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HomeMy WebLinkAboutPLANNING MINUTES 1985-04-18 9353 MINUTES OF THE 494th REGULAR MEETING LAND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Thursday, April 18, 1985, the City Planning Commission of the City of Livonia held its 494th Regular Meeting and Public Hearings in the Livonia City Hall , 33000 Civic Center Drive, Livonia, Michigan. Mr. C. Russ Smith, Vice Chairman, called the meeting to order at 8:00 p.m. , with approximately 45 interested persons in the audience. Members present: C. Russ Smith Herman Kluver Michael Duggan Joseph Falk Donna Naidow Donald Vyhnalek Members absent: *R. Lee Morrow Sue Sobolewski Jeanne Hildebrandt Messrs. John J. Nagy, Planning Director, H. G. Shane, Assistant Planning Director, and Ralph H. Bakewell , Planner IV, were also present. Mr. Falk, Acting Secretary, announced the first item on the agenda is Petition 85-1-1-2 by Robert German to rezone property located on the southwest corner of Seven Mile Road and Doris Avenue in the Northeast 1/4 of Section 11 from RUF to R-4. Seven letters from residents on Doris Avenue who are opposed to this proposed rezoning were submitted to the Commission for the record. There was also a letter in the file from Lola L. O'Connor, 30145 Seven Mile Road, requesting that the Planning Commission deny this rezoning proposal . Robert German, 31660 Bobrich: I originally had a petition to rezone from RUF to P.S. which met with opposition from the property owners. After the hearing last time, I met with the property owners in the lobby and explained that I would withdraw the P.S. for the R-4. Not one was against that proposal . As it is now, I have three 80' lots and one 131 ' lot. I propose to change that to make lots with 90' frontage. I am asking for four lots. I am increasing them from the 80' frontage to 90' frontage. To the west is R-1 , 60' lots, and to the east , I think there is R-1 zoning. Mr. Smith: Will all four face Doris or will one face on Seven Mile? Mr. German : All will face Doris . Phillip Gay, 18928 Doris : I have an objection to this proposal in that every other home on Doris has a minimum of 100' frontage. Dividing this into four lots will detract from the other homes on the street. We are all RUF and homes not all on the same size lot will detract from the neighbor- hood. If he can go to four lots , can he change his mind and put seven homes on 60' lots? Mr. Smith : No. He would be able to develop four lots of 90' frontage widths. liV Craig Nosel , 19001 Doris : In the lobby last time, because we thought we were going to get business at the end or our street , we thought four houses wouldn' t 4 be bad but now we have had time to think and we don ' t want the spot zoning to 90' lots. 9354 Mr. Vyhnalek: The man was going with office and you opposed that and now he wants to build houses and you are opposed to that? Mr. Nosel : There will be four identical houses right in a row right on the street. i Mr. Vyhnalek: There has to be a setback and there will be a small back yard area. Mr. Nosel : We were afraid of a business and the four houses we thought more desirable but still we are not happy with that either. Mrs. A. Fegel : When we bought, the land was supposed to be 100' frontage lots. If that man wants to build houses, let him build three houses with 100' frontage like the rest of them. We would never let professional go in there anyway. Mr. Smith: Mr. Nagy, are there any lots on Doris less than 100' in width? Mr. Nagy: Not in the immediate area. The lots facing Seven Mile which are part of the O'Connor Porter Subdivison are 70' wide. Lots facing onto Doris are 100' . Clarence Charest, 14600 Farmington Road: I am representing Lola O' Connor who with her husband subdivided the property many years ago into 100' lots. There has been a stream of rezoning requests in this area. The City, a long time ago, said this should be an RUF area, and me have gone through a lot of plans over the years. That is the professional judgment of the professional staff whom I regard very highly. It was said that when I 110 appeared here several weeks ago, we went out to the hallway and every- body agreed that R-4 zoning was appropriate. That is incorrect . I told Mr. German then we did not want four houses there. We wanted him to conform to what is already there. Mrs. O'Connor told him she didn't want four houses. All of these people here bought their homes based on 100' lots. They have relied upon you to enforce these restrictions. Mr. German, when he bought this property, knew that. He knew the split made by the Council was illegal . He bought thinking he could push through for a change of zoning. He appeared before your Board and you denied his request . What right does he have to be here without having filed a new petition? All we want is for him to comply with the rules and regulations of the Zoning Ordinance. We object to this and respectfully request that you deny the petition. Mr. Duggan : This was originally zoned RUF at a time when we didn 't have anything but farm land. I have a hard