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HomeMy WebLinkAboutPLANNING MINUTES 1987-11-17 10068 • MINUTES OF THE 548th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, November 17, 1987, the City Planning Commission of the City of Livonia held its 548th Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Donald Vyhnalek, Vice Chairman, called the meeting to order at 7:00 p.m. , with approximately 20 interested persons in the audience. Members present: Donald Vyhnalek Donna J. Naidow Sue Sobolewski R. Lee Morrow Michael Soranno Richard Straub Members absent: *Herman Kluver **C. Russ Smith Messrs. John J. Nagy, Planning Director; and Ralph H. Bakewell, Planner IV, were also present. Mr. Vyhnalek 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 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. The Commission holds the only public hearing on a preliminary plat and/or a vacating petition. Planning Commission resolutions do not become effective until seven days after tonight. The Planning Commission has reviewed the petitions upon their filing and have been furnished by the staff with approving and denying reso- lutions. The Commission may use them or not use them depending upon the outcome of the hearing tonight. Mrs. Naidow, Secretary, announced the first item on the agenda is Petition 87-10-1-36 by Charles Tangora for Kaftan-Gottlieb Company to rezone property located on the southeast corner of Seven Mile and Merriman Roads in the Northwest 1/4 of Section 11 from R-3 to P.S. Mr. Nagy: There is a letter in the file from the Engineering Division stating that there are no storm or sanitary sewers readily available to service the site in question. Charles Tangora, Attorney representing the petitioner: Mr. Gottlieb developed Sheffield Estates Subdivision #2, a single family subdivision on Curtis and Wayne Road, and is a brother of Alan Gottlieb who developed the multiples across the street. Last week we were not ready with a rendering but this week we have one to show you what we have in mind. There is a rather old structure on the property that doesn't seem to be well taken care of and is deteriorating. There is commercial on one side and multiple on the north side. It is approximately 200' x 200' in size and the petitioner proposes to put in a professional service type building of one story. I feel it will be a great improvement to what is on the corner now. The building has approximately 9,000 square feet to accommodate doctors, dentists, architects, etc. The hours are usually 8:30 to 5:00 with little or no evening hours. No traffic whatsoever in the evening or on week-ends. I feel this type 10069 of usage here has less impact on the neighborhood than anything that has been proposed to the City down through the years. P.S. zoning has less impact and draws less traffic than anything that has been pro- posed. We are willing to work with the neighbors on the development. In fact, we attempted to reach some but did not contact all of them. Mr. Morrow: Is your client the present owner? Mr. Tangora: He has a purchase agreement with a contingency based on the zoning. Mike Martin, 31215 Seven Mile: I don't know how many times they have tried to get this rezoned but he wants to put a 9,000 square foot building on the property which means there wouldn't be any green left there at all. It looks pretty good, in fact, it looks like Independence Hall. I am concerned about there being no water there. Mr. Vyhnalek: Our Engineering Department will take care of that. Mr. Morrow: Just a reminder that what you see here is not under consideration. What our charge here tonight is whether there should be some type of professional service on the property. We don't want you to think we are approving that plan. We are only trying to determine if this zoning will live in harmony with your neighborhood. Mr. Martin: I personally object to this. Ili Mr. Soranno: It is unfortunate that we couldn't get feedback from your neighbors. How do your immediate neighbors feel about that corner? The house there is in bad shape. How do they feel about the potential zoning on the corner? Mr. Martin: The apartments worked out pretty good. I see this has eroded but I would like to see the zoning stay the way it is. Mr. Morrow: You live toward the professional service to the east? Mr. Martin: Yes. Mr. Morrow: The two P.S. buildings in the area -- how does that impact your neighborhood? Mr. Martin: I don't think it is bad at all. Kay Eagle, 31221 Seven Mile Road: We are just not sure. We hate the situation like it is right now but I am afraid of what we are going to get into. What type of professional would it be? Mr. Vyhnalek: Doctors, lawyers, dentists, CPA's. Mr. Eagle: That looks like a large building. Mr. Vyhnalek: It is about four times as big as the home on there now. Mrs. Eagle: I am just so sick of that house. I worry about our property but I think this would be better than what is there now. 10070 Mr. Straub: Your preference would be to have it remain residential? tor Mrs. Eagle: Yes, but nothing can be done about the property. I have called