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HomeMy WebLinkAboutPLANNING MINUTES 1981-09-01 - 7536 MINUTES OF THE 418th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA ;On Tuesday, September 1 , 1981 the City Planning Commission of the City of Livonia held its 418th Regular Meeting and Public Hearings in the Livonia City Hall , 33000 Civic Center Drive, Livonia, Michigan. Mr. Daniel R. Andrew, Chairman, called the meeting to order at 8:00 p.m. with approx- imately 55 interested persons in the audience. Members present: Daniel Andrew Judith Scurto Donald Vyhnalek Jerome Zimmer R. Lee Morrow Sue Sobolewski Herman Kluver Donna Naidow Members absent: Joseph Falk Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director; and Ralph H. Bakewell , Planner IV, were also present. Mr. Andrew informed the audience that if a petition on tonight 's agenda involves a question of rezoning or vacating, this Commission only makes recommendations to the City Council and the City Council , after holding a public hearing, makes the final determination as to whether a petition is approved or denied, and if a petition for a waiver use use is denied, the petitioner has ten days in which to appeal the decision. Mrs. Judith Scurto, Acting Secretary, announced the first item on the agenda is Petition 81 -3-1-6 by the City Planning Commission to rezone property located on the west side of Farmington Road, south of Five Mile Road in the Northeast 1/4 of Section 21 , from R-2 to AG. I'Mr. Andrew: Mr. Nagy, is there any correspondence in the file regarding this petition? Mr. Nagy: There is a letter from the Engineering Division setting forth a legal description of the property. Mr. Andrew: This is a petition by the City Planning Commission on its own motion to rezone property to bring it into conformance with the Zoning Ordinance. The Zoning Ordinance requires cemeteries to be zoned agricultural and within that category they are waiver uses. Is there anyone in the audience wishing to be heard regarding this petition? There was no one present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 81 -3-1-6 closed . On a motion duly made by Mr. Vyhnalek, seconded by Mr. Morrow and unanimously adopted , it was #9-154-81 RESOLVED that, pursuant to a Public Hearing having been held on September 1 , 1981 on Petition 81-3-1-6 by the City Planning Commission to rezone 7537 property located on the west side of Farmington Road, south of 11 Five Mile Road in the Northeast 1/4 of Section 21 , from R-2 to AG, the City Planning Commission does hereby recommend to the City Council that Petition 81-3-1-6 be approved for the following reasons: (1) The proposed change of zoning is consistent with the Planning Commission's policy to have lands zoned to reflect the estab- lished use of the property. (2) The proposed change of zoning to the agricultural classification is consistent with Zoning Ordinance #543 requirements that have cemeteries subject to waiver use approval within the agricultural classification. (3) The established use will be more appropriately regulated as a result of this proposed change of zoning as maximum control -^.. is still vested in the City of Livonia as cemeteries are subject to waiver use approval within the agricultural classification. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of August 17, 1981 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City departments as listed in the Proof of Service. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. dirs. Scurto, Acting Secretary, announced the next item on the agenda is Petition 81-7-2-16 by Michael Neubauer requesting waiver use approval to construct an auto wash on the east side of Farmington Road, south 460 of Eight Mile Road in the Northwest 1/4 of Section 3. Mr. Nagy: There is a letter -in the file from the Traffic Division indicating that the site appears to be satisfactory relative to vehicular ingress and egress, and vehicle movement and accommodation. There are letters from Beatrice Wright, owner of Lot 18; Dora and Esar Bachman, owners of Lots 13, 14, 15 and 16; and Michael Petteys, owner of Lot 19, all indicating objections to this petition. A letter in the file from the Fire Marshal states they have no objection to the site plan as submitted. We have a letter from the Bureau of Inspection stating that it appears that 20 or more cars could be accommodated in a line up, that a protective wall is required east of the front lot line where split zoning occurs and that all yard requirements have been complied with. Mr. Andrew: How about the Wayne County Road Commission? Mr. Nagy: They have not submitted a report as of this time. Michael Neubauer, 9308 Northern, Plymouth, petitioner: The hours of operation of this car wash will be 8:00 a.m. to 7:00 p.m. daily and on Sunday it will IL close early at 4:00 p.m. Regarding the objections from the residents about the water usage, I think this is a misconception that we will be dumping a lot of water. Our parking area will be paved and produce • 7538 no more problem than any other business. Reducing the water flow II into the sewer goes along with our plans and will create no problems at all . We happen to own the private sewer that goes along Lot 18. There was an agreement; she helped pay for it but the purchase of this lot includes the sewer. We would consider donating that to the City of Livonia once the sewerson Shadyside are big enough. Actually, we dump very little water into the sanitary sewer. We are a car wash. Car wash means water and people think we will have a problem. We have a very large retention pit. It holds all the water and most of the water is used over.. Most of the water going into the sanitary sewer is from our bathroom. I looked at the list of things allowed in C-2 and I think a lot of those are in line with what we are trying to build. There is a car wash in the service station across the street. There is a McDonald ' s less than a mile to the south which creates much more traffic than our auto wash, and there are other service stations in the area. There is a fire station and I am sure they wash cars in there. There is no residential by us. The bank "„ which will be built will probably have a drive-in and they tend to have more traffic than a car wash. We have had no problem with back up and no complaints in Canton. 95% of the water is off the car before it goes onto the road. In our Canton location we petitioned to build a coin-op behind our facility. The coin-op was going to use our same driers as the car wash. Canton sent a letter to the Department of Transportation. I know this is not the same but it is a similar situation. Mr. Neubauer read to the Commission a letter received from David B. Wilson of the Michi- ._..._i gan Department of Transportation which concerned the location and number of driveways in connection with his Canton facility. i Mr. Neubauer: Why didn't I pick another site? I spent six to eight months looking 1600 for a site in Livonia. This piece was not for sale and I contacted the owner and he agreed to sell . I really don't think there is much of anything else available where there is a need for a car wash. This is a prime residential area and those are the people who use our facility. I hope the Board can keep an open mind regarding a car wash. A lot of washes are built right on the road with very little facility for drying a car but ours are 95% dry when they leave. I think we have met all the Ordinance requirements and I think we will be putting a valuable addition in your community. Mr. Morrow: Are you part owner of the property? Mr. Neubauer: I have a nine-month option to purchase. Mr. Zimmer: How many employees will you have? Mr. Neubauer: The employees vary between one in the summer up to two on the week- end. In the winter we will have I think two and on the week-end maybe four. It is almost completely automated. There are not many full-service car washes being built any more. We do some prep work. Mr. Morrow: In the spring do you do any of your cleaning outside? 