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HomeMy WebLinkAboutPLANNING MINUTES 1986-05-13 9627 MINUTES OF THE 516th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, May 13, 1986, the City Planning Commission of the City of Livonia held its 516th Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. R. Lee Morrow, Chairman, called the meeting to order at 7:00 p.m. with approx- imately 80 interested persons in the audience. Members present: R. Lee Morrow Donald Vyhnalek Jeanne Hildebrandt C. Russ Smith Michael Duggan Sue Sobolewski Donna J. Naidow Michael Soranno Members absent: Herman Kluver Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director, and Ralph H. Bakewell, Planner IV were also present. Mr. Morrow informed the audience that if a petition on tonight's agenda involves a rezoning request or a subdivision, this Commission only makes a recommendation to the City Council who, in turn, will hold its own public hearing and decide the question. If a petition involves a waiver of use request and the request is denied, the petitioner has ten days in which to appeal the decision to the City Council; otherwise the petition is terminated. Mrs. Naidow, Secretary, announced the first item on the agenda is Petition 86-4-1-13 by Jose Evangelista, M.D. , to rezone property located on the south side of Plymouth Road, west of Newburgh Road in the Southeast 1/4 of Section 30 from RUF to R-7. Mr. Shane: 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 subject site and it appears that the site may have to be outletted southerly through the Hines Park area to Newburgh Lake. Michael Nalu, 18501 West Ten Mile, Southfield, representing the petitioner: We substantially agree with the Planning Department and Engineering. There was a question regarding the property west of this. I visited the site and there are no special features that exist on that property. We propose to provide landscaping and we don't think we have a problem with the storm drainage. Mr. Vyhnalek: I think the petitioner should tell the audience what he is going to build. Mr. Nalu: We have submitted a proposal for a two-story multiple site of one and two bedroom units. Typical masonry first floor; the second floor would have wood siding. 9628 Mr. Morrow: Are your clients the current owners? Mr. Nalu: We have an option on this property. Mrs. Sobolewski: Is this apartment complex for senior citizens? Mr. Nalu: No. Mr. Morrow Who owns the property on the west, do you? Mr. Nalu: We do not own it. Mr. Morrow: Did you talk to the owner of that property? Mr. Nalu: I did not but the owner did. Mr. Vyhnalek: Who maintains this land? Mr. Shane: According to our records, Carol Page is the owner. Kerry Pankow, 11716 Jarvis: We can't hear very well back here. What is happening with that little strip of land? Mr. Morrow: Nothing is happening with the land outside the area outlined in red on the map. Mr. Pankow: We wanted to purchase that ourselves in lieu of this happening. Mr. Morrow: The land under petition? Mr. Pankow: No, the strip of property. I am totally against the apartments but I don't think I have a prayer. Why can't there be something like townhouses -- something that wouldn't lower our property values. Our whole area is being grabbed and I am really sad about this. Mr. Morrow: There is quite a bit of development going on in the City. We are not singling you out. We are only reacting to a petition. Mr.Pankow: What are you doing about a greenbelt? Mr. Morrow: The initial phase is to determine whether or not the zoning is okay. If this is approved, the petitioner would have to come back with a site plan and then we would go into landscaping, green- belt, and parking. We have tohold that aside because we have to decide whether or not we want the zoning, and we cannot condition zoning. Mr. Pankow: I am totally against this. Leonard Johnson, 37865 Plymouth: We bought these places to raise our families. These guys are looking to make a lot of money. They are messing with my life; I am so mad I can't stand it. I have worked for twenty years on a home here. 9629 Edwin Koziol, 11790 Jarvis: I am opposed to multiple dwellings. Single family homes fine. Valerie White, 11783 Jarvis: I can understand what is going on but as homeowners we want to preserve what we have. We are concerned with everything that is going on around us. The basis of Livonia is single family residential areas. I am concerned with the percentage of apart- ments in the community. We could not hear back here in the begin- ning about the Engineering report. Mr. Morrow: The Engineering report concerned the lack of storm sewers available to the site and the drainage from the site. Ms. White: Is it possible that these might be low-income? Mr. Morrow: It would be proper to ask the developer that. Mr. Nalu: These will be typical apartments. It is not low income. We sub- mitted to you a plan of intent. If the neighbors would like, we will meet with them to determine what type of complex they might want. I am not the owner but I would be very happy to sit with these people and design this complex. Mr. Morrow: If this should prevail, and the Council ultimately decides this, do you have a homeowners group within your subdivision? Ms. White: No. Mr. Morrow: The petitioner has indicated for the record that he is willing to sit down with the neighbors to discuss it if they should have to come back. Ms. White: We will be happy to discuss it. Mr. Duggan: How much will a one bedroom unit cost? Mr. Nalu: Approximatley $32,000. Mr. Duggan: How much would you rent it for? Mr. Nalu: Four hundred and some dollars. Cindy Tobias, 11668 Jarvis: The basic concern I have is any large apartment complex because I am concerned for my property value. I want to be able to sell my house if it should ever arise. And the greenbelt situa- tion -- basically what is going in there? I would be happy to sit down and talk about it. A neighbor on Alois is having difficulty selling their house because of the apartments that are going in that area. Lynn Miller, 38415 Plymouth: I am against the apartments. I realize something has to go in there but who will rent or buy an expensive apartment sandwiched in between a shopping center and single family homes? I am afraid that if they do go in they will come down to lower 9630 rent. $400 is kind of low. Perhaps an office complex or something but not apartments. 