land for a use which is very much in need in the
community.
3) That the proposed change of zoning is consistent with adjacent uses
and zoning districts in the 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. Engebretson, Chairman, declared the motion is carried and the foregoing
resolution adopted.
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Mr. McCann, Secretary, announced the next item on the agenda is Petition 94-3-2-6
by Paul Tootikian requesting waiver use approval to operate a carryout
restaurant with seating in an existing building located on the north
side of Joy Road between Harrison Road and Thorpe Drive in the Southeast
,,` 1/4 of Section 36.
Mr. Miller 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 waiver use proposal. We have also
received a letter from the Fire Marshal's office stating they have
no objection to this proposal. Also in our file is a letter from
the Inspection Department stating the following information relates
to this proposal: Ownership of this strip center is divided into 5
different groups and overall conditions leave a lot to be desired.
Dad's Meats and Catering occupied 28426 Joy Road in January 1984.
The consumption of food on the premises was not part of the
proposed use at the time, nor was it permitted when the occupancy
permit was issued. The storefronts on the west end, including this
unit, were remodeled last year. Other improvements were made to
the building and parking lot on this part of the center.
Mr. Tent: Mr. Nagy, on this multiple ownership, there are five owners here.
Is this kind of unique in this area or do we have this in other
sections of Livonia?
Mr. Nagy: It is to the extent of the five different owners of such a small
strip center. It is unique. It is not typical of other centers in
-sr Livonia.
Mr. Tent: I didn't think it was because just reviewing that site there are a
lot of things that have to be done. You can't penalize one owner
at the expense of the others. Would there be any type of
association where these people get together that you would know of
or is that strictly independent and there is nothing we can do
about it?
Mr. Nagy: It appears to be independent Mr. Tent. I know Ordinance
Enforcement Division of the Bureau of Inspection has tried through
the years to have a better fix-up/clean-up of the center and that
is the problem they have been confronted with is the multiple
jurisdictions of the various owners within the center. Some of
their efforts to seek certain site improvements have been
frustrated because of the many owners and trying to clearly define
lines of responsibility. There does not appear to be a common
ownership association to deal with in coordinating the overall
interests of the center but having to deal with the individual
owners and their respective parcels.
Mr. Tent: There are light poles that are twisted over and there are
dumpsters, etc. and I don't want to penalize the petitioner here
or his business but I was wondering if there is anything that could
be done from the City's standpoint about the light poles, etc. It
really is in disrepair, but as you indicated this is the exception
'vow" in the City and not the rule.
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Mr. Engebretson: I think there is something we can do without penalizing this
particular petitioner. I think we can refer this piece of property
to the Roads Beautification Committee, which is headed by the
Mayor, and Mr. Shane and I sit on that committee, and because it is
on a mile road it is a concern. We are not only interested in
recognizing and acknowledging and giving awards for those that deal
with their property in a responsible way, we also deal with
violations and appearances in court for people that choose to not
be good corporate citizens, so maybe we can do that. That is my
request to Mr. Nagy to refer this to the Mayor's office for
addition to the Roads Beautification agenda.
Mr. Engebretson: Would the petitioner please come forward and tell us why you are
making this request.
Paul Tootikian, 28631 Grandon: I am a Livonia resident and I am a new small
business owner in the City of Livonia. I live about three blocks
from the strip mall you were just discussing. We are very active
in the community and I would like to point out to the Commission
that in that community there isn't very good access to much food or
restaurants for the children and people to walk to without crossing
major roads. I have taken over the catering company that has been
in existence there for about the last 11 years. He had a small
retail storefront there at one time and I have reopened it back up
as a carry-out. What I would like to do, with the Planning
Commission's decision, is put tables and chairs in there. I
understand the previous owner did have some tables and chairs in
there when he did open up 11 years ago but I wouldn't do that
without Planning Commission's approval. I would just like to ask
'�.. for permission to have tables and chairs in there.
Mr. LaPine: You are still going to have the catering business?
Mr. Tootikian: Yes sir.
Mr. LaPine: How many chairs and tables are you asking for?
Mr. Tootikian: I am only asking for 9 seats and three tables.
Mr. LaPine: What type of food, hot food or sandwiches?
Mr. Tootikian: Mostly sandwiches and ice cream and ice cream sundaes, desserts
basically. It is not going to be a full sit-down type of
restaurant. You can come in and order some food and if you choose
to sit down there you can.
Mr. LaPine: So it is basically a carry-out that if somebody wants to order
something they go up to the counter and order it and rather than
sit out in the car and eat it they can eat it in your facility. Is
that it?
Mr. Tootikian: That is correct.
Mr. LaPine: What are your hours of operation?
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Mr. Tootikian: I open up at eleven and I close at seven on weekdays. From
Memorial Day until Labor Day we will be open until nine.
Mr. Engebretson: How much space do you have available sir if you were to decide to
,Nay add a fourth or fifth table? Would you have room to do that?
Mr. Tootikian: No I don't have room.
Mr. Engebretson: Good, then we are dealing with a true straight-up request for
three tables and nine chairs.
Mr. Tootikian: If I added any more, it wouldn't be comfortable in there.
Mr. Engebretson: We have dealt with petitioners in the past where numbers were
given, to discover they were tripled later. If you don't have the
space to do it, that is reassuring to me. Not that I question your
integrity but I am interested in knowing for sure that what you see
is what you get.
Mr. Tootikian: That is correct.
Mr. Morrow: When did you say you acquired the business?
Mr. Tootikian: I took possession on March 7th of this year.
Mr. LaPine: If we allow this waiver use, that goes with the building now?
Mr. Nagy: Yes.
Mr. LaPine: If he moves out could that whole building become a restaurant or is
it restricted to the number of seats that we say here tonight.
Mr. Nagy: You will be granting a conditional approval based upon nine and
that will run with the land but cannot be exceeded even if the
ownership changes.
Mr. Engebretson: And it is just this unit that is under petition here?
Mr. Nagy: The site legal description describes this portion of the building
only.
There was no one present wishing to be heard regarding this item and Mr.
Engebretson, Chairman, declared the public hearing on Petition 94-3-2-6 closed.
On a motion duly made by Mr. Alanskas, seconded by Mr. LaPine and unanimously
approved, it was
#4-74-94 RESOLVED that, pursuant to a Public Hearing having been held by the City
Planning Commission on April 12, 1994 on Petition 94-3-2-6 by Paul
Tootikian requesting waiver use approval to operate a carryout
restaurant with seating in an existing building located on the north
side of Joy Road between Harrison Road and Thorpe Drive in the Southeast
1/4 of Section 36, the City Planning Commission does hereby recommend to
the City Council that Petition 94-3-2-6 be approved subject to the
following condition:
13380
1) That the number of tables shall be limited to three (3) and the
number of seats limited to nine (9).
for the following reasons:
`r.
