HomeMy WebLinkAboutPLANNING MINUTES 1985-08-13 9419
Minutes of the 501st Regular Meeting
and Public Hearings held by the City
Planning Commission of the City of Livonia
1[0
On Tuesday, August 13, 1985, the City Planning Commission of the City of Livonia held
its 501st 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 7:00 p.m. , with approx-
imately 35 interested persons in the audience.
Members present: C. Russ Smith Donald Vyhnalek Jeanne Hildebrandt
Donna Naidow Herman Kluver Michael Soranno
Sue Sobolewski
Members absent: R. Lee Morrow Michael Duggan
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, 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
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.
1110 Mrs. Naidow, Secretary, announced the first item on the agenda is Petition 85-7-2-22
by Joseph W. Hood requesting waiver use approval for automobile waxing
operation within an existing building located on the south side of
Schoolcraft Service Drive between Farmington and Merriman Roads in
Section 27.
Mr. Nagy There is a letter in the file from the Engineering Division stating
they have no objection to this proposal. That is the extent of
the correspondence in this file.
Gordon Miller, 32535 Schoolcraft: This will be primarily a training center.
Mrs. Sobolewski: How long have you been in the building?
Mr. Miller: About a month.
Mrs. Sobolewski: Do you train for waxing cars? How many students do you have?
Mr. Gordon: We probably train about eight people in a week. They are
primarily managers.
Mrs. Sobolewski: You train them to go out and they go out and operate their own
business?
Mr. Gordon: Yes.
'There was no one present wishing to be heard regarding this item and Mr. Smith, Vice
;Chairman, declared the public hearing on Petition 85-7-2-22 closed.
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On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Naidow and unanimously adopted,
it was
#8-170-85 RESOLVED that, pursuant to a Public Hearing having been held on
August 13, 1985 on Petition 85-7-2-22 by Joseph W. Hood requesting
waiver use approval for automotive waxing operation within an existing
building located on the south side of Schoolcraft Service Drive between
Farmington and Merriman Roads in Section 27, the City Planning Commission
does hereby recommend to the City Council that Petition 85-7-2-22 be
approved subject to adherence to the Plan marked "Landscape Plan", Job
#79-3-80, by Basney & Smith, Inc. , for the following reasons:
(1) The proposed use is in compliance with all of the special and
and general waiver use standards set forth in Section 16.11 of
Zoning Ordinance #543.
(2) The subject site has the capacity to accommodate the use.
(3) The proposed use is compatible to and in harmony with the
adjacent uses in the area.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with the provisions of Section 19.06 of Zoning Ordinance #543, as amended.
Mr. Smith, Chairman, declared the motion is carried and foregoing resolution adopted.
Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-7-2-23
by Kenneth Soble requesting waiver use approval to utilize an SDM License
within a drug store proposed to be located on the west side of Middlebelt
between Seven Mile Road and Clarita in the Northeast 1/4 of Section 11.
Mr. Nagy: There is a letter in the file from the Engineering Division stating
they have no objections to this petition.
Harvey Solway, 3000 Town Center, Suite 2990, Southfield: I am the attorney representing
Drugland of Livonia. My client will be the operator of the store and
Mr. Soble will be the owner. Mr. Soble's current drug store is on
Seven Mile Road and Middlebelt. He is there now in a hold-over tenancy.
We are under pressure to move this project and in order to get on the
Council's study meeting of the 21st, it is necessary that a copy of the
resolution be acquired as soon as possible. Would it be possible for the
Commission to waive the seven-day waiting period?
Mr. Smith: The first thing we have to do is approve the request.
There was no one present wishing to be heard regarding this item and Mr.' Smith, Vice-
Chairman, declared the public hearing on Petition 85-7-2-23 closed.
