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HomeMy WebLinkAboutPLANNING MINUTES 1982-08-24 7741 MINUTES OF THE 439th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, August 24, 1982 the City Planning Commission of the City of Livonia held its 439th Regular Meeting and Public Hearings in the Livonia City Hall , 33000 Civic Center Drive, Livonia, Michigan. Mr. Jerome Zimmer, Vice Chairman, called the meeting to order at 8:00 p.m. , with approximately 25 interested persons in the audience. Members present : Jerome Zimmer , Donald Vyhnalek Sue Sobolewski Joseph Falk Lee R. Morrow Herman Kluver Donna Naidow Judith Scurto Members absent: Daniel R. Andrew Messrs. John J . Nagy, Planning Director; H. G. Shane, Assistant Planning Director; and Ralph H. Bakewell , Planner IV, were also present. Mr. Zimmer informed the audience that if a petition on tonight 's agenda involves a question of rezoning, this Commission only makes a recommendation 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 requesting a waiver of use is denied, the petitioner has ten days in which to appeal the decision to the City Council . 4411 Mr. Falk, Secretary, announced the first item on the agenda is Petition 82-7-1-9 by Laurence S. Balauch to rezone property located on the south side of Schoolcraft Service Drive between Merriman Road and Hubbard in 4110 the Northeast 1/4 of Section 27, from M-2 to C-3. Mr. Nagy: There is a letter in the file from the Engineering Division indica- ting that there are no City maintained storm sewers readily available to service this site, and a letter from the Industrial Development Commission and Coordinator dated August 16, 1982 stating that it is their recommendation that the current M-2 usage be retained on this property and industrial zoning preserved. George Cueter, 19802 Mack Avenue, Grosse Pointe Woods: We originally came before this Commission asking permission to build a Roaring 20s Restaurant on a site which abutted a residential neighborhood on the north side of Schoolcraft, east of Middlebelt. Over a period of two to three months of pondering and at the request of the City, we vacated that thought and decided to move to a site in a different location and we felt this location typical of what we need and that it would facilitate the use of our particular restaurant which this Commission was familiar with. We are asking a rezoning from M-2 to C-3. Mr. Zimmer: Does your client own the property in question? Mr. Cueter: We have it under option subjectto the rezoning and permits. 1 �i 7742 Mr. Morrow: We studied this quite hard in another meeting. We felt it a good Cs operation but I am concerned about this location. In looking for another site, did you seek any input from the Planning staff or Industrial Commission as it relates to our feelings about this particular tract of land? Mr. Cueter: IL No, we pretty much went with what would be a site to justify replacing the site we had and this is what we came up with. We checked on other property but it was not available for sale. There was a question about storm drainage. Mr. Ditzhazey can answer those questions. It would take expense to bring storm drains to this property and the property would just sit before the City brought facilities down in order for this property to be developed. I think this other industrial property you are concerned about will be available for development because of what we are doing. Mrs. Scurto: Is this still the same size and are all other things the same? Mr. Cueter: Yes. Mr. Zimmer: Are you aware of the Future Land Use Plan that the City maintains and that this is in the industrial part of that Plan? Mr. Cueter: Yes, I am aware of that and we are aware that you have a great deal of unused industrial property. Mr. Zimmer: You heard the communication from the Industrial Development Coordinator? 41 ILMr. Cueter: Yes. William Ditzhazey, 32316 Five Mile Road, Livonia: With regard to the sewer - we had the idea of going 800 ' but the cost was prohibitive. We bought an additional piece of property which we intend to use as a retention basin. Mr. Zimmer: So this includes property in excess of what is necessary for the retention of water? Mr. Ditzhazey: That is right. Also, the proposed industrial road I believe will go across the old dump. Mr. Nagy: There is such a proposal but this particular road is not affected by it. Mr. Vyhnalek: Are they going to put in a storm drain or just the retention? Mr. Ditzhazey: Just the retention. The cost was about fifty-thousand some dollars. Mr. Vynalek: Is that their desire - to be located on the Jeffries? Mr. Ditzhazey: Yes. This piece of property lends itself to the restaurant because of the large amount of parking area involved and the exposure. 