14: Mr. Smith: I think your figures are wrong on the land. The square footage in a two bedroom unit is over 900 square feet. Mr. Nalu: They will be less than 825 square feet. Mr. Smith: Even at that, at 62 cents per square foot, they would be around $525 which would certainly take them out of the low-income rental. Mr. Nalu: I don't have the figures yet because we are not at that step yet. Mr. Smith: I am going to make a motion but I want to say that it is not un- usual that every time we have an apartment proposal, people come out and everybody is against it. There are some very good apart- ment units in Livonia and apartments are homes. If all proposals on the drawing block were approved, Livonia would be very low in apartment units. Our young people who are just starting out and want to live in Livonia need a place to live and this is a good place for apartments. These are units I believe will bring Livonia new people and people who do not want the hassle of home ownership. These will not exceed the height of a colonial home in Livonia. The petitioner has stated he would like to meet with the neighbors to see what kind of plan they want. He does own the land and it a Country that allows a man to develop his land. 11 :0 There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-4-1-13 closed. On a motion duly made by Mr. Smith and seconded by Mrs. Sobolewski, it was #5-115-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on Petition 86-4-1-13 by Jose Evangelista, M.D. , to rezone property located on the south side of Plymouth Road, west of Newburgh Road in the Southeast 1/4 of Section 30 from RUF to R-7, the City Planning Commission does hereby recommend to the City Council that Petition 86-4-1-13 be approved for the following reasons: (1) The proposed zoning district permits uses recommended by the Future Land Use Plan. (2) The proposed zoning is compatible to and in harmony with the surrounding uses in the area. (3) The proposed zoning will provide for residential units that are needed in the community to serve those persons and families that desire an alternative to single family residences. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: 9631 AYES: Smith, Sobolewski, Vyhnalek, Naidow, Morrow NAYS: Hildebrandt, Soranno, Duggan ABSENT: Kluver Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-4-1-14 by Alan Helmkamp for Warren Real Estate Group to rezone property located on the north side of Joy Road between Stonehouse and Newburgh in the Southeast 1/4 of Section 31 from R-1 to R-7. Mr. Shane: There is a letter in the file from the Engineering Division stating that they have no objection to this petition. Alan Helmkamp, 16832 Newburgh Road, representing the petitioner: The petitioner is Warren Real Estate Group and they have been in the developing business for approximately five years. Most of their projects have been in smaller towns in Michigan. What we propose is a complex of approximately 104 units. Ninety-two two-bedroom units and twelve one-bedroom units. Our choice of location is not intended to impact surrounding residential areas. The character of the area is already substantially apartment in nature. All of the land on on all sides is currently vacant. We are very preliminary in our project but we have some preliminary site plans. We are looking at about $500 to 16; $550 for rent and intend to attract young professionals for low- maintenance, high quality type housing. Resident: Why is the apartment development becoming so popular with the Planning Commission when people who moved to Livonia, moved here for that very reason to get away from apartments. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-4-1-14 closed. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Soranno, it was MI5-116-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on Petition 86-4-1-14 by Alan Helmkamp for Warren Real Estate Group to rezone property located on the north side of Joy Road between Stonehouse and Newburgh in the Southeast 1/4 of Section 31 from R-1 to R-7, the City Planning Commission does hereby determine to table Petition 86-4-1-14 until the Study Meeting of May 20, 1986. A roll call vote on the foregoing resolution resulted in the following: AYES: Hildebrandt, Soranno, Vyhnalek, Soranno, Naidow NAYS: Duggan, Smith, Morrow ABSENT: Kluver Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. IL; Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-4-1-15 9632 by the City Planning Commission to rezone property located on the east side of Newburgh, north of Six Mile Road in the Southwest 1/4 of Section 8 from C-2 to P.S. Mr. Shane: There is a letter in the file from the Engineering Division stating that they have no objection to this proposal. Dolores Miller, 37181 Bennett: I am for this rezoning. I want to be included when they talk about landscaping. There has always been a problem with the corner where the garbage dump is. I would like to know if you are going to change this to office, will anything be done to upgrade it. The berm that was supposed to be put there was never put in. Ms. Miller submitted photographs to the Commission showing the view of the subject property from her porch. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-4-1-15 closed. On a motion duly made by Mr. Soranno, seconded by Mr. Vyhnalek and unanimously adopted, it was #5-117-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on Petition 86-4-1-15 by the City Planning Commission to 10 rezone property located on the east side of Newburgh, north of Six Mile Road in the Southwest 1/4 of Section 8 from C-2 to P.S. , the City Planning Commission does hereby recommend to the City Council that Petition 86-4-1-15 be approved for the following reasons: (1) The proposed change of zoning will be compatible with the proposed office use for the property. (2) The proposed zoning district will be more compatible with the adjacent residential district. (3) The proposed zoning district will prevent any undesirable uses from locating on the property in the future. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-4-1-16 by Norman Hyman for E. Szoka, Archbishop of Detroit & Schmier-Butler Properties to rezone property located on the west side of Inkster Road, north of Joy Road in the Southeast 1/4 of Section 36 from RUF to R-7. t Mr. Shane: A letter in the file from the Engineering Division indicates that there are no problems connected with this proposal. 