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HomeMy WebLinkAboutPLANNING MINUTES 1989-11-28 10929 MINUTES OF THE 363RD SPECIAL MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, November 28, 1989, the City Planning Commission of the City of Livonia held its 363rd Special Meeting in the Livonia City Hall, 33000 Civic vow Center Drive, Livonia, Michigan. Mr. William LaPine, Chairman, called the meeting to order at 7:30 p.m. , with approximately 10 interested persons in the audience. Members present: William LaPine Jack Engebretson Raymond W. Tent Brenda Lee Fandrei James C. McCann Donald Vyhnalek R. Lee Morrow Messrs. John J. Nagy, Planning Director, H. G. Shane, Assistant Planning Director, and Ralph H. Bakewell, Planner IV, were also present. Mr. LaPine 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 do not become effective until 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. r► Mr. Tent, Secretary, announced the first item on the agenda is Petition 89-10-2-50 by Consumers Power Co. requesting waiver use approval to construct a natural gas regulator station on property located on the east side of Newburgh Road between Plymouth and Amrhein Roads in the Southwest 1/4 of Section 29. Mr. Bakewell presented a map showing the property under petition plus the existing zoning of the surrounding area. Mr. Nagy: We have received a letter from the Engineering Department stating their office has no objections to this proposal from an engineering standpoint. It's signed by Gary Clark, the Assistant City Engineer. Another City Department, Department of Public Safety, signed by Arnold Klinger, Fire Marshal, indicates his office has reviewed the site plan for the above referenced proposal to construct a natural gas regulator station on property located on the east side of Newburgh Road between Plymouth Road and Grantland and they have no objection to this proposal. The last letter we have is from the Inspection Department stating the Inspection Department conducted a zoning review of the above referenced petition and no deficiencies or problems were found. That 10930 letter is signed by William J. MacDonald, Supervisor of the Ordinance Enforcement Division. That is the extent of our correspondence. Mr. LaPine: Are there any questions for Mr. Nagy? We will have a presentation by a representative from Consumers Power. My name is Robert A Young, Jr. I am with Consumers Power Land and Right of Way Department. I was also responsible for submitting the waiver use application for the gas regulator station on the east side of Newburgh. With me are some other Consumers Power personnel. Specifically, Ed Bradley who is Director of the Highway Department. He is responsible for site acquisition. Joe Taylor from Engineering Department who will be responsible for the engineering and construction of the facility. I will introduce Joe Taylor who can give you further details on the project. Mr. Taylor: I would like to start by explaining why we need the regulator station facility and specifically why this particular area was petitioned for the waiver use. (Mr. Taylor presented a map) That is an overall map of our gas system in the Livonia area. I will try to explain the lines and various colors. The light blue lines are existing high pressure distribution lines that are in the public right of way. The green lines which start over here at the left side from our Northville compressor station in Northville Township are what we call our main transmission pipe lines serving this area. The red lines are part of the proposed project. The red line that starts from a location on Sheldon Road near M14 and goes easterly and southerly over Newburgh Road is an existing pipeline that is presently operating as part of our high pressure distribution system. What we are proposing to do is to increase the capacity of that pipeline by retesting and qualifying for operating at a higher pressure. The dotted red line which is is shown running from the solid red southerly on Newburgh Road is proposed new pipeline and then the red hexagon at the end of the dotted line is the proposed new gas regulator station. This improvement is needed for two reasons; first, persistent capacity. We are at present at capacity for serving gas customers. We will not be able to take any new major loads without making this improvement. Secondly, we have a concern for security, Presently, this area plus north Farmington Hills, south to Westland is served from two points. This station shown back at Sheldon Road and at the upper right hand corner is an existing station at the intersection of 13 Mile and Middlebelt. Those two stations feed Livonia and surrounding communities. So by adding the proposed station, we are bringing another transmission supply into the system which is very central to our load and very central to Livonia. It will provide backup if for any reason there would be an