4 1[0 Mr. Neubauer: No. We have about 14' inside the building for prepping in Canton. The building is Livonia is 130' long and there will be about 30' inside for prepping so there will be nothing outside the building. 7539 Mrs. Scurto: Could you please show me where the northbound left turn lane ends? The people who are going north and turning left on Farmington -- 11 where would that lane end? How long is that from Eight Mile Road to the drive of the car wash. Mr. Bakewell : Probably about 400' . Mrs. Sobolewski : Who will maintain your building -- who will watch over the landscaping and litter. Mr. Neubauer: I will . In automatics, there are investment tax credits which is the reason some people buy them. Some people build them and it is not their principal business and they tend to do fairly well , but I make my living this way and I will maintain it. Mrs. Sobolewski : Canton is your only other car wash? Mr. Neubauer: Yes. We have an option on another piece of property in Novi , but I am a little scared because of the shopping center. This is really a residential business. Mr. Sobolewski : How many feet between the door of the car wash to the sidewalk? Mr. Neubauer: 60 or 65 feet to the sidewalk and another 10 feet to the drive. Mr. Vyhnalek: What about the noise level ? Mr. Neubauer:il, There is not much noise. Equipment companies have been forced to reduce noise. The blower was one of the noiser things but OSHA has made us put mufflers on the equipment. Mr. Vyhnalek: Where will the lighting end? Mr. Neubauer: There will be only one pole light where the cars turn around. It will sh(ne toward the north. Mr. Vyhnalek: Will you install a protective wall ? Mr. Neubauer: We certainly will put the wall in if we have to but I probably would like to appeal it. I may not even use the back and we would have a wall in the middle of the field and if we have to do that, we will but I think we will do more damage with the wall by removing the trees. Mr, Vyhnalek: How many cars a day go through there in the winter when you are the busiest? Mr. Neubauer: It is very hard to say because it varies. Today, we washed 65 to 70 in eleven hours. In the winter we will wash two to three hundred during the week. The biggest days might be seven to eight hundred on a Saturday but that is very rare. I think only three times we have done that many. It is a rather small lot -- 102' by 255' and I don't think many businesses could afford to build something as nice as we plan to build and I think you have to consider that . 7( 40 Mrs. Aldo Liberatore, 6931 Plainfield, Dearborn Heights: I own the commercial complex next to this. He would be donating the sewer to the City? Mr. Andrew: That is a moot point and should not be discussed this evening . : Mrs. Liberatore: I was concerned about this building. When I went out to Canton I will honestly say I was most assured. He would have to put in an extra lane. It had two drives, not one. This property has had problems in the past because of the frontage. Plans should have been sent to the Wayne County Road Commission. He said to have one drive would have to be specially approved. They said he would have to have two drives. Another thing, he petitioned for a car wash and it is beautiful . But his lot is 400' deep. He is petitioning in stages and he wants to put in a coin-operated wash. What is to keep him from doing that here? Within two to three miles there are several car washes. In the whole City of Canton there are only two. In Farmington there are two and they feel that is sufficient. In Livonia we have many car washes. Why do we have to have this many car washes? There is a problem with turning in and out over there. On the plans he shows an overflow of cars. Where does he propose to put these cars? Mr. Andrew: What does the letter from Inspection say? Mr. Nagy: There is room for twenty cars. Mrs. Liberatore: In Farmington all their car washes are in C-3. What is this property? lieMr. Andrew: C-2. Mrs. Liberatore: We have apple trees here and he proposes to leave these. Who wants apple trees in their yard? Who is going to cleanup the apples. Mrs. Scurto: Mrs. Liberatore, have you looked into buying this property? Mrs. Liberatore: No. A real estate, approached us and asked if we wanted to sell our property. I gave them the name of the owner of that property. Mrs. Scurto: I believe one of your tenants is a florist and there has to be about five florists in this area and I think the point of over-saturation is a moot point. Mr. Andrew: We sent a plan to the Wayne County Road Commission. We only require one driveway, not two. Mrs. Liberatore: I was told when I put in mine that I needed two so wide andso deep. Mr. Andrew: Theycan dictate the width and radius but not the number. Mrs. Liberatore: I would like to see something there but I wouldn' t like to see this just for the sake of seeing something there. There are other things in the plans that I have problems with too, particularly the setback. Robert Wyman, 20321 Shadyside: I own Lot 17 and I am against it because of the drain. All the buildings back there are draining into our street. We would like to see a wall back there. 7 Pow- 7541 • Richard J. Genik, 16961 Canterbury: Will you be able to wash vans? Mr. Neubauer: 0 : Yes. Mrs. Liberatore: In checking other car washes in Livonia, they have two driveways for 00 ingress and egress. Mr. Neubauer: There happens to be another in Canton much larger than ours with one entrance. We put in two because we anticipated bringing in the coin-op. There isn't enough property here to build a coin-op. And, we will leave three apple trees and clean up the apples, but the trees don 't have to stay. We don't need three lanes of traffic. Even in the winter we might have three in line. On a rare busy day, maybe ten. Pedple don 't wait much longer than that . The Jax Car Wash is a full- service and a different market area. Bob Sax was just built and 50% is used by Sax for his own cars and it is 800 to 1 ,000 feet off the .