9633 Norman Hyman, 2290 First National Building, Detroit, representing the petitioner: I have with me Mr. Jim Butler, one of the principles of Schmier-Butler. Architect. The Archdiocese has been attempting to sell this property for some time. The property has attracted no interest for single family purposes. The Archdiocese is represented by a well-known broker in town. The only interest shown has been for multi-family development. The owner of the single piece of property on Inkster is unwilling to sell. A number of attempts have been made to contact Mr. Anderson so we are not aware of what his reaction is to our plan. We propose a multi development with 96 two bedroom units and 24 one-bedroom units which indicates a higher degree of stability than a greater mix of one-bedroom units. The units are projected to rent for about $550 to $650 per month and we are assuming they will be for young professionals. Because of the depth, size and physical characteristics of the site, a unique opportunity has been provided for preserving vegetation and a substantial amount of landscaping. More than 40% of the land will be landscaping and open space. In terms of site planning, you would agree it is a remarkable plan providing for ample buffering. It will be two stories in height. Mr. Duggan: I believe at the study meeting you had a site plan and it might be helpful to put that up. Mr. Vyhnalek: Has there been any move to buy the property to the south? ILMr. Hyman: No, however, Schmier-Butler is interested in pursuing that possibility and will be contacting those people. Mrs. Sobolewski: Has Schmier-Butler developed in Michigan or in the area? Mr. Hyman: An office building at Crooks and Big Beaver and some apartments in Birmingham. A. Gaikowski, Vice President, Clements Circle Civic Association, 28228 Clements Circle: We had a meeting of the Board and we want to know how the greenbelt will be maintained. Mr. Hyman: The developers intend to manage this property and it will be their responsibility to maintain it. They will be required to adhere to regulations of the City should it be approved. They will welcome direct contact by the neighbors. Frank Carol, 9959 Deering: I am for the project. I think this will improve the area. The only problem I can see is the traffic. We need a fifth lane. This will cause congestion until you put in a fifth lane coming from the south. I think this will improve Joy Road also. Agnes Hildegard, 9185 Lathers: As a representative of the Wilson Acres Homeowners Assoc- iation, I would like to go on record for the people I have spoken to that we are opposed to this. t Mr. Majors: What are they going to do about the broken main? 9634 Mr. Hyman: We will have to go through Engineering before the site plan is taken up. The law prohibits us from increasing the drainage from what now exists over the present site. 16 Stanley Markley, 9000 Cardwell: I have lived here for fifty years. What are they going to do if they put trees in there and block the drainage ditch? We would like to see something done there because everybody uses it for a dumping ground. Mr. Morrow: Those types of things will come up and will be addressed when the site plan is being looked at. Richard Spaulding, 9064 Cardwell. I am a neighbor adjacent to the property and I am opposed to the petition. Will there be a barrier to keep people from going through our yards to go to the school in the area? Mr. Hyman: We will address all these things, drainage and berms, at the time of the site plan approval. Henry Binder, 9207 Inkster: The last time with Council, those were going to be pre-fab. Mr. Nash said he wanted this to go back to the Planning Board and for them to get back to the residents to see what is going in there. Is Council satisfied with this? Presently, I am for this. Mr. Morrow: I am not aware of any charge by the Council to meet with the residents. 110 Is the staff? Mr. Shane: We presented several proposal for development of that area. In fact, we held a public hearing to possible zone it to a different classi- 41, fication. Because of the concerns and problems that the homeowners had in the area, the matter was dropped. The consensus was to wait to see what some new developer might come up with. The Commission con- cluded that the Master Plan would then be held to. Mr. Binder: What type of financing are you proposing? Mr. Butler: Conventional financing. Mr. Binder: If you can't get conventional, what are you going to do. Mr. Butler: We haven't thought about it that far. It appears that conventional is available. I can't guarantee anything along that line. Mr. Binder: But these are conventionally built? Mr. Butler: Yes. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-4-1-16 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Smith and unanimously adopted, it was #5-118-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 9635 11;; on Petition 86-4-1-16 by Norman Hyman for E. Szoka, Archbishop of Detroit & Schmier-Butler Properties to rezone property located on west side of Inkster, north of Joy Road in the Southeast 1/4 of Section 36 from RUF to R-7, the City Planning Commission does hereby recommend to the City Council that Petition 86-4-1-16 be approved for the following reasons: (1) The proposed zoning district permits uses which are recommended by the Future Land Use Plan for this area. (2) The proposed change of zoning will provide development which will provide a good use for a problem parcel of land. (3) The proposed change of zoning will provide impetus for develop- ment of adjacent long and narrow parcels in the area. (4) The proposed change of zoning is consistent with the Planning Commission s Goals and Policies for multiple family residential development. FURTHER RESOLVED, that notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-4-1-17 by Helen Constantine to rezone property located north of Seven Mile Road, east of Gill Road in the Southeast 1/4 of Section 4 from RUFA to R-2. Mr. Nagy: A letter in the file from the Engineering Division states that sanitary sewer to service this area is located approximately 100 feet away and an easement to bring this utility to the site must be acquired from the property to the south. Angelo Constatine, petitioner: We are planning to extend Northland Drive and develop six lots. Mr. Vyhnalek: Which way would the road go? Michael Priest, Engineer: East and west. Thomas Caruana, 19293 Norwich: He is coming up with six houses on the property? Mr. Morrow: They will have to rezone it to a smaller classification than it is now. Mr. Vyhnalek: With six lots, you have to come back with a plat? Mr. Nagy: Yes. Mr. Caruana: You have no plans to put in a road or put up houses on the rest of the parcel? 