interuption in service. Presently, if there is an interuption, for instance on Sheldon Road during wintertime we could not keep Livonia supplied. The station in the upper right hand corner does not have the capacity and we would have a lot of unhappy customers. So for two reasons; one, capacity to serve new loads and new customers, and secondly, security for backup on the system in case there should lets. 10931 be any interuption of service on the existing facilities. The program proposed here shows the new station on the proposed lots described earlier, lots 19 and 20 in Woodlands Village Subdivision. To keep the cost reasonable on the project and for maximum benefit, we need to locate the facility near the intersection of Armhein and Newburgh. At this point this is the best location for locating the station. If we move from this intersection costs move up. Mr. LaPine: Will this new station primarily serve the City of Livonia? Mr. Taylor: Yes, it reinforces the system that goes north and south on Newburgh and also further on Middlebelt. It will serve gas southerly down to Westland and toward Farmington Hills. In addition, looking four years down the road, we will be planning stations on 13 Mile and between Haggerty and Halstead. As the development grows in the Farmington Hills area, we will more actively serve that. At this point what we propose is primarily for Livonia and to the south. Mr. LaPine: Your original proposal presented on Newburgh and Amrhein which we approved, and ultimately denied by the Council, what is the difference? Mr. Taylor: The difference is approximately 1400 feet of 16" pipeline which represents about $38,000. This is more expensive than proposed previously. It is going to require more construction in the road right of way and so more disturbance in traffic during construction. Mr. LaPine: This location is costing more money than the original plan? Mr. Taylor: Correct. Sue Sobolewski arrived at 7:40 p.m. Mr. Morrow: I have one question. Other than the changes in the site, are there any more changes as far as the original proposal? Mr. Taylor: Yes, I would like to go over the landscape plan. Mr. Morrow: I mean as far as your mechanical equipment and things you would bring to the site. Mr. Taylor: No, the equipment is the same. We made no changes in basic design of the pipeline and the equipment that will be located at the station. Mr. Morrow: I guess where I'm coming from is that I don't want to go through the whole thing again if you haven't changed it. So you are saying that outside of landscaping, the equipment and building will be pretty much the same. Mr. Taylor: The building has changed. We increased the size of the building so we can enclose all the above ground equipment. `n► 10932 Mr. Vynalek: Mr. Chairman, would you help me out. I forgot the reason why the council denied it. Mr. LaPine: Mr. Nagy, do you know? Mr. Nagy: I think Council felt that it was inappropriate for the residential area to have the gas regulator on that side. They felt there was a more appropriate location given the nature of the surrounding industrial area. Mr. Lapine: More appropriate on the east side rather than the west side. Mr. Nagy: Exactly. Mr. Engebretson: I was interested in that also. John, if I understood you correctly, you said that the Council didn't feel we should take two residential lots to build that facility, but here we are dealing with two more residential lots. Why, in your estimation, would the Council view this any differently? Not that I expect you to anticipate what they are going to do, but based on the sense of how they dealt with this matter, perhaps you can share with us your opinion as to what the difference would be. Mr. Nagy: I think this area of strip residential is really of questionable viability over the long run. The nature of the surrounding uses impact the site as the site backs up to industrial to the east, industrial to the north, some distance to the south is office or commercial and also the heavily travelled thoroughfare. Given the nature of that, we think this might be a better location in the long run than to try to maintain 3 or 4 houses that are involved in thuis strip. Mr. Engebretson: Is that the only objection that you remember? Mr. Nagy: Yes, that I remember. Mr. Engebretson: To go back to Mr. Taylor and his remarks that this was for the primary benefit of Livonia and that it would also serve areas of Westland and Farmington Hills. Did you say that, Sir? Mr. Taylor: Yes, I did. Presently, the gas for existing system is coming from the station at 13 Mile and Middlebelt, is Farmington Hills I believe, and we don't have a station in Livonia and, yes, we are proposing this station in Livonia to bring the gas in closer to the load center. Also to give backup security to the system. Mr. Engebretson: At the last Public Hearing it is my recollection that reference was made to similar facilities at 5 Mile and Newburgh and 7 Mile and Newburgh. Is this different that those facilities? Mr. Taylor: Yes, on Newburgh Road, which is shown here with this blue high pressure pipeline at 7 Mile and Newburgh, that is the end of our 10933 high pressure distribution system. That station is where they drop from high pressure to medium pressure which is 60 lbs. or less which is the service that goes directly to homes and industry. This is just showing the high pressure system. The one at 5 Mile is just a little bit south near Plymouth and �..