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 11.03 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. Engebretson, Chairman, declared the motion is carried and the foregoing
resolution adopted.
Mr. McCann, Secretary, announced the next item on the agenda is Petition 94-3-2-7
by Farida Investments requesting waiver use approval to construct a
building in excess of 30,000 square feet to be located on the north side
of Six Mile Road between Inkster Road and Dolores Drive in the Southeast
1/4 of Section 12.
Mr. Miller presented a map showing the property under petition plus the
existing zoning of the surrounding area.
Mr. Engebretson: Mr. Miller just to clarify, the existing building will be
demolished all except that which is occupied by the drugstore. The
finished project will be somewhat larger but the new building will
include the drugstore as though it were part of the new building.
Mr. Miller: That is correct.
Mr. Nagy: We have received a letter from the Engineering Department stating
they have no objections to this waiver use proposal. We have also
received letters from the Fire Marshal and Traffic Bureau stating
they have no objections to this proposal. Lastly, we have received
a letter from the Inspection Department stating their office has no
objections to this proposal, however, the following deficiencies
were found: 1. The dumpster enclosure shown on the site plan at
the rear of the drug store should be turned 45 degrees to permit
the truck to service the dumpsters. 2. The existing asphalt has
areas of extensive damage. 3. Buildings in excess of 30,000 s.f.
of gross floor area are required to have a minimum 60 foot rear and
side yard if they abut residential districts, as they do in this
proposal. Proposed in this case is a 50 foot rear yard and a 44
foot west side yard. 4. The parking required for a building of
this size is 335 spaces; proposed are 257 spaces. Items number 3
and 4 may be appealed to the Zoning Board of Appeals for variances.
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Mr. Engebretson: I also have a letter here from a citizen. I don't know if he is
here or at home but I am going to read it into the record. It is
from R. A. Cicchelli, 18211 Fremont Street, 48152. The body of the
letter states: "The petition requesting waiver use approval to
construct a building in excess of 30,000 square feet, to be located
on the north side of Six Mile between Inkster Road and Dolores
Drive, is at the very location of the empty super market. Is this
petition a request to build an additional building? I hope not.
Please let me know what this request is for." That is why I asked
Mr. Miller to clarify. Just so there was no misunderstanding of
what was going on. Thank you for your letter sir. Now we will ask
if the petitioner is present.
Charles Tangora, 33300 Five Mile Road: I represent the petitioner Farida
Investment Group. This is a family group. They own 200 stores.
One happens to be at Nine Mile and Ryan Road and I will show you
some pictures of the establishment in a few minutes. The
petitioner, as the presenter mentioned, intends to tear down the
entire building of Great Scott and several small stores directly to
and adjoining to the Great Scott to the west of the building. They
are going to do a complete rehabilitation. The only thing that is
going to remain is the drug store, but the drug store will be
completely enclosed on the outer surface with the same type of
material that the new store will have, which is a Value Center
Market, which is part of the Spartan chain. It is not owned by
Spartan but they are a common buyer with Spartan. The petitioner
also intends to remove the entire parking lot. It is not going to
be resurfaced. It is going to be a brand new parking lot through
the entire development. The wires you see out in the parking lot
attached to the building will all be removed and there are going to
be no overhead wires out in front whatsoever. I think it will cost
the petitioner almost as much as if they were starting with a brand
new piece of property. It will be in excess of five million
dollars. I think you will see that when the architect presents
some of the site plans and some of the renderings that you will be
surprised that they can upgrade a corner that has been badly in
need of upgrading. We have the architect Mr. Dixon from Dixon &
Associates. I am going to ask him to step forward and go through
the presentation. If you have any questions, I can take them right
now.
Mr. Tent: Mr. Tangora, this area can really support a supermarket. It is a
viable area and the closest one is quite a distance. They are
talking about leasing some of the building. Can you tell me
something about that?
Mr. Tangora: There is about 8,000 square feet. I am not really sure of the size
of the Great Scott but it is probably somewhere around the 30,000
square footage or below that. The Value Center Market would be in
excess of 38,000 and this ties right in with what the market is
doing today. I think you all see that the new supermarkets are in
the range of 45,000 square feet. It is bigger/more. That is the
name of the game today when you are in a supermarket so they tend
to be competitive and you feel you have to have a store close to
40,000 to be competitive with the other supermarkets. There is
8,000 square feet in between the drug store and the Value Center.
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Mr. Tent: If you are successful with this waiver, how soon would they start
this building?
Mr. Tangora: I understand they are ready as soon as they get their final
approvals.
Mr. Alanskas: Mr. Tangora, in regards to the truck well in back, it will be taken
out completely as I see in the site plan and you are going to put
it on the west side of the building?
Mr. Tangora: Yes.
Mr. Alanskas: Will those trucks have to back into that well to unload?
Mr. Tangora: I believe so.
Mr. LaPine: Mr. Tangora, the 8,000 feet that will be for lease, do you know at
this time will that be one lessee or can that building be split
into more?
Mr. Tangora: The petitioners are here, two of the Farida family. They could
tell you of the contacts they have. It appears there is enough
interest that they will either lease the whole area to one user or
they will divide it into two. I might mention we have different
figures on the deficiency in parking. Mr. Dixon may address that.
I would like to show you a series of photographs. One is the
present corner. I think you are all familiar with that. The other
is their market at Nine Mile & Ryan Road. Some of you may have
seen it. (He presented the photographs to the Commissioners)
'4111' Mr. Engebretson: Mr. Tangora, are you representing the Nine Mile Road pictures as
being representative of what we would get here.
Mr. Tangora: What you see is upgraded from Nine Mile and Ryan Roads.
Bob Dixon: I am President of Dixon & Associates, Architects and Planners. I
have some drawings I would like to present. I am sure you are all
familiar with that corner. (He presented plans showing the
property as it exists now) Presently there is a little bit of
landscaping along the front. I think I calculated that out to be
about 2% of the area. What you see here is what we are intending
to do. (He presented the plans for the new development) A little
bit about why we are going to go in and not use the food store the
way it is right now. The size of the total building area as it
presently exists is around 38,000 square feet, 6,000 of that
belongs to the pharmacy so we have around 31,000 square feet of
sales area. Storage would be about one-third of that building.