On a motion duly made by Mr. Soranno, seconded by Mrs. Sobolewski and unanimously adopted,
it was
#8-171-85 RESOLVED that, pursuant to a Public Hearing having been held on
August 13, 1985 on Petition 85-7-2-23 by Kenneth Soble requesting
waiver use approval to utilize an SDM License within a drug store
proposed to be located on the west side of Middlebelt between Seven
Mile Road and Clarita in the Northeast 1/4 of Section 11, the City
Planning Commission does hereby recommend to the City Council that
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Petition 85-7-2-23 be approved subject to the waiving of the 500 foot
160 separation requirement found in Section 11.03(r) (1) of the Zoning
Ordinance by the City Council for the following reaons:
(1) The proposed use is in compliance with all of the general waiver
use standards and requirements set forth in Section 19.06 of Zoning
Ordinance #543.
(2) The subject site has the capacity to accommodate the use.
(3) The proposed use is compatible to and in harmony with the
adjacent uses in the area.
(4) The proposed use will be complementary to the SDD Licensed
use already in place on the subject property.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with the provisions of Section 19.06 of Zoning Ordinance 543, as amended.
Mr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mrs. Naidow, seconded by Mrs. Hildebrandt and unanimously
adopted, it was
#8-172-85 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 effectiveness of
Planning Commission resolutions in connection with Petition 85-7-2-23.
10 Mr. Smith, Vice Chairman, declared the motion is carried and the forgoing resolution
adopted.
Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-7-2-24
by Marion Curtis Morgan requesting waiver use approval to utilize an SDD
License within an existing party store located on the south side of Plymouth
Road between Middlebelt and Garden in the Northwest 1/4 of Section 36.
Mr. Nagy: There is a letter in the file from the Engineering Division which
states that there are no engineering problems in connection with
this request.
Mr. Smith: Mr. Nagy, will you explain the 1,000 foot requirement.
Mr. Nagy: The Zoning Ordinance establishes certain standards regarding the
sale of liquor by the bottle. The closest licensed facility
to this is the drug store at the intersection of Middlebelt and
Plymouth Roads. This is in violation of the Zoning Ordinance
requirement which establishes that there shall be a 1,000 foot
separation between these establishments.
Mr. Smith: The Ordinance of the City states that there shall be no liquor by
the bottle sold within 1,000 feet of an existing business selling
liquor by the bottle. There is such an existing business within
1,000 feet.
Mr. Morgan: I filed because I thought that being on a major thoroughfare made
it a different story.
•
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1[0e Mr. Smith: What will happen to the original building?
Mr. Doruak: It will be sold. I have had several inquiries regarding the build-
ing. It won't be a party store. There is some development of the
property adjacent and also a garage on the southeast corner has made
an inquiry as to its availability.
Mr. Doruak submitted a site plan of the proposed facility to the Commission and interested
people in the audience.
Mr. Smith: Bottles will be stored inside?
Mr. Doruak: Yes.
Scott Rice, 15420 Auburndale: I have the Daly Restaurant and have a couple of problems.
One is the curb service. We used to run into people drinking and
loitering on our property and I can see this as a bigger problem.
When I leave work, I will see kids walking to the 7-Eleven and they
cross a five lane street. Very few go to the corner. I used to
have a problem with kids on the curb and now Taco Bell seems to
have that problem. I have seen Police cars at Taco Bell and because
of the loitering of youths, they have actually closed the restrooms.
I don't understand why they are moving because I don't really think
it is necessary when they are already close to a high traffic corner.
M r. Doruak: We believe that we can give better service and convenience to our
customers at this intersection. By being on an off-corner location
traffic that may stop at our store do not take the time to turn off
to get to our store. Studies have shown this. Physically, we have
changed our store. It is larger now and there have been changes
in the equipment and merchandise.
There was no one else wishing to be heard regarding this item and Mr. Smith, Vice Chairman,
declared the public hearing on Petition 85-7-2-26 closed.
