HomeMy WebLinkAboutPLANNING MINUTES 1973-09-18 5404
MINUTES OF THE 264th REGULAR MEETING
AND A PUBLIC HEARING HELD BY THE CITY
ILPLANNING COMMISSION OF THE CITY OF
LIVONIA
On Tuesday, September 18, 1973 the City Planning Commission of the City of Livonia
held its 264th Regular Meeting and a Public Hearing in the Engineering Building,
13325 Farmington Road, Livonia, Michigan.
Mr. Daniel R. Andrew, Chairman, called the Public Hearing and Regular Meeting to
order at 8:15 p.m.
Members present: Daniel R. Andrew Suzanne Taylor Esther Friedrichs
Francis M. Hand Herman H. Kluver David Merrion
Joseph R. Talbot
Members absent: Joseph J. Falk *Charles Pinto
Messrs. John J. Nagy, Planning Director; Ralph H. Bakewell, Planner IV; H. G. Shane,
Planner IV, and James L. Bates, Planner III, were also present.
Mr. Andrew informed the audience that if the petitions on tonight's agenda involve
a question of rezoning or vacating, this body recommends to the City Council that
certain action be taken and the Council subsequently decides whether or not a
petition is approved or denied, and if a petition for a waiver of use approval is
denied, the petitioner has ten days in which to appeal the decision to the Council.
IL Mr. Herman Kluver, Secretary, announced the first item on the agenda is
Petition 73-9-2-22 by Burger Chef Systems, Inc. , requesting to
be granted a waiver use approval to remodel and add to the exist-
Co ing restaurant located on the north side of Five Mile Road, east
of Merriman Road in the Southwest 1/4 of Section 14.
Mr. John H. Schell, Real Estate Manager; R., B. Mawhinney, Construction Manager; and
Thomas Strat, Architect, were present representing Burger Chef Systems, Inc.
Mr. Schell introduced Mr. Strat, the Architect retained by Burger Chef Systems, Inc.,
to make the revisions to the site and building.
Mr. Strat presented the plans of the proposed site changes and building remodeling
to the Commission.
Mr. Strat: Changing the style of the restaurant was based upon a change in
orientation of the restaurant to that of a family-style, sit-
down restaurant_because they want to avoid the image of being
a fast-food, drive-in operation.
Mr. Andrew: Where on the site is the trash receptacle proposed to be located?
Mr. Strat: In the rear of the building within an enclosure which will be
screened and fully fenced.
Mr. Andrew: Where are the parking spaces for the physically handicapped
l to be located?
7 Mr. Strat: As the plan shows, they will be adjacent to the front entrance.
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Mr. Andrew: Where are the parking spaces which are deficient by our present day
standard of 10' x 22' located and how large is the deficiency?
L: Mr. Shane: There are five spaces that do not have the full depth of 22' and they
are the five spaces planned to be located in the front of the building.
Mr. Hand: Do you have a contractor to handle the maintenance of the landscaping
or what other arrangement do you have for site plan and landscape
maintenance?
Mr. Mawhinney: The Company presently does not have a maintenance contractor, but are
looking into such an arrangement. At the present, they rely on the
individual restaurant manager to maintain the site and landscaping.
Mr. Merrion: According to the photograph showing the new building remodeling program,
a free-standing sign is not shown. Is :that your intention here -- not
to have a free-standing sign?
Mr. Strat: No, we will be revising all signs to conform to the new logo of the
Company. We want to retain the existing free-standing sign located
on this property.
•
Mr. Mawhinney: The sign shown on the building canopy is internally lighted and the
overall sign dimension is 18'6" with 3' high letters. (Mr. Mawhinney
also explained and showed to the Commission a drawing of the free-
standing sign, its overall dimensions of height and width.)
IL Mr. Andrew: I am not in support of the three identification signs shown on the
building canopy. I would recommend that the building plans be approved
tie with the exception of any canopy signs affixed to the building and
that if, in the future, Burger Chef Systems, Inc. , feels signs are
needed, any signs to be attached to the building should be subject to
Commission approval.
*Mr. Pinto arrived at 8:55 p.m.
There was no one else present wishing to be heard concerning this item.
Mr. Andrew, Chairman, declared the public hearing on Petition 73-9-2-22 closed.
On a motion duly made by Mr. Hand and seconded by Mrs. Friedrichs, it was
#9-232-73 RESOLVED that, pursuant to a Public Hearing having been held on
September 18, 1973 on Petition 73-9-2-22 as submitted by Burger
Chef Systems, Inc. , 1348 West 16th Street, Indianapolis, Indiana
46202, requesting to be granted a waiver use approval to remodel
and add to the existing restaurant located on the north side of
Five Mile Road, east of Merriman Road in the Southwest 1/4 of
Section 14, the City Planning Commission does hereby recommend
to the City Council that Petition 73-9-2-22 be approved subject
to the following conditions:
(1) That Site Plan #7320-5, dated 7/18/73, which is hereby
approved, shall be adhered to.