That just makes this building unusable for the Farida family. They
have had some market studies done by Spartan stores and they
indicated in order to support a store on this corner they need to
construct a building of at least 45,000 square feet. We are not
going to go to that much for the food store. We are looking at a
couple of other ways to supplement the fact that we are not going
13383
to that square footage. Also, the present building only has about
a 12 foot clear span on the inside. I know most of you, if you
have been in any of the new stores, they are much taller at least
by a couple of feet. The lighting is a 100% improvement over the
time that this store was designed. That is the reason we went
o► through it and looked at what we could do with the existing
building and that is why we decided it wasn't worth it to keep the
existing food store. What we want to do is simply raze that
building and then we would construct over that store providing some
of the new amenities that would go along with the food store of the
magnitude that would support this area. I would also like to point
out that as part of our overall planning we are going to increase
the amount of landscaping in that corner basically to buffer
ourselves from Six Mile Road. Also to increase along our entry
drive, and you will see on my final site plan we are also going to
soften the edge along Inkster Road that is really outside of our
property line. It is in no man's land between the road and the
property line but we feel we need to soften that. Right now it is
all concrete.
(Mr. Dixon presented the site plan for the new store) Basically we
are encompassing the pharmacy brought into the same elevation where
the materials on the outside will wrap around it and make it
conform to the rest of the design. We are going to be increasing
the landscaping by a great quantity. Right now there is probably
less than two dozen trees. We are going to be adding quite a bit
of improvement. We are also going to bring some landscaping right
up to the building area to soften the appearance of the building
itself. Part of what we are doing is we are bringing some parking
along the back of the building. We will have our employees park
back in there. We are getting rid of the open truck well and
moving the truck well to the west side. It is a depressed truck
well area and trucks will back into it up against the building.
All the loading will be done inside and no longer will they be out
here moving things around and having all the mess that is
associated with unloading the truck and everything. We are
enclosing a couple of trash areas. We will be turning this trash
enclosure so the trucks have better access to it. Currently out
there there is no screening. We have improved the drives a little
bit so accessing the site has been improved. We are not changing
any of the traffic patterns that have already been established
here.
Mr. Alanskas: You said the trucks are going to be backing into the truck well.
How are trucks going to get in there and not have a problem with
Six Mile Road? Will they be coming in off Inkster and going
around?
Mr. Dixon: They will be coming off Inkster around the back of the building.
The trucks come in very early in the morning so while we have said
there is parking here, obviously at the time the trucks are pulling
in, which will be very early in the morning, there will be no
parking there to restrict their turning around the corner. They
will come in, make the turn and then simply back in. Then when
they leave they will simply come out and exit onto Six Mile Road.
13384
Mr. Alanskas: They will not be stopping and backing onto Six Mile because that
would be dangerous?
Mr. Dixon: We realize that and that is why we have approved this entrance at
the back so the trucks can make this turn and it is a direct shot
in and they don't have to back out.
Mr. Alanskas: Are you going to have a small sign on Inkster Road saying all truck
deliveries to the rear?
Mr. Dixon: That is their intent. All their suppliers will be told that this
is where they come in. We will have some signage. In order for
the trucks to pull out they will have to have direct access.
Mr. Tent: The mechanical equipment on the roof, is it going to be screened?
Mr. Dixon: Yes it will be all screened. We are using some metal screening
along the front face of the building and some returning along the
side facade. At the rear of the building where it is not covered
by parapet, then we will use a wood screen wall to hide that
equipment. The equipment is not basically right on the edge of the
building so it is set back in a ways. With the depth of our
building it will be difficult to see but I can't say it won't be
impossible to see. That is why we are providing a screen wall
around it.
Mr. Tent: Your parking lot, you are going to redo it completely as Mr.
Tangora said. Is that correct?
Mr. Dixon: That is correct.
Mr. Tent: It will be striped?
Mr. Dixon: Yes.
Mr. Tent: The size of your bays, that is important. Your parking bays will
be ten foot wide?
Mr. Dixon: That is correct. That is what we have used 10'x20' bays and the
handicap bays are 12'x29' . You were talking about the parking
surface. There is a lot of lighting right now and there are a
couple of utility poles that run across the property. All that is
coming down. We are redoing all that. The overhead lines are
going to be rerouted around and we are going to clean this up. I
think as I indicated on the site plan a nice fixture about 20 feet
high to give us better lighting to the site because taking out the
poles and putting in some new fixtures we are basically talking
repaving. It is not just a patch job. We have to go back in there
and repave the entire surface. It will look like a brand new job.
That is what it is basically.
Mr. Tent: There will be no outside displays as far as produce and things like
that are concerned? Everything will be contained within the
market?
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13385
Mr. Dixon: I am going to leave that to Mr. Farida to answer.
Mr. Engebretson: Regarding these delivery trucks that are coming in. How many per
day and at what time?
Mr. Dixon: I will have to ask the owner because I really don't know. Terry
would you like to respond to that?
Terry Farida: I am a General Partner in Farida Investments. We start receiving
at approximately six o'clock in the morning. Not all trucks come
in at six but some of the trucks do come in between six and eight
before we open. It all depends on the day when deliveries come.
A lot of the vendors do come every day like bread and milk and
sometimes we have between 20 to 30 trucks depending on the day.
Mr. Engebretson: How many are diesel tractor-trailers?
Mr. Farida: Not too many. Our basic big load is from Spartan where we are
buying most of our groceries. We have one Spartan load
approximately five days a week. The others that come on big diesel
trailers, we would probably get six or seven total a week.
Mr. Engebretson: Those kinds of trucks tends to do their business while idling and
I am concerned about trucks coming in early in the morning, or any
other time for that matter, and sitting there idling for an hour or
two putting diesel fumes out. What control do you have over that?
Mr. Farida: We really have no control over that. With Spartan we get charged
by the time it takes us to unload. They want us to get the trucks
in and out. Usually we have a pretty good track record of getting
the trucks in and out in less than an hour.
Mr. Engebretson: What if these trucks become a noxious problem? Would you have
the ability to require them to turn their engines off?
Mr. Farida: Oh yes it would be no problem.
Mr. Engebretson: Would you do that if the neighbors were concerned about it?
Mr. Farida: If it was a concern, yes we would.
Mr. Engebretson: You don't have deliveries before 6:00 a.m.?
Mr. Farida: No we don't.
Mr. Engebretson: Regarding the screening of the HVAC equipment, I wasn't sure if
you were referring sir to the screening in the front of the
building or were you also concerned about screening in the back?
Mr. Dixon: We are addressing basically screening from all four corners. I
will put up the elevations so you can see it. Our elevation for
the front is going to incorporate a metal canopy roof which will
act as a screen wall along the front. At the sides of the building
we will have the wood screen wall to wrap around the HVAC and that
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13386
would also include the back. Our parapet height around that part
of the building, basically the food store being the highest
structure, right now we are proposing a four foot parapet. With
the equipment moved towards the center and not the edge it would be
difficult to see but that sort of equipment is big so that is why
`low we are proposing that there will be a wood screen wall all the way
around the equipment at the sides and the rear of the building.