- ,. road. There are two washes in Canton with about 40 to 45 thousand people. There are 100,000 people in Livonia. Michael Petteys, 20411 Shadyside: I would like to see the protective wall on the C-2 and residential but no coin-op. I am concerned about my water supply. I would want to make sure all the water put back into the system is purified. The City Engineer said if the water puddled it could get into our water supply. Mrs. Liberatore: Whether this is approved or whatever, I would like to have something incorporated that at no future time will he petition to go ahead and put in a coin operated car wash. II Mr. Andrew: We can't do that but we have a right to shoot him down if he comes back for that. There was no one else present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing. on Petition 81-7-2-16 closed. Mr. Zimmer: I am concerned about the traffic and how it will effect the road. I would like to hear from the Wayne County Road Commission before acting on this. On a motion duly made by Mr. Zimmer, seconded by Mr. Vyhnalek and unanimously adopted , it was #9-155-81 RESOLVED that, pursuant to a Public Hearing having been held on September 1 , 1981 on Petition 81-7-2-16 as submitted by Michael Neubauer requesting waiver use approval to construct an auto wash on the east side of Farmington Road, south of Eight Mile Road in the Northwest 1/4 of Section 3, the City Planning Commission does hereby determine to table Petition 81-7-2-16 until the Study Meeting to be conducted on September 15, 1981 . Mrs. Scurto, Acting Secretary, announced the next item on the agenda is Petition 81-8-2-17 by Ed Laupmanis requesting waiver use approval to construct a Montessori School on the south side of Six Mile Road, west of Merriman Road in the Northeast 1/4 of Section 15. I 7542 Mr. Nagy: There are letters in the file from the Engineering Division, Bureau of Inspection and Fire Department indicating that they have no problems or objections to this petition. There is a letter in the file also from the Traffic Bureau stating that there could be problems concerning the location of the handicapped parking. There is a letter from Mr. and Mrs. Blair III and from the Merriman Six Civic Association in opposition to the petition. That is the extent of our correspondence. Mr. Ed Laupmanis, 2940 Biddle, Wyandotte: I am the Architect for clients who wish to construct this project. The project has certain requirements. It needs a residential setting and access to a main thoroughfare. That is why this site was chosen as well as having the residential homes in the area. The building is a small scale residential building. There was some concern by the Planning Commission at the study meeting. The size of the building is 2,900 square feet; no plans for an addition. The height is 20' which is below any of the two story houses in the area. It will be a wood frame. Concerns were voiced regarding park- ing. We will have forty students and four teachers. We brought a revised site plan showing eight parking spaces. My clients are amenable to moving the school further back. We are presently using just half of the site and plan to leave the rear portion natural , as it is. My clients have taken the time to send letters to the resi- dents as to what they are doing. They have contacted the Church across the street and they have agreed to let the school use their parking lot when necessary. My clients are looking to become part of the community and believe it is a good transition piece between the Church and the residential and would like your approval . a Mr. Morrow: What does the Ordinance require in parking? ii Mr. Nagy: The Ordinance requires one for each employee plus offstreet parking for loading and unloading students. Mr. Morrow: It would be left up to the Building Inspector? Mr. Nagy: Yes. • Mr. Andrew: The Chair rules 20 based on the letter in the file received from the Building Inspector. Mrs. Scurto: I would like to know if this should become so highly successful and because you are using only half the site, would you want to enlarge the facility. Do you think your clients would look for another site rather than building onto this one? Mr. Laupmanis: Yes, I have discussed that with my clients. Mr. Zimmer: How about the handicapped parking. Does that get changed with this new parking? Mr. Laupmanis: Yes, it does. IL Mr. Kluver; Why do you have to locate a facility like this in a residential area? 7543 Mr. Laupmanis: By the scale and nature of the school and open teaching technique, it needs a residential setting in terms of appeal to the students . It is not a day care school , it is a Montessori school and this has been found to be a most beneficial method of teaching. , Usha Mangrulkar, Administrator, Novi-Lakes Area Montessori : One of the reasons we are proposing to build this school in this location is that this is a central location. There are two Montessori schools in Livonia, one between Five Mile and Plymouth Roads off Newburgh, and one at Five Mile and Inkster Roads. This would be one mile north and in the center. Basically, Livonia is a growing community and enlightened, which would be receptive to this method of education. In the other two locations we are in churches and I think this would be a prime location which we would put our heart into and be there all the time. This would be compatible with and look very much like the church across the. street, I would like to show it to you. Ms. Mangrulkar showed a plan of the proposed school to the Commission. Mr. Puckett, 31642 Grove: My property abuts this property on Six Mile Road. I hope you will deny this request. There are three schools within one mile on Six Mile. The traffic on Six Mile is heavy, particularly in the morning it is very congested. The property is zoned residential and within the last couple years they have built houses on the northeast corner. Those people wouldn 't be happy with a change of zoning. The property on the southeast corner -- they have been trying to get that zoning changed. If this is approved , that request will be renewed. I think the residential nature should be continued. Bernard Kudla, 31501 Six Mile Road: When we bought the property in 1970, there were two 1111 homes on the lots; it was residential . Those homes were condemned because they couldn't meet code. They were torn down. We bought because there were homes and we would like to see it that way. I object to the petition. William Booth, 16983 Merriman: I am a relatively new resident in the area; about two years. I had to go to the Zoning Board of Appeals and one of the conditions was that I maintain the nature of the area. I think putting the school here would interrupt the naturalness of the area. I also have a letter from my neighbors who are on vacation. Resident, 31464 Six Mile Road : I am opposed. We moved here two years ago. We looked at about fifty homes. We think this is a beautiful neighborhood. We have difficulty parking cars when we have large family gatherings. We would like to see the area preserved with residential homes. Mrs. J. Mathews, 23917 Talbot, St. Clair Shores: We bought this lot hoping to build on it some day and we are opposed to building a home next to the school . Joel Baynes, 16939 Merriman: I am opposed to the school because we moved there thinking it would be residential and we object to otherwise. Mrs. Harold Howes, 16965 Merriman: This proposed site abuts to the side of our property. 