- Newburgh, just south of the proposed one, there again it is taking the high pressure distribution gas which is operating at 340 lbs. or less and cutting the high pressure down to 60 lbs. or less. That is another class of the regulator station which is within our distribution system. Mr. Engebretson: Is the gas flowing north or south? Mr. Taylor: At the point presently it's flowing both directions. Presently, this red line is operating at 340 lbs. from Sheldon Road and the gas goes southerly and northerly and also out these other branches which are shown in blue going east, west and south from that point. What we are proposing to do is raise the pressure of that pipeline or add a station right in or above the system. Mr. Engebretson: I would like to ask again a question that came up at the Public Hearing. That is, are there limitations as to what your options are on locations of this type of facility? Does it have to be approximately in this vicinity, or could it be one or two miles back to the west? Are there any alternatives? Mr. Taylor: From an operating standpoint, we could probably move the facility perhaps 2000' to a half mile from that intersection of Amrhein and Newburgh, however, if we do that we have to construct new pipeline because at that intersection is where the upgraded line ends and where the existing distribution main is existing, so if you move the station from that intersection, we are adding costs of about $135 per foot of new 16" pipe line. Economically, we want to stay close to that intersection. If we get over a half mile away, then we get into capacity problems where we are adding extra links to the pipeline which makes the pressure drop, so if we move more than a half mile, we are not getting the capacity we want. With the system as proposed, we are increasing the capacity into Newburgh by 60%. Mr. Engebretson: A considerable distance north and south. Mr. Taylor: Well, it is all we anticipate in that immediate area. The next improvement would be to add a station up at 13 Mile and Haggerty Road. Mr. Tent: This is a high pressure station, is that correct? Mr. Taylor: Yes. Mr. Tent: The one we are speaking about at 7 Mile and Haggerty is a low pressure station? `ow 10934 Mr. Taylor: Well, it's going from a high pressure system, which here is 340 lbs. down to 60 lbs. So yes it is a lower pressure distribution station. Mr. Tent: There is always the concern of the valving and pressure release and so forth. What precautions have you taken to safeguard this particular operation? This is a different station and you said it is exactly the same. Have you taken any other precautions here because of the high pressure nature of the operation. Can you assure us that there is no danger there if anything happens? Mr. Taylor: This is the same type of station proposed back in April. I think it was mentioned that existing stations in the areas of 5 Mile and 7 Mile, those are existing distribution stations. They are somewhat different in that they do not have controls and remote monitors that this particular station would have. As far as safety and safeguards, valving and so forth, the station is monitored 24 hours a day, 7 days a week from our gas control center in Jackson. If there is any reason it should vary from the control point, that condition is alarmed by computers and people are called out from our local office to go to the site and correct the problem. Mr. Tent: I guess my question would be, being that this is a high pressure station, do we have more sophisticated type of monitoring equipment? Mr. Taylor: It is considerably different from the distribution stations referred to earlier. It doesn't have relief valves. The main purpose is to reduce the pressure of the gas. There is a control valve, there is a monitoring redundant control valve in a series t- which is voice active and if for any reason the first valve should fail, the monitoring valve would take over control and maintain control at the station and also the supervisory system would alarm and advise of the problem and how it was made for maintenance purpose and to get the system back to a normal mode of operation. There is redundant equipment in case there is a failure of one piece of hardware, the other is activated and takes over automatically and serves the need until the primary equipment is repaired. Mr. Tent: So we can be satisfied that all equipment can be accounted for in case of failure? Mr. Taylor: Yes, the design is basically governed by Michigan Safety Codes and all our testing and maintenance work is reviewed on a set schedule for their requirements. Mr. Herman Kluver arrived at 7:45 p.m. Mr. LaPine: Basically, the equipment at this location is exactly the same as the original plan. One of the main differences is that everything now will be covered where before there was going to be some valves and things that were not covered. Is that correct? 