The screen wall at the front is more than enough to screen from the
front of the building.
Mr. Tent: Mr. Farida, you are not proposing any outdoor sales or storage of
any vegetables or plants?
Mr. Farida: All business will be conducted inside the store.
Mr. Dixon: I would just like to briefly look at this elevation to show you the
fact that obviously the food store is the biggest thing, our lease
area falls in here and here is the pharmacy on the corner and just
so you know the fact we are wrapping the facade around that side
and that way we incorporate the pharmacy into the scheme of the
whole site. I also have material samples. (He presented the
material samples to the Commission)
Mr. LaPine: Along the east side where the drugstore is, which abuts Inkster
Road, there are windows up high. Are those windows staying?
Mr. Dixon: To be honest with you I don't know. I have gone out there and
measured the building and I believe those windows fall above the
fascia height right now and if that is the case, no they would end
up getting covered but I am not 100% positive.
\r.
Mr. LaPine: The reason I brought that up he has a lot of signs in those windows
but that is not your problem. The other question I have is the
drugstore a separate building or do you have a common wall?
Mr. Dixon: There is a masonry block wall there now that separates out so the
new building will just butt into that wall.
Mr. LaPine: Does the drugstore have a long-term lease there?
Mr. Dixon: We are hoping that once the owner sees the effort that is gong in,
he might be receptive to the fact that he might want to move his
operation to the lease area right now so that would allow us to go
back in and redo that.
Mr. LaPine: I would think he would be amenable to that because it is a nice job
you are doing here.
Mr. Engebretson: Regarding the parking lot, Mr. Tent asked about 10'x20' parking
bays and you indicated you would comply with the ordinance and did,
in fact, have it laid out that way. I would like to ask you to
double stripe that parking lot. I found that when I go into a lot
like K-Marts that is double striped, everybody parks within the
confines of the interior definition of that parking bay in contrast
13387
to parking all over the place, and on behalf of car owners
everywhere I would like to implore you to do that. I think it
creates immense good will and is responsible too.
41ft" Mr. Dixon: I have to agree with you. I have been in the same situation. I am
sure that is not a problem.
Mr. Engebretson: I would mention to Mr. Farida the signage that you are showing in
your existing store here would result in a violation in Livonia.
You can't do that here. You can cover 20% of your window. Not to
make a big point but just to be up front with you here.
Don McMillan, 17100 Dolores: All I can say is thank God they are finally going to
do something with that corner and bring us a grocery store.
Dennis Ramey: I am the current leaseholder of the drugstore. That center
desperately needs improvement. I would like to retain the windows
along Inkster Road and I am much concerned about access to my
deliveries. My deliveries come between 9:00 a.m. and 3:00 p.m. We
use smaller trucks. I don't understand where their loading bay is
going to be.
Mr. Engebretson: Their truckwell is on the opposite end of the building. Those
are things you need to work out with them but I would mention to
you sir that according to these pictures that we are looking at
here, it looks like you may be getting a visit from the Inspection
Department. You appear to be substantially in violation of the
ordinance regarding the signage you have in the window. Twenty
percent is permitted.
Mr. Ramey: The windows do exist. We can discuss that later.
Mr. Engebretson: You are permitted 20%.
There was no one else present wishing to be heard regarding this item and Mr.
Engebretson, Chairman, declared the public hearing on Petition 94-3-2-7 closed.
On a motion duly made by Mr. Tent, seconded by Mr. Morrow and unanimously approved,
it was
#4-75-94 RESOLVED that, pursuant to a Public Hearing having been held by the City
Planning Commission on April 12, 1994 on Petition 94-3-2-7 by Farida
Investments requesting waiver use approval to construct a building in
excess of 30,000 square feet to be located on the north side of Six Mile
Road between Inkster Road and Dolores Drive in the Southeast 1/4 of
Section 12, the City Planning Commission does hereby recommend to the
City Council that Petition 94-3-2-7 be approved subject to a variance
being granted by the Zoning Board of Appeals with respect to side and
rear yard setback deficiencies and off-street parking deficiencies and
to the following additional conditions:
1) That the Site Plan marked Sheet SP-1 dated 3-28-94, as revised,
prepared by Dixon & Associates, Inc. , Architects, which is hereby
approved shall be adhered to.
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2) That the Landscape Plan marked Sheet L1 dated 3-21-94 prepared by
Dixon & Associates, Inc. , Architects, is hereby approved and shall
be adhered to and the landscape materials shall be installed prior
to the issuance of a Certificate of Occupancy and shall thereafter
be maintained in a healthy condition.
3) That the Building Elevation Plan marked Sheet A-2 dated 4-7-94, as
revised, prepared by Dixon & Associates, Inc. , Architects, which is
hereby approved shall be adhered to.
4) That the parking bays shall be doubled striped.
5) That the proprietor will require tractor-trailer operators to turn
their engines off while unloading, if possible.
6) That there shall be no outside sales of any products whatsoever.
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 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 represents the removal of a vacant, poorly
maintained building and redevelopment of a poorly maintained site.
4) That the proposed use will provide for a viable commercial use for
`' the subject site.
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.
Mr. McCann, Secretary, announced the next item on the agenda is Petition 94-3-7-1
by the City Planning Commission to amend the Future Land Use Plan so as
to change the designation of certain described properties so as to
reflect recent changes of zoning.
Mr. Engebretson: This is a housekeeping matter. Mr. Nagy could you just briefly
summarize what is being proposed here?
Mr. Nagy: As you have pointed out it is a housekeeping matter. On a
semi-annual basis we try to go through and re-evaluate the Future
Land Use Plan to make sure it properly reflects the latest
development of the City of Livonia. In this case we are adjusting
some land use classifications to reflect some recent zoning changes
that have taken place throughout the community. Those four areas
are indicated on our map, highlighted in the red coloration.
13389
Mr. Engebretson: Mr. Nagy, would it be appropriate to add not conditional items to
be reflected on the map to reflect the current uses you have
discussed but in the text of the Future Land Use Plan, the
references that tables to the current use of the land is
significantly out of date. Would it be appropriate to include an
updating of that language as part of this whole process here?
Mr. Nagy: We could do that at a future date as a separate item.
Mr. Engebretson: Could you do that because I think while it is from a
philosophical point of view all still as valid as it was when it
was written many, many years ago, the use of the land in the City
has changed quite a lot.
Mr. Morrow: One question, we did remove that Rennold's Ravine site?
Mr. Nagy: Yes, there are only four sites.
There was no one present wishing to be heard regarding this item and Mr.
Engebretson, Chairman, declared the public hearing on Petition 94-3-7-1 closed.