10 We bought because we wanted privacy and country and I think this is not the right thing. and it would be dangerous for the children in crossing Six Mile Road. I 7544 Robert Brezezinski , 16885 Canterbury: It is my understanding that there are to be enrolled 2-1/2 year old children. Under the Zoning Ordinance, a public or private educational institution is for the purpose of elementary or secondary education essentially the same as given in a public school . I believe that the only way this day nursery can exist is as a waiver use in a P.S. zone. Mrs. Scurto asked whether, if this was successful , would they expand. My question is what if it is not successful . What happens to the 3000 square foot build- ing? I have to share the concerns of this lady relative to children crossing Six Mile Road. Merriman is a two-lane road and to exit east or west is totally impossible. Mrs. Scurto: If this is a profit making school , does that fall into the same zone as a parochial or non-profit making school ? Mr. Andrew: The problem is a question of interpretation of language. In the waiver uses under residential , it specifically says a private educa- - tional institution . Mrs. Scurto: There is a difference between a private and profit making school . I think it should be looked into in the near future. Mrs. Genick, 16961 Canterbury: I spoke with the Administrator and she said there would be two sessions, morning and afternoon, of 40 children. Is that 40 in each session? Ms. Mangrulkar: There will be 40 children at one time which does not mean 40 children lialtogether. Sessions will be 9:00 to 11 :30 a.m. , and 12:30 to 3:00 p.m. , Mrs. Genick: Will some children stay from the morning session to the afternoon? Ms. Mangrulkar: Yes. Mrs. Genick: How is this different from a day care center? Ms. Mangrulkar: A day care center takes care of children from 7:30 a.m. to 6:00 p.m. at night, basically for parents working. Mr. Vyhnalek: I am opposed to this on the basis that this should be left RUF. Secondly, the parking in the church I think they meant for the parents, not the children, walking across the street. I would be against that . I object to the traffic problem of dropping off 40 kids in about 15 minutes. Mr. Andrew: The Chair declares the public hearing on Petition 81-8-2-17 closed. On a motion, duly made by Mr. Morrow, seconded by Mrs. Sobolewski and unanimously adopted, it was #8-156-81 RESOLVED that, pursuant to a Public Hearing having been held on September 1 , 1981 on Petition 81-8-2-,17 by Ed Laupmanis requesting waiver use approval to construct a Montessori School on the south side of Six Mile Road, west of Merriman Road in the Northeast 1/4 of Section 15, IL 7545 the City. Planning Commission does hereby recommend to the City lii0 Council that Petition 81-8-2-17 be denied for the following reasons: (1) The proposed use does not comply with Zoning Ordinance #543, as amended, as regards offstreet parking requirements contained in Section 18.37 and 18.38 thereof. (2) The petitioner has failed to show that the proposed use complies with all of the general waiver use requirements and standards contained in Section 19.06 of Zoning Ordinance #543, as amended. (3) The proposed use would be detrimental to and incompatible with the adjacent and surrounding residential uses in the area. (4) The traffic to and from the site would be such that its volume and nature would be distrubing and detrimental to the existing "'" residents in the area. 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. Andrew: Mr. Laupmanis, you have ten days within which to appeal this decision by filing your appeal with the City Clerk. Mrs. Scurto, Acting Secretary, announced the next item on the agenda is Petition li, i 81-8-2-18 by Stephen A. Warehime for Bob Evans Farms, Inc. , requesting waiver use approval to construct a restaurant on the northwest corner of Middlebelt and Schoolcraft in the Southeast 1/4 of Section 23. Mr. Nagy: There is a letter in the file from the Bureau of Inspection stating the site plan meets all yard and parking requirements. We have letters from the Fire Department, Police Department and Engineering Division indicating they have no objection to this petition. Stephen A. Warehime, 3776 South High Street , Columbus, Ohio: As the Planning Commission knows, we have been previosuly approved for the northeast corner of this intersection. For reasons beyond our control we cannot develop that property. We have a new contract to develop the same building and same operation. We will employ 65 local people. The Wayne County Road Commission, at a meeting today, has given verbal approval of our plans. Mr. Andrew: Any basic changes in your plan? Mr. Warehime: They originally wanted the curb cut to the south. They requested the one on Middlebelt to be cut to the south. We convinced them that we should move it to the north. 10 The Andrew: The ingress and egress as shown on your plan has essentially been approved by the Wayne County Road Commission? 7546 Mr. Warehime: That is correct. 11 Mrs. Scurto: In the previous location and on Telegraph in Canton, you have an overflow area for cars or people meandering throughout the site. Mr. Warehime: In Canton we have 99 parking spaces and an additional easement shared by Knight 's Inn and ourselves. We have an agreement to park on that . We were required to build the easement by Canton. Mrs. Scurto: You are going to create a traffic hazard here. Have you looked into the property to the north of you at all or do you honestly feel that this site will not create a hazard on Sunday mornings? Mr. Warehime: I can't honestly answer that until we open. We feel 100 spaces is adequate and it is in accordance with your Ordinance. We feel we have developed the best plan and after meeting with the Road Commis- sion, we have their approval . Mrs. Scurto: I will cast a no vote because of the fact that I think this will create a traffic hazard. Mr. Vyhnalek: Did the Wayne County Road Commission say anything about the traffic going out of your north drive? Mr. Warehime: There currently are seven lanes of traffic there with the turn lane. I asked if left hand turns are permitted in and out and the answer was yes. I asked my company again regarding our feelings on the left hand turn lane. We would be concerned if it was prohibited. Robert Ewald, 13962 Beatrice: It is not true that you are negotiating for this property? li, Mr. Warehime: We have that under contract because the property is split between two owners, the Martins and Sun Oil Company. We actually are securing this total piece ofproperty. Mr. Ewald: My main objection is the traffic problem. There is only one entrance off Middlebelt and one off Schoolcraft. I feel there is a problem because I drive it every day. Traffic goes four different ways and with this it would be five ways. Cars going in all directions. I am concerned about the lights shining into the property and if they plan on expanding later on or what. Mr, Andrew: This petition does not involve any of the portion of additional property you are talking about. Mr. Warehime: The site lighting is shown on the plan, shielded and directed down toward our building. Lighting standards will be approximately 20' high. We have an over-abundance of land but we have no plans for it . No development other than our own. We actually take ownership of 13 and l0A with absolutely no future use for those. Mrs. Blanko, 13995 Beatrice: I object to the restaurant while I agree with Mrs. Scurto that it is a great place to eat. Will there be an exit off Middlebelt ? teMr. Warehime: Yes. } 0 • 7547 • Mrs. Blanko: There is no way people who make a left hand turn coming out of the subdivision can get out; sometimes we have to wait five minutes to make a left hand turn. There