111L4 Mr. Lenin, 19339 Glenmore, Redford: I am interested in the parcel south. The persons I represent have 7.3 acres just west of this parcel and we are in- , 7743 terested in the industrial use of it and if there are any plans for this road going in shortly. Mr. Nagy: The Master Thoroughfare Plan does, in fact , plan for an industrial i road to be extended south of the subject area. It would extend from Merriman one-half mile west to connect to Hubbard . The Industrial Development Commission is trying to assemble property for the right- of-way for the extension of the road and all but two have donated the right-of-way. Then, the City will proceed with a special assess- ment to provide for the road - once the right-of-way is acquired. Mr. Vyhnalek: Once this road gets in, this M-2 will be more accessible and valuable. Mr. Nagy: The M-2 that is the subject of this petition already has access. Yes, that is the purpose of the road. Mr. Vyhnalek: What percentage of industrial lands are left in the City? Mr. Nagy: 85% is developed. There was no one else present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 82-7-1-9 closed. On a motion duly made by Mr. Morrow and seconded by Mrs . Sobolewski , it was #8-136-82 RESOLVED that, pursuant to a Public Hearing having been held on August 24, 1982 on Petition 82-7-1-9 as submitted by Laurence S. if iki Balauch to rezone property located on the south side of Schoolcraft Service Drive between Merriman Road and Hubbard in the Northeast 1/4 0 of Section 27 from M-2 to C-3, the City Planning Commission does hereby recommend to the City Council that Petition 82-7-1-9 be denied for the following reasons: (1 ) The proposed change of zoning is in conflict with the Future Land Use Plan of the City of Livonia as adopted by the Planning Commission, which plan calls for the retention of the general industrial usage of the area. (2) The proposed change of zoning would not promote the orderly growth and development of the area in accordance with the adopted Future Land Use Plan. (3) The proposed change of zoning is not in accordance with the land use policies adopted by the Planning Commission as it is the Commission's policy to preserve the industrial zoning and industrial uses within the industrial corridor of the City of Livonia. (4) The Industrial Development Commission and Coordinator, by letter dated August 16, 1982, are opposed to the granting of the proposed change of zoning. FURTHER RESOLVED that, notice of the above public hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance : #543, as amended. a '; 7744 A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Morrow, Naidow, Sobolewski , Vyhnalek, Falk, Zimmer NAYS: Scurto ABSENT: Andrew 4 Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 32-7-1-10 by the City Planning Commission to rezone property located on the east side of Middlebelt Road, south of the CO Railway in Section 25, from P.L. to M-l . Mr. Nagy: There is a letter in the file from the Engineering Division indicating that there are no engineering problems in connection with this petition. Mr. Zimmer: Since this is a petition by the Planning Commission, I ' ll explain that our purpose is to recognize that this property was recently sold into private ownership. With the transfer of ownership from the public schools to private, we have a housekeeping task to change it to its probable use. There was no one present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 82-7-1-10 closed. On a motion duly made by Mrs . Scurto, seconded by Mrs. Naidow and unanimously adopted, it was 4110 . $ #8-137-82 RESOLVED that, pursuant to a public hearing having been held on August 24, 1982 on Petition 82-7-1-10 by the City Planning Com- 4 mission to rezone property located on the east side of Middlebelt Road, south of the CO Railway in Section 25 from P.L. to M-1 , the City Planning Commission does hereby recommend to the City Council that Petition 82-7-1-10 be approved for the following reasons: (1) The proposed change of zoning was brought about as a result of the acquisition of the former School Board property by the Cadillac Motor Car Company. (2) The property no longer is being used for public purposes but is, in fact, being used by Cadillac Motor Car Company for offstreet parking in relation to their industrial use. (3) The public land zoning classification is no longer appropriate whereas the manufacturing zoning is a logical and reasonable extension of the zoning classification of the area. (4) The proposed change of zoning is consistent with the Planning Commission policy of having the zoning classification reflect the established use of the property. (00 FURTHER RESOLVED that, notice of the above public hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance 41010 #543, as amended. ' Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. 