On a motion duly made by Mr. Morrow, seconded by Mr. Alanskas and unanimously
approved, it was
#4-76-94 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts
of Michigan, 1931, as amended, the City Planning Commission of the City
of Livonia, having held a Public Hearing on April 12, 1994 for the
purpose of amending Part VII of the Master Plan of the City of Livonia
entitled "The Future Land Use Plan", the same is hereby amended so as to
update the Future Land Use Plan in accord with actual and proposed
— revisions having occurred since adoption of the Plan on June 10, 1975
for the following reasons:
1) That the proposed amendments to the Future Land Use Plan Map are
consistent with recent changes of zoning and/or with the current
established uses of the land.
2) That the proposed amendments to the Future Land Use Plan Map will
keep the Map current in keeping with the Planning Commission's
policy.
3) That the proposed amendments to the Future Land Use Plan Map are
logical and reasonable.
AND, having given proper notice of such hearing as required by Act 285
of the Public Acts of Michigan, 1931, as amended, the City Planning
Commission does hereby adopt said amendment as part of the Future Land
Use Plan of the City of Livonia which is incorporated herein by
reference, the same having been adopted by resolution of the City
Planning Commission with all amendments thereto, and further that this
amendment shall be filed with the City Council, City Clerk and the City
Planning Commission and a certified copy shall also be forwarded to the
Register of Deeds for the County of Wayne for recording.
'`.
13390
Mr. Engebretson: So everyone knows what is going on here, we are talking about the
Target and Source Club locations, the Macaroni Grill, Home Quarters and
the Ford Day Care Center on Ann Arbor Road.
Mr. Engebretson, Chairman, declared the motion is carried and the foregoing
Nor resolution adopted.
Mr. McCann, Secretary, announced the next item on the agenda is Preliminary Plat
approval for Victor Hill Subdivision proposed to be located between
Northland and Seven Mile Roads, west of Newburgh Road, in the Southwest
1/4 of Section 6.
Mr. Miller 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 Parks and Recreation Department
stating they find no problems or discrepancies with the plan. We
have also received a letter from the Traffic Bureau stating they
have no objections to this preliminary plat as submitted. Also in
our file is a letter from the Engineering Department stating their
office has no objections to the preliminary layout. They do
recommend that the proposed out lot A be made a part of one of the
lots within the subdivision subject to an easement for storm water
detention. This letter was signed by Gary Clark, the Assistant
City Engineer and his recommendation of incorporating what was
identified as out lot A for storm water detention purposes, that
matter has been corrected and the plat has been revised
accordingly.
Mr. Engebretson: Is the petitioner here?
Nur
Leo Soave, 34822 Pembroke: These are all 1/2 acre lots. The homes are going to be
in excess of $200,000. They are going to be all brick with full
basements. That is going to be a good addition to the area.
Mr. LaPine: Mr. Soave, is one of your lots going to have the entrance to the
lot going off Victor Parkway?
Mr. Soave: Yes sir.
Mr. LaPine: And the others all come off Northland?
Mr. Soave: Right.
Mr. LaPine: Are there any water problems in that area?
Mr. Soave: The lot that is on Victor Road, there is a little bit of water but
this time of year everything is wet.
Mr. LaPine: But there is no problem building any homes there?
Mr. Soave: No.
Mr. Engebretson: Mr. Nagy, I am a little bit confused. We are looking at a
13391
preliminary plat here for six lots and normally my recollection is
when you go through a preliminary plat process we have streets and
lots all laid out and I don't think we are looking at that or am I
misreading this?
Mr. Nagy: The Subdivision Rules and Regulations or the State Plat Act says no
parcel of record can be divided into more than four parcels. Upon
creation of the fifth parcel you are in violation of the Plat Act.
You must plat. What Mr. Soave has done is taken the original
parcel and divided it into four parcels. Three of the parcels are
comparable in size. The fourth one is left large and that fourth
one he is bringing a plat in and further dividing that into three
so as to end up with six parcels. Three are going back to the
original split. The fourth parcel is being turned into a
subdivision of three lots. That is the full six. We are just
dealing with the three lots but looking at the parcel in total.
You are seeing how the total parcel is being used, three through
splits and three through the platting process.
Mr. Engebretson: So we are dealing with phase two. The first phase took care of
the first three lots.
Mr. Nagy: Right, but all of them are being incorporated in terms of the site
improvements that will take place, the extension of the sanitary
sewers, the water mains, the underground utilities, storm water
retention. All of that is being treated as one. What Mr. Soave is
doing is accelerating his development by being able to start
through the lot split process by getting three homes started early
on and going through the long procedure of platting through the
county and through the state for the other three lots.
`4111.
Donald Scharchburg, 37723 Northland: I am the last house before these four acres
beyond us and we were wondering the last three lots that go clear
to the end of the street, what is happening to the other two lots
there?
Mr. Engebretson: They are part of the overall plan to construct six homes. You
will have new neighbors.
Mr. Scharchburg: There are supposed to be three right now. Our lot goes back. I
understand these lots are only two hundred and some feet deep and
ours is 398 foot deep, the same as all the others on the street.
What is happening?
Mr. Engebretson: If you will notice sir, at the bottom there is another lot that
runs perpendicular to the lots that run in the same direction of
yours. That is why they run only 266 feet deep.
Mr. Scharchburg: How many lots altogether are going to go in there?
Mr. Engebretson: Six.
Mr. Scharchburg: That is a watershed down in there we understand. How far can
they build down in there where we always called the low land? I
13392
have seen that at times when there was nothing but water down there
and I don't know how they could put a basement down in there
because you dig a hole down there and the next morning that hole is
full of water even on our property. Is there any limit to how far
they can go down?
Mr. Engebretson: The issue that you raise sir relative to the water, it would seem
to me that would be an engineering type of problem. If it is as
bad as you suspect it is, they may well have a hard time building a
home there. I suspect the developer has done some engineering work
back there to determine whether or not he can build there or not.
He is indicating that he has. I guess there are no restrictions on
them building there from the City's point of view. From the
standpoint of what is possible regarding the water issue is a
different matter.
Mr. Scharchburg: That lower lot would have to have a road. Where would they go?
Mr. Engebretson: That lot, as I understand it sir, would take access from Victor
Parkway.
Mr. Scharchburg: There would have to be a road put in there.
Mr. Engebretson: No.
Mr. Nagy: It would be a driveway sir.
Mr. Engebretson: They would just exit onto Victor Parkway. Just that one.
Mr. Scharchburg: What type of homes are they going to put in there?
Mr. Engebretson: The gentleman indicated in the $200,000 plus category, all brick.
Mr. Scharchburg: I was just wondering how far they can go down from Northland in
toward Seven Mile, which is all vacant in there now. It is just a
low land. They filled that all in a few years ago. They must have
put in about five or six foot of dirt through that whole low land.