are a lot of accidents making left hand turns on Perth. If people decide to go right, they can but then they will use our street to get back onto Middlebelt and there t are small children in our neighborhood. Mr. Warehime: We are concerned about your children, too. We are company owned and operated and will be open on Sunday through Thursday from 6:00 a.m. to 10:30 p.m. and on Friday and Saturday from 6:00 to 11 :30 p.m. Agatha Kalkanis, 13950 Beatrice: I object to the type of business which is being pro- posed for this location because it is open almost sixteen hours a day, seven days a week. They will destroy some of the residential character of the neighborhood. We already have a business which is compatible to the residential character and they are not open on Saturday and Sunday. I think that preserves some of the peace. I .,„ would like to point out that residing as we do in a very heavy traffic area such as Middlebelt and Schoolcraft, there is tremendous noise. This will create an even greater noise factor. I am also concerned about traffic and I question why the Wayne County Road Commission would approve a drive in this area when they wouldn't even approve a left hand turn onto Schoolcraft from Middlebelt. Will a wall be required. Mr. Andrew: No, the Ordinance does not require a wall in this area. Ms. Kalkanis: With no wall there would be increased traffic lights in the area. Mr. Andrew: How long have you lived here? i Ms. Kalkanis: Three years. George Cueter, 19802 Mack, Grosse Pointe Woods: We took the time and effort to get traffic counts that might be beneficial to you and help the residents with the development of this intersection. The turning lanes are put in for a purpose; to bring the traffic around in a normal• and safe flow. The counts we have from the Wayne County Road Commission. For the off-ramp heading west, they have a traffic count of 10,400 cars in one 24-hour period. On the eastbound, 19,487 cars. The traffic travelling southbound on Middlebelt, 15,420, and northbound 16,529. It indicates that the north side of the street has lesser traffic than the south side for the reason that the flow of traffic coming into the immediate intersection is probably going to the Mall , race track or industrial development on Plymouth Road. Any C-2 will generate traffic. Our point is that Bob Evans is going to service primarily the people in the immediate vicinity. There are intersectionsnot even affiliated with a freeway that carry more traffic than this intersection . Mr. Warehime: The lady that was concerned about noise at night -- granted there will be but one-third of our business is from 6:30 a.m. to 1 :00 p.m. , one- third from 11 :00 to 2:00 and one-third from 2:00 to closing. That is an average. More than 75% of that one-third is time prior to 7:00 in the evening. We handle our own maintenance, cleaning up the back and we have a sprinkling system. I • 7548 Mrs. Blanko: I think the people coming from the race course are going to be iii0 0 accommodatedin this restaurant and I still think that withpeople coming north on Middlebelt making a left turn into the restaurant wouldn't work; there will be a back up of traffic. Mr. Morrow: If they chose to expand, could they begin to build a parking lot? Mr. Nagy: They would have to come to us for site plan approval but the use would be permitted. Mr. Warehime: The only way we would develop into a parking lot would be in the event that our business would be so successful and there was a continued parking problem. ltie feel we are adequate with 100 parking spaces. The price of the lots would prohibit developing a parking lot unless absolutely necessary. Eventually this property will be sold. There was no one else wishing to be heard regarding this item and Mr. Andrew, Chairman, declared-the public hearing on Petition 81 -3-2-18 closed. On a motion duly made by Mr. Zimmer, seconded by Mrs. Scurto, it was RESOLVED that, pursuant to a Public Hearing having been held on September 1 , 1981 on Petition 81-8-2-18 as submitted by Stephen A. Warehime for Bob Evans, Inc. , requesting waiver use approval to construct a restaurant on the northwest corner of Middlebelt and Schoolcraft in the Southeast 1/4 of Section 23, the City Planning Commission does hereby recommend to the City Council that Petition 81-8-2-18 be denied. ti Mr. Zimmer: There are three dilemmas here not a part of the former location. I feel the intensity of the use, the traffic and the noise will cause some problems, A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Scurto, Sobolewski , Zimmer NAYS: Kluver, Naidow, Vyhnalek, Andrew ABSENT: Falk Mr. Andrew, Chairman, declared the resolution failed. On a motion duly made by Mr, Vyhnalek and seconded by Mrs. Naidow, it was RESOLVED that, pursuant to a Public Hearing having been held on September 1 , 1981 on Petition 81-8-2-18 as submitted by Stephen A. Warehime for Bob Evans, Inc. , requesting waiver use approval to construct a restaurant on the northwest corner of Middlebelt and Schoolcraft in the Southeast 1/4 of Section 23, the City Planning Commission does hereby recommend to the City Council that Petition 81 -8-2-18 be approved. Mr. Kluver; Does this meet the Ordinance requirements? Mr. Andrew: The Chair will rule that in its opinion the Site Plan as presented to us as part of this petition conforms to the Zoning Ordinance of the a City of Livonia. i • 7549 Mr. Zimmer: One of the factors of the Ordinance asks whether it creates undue noise or traffic and on that basis I would not share that opinion . Mr. Andrew: In the opinion of the Chair that is a subjective judgment; it does a meet the intent of the Zoning Ordinance. i ii, Mrs. Scurto: I think that when restaurants are made they certainly should take into consideration waiting time. I question whether we should base parking not on seating capacity but perhaps on building size . I have been to Bob Evans and there was a vast number of people waiting. I know where those people park - in the lot across the street. The people here will be milling around. Mr. Andrew: I strongly suggest that we change our Ordinance in this way. A roll call vote on the foregoing resolution resulted in the following : — .AYES: Kluver, Naidow, Vyhnalek, Andrew NAYS: Morrow, Scurto, Sobolewski , Zimmer ABSENT: Falk Mr. Andrew, Chairman, declared the resolution fails and that the Chair rules the matter be tabled until the Planning Commission study meeting to be conducted on September 15, 1981 . Mrs. Scurto, Acting Secretary, announced the next item on the agenda is Petition 81-8-2-19 by Wonderland Shopping Center requesting waiver use approval Ilto locate a "Food Center" within an existing building located in Wonderland Shopping Center on the south side of Plymouth Road, west of Middlebelt Road in the Northeast 1/4 of Section 35. i Mr. Nagy: We have a letter in the file from the Bureau of Inspection stating that they have no objection to this petition, and letters from the Engineering Division and Fire Marshal indicating there are no problems regarding the petition. A letter from the Traffic Bureau indicates that the proposal appears compatible with existing vehicular traffic and parking conditions. Aubrey Ettenheimer, owner of Wonderland Shopping Center: The purpose of this addition is something new in the revitalization