On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously
adopted, it was
#8-174-85 RESOLVED that, pursuant to a Public Hearing having been held on August 13, 1985
on Petition 85-7-2-26 by Southland Corporation requesting waiver use approval
to utilize an SDM License within a party store proposed to be located on the
northwest corner of Plymouth and Merriman Roads in the Southeast 1/4 of
Section 27, the City Planning Commission does hereby recommend to the City
Council that Petition 85-7-2-26 be approved subject to the following con-
ditions:
(1) that the Site Plan dated 6/4/85, prepared by Nowak & Fraus,
Engineers, which is hereby approved shall be adhered to;
(2) that the Building Elevation Plan dated 7/17/85, prepared by
Nowak & Fraus, Engineers, which is hereby approved shall be
adhered to; and
te (3) that the Landscape Plan dated 6/12/85, prepared by Nowak
& Fraus, Engineers, which is hereby approved shall be adhered
to and all landscape materials shall be installed prior to
issuance of a Certificate of Occupancy and thereafter
9422
1[00 Mr. Nagy: That is a requirement of the State of Michigan, but the local
City Zoning Ordinance does not recognize that as a reason for
a waiver. The zoning requirement is a 1,000 foot separation.
Mr. Smith: The Commission has no choice but to deny this and then you would
have to appeal to the City Council.
There was no one else present wishing to be heard regarding this item and Mr. Smith, Vice
Chairman, declared the public hearing on Petition 85-7-2-24 closed.
On a motion duly made by Mrs. Sobolewski and seconded by Mr. Hildebrandt, it was
#8-173-85 RESOLVED that, pursuant to a Public Hearing having been held on August 13, 1985
on Petition 85-7-2-24 by Marion Curtis Morgan requesting waiver use approval
to utilize an SDD License within an existing party store located on the south
side of Plymouth Road between Middlebelt and Garden in the Northwest 1/4 of
Section 36, the City Planning Commission does hereby recommend to the City
Council that Petition 85-7-2-24 be denied for the following reasons:
(1) The proposed use fails to comply with the special waiver use
standards contained in Section 11.03(r) (1) which requires a
1,000 foot separation from such proposed SDD Licensed establish-
ment to any existing SDD Licensed establishment.
(2) The petitioner has failed to affirmatively show that the proposed use
is in compliance with the general waiver use standards and requirements
set forth in Section 19.06 of Zoning Ordinance #543, as amended.
IL A roll call vote on the foregoing resolution resulted in the following:
AYES: Sobolewski, Hildebrandt, Soranno, Vyhnalek, Naidow, Smith
NAYS: Kluver
ABSENT: Morrow, Duggan
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 85-7-2-26 by
Southland Corporation requesting waiver use approval to utilize an SDM
License within a party store proposed to be located on the northwest corner
of Plymouth and Merriman Roads in the Southeast 1/4 of Section 27.
Mr. Nagy: A letter in the file from the Engineering Division indicates that
there are no engineering problems connected with this proposal.
There is also a letter from Mrs. Alice Dunlevy, 11426 Arden, in
which she states she is opposed to this proposal.
Daniel S. Doruak, 26533 Evergreen, Southfield: We propose to relocate an existing 7-Eleven
store from Merriman Road, south of Plymouth, to the northwest corner
of Plymouth and Merriman where there is an existing Clark station.
Our plans are to remove the gas tanks and other equipment and con-
struct a 7-Eleven retail convenience store.
Mr. Smith: Do you intend to remove the two very tall Clark signs?
Mr. Doruak Yes, all signage. Everything that represents Clark. We have a
drawing of a new sign. It is lower to the ground.
9424
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. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Soranno and unanimously adopted,
it was
#8-175-85 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 effectiveness of
Planning Commission resolutions in connection Petition 85-8-2-26.
IL 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 85-7-2-25
by Trerice Management Company requesting waiver use approval to park moving
van trailers on property located on the east side of Hubbard between
Plymouth and the C&O Railway in the South 1/2 of Section 27.
The petitioner was not present and Mr. Smith announced the item would be taken up at a
later time in the meeting.
Mrs. Naidow, Secretary, announced the next item on the agenda if Petition 85-7-2-27 by
Michael S. Downes and Associates requesting waiver use approval to operate
an auto wash within an existing building located on the east side of
Middlebelt between Rayburn and Roycroft in the Southwest 1/4 of Section 13.