There was no one else present wishing to be heard regarding this item and Mr.
Engebretson, Chairman, declared the public hearing on Preliminary Plat approval for
Victor Hill Subdivision closed.
On a motion duly made by Mr. Alanskas, seconded by Mr. Morrow and unanimously
approved, it was
#4-77-94 RESOLVED that, pursuant to a Public Hearing having been held on April
12, 1994 on Preliminary Plat approval for Victor Hill Subdivision
proposed to be located between Northland and Seven Mile Roads, west of
Newburgh Road, in the Southwest 1/4 of Section 6, the City Planning
Commission does hereby recommend to the City Council that the
Preliminary Plat for Victor Hill Subdivision be approved subject to the
following condition:
13393
1) That a landscape plan for the proposed storm water retention area
be submitted to the Planning Commission for its approval prior to
the approval of the Final Plat.
for the following reasons:
Nor
1) That the proposed Preliminary Plat complies with all of the
applicable standards and requirements as set forth in the Zoning
Ordinance #543 and the Subdivision Rules and Regulations.
2) That no City Department has objected to the approval of the
Preliminary Plat.
3) That the proposed Preliminary Plat represents a good land use
solution to development of the subject area.
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. Engebretson, Chairman, declared the motion is carried and the foregoing
resolution adopted.
Mr. Engebretson: Mr. Scharchburg, I don't know if you could hear but part of the
condition of this approval is that the developer is required to
bring back a plan proposing the retention of storm water in the
area so that issue of the water that you had a concern about will
be addressed.
*41111.
Mr. Engebretson, Chairman, announced that the public hearing portion of the meeting
is concluded and the Commission would proceed with items pending before it.
Mr. McCann, Secretary, announced the next item on the agenda is the approval of the
minutes of the 681st Regular Meeting held on March 22, 1994.
On a motion duly made by Mr. LaPine and seconded by Mr. Alanskas, it was
#4-78-94 RESOLVED that, the minutes of the 681st Regular Meeting of the City
Planning Commission held on March 22, 1994 are hereby approved.
A roll call vote on the foregoing resolution resulted in the following:
AYES: LaPine, Morrow, Alanskas, McCann, Engebretson
NAYS: None
ABSTAIN: Tent
ABSENT: Fandrei
Mr. Engebretson, Chairman, declared the motion is carried and the foregoing
resolution adopted.
Mr. McCann, Secretary, announced the next item on the agenda is Petition 94-3-8-5
by William C. Forster Corp. requesting approval of all plans required by
Section 18.47 of Zoning Ordinance #543 in connection with a proposal to
alter exterior building elevations of the restaurant located at 17050
\► Laurel Park Drive in Section 28.
13394
Mr. Engebretson: We will need a motion to remove this from the table.
On a motion duly made by Mr. Alanskas, seconded by Mr. Tent and unanimously
approved, it was
#4-79-94 RESOLVED that, Petition 94-3-8-5 by William C. Forster Corp. requesting
approval of all plans required by Section 18.47 of Zoning Ordinance #543
in connection with a proposal to alter exterior building elevations of
the restaurant located at 17050 Laurel Park Drive in Section 18, be
taken from the table.
Mr. Engebretson: We asked the petitioner to consider toning down the yellow and
green awning. He said he would go to his client and discuss that
matter and come back and visit us again tonight.
Mr. Hinds: Which we did and we came up with some colors and some photographs.
We have photographs here showing the original colors that we
proposed as well as photographs of the new colors.
Mr. Alanskas: Is this the actual color of the yellow? It says beige here but it
is a light yellow?
Mr. Hinds: Yes.
Mr. Morrow: They certainly toned it down but I would not call that a beige. I
would call it cream as opposed to a yellow, which is a downgrade
from yellow.
Mr. Engebretson: We are not really wanting to be argumentative or hard to get
along with but we also don't want to create eyesores in the
"tim. community, and most particularly in this section of the community
across the street from a magnificent regional shopping center. I
told you that last time. The pictures that you are showing us
here, apparently they are of another Ground Round. This does not
appear to be nearly as yellow as this sample.
Mr. Hinds: It is the same color.
Mr. Morrow: Does the canopy have a tendency to diminish in color with time?
Mr. Hinds: Yes it does.
Mr. Morrow: It will kind of mute down after it has been installed.
Mr. Hinds: Absolutely. I might mention that Ground Round has a striped awning
on it now, which we would coordinate it and make it all uniform.
They have a striped awning on the entrance and they have a solid
awning over the windows, which we would like to put three striped
awnings so it looks more uniform.
Mr. Engebretson: You have improved it but I am not sure you have improved it a
lot.
Mr. McCann: Would you be willing to go with the new colors without the interior
lighting or is that a decision you can make?
13395
Gary Magill: I am the General Manager of the property at 17050 Laurel Park Drive
and I would like to speak for this. Obviously I work in the
building and there are a couple of things that we have been
combating over the past five years since we have been in business.
Number one, we do set off Six Mile probably about 70 yards and
'4101. there is quite a large berm right in front of our building to where
it is very difficult to see the bottom two-thirds of our building.
Not only that but we do not have the benefit of a road sign. The
signage laws have changed since Bill Knapps was constructed. They
have a sign right out by Six Mile Road that is lit. We do have a
sign that is on our building but both of these issues, what happens
is we have a lot of guests and not too many people know this unless
you are working in the building, but they have a hard time finding
our building and the recent cut in the pavement there to the
doctor's office has helped that issue. However, we still have the
problem of people finding our restaurant. We feel we can keep the
people coming to our building if we can get them into it. We feel
this would help us enhance our image and also help people find our
location.
Mr. McCann: One of the things I was getting to is that basically what we are
finding is an internally lit awning becomes a sign in itself. You
really don't need a sign if you say look at the bright building
coming down the street. Right now you have the darker colors. I
am in the restaurant business myself and it is very important to be
seen. You are lost there. I have gone to lunch there and I have
always felt that. I think you are going to get a lot of play out
of these striped awnings. The lighter color and the green is going
to make you a lot easier to find. Ground Round is internally lit,
the individual letters correct?
Mr. Magill: Yes it is.
Mr. McCann: I want to help you out but on the other hand we are trying to cut
down on having a tremendous amount of lighting. One other
possibility after listening to you and your concerns, would you
consider, and it would make more sense to me, having the striped
awning over the entrance way lit and the other ones not lit. They
won't serve a purpose. By lighting over the entrance providing
downlighting for the people entering, people will know where to
enter. It will be a little easier to find. That is about
one-third of what you are requesting and it won't affect the people
in the subdivision looking over their backyards and seeing the
bright lights quite as much.
