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HomeMy WebLinkAboutPLANNING MINUTES 1993-04-27 12796 MINUTES OF THE 663rd REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, April 27, 1993, the City Planning Commission of the City of Livonia held its 663rd Regular Meeting 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. Members present: Jack Engebretson R. Lee Morrow James C. McCann Robert Alanskas William LaPine Raymond W. Tent Brenda Lee Fandrei Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director, and Scott Miller, Planner I, were also present. Mr. Engebretson informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission only makes a recommendation to the City Council who, in turn, will hold its own public hearing and decide the question. If a petition involves a waiver of use request and the request is denied, the petitioner has ten days in which to appeal the decision to the City Council; otherwise the petition is terminated. 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 'tor 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 Petition 93-2-2-7 by Al Rice requesting waiver use approval for outdoor parking of moving and storage trucks on property located on the south side of Eight Mile Road between Merriman Road and Osmus Avenue in the Northeast 1/4 of Section 3. Mr. Engebretson: This item was tabled at our last public hearing. I need a motion to remove this petition from the table. On a motion duly made by Mrs. Fandrei, seconded by Mr. Tent and unanimously approved, it was #4-85-93 RESOLVED that, Petition 93-2-2-7 by Al Rice requesting waiver use approval for outdoor parking of moving and storage trucks on property located on the south side of Eight Mile Road between Merriman Road and Osmus Avenue in the Northeast 1/4 of Section 3, be taken from the table. Mr. Engebretson: There were several reasons for tabling this, among them were to get a more accurate drawing of the site and some clarification as to where some of the materials were going to be stored. Mr. Nagy, is there anything from the staff regarding those items or anything else on this matter? 12797 Mr. Nagy: Nothing in addition to what you reviewed at your last study meeting. Nam. Mr. Engebretson: At the study meeting we went over most of these things in detail. Generally, it was my impression that the Planning Commission was satisfied that the petitioner had complied with all the various points of concern that had been raised at the public hearing. Are there any questions or comments regarding that or anything else having to do with this petition? Is there anything the petitioner would like to add? If not, a motion would be in order. On a motion duly made by Mr. Alanskas, seconded by Mr. Tent and unanimously approved, it was #4-86-93 RESOLVED that, pursuant to a Public Hearing having been held on April 6, 1993 on Petition 93-2-2-7 by Al Rice requesting waiver use approval for outdoor parking of moving and storage trucks on property located on the south side of Eight Mile Road between Merriman Road and Osmus Avenue in the Northeast 1/4 of Section 3, the City Planning Commission does hereby recommend to the City Council that Petition 93-2-2-7 be approved subject to the following conditions: 1) That the Site Plan dated 4-6-93 which is hereby approved shall be adhered to. 2) That the total number of trucks to be parked or stored on the subject site at any one time shall not exceed 18 trucks. �r.• 3) That, other than routine maintenance, there shall be no on site repair of trucks and other vehicles. 4) That the two wall signs located on the building shall either be removed or appealed to the Zoning Board of Appeals. for the following reasons: 1) That the proposed use complies with all of the special and general waiver use standards and requirements as set forth in Section 16.11 and 19.06 of 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. 4) That the petitioner has demonstrated a commitment to permanently maintain the subject site in good order. 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. 12798 Mr. Engebretson: I have one comment for anyone who is listening who might have picked up on this item at our public hearing that there was some concern regarding the storage of large amounts of firewood in close proximity to propane gas tank, and at our study meeting we came to 'r► learn that both the State and City Fire Marshal have given opinions that it is not a problem. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. McCann, Secretary, announced the next item on the agenda was Letter dated March 25, 1993 from David Ratcliffe requesting that Petition 92-12-2-52 by Pro-Motion Marine, Inc. requesting waiver use approval for outdoor display and storage of boats on property located on the north side of Plymouth Road between Farmington and Stark Roads in the Southeast 1/4 of Section 28 be withdrawn. Mr. Engebretson: Mr. Nagy, before we act on this I would like to know whether or not we have any indication that the access for the Chimento market is being properly preserved and guaranteed with the site work that is going on there now. Mr. Nagy: It will be. It is obviously in a state of development now but there is a firm commitment between our Inspection Department and Pro-Motion Marine that the new storage area in the rear of the building will be confined east of Chimento's market. There will be a fence put in that area clearly for two uses. Chimentos will have free unobstructed access at the rear of their building for their deliveries. h.. Mr. Engebretson: So it would be your understanding Mr. Nagy that all of the access to get through that center lot, there are a number of parking spaces striped right now, that conceivably a car could park in there without having any idea of the purpose served by that gate right in the middle of that boat storage area, but that will all be accommodated in the site plan I trust. Mr. Nagy: Yes. Mr. Tent: Mr. Nagy, he understands too there is no storage in front because that was part of the nature of the original petition. Mr. Nagy: Absolutely, there will be no outside storage or display of boats in the front yard. Mr. Engebretson: If there is no further discussion, a motion would be in order. On a motion duly made by Mr. LaPine, seconded by Mrs. Fandrei and unanimously approved, it was #4-87-93 RESOLVED that, pursuant to a Public Hearing having been held on January 12, 1993 on Petition 92-12-2-52, and pursuant to a request by David Ratcliffe dated March 25, 1993, the City Planning Commission does hereby approve the withdrawal of Petition 92-12-2-52 by Pro-Motion Marine, Inc. requesting waiver use approval for outdoor display and storage of boats ��.. on property located on the north side of Plymouth Road between Farmington and Stark Roads in the Southeast 1/4 of Section 28. 12799 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. ti.. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. McCann, Secretary, announced the next item on the agenda is Letter dated April 14, 1993 from Jay Ross of Northridge Commons Associates requesting a one-year extension of Petition 91-12-2-34 by Nathan Levine & Assoc. requesting waiver use approval to operate a Goodyear Tire, Mr. Muffler and Precision Tune stores to be located in the Northridge Commons Shopping Center located on the south side of Eight Mile Road between Farmington and Gill Roads in the Northeast 1/4 of Section 4. Mr. Engebretson: Mr. Nagy, I understand we have correspondence regarding this matter. Mr. Nagy: Correct. The Commission was aware when the representative did meet with you at the study meeting, she was going to have a conflict with the scheduling of this item for the regular meeting and she indicated she would try to have the owner here. The day after your study meeting on Wednesday we received a letter from the property owner of Northridge Commons indicating he had a conflict and would be unable to attend and asked to have the matter rescheduled at a later date. For the benefit of the Commission, I did review this letter with the Chairman of the Planning Commission and he advised me to go ahead and instruct Mr. Ross that we will reschedule this matter for the Commission's consideration for your regular meeting �.. of the 18th of May. Mr. Tent: Mr. Nagy, being that this is a request for an extension, there was a time limitation and that would be after April 15th. Because we are postponing it for a couple of days, would that negate the extension and would it automatically be terminated or do we have the power to go ahead and continue it? Mr. Nagy: It has been our past practice that so long as the request for extension came within the one year period, even though the Commission may not act on it or Council concur in your action within that one year period, so long as there was a valid attempt to renew it within that one year period, it is a valid request. You still have the right to determine whether or not to extend it or not. Mr. Tent: That sounds fair. Mr. Engebretson: I see you did prepare an analysis that was asked for but I think it would be appropriate to take that up at the next meeting. With that we will move on to item number 4. Mr. McCann, Secretary, announced the next item on the agenda is Motion by the City Planning Commission, pursuant to Council Resolution #20-93, to hold a public hearing on the question of whether the property located in the Argonne Subdivision, located west of Inkster and north of Pembroke r.. should be rezoned from RUF to R-1. 