9636 Mr. Morrow: Right now, he wants to rezone the property. If he wants six houses, he has to come through the Planning process and show the City how he will put in the streets and what he wil do with the rest of thv area. You will be notified of the hearing on the plat. Walter Bynowski, 34177 Northland: Unfortunately, I am the property owner abutting the property here. I have no objections but want to know why I wasn't notified. Mr. Vyhnalek: Who owns the property west of this? Mr. Bynowski: Mrs. Lindsay. Mr. Vyhnalek: Have you contacted her about the rear portion? It looks like you have a plan for developing the whole site. Mr. Nagy: There is a petition filed for the rezoning of Parcels HH4a and b, and HH3b2 to the R-2 classification. Mr. Bynowski: With this going through a plat decision also, will we be notified of that? Mr. Morrow: The abutting property owners will be notified. Mr. Nagy: For a rezoning people within 500 feet are notified. For a plat approval, the abutting property owners are notified. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-4-1-17 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously adopted, it was #5-119-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on Petition 86-4-1-17 by Helen Constantine to rezone property located north of Seven Mile Road, east of Gill Road in the South- east 1/4 of Section 4 from RUFA to R-2, the City Planning Commis- sion does hereby recommend to the City Council that Petition 86-4-1-17 be approved for the following reasons: (1) The proposed change of zoning is compatible to and in harmony with the surrounding development in the area. (2) The proposed zoning district permits uses that are recommended by the Future Land Use Plan for the area. (3) The proposed zoning district will provide for develop- ment of residential lots that are consistent with the adjacent Windridge Subdivision. 110 FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. 9637 Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. t Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-3-1-12 460 by Ronald Barrie requesting waiver use approval to construct a noise control & equipment installation addition to an existing car wash located on the south side of Plymouth Road between Middlebelt and Harrison in the Northwest 1/4 of Section 36. Mr. Nagy: There is a letter in the file stating the Engineering Division has no objection to this proposal. Harry Huggins, 15800 Levan: We are asking uses that are more or less what we are doing with the exception of a slight addition going down the side of the building so we would be able to wash cars. Mr. Vyhnalek: Have you been to the Zoning Board of Appeals for a variance on the encroachment of your building? Mr. Huggins: I don't believe so. Mr. Nagy: On April 18, 1986, they appeared before the Zoning Board of Appeals and were granted the variances for the 14' encroachment. Also, the addition to a non-complying building. Mr. Nagy read the conditions attached by the Zoning Board of Appeals to the above variances as set forth in the Zoning Board of Appeals' letter dated 4/18/86. Mr. Smith: Are those bay doors on the plan? Mr. Huggins: They are standard doors. Mr. Nagy: The plan has not been revised in accordance with the Zoning Board of Appeals' conditions. Richard Kroll, 29044 Elmira: I don't know where he puts his trash but I get a lot of. We would like the sewer re-opened. When this was originally built, we had a water problem. We are not worried about the building or the noise but we would like that sewer opened. When they put the block wall up, they plugged the sewer line and also they put four holes in the wall and all the water drains in our backyards. There is a basin there but it gets blocked up. Mr. Smith: I think there is ample merit to offer a tabling resolution to get the City Engineer down there to look at the situation. If somebody has filled a sewer with cement, it should be looked at. On a motion duly made by Mr. Smith and seconded by Mrs. Sobolewski, it was #5-120-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on Petition 86-3-2-12 by Ronald Barrie requesting waiver use approval to construct a noise control & equipment installation addition to an IL existing car wash located on the south side of Plymouth Road between Middlebelt and Harrison in the Northwest 1/4 of Section 36, the City 9638 Planning Commission does hereby determine to table Petition 86-3-2-12 until the Planning Commission Study Meeting of May 20, 1986. A roll call vote on the foregoing resolution resulted in the following: 410 AYES: Smith, Hildebrandt, Soranno, Vyhnalek, Sobolewski, Duggan, Naidow NAYS: Morrow ABSENT: Kluver Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-3-2-13 by Michael Sabatini requesting waiver use approval to expand a restaurant located within an existing building on the north side of Plymouth Road, west of Merriman Road in the Southeast 1/4 of Section 27. Mr. Morrow, Chairman, passed the gavel to Mr. Smith, Vice Chairman, at this time. Mr. Nagy: There is a letter in the file from the Engineering Division stating they have no objections to this petition. Michael Sabatini, the petitioner, was not present. There was no one present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-3-2-13 closed. On a motion duly made by Mr. Duggan, seconded by Mrs. Holdebrandt and unanimously 410 adopted, it was 4#5-121-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on Petition 86-3-2-13 by Michael Sabatini requesting waiver use approval to expand a restaurant located with an existing building on the north side of Plymouth Road, westof Merman Road in the Southeast 1/4 of Section 27, the City Planning Commission does hereby determine to table Petition 86-3-2-13 for further study. Mr. Smith, Vice Chairman declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-4-2-14 by Robert Gunn requesting waiver use approval to utilize an exist- ing building located on the northeast corner of Joy Road and Harrison in the Southeast 1/4 of Section 36 for a brake & tune- up center. Mr. Nagy: A letter in the file from the Engineering Division states that they have no objection to this petition. Robert Gunn, 31638 Grennada, petitioner: I have an option on the property which is vacant and have agreed to upgrade it to use it. The Planning Com- mission has a plan as to what I plan to do with the property. 9639 Mrs. Sobolewski: Do you intend to work this service type operation yourself? Mr. Gunn: Yes, I will be the owner. I have an option on the property. 410 Mrs. Sobolewski: Only brake and tune-up? Mr. Gunn: It will be all light work. Mrs. Sobolewski: Is this a day-time operation? Mr. Gunn: Definitely day-time. Mr. Vyhnalek: How high would you go on trucks? Mr. Gunn: Half-ton. Mr. Soranno: Do you plan to keep vehicles overnight? Mr. Gunn: Possibly there might be one or two but it is not what we usually do. Mr. Soranno: Where do you plan to store old parts? Mr. Gunn: A walled-in container. I have an approximately 5' x 6' walled place to store. Periodically, someone comes and empties that. Frank Carol, 9959 Deering: This corner has been a bad one and this will help beautify the Road. We have lost a lot of people because they have to go too far for good tune-up work. This will really enhance this corner. 