Loading...
HomeMy WebLinkAboutPLANNING MINUTES 1987-10-27 10072 MINUTES OF THE 547th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF IL LIVONIA On Tuesday, October 27, 1987, the City Planning Commission of the City of Livonia held its 547th Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. C. Russ Smith, Chairman, called the meeting to order at 7:00 p.m. , with approx- imately 60 interested persons in the audience. Members present: C. Russ Smith Herman Kluver Sue Sobolewski Donald Vyhnalek R. Lee Morrow Michael Soranno Donna Naidow Members absent: Richard Straub Jeanne Hildebrandt Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director; and Ralph H. Bakewell, Planner IV, were also present. Mr. Smith 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- 11, lutions. The Commission may use them or not use them depending upon the outcome of the hearing tonight. Planning Commission resolutions do not become effective until seven days after they are adopted. Mrs. Naidow, Secretary, announced the first item on the agenda is Petition 87-9-1-32 by Anthony