7745 Mr. Falk, Secretary, announced the next item on the agenda is Petition 82-8-2-20 1: by Village Greengrocer requesting waiver use approval to operate an open-air retail sales business on property located on the south side of Eight Mile Road, east of Farmington Road in Section 3. Mr. Nagy: There is a letter dated August 12, 1982 from the Engineering Division in the file which comments on the contemplated further expansion of the drywell system and suggesting that a new storm sewer system in Shadyside is the only positive answer to outletting site drainage in this site. That is the extent of the correspondence. Mr. Zimmer: The letter from Mr. Clark of the Engineering Division contains comments regarding the further development of this property as petitioned putting a burden on a system he labels inadequate as a drain? Mr. Nagy: Yes, that is the substance of his letter. Cathleen McCann, 15195 Farmington Road, Livonia, Attorney for the petitioner: This is the Architect, Joe Smith, and he will have to answer the drainage problem. My clients have hired a new architect and found out after they had approval that they would lose their outdoor sales as soon as they changed their building. A great percentage of their business is out- door sales. They want to develop the large piece of this property with an outdoor sales to the rear of the property. There is a section in the back zoned R-3 and we would need that changed to C-2 and a waiver for the outdoor sales. They can 't begin building until they are sure they won't lose that aspect of the business . We have some drawings for gi you to see. I understand they won't need water in the back. If they 41[ i 0 have to put an entire sewer system in that would cause a problem. They will only be developing the first piece; probably a five-year project . Mr. Zimmer: The proposal does ask us to consider a total project and there is a problem with asking for a waiver use for part because of the lack of proper zoning. So, we have a problem with trying to deal with this petition ahead of the other one. As to the question of how much you will develop initially, I don' t know how we can consider that if you are asking us to look at the whole thing. I would like to proceed as if this is a total development. I would like to have your comments on the letter from Engineering. Mr. Smith: Is it available for expansion? Mr. Zimmer: I presume the system is on your property and would have to be developed by you. Mr. Nagy: I don ' t believe they have a drywell system now. What they proposed with the flower shop only is a separate and smaller system that would take care of the runoff from the parking area. Engineering sees a problem with the larger development and paved area and feels the drywell would have to be enlarged greatly to accommodate the runoff and that they should look at a permanent storm sewer system. or Mr. Zimmer: Might Mr. Clark's department reject these plans because he doesn 't see this as a reasonable solution to the problem? 1 .. 7746 Mr. Nagy: Yes, he would reject it, but they indicate that they are talking only about the flower shop. Engineering may take the position that they , :1: would allow the drywell system for only the flower shop. Mr. Smith: I have a plan depicting what we plan on paving now. Mr. Zimmer: As you expand this development, you will have to deal with an adequate and permanent system. Ms. McCann: We have to look at the whole development because we have to deal with the outdoor sales. The developers cannot stop the business they have or it would be impossible for them to proceed with the expansion. Ms. McCann presented a model of the proposed development to the Commission. Mr. Morrow: Where would the outdoor sales be? Ms. McCann: In the covered area. Mrs. Scurto: Was it not put on the original petition that there was a time limit on the removal of the lump of lumber? Mr. Nagy: Yes, there was. Mrs. Bea Wright, 33239 W. Eight Mile Road, petitioner: We removed it right away. i/t Mr. Morrow: Is the fire wood part of this business? Ms. McCann: Yes, but it