16 There was no one else wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-3-2-14 closed. On a motion duly made by Mr. Soranno, seconded by Mr Morrow and unanimously adopted, it was X15-122-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on Petition 86-4-2-14 by Robert Gunn requesting waiver use approval to utilize an exisitng building located on the northeast corner of Joy Road and Harrison in the Southeast 1/4 of Section 36 for a brake and tune-up center, the City Planning Commission does hereby recommend to the City Council that Petition 86-4-2-14 be approved subject to the following conditions: (1) that the Site Plan marked Sheet #1, dated 3/25/86, prepared by Affiliated Engineers, Inc. , which is hereby apporoved shall be adhered to; (2) that the landscaping, which shall include the installation of an underground sprinkler syste, shown on the approved Site Plan 110 shall be installed prior to the issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; and 9640 (3) that the Building Elevation Plan as modified to include brick on all four sides of the building, marked Sheet #2, dated 3/29/86, prepared by Affilated Engineers, Inc. , which is hereby approved shall be adhered to; 410 for the following reasons: (1) The subject site has the capacity to accommodate the proposed use. (2) The proposal complies with all of the specific and general waiver use standards and requirements set forth in Section 11.03 and 19.06 of Zoning Ordinance #543. (3) The proposal will provide for redevelopment and upgrading of a vacant building and the proposed use will be compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Duggan, seconded by Mrs. Sobolewski and unanimously adopted, it was #5-123-86 RESOLVED that, the PlanningCommission does hereby determine to waive the provisions of Section 10 of Article VI of the Planning Commission 41, Rules of Procedure regarding the seven day period concerning effective- ness of Planning Commission resolutions in connection with Petition 86-4-14 by Robert Gunn requesting waiver use approval to utilize an existing building located on the northeast corner of Joy Road and Harrison in the Southeast 1/4 of Section 36 for a brake & tune-up center. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-4-2-15 by Knight Associates for Speedy Muffler King requesting waiver use approval to locate a muffler shop on the southeast corner of Plymouth Road and Harrison in the Northwest 1/4 of Section 36. Mr. Nagy: There is a letter in the file from the Engineering Division noting that Plymouth Road has not been dedicated to its fullest extent of 60 feet, and that there appears to be no engineering problems connected with this proposal. Bill Hopkins, Knight Associates: We were asking to make a couple revisions to our site plan at the study meeting. The City Engineer said he would draw up a Quit Claim Deed for the Plymouth Road right-of-way and we have agreed to that. 9641 • Frank Carol, 9959 Deering: We had a meeting. Right now Plymouth Road between Harrison and Merriman has six muffler shops. We don't need another muffler shop on Plymouth Road. The southeast end is a quiet, older end. We don't like this kind of stuff because there are six and this will be seven. Mr. Hopkins: The station is there now and does some mechanical work and muffler changes. This would not be a filling station. Mr. Carol: That is all we have is muffler shops and restaurants and I strongly suggest that you consider that. Mr. Duggan: It is my neighborhood, too. I think they are taking a gas station upgrading it by remodeling the building and landscaping. Owner of the present gas station: Mr. Carol keeps saying there are six muffler shops but there aren't really. They are gas stations. A. Gaikowski, 28228 Clements Circle: You will keep the existing buiding there? Mr. Hopkins: No, we will raze the building entirely and re-build. Mr. Gaikowski: Where will you park the cars, out on the street? And the old tires, pipes and mufflers? Mr. Hopkins: We have the number of parking spaces required by the City. We have enclosed storage and the old parts will be picked up periodically. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-4-2-15 closed. On a motion duly made by Mrs. Sobolewski, seconded by Mrs. Hildebrandt and unanimously adopted, it was #5-124-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on Petition 86-4-2-15 by Knight Associates for Speedy Muffler King requesting waiver use approval to locate a muffler shop on the south- west corner of Plymouth Road and Harrison in the Northwest 1/4 of Section 36, the City Planning Commission does hereby recommend to the City Council that Petition 86-4-2-15 be approved subject to the following conditions: (1) that Site Plan, Sheet #SP1, dated March, 1986, prepared by R. E. Knight Associates, Inc. , which is hereby approved shall be adhered to; (2) that the landscaping which shall include the installation of an underground sprinkler system as shown on the approved Site Plan shall be installed prior to the issuance of a Certificate of Occupancy and thereafter permanently main- tained in a healthy condition. 110 (3) that the Building Elevation Plan dated , prepared by R. E. Knight Associates, Inc. , which is hereby approved 9642 shall be adhered to; for the following reasons: (1) The proposed use complies with all of the special and general waiver use standards and requirements set forth in Section 11.03 and 19.06 of Zoning Ordinance #543. (2) The subject site has the capacity to support the proposed use. (3) The proposed use is compatible to and in harmony with the surrounding uses in the area. FURHTER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda was Petition 86-4-2-16 by the Livonia Jaycees requesting waiver use approval to utilize property located on the southeast corner of Middlebelt and School- craft Service Drive in Section 25 for its Annual Spring Carnival. Mr. Nagy: There is a letter in the file from the Director of the Race Course Development at Ladbroke DRC confirming that the Livonia Jaycees will be able to use an area of the Ladbroke DRC parking lot for its carnival between May 19, 1986 and May 27, 1986. A letter from the Engineering Division states they have no objections to this 46 proposal. The petitioner nor a representative of the petitioner was present. There was no one present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-4-2-16 closed. On a motion duly made by Mr. Smith and seconded by Mrs. Sobolewski, it was #5-125-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on Petition 86-4-2-16 by the Livonia Jaycees requesting waiver use approval to utilize property located on the southeast corner of Middlebelt and the Schoolcraft Service Drive in Section 25 for its Annual Spring Carnival, the City Planning Commission does hereby recommend to the City Council that Petition 86-4-2-16 be approved subject to the following conditions: (1) that the proposed carnival operation shall be confined to the area as described; (2) that all truck parking, temporary housing units and all other related transportation equipment and apparatus relating to the operation of the carnival shall be parked or stored on the Ladbroke DRC property adjacent to the carnival site; 9643 (3) that all trash and debris shall be removed from the site within twenty-four (24) hours after the closing of the carnival. 