The petitioner was not present and Mr. Smith announced the item would be taken up at a
later time in the meeting.
Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-8-2-28 by
Pulice Brothers requesting waiver use approval to utilize an office building
proposed to be constructed on the west side of Hubbard Road between Five
Mile Road and Roycroft in the Southwest 1/4 of Section 15 for general office
purposes.
Mr. Nagy: A letter in the file from the Engineering Division indicates that
there are no engineering problems connected with this request.
to,
Eugene Pulice, 21175 Balmoral, petitioner, was present and submitted copies of the pro-
posed light fixture to the Commission.
9425
Mr. Soranno:IL Are you going to put in a sprinkling system?
Mr. Pulice: Yes.
Mrs. Naidow: There will be no dumpster?
Mr. Pulice: The rubbish will be handled internally.
Thomas Palazzolo, 15425 Hubbard: I have no objections to this. I think it would be an
improvement to what is there now.
There was no one else present wishing to be heard regarding this item and Mr. Smith, Vice
Chairman, declared the public hearing on Petition 85-7-2-28 closed.
On a motion duly made by Mrs. Hildebrandt, seconded by Mrs. Naidow and unanimously
adopted, it was
#8-178-85 RESOLVED that, pursuant to a Public Hearing having been held on August 13, 1985
on Petition 85-7-2-28 by Pulice Brothers requesting waiver use approval to
utilize an office building proposed to be constructed on the west side of
Hubbard Road between Five Mile Road and Roycroft in the Southwest 1/4 of
Section 15 for general office purposes, the City Planning Commission does
hereby recommend to the City Council that Petition 85-7-2-28 be approved
subject to the following conditions:
(1) that the Site Plan marked Sheet #1, dated 2/28/85, as revised,
prepared by Affiliated Engineers, Inc. , which is hereby approved
1101 shall be adhered to;
(2) that the Building Elevation Sheet #2, dated 7/28/85, prepared by
Affiliated Engineers, Inc. , which is hereby approved shall be
adhered to; and
(3) that the Landscape Plan dated 2/28/85, as revised, prepared by
Affiliated Engineers, Inc. , which is hereby approved, shall be
adhered to and 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 proposal is in compliance with all of the special and general
waiver use standards set forth in Section 9.03 and 19.06 of Zoning
Ordinance #543.
(2) The subject site has the capacity to accommodate the use.
(3) The proposed use is 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. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution
adopted.
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ILOn a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously
adopted, it was
#8-179-85 RESOLVED that, the City 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
85-7-2-28.
Mr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Smith announced that the public hearing portion of the meeting is closed and the
Commission will proceed with items pending before it.
On a motion duly made by Mr. Kluver and seconded by Mr. Soranno, it was
RESOLVED that, having reviewed the letter from Nick Ficorelli, Satellite
Technologies, dated 7/23/85, requesting approval of a change in the
location of a satellite dish on property located at 35611 Six Mile Road,
the City Planning Commission does hereby determine to approve this
request subject to the following condition:
(1) that the revised Site Plan and specifications submitted with
Permit Application #1798 by Don Carrieri which are hereby
approved shall be adhered to.
10 A roll call vote on the foregoing resolution resulted in the following:
AYES: Kluver, Soranno, Sobolewski
NAYS: Hildebrandt, Vyhnalek, Naidow, Smith
ABSENT: Morrow, Duggan
Mr. Smith, Vice Chairman , declared the resolution failed.
On a motion duly made by Mr. Vyhnalek and seconded by Mrs. Hildebrandt, it was
#8-180-85 RESOLVED that, having reviewed the letter from Nick Ficorelli, Satellite
Technologies, dated 7/23/85, requesting approval of a change in the
location of a satellite dish on property located at 35611 Six Mile Road,
the City Planning Commission does hereby determine to deny this request
for the following reasons:
(1) The petitioner has failed to affirmatively show that the disc
antenna cannot be operated in the originally approved location.
(2) The petitioner has failed to affirmatively show that the proposed
use complies with the general standards set forth in Section 19.06
of Zoning Ordinance #543.