the City on that and nothing has been done. Mr. Straub: Ideally, you would have it remain residential. Mrs. Eagle: Yes. Mr. Soranno: Mr. Tangora, would your client be at all interested in developing residential? *Mr. Kluver entered the meeting at 7:20 p.m. Mr. Tangora: No, just P.S. They are residential developers and have experience in this field. They just feel this corner should be made into a beautiful professional piece. On two corners there is commercial and multiple on the other corner. It is not a corner out in the wilderness. I just can't see that you can build and sell very nice residential homes on that corner. I talked with some of the neighbors and the President of Hidden Pines and he indicated to me personally that the present use was an eye-sore and anything would be an improve- ment. 1: Ted John Mack, 32351 Oakley: This will be taking up a lot of space. Where will the garbage disposal be? Mr. Vyhnalek: This is strictly for zoning. If it passes, then the site plan will be taken up and you will be notified to come down to that meeting. Mrs. Eagle: We live right next door and this man never attempted to talk to us. Mr. Tangora: I didn't talk to everybody but we tried to contact some people in the area. We had some names from the previous petition. Mrs. Eagle: The neighbors behind are an elderly couple and they spoke to my husband. Mr. Vyhnalek: They feel like you do? Mrs. Eagle: Yes. Susan Martin, 31215 Seven Mile Road: I feel it should stay residential. There is so much traffic there now there is at least one accident every day. The family behind us objects to this. I think putting an office building there just wouldn't look right. We have office buildings to the east and across the street. There are a lot of vacant build- ings at Seven Mile and Middlebelt. I don't think we need any more office buildings. IL Mr. Soranno: I agree that the current situation is not the best it could be. The house has not been kept up but I don't think we need to change the zoning to get rid of that type of problem. I would like to see this remain residential and somewhere down the line upgrade that property. 10071 IL I don't think we want to change the zoning to correct the situation. Mrs. Eagle: What could be done? Mr. Soranno: If there are violations on the house, I think the City can do some- thing in terms of building codes. Mr. Nagy: The City has a minimum property maintenance code which addresses such things as maintenance and health and sanitary conditions. It is administered now by a full department. It is fully staffed and funded. That would be the proper agency to have investigate the property to see if there are any violations. I will contact that department and ask them to take a look at it. **Mr. Smith entered the meeting at 7:25 p.m. Mr. Morrow: I think a message has been sent to Mr. Hunt that this will not increase the value of his property. Letting his property run down will not necessarily get a higher classification and return on his investment. There was no one else present wishing to be heard regarding this item and Mr. Vyhnalek Vice Chairman, declared the public hearing on Petition 87-10-1-36 closed. On a motion duly made by Mr. Soranno and seconded by Mr. Morrow and adopted, it was IL #11-257-87 RESOLVED that, pursuant to a Public Hearing having been held on November 17, 1987 on Petition 87-10-1-36 by Charles Tangora for Kaftan-Gottlieb Company to rezone property located on the southeast corner of Seven Mile and Merriman Roads in the Northwest 1/4 of Section 11 from R-3 to P.S. , the City Planning Commission does hereby recommend to the City Council that Petition 87-10-1-36 be denied for the following reasons: (1) The proposed change of zoning is contrary to the Future Land Use Plan which recommends low density residential use for the subject property. (2) The proposed change of zoning would tend to encourage similar petitions for non-residential changes of zoning on adjacent properties in violation of the Future Land Use Plan and good planning principles. (3) The proposed change of zoning would be contrary to the established uses of adjacent properties in the area. (4) The proposed change of zoning would provide for uses which are already prevalent in 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. A roll call vote on the foregoing resolution resulted in the following: 10072 AYES: Soranno, Morrow, Kluver, Sobolewski, Straub, Naidow, Vyhnalek NAYS: None 1[4 ABSTAIN: Smith 4111, Mr. Vyhnalek, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Vyhnalek, Vice Chairman, gave the gavel to the Chairman, Mr. Smith. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-10-1-37 by Mayflower Development, Inc. , to rezone property located on the southwest corner of Stark Road and Pinetree in the Northwest 1/4 of Section 33 from P.L. to R-9. Mr. Nagy: A letter from the Engineering Department states that there are no storm sewers readily available to service site development and, in addition, the Building Department has indicated that there may be extreme difficulties in converting the existing building to the uses indicated in light of the current code requirements. The petitioner was not present. Mr. Morrow: Did we ever clear up the ownership on that piece of property? Mr. Nagy: The petitioner indicated that they are the owner. lidJanet Rose, 10321 Laurel: The corner of Stark and Plymouth is now a hazard and we need this like a hole in the head. There is going to be more 46 traffic which is already a disaster. That corner where the build- ing is is high ground. On the other side of the building, it drops way down. You can't bring in something like that without building two stories. We need more open land like it was when we first moved there. We also have a senior citizen building on Farmington and Plymouth and a doctor's office. Those are fine but don't add more. Traffic and congestion is terrible. That is a beautiful little area, grass and trees and we used to have a lot of pheasants but not any more. To put a place like this in will bring more traffic and we dont need more traffic. On Stark and Pinetree, at 5:00, you had better run or you will get killed. Can you imagine what it will be like with another building there? We really, really don't need that there. Vivien Pierson, 34345 Richland: As you know from the history of that land, it was a school and is now boarded up. It has been the Northwestern Training Center and boarded up stores. My neighbors are in favor of the change in the zoning. We think the land should be put to good use. I am sorry the petitioner is not here because we have some questions. Will he completely raze the building and build another? We would not be in favor of high rise. We would like as much of the land to remain as possible. IL Mr. Morrow: We share some of the same concerns but the petitioner's absence works a hardship on the Commission and you. • 10073 1: R. Potts, 9551: My property backs up to this. I have contacted three neighbors and they are in favor of the petition. I have been in the area for nine years. My neighbors agree that if we can do anything with that abandoned building, let's do it. Mr. Morrow: The City is not responsible for the abandoned building. It belongs to the School Board. They boarded it up. Perhaps if the zoning goes through, it will improve. Mr. Potts: We petitioned to pave streets in the area. Let's not stay stagnant. Let's move on. This is an opportunity to take an abandoned building and improve the area. The lady who lives right next to it and the people living in back of me are in favor of this. I think it is a great idea. Mrs. Sobolewski: How many stories is R-9? Mr. Nagy: No more than two. Michael McManman, 9864 Laurel: My concern is that he could change it without any more information on exactly what they are going to do with the property. How many buildings will they have? Mr. Smith: The intent tonight to to rezone. That property could be utilized for senior citizen housing -- a building of two stories. The next step would be to petition to build a building. The elevation, the layout and if there is more than one building will be taken up with the site plan process. ILO Mr. McManman: You can do this without knowing all this? Mr. Smith: The question tonight is the zoning of the property. Mr. Vyhnalek: You can be at the meeting on the site plan and you can state your opinion just like at this meeting. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-10-1-37 closed. Mr. Straub made a motion to approve the petition but no support was offered at this time. On a motion duly made by Mr. Vyhnalek and supported by Mr. Morrow, it was RESOLVED that, pursuant to a Public Hearing having been held on November 17, 1987 on Petition 87-10-1-37 by Mayflower Development, Inc. , to rezone property located on the southwest corner of Stark Road and Pinetree in the Northwest 1/4 of Section 33 from P.L. to R-9, the City Planning Commission does hereby recommend to the City Council that Petition 87-10-1-37 be tabled for further study. A roll call vote on the foregoing resolution resulted in the following: IhwAYES: Vyhnalek, Morrow, Kluver NAYS: Soranno, Sobolewski, Straub, Naidow, Smith • 10074 IlwMr. Smith, Chairman, declared the resolution fails for lack of support. Mr. Morrow: The reason I supported the tabling is not that I am against the 16, rezoning per se but I think in matters of zoning it is always a good point for the petitioner to be here so we have the full input. Mr. Kluver: The fact that you are looking at a fairly large parcel to be developed, it would certainly behoove us to find out more from the petitioner about his plan on development. I have no clairvoyance to assist me as to what the property will generate when it is approved. That is denying a large part of the public hearing with- out input from the petitioner. Mr. Straub: I have no special powers either but I don't feel in matters of zoning or the Future Land Use Plan that we require information from a petitioner as to the purpose or intent of the development. It seems to me that they should remain separate. Mr. Vyhnalek: I have no problem with them remaining separate issues but I think it is ridiculous to