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(2) That Building Elevation Plan, revised 6/22/73, subject to the
deletion of the canopy signs, which is hereby approved, shall
fa: be adhered to in all respects with the exception of the canopy
signs.
(3) That no additional free-standing signs or signs affixed to the
building shall be permitted without first obtaining approval
from the City Planning Commission.
(4) That Landscape Plan #7320-5, dated 7/18/73, which is hereby
approved, shall be adhered to.
(5) That all landscaping shall be installed on the site before.
issuance of a Certificate of Occupancy.
(6) That all landscaping installed on the site shall be permanently
maintained in a healthy condition.
for the following reason:
(1) The proposal is to modernize and improve the overall appearance
of the building and related site development by way of the build-
ing remodeling and by the addition of the landscaping as proposed
on the plans.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Hand, Talbot, Taylor, Friedrichs, Kluver, Merrion, Andrew
NAYS: None
410 ABSTAIN: Pinto
ABSENT: Falk
Mr. Andrew, Chairman, delcared the motion is carried and the foregoing resolution
adopted.
Mr, Kluver announced the next item on the agenda is Petition 73-9-2-23 by
Burger Chef Systems, Inc. , requesting to be granted a waiver use
approval to remodel and add to the existing restaurant located
on the north side of Plymouth Road, east of Stark Road in the
Southeast 1/4 of Section 28.
Mr. Strat presented the new site plan and building plan to the Planning Commission
explaining the nature of the site changes and building remodeling.
Mr. Andrew: Does your site abut the site of the Hi Fy Gasoline Service Station
located to the east?
Mr. Schell: No, there is an intervening strip of land.
Mr. Strat: The Site plan submitted will be revised to the extent that the drive-
way widths will be reduced to improve the alignment of the driveways
with the offstreet parking spaces and aisleways. They will add an
$ anti-week strip, or salt strip, adjacent to the Plymouth Road curb
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line. Also, we will comply with the staff's suggestions to delete •
two parking spaces parallel to the Plymouth Road right-of-way and
landscape those areas in that they have surplus parking and loss of
these two parking spaces will not pose a problem from an Ordinance
standpoint.
Mr. Merrion: Will the wall on the east side of the site be removed?
Mr. Strat: It will.
Mr. Talbot: Will the existing free-standing sign remain?
Mr. Mawhinney: It will but we will attempt to update it by improving the logo.
Mr. Andrew: Will you object to coming back in two year's time to discuss the
free-standing sign with the Commission?
Mr. Schell: I have no objection.
Mrs. Taylor: Is there any landscaping proposed for the Plymouth Road right-of-way?
Mr. Shane of the Planning Department showed the Commission the landscape plan submitted
with the petition which showed that the Plymouth Road right-of-way is to be landscaped.
There was no one else present wishing to be heard regarding this item. Mr. Andrew,
Chairman, declared the public hearing on Petition 73-9- 2-23 closed.
On a motion duly made by Mr. Hand, seconded by Mrs. Taylor and unanimously approved,
it was
#9-233-73 RESOLVED that, pursuant to a Public Hearing having been held on
September 18, 1973 on Petition 73-9-2-23 as submitted by Burger
Chef Systems, Inc. , to remodel and add to the existing restaurant
located on the north side of Plymouth Road, east of Stark Road in
the Southeast 1/4 of Section 28, the City Planning Commission does
hereby recommend to the City Council that Petition 73-9-2-23 be
approved subject to the following conditions:
(1) That Site Plan #7320-6, revised 9/19/73, which is hereby
approved, shall be adhered to.
(2) That Building Elevation Plan, revised 6/22/73, subject to
the deletion of the canopy signs, which is hereby approved,
shall be adhered to in all respects with the exception of
the canopy signs .
(3) That no additional free-standing signs or signs affixed to
the building shall be permitted without first obtaining
approval from the City Planning Commission.
(4) That Landscape Plan #7320-6, revised 9/19/73, which is hereby
approved, shall be adhered to.
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(5) That all landscaping shall be installed on the site before
issuance of a Certificate of Occupancy.
(6) That all landscaping installed on the site shall be permanently
maintained in a healthy condition.
for the following reasons:
(1) It complies to the Zoning Ordinance #543 requirements and
the special waiver standards related to restaurants.
(2) The proposal is to modernize and improve the overall appearance
of the building and related site development by way of the
building remodeling and by the addition of the landscaping as
proposed on the plans.