time putting sanctity in a lot of what you say. You have been before this Board, I understand, many times for changes from RUF. I don't agree that it should never be changed. Mr. Charest: I think you are incorrect as for my appearing before this Board for spot zoning. If you wanted to change zoning on Seven Mile, that is something the professional staff and Council must decide on. Up until the present time, this has been RUF and now we are considering the classic example of spot zoning. If you wanted to put it all in R-4, do it but not on a spot zoning basis. This zoning is improper, that is the fact. Mr. German:lie In RUF zoning, you don' t have to have a minimum of 100' in width. The Zoning Ordinance says you have to have one-quarter of the depth. There are 80' lots on Doris in this subdivison . Also, your client was the dev_loper of this property and in the deed restrictions it is stated 9355 • that no lot shall be less than 50' in frontage. I am not asking special treatment . I purchased these lots and the City Council saw fit to split them into four lots. 4 Eugene West, 18988 Doris : One of our biggest objections is that all the houses will be facing the same way. Mrs. O'Connor would prefer one house to face Seven Mile so that all houses on Seven Mile would be in conformance and have two 100' lots behind that house. All the people on the street would prefer to have that set-up with three houses on the lots. I don't know of any 80' lots on the street. Mr. Smith : Yes, there are two at the end of the street. Daniel Otremba, 19021 Doris : I think everything has been said and I am also against this. Mrs. West and myself have brought letters from people on the block who are opposed to the rezoning. Mrs. West: There are electrical wires which would have to be dealt with. Three houses on 100' lots would look better. With four, the backyards would look strange. There was no one else present wishing to be heard regarding this item, and Mr. Smith, Vice Chairman, delcared the public hearing on Petition 85-1-1-2 closed. A motion to approve this petition was made by Mr. Duggan with no opportunity for support. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Kluver, it was t1o #4-64-85 RESOLVED that, pursuant to a Public Hearing having been held on Petition 85-1-1-2, as amended, by Robert German to rezone property located on the southwest corner of Seven Mile Road and Doris Avenue in the North- east 1/4 of Section 11 from RUF to R-4, the City Planning Commission does hereby determine to table Petition 85-1-1-2 until the study meeting of April 30, 1985. A roll call vote on the foregoing resolution resulted in the following : AYES: Kluver, Naidow, Vyhnalek, Falk NAYS: Duggan, Smith ABSENT: Morrow, Sobolewski , Hildebrandt Mr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Acting Secretary, announced the next item on the agenda is Petition 85-3-1-9 by Michael Schwartz for United Homes, Inc. , to rezone property located on the northwest corner of Hix Road and Northfield Avenue in the Southwest 1/4 of Section 31 from RUF to R-1 . There was a letter in the file from Robert and Linda Premo indicating their belief that Mr. Schwartz should build houses of the same value as already exist in the immediate area. There was also a letter in the file from the Engineering Division stating they have no objections to this proposal . 4 Michael Schwartz, United Homes, Inc. , petitioner: I think that about 905 of the dwell- ings within a one-half mile circle of this property are built on 60' sites which I am proposing to do. A portion is already zoned for 60' sites . This land has been vacant for many years and I have combined 9356 two parcels to create this new subdivision. I think it is the only feasible way it could be done. Ev4 Mr. Vyhnalek: There will be nine lots? 1 Mr. Schwartz: That is correct. Mr. Vyhnalek: They would be compatible with the houses across the street? Mr. Schwartz: Yes. David Kech, 9243 Knolson: I live in Arbor Estates Subdivison, Lot #48. What will be put in the little space south of this area to be rezoned which doesn't show on the map as RUF or R-l? Mr. Shane: That has been incorporated into these lots and is already zoned R-l . Resident : I have no qualms with houses being built across the street but would like to know what size they will be and what the construction materials are. Mr. Schwartz: They will be brick houses with a basement at a minimum of 1 ,100 square feet. There was no one else present wishing to be heard regarding this item and Mr. Smith, Vice Chairman, declared the public hearing on Petition 85-3-1-9 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Naidow and unanimously adopted, it was #4-65-85 RESOLVED that, pursuant to a Public Hearing having been held on April 18, 1985 on Petition 85-3-1-9 by Michael Schwartz for United Homes , Inc. , to rezone property located on the northwest corner of Hix Road and Northfield Avenue in the Southwest 1/4 of Section 31 from RUF to R-1 , the City Planning Commission does hereby recommend to the City Council that Petition 85-3-1-9 be approved for the following reasons : (1 ) The proposed change of zoning will permit development of the subject property consistent with the surrounding subdivisions in the area. (2) The proposed change of zoning is supported by the Future Land Use Plan which proposes low density residential land use for the area. (3) The proposed change of zoning is an extension of similar zoning already existing in the area. (4) The proposed change of zoning will provide for the location of additional homes in the area comparable with surrounding develop- ment. 