Mr. Magill: I guess I am not really schooled to answer that as far as if we are
prepared to do that. The rehabilitation of all the Ground Rounds
has come from the President of the Corporation.
Mr. McCann: I understand that.
Mr. Magill: The only thing I can say is that the majority of the problem that
we have right now is that the people that are coming down Six Mile
Road, that is where I think our problem is. I think that would
13396
help us out immensely. I also think we do bring in people from
other communities. Of course we are very strong in Livonia but we
also bring in Novi and Northville and Plymouth and we would like to
think that those folks would be in the community of Livonia to
hopefully spend more money in the community. I would think the
far. importance on the awning that is facing Six Mile, that is important
because I think it will enhance our image.
Mr. LaPine: I think the gentleman brings up a very valid point. The problem he
has probably more than anything is the berm. If the berm wasn't
there I don't think he would have the problem he has. Therefore,
with the lighting up of the canopy it gives him the recognition he
really needs. There is no doubt about it. The last time I heard
there were 15 or 16 restaurants in that vicinity. The competition
is very keen. Anything you can do to enhance your chance to be one
up on your competition has to be to your benefit. I personally
have no big hang-up on the canopy being lit. It isn't going to be
lit all night. What time do you close?
Mr. Magill: We are open until 12:30 a.m. Monday through Thursday and 11:30 p.m.
on Sunday and we are open until 1:30 a.m. on Friday and Saturday.
Mr. LaPine: Once the restaurant closes, within a half hour or so after closing
the lights could be turned off?
Mr. Magill: Until the employees are able to leave. The lights are kept on for
approximately half an hour.
Mr. LaPine: I think it also helps in the respect of security for the people
leaving the building.
`r..
Mr. Magill: Can I just add one more thing. I believe our plans are not to have
a back-lit awning on the south side of the building. That would be
the only access to the subdivision behind us and the only way they
could see the awning lit and we have no plans to put it on the
back.
Mr. Engebretson: I want to go back to your comment you made earlier that you want
to enhance your image. I happen to like your restaurant a lot. I
think you have a good product, good service, good prices, etc.
That is why I go there. I don't think the people are driving
around looking for the brightest-lit, gaudiest restaurant that is
going to grab their eye and cause them to do a U-turn at Six Mile
and find a way back into your building. I think that the back-lit
sign facing Six Mile Road addresses the recognition that you are
concerned about on Six Mile Road. I think I could go along with
Mr. McCann's compromise proposal to eliminate the awning that is
over the entrance but I am really getting concerned that we are
getting into a battle of canopies, particularly among restaurants.
The louder and more gaudy an awning can become seems to be the
objective these days to outdo the next person. Frankly, I think
that detracts from your image. I think if you really are looking
for something to attract attention in there, there are a lot of
things you could do but awnings, as Mr. McCann indicated, become
13397
signs especially when they are back-lit. They just become gigantic
signs. We appreciate the fact that you have toned it down. I
think that your chances were greatly enhanced by making that
compromise but I think you would enhance your chances even further
by considering not illuminating the awning that faces Six Mile
Nft. Road, that faces the Jacobson's parking lot and to not illuminate
the awning that would be visible to the residents. I think you
could make a case for illuminating the awning over the entrance.
That is where I am coming from. I think you should rely on the
good reputation your restaurant has. Once you get someone in there
then it is up to you to do a good job to get them back. They are
not going to come back because you have a loud awning or a brightly
lit awning or whatever. Awnings and signs may be good for the
first attempt to attract someone in there but that is not what
makes a business successful. That is my position. I appreciate
the cooperation you have given us. I am willing to compromise to
the extent that Mr. McCann has outlined if you are willing to do
that. If you are not, then I guess I can't support your proposal.
Mr. LaPine: I think the point you made at the end was very important. I agree
once they get the people in there. I have only been there twice in
my lifetime. They have good service. They have good food and they
have reasonable prices and I think once the people get to the
building he is going to get repeat business, but I think the object
is to find the building. I think that is what he is trying to do
with lighting the canopies so the people will know where the
building is. That is where you and I have a disagreement.
Mr. Engebretson: My wife and I go out to eat quite a lot and we never say let's
go find a restaurant. When we leave the house we know where we are
'4411. going.
Mr. Magill: I understand. We just continue to have the problem with people
saying we didn't know you were here. We had a hard time finding
your building and I think it would be an asset to the community if
they could find the building easily.
Mr. Engebretson: So where we are is we have a revised color, we have an
illuminated back-lit channel letter sign that says Ground Round and
you have three striped awnings, whatever color they really are, and
you want two of them to be illuminated, Six Mile and the entrance.
You want them illuminated for business hours operation. Is that
correct?
Mr. Magill: Correct.
On a motion duly made by Mr. LaPine and seconded by Mr. Alanskas, it was
#4-80-94 RESOLVED that, the City Planning Commission does hereby recommend to the
City Council that Petition 94-3-8-5 by William C. Forster Corp.
requesting approval of all plans required by Section 18.47 of Zoning
Ordinance #543 in connection with a proposal to alter exterior building
elevations of the restaurant located at 17050 Laurel Park Drive in
Section 18, be approved subject to the following conditions:
\..
13398
1) That the Elevation Plans, defined as D-94032 dated 2/25/94 by
William C. Forster Corp. , are hereby approved and shall be adhered
to;
2) That the colors of the canopies shall be beige and forest green;
3) That the canopies shall not be illuminated beyond one hour after
closing.
A roll call vote on the foregoing resolution resulted in the following:
AYES: LaPine, Morrow, Alanskas, McCann
NAYS: Tent, Engebretson
ABSENT: Fandrei
Mr. Engebretson, Chairman, declared the motion is carried and the foregoing
resolution adopted.
Mr. McCann, Secretary, announced the next item on the agenda is Petition 94-3-8-6
by Ross Financial, Inc. requesting approval of all plans required by
Section 18.47 of Zoning Ordinance #543 in connection with a proposal to
construct a building addition to the shopping center located at 33523
Eight Mile Road in Section 4.
Mr. Engebretson: We need a motion to remove this from the table.
On a motion duly made by Mr. LaPine, seconded by Mr. Alanskas and unanimously
approved, it was
##4-81-94 RESOLVED that, Petition 94-3-8-6 by Ross Financial, Inc. requesting
approval of all plans required by Section 18.47 of Zoning Ordinance #543
in connection with a proposal to construct a building addition to the
shopping center located at 33523 Eight Mile Road in Section 4, be taken
from the table.
Melissa Jenkins: I represent the landlord of the shopping center, Northridge
Commons Associates, 31360 Northwestern Hwy. , Farmington Hills,
48334.