FURTHER RESOLVED that, notice of the above Public Hearing was
sent to property owners within 500 feet, petitioner and City
Departments as listed in the Proof of Service.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is Petition 73-9-2-24 by
Burger Chef Systems, Inc. , requesting to be granted a waiver use
approval to remodel and add to the existing restaurant located
at the intersection of Eight Mile Road and Grand River in the
Northeast 1/4 of Section 1.
Mr. Strat explained the new site plan, proposed building changes and site landscaping.
Mr. Andrew: Does the landscape plan conform to the site plan?
Mr. Strat: The two are of different scales and the landscape plan is slightly out
of scale but the two, in general, conform.
Mr. Andrew: What are the sign plans for this area?
Mr. Schell: There are already two existing free-standing signs located on the
site and they are to remain. The areas around them will be land-
scaped and the overall site itself will be landscaped in that the
parking lot . . the area that is leased by Burger Chef Systems . .
will be re-striped to conform to the new standards for offstreet
parking spaces as required by the City of Livonia Zoning Ordinance.
There was no one else present wishing to be heard regarding this petition.
Mr. Andrew, Chairman, declared the public hearing on Petition 73-9-2-24 closed.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously adopted,
it was
t‘II) #9-234-73 RESOLVED that, pursuant to a Public Hearing having been held
on September 18, 1973 on Petition 73-9-2-24 as submitted by
Burger Chef Systems, Inc., requesting to be granted a waiver
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use approval to remodel and add to the existing restaurant •
located at the intersection of Eight Mile Road and Grand River
in the Northeast 1/4 of Section 1, the City Planning Commission
does hereby recommend to the City Council that Petition 73-9-2-24
be approved subject to the following conditions:
(1) That Site Plan #7320-10, revised 9/19/73, which is hereby
approved, shall be adhered to.
(2) That Building Elevation Plan, revised 6/22/73, subject to
the deletion of the canopy signs, which is hereby approved,
shall be adhered to in all respects with the exception of
the canopy signs.
(3) That no additional free-standing signs or signs affixed to
the building shall be permitted without first obtaining
approval from the City Planning Commission.
(4) That Landscape Plan #7320-10, dated 7/23/73, which is hereby
approved, shall be adhered to.
(5) That all landscaping shall be installed on the site before
issuance of a Certificate of Occupancy.
(6) This approval is subject to the granting of a variance by
the Zoning Board of Appeals for an addition to a non-conforming
building.
for the following reasons:
(1) The proposal is to modernize and improve the overall appearance
of the building and related site development by way of the
building remodeling and by the addition of the landscaping as
proposed on the plans.
FURTHER RESOLVED that, notice of the above Public Hearing was
sent to property owners within 500 feet, petitioner and City
Departments as listed in the Proof of Service.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
A recess was declared at 9:30 p.m. for the purpose of discussion by the Planning
Commission of pending items. •
The 264th Regular Meeting of the Planning Commission was reconvened at 12:00 midnight
with all members of the Commission present as were present for the original roll call.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously adopted,
it was
fLe,‘ #9-235-73 RESOLVED that, pursuant to Section 18.58 of Ordinance #543, the
Zoning Ordinance of the City of Livonia, as amended by Ordinance
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#988, the City Planning Commission does hereby approve Petition
IL 73-8-8-34P by William E. Kurtz requesting approval of all plans
required by Section 18.58 submitted in connection with a proposal
to construct an addition to an existing office building located
on the north side of Schoolcraft Road between Farmington Road
and Hubbard in Section 22, subject to the following conditions:
(1) That the petitioner seek from the Zoning Board of Appeals
an approval to add to a non-conforming building.
(2) That Site Plan dated 9/11/73, prepared by Kamp-DiComo
Associates, Architects, which is hereby approved, shall
be adhered to.
(3) That Building Elevation Plan dated 9/11/73, prepared by
Kamp-DiComo Associates, Architects, which is hereby approved,
shall be adhered to.
(4) That a detailed landscape plan showing the precise landscape
treatment of the site for those areas on the site plan shown
to be landscaped, shall be submitted to the Planning Commission
for approval within thirty (30) days from the date of site plan
approval.
(5) That the construction trailers now stored on the site be removed
before a Certificate of Occupancy is issued for the proposed
office addition.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made, seconded and unanimously adopted, the 264th Regular Meeting
held by the City Planning Commission on September 18, 1973 was
adjourned at 12:02 a.m.
CITY PLANNING COMMISSION
La•-t" /I/Walr&-----
Herman H. Kluver, Secretary
ATTEST
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Daniel R. Andrew, Chairman
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