will be in a covered area. I think Mrs. Scurto will be very happy with the covered area. ' Mr. Falk: What you are giving us is very flowery. If it comes to pass, it will be a pleasant shock. We have asked Mrs. Wright to do some things before and we argued about what she was going to dedicate to the City back about two years ago; and about landscaping. I would like that decided before we go into a study session. The best way will be for this young man to get together with the staff and try to eradicate the problems we had before, and not tell us that the City is fighting her because every petitioner who comes in here says that. The building on Eight Mile Road she put up upset me no end . That place has been an eyesore since it 's been in Livonia. I want to make clear that that corner is vital to the City. I ask, Mr. Chairman, that she review the site plan we had before. Mr. Zimmer: For the sake of the' people here, we have a three-dimensional plan and Mr. Smith, please explain some features of the plan - what the building materials are, etc. , so the people in the audience can react also. Mr. Smith distributed a plan showing the first phase of the development to the Commis- sion and high-lighted the plan for those present . Mr. Morrow: Does the petitioner own all the property at this time? dr Esar Bachman, 33239 W. Eight Mile Road, Livonia, petitioner: Yes, Mr. & Mrs . Wright . a Mrs. Wright: Yes, we are the owners. 7747 Robert Wyman, 20321 Shadyside, Livonia: I was surprised to find out they were going ROW to rezone that because the letter we got in the mail didn 't refer to rezoning. Mr. Zimmer: There will be the same kind of notification and another public hearing to change the zoning to C-2. Mr. Wyman: There will be more neighbors here then. Mrs. Aldo Liberatore, 6931 Plainfield, Dearborn Heights : I am the owner of the strip center. I don 't have problems with what I have seen here but I have con- cern about the manner in which it will be operated. We have had problems with carpenter ants' in our building. I am concerned about where the outdoor sales will be located and where the drywell system will be located. If it will be like Frank's Nursery or something like that, then I would have no problems with that. Mr. Vyhnalek: Can we, at the next study meeting, have the plans from two years ago to see what we did then. I am also interested about the curb cuts . Mrs. Scurto: I would like to see on the plans when the demolition or removal of the yellow house will be - where that fits in with this . Mr. Zimmer: I think we are headed for further study on this. I think we should all sit down with Mr. Nagy and discuss this development . There was no one else present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 82-8-2-20 closed. i On a motion duly made by Mr. Vyhnalek, seconded by Mrs . Naidow and unanimously adopted, it was #8-138-82 RESOLVED that, pursuant to a public hearing having been held on August 24, 1982 on Petition 82-8-2-20 as submitted by Village Greengrocer requesting waiver use approval to operate an open-air retail sales business on property located on the south side of Eight Mile Road, east of Farmington Road in Section 3, the City Planning Commission does hereby determine to table Petition 82-8-2-20 until the Study Meeting to be conducted on September 21 , 1982. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the' next item on the agenda is Petition 82-8-2-21 by Arbor Drugs requesting waiver use approval to utilize an SDD Liquor License within an existing business located within the shopping center located at the southwest corner of Five Mile and Middlebelt Roads in Section 23. Mr. Nagy: There is a letter in the file from the Engineering Division stating there are no engineering problems connected with this request. Cathleen McCann, 15195 Farmington Road, Livonia, Attorney for the petitioner, introduced Robert P. Lasser, Secretary/Treasurer of Arbor Drugs . 