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. 4 Mr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. 9357 Mr. Falk, Acting Secretary, announced the next item on the agenda is Petition 85-3-2-7 by Anthony C. Rea requesting waiver use approval to construct an additional service bay to an existing building located on the north- east corner of Ann Arbor Trial and Wayne Road in the Southwest 1/4 of Section 33. Mr. Nagy: There have been no objections from reporting City departments. Mr. Vyhnalek: This is so you can service campers and RV's and overflow of cars? Raymond Curtis, 9656 Columbia, representing petitioner: Yes. Mr. Vyhnalek : You have enough space for back-up outside? Mr. Curtis: Yes. There was no one else present wishing to be heard regarding this item and Mr. Smith, Vice Chairman , declared the public hearing on Petition 85-3-2-7 closed. On a motion duly made by Mrs. Naidow, seconded by Mr. Falk and unanimously adopted, it was #4-66-85 RESOLVED that, pursuant to a Public Hearing having been held on April 18, 1985 on Petition 85-3-2-7 by Anthony C. Rea requesting waiver use approval to construct an additional service bay to an existing building located on the northeast corner of Ann Arbor Trail and Wayne Road in the South- west 1/4 of Section 33, the City Planning Commission does hereby recom- mend to the City Council that Petition 85-3-2-7 be approved subject to the following conditions : (1) that the Site and Building Elevation Plan marked Sheet 1 , dated March 2, 1985, prepared by Anthony C. Rea, Architect, which is hereby approved shall be adhered to; for the following reasons : (1) The subject site has the capacity to accommodate the proposed use . (2) The proposal complies with all applicable requirements and standards set forth in Zoning Ordinance #543. (3) 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 Section 19.05 of Zoning Ordinance #543, as amended. Mr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Acting Secretary, announced the next item on the agenda is Petition 84-11-1-34 by Lidia Veri to rezone property located on the north side of Seven Mile Road, east of Shadyside in the Southwest 1/4 of Section 3, from R-3A to C-1 & R-7. Mr. Nagy: There is a letter in the file from the Engineering Division stating this proposal meets with their approval , and that deceleration lanes could be required by the Wayne County Road Commission which would necessitate 9358 • dedication on Seven Mile Road. Also, there are no sanitary or storm sewer facilities available to service the site. Mr. Smith: Mrs. Veri , are there any surprises in the comments just made? Mrs. Lidia Veri , 35762 Veri Court, petitioner: No, we are working it out. We feel it would be much better to have some stores for people to shop within the 27 acres of multiple back there instead of having multiple all the way to Seven Mile Road. Mr. Falk: Are you amenable to giving more R-7 and less commercial ? What portion is R-7 and commercial ? Mr. Nagy: There are 8 acres involved, 5 for C-1 and 3 for multiple zoning. Mr. Falk: If it is changed, what would it be? Mr. Nagy: Fifty-fifty. Mr. Falk: I think it would be more compatible with the area. Mrs. Veri : We are willing to give up some. No problem. Mr. Duggan: I appreciate Mrs. Veri 's willingness to work with us on this. R. Candlish: I own the property just to the east of this property, south of Seven 32415 Seven Mile Mile. If all the owners on my side of the street were here there would be about 60. This has been zoned this way for a good long while. Let's leave it alone. Up until a couple years ago, there was a man who had a fruit stand in the area. He was run out . If he couldn 't stay com- mercial , we don't need any commercial . Six families will suffer from this change. I can' t speak for the 6 but I can for 4 and we don't want it. Richard Lorenzetti , 32425 Seven Mile : The property in the back is zoned R-7 and on the east it has been zoned to R-9. I think we who live on Seven Mile have been asked to bear quite a burden. There are 300 people who will be living there soon. The R-9 proposes 55 units. I think we are being asked to bear more than we should be. There were some questions about whether a road is supposed to go through there in the back. If it does, it will have quite a bearing on the traffic. I think we should wait until we see a site plan for the multiple and R-9. I think it is being rushed through too fast . How long has Mrs. Veri owned this property? Mrs. Veri : Four months. Mr. Lorenzetti : I have lived here seven years and