46 FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Smith, Sobolewski, Hildebrandt, Soranno, Vyhnalek, Naidow, Morrow NAYS: None ABSTAIN: Duggan ABSENT: Kluver Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 86-4-2-17 by Robert Crenshalw requesting waiver use approval to utilize property located on the north side of Seven Mile Road, west of Antago in the Southeast 1/4 of Section 1 for outdoor sales of landscape matrials. Mr. Nagy: There is a letter in the file from the Engineering Division stating that Seven Mile Road has not been dedicated to its fullest extent 1[ 40 (60 ft.) adjacent to Parcel MM1 in accordance with the City's Master Thoroughfare Plan, and that it appears that the designated flood plain for the Upper Rouge River in this area encumbers portions of the lots on the east side of St. Francis Avenue. 410, Robert Crenshaw, 19621 Purlingbrook, petitioner: The purpose for this request is for the beautification and improvement of the looks of our existing building. In order to do this, it requires a reorganization of where things are located, and we intend to relocate the parking. Mr. Morrow: Did you hear any comments by Engineering you were not aware of? Mr. Crenshaw: We notified the City that we would dedicate the right-of-way and recently received the paper work on that. As far as the flood plain is concerned, our specific plans are to move things back to higher ground so that it would not increase the amount of volume stored in the flood plan as it has been for a number of years. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 86-4-2-17 closed. On a motion duly made by Mrs. Hildebrandt, seconded by Mrs. Sobolewski and unanimously adopted, it was #5-126-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on Petition 86-4-2-17 by Robert Crenshow requesting waiver use approval to utilize property located on the north side of Seven Mile Road, west of Antago in the Southeast 1/4 of Section 1 for outdoor sales of land- scape materials, the City Planning Commission does hereby recommend to 9644 the City Council that Petition 86-4-2-17 be approved subject to the following conditions: (1) that Site Plan dated 5/6/86, prepared by Clifford N. Wright Associates, which is hereby approved shall be adhered to; (2) that the landscaping shown on the approved Site Plan shall be installed prior to the issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; for the following reasons: (1) The proposed use is in compliance with all of the special and general waiver use standards set forth in Section 11.03 and 19.06 of Zoning Ordinance #543. (2) The subject site has the capacity to accommodate the proposed use. (3) The proposed use is compatible to and in harmony with the surround- ing uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution I[ 40 adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is the Preliminary Plat for Prides Court Subdivision proposed to be located south of 46 Seven Mile Road, east of the I-275 Freeway in the Northeast 1/4 of Section 7. Mr. Nagy: This is a duplicate of the prior approved plat which was allowed to expire. E. Brasso, 8865 Debra Court, petitioner: was present. Michael Priest, 14655 Riverside, petitioner: Blue Skies is the only street that goes out to Seven Mile Road. Mr. Smith: What is the date of this Subdivision's first approval? Mr. Nagy: September of 1979. Robert Feinberg, 18386 University Park Drive: I am Vice President of the Board of Directors of the Woods Condominium Association, and have some concerns. One is the preservation of trees. There was originally a permanent landscape agreement. Will it run with the land? Mr. Nagy: The greenbelt previously shown continues to be part of the plat. The 110 trees are to be preserved and utilities shall not be placed in that area. Mr. Feinberg: The plat will be recorded subject to easement and restrictions of 9645 record? Mr. Nagy: Yes. Mr. Priest: There are also deed restriction and we intend to continue also the same as before. It states no living trees shall be cut down within the easement. Mr. Feinberg: And utilities shall not be installed in back but in front so as to not disturb the trees? Mr. Priest: Yes, the sewers are located within the streets. The sewer on the east will have to be enclosed. Mr. Feinberg: There is currently a drainage ditch which runs just inside the property running east/west on the northern edge of the Woods. Mr. Priest: That ditch was constructed by the original developer of the Woods. It was really made for an interceptor type swale. There is a good grade to that property. At the southeast corner of the subdivision, we will provide a catch basin. We don't intend to disturb the swal at all. Mr. Feinberg: On the southern edge of the proposed subdivision and north edge of the Woods, there is black top. If that is the property line of the pro- posed subdivision, we will have a problem. When you back a car out of the carport, you may back into the fence. Also, we have snow removal and bring in plows. We will have problems there if the property line is where I think it is. 46,0 Mr. Priest: I though there was about five feet. What is the minimum setback? Mr. Nagy: We would not llow any structures in the landscape easement. Mr. Feinberg: If the property line is where I think it is, I would like an opportunity to work something out. Mr. Nagy: The only way to answer your question is to run a boundry line survey. The future property owners are entitiled to a fence at the property line. Kenneth Stoddart, 18824 Blue Skies: With the development north of Seven Mile, the problem of getting from Blue Skies to Seven Mile which is difficult now will be impossible. This development will increase traffic in front of