of Wonderland Shopping Center. We intend to spend a tremendous amount of money to bring something novel into Livonia which will employ about 200 workers. Mr. Robert Schostak will explain what they plan to do. Mr. Zimmer: Do you own the property the White Castle sits on? Mr. Ettenheimer: Yes. Robert Schostak: Our company has been invited by the owners to look at the overall leasing of the shopping center and in a sense give the Center a new appeal . I have a site plan showing the proposed food center. When we began working on the Center, we analyzed the complete tenant mix of the Center. These food halls are being installed in shopping 1[W centers and we have looked at them on the west coast and we have found that people generally like to be in areas where they can be 7550 entertained and get a variety of foods. The first step was to do a F food hall type project. We asked that Mr. Wah Yee be hired. His expertise is in major shopping malls around the country. Mr. Yee has been involved in many large shopping centers such as Fairlane, etc. , and he has been involved in the renewal and revitalization of shopping centers. We feel the food hall concept has been successful around the country. There is a Tally Hall at Fourteen Mile and Orchard Lake Roads. Mr. Schostak showed renderings and plans of the proposed facility to the Commission. Mrs. Scurto: Will there be just food in here or merchandise, like a flower shop. Mr. Schostak: We don't anticipate merchandise per se. Mrs. Scurto: A flower shop? Will there be vending carts, too? Mr. Schostak: Not at this time. We have vending carts proposed for aesthetics . but I don't know if they will be for rent. Mrs. Scurto: That is strictly a tea-type area? Mr. Schostak: Right. Mrs. Sobolewski : Is the food prepared there? Mr. Schostak: Yes, it is prepared all on-site. Each will have its own kitchen. Wah Yee, Architect: We have had experience with shopping malls. This is the kind of ' thing that is going around the country. One of the reasons is because it is ethnic food. Mr. Yee explained, in detail , the plans and renderings of the proposed food center. Mr. Yee: I think it is necessary to have flower shops to provide the proper mix. Mr. Andrew: Do you intend to do any changing of the exterior of the building? Mr. Yee: Definitely so. Mr. Yee showed the Commission an exterior building elevation plan and explained the plan in detail . Mr. Vyhnalek: What are you going to do about the odor of the foods? Mr. Yee: Each unit will have its own exhaust system. Mr. Andrew: Do you see any problems with the walkway, John? Mr. Nagy: No, none at all . Mr. Ettenheimer: This is really the first step of the overall enclosure. There will be some major changes in the mall . , IL 7551 Mr. Vyhnalek: What is the status of the Spaghetti Company in the mall? 14 Mr. Ettenheimer: That was owned by a man who died and left it to a cancer foundation. It is being administered by an attorney. The company that owned the restaurant was still responsible for the lease and has leased it out to the present operator. Mrs. Scurto: How many square feet is Tally Hall ? Mr. Yee: I would venture to guess about 40,000 square feet . Mrs. Scurto: And this is between 12,000 and 15,000? Mr. Vyhnalek: The total space about 20,000 square feet. Mrs. Sobolewski : I am curious about the walkway. How tall is it? Mr. Yee: About 24 to 25 feet high. We want it to be noticeable so shoppers driving into the parking area can orient themselves by seeing this canopy. Mrs. Sobolewski : Will it be lit? Mr. Yee: Internally illuminated. Mrs. Sobolewski : All night? Mr. Ettenheimer: It closes when the shopping center closes. There was no one else present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 81 -8-2-19 closed. lif On a motion duly made by Mrs. Scurto and seconded by Mrs. Naidow, it was #9-157-81 RESOLVED that, pursuant to a Public Hearing having been held on September 1 , 1981 on Petition 81-8-2-19 as submitted by Wonderland Shopping Center requesting waiver use approval to locate a "Food Center" within an existing building located in Wonderland Center on the south side of Plymouth Road, west of Middlebelt Road in the Northeast 1/4 of Section 35, the City Planning Commission does hereby recommend to the City Council that Petition 81-8-2-19 be approved subject to the following conditions: (1) that the Site and Floor Plan marked Job Number P1169, dated 8/3/81 , prepared by Wah Yee Associates, Architects, which is hereby approved shall be adhered to; and (2) that the exterior building renovation plans as depicted by renderings prepared by Wah Yee Associates which are hereby approved shall be adhered to; for the following reasons: (1) The Wonderland Shopping Center site has the capacity to accommodate the proposed use, 4 . 7552 (2) The proposal complies in every respect with the special and lig ' general standards contained in Section 11 .03 and 19.06 of Zoning Ordinance #543, as amended. (3) The proposed use is compatible to and in harmony with the surrounding uses in the area. 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Scurto, Naidow, Sobolewski , Zimmer, Andrew NAYS: Morrow, Vyhnalek ABSENT: Falk Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Scurto, Acting Secretary, announced the next item on the agenda is Petition 81-8-2-20 by Smorga-Foods, Inc. , requesting waiver use approval to locate a restaurant within an existing building located in the Shopping Center located on the northeast corner of Plymouth and Middlebelt Roads in the Southwest 1/4 of Section 25. Mr. Nagy: There are letters in the file from the Fire Marshal and Traffic Bureau stating that they see no problems connected with this proposal . A letter from the Chief Building Inspector sets forth recommendations regarding parking and improvements to property required from previous approvals concerning landscaping and an underground sprinkling system. Charles Tangora, 32900 Five Mile Road, Attorney representing the petitioner: This is a restaurant that is operated in a number of states. There are 108 outlets. The petitioner is a franchisee. Presently there are three locations in the area; Monroe, Southgate and Flint. Mr. McGarity and Mr, Yunker are partners in Smorga-Foods. Mr. Rose, president, had 33 McDonalds and sold them all back to the McDonald Corporation and went into the Duff's Restaurant. Duff's is the fastest growing smorgasbord chain in the United States. The location here we propose to go in has been a problem for a number of years. There is 40,000 square feet of vacant space. We will occupy about one-third of the vacant space. In our other locations there has been a spill -over of people from the restaurants into other businesses. These people are very sincere people and would like to be part of the community and be involved in community affairs. Mr. McGarity: We have a 15,000 square restaurant . Four to five thousand feet is back room. 8,000 is restaurant. We are putting $700,000 into it. Southgate will be open this month. We employ 100 local people. 