10935 Mr. Taylor: Yes. Everything now will be housed except some extensions around some valves which will be buried underground. Mr. LaPine: But everything above ground is basically now covered. Mr. Taylor: Housed, yes. Mr. LaPine: Because that was one of the problems we had before. We were always worried about if someone could get in there and fool around with some valves. Mr. Taylor: If there are no further questions, I will go ahead with the landscape plan. This layout is a duplicate which was filed with our application. Newburgh Road is here on your left. These are the two lots, 19 and 20. We are proposing to have one building which will house all the equipment except for high head extensions on some buried valves which are placed in this stoned area which are chained and padlocked so that there is no way they can be tampered with. All the other equipment is housed in what we call the regulator building which is split in two sections. There will be a heater on one side which is used to preheat the gas prior to making the pressure reduction. The second half is used for housing regulators and the modulars for the regulators which are used to reduce the gas pressure. The piping is basically coming in across through the heater regulators and back outside again and tied into the existing 12" main which is in the City street. Landscaping-wise, which is shown with the cross hatched lines are existing trees which will remain which are along the back and side. The other trees and shrubs are new, a mixture of evergreens and leaf trees. We will have some coverage there during the winter months, as well as in the summer months. The lawn will be seeded and mowed. The area immediately around the building is landscaped and using some stone to make it easier to trim around the shrubs and set the building off somewhat. Also, the area where the valves are, that would be stoned also. The driveway is 12' wide asphalt, paved driveway with a short turnaround. Mr. Tent: Is it a brick building? Mr. Taylor: Yes. Mr. Engebretson: The area that you said was stoned, is that area also planned to be fenced? Mr. Taylor: No. At this point we are not planning to fence anything on the site. The fence that is shown here is an existing fence that is behind a home on the north. The fence here is behind a home on the south. We are set back a little more adjacent to the backyards. We do not propose any fence at this point. That is a change from what we proposed back in April. We had some discussions with the Planning staff and the thinking was that perhaps the overall site would look more acceptable to the neighborhood if we didn't have a 6'chainlink fence. There was a \r• 10936 concern perhaps that wouldn't make people alarmed that there was something unsafe there. That's not what we are trying to show. We have no need for the fence so it was removed on the proposed plan. Mr. Engebretson: I think that you are right that the fence projects an image `'r' that there is potential danger, but without the fence, are any of these valve devices exposed? Mr. Taylor: Yes, there is an extension to the service similar to the buried water valves so that you can turn the valve from the surface without digging it up. Basically what these are, but they will be padlocked in the operating position so they cannot be tampered with or changed. Mr. Engebretson: What if they were tampered with? What would happen? Mr. Taylor: If the position were changed, this inlet and outlet valve, which is the main valve which controls the gas going in and out, it is going to take a few minutes for someone to turn the hand wheel. As soon as there was a variation in pressure, it would be measured here and sent back to Jackson. We would pick that up as an alarm and investigate. There is nothing that would catastrophically happen if they closed or opened any of these valves. This valve just shuts off the gas going in and this valve shuts off the gas going out, so the worse thing that could happen is that the pressure is going to drop and we are going to start losing customers. These other two valves are emergency bypass, and they allow us to do maintenance in this facility and to be taken out of service and allow us to go out here and manually cut pressure by using these two valves and take it from r,,.. the inlet to the outlet. There are two separate valves involved there and