Mr. Engebretson: Mr. Miller, are you ready to give us the initial presentation?
Mr. Miller: This is the Northridge Commons. They are proposing to add an
addition of 800 square feet that they call a staging area located
between the clock tower and the existing L-shaped shopping center.
The MESC is already in the building and it has taken over about
1400 square feet of tenant space. The new material on the building
will match the existing materials on the shopping center. Also
requested was that the handicap spaces be located in front of the
staging area. I have in yellow how many handicap spaces they have.
Mr. Tent: Are you the manager of the operation?
Ms. Jenkins: No, I am the Director of Leasing.
Mr. Tent: There are two things that concern me there. I have been down to
13399
that location and I was watching the activity in the parking lot.
What are you doing about the skateboards? I have seen tenants come
out of their stores and chase them away. They are at the far side
of the building and it is a nuisance. How do you control that?
Ms. Jenkins: As of last week we have been calling the police. Finally one of
`r. the policemen came and said we can't do anything until there is a
sign posted which says no loitering, no skateboarding. If you go
by there today you will see signs up that say that.
Mr. Tent: You feel that will control it?
Ms. Jenkins: It will control it quite a bit because the police say that if that
sign exists and they are called and the skateboarders are still
there, then they can confiscate the skateboard and possibly the
skateboarders.
Mr. Tent: Where you have your unfinished building, there is an area there
where these kids are skateboarding there too.
Ms. Jenkins: It is right there, which is the primary problem, which is the east
elevation of the shopping center next door to Blockbuster. We
posted a sign there in the past week and between the manager there
and the police in Livonia, they are coordinating quite nicely.
Mr. Tent: How about in front of the restaurant. They are jumping up into
your flower boxes, etc. in front of the restaurant.
Ms. Jenkins: Which restaurant, the Coney Island?
'441111, Mr. Tent: The Coney Island and the merchant right next door to the cleaners.
He came out and he was chasing those kids away and they just sat
down on their skateboards.
Ms. Jenkins: We can put one there. I wasn't aware of that being a problem as
much as next to Blockbuster.
Mr. Tent: The third problem I see over there is the parking. Are the people
that are going to the MESC office are they suppose to park in the
back or the front?
Ms. Jenkins: The employees of the MESC office park in the back. The customers
will park in normal parking in the front of the shopping center.
Mr. LaPine: The reason I postponed this I wanted to find out what was happening
on the building and I understand they have to go to court. Is that
correct?
Mr. Nagy: That is correct.
Mr. LaPine: Even if they go to court and we lose the case, what can we do to
get all that dirt cleaned up back there?
ti1r
13400
Mr. Nagy: I think that is going to be part of the recommendations. There are
certain conditions the City may want to compromise and allow the
building to stand providing certain site conditions are met and
that will be part of the argument our Inspection Department will
advance with the judge at the time of the hearing.
so" On a motion duly made by Mr. Morrow and seconded by Mr. LaPine, it was
##4-82-94 RESOLVED that, the City Planning Commission does hereby recommend to the
City Council that Petition 94-3-8-6 by Ross Financial, Inc. requesting
approval of all plans required by Section 18.47 of Zoning Ordinance #543
in connection with a proposal to construct a building addition to the
shopping center located at 33523 Eight Mile Road in Section 4, be
approved subject to the following conditions:
1) That the Site Plan, received by the Livonia Planning Commission on
March 21, 1994, is hereby approved and shall be adhered to;
2) That the Elevation Plan, received by the Livonia Planning
Commission on March 10, 1994, is hereby approved and shall be
adhered to.
Mr. LaPine: I am supporting the motion although I am very dissatisfied with
that whole shopping center. When that shopping center came in here
to be built we were told it was going to be a quality center. It
is a nice center. It is well constructed. The tenants you have
brought in there, if they are quality, you have a different idea of
quality than I have. I don't think you have done any good for the
City of Livonia with some of the tenants you have brought into that
center but I am going to vote for your proposal because it is
Nifty there, there is nothing I can do about it and we are going to have
the smoking there and that is primarily what this area is for. At
least we are going to keep it all confined to one area. I would
hope in the future with any other ventures you would do in that
area that we get some better quality tenants but I don't see any
reason to deny this.
Mr. Morrow: I am certainly not going to go over the past history. The reason I
offered the motion was because it was an attempt on the part of the
people who have this center to clean up an existing situation that
we would probably classify as being a negative impact on the City
and on the merchants around there and they are in there so in order
to clean that up, that is the reason I offered that motion.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Tent, LaPine, Morrow, Engebretson
NAYS: Alanskas, McCann
ABSENT: Fandrei
Mr. Engebretson, Chairman, declared the motion is carried and the foregoing
resolution adopted.
13401
Mr. McCann, Secretary, announced the next item on the agenda is Sign Permit
Application by Planet Neon Signs requesting approval for one ground sign
and one wall sign for the property located at 17001 Newburgh Road in
Section 18.
Mr. Miller: The petition site is the former site of the Comerica Bank. It is
on the southwest corner of Newburgh Road and Six Mile Road. This
property is zoned OS so they are allowed one identification sign at
ten square feet. They are proposing excessive signage which they
were granted by the Zoning Board of Appeals at a recent meeting.
They are proposing one ground sign at 24 square feet and it will be
located just south of the north drive as you drive into the
property. They are also proposing one wall sign at 40 square feet
which will be located on the elevation of the building that faces
Newburgh. They are in excess on signage but they were granted a
variance by the Zoning Board of Appeals.
Mr. Engebretson: Which, in effect, makes them conforming. We had indicated to the
petitioner, because he was a conforming user here, it was not
necessary to appear tonight.
On a motion duly made by Mr. Alanskas and seconded by Mr. Tent, it was
#4-83-94 RESOLVED that, the City Planning Commission does hereby recommend to the
City Council that Sign Permit Application by Planet Neon Signs
requesting approval for one ground sign and one wall sign for the
property located at 17001 Newburgh Road in Section 18, be approved
subject to the following conditions:
1) That the Sign Package by Planet Neon Signs, received by the
Planning Commission on March 23, 1994, is hereby approved and shall
be adhered to;
2) That both signs shall not be illuminated beyond 10:00 p.m.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Tent, LaPine, Morrow, Alanskas, Engebretson
NAYS: McCann
ABSENT: Fandrei
Mr. Engebretson, Chairman, declared the motion is carried and the foregoing
resolution adopted.
On a motion duly made, seconded and unanimously adopted, the 682nd Regular Meeting
& Public Hearings held on April 12, 1994 was adjourned at 9:46 p.m.
CITY PLANNING COMMISSION
J.m C. McCann, Secretary
`► ATTEST: 't .
Jack ngebrets• , Chairman
jg