12800 Mr. Engebretson: I would just like to comment that this comes to us from the City Council directing us to set this public hearing. We had asked in the study meeting what the expense would be for the City to advertise this. I see that information has been provided. It is $421.00. It is a cost that we don't have a lot of choice in spending. We are looking at ways to save dollars for the City right now but it is probably appropriate to move forward on this and so we will. I just wanted to take note of that fact. On a motion duly made by Mr. Morrow, seconded by Mr. Alanskas, and unanimously approved, it was #4-88-93 RESOLVED that, the City Planning Commission, pursuant to Council Resolution #20-93, and pursuant to Section 23.01(a) of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended, does hereby establish and order that a public hearing be held to determine whether or not to rezone property located in the Argonne Subdivision, located west of Inkster and north of Pembroke from RUF to R-1; and FURTHER RESOLVED that, notice of such hearing be given as provided in Section 23.05 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended, and that thereafter there shall be a report and recommendation submitted to the City Council. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. McCann, Secretary, announced the next item on the agenda is approval of the N41.1. 1993. of the 662nd Regular Meeting & Public Hearings held on April 6, 1993. On a motion duly made by Mr. Alanskas, seconded by Mr. Tent and unanimously approved., it was #4-89-93 RESOLVED that, the minutes of the 662nd Regular Meeting & Public Hearings held on April 6, 1993 are hereby approved. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. McCann, Secretary, announced the next item on the agenda is Sign Permit Application by Randall Sign, on behalf of Target, requesting approval for two wall signs for the building located at 20100 Haggerty Road in Section 6. Mr. Miller: This is the Target Store that is under construction. It is east of Haggerty Road between Seven and Eight Mile Roads. They are asking for two wall signs, one for the front elevation of the store and one for the rear elevation, which would face I-275. Both signs are 204 square feet each. It is a total of 408 square feet of signage. They are only allowed one sign at 395 square feet so they would have to go to the Zoning Board of Appeals. 12801 Dave Randall of Randall Signs: It is typical signage as at Wonderland Mall. Mr. Engebretson: It is just slightly oversize. \„. Mr. Randall: Well we are asking for additional signage on the rear elevation. Mr. Engebretson: All of which combines to make you slightly in excess plus you are taking two signs in place of one. Mr. Randall: Right. Mr. Morrow: I just want to say that you indicate that this sign is the same size sign as we have at Wonderland? Mr. Randall: Correct. Mr. Morrow: My notes indicate that is 5'x 34' and my notes also indicate the proposed is 6'x 34' and I was just wondering if there was something that I was missing. Mr. Randall: There is possible confusion because the letters are all five foot letters. It is just the bullseye is another six inches. Mr. Morrow: So what you are saying, it is the same size but we have a little erroneous measurement at Wonderland. Is that what you are saying? Mr. Randall: Yes. On a motion duly made by Mr. LaPine, seconded by Mr. Tent and unanimously approved, it was vt.. #4-90-93 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that the Sign Permit Application by Randall Sign, on behalf of Target, requesting approval for two wall signs for the building located at 20100 Haggerty Road in Section 6 be approved subject to the following conditions: 1) That the Sign Plan dated 4/14/93, submitted by Randall Sign, for the Target Store at 20100 Haggerty Road, is hereby approved and shall be adhered to except for the fact that both signs shall be reduced .to no greater than 170 sq. ft. each; 2) That this approval is subject to the applicant being granted a variance by the Zoning Board of Appeals. 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 93-3-8-2 by Providence Hospital requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543 in connection with a proposal to add an entry canopy to a building and to construct an access drive on property at 20321 Farmington Road in Section 4. 