the other man for thirty years. We have all invested our money a lot more than Mrs. Veri has. Mike Bell , 32405 Seven Mile: I purchased a year ago. Last Monday by accident I went to the Planning Commission to find out what the zoning is. At that time, I was told this property was up for rezoning and that the property on the east has already gone for public hearing for rezoning. I saw a pro- posed drawing for the adjacent parking, nothing for the senior citizens building. Without knowing what kind of building will be put in on the two eastern lots and how these will coincide, now I am considering not building because I am beginning to think I made a bad investment. I feel like the other gentleman -- more hr-s to be looked at to see if it 9359 is feasible. I think there should be more study on it and more notice and publication to the property owners so that we know what is going on. There was no one else present wishing to be heard regarding this item and Mr. Smith, Vice Chairman, declared the public hearing on Petition 84-11 -1-34 closed 160 *Mr. Morrow entered the meeting at 8:55 p.m. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Duggan and unanimously adopted, it was #4-67-85 RESOLVED that, pursuant to a Public Hearing having been held on April 18, 1985 on Petition 84-11-1-34, as amended, by Lidia Veri to rezone property located on the north side of Seven Mile Road, east of Shadyside in the Southwest 1/4 of Section 3 from R-3A to C-1 and R-7, the City Planning Commission does hereby determine to table Petition 84-11-1-34 until the study meeting to be conducted on April 30, 1985. Mr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Acting Secretary, announced the next item on the agenda is Petition 85-2-7-1 by the City Planning Commission to amend Part VII of the Master Plan , the Future Land Use Plan, by changing the designation of property located north of Six Mile Road, west of Laurel Park Drive North in the Southeast 1/4 of Section 7 from high density residential to office. 110 There was no one present wishing to be heard regarding this item and Mr. Smith, Vice Chairman, declared the public hearing on Petition 85-2-7-1 closed. On a motion duly made by Mr. Kluver, seconded by Mr. Falk, and unanimously adopted , it was #4-68-85 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan, 1931 , as amended, the City Planning Commission, having held a Public Hearing on April 18, 1985 for the purpose of amending Part VII of the Master Plan of the City of Livonia, the Future Land Use Plan , the same is hereby amended by changing the designation of property located north of Six Mile Road, west of Laurel Park Drive North in the Southeast 1/4 of Section 7 from high density residential to office, for the follow- ing reasons : (1) The proposed amendment to the Future Land Use Plan is consistent with the Planning Commission's determination that general office is the best future use of the subject properties. (2) The proposed amendment is consistent with the Planning Commission 's decision to recommend changing the zoning of the subject properties to an office classification. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Public Act 285 of the Public Acts of Michigan, 1931 , as amended. 4 Mr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. 9360 Mr. Falk, Acting Secretary, announced the next item on the agenda is Petition 85-2-7-2 by the City Planning Commission to amend Part VII of the Master Plan , the Future Land Use Plan, by changing the designation of property located north of Seven Mile Road, east of Haggerty in the West 1/2 of Section 6 from general commercial to office. On a motion duly made by Mrs. Naidow, seconded by Mr. Vyhnalek and unanimously adopted, it was #4-69-85 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan, 1931 , as amended, the City Planning Commission, having held a Public Hearing on April 18, 1985 for the purpose of amending Part VII of the Master Plan of the City of Livonia, the Future Land Use Plan, the same is hereby amended by changing the designation of property located north of Seven Mile Road, east of Haggerty in the West 1/2 of Section 6 from general commercial to office, for the following reasons: (1) The proposed amendment to the Future Land Use Plan to change the designation of the subject property to an office classification is consistent with the designation of surrounding lands. (2) The proposed land use designation will encourage uses for the subject property which are in the best interest of the City of the City of Livonia. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Public Act 285 of the Public Acts of Michigan, 1931 , as amended. li: Mr. Falk, Acting Secretary, announced the next item on the agenda is Petition 85-2-7-3 by the City Planning Commission to amend Part VII of the Master Plan, the Future Land Use Plan by changing the designation of property located north of Seven Mile Road between Newburgh and the 1-275 Freeway in the Southeast 1/4 of Section 6 from low density to medium density residential . Paul St . Henry, _ 37500 Seven Mile : I am not here to speak for or against but I am curious as to why the Planning Commission would change the usage of these properties from one to another without application from a citizen . What is the motivation or rationale and also I assume there would be an extension of Northland Street. Mr. Nagy: In order to encourage development but the extension of Northland is not necessary. Mr. Smith : The proposed amendment was made to offer alternate housing to the citizens of Livoniainthe medium density classification . We feel there is a need for this type of housing for the younger families and it is just not available. In looking at the plan in an overall study, we felt this area could support this type of housing. That is one reason why I supported this. Mr. Morrow: This all started with the development of the 1-275 Freeway and what is happening with the Six Mile Road property. Before we took action on the Six Mile Road projects, we asked that the Planning staff make a study of the property. At that time, it was determined that we would like to amend the Master Plan and that this would be a good spot to pick up some multiple zoning for the future. We are not rezoning the property, IL only designating it for such development . We would like to see it go multiple because of the other changes that are taking place along this 9361 corridor. Mr. St . Henry: There is a little creek along here which goes down to Six Mile and IL there is some concern because we have had a number of problems with the storm drain situation in the Levan corridor which this area drains into. Since CBS Fox moved in, I have noticed a change in the behavior of the creek. Perhaps we should be concerned about placing new burdens on this drainage system with the additional usage which it may not be able to handle. There was no one else present wishing to be heard regarding this item and Mr. Smith, Vice Chairman, declared the public hearing on Petition 85-2-7-3 closed. On a motion duly made by Mr. Morrow, seconded by Mr. Falk and unanimously adopted, it was #4-70-85 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan, 1931 , as amended, the City Planning Commission , having held a public hearing on April 18, 1985 for the purpose of amending Part VII of the Master Plan of the City of Livonia, the Future Land Use Plan , the same is hereby amended by changing the designation of property located north of Seven Mile Road, east of Haggerty in the West 1/2 of Section 6 from general commercial to office, for the following reasons : (1) The proposed amendment to the Future Land Use Plan will encourage the future use of designated land area for alternative housing developments much needed in the City. (2) The proposed amendment to the Future Land Use Plan is consistent with the Planning Commission 's policy for location of medium density residential development. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Public Act 285 of the Public Acts of Michigan, 1931 , as amended. Mr. Falk, Acting Secretary, announced the next item on the agenda is Petition 85-4-2-9 by the Livonia Jaycees requesting waiver use approval to hold an Annual Spring Carnival on property located on the south side of Plymouth Road, east of Farmington Road within the Sheldon Shopping Center, in the North- west 1/4 of Section 34. Mr. Nagy: There is no correspondence in the file regarding this Petition. Avedis Samarian, President of the Livonia Jaycees, 14021 Arcola: We are asking permis- sion for the Annual Carnival from May 19th to June 3rd. The hours are 3:00 - 11 :00 Monday through Friday, and Saturday and Sunday 12:00 - 11 :00 p.m. We will be expanding a little behind the building there. The parking will be across the street, east of the Mai Kai Theatre. Mr. George has given us permission to use the property. Mr. Vyhnalek: How wide is that? IlliWMr. Nagy: 150' of frontage on Plymouth with a depth along Woodring of 690' . )Mr. Vyhnalek: What will you do about parking on Woodring? Mr. Samarian : We will try to keep it in the shopping cente-. 9362 Mr. Vyhnalek: And what will they neighbors on Loveland say if they park on Loveland. Mr. Samarian: There is more parking by the baseball diamond. Mr. Smith: I would put a member nearby to give some extra care when people start across Plymouth Road. It would be unfortunate if someone was hurt. Ronald Mardiros , 32032 Schoolcraft : I think this is the worse proposal the Jaycees have ever come up with and I wish you would table it. Mr. Falk: What were the hours last year? Mr. Samarian : Noon to 11 :00 p.m. There was no one else present wishing to be hearing regarding this item and Mr. Smith, Vice Chairman, declared the public hearing on Petition 85-4-2-9 closed. On a motion duly made by Mrs. Naidow and seconded by Mr. Kluver, it was #4-71-85 RESOLVED that, pursuant to a Public Hearing having been held on April 18, 1985 on Petition 85-4-2-9 by the Livonia Jaycees requesting waiver use approval to hold an Annual Spring Carnival on property located on the south side of Plymouth Road, east of Farmington Road within the Sheldon Shopping Center in the