(3) The proposed new location of the disc antenna is detrimental to
trymaintenance of proper amenities and attractiveness of the surround-
ing neighborhood.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Hildebrandt, Vyhnalek, Naidow, Smith
NAYS: Kluver, Soranno, Sobolewski
ABSENT: Morrow, Duggan
9427
ILMr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mrs. Sobolewski, seconded by Mr. Vyhnalek and unanimously
adopted, it was
#8-181-85 RESOLVED that, pursuant to Section 23.01(b) of Zoning Ordinance #543, the
City Planning Commission does hereby establish and order that a public
hearing be held to determine whether or not to amend Section 9.05 of
Zoning Ordinance #543 relating to side yard requirements in the waiver
use section of the P.S. Zoning District.
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.
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 the approval of the
minutes of the 500th Regular Meeting & Public Hearings held by the City
Planning Commission on July 30, 1985.
On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Vyhnalek and unanimously
adopted, it was
IL #8-182-85 RESOLVED that, the minutes of the 500th Regular Meeting & Public Hearings
held by the City Planning Commission on July 30, 1985 are approved.
Mr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mrs. Naidow and seconded by Mrs. Hildebrandt, it was
#8-183-85 RESOLVED that, the minutes of the 355th Special Meeting held by the City
Planning Commission on August 6, 1985 are approved.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Kluver, Hildebrandt, Soranno, Vyhnalek, Naidow
NAYS: None
ABSTAIN: Sobolewski, Smith
ABSENT: Morrow, Duggan
Mr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Soranno, it was
RESOLVED that, the City Planning Commission does hereby determine to
deny approval of the Revised Site Plan submitted in connection with
Petition 84-9-8-36P by Fred Armour for approval to build a retail
store building on the south side of Plymouth Road between Stark and
ti# Wayne in Section 33 because of its variation from the original
plan.
There was no support to the motion and Mr. Smith, Vice Chairman, declared the motion
failed.
9428
On a motion duly made by Mr. Kluver and seconded by Mrs. Naidow, it was
1[10
4 #8-184-85 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the
City Planning Commission does hereby approve the Revised Site Plan
submitted in connection with Petition 84-9-8-36P by Fred Armour for
approval to build a retail store building on the south side of Plymouth
Road between Stark and Farmington Roads in Section 33 subject to the
following condition:
(1) that Planning Commission Resolution #9-208-84, dated 9/25/84,
Condition (4) is amended and revised Building Elevations 84D-600,
Sheet 4, dated 7/20/85, prepared by Affiliated Engineers, Inc. ,
are hereby approved and shall be adhered to.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Kluver, Hildebrandt, Vyhnalek, Sobolewski, Naidow, Smith
NAYS: Soranno
ABSENT: Morrow, Duggan
Mr. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Smith announced that the public hearings for Items 4 and 5 would be held at this
time.
ILMr. Naidow, Secretary, announced the next item on the agenda is Petition 85-7-2-25 by
Trerice Management Company requesting waiver use approval to park moving
van trailers on property located on the east side of Hubbard between
Plymouth and Capitol Roads in the South 1/2 of Section 27.
The petitioner or the petitioner's representative was not present.
On a motion duly made by Mr. Vyhnalek, it was
RESOLVED that, pursuant to a Public Hearing having been held on Augusut 13, 1985
on Petition 85-7-2-25 by Trerice Management Company requesting waiver use
approval to park moving van trailers on property located on the east side
of Hubbard between Plymouth and the C&O Railway in the South 1/2 of Section
27, the City Planning Commission does hereby determine to table Petition
85-7-2-25.
There was no support to this motion and Mr. Smith declared the motion failed.
On a motion duly made by Mr. Kluver and seconded by Mrs. Naidow, it was
#8-176-85 RESOLVED that, pursuant to a Public Hearing having been held on August 13, 1985
on Petition 85-7-2-25 by Trerice Management Company requesting waiver use
approval to park moving van trailers on property located on the east side
of Hubbard between Plymouth and the C&O Railway in the South 1/2 of Section
27, the City Planning Commission does hereby recommend to the City Council
that Petition 85-7-2-25 be approved subject to the following conditions:
(1) that said parking of trailers shall be confined to the area so
to designated on the Site Plan submitted with the petition; and
(2) that the number of trailers parked or stored on the subject
site shall not exceed five (5) ;
9429
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 16.11 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.