my house six to seven times. Then my problem will be getting out of my driveway. That subdivision must have access to another direction. Resident, 18755 Blue Skies: Heavy machinery will be coming over our road. Do they have the capacity to withstand that load? We paid for those roads when they were put in. If they do need to be replaced, who will replace them? Mr. Nagy: That concern was raised back in 1979. Engineering, at that time, said it is not and in order to assure the protection of Blue Skies, they will try to find another route to bring in the machinery and equipment 46 9646 11:: or to have the subdivider post a bond equal to the cost to construct or repair those roads to put them back in the same shape. June Stapleton, 18720 Blue Skies: What are the plans for the golf course? Is that in probate? Mr. Nagy: Mrs. Morris has passed away. Mr. Morris is probating the case now. Ms. Stapleton: The streets on the map show twenty feet wide. What is the proposed widths; is that just the right-of-way? Mr. Priest: That means right-of-way only. Ms. Stapleton: Why do we need sidewalks; there has never been a need for sidewalks. Mr. Morrow: Are you providing sidewalks? Mr. Nagy: Sidewalks will be provided within Pride's Court Subdivision only. Ms. Stapleton: Is a secondary access something that is in the works or is it an "iffy" type of thing? Our street will not be able to hold that much traffic. The capacity is not there. We need an additional road or a traffic study done for perhaps one-way street. We are not against a subdivision. We would like to know the price and styles of the lihomes. t Mr. Brasso: There will be two-stories of 1,900 square feet, and one story of 1,600 square feet. Ranches and colonial. Minimum price of $110,000. Ms. Stapleton: When do you plan on breaking ground? Mr. Brasso: In June or July. Ms. Stapleton: And, the completion date? Mr. Priest: About two years. Don Gardner, 37728 Margareta: What do they propose to do if they develope the whole property? Will there be any place for the kids to play? Mr. Nagy: 2.2 acres will be set aside for recreational purposes. Mr. Gardner: Traffic will be a problem. Mark Downs, 37712 Margareta: I think this will create a traffic problem for the people living in the area. Larry Bartell, 37655 Margareta: It is okay to build a subdivision but they definitely will have to put a bond up because they will tear the road up. Resident: Has there been any talk about putting an access to that subdivision through the Woods subdivision? 9647 0 Mr. Snyder, 18775 Blue Skies: We are happy with our homes and we don't want this sub- division altering what we have now. Nobody can see room for addi- tional traffic -- construction or residential-wise. There has to be an alternate route. John Watt, 18880 Blue Skies: I am opposed to the development of the subdivision. Resident, 18750 Blue Skies: I have lived here for 42 years. I am satisfied with the streets. I am not objecting to the building but there is no way those trucks and bulldozers can use Blue Skies Drive. What is the width of the street? Mr. Priest: The streets will be 31' wide. Mrs. Downs, 37712 Blue Skies: I am opposed to the building of this subdivision. Mr. Soranno: It is hard to build a new subdivision in harmony with a subdivision that has been there for a long time. Sidewalks are proposed for this subdivision and the people in your subdivision have opted not to have sidewalks. I would like to table this matter to solicit a traffic study. On a motion duly made by Mr. Soranno and seconded by Mrs. Sobolewski, it was li; RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on the Preliminary Plat for Prides Court Subdivision proposed to be located south of Seven Mile Road, east of the I-275 Freeway in the Northeast 1/4 of Section 7, the City Planning Commission does hereby determine to table this matter until preparation of a traffic study of the area. A roll call vote on the foregoing resolution resulted in the following: AYES: Soranno, Sobolewski, Hildebrandt, NAYS: Vyhnalek, Duggan, Smith, Naidow, Morrow ABSENT: Kluver Mr. Morrow, Chairman, declared the resolution failed. On a motion duly made by Mr. Duggan and seconded by Mr. Soranno, it was ##5-127-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on the Preliminary Plat for Prides Court Subdivision proposed to be located south of Seven Mile Road, east of the I-275 Freeway in the Northeast 1/4 of Section 7, the City Planning Commission does hereby determine to table this matter until the Planning Commission Study Meeting of May 20, 1986. A roll call vote on the foregoing resolution resulted in the following: AYES: Duggan, Soranno, Hildebrandt, Sobolewski, Smith, Naidow, Morrow NAYS: Vyhnalek li; ABSENT: Kluver 9648 Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Naidow, Secretary, announced the next item on the agenda is Preliminary Plat approval for Gill Woods Subdivision proposed to be located on the west side of Gill Road, north of Seven Mile Road in the Southwest 1/4 of Section 4. Tony Soave, petitioner: Myself and the developers have met with two property owners on Seven Mile Road regarding the development of the two parcels on the west of this property and it has been indicated that they are will- ing to discuss it in an attempt to work out a solution. Mr. Charles, owner of the property on the west: I would like to meet with Mr. Soave before the matter comes back to the Planning Commission. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Gill Woods Subdivision closed. On a motion duly made by Mrs. Sobolewski and seconded by Mrs. Hildebrandt, it was 415-128-86 RESOLVED that, pursuant to a Public Hearing having been held on May 13, 1986 on the Preliminary Plat for Gill Woods Subdivision proposed to be located on the west side of Gill Road, north of Seven Mile Road in the Southwest 1/4 of Section 4, the City Planning Commission does hereby determine to table this matter until the Planning Commission Study Meeting of May 20, 1986. x A roll call vote on the foregoing resolution resulted in the following: AYES: Sobolewski, Hildebrandt, Soranno, Vyhnalek, Smith, Naidow, Morrow NAYS: None ABSTAIN: Duggan ABSENT: Kluver Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Morrow announced the conclusion of the public hearing portion of the agenda and that the Commission would now proceed with the Regular Meeting portion. On a motion duly made by Mr. Vyhnalek and seconded by Mrs. Hildebrandt, it was #5-129-86 RESOLVED that, pursuant to Section 23.05(a) of Zoning Ordinance 41543, the City Planning Commission does hereby determine to hold a public hearing to determine whether or not to rezone