Northwest 1/4 of Section 34, the City Planning Commission does hereby recommend to the City Council that Petition 85-4-2-9 be approved subject to the following conditions : to (1) that the proposed carnival operation shall be confined to the areas as shown on the site plan dated 3/8/84, prepared by J. & W. Management Company; and (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 property located on the north side of Plymouth Road; for the following reasons: (1) The subject site has the capacity to accommodate the proposed use. (2) All waiver use standards and requirements set forth in Section 11 .03 and 19.06 of Zoning Ordinance #543 have been complied with. (3) No objections have been received from any reporting City departments. FURTHER RESOLVED that, notice of the above hearing was given in accordance with Section 19.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Naidow, Vyhnalek, Falk, Smith, Morrow NAYS: None ABSTAIN: Duggan ABSENT: Sobolewski , Hildebrandt. .4 Mr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution Iii, adopted. 9363 Mr. Falk, Acting Secretary, announced the next item on the agenda is Petition 85-4-2-10 by Rocco Corsi requesting waiver use approval to locate an automobile transmission replacement facility on the northwest corner t of Seven Mile Road and Angling in the Southeast 1/4 of Section 1 . i Mr. Nagy: There is no correspondence in the file relating to this petition. The Site Plan submitted with the petition has been revised to omit the parking in front of the building and there is a greenbelt instead. Charles Tangora, Attorney representing Mr. Corsi , the petitioner: Mr. Corsi bought this property several years ago. It is going to take some rehabilitation work to tie it into the development he has now. Mr. Hubbard will use the building for his business which is automotive transmission replacement. He will put in a brick wall in the back of the property abutting the residential , and he will repave. Mr. Hubbard has a facility in the industrial area where he builds transmissions. This will be strictly removal and replacement of transmissions. The revised plan looks like a tremendous improvement over the other and will be a real improvement to the area. Mr. Smith: They will not store transmissions there? Ed Hubbard, President, Transmission Rebuilders, 30934 Industrial Road: The proposal was to run a transmission shop but I talked with a man from the Inspection Department and he informed me that instead of seeking a transmission re- placement approval from you, it would be best to receive an auto repair facility approval because with the newer cars, it is getting that we are infringing in that area because we are doing work that could be classified as auto repairs. I do not intend to build transmissions in that facility. This will certainly enhance this area. It will be a beautiful building. We are looking for a four-bay facility and we are complying with the State. The State is not able to get enough places to participate in their inspections and when people have to have that done, they will have to drive a long way to locate a place that can do it. Mr. Falk: Has he been given the right information? Mr. Nagy: We are dealing with a zoning question. Section 11 .03 of the Ordinance deals with auto repair and transmission replacement. It is a broadly used section of the Ordinance. He will be covered from a zoning stand- point. If the Inspector was talking in terms of licensing, that is a different matter. This is light auto repair. It does not allow him to pull out an engine. That is not permitted under this section of the Ordinance. Mr. Hubbard: There would be some cars where it would be necessary to remove the engine to get at the transmission. Mr. Tangora: His type of operation will fit under the Ordinance. There was no one else present wishing to be heard regarding this item and Mr. Smith, Vice Chairman, declared the public hearing on Petition 85-4-2-10 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Falk and unanimously adopted, it was 1 9364 #4-72-85 RESOLVED that, pursuant to a Public Hearing having been held on April 18, 1985 on Petition 85-4-2-10 by Rocco Corsi requesting waiver use approval to locate an automobile transmission replacement facility on the North- west corner of Seven Mile Road and Angling in the Southeast 1/4 of Section 1 , the City Planning Commission does hereby recommend to the City Council that Petition 85-4-2-10 be approved subject to the following con- di tions : (1) that the Site and Landscape Plan revised 4/17/85, prepared by Rea Construction Company, which is hereby approved shall be adhered to; (2) that the landscaping shown on the Site Plan shall be installed on the site prior to the issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; (3) that there shall be no outside storage of trash, trash dumpster, new parts, used or scrap parts, or unlicensed vehicles on the premises; and (4) that any lights to be placed on the building or elsewhere on the site shall be shielded or placed so as not to shine toward abutting residential uses. for the following reasons : (1) The subject site has the capacity to accommodate the proposed use. (2) The proposed use is in compliance with all applicable requirements and standards set forth in Zoning Ordinance #543. (3) The proposed use will provide for substantial upgrading and improvement of the subject site. 