A roll call vote on the foregoing resolution reuslted in the following:
AYES: Kluver, Hildebrandt, Soranno, Sobolewski, Naidow
NAYS: Vyhnalek, Smith
ABSENT: Morrow, Duggan
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 85-7-2-27 by
Michael S. Downes and Associates requesting waiver use approval to utilize
an existing building located on the east side of Middlebelt between Rayburn
and Roycroft in the Southwest 1/4 of Section 13 for an auto wash.
Ey Mr. Nagy: The Engineering Division, by letter, has indicated there are no
problems in connection with this petition.
The petitioner was not present.
Resident, 28900 Rayburn: That piece of property had a gas station which closed at 11:00
to 12:00 at night. Since then, the gas station has gone out of
business but a Burger King which is open until 4:00 a.m. has gone
in. You can't get out to cross Middlebelt and it is suicide to
to go left. It is a bad area. We don't think the neighbors object
to something going in there but not another late night operation.
There are enough traffic generating businesses in the area already.
And, Roycroft is a dead-end street and people party there and throw
trash around. They squeal their tires at one and two o'clock in the
morning. We don't need a car wash there.
Betty Paglione, 29141 Rayburn: I have signtures of 85 residents on Rayburn who object
to this, and I have a list from the Traffic Bureau of 212 traffic
accidents occurring at this intersection.
George Wheeler, 29122 Rayburn: I have been a resident there for almost twenty years and
we have almost a sanctuary here but you wouldn't know it unless
you go down our block. We have had tremendous traffic on Rayburn.
We are working with the Planning Commission to beautify Livonia
and also to promote business. Maybe a doctor's office would be
good for this property but we have a car wash around the corner
and down the street. I am a Safety Director for Ford Motor Company
and am an expert in traffic. I really think it would behoove you
to deny this petition.
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IL Mr. Vyhnalek: These people were at our study meeting last week, and we told
them that this property is too small for a car wash and I think
most of the Commissioners agree with that. I intend to vote
against this petition whether the petitioner is here or not.
Rita Freshaur, 28984 Rayburn: The building is so small I don't know how they could use
it for washing cars.
There was no one else present wishing to be heard regarding this item and Mr. Smith, Vice
Chairman, declared the public hearing on Petition 85-7-2-27 closed.
On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously
adopted, it was
#8-177-85 RESOLVED that, pursuant to a Public Hearing having been held on August 13, 1985
on Petition 85-7-2-27 by Michael S. Downes and Associates requesting waiver
use approval to utilize an existing building located on the east side of
Middelbelt between Rayburn and Roycroft in the Southwest 1/4 of Section
13 for an auto wash, the City Planning Commission does hereby recommend
to the City Council that Petition 85-7-2-27 be denied for the following
reasons:
(1) The proposal fails to comply with the waiver use standards set
forth in Section 11.03(d) (2) and 11.03(d) (10) of Zoning
Ordinance #543.
(2) The petitioner has failed to affirmatively show that the proposed
use is in compliance with the general waiver use standards con-
(' tained in Section 19.06 of Zoning Ordinance #543.
(3) The subject site does not have the capacity to support the
proposed use.
(4) The proposed use and site layout and its relation to streets giving
access to it will be such that traffic to and from the site will be
hazardous to the neighborhood since it will unduly conflict with the
normal traffic 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. Smith, Vice Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made, seconded and unanimously adopted, the 501st Regular Meeting
and Public Hearings held by the City Planning Commission on August 13,
1985 was adjourned at 8:40 p.m.
CITY PLANNING COMMISSION
Donna J. Naido , Secretary
01111"
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ATTEST 1
C. Russ Smith, Vice Chairman
ac