20% are part time -- high school , college age. Lunch will be in the area of $3.00 charged at the door and entitles you to all you can eat . From 3:30 to 8:00 we add two additional entrees. No alcohol . > Mr. Andrew: What are your hours? •11, Mr. McGarity: 11 ;0Q a.m. to 8:00 p.m. , seven days a week. 4 • 7553 Mr. Morrow: Are there banquet facilities? Mr. McGarity: Yes, we have special banquet facilities. Approximately 100-150 of seating for bowling banquets, weddings, showers, etc. Mr. Andrew: What can we do about the underground sprinkling system? Mr. Tangora: I became aware of the situation and I am sure you are aware it is not of the petitioner's doing. They indicated to me that if it is made a condition of approval they will go to the owner, Mr. Samuels, and see if they can negotiate something. Mr. Vyhnalek: When these people got this idea did they have any idea as to what Wonderland was going to do? Mr. Tangor: No. Mr. Zimmer': What about a dumpster? Mr. McGarity: It might be a requirement that we use a' miasonry dumpster in the back area. We have internal type equipment but we would certainly comply with any condition or suggestions the Commission might have. Mr, Bakewell explained the site plan in detail to the Commission and answered questions from the Commission regarding the site plan. Mrs. Sobolewski : How about signs? Mr. Rose: We are only interested in putting up the standard sign and one small menu sign next to the doorway. We might consider any existing signs 4 already there as an option if it is permissible. On a motion duly made by Mr. Kluver and seconded by Mrs. Scurto, it was #9-158-81 RESOLVED that, pursuant to -a Public Hearing having been held on September 1 , 1981 on Petition 81-8-2-20 as submitted by Smorga-Foods, Inc. , request- ing waiver use approval to locate a restaurant within an existing building located in the Shopping Center located on the northeast corner of Plymouth and Middlebelt Roads in the Southwest 1/4 of Section 25, the City Planning Commission does hereby recommend to the City Council that Petition 81-8-2-20 be approved subject to the following conditions: (1) that the Site Plan dated 5/1/77, as revised, prepared by Franklin Laucomer, P.E. , which is hereby approved shall be adhered to; (2) that the Floor Plan prepared by H. Sterling Ellman Associates , Inc. , which is hereby approved shall be adhered to; (3) that the Building Elevation Plan prepared by Ellman Associates, Inc. , which is hereby approved shall be adhered to; (4) that any sign proposed to be placed on the building, or separately, shall be recommended by the Planning Commission and approved by the City Council ; • 7554 (5) that the site and landscape improvements required in connection with Petition 73-11-8-49 by Second Livonia Corporation as approved by the City Council (Resolution #614-77, June 29, 1977) shall be implemented including the installation of an underground sprinkling system and the installation, or replace- ment,s of missing or dead plant material ; and (6) that a screened dumpster shall be provided on the site, the location of which shall be determined by the City Planning Department . for the following reasons : (1) The site has the capacity to support the proposed use. (2) The proposal complies with all of the special and general require- ments contained in Section 11 .03 and 19.06 of Zoning Ordinance #543, as amended. A (3) The abutting thoroughfares have the capacity to accommodate traffic to and from the proposed site. (4) The proposed use is in harmony with and compatible to the surrounding uses in the area. 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. Zimmer: I have a problem with restaurants on Plymouth Road and I lean toward denial because it is an oversaturation; too many restaurants in one IEW area. Mr. Morrow: I echo Mr. Zimmer's sentiments. Mr. Kluver: I look at this as' a very viable development both across the road and here. I see a large financial expenditure. This type of restaurant lends itself to families and to senior citizens. No alcoholic beverages. I compliment you gentleman for what you are presenting. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Scurto, Naidow, Sobolewski , Andrew NAYS: Morrow, Vyhnalek, Zimmer ABSENT: Falk Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Scurto, Acting Secretary, announced the next item on the agenda is Petition 81-7-3-5 by the City Planning Commission pursuant to Council Resolu- tion #624-81 requesting the vacating of a 20' north/south easement located south of Veronica Drive, east of Levan Road in the Northeast l/4 of Section 29. There was no one present wishing to be heard regarding this item and Mr. Andrew, Chairman , declared the public hearing on Petition 81-7-3-5 closed . 7555 On a motion duly made by Mr. Vyhnalek, seconded by Mr. Zimmer and unanimously adopted, it was i #9-159-81 RESOLVED that, pursuant to a Public Hearing having been held on September 1 , i , 1981 on Petition 81-7-3-5 by the City Planning Commission pursuant to Council Resolution #624-81 requesting the vacating of a 20' north/south easement located south of Veronica Drive, east of Levan Road in the Northeast 1/4 of Section 29, the City Planning Commission does hereby recommend to the City Council that Petition 81-7-3-5 be approved for the following reasons ; (1) No City department or public utility company has objected to the proposed easement vacating. (2) No public purpose can be served by retention of the subject easement. ,_(3) The land area encompassed by the easement can be used more advantageously if unencumbered by an easement that serves no purpose. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of August 17, 1981 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City departments as listed in the Proof of Service. ILOMr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Scurto, Acting Secretary, announced the next item on the agenda is Petition 81-8-7-6 by the City Planning Commission to amend Part V of the Master Plan of the City of Livonia, the Master School and Park Plan, to delete property located south of Bretton, if extended, and west of Hardy Avenue in the Southeast 1/4 of Section 3. Mr. Nagy: There is no correspondence in the file regarding this petition. There was no one present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 81-8-7-6 closed. On a motion duly made by Mrs. Sobolewski , seconded by Mr. Morrow and unanimously adopted, it was #9-160-81 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 duly held a public hearing on September 1 , 1981 for the purpose of amending Part V of the Master Plan of the City of Livonia, entitled "The Master School and Park Plan, LI20378 PA426, the same is hereby amended so as to delete property located south of Bretton, if extended, and west of Hardy Avenue in the South- east 1/4 of Section 3 for the following reasons: (1) The proposed amendment to delete the subject area from the Master School & Park Plan is needed so as to reflect the intended future private use of the property. 11:0 • 7556 (2) The Livonia Board of Education has indicated that they II propose to use the subject area for their home construction program and thereby make the sites available in the future for private single family residential purposes. (3) The proposed amendment is a housekeeping chore only so as to adjust the Master School & Park Plan to be incompliance with the plans of the Livonia Board of Education. 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 Master School and Park 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 •A-.forwarded to the Register of Deeds for the County of Wayne for recording. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Andrew: That concludes the public hearing portion of this meeting. There will be no discussion during the 418th Regular Meeting unless per- mitted by the Commission. On a motion duly made by Mr. Zimmer, seconded by Mr. Vyhnalek and unanimously adopted, it was I: #9-161-81 RESOLVED that , pursuant to Section 23.01 (a) of Zoning Ordinance #543 the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to amend Sections 2. 10, 11 .02 and 11 .03 and Article XVIII by adding Section 18.58, of Ordinance #543, to incorporate regulations relating to mechanical and electronic amusement devices. FURTHER RESOLVED that, notice of such hearing shall be given as provided in Section 23.05 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted . On a motion duly made by Mr. Vyhnalek and seconded by Mr. Morrow, it was #9-162-81 RESOLVED that, the minutes of the 416th Regular Meeting and Public Hearings held by the City Planning Commission on August 4, 1981 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Scurto, Naidow, Sobolewski , Vyhnalek, Zimmer, Andrew NAYS: None ABSTAIN: Kluver ABSENT: Falk Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. • 7557 On a motion duly made by Mrs. Scurto, seconded by Mrs. Sobolewski and unanimously adopted, it was ii, #9-163-81 RESOLVED that, the minutes of the 417th Regular Meeting held by the City Planning Commission on August 18, 1981 are approved. 3 Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Zimmer, seconded by Mr. Morrow and unanimously adopted, it was #9-164-81 RESOLVED that, the City Planning Commission does hereby approve the landscape Plan submitted in connection with Petition 81 -4-8-14 by Livonia Professional Pavilion requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543, submitted in connection with a proposal to construct a medical office building on the south side of Six Mile Road between South Laurel Park Drive -^ and Newburgh Road in Section 18, subject to the following conditions: (1) that the Landscape Plan as shown on Plan #8111 , dated 8/5/81 , prepared by Chatas Associates, which is hereby approved shall be adhered to; and (2) that the landscaping as shown on the approved Plan shall be installed on the site before issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition. toMr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. 4 On a motion duly made by Mr. Vyhnalek and seconded by Mr. Zimmer, it was #9-165-81 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, as amended by Ordinance #1567, the City Planning Commission does hereby approve Petition 81-8-8-26P by Kendall Construction Company requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to construct an addition to an existing drug store located on the north side of Six Mile Road between Inkster Road and Dolores in Section 12, subject to the following conditions: (1) that Site Plan #4581 , Sheet P-1 , revised 8/31/81 , prepared by G. Franklin Laucomer, P.E. , which is hereby approved shall be adhered to; (2) that the 15' landscaped greenbelt as shown on the approved Site Plan which is hereby approved shall be installed in its entirety on the site before issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; (3) that the Building Elevations as shown on Plan #4581 , Sheet A-1 , dated 8/13/81 , prepared by G. Franklin Laucomer , P.E. , which are hereby approved shall be adhered to; and (4) there shall be no signs on the east wall or in the windows, and there shall be two "No Parking/Fire Lane" signs installed within the greenbelt area adjacent to the fire lane located on the east side of the building. 7558 A roll call vote on the foregoing resolution resulted in the following: 4 AYES: Kluver, Morrow, Naidow, Sobolewski , Vyhnalek, Zimmer, Andrew NAYS: Scurto ABSENT: Falk Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Sobolewski and seconded by Mr. Kluver, it was #9-166-81 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, as amended by Ordinance #1468, the City Planning Commission does hereby approve the Revised Site Plan submitted in connection Petition 81-1-8-4P by Rolland D. Schlosser requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to construct a commercial building on the southwest corner of Five Mile Road and Santa Anita in Section 24, subject to the following conditions: "A"(1 ) that Site Plan #8151 , revised 8/28/81 , prepared by Michael L. Priest & Associates, which is hereby approved shall be adhered to; (2) that the landscaping as shown on the Revised Site Plan dated 8/28/81 which is hereby approved shall be adhered to; (3) that the Building Elevations as shown on Plan #81-3257M, Sheet #3, prepared by Fred J. Horner, Architect , which are hereby approved shall be adhered to; (4) that all landscape materials as shown on the approved plan shall be installed on the site before building occupancy is granted and thereafter permanently maintained in a healthy condition; and (5) that any proposed wall signs for the building shall first be approved by the Planning Commission before the issuance of any sign permits are granted. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Morrow, Scurto, Naidow, Sobolewski , Vyhnalek, Andrew NAYS: None ABSTAIN: Zimmer ABSENT: Falk Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Morrow and seconded by Mr. Zimmer, it was #9-167-81 RESOLVED that, pursuant to a letter dated 8/25/81 from Bea Wright requesting a one year extension of Petition 80-4-8-13 by Pallos Architects requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543 as amended by Ordinance #990, sub- mitted in connection with a proposal to construct a commercial building on the south side of Eight Mile Road between Shadyside and Farmington Roads in the Northwest 1/4 of Section 3, the City Planning Commission does hereby recommend to the City Council that an extension be granted for a period of one year from the date of this resolution subject to the same conditions as were 7559 11 set forth in the original approving Resolution #7-174-80, adopted by the City Planning Commission on July 1 , 1980. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Morrow, Scurto, Naidow, Vyhnalek, Zimmer, Andrew NAYS: None ABSTAIN: Sobolewski ABSENT: Falk Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Zimmer, seconded by Mrs. Scurto and unanimously adopted, it was #9-168-81 RESOLVED that, the City Planning Commission does hereby determine to reconsider its action taken in Resolution #11-241-78, adopted on November 14, 1978, with respect to Condition #4 attached to the approval of Petition 78-10-8-35P by Rockind/Debard, Architects, requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543, submitted in connection with a proposal to construct a medical/dental clinic on the north side of Ann Arbor Trail between Ann Arbor Road and Hix Road in Section 31 , to the extent that the petitioner be allowed to construct a locked trash enclosure on the site. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion dulymade, seconded and unanimously adopted, the 418th Regular Meeting and Public Hearings held by the City Planning Commission on September 1 , 1981 was adjourned at 11 :55 p.m. CITY PLANNING COMMISSION r J .40 h Scurto, Acting Secretary 11( .--/ -/Zdid."-j--. ATTEST: Daniel R. Andrew, Chairman ac