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. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Smith, Vice Chairman, declared a five minute recess at this time. Mr. Morrow, Chairman, reconvened the meeting at 10:05 p.m. with all Commissioners present as were present for the initial roll call . On a motion duly made by Mr. Duggan, seconded by Mr. Smith and unanimously adopted, it was #4-73-85 RESOLVED that, pursuant to a Public Hearing having been held on March 19, 1985, on Petition 85-2-1-8 by Weatherford/Walker Development to rezone property located on the north side of Plymouth Road between Middlebelt and Sears Roads in the Southeast 1/4 of Section 26 from M-1 to C-2, the City Planning Commission does hereby recommend to the City Council that Petition 85-2-1 -8 be approved for the following reasons : (1) The proposed change of zoning will provide for uses that are compatible with and complimentary to the surrounding and estab- lished uses of the area. 9365 (2) The proposed change of zoning will not adversely affect the established and neighboring uses of the area. (3) The proposed change of zoning will promote the orderly growth and development of the area. 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. On a motion duly made by Mr. Smith, seconded by Mr. Vyhnalek and unanimously adopted, it was #4-74-84 RESOLVED that, pursuant to a Public Hearing having been held on March 19, 1985 on Petition 82-2-1-5 by Michigan Columbus Federal Credit Union to rezone property located on the south side of Six Mile Road, west of Henry Ruff in the Northwest 1/4 of Section 14 from RUFC to P, the City Planning Commission does hereby recommend to the City Council that Petition 85-2-1-5 be approved for the following reasons : (1) The proposed change of zoning will provide for utilization of the subject land in conjunction with the office use on the balance of the parcel . (2) The proposed change of zoning represents only a minor extension of non-residential zoning in the area. 1 (3) The proposed change of zoning will be compatible to and in harmony with the adjacent zoning in the area. (4) By this proposed expansion of zoning, the zoning district lines will follow property lines thereby avoiding the problem of having two non-compatible zoning classifications on the same property and also avoiding the problem of having a solid masonry wall divide the property. 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. On a motion duly made by Mr. Smith, seconded by Mr. Vyhnalek and unanimously adopted, it was #4-75-85 RESOLVED that the City Planning Commission does hereby approve Sign Permit Application #1544 by John G. Elias requesting approval to erect two signs on property located on the north side of Plymouth Road between Hartel and Camden Avenues in Section 36 subject to the following con- dition : (1) that Sign Application #544 submitted by John G. Elias 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 Mr. Duggan , seconded by Mr. Smith and unanimously adopted, it was 9366 #4-76-85 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that Revised Sign Permit Application #1317 by John Dinan requesting to erect two ground signs on the northeast corner of Farmington Road and Lyndon Avenue in Section 22 be approved subject to the following condition: (1) that Sign Application #317 by John Dinan for Heritage Commons Office Center, 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 Mr. Vyhnalek, seconded by Mr. Falk and unanimously adopted, it was #4-77-85 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the City Planning Commission does hereby approve Petition 85-3-8-4 by Seymour J. Levine requesting approval of all plans submitted in con- nection with a proposal to construct an office building on the west side of North Laurel Park Drive between Six and Seven Mile Roads in Section 7, subject to the following conditions : (1) that Site Plan 8501 , Sheet SPA-2, dated 3/18/85, prepared by Seymour J. Levine Architects, Inc. , which is hereby approved shall be adhered to; (2) that Building Elevations as shown on Plan 8501 , Sheet SPA-4, dated 3/18/85, prepared by Seymour J. Levine Architects, In. , which are hereby approved shall be adhered to; (3) that Landscape Plan 8501 , Sheet PLP-1 , prepared by Paul T. Nakolan & Design Associates, which is hereby approved shall be adhered to; and (4) that the approved landscaping for Phase II shall be of the same standards used for Phase I and 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, seconded by Mr. Duggan and unanimously adopted, it was #4-78-85 RESOLVED that, the City Planning Commission does hereby approve Petition 85-3-8-6P by Fred J. Amour requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to install new parking and landscaping for an existing building located on the southeast corner of Five Mile Road and Harrison in Section 24 subject to the following conditions : (1 ) that the Parking Lot 84D-612 for property south of the existing building as prepared by Affiliated Engineers , Inc. , which is hereby approved shall be adhered to; and (2) that the landscaping along Harrison Avenue as shown on the approved plan shall be installed after paving and fencing of the lot is completed. 