41L: Ms. McCann: Arbor Drugs is a large, thriving chain and has done very well . They are asking for an SDD License. The reason for the request is that one of •A 7748 the main things to keep a center thriving is to have all the conveniences available and one of those conveniences is a liquor counter that will supply the basic needs of the community. This will add to the community 1: and act as a constant draw to the shopping center. Mr. Zimmer: Are you aware that the Planning Commission sees clearly a violation of the Zoning Ordinance with regard to the 1 ,000 separation requirement? Mr. Lasser: I just became aware of that. Mr. Zimmer: We must in all of our actions be in agreement with our Ordinance so we don 't have any authority beyond that. The Council can waive that re- quirement but we cannot. On that basis, regardless of the factors presented here tonight we are headed for a unanimous denial . Mr. Lasser: I would like to answer any questions you may have regarding Arbor Drugs and regardless of what happens with the liquor license want you to know that we will be in Livonia. It would complete our store to have the license. Mr. Ferris, Attorney: I am an attorney representing the owner of the Mid-Five Party Store. He has only one store and he invested his life savings in the store seven months ago. I feel there is a basic philosophy and wisdom in the Ordinance Livonia has passed and I want to make a request that when the hearing comes before the Council that the owner of the Mid-Five Party Store who is within 1 ,000 feet, be informed of the hearing. My client did not know about this until last week when they heard about it accidentally. My client has not had one hour sleep since then. I re- quest that because he has invested his life savings in this business and depends upon these sales for survival that he be notified and have an opportunity to be heard before the Common Council . Mr. Saad, owner of the Mid-Five Party Store, 15254 Middlebelt : I will be out of business in twenty-four hours with this. This will kill my business. Mr. Gargaro, 17523 Edgewood: He will be coming in there and creating competition with this business. There is only so much business in the area and the person there first should remain there. Ms. McCann: I don't think our volume will match Mr. Saad 's party store business . This will be a matter more of convenience. There was no one else present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 82-8-2-21 closed. On a motion duly made by Mrs. Scurto, seconded by Mr. Vyhnalek and unanimously adopted, it was #8-139-82 RESOLVED that, pursuant to a public hearing having been held on August 24, 1982 on Petition 82-8-2-21 as submitted by Arbor Drugs requesting waiver use approval to utilize an SDD Liquor License within an existing business located within the shopping center located at the southwest corner of Five Mile and Middlbelt Roads in Section 23, the City Planning Commission does hereby recommend to the City Council that Petition 82-8-2-21 be denied for the following reasons: 7749 (1 ) The proposed use is in conflict with Section 11 .03(r) 1: of Zoning Ordinance #543. (2) The petitioner has failed to show that the petition would promote the public health, safety and welfare in accordance with Zoning Ordinance #543 that relate to the intended use. FURTHER RESOLVED that, notice of the above public hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended . Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 82-8-2-22 by John J. Kosinski requesting waiver use approval to construct a Taco Bell Restaurant on the west side of Farmington Road, south of Seven Mile Road in the Northeast 1/4 of Section 9. Mr. Nagy: There is a letter in the file from the Engineering Division stating that there are no City maintained storm sewers readily available to service the site and a letter from the Wayne County Road Commission concerning geometrics. Mr. Zimmer: Is the petitioner aware of the comments made by the Road Commission? Mr. Nagy: Since it was submitted by his consulting engineer, I would say yes . Mrs. Scurto: We were to have revised plans. Has that been done at all or have they refused to do it. i Mr. Nagy: The plans come from a California office and apparently they have not arrived together. Cathleen McCann, Attorney representing the petitioner, was present. John Kosinski , 23966 Freeway Drive, Farmington Hills, representative from Taco Bell : I have the letter from the owner, Mr. Jaafar, stating they will give the use of seven spaces for a ten-year period with option to lease at intervals. We are requesting a Taco Bell and went to the Zoning Board of Appeals on the setback because of the design of the piece of property. Taco Bell has been extremely cooperative in adding a tremendous amount of landscaping. I believe it will be an appropriate use. Mr. Zimmer: You indicated you had no problems with the conditions including the widen- ing of the joint use alley and the requirement of Wayne County for a written notice from the other property owner. Do you see that 5 ' widening taking place on your property? Mr. Kosinski : Half and half. AF Mr. Jaafar: I have no problem with that. Ill '` Mr. Falk: The 10' of residential property there was that taken care of? 7750 Ms. McCann: Yes, for landscaping. to Mr. Nagy: They will have to go back to the Zoning Board of Appeals on the wall as it relates to the portion of the property containing the utility. Or, they could move it west 10 ' to place it on the common property line. Mrs. Scurto: Is there included a sprinkling system? Mr. Kosinski : Yes, there is a sprinkling system. Mr. Kluver: Is there room to accommodate acceleration lanes and how does that corner tie in with any traffic counts of the City and plans of Wayne County? Mr. Nagy: The County apparently feels that just widening the radius from 10' to 20' at the ingress and egress points is sufficient to handle any addi- tional traffic that may be generated. Mr. Kosinski submitted a complete set of plans to the Commission and explained in detail the site plan, building elevations, building materials, signs, location of transformers. There was no one else present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 82-8-2-22 closed. On a motion duly made by Mr. Vyhnalek and seconded by Mrs . Naidow, it was #8-140-82 RESOLVED that, pursuant to a public hearing having been held on August 24, 1982 on Petition 82-8-2-22 as submitting by John J. Kosinski requesting waiver use approval to construct a Taco Bell Restaurant on the west side of Farmington Road, south of Seven Mile Road in the Northeast 1/4 of Section 5, the City Planning Commission does hereby determine to table Petition 82-8-2-22 until the Study Meeting to be conducted on August 31 , 1982. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Morrow, Naidow, Sobolewski , Vyhnalek, Falk, Zimmer NAYS: Scurto ABSENT: Andrew Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 82-8-2-23 by A. J. Charlet requesting waiver use approval to expand an existing muffler repair business located on the northwest corner of Camden and Plymouth Road in the Southwest 1/4 of Section 25. Mr. Nagy: There is a letter in the file from the Engineering Division stating that there are no engineering problems connected with this proposal . A. J. Charlet, 2369 Pine Lake Road, West Bloomfield, petitioner: I want to improve the looks of the building and add 1 ,000 square feet for additional storage or- on the rear. The building doesn't look good now and we have enough business now so that we can afford to make these improvements. 00a _ '• 7751 Mr. Zimmer: Are you aware that this is a noncomplying building and as such, to do anything to it you need the Zoning Board of Appeals ' approval? Mr. Charlet: I guess lam aware of that; I am not completely familiar with it. Mr. Zimmer: That needs to happen before you can go forward with this. Mr. Nagy: An appeal has been filed by Mr. Charlet with the Zoning Board office. Then, he will come back to the Commission. Mr. Zimmer: Are you the owner of this property and operate the business? Mr. Charlet: Yes. Mr. Zimmer: Do you have other facilities like this? Mr. Chalet: Yes, Grand River and Middlbelt in Farmington Hills. Eight Mile and Lahser in Southfield. Mrs. Scurto: Are cars ever stored on the premises? Mr. Charlet: Occasionally, but then they are stored inside. My hours of business are 8:00 to 7:00 p.m. Fridays; other days until 5:30 and until 2:00 on Saturdays. There was no one present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 82-8-2-23 closed. i On a motion duly made by Mrs . Scurto, seconded by Mr. Morrow and unanimously adopted, it was 4 #8-141-82 RESOLVED that, pursuant to a public hearing having been held on August 24, 1982 on Petition 82-8-2-23 as submitted by A. J. Charlet request- ing waiver use approval to expand an existing muffler repair business located on the northwest corner of Camden and Plymouth Road in the Southwest 1/4 of Section 25, the City Planning Commission does hereby determine to table Petition 82-8-2-23 until the Commission 's first meeting following action on this matter by the Zoning Board of Appeals. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 82-8-2-24 by Bill Hartsock, Jr., requesting waiver use approval to consturct a muffler shop on property located on the east side of Middlebelt Road between Bretton and St. Martins in the Southwest 1/4 of Section 1 . Mr. Nagy: There is no correspondence in the file concerning this petition. Bill Hartsock, Jr. , 42580 Bradner, Northville, petitioner: I would like to open a muffler shop on this property. drMr. Zimmer: Do you own the property? ": Mr. Hartsock: No, I do not. I have a purchase agreement contingent upon the approval of this. This will make my eleventh store if it is approved. I have 7752 shops in Southgate, Lincoln Park, Dearborn Heights, Warren in Michigan in the Detroit area, and in Fort Wayne, Indiana, and Columbus, Ohio. Hours are 8:00 to 6:00 and 8:00 to 3:00 Saturdays, and we do brakes, shocks -- cars are never left overnight . to Mr. Zimmer: How do you handle trash -- old mufflers? Mr. Hartsock: In the dumpster area -- in the dumpster enclosure. James Krupa, Architect: The air conditioning units will be contained in the building. The only thing above the roof will be the normal flues . Mr. Zimmer: With eleven places„ are you going to manage this? Mr. Hartsock: This will be a company-owned shop. Others are franchised. Some I own myself. I live in Northville so it won ' t be a problem. I also have a district manager who runs them for me. Mrs. Sobolewski : Is there any reference to signage? Mr. Krupa: No, not at the present time. There will be a freestanding sign. A freestanding sign in front of the building will be sufficient . Mrs. Scurto: What is the purpose of having thirteen spaces more than required by the Ordinance if there is to be no cars stored there? Mr. Hartsock: There are no requirements in your Ordinance - on gas stations, yes. i Mrs. Scurto:ilie I would like to get the parking spaces down to twenty and get some grass or something tin there. How many employees do you have? Mr. Hartsock: Five. There was no one else present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 82-8-2-24 closed. On a motion duly made by Mrs. Scurto, seconded by Mr. Morrow and unanimously adopted, it was #8-142-82 RESOLVED that, pursuant to a public hearing having been held on August 24, 1982 on Petition 82-8-2-24 as submitted by Bill Hartsock, Jr. , requesting waiver use approval to construct a muffler shop on property located on the east side of Middlebelt Road between Bretton and St . Martins in the Southwest 1/4 of Section 1 , the City Planning Commission does hereby recommend to the City Council that Petition 82-8-2-24 be approved subject to the following conditions: (1) that Site Plan #8214-1 , Sheet A-1 , revised 8/24/82, prepared by James L. Krupa, Architect, which is hereby approved shall be adhered to; (2) that the landscaped areas be expanded to include landscaping of an area previously planned for eight parking spaces , four from the front r comprising two on each side of the driveway, and four from the rear of the building, and that all landscape materials as shown on the revised Site Plan shall be installed on the site prior to issuance of a Certifi- cate of Occupancy and thereafter permanently maintained in a healthy condition; 7753 (3) that Building Elevation Plan #8214-1 , Sheet No. Prel-1 , revised 1: 8/13/82, prepared by James L. Krupa, Architect, which is hereby approved shall be adhered to; (4) that the construction materials used on the building shall be of earth tone colors; and (5) that there shall be installed an underground sprinkler system to provide watering of all the landscaped areas as designed on the approved site plan; for the following reasons: • (1) The proposed waiver use is in compliance with the C-2 Zoning District regulations and the specific waiver use standards of Section 11 .03(m) that relate to the proposed use. (2) The proposed waiver use is compatible to and in harmony with the surrounding and established uses of the area. (3) The site has capacity to support the proposed use and the site layout is well designed providing for a generous amount of front yard landscaping and screening to enhance the appearance of the proposed use. FURTHER RESOLVED that, notice of the above public hearing was given in accordance with the provisions of Section 19.05 of Zoning 110/ Ordinance #543, as amended. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution I adopted. 4 On a motion duly made by Mr. Vyhnalek, seconded by Mr. Falk and unanimously adopted, it was #8-143-82 RESOLVED that, the City Planning Commission does hereby approve the Capital Improvement Program 1983-1988 for submittal to the Mayor and City Council . Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow, seconded by Mr. Falk and unanimously adopted, it was #8-144-82 RESOLVED that, the minutes of the 438th Regular Meeting held by the City Planning Commission on August 10, 1982 are approved . Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Scurto, seconded by Mr. Vyhnalek and unanimously adopted, it was 41: #8-145-82 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, as amended by Ordinance #1567, the City Planning Commission does 7754 hereby recommend to the City Council that Petition 82-8-8-17 by Manufacturers Bank of Livonia requesting approval of a Sign Plan as required by Section 18.47 submitted in connection with a pro- posal to erect a sing on an existing building located on the north side of Six Mile Road, west of Laurel Park Drive North in Section 7, be approved subject to the following conditions: (1 ) that Sign Plan #101 , dated 6/14/82, prepared by Acme Wiley Corporation, which is hereby approved shall be adhered to; and (2) that the approved sign shall be internally illuminated and mounted on the southwest face of the drive-in canopy in accordance with the Sign Plan specifications. Mr. Zimmer, Vice Chairman, delcared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Scurto, seconded by Mr. Morrow and unanimously adopted, it was #8-146-82 RESOLVED that, the Planning Commission does hereby determine to waive the provisions of Section 10 of Article VI of the Planning Commission Rules of Procedure regarding the seven day period concerning effective- ness of Planning Commission resolutions in connection with Petition 82-8-8-18 by Manufacturers Bank of Livonia requesting approval of a Sign Plan as required by Section 18.48 of Zoning Ordinance #543 sub- 110 mitted in connection with a proposal to erect a sign on an existing building located on the north side of Six Mile Road, west of Laurel Park Drive North in Section 7. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Kluver left the meeting at 10:53 p.m. On a motion duly made by Mr. Vyhnalek and seconded by Mrs. Sobolewski , it was #8-147-82 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, as amended by Ordinance #1567, the City Planning Commission does hereby approve the Revised Site Plan submitted in connection with Petition 81-12-8-28P by Regal Building Company requesting approval of all plans required by Section 18.58 in connection with a proposal to construct an addition to a former gas station to to convert the entire building to commercial use, the subject site being located on the north side of Plymouth Road between Merriman and Hubbard in Section 26, subject to the following conditions: (1 ) that Site Plan #8261 , Sheet 1 , dated 8/18/82, prepared by Wilner Associates which is hereby approved shall be adhered to; (2) that the Building Elevations as shown on Plan #8261 , Sheet 4, Imo, prepared by Wilner Associates, which are hereby approved shall 4111L be adhered to; 7755 be -411 (3) that Landscape Plan, revised 8/24/82, prepared by Hoffman 1: Nursery and Landscaping, which is hereby approved shall be adhered to; (4) that any additional signage. proposed for this site shall be approved by the Planning Commission; and (5) that no building permit shall be issued until the Planning Department receives a copy of a legal document permitting the construction of a curb cut on the private drive. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Naidow, Sobolewski , Vyhnalek, Zimmer NAYS: Scurto, Falk ABSENT: Andrew, Kluver Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a moiton duly made by Mr. Morrow, seconded by Mrs. Scurto and unanimously adopted , it was #8-148-82 RESOLVED that, pursuant to a letter dated August 10, 1982 from Orin J. Mazzoni , Jr. , the City Planning Commission does hereby approve a one-year extension of approval of Petition 81-7-8-23 by GM Associates requesting approval of all plans required by 110 Section 18.47 of Zoning Ordinance #543 submitted in connection with a proposal to construct a commercial building on the east side of Newburgh Road between Six and Seven Mile Roads in the Southwest 1/4 of Section 8 subject to the conditions as were attached to the original approving Resolution #8-143-81 , adopted by the Planning Commission on August 4, 1981 . Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek and seconded by Mrs. Sobolewski , it was #8-149-82 RESOLVED that, the minutes of the 343rd Special Meeting held by the City Planning Commission on August 17, 1982 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Scurto, Sobolewski , Vyhnalek, Falk, Zimmer NAYS: None ABSTAIN: Naidow ABSENT: Andrew, Kluver Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. f 7756 On a motion duly made, seconded and unanimously adopted, the 439th Regular Meeting and Public Hearings held by the City Planning Commission on August 24, 1982 were adjourned at 11 :30 p.m. g CITY PLANNING COMMISSION /_,,, if Limmigire. , ___ eph J. a :ecret. • /771Z4i ATTEST: d Jero Zimmer, Vice C man ac 11[: . t to . s+