12802 Mr. Nagy: Late this afternoon we received a call from the applicant indicating they wish to have this matter removed from the agenda and left on the table for an indefinite period of time. They are going through some corporate matters right now, looking at another hospital and those kinds of things, and until they solve those corporate matters, they didn't want to move forward with this facility at this time. They asked us if we would keep it on the table and they would get back to us when they want to proceed. I did ask them to confirm that in writing. Mr. Morrow: It says the petition was by Providence Medical Center and now you say they are looking at another hospital so the petitioner may change? Mr. Nagy: No they are looking to possibly merge with another corporate entity. Mr. Engebretson: So we will leave this one on the table. Mr. McCann, Secretary, announced the next item on the agenda is Petition 93-4-8-3 by Prime Communications requesting approval of all plans required by Section 18.42 of Zoning Ordinance / 543 in connection with a proposal to install a satellite dish antenna on the roof of a building located on the south side of Schoolcraft Road between Merriman and Middlebelt Roads in Section 26. Mr. Miller: This is located in the northwest section of 26 where you have Schoolcraft Road and I-96 Expressway and Merriman Road. The petitioner is asking to put a 10-foot satellite dish on top of his unit in the office complex. The satellite dish is ten feet in diameter and will have non-penetrating roof mounts. It will be approximately 15 feet from the east elevation of the building and 15 feet from the north elevation of the unit. This satellite dish was before you in the fall of last year and they were just west of Farmington Road. He is relocating his business and would like to move the exact same satellite dish to this location. Jeffrey Neuhalfen: I am asking to re-install the satellite dish to my new location for the same purposes as we installed it last year at 32457 Schoolcraft. Mr. Engebretson: If I recall correctly, you have indicated to us that this was not going to be visible from Schoolcraft Road. Mr. Neuhalfen: Not really. It sets back about 150 feet and the building is obviously in the way at that point. On a motion duly made by Mr. Tent, seconded by Mr. Alanskas and unanimously approved, it was #4-91-93 RESOLVED that, the City Planning Commission does hereby approve Petition 93-4-8-3 by Prime Communications requesting approval of all plans required by Section 18.42 of Zoning Ordinance #I543 in connection with a proposal to install a satellite dish antenna on the roof of a building located on the south side of Schoolcraft Road between Merriman and 'r., Middlebelt Roads in Section 26, subject to the following condition: 12803 1) That the Site Plan dated 4/7/93 by Prime Communications to install a satellite dish antenna on the roof of the building at 31183 Schoolcraft Road, is hereby approved and shall be adhered to. for the following reason: 1) That the proposed satellite antenna location is such that it will have no detrimental aesthetic impact on the neighboring properties. Mr. Engebretson, Chairman, declared the motion is carriedand the foregoing resolution adopted. Mr. McCann, Secretary, announced the next item on the agenda is Petition 93-4-8-4 by J. D. Dinan Company requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct an addition to a building located at 28815 West Eight Mile in Section 1. Mr. Miller: This addition will be located on the south side of Eight Mile Road and Brentwood Avenue. They are requesting to add a 2,000 square foot office addition to the back of building A in the office complex. The parking that is required is met. The landscaping meets the ordinance. The petitioner has stated that the materials that will be used for the addition will match the exact material that is in the office building so it will look like an extension of the existing building. Mr. Engebretson: Mr. Nagy, are you aware of any reason why the petitioner wouldn't be here tonight? oar. Mr. Nagy: No I am not. Mr. Tent: I would like to thank Mr. Nagy for bringing in the minutes of the previous meeting because this was important and germane to what we were talking about. This petition, from what you know of it, is identical to the one that was put in suspense here a couple of years ago? Do all the conditions still exist? Mr. Nagy: Yes. Mr. Tent: I am sorry that the petitioner isn't here and I would like to have. him come forth before we take any action on this. That is my opinion. Mrs. Fandrei: I have some questions relative to the property and some of the reports and I am thinking the same thing, we should just table it until we have the petitioner here. Mr. Engebretson: I think it is appropriate that we have a tabling motion on this petition. On a motion duly made by Mrs. Fandrei, seconded by Mr. Tent and unanimously approved, it was 12804 #4-92-93 RESOLVED that, the City Planning Commission does hereby determine to the table Petition 93-4-8-4 by J. D. Dinan Company requesting approval of `. all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct an addition to a building located at 28815 West Eight Mile in Section 1, until the Regular Meeting of May 18, 1993. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 663rd Regular Meeting held on April 27, 1993 was adjourned at 7:55 p.m. CITY PLANNING COMMISSION J ', /, James C. McCann, Secretary � ii ATTEST: ll-fL t `V1 '-4'/114i. Jack Engebr�tson, Chairman jg `..