it would take someone a lot of time to get both those valves open where they are moving gas directly from the inlet to the outlet station. Mr. Engebretson: Would it be fair to summarize your statement by saying that even if someone would tamper with these valves, you would (A) know about it in minutes in Jackson and would dispatch someone to the site, and (B) that even if that system failed, that there would be no imminent danger to anyone in the area. Correct? Mr. Taylor: Yes, that is correct. Mr. Engebretson: Who is going to maintain this lawn and property? Mr. Taylor: This will be maintained by our transmission operating office out of Pontiac. The local Livonia office is responsible for the distribution system. If there is an emergency or a need for someone to be there immediately, we wouldn't hesitate to call them, but the normal ongoing maintenance of the facility, fixing of the equipment, mowing, would be done by our operating people in Pontiac. `.. 10937 Mr. Engebretson: On a daily and regular basis so that it would not be objectionable to the residential neighbors? Mr. Taylor: Yes. We intend to maintain this lawn so that it fits into the neighborhood. ''i► Mr. Engebretson: Would you have an underground sprinkler system? Mr. Taylor: That is not in this proposal. I recall that coming up previously. If that is required zoning-wise, we will do what is necessary to go back to that zoning, but that is not in our proposal here. Mr. Engebretson: What if it isn't required? How do you feel about that? Think about it. Mr. LaPine: The way you have the placement of the shrubs and where the valves are, it looks like they are placed in such a manner that basically they kind of hide the valves. Is that the reason they are placed that way? Mr. Taylor: Correct. We are tying not to draw attention to them, to screen them as well as we can. Mr. LaPine: Now to get on with this point that Mr. Engebretson brought up about the underground sprinkler system. If we have a drought, the grass will come back with a heavy rain, but the shrubs will die. How are you going to maintain shrubs if we go into a dry spell and you are not going to water them? It's fine if we get a rain once a week, but if we're not, it seems to me you are going to constantly replace shrubs. Mr. Taylor: Particularly the first few years, they are going to take a lot of attention. Our people will be making special efforts to water them so we will not have to replace them. If it is felt a sprinkler system is necessary, we have no other means of water on the site. There is no other sanitary or domestic water required. It is an unmanned facility so we have no other need for water. Ms. Fandrei: If we don't have water on the property, than it would be difficult to water the plants in between rains without this equipment, right? Mr. Taylor: Yes, it would have to be brought in on service trucks, or we can arrange to have a contractor bring water in. I am not sure which way we would go. Ms. Fandrei: Is it unusual to have water on site? Mr. Taylor: It would be a special case. Mr. LaPine: Any other questions on the landscaping? \u. 10938 Mr. Vynalek: What does Ralph Bakewell think about the landscaping? Mr. Bakewell: It looks fine. Meets all the requirements. Mr. Taylor: This is a prospective view of what the proposed site will look like once it is developed and landscaped. This would be looking 'NOW from the northwest corner looking southeasterly from Newburgh here and looking at the northwest corner of the proposed building. We are proposing basically a masonry building with some accent panels to set it off. No windows in the building. The main reason for that is to prevent vandalism and to do away with any easy means of illegal entry. The valves that we talked about earlier are buried in this area, showing one of the hand wheels. Those are valve extensions which would be locked in a fixed position, either open or closed. Mr. LaPine: There are two doors? You said the building was split down the middle? Mr. Taylor: Yes. On both the north and south walls there will be two sets of doors. The one here on the right will go into the regulator section of the building and the other doors which are double doors, would go into the heater section of the building. Mr. LaPine: Can someone from the inside go from side to side without going back outside the building? Mr. Taylor: No. It is a separate building. The wall that is constructed between the two areas is considered a vapor type wall. On one side we have a high pressure gas piping and equipment within the rooms. The electrical facilities are designed for a hazardous atmosphere in case there should be a gas leak in that room. The ftwr other side we use a water bath type heater which is a general purpose design to separate those two. Mr. LaPine: One door you said was a double overhead door? Mr. Taylor: No. It is a double swing. That would allow us if we