property located on the west side of Newburgh Road, south of Six Mile Road in the Northeast 1/4 of Section 18 from P.L. to P.S. ; AND THAT, notice of the above hearing shall be given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: 9649 AYES: Vyhnalek, Hildebrandt, Soranno, Sobolewski, Smith, Naidow, Morrow NAYS: None ABSTAIN: Duggan ABSENT: Kluver Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Smith, seconded by Mr. Soranno and unanimously adopted, it was #5-130-86 RESOLVED that, the City Planning Commission does hereby approve Petition 84-4-8-18 by Zerbo's Health Connection, Inc. , requesting approval of all plans required by Section 18.58 of Zoning Ordinance 41543 submitted in connection with a proposal to expand an existing commercial building located on the north side of Plymouth Road, east of Stark in Section 28 subject to the following conditions: (1) that Site Plan 8560 SI, dated 4/1/86, prepared by Planning, Engineering, Design & Layout, Inc. , revised to show relocated trash enclosure on the north property line, which is hereby approved shall be adhered to; (2) that Building Elevation Plan, Sheets 1 and 4, prepared by li; J. Graham Design, which is hereby aproved shall be adhered to; (3) that the Landscape Plan prepared by Sun Builders, revised to include underground sprinklers, which is hereby approved shall be adhered to; and (4) that the landscaping shall be installed on the site prior to building occupancy. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adoipted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Smith and unanimously adopted, it was #5-131-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 86-4-8-23 by Arbor West Apart- ments requesting approval of all plans required by Section 8.02 of Zoning Ordinance #543 in connection with a proposal to con- struct a multi-family complex on the south side of Ann Arbor Trail between Newburgh and Hix Roads in Section 31 be approved subject to the following conditions: (1) that Site Plan 85-2885, Sheet SP 1, by Alexander V. Bogaerts & Associates, Architects, which is hereby approved shall be adhered to; (2) that Building Elevations shown on Sheets 4 & 5, prepared by IL Alexander V. Bogaerts & Associates, which are hereby approved shall be adhered to; 9650 gr { (3) that Landscape Plan LS 46486, Sheets LS 1 & 2, prepared by i Calvin Hall Associates, which is hereby approved shall be adhered to; and (4) that all landscaping shall be installed on the site prior to building occupancy. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Smith and unanimously adopted, it was #5-132-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 86-3-8-17 by Joseph Savin requesting approval of all plans required by Section 8.02 of Zoning Ordinance #543 in connection with a proposal to construct an apartment complex on the south side of Plymouth Road between Alois and Eckles Road in Section 30 be approved subject to the following conditions: (1) that Site Plan 1249, Sheet 1, dated 4/11/86, prepared by Savin Wycoff Phillips, Inc. , which is hereby approved shall be adhered to; li, (2) that Building Elevation Plan 1249, dated 5/9/86, prepared by Savin Wycoff Phillips, Inc. , which is hereby approved shall be adhered to; 4 (3) that Landscape Plan 1249, Sheets 4 and 5, prepared by Savin Wycoff Phillips, Inc. , which is hereby approved shall be adhered to; and (4) that all landscaping is to be installed on the site prior to building occupancy. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Duggan and unanimously adopted, it was #5-133-86 RESOLVED that, the City Planning Commission does hereby approve Petition 86-4-8-24 by Louis Campana requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct a one-story office building on the north side of Schoolcraft between Farmington and Stark Roads in Section 21 subject to the following conditions: (1) that Site Plan 86-2-55, dated 3/21/86, prepared by Basney & Smith, Inc. , which is hereby approved shall be adhered to; (2) that Building Elevation Plan, Sheet 2, prepared by R.B. Stoy & Co. , Architects, is hereby approved with the condition that all exposed roof-mounted units shall be screened from view; 9651 li:: (3) that the Landscape Plan with underground sprinkling system, prepared by Basney & Smith, Inc. , which is hereby approved shall be adhered to; and (4) that all landscaping shall be installed on the site before • building occupancy. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Soranno, seconded by Mrs. Hildebrandt and unanimously adopted, it was #5-134-86 RESOLVED that, the City Planning Commission does hereby approve the Revised Site Plan submitted in connection with Petition 85-2-2-6 by the Leather Bottle Inn requesting waiver use approval to construct an addition to an existing restaurant located on the east side of Farmington Road, south of Eight Mile Road in the Northwest 1/4 of Section 3 subject to the following condition: (1) that Site Plan 1685, Sheet 1A, prepared by Clifford N. Wright Associates, which is hereby approved shall be adhered to. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Smith and unanimously adopted, it was #5-135-86 RESOLVED that, the City Planning Commission does hereby approve Petition 86-4-8-26 by William Roskelly requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in con- nection with a proposal to construct a professional office build- ing on the north side of Schoolcraft Road between Inkster and Middlebelt Roads in Section 24 subject to the following conditions: (1) that Site Plan 86-4-23, dated 5/12/86, prepared by Basney & Smith, which is hereby approved shall be adhered to; (2) that Building Elevation Plan prepared by Camborne Construction Engineering, Inc. , which is hereby approved shall be adhered to; (3) that Landscape Plan 86-4-23, dated 5/1/86, prepared by Basney& Smith, Inc. , which is hereby approved shall be adhered to; and (4) that the landscaping shall be installed on the site prior to building occupancy. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow and seconded by Mr. Soranno, it was #5-136-86 RESOLVED that, the minutes of the 515th Regular Meeting held by the 9652 i City Planning Commission on April 29, 1986 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Soranno, Vyhnalek, Duggan, Smith, Naidow, Morrow NAYS: None ABSTAIN: Hildebrandt, Sobolewski ABSENT: Kluver Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 516th Regular Meeting and Public Hearings held by the City Planning Commission on May 13, 1986, was adjourned at 11:33 p.m. CITY PLANNING COMMISSION ;4-7i.--e, .--yz....ii.,,,,,_ Donna J. Nai ow, Secretary ATTES 6 4' 1�" R. Lee Morr , Chai u.n ac