have a vote on a zoning without the petitioner being here. On a motion duly made by Mr. Straub and seconded by Mr. Soranno, it was #11-258-87 RESOLVED that, pursuant to a Public Hearing having been held on November 17, 1987 on Petition 87-10-1-37 by Mayflower Development, Inc. , to rezone ILO property located on the southwest corner of Stark Road and Pinetree in the Northwest 1/4 of Section 33 from P.L. to R-9, the City Planning Commission does hereby recommend to the City Council that Petition 87-10-1-37 be approved for the following reasons: (1) The proposed change of zoning will be compatible to and in harmony with the surrounding uses in the area. (2) The proposed change of zoning will provide an excellent use for a vacant building formerly used as a school. (3) The proposed change of zoning will provide for a type of housing that is needed in the community. (4) This type of development would offer a stabilizing influence and actually eliminate or reduce some of the traffic in 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Straub, Soranno, Sobolewski, Naidow, Smith NAYS: Kluver, Morrow, Vyhnalek IL Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. 10075 Ilw Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-10-2-46 by D. C. Electronics, Inc. , for waiver use approval to use an existing building located on the southeast corner of Eight Mile and Farmington Roads in the Northwest 1/4 of Section 3 for a gas station and convenience 461, store. Mr. Nagy: A letter in the file states that the Engineering Department has no objection to the waiver use from an engineering standpoint. Robert Andrews, Attorney for the petitioner: As you are aware, we propose a gas station use for the property to replace a banking institution which is not in use. Prior to the bank there was a gas station. There are three other gas stations and at one time there were four at the inter- section. The change apparently did not work out and I don't know why the bank could not make a go of it. It is boarded up now. The pro- posal is to reinstate the use that was there a number of years ago. That is a gas station. The bank made some changes and our proposal is to turn it back. There were a number of concerns and we have attempted to respond to those by altering the plan. We will increase the amount of shrubbery and hopefully we have satisfied the Board in terms of the aspects they had concerns about. There is an empty building there. Without changing the character of the neighborhood, we can have a good business operation in place in a very short time. I have to recognize that putting in a gas station is not exciting but I ask the Board to consider, with three other gas stations, whether or not IL another gas station will alter the character of the area or if there a problem with returning it to the use of several years ago. The area is heavily commercial. Down Farmington Road is residential but we are not abutting any distinct type of residential land use area. 41, It would be hard to envision putting in a gas station and interfering with the neighborhood. Resident, 35044 Wood: The service station five years ago didn't survive. The peti- tioner is asking for another, making four on the corner. Where would the curb cut go? Michael Petteys, 20411 Shadyside: I am concerned about the traffic problems. I know the station from before and the problems and accidents on this corner. There have been five accidents since last Friday on this corner, two of them coming out of the Mobil across the street. Between five and six o'clock at night, traffic is backed up and they are using Shadyside as a race course going around there. Putting another gas station there will increase the problem. And, the Sunoco station has changed ownership every few years. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-10-2-46 closed. On a motion duly made by Mr. soranno, seconded by Mrs. Sobolewski and unanimously adopted, it was IL #11-259-87 RESOLVED that, pursuant to a Public Hearing having been held on November 17, 1987 on Petition 87-10-2-46 by D.C. Electronics, Inc. for waiver use approval to use an existing building located on the southeast corner 10076 of Eight Mile and Farmington Roads in the Northwest 1/4 of Section 3, for a gas station and convenience store, the City Planning Commission does hereby recommend to the City Council that Petition 87-10-2-46 be denied for the following reasons: (1) The petitioner has failed to affirmatively show that the proposed use is in compliance with all of the general waiver use standards and requirements set forth in Section 19.06 of the Zoning Ordinance #543. (2) There are already three gas stations located at the inter- section of Eight Mile Road and Farmington Road and therefore, the proposed use is contrary to the spirit and intent of the Zoning Ordinance which, among other things, is to promote and encourage a balanced and appropriate mix of uses and not over saturate an area with similar type uses as is being proposed. (3) The proposed use would be detrimental to and incompatible with the adjoining uses of the area. (4) The location and size of the proposed use, the nature of the proposed use, the 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 of 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. 46, Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-10-2-47 by Little Caesars Pizza Station for waiver use approval to locate a restaurant within the Livonia Mall Shopping Center at the northwest corner of Seven Mile and Middlebelt Roads in the Southeast 1/4 of Section 2. Mr. Nagy: The Engineering Department indicates in a letter that they have no objections to this petition. Bill Collins, 24120 Haggerty, Farmington Hills, was present. Mr. Vyhnalek: Is this similar to the one in Wonderland? Mr. Collins: A little smaller. Mr. Vyhnalek: Will you or will you not apply for a liquor license? Mr. Collins: No. tw Mr. Soranno: Will there be seating outside the building? Mr. Collins: No. Mr. Soranno: Will the restaurant hours conform exactly to the Mall hours? 10077 1: Mr. Collins: Yes, the hours will be the same. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-10-2-47 closed. On a motion duly made by Mr. Morrow, seconded by Mr. Vyhnalek and unanimously adopted, it was ##11-260-87 RESOLVED that, pursuant to a Public Hearing having been held on November 17, 1987 on Petition 87-10-2-47 by Little Caesars Pizza Station for waiver use approval to locate a restaurant within the Livonia Mall Shopping Center at the Northwest corner of Seven Mile and Middlebelt Roads in the Southeast 1/4 of Section 2, the City Planning Commission does hereby recommend to the City Council that Petition 87-10-2-47 be approved subject to the following conditions: (1) that the floor plan and building elevation plans marked File No. 1 and 2, respectively, dated 10/12/47, prepared by Little Caesar Enterprises, Inc. which are approved shall be adhered to. for the following reasons: (1) The proposed use complies in every respect with the special and general waiver use standards and requirements set forth 1[4 in Section 11.03 and 19.06 of the Zoning Ordinance #543. (2) The subject site has the capacity to support the proposed use. 410, (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, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-10-2-48 by Oppenheimer Livonia Associates for waiver use approval to operate an automobile leasing and rental facility on property located on the north side of Plymouth Road between Merriman and Hubbard Roads in the Southeast 1/4 of Section 27. Ken Ingram, representing the petitioner: This was a video store and we propose a car leasing and rental business. This business is out of St. Louis and this is their first venture in this part of the Country. There will not be soliciting to people on the street for leasing or renting of cars. 16, Mr. Smith: Are there trucks involved? Mr. Ingram: No trucks. Mr. Smith: Are there trucks anywhere in your organization? • 10078 Mr. Ingram: All cars. to Mr. Kluver: You require parking for ten employees? Mr. Ingram: No, with the leasing cars there probably will be a total of fifteen cars. Employees should be about five people. Mr. Soranno: Do you plan to use the entire lot for parking cars? Mr. Ingram: No, we have already black-topped fifty to sixty feet beyond the build- ing for the fifteen cars, employee parking and customer parking and that will be it. The lot is all graded. Mr. Soranno: Possible expansion in the future? Mr. Ingram: I have no idea. Mr. Straub: Will there be any maintenance to the cars on the site? Mr. Ingram: Right now there will be none. Mr. Straub: Does that imply that in the future there will be? Mr. Ingram: I don't know. If they expand the building, there may be. l[w Mr. Straub: I assume in the other operation, you have some sort of routine main- tenance that must be performed on the vehicles. They are in operation now without the zoning permit? Mr. Ingram: Yes. Mr. Vyhnalek: What about the northern driveway. Will that be used at all? Mr. Ingram: The only place they would exit is where we removed the barriers. They will use Enterprize Drive. Mr. Vyhnalek: Is that black-topped now? Mr. Ingram: No. If we keep it open it will be a gravel road and then the black top. Mr. Morrow: Are you the property owner? Mr. Ingram: I am the Assistant Property Manager for Oppenheimer. Mr. Morrow: Is there any type of refurbishing being done? Mr. Ingram: We are going to re-landscape in front and repaint the building. Other than that and the black top is as far as I know. IL Mr. Nagy: Concerning the refurbishing of the building and site, I think it would be very helpful if this petitioner goes on to have a drawing to document those kinds of things. It would be nice to have it on the plan so we can have the plan to regulate it from a zoning com- pliance standpoint. 10079 There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-10-2-48 closed. On a motion duly made by Mr. Morrow, seconded by Mr. Straub and unanimously adopted, it was #11-261-87 RESOLVED that, pursuant to a Public Hearing having been held on November 17, 1987 on Petition 87-10-2-48 by Oppenheimer Livonia Associates for waiver use approval to operate an automobile leasing and rental facility on property located on the north side of Plymouth Road between Merriman and Hubbard Roads in the Southeast 1/4 of Section 27, the City Planning Commission does hereby determine to table Petition 87-10-2-48 until the Planning Commission Study Meeting of December 1, 1987. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-11-2-49 by J. D. Blain, Inc. for waiver use approval for general office uses within an existing office building located on the southeast corner of Six Mile Road and Haggerty Road in the Northwest 1/4 of Section 18. Mr. Nagy: There is no correspondence in the file in connection with this petition. Ily Dorothy Omdahl, representing J. D. Blain, Inc. , was present. Mr. Soranno: What percent of the building is occupied? Ms. Omdahl: 30%. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-11-2-49 closed. On a motion duly made by Mrs. Sobolewski, seconded by Mr. Kluver and unanimously adopted, it was #11-262-87 RESOLVED that, pursuant to a Public Hearing having been held on November 17, 1987 on Petition 87-11-2-49 by J. D. Blain, Inc. for waiver use approval for general office uses within an existing office building located on the southeast corner of Six Mile Road and Haggerty Road in the North- west 1/4 of Section 18, the City Planning Commission does hereby recommend to the City Council that Petition 87-11-2-49 be approved subject to adherence to the previously approved Site Plan for this project for the following reasons: (1) The proposed use complies in every respect with the special and general waiver use standards and requirements set forth in Section 9.03 and 19.06 of Zoning Ordinance #543. (2) The subject site has the capacity to accommodate the 111, proposed use. (3) The proposed use is compatible to and in harmony with the surrounding uses in the area. 10080 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, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Smith: This concludes the public hearing portion of the meeting and we will now proceed to matters pending before the Commission. On a motion duly made by Mr. Soranno and seconded by Mrs. Sobolewski, it was RESOLVED that, pursuant to a Public Hearing having been held on October 27, 1987 on Petition 87-9-2-45 by Robert L. Hauser for waiver use approval to construct an automatic car wash proposed to be located on the east side of Farmington Road between Schoolcraft and Industrial Roads in the Northwest 1/4 of Section 27, the City Planning Commission does hereby recommend to the City Council that Petition 87-9-2-45 be approved subject to to the following conditions: (1) that the Site Plan as revised, dated 10/27/87, prepared by Guido Associates, Inc. , Architects, which is hereby approved shall be adhered to; (2) that the Building Elevation Plan dated 10/2/87, prepared by Guido Associates, Inc. , which is hereby approved shall be adhered to; (3) that Condition #2 above shall in no way be construed to be an approval of the site signage proposal; (4) that the Landscape Plan, as revised, prepared by Guido Assoc- iates, Inc. , is hereby approved and the landscape materials shall be installed prior to issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; and (5) that at no time shall the proprietor of the proposed car wash allow vehicles waiting to use the facility to be stacked or parked on any public street or right-of-way, for the following reasons: (1) The proposed use complies with all 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 accommodate the proposed use. (3) The proposed use is compatible to and in harmony with the liw 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. 10081 A roll call vote on the foregoing resolution resulted in the following: AYES: Soranno, Sobolewski NAYS: Kluver, Morrow, Straub, Vyhnalek, Naidow, Smith Mr. Smith, Chairman, declared the resolution fails for lack of support. On a motion duly made by Mr. Kluver and seconded by Mr. Straub, it was #11-263-87 RESOLVED that, pursuant to a Public Hearing having been held on October 27, 1987 on Petition 87-9-2-45 by Robert L. Hauser for waiver use approval to construct an automatic car wash proposed to be located on the east side of Farmington Road between Schoolcraft and Industrial Roads in the Northwest 1/4 of Section 27, the City Planning Commission does hereby recommend to the City Council that Petition 87-9-2-45 be denied for the following reasons: (1) The petitioner has failed to affirmatively show that the proposed use is in compliance with all of the general waiver use standards and requirements as set forth in Section 19.06 of Zoning Ordinance #543. (2) The proposed use is in violation of Section 11.09 of Zoning Ordinance #543 with respect to the front and side yard setback requirements. (3) The location and size of the proposed use, the nature and intensity of the principal use, the 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 of the area. (4) The proposed use is not supported by the Future Land Use Plan which recommends industrial type uses for the property. (5) The proposed use would be detrimental to and incompatible with the adjoining uses of 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: I am not going to vote in favor of this solely from the traffic standpoint. Mr. Hauser has demonstrated he knows how to run a car wash but I am certain in my mind that we are creating traffic at this intersection. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Straub, Morrow, Vyhnalek, Naidow, Smith tiv NAYS: Soranno, Sobolewski Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. 10082 ILW Mr. Smith: We have correspondence in the file indicating that the Mr. and Mrs. Waxer are working with Detroit Edison on matters connected with vacating Petition 87-8-3-8 and requesting that the petition be tabled. As a result, the matter will remain on the table until such time as we hear from Mr. & Mrs. Waxer. On a motion duly made by Mr. Kluver, seconded by Mr. Morrow and unanimously adopted, it was 4111-265-87 RESOLVED, that having considered Council Resolution #793-87 which requests a report and recommendation from the Planning Commission concerning berming and landscaping of the City right-of-way on the east side of Newburgh Road in the area adjacent to the streets of Vargo and Bennett, north of Six Mile Road and after several meetings with Mr. Larry A. Schroer and other concerned residents in the area, the Planning Commission does hereby recommend the approval of the landscape plan prepared by the Planning Department dated 10/87. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Sobolewski, seconded by Mr. Kluver and unanimously adopted, it was #11-266-87 RESOLVED that, pursuant to Act 285 of the Public Acts of Michigan, 1931, li; the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to amend Part VII of the Master Plan, the Future Land Use Plan, by changing the designation of property located on the west side of Newburgh Road, south of Seven Mile Road in the East 1/2 of Section 7 from recreation/open space to low-density residential. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Soranno, it was #11-267-87 RESOLVED that, the minutes of the 547th Regular Meeting and Public Hearings held by the City Planning Commission on October 27, 1987 are approved as amended. A roll vote on the foregoing resolution resulted in the following: AYES: Vyhnalek, Soranno, Kluver, Morrow, Sobolewski, Naidow, Smith NAYS: None ABSTAIN: Straub Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Morrow, seconded by Mrs. Naidow and unanimously adopted, it was #11-268-87 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that the Sign Permit Application by Schostak Brothers & Co. , 10083 411, on behalf of Newburgh/Six Mile Limited Partnership for a master sign tof proposal for a regional shopping center located at 37700 Six Mile Road be approved subject to the following condition: (1) that the Ground and Wall Signs shown on Plan #472-3, prepared by James P. Ryan Associates for Schostak Brothers & Co. , which are hereby approved shall be adhered to. Mr. Smith, Chairman, announced the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Soranno, seconded by Mr. Vyhnalek and unanimously adopted, it was #11-269-87 RESOLVED that, the City Planning Commission does hereby approve the Sign Permit Application by Media Six, Inc. , on behalf of Medstop for a new monument and wall sign to be located at 30150 Plymouth Road subject to the following condition: (1) that the Monument Sign (Alternate 1) and Wall Sign shown on the Plans prepared by Media Six, Inc. , which are hereby approved shall be adhered to for the reason that the Commission feels that the Sign (Alternate 1) with a white background and red center would less resemble a traffic sign than the original proposal with a red background and white center. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Straub, seconded by Mr. Morrow and unanimously adopted, it was #11-270-87 RESOLVED that, the City Planning Commission does hereby approve the Revised Site Plan submitted in connection with Petition 85-9-2-39 for waiver use approval for an auto repair facility proposed to be located on the north side of Plymouth Road between Mayfield and Farmington Road in Section 27 subject to the following conditions: (1) that the Site Plan #87-520, Sheet 1, dated 11/4/87, prepared by Carne Associates, Inc. , which is hereby approved shall be adhered to; (2) that the landscaping, which shall include the installa- tion of the underground sprinkler system shown on the approved Site Plan, shall be installed prior to issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; and (3) that Building Elevation Plan #87-520, Sheet 3, dated 11/16/87, prepared by Carne Associates, Inc. , which is hereby approved shall be adhered to. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. 10084 460 On a motion duly made, seconded and unanimously adopted, the 548th Regular Meeting and Public Hearings held by the City Planning Commission on November 17, 1987 was adjourned at 8:45 p.m. CITY PLANNING COMMISSION L);—)t---K-4 .724-c-i-ew-- �� � Donna J. Naido Secretary ATTEST: C, Slr34(/.-- C. Russ Smith, Chairman ac