needed maintenance on the heater. There are heat exchanger tubes that could require maintenance. In order to remove these tubes, we would have to open these doors to pull these tubes. The tubes may be roughly 25' long so we would pull them out in this driveway area if we need to make inspections on them. Mr. LaPine: There is a metal stack on the roof to take the tubes from the heater. Is that correct? Mr. Taylor: Right. That is the flue stack. Mr. Tent: You mentioned the building would be of masonry construction. Are we talking brick? Mr. Taylor: Yes, that is what we have shown on the plans that we submitted and what we intend. `rr. 10939 Mr. Tent: A neutral colored brick? Mr. Taylor: We haven't picked the color of brick. This is a rendering of our plan as far as brick color, but we haven't gone out to pick the color. Mr. Tent: What kind of panels are those that you have? Metal? Mr. Taylor: Galvanized steel painted metal. We haven't speced that out. Mr. Tent: So that is not determined as yet either. Mr. Taylor: No. Mr. Tent: Are those doors steel? Will the colors stand out like red, green or purple? Mr. Taylor: We will paint them to match with the brick. We won't be using what we consider standard company colors. Mr. Tent: What will the facade be? Metal also? Mr. Taylor: Yes, to match with the walls. Mr. Tent: The chimney, is that a regular metal chimney? Could that be brick? Mr. Taylor: No, what is proposed is a steel pipe flue stack which we would • put an aluminum jacket on for appearance. The stack could look rusty over time, so an aluminum jacket around it would cover it and not show any stains. `r. Mr. Tent: So this would be a utility type building, like a pole barn? Mr. Taylor: No. We feel this building fits into the residential neighborhood. Not what we would call a normal, standard building. Normally, if we were in a rural area, we would propose just a strictly pre-engineered steel building. Mr. Tent: Is there one in the area that is similar? Mr. Taylor: Not that was constructed recently. The station I mentioned at 13 Mile and Middlebelt is similar in design. It is a brick construction. It does have a heater inside the building with a vapor type wall. It is a type of brick that was used back in the late 50s or early 60s. Mr. Tent: How high does the stack stick up from the building? Mr. Taylor: Approximately 10' from the top of the roof to the top of the stack. That won't be known exactly until we get the quotations. We want to limit the hight of the stack so that it doesn't stand out. Nr. 10940 Mr. Engebretson: You said the building would be constructed of brick with some metal accents to set it off. It appears to me that the portion of the building facing the street is basically metal with brick setting it off. Mr. Taylor: Yes. Looking at that west wall, that is 40' from corner to corner as proposed right now. There is more metal than brick. That is correct. Mr. Engebretson: Why don't you just make it all brick? Mr. Taylor: We have a flexibility to do whatever is most pleasing. In our original proposal for the submittal made in April, we had a combination of metal and brick and that seemed to be well received and so we basically are copying that. Mr. Engebretson: I am not so sure how well that was received. If this facility were out in a rural area, I could understand, but with residential on three sides, I am not so sure. To move on, not to be a doomsayer, if someone got inside the building, what risks are there and what provisions do you have to detect them and monitor them? Mr. Taylor: If anything is done to upset the pressur or disconnect our monitoring system, we will be made aware of it very quickly. As soon as the telephone system can transmit it. However, if you have someone that is educated on this type of equipment and is an expert, I guess the worse thing that could happen is that he could turn up the set points on the regulators and getting pressure out of that station and going higher than it should. it would be very difficult for someone to do that unless he is very 'tor knowledgable and very intentional in his actions. Mr. Engebretson: Since it is an unmanned facility and since it is in a populated area, we should think about these things. You should invest in a suitable alarm system that would go beyond averting a problem prior to detecting some changes in pressure from the monitoring system. Mr. Taylor: The best answer is that just on our operating experience, we do have a classification called City gage stations which are on our high pressure system out remotely located. We have not had that problem. We have over 100 of these type of locations. In my time with Consumers, over 25 years, I don't recall of any incident of that nature happening. Mr. Vyhnelak: How far is that off the road from Newburgh? Mr. Taylor: I will have to look at a drawing to refresh my memory. Mr. Tent: Mr. Nagy, while he is refreshing his