9367 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 #4-79-85 RESOLVED that, the City Planning Commission does hereby approve Petition 85-4-8-7P by Bi -Con Construction Company requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct a medical office building on the north side of Six Mile Road, west of Middlebelt Road in Section 11 , subject to the follow- ing conditions : (1) that the medical office complex Site/Landscape Plan prepared by Architectural Resource Associates, dated March 19, 1985, which is hereby approved shall be adhered to; (2) that the medical office complex Building Elevation Plan prepared by Architectural Resource Associates, which is hereby approved shall be adhered to; and (3) that the landscaping as shown on the approved Site/Landscape Plan shall be installed on the site prior to occupancy and thereafter maintained in a healthy condition. Mr. Morrow, Chairman , declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Falk, seconded by Mr. Kluver and unanimously adopted, it was #4-80-85 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that Petition 85-3-8-3 by James Blain Associates requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543 sub- mitted in connection with a proposal to construct a four-story office building on the south side of Six Mile Road between 1-275 and Haggerty Road in Section 18, be approved subject to the following conditions: (1) that Site Plan dated 4/17/85, prepared by James Blain/Robert Wakely & Assoc. , Architects, 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 ; (3) that the Building Elevation Plan prepared by James Blain/Robert Wakely & Assoc. , Architects, which is hereby approved shall be adhered to; (4) that the entire site shall be serviced with an underground sprinkler system. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Duggan , seconded by Mr. Vyhnalek and unanimously adopted, tvit was 4 #4-81-85 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- 9368 • ness of Planning Commission resolutions in connection with Petition 85-3-8-3 by James Blain Associates requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543 submitted in con- nection with a proposal to construct a four-story office building on the south side of Six Mile Road between 1-275 and Haggerty Road in Section 18. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Duggan, seconded by Mrs. Naidow and unanimously adopted, it was #4-82-85 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that Petition 85-4-8-8 by Republic Airlines, Inc. , requesting approval of all plans required by Section 18.58 submitted in connection with a pro- posal to construct an office building on the south side of Six Mile Road between Quakertown Road and Haggerty in Section 18, be approved subject to the following conditions: (1) that Site Plan dated 4/18/85, prepared by Giffels/Hoyem Basso, Architects, which is hereby approved shall be adhered to; (2) that the Landscape Development Plan dated 4/18/85, prepared by Giffels/Hoyem Basso, Architects, which is hereby approved shall be adhered to and the landscaping shall be installed prior to issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; and (3) that the Building Elevation Plan prepared by Giffels/Hoyem Basso, Architects, 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 Mr. Duggan, seconded by Mr. Vyhnalek and unanimously adopted, it was #4-83-85 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 85-4-8-4 by Republic Airlines , Inc. , requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct an office building on the south side of Six Mile Road between Quakertown Lane and Haggerty in Section 18. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Smith and seconded by Mrs. Naidow, it was #4-84-85 RESOLVED that, the Minutes of the 493rd Regular Meeting and Public• Hearings held by the City Planning Commission on March 19 , 1985, are approved. 110 A roll call vote on the foregoing resoltuion resulted in the following: AYES: Naidow, Vyhnalek, Falk, Duggan , Smith , Morrow NAYS: One ABSTAIN: Kl uve r ABSENT: Sobo1c sL , Hild�brendt 9369 Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow, seconded by Mr. Smith and unanimously adopted, it was #4-85-85 RESOLVED that, the Minutes of the 353rd Special Meeting held by the City Planning Commission on March 26, 1985 are approved. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 494th Regular Meeting and Public Hearings held by the City Planning Commission on April 18, 1985 was adjourned at 10:35 p.m. CITY PLANNING COMMISSION r..„• A. I At �/.. Jose•h J. F! k, . ' ing e retary Gj ATTEST: CT R. Lee Morrow, Chei r n ac ir r