memory, I remember we talked about the building elevation plan by Consumers Power that was approved, but really from what he says there is no building elevation. All the things he has said are really hypothetical at 10941 this point, so how could we have recommended approval? I am just curious to know what elevation plan we are talking about. We don't have all the facts. Mr. Nagy: Mr. Tent, we do have a very detailed building elevation plan that shows the elevation plan that mentions all of the hights of the building and the heights of the metal mansard and the width of the metal panels. The only thing that is actually missing on this drawing would be the color of the brick, and if the Commission wishes, they can make that a condition of approval that it be an earth tone material. Mr. Tent: I would like to say, yes, to approve it as submitted, however, I have questions concerning what you are going to do about this. Mr. Taylor: To answer your question, in the site plan as submitted we show the front of the building being located 85' off the right of way line. There is a 60' dimension from the line to the center of the road, so overall we have 145' from the center of Newburgh to the face of the building. The back of the homes are roughly 25' west from the front of our building. Mr. Vyhnelak: This is back further than any house? Mr. Taylor: Correct. Close to 50' or 60' . We are 25' from behind the back of those homes, not the front. Mr. LaPine: Is there anyone in the audience who wishes to speak for or against this petition? There was no one in the audience wishing to speak for or against. Mr. LaPine: Any members of the Commission? McCann: Yes. Mr. Taylor, would you be willing to go on record to state that you will implement your petition to show a sprinkler system? I just don't believe that you will pay to have a man come out in a truck and bring water on a daily basis. Would you amend your petiton to add a sprinkler system? Mr. Taylor: Yes, if it is felt to be necessary. Mr. McCann: I would like it added as an amendment so that when it goes to the Council, they get it as being on the petition. Mr. Taylor: Right. Mr. Vyhnelak: I think it should be decided before we vote. Is it going to be brick or is it going to be like it shows? A couple of members want it all brick. Mr. LaPine: I would like to see at least the side facing Newburgh Road all brick. 10942 Mr. Vyhnelak: The side facing Newburgh Road where it will get the most show should be all brick. Mr. Taylor: That can be done. We do not have a problem doing that. The original intent of the panel was to add to the attractiveness. I guess the general opinion is it is detracting. It will not be that much more expensive to brick it completely. Mr. LaPine: On all four sides? Mr. Taylor: Correct. There was no one else present wishing to be heard regarding this item and Mr. Lapine, Chairman, declared the public hearing on Petition 89-10-2-50 closed. On a motion duly made by Mr. Kluver, seconded by Mr. McCann, and unanimously adopted, it was #11-247-89 RESOLVED that, pursuant to a Special Hearing having been held on November 28, 1989 by Consumers Power Co. requesting waiver use approval to construct a natural gas regulator station on property located on the east side of Newburgh Road between Plymouth and Amrhein Roads in the Southwest 1/4 of Section 29, the City Planning Commission does hereby recommend to the City Council that Petition 89-10-2-50 be approved subject to the following conditions: 1) That the Site Plan marked H-4885 Sheet 1 dated 11-8-89 prepared by Consumers Power Co. which is hereby approved shall be adhered to. `. 2) That the Landscape Plan marked 905-E dated 11-7-89 prepared by Consumers Power Co. is hereby approved as revised so as to include an irrigation system and the landscape materials shall be installed prior to the issuance of a Certificate of Occupancy and shall thereafter be permanently maintained in a healthy condition. 3) That the Building Elevation Plan dated 11-8-89 prpared by Consumers Power Co. which is hereby approved as revised so as to provide for all earth tone color brick on all four sides of the proposed building shall be adhered to. for the following reasons: 1) That the proposed use complies with all special and general waiver use standards and requirements set forth in Section 5.03 and 19.06 of the Zoning Ordinance #543. 2) That the subject site has the capacity to accommodate the proposed use. 3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. `rr► 10943 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. LaPine, Chairman, declared the motion is carried and the foregoing L resolution adopted. On a motion duly made, seconded and unanimously adopted, the 363rd Special Meeting held on November 28, 1989 was adjourned at 8:30 p.m. CITY PLANNING COMMISSION lGG -' f;/// Raymotld W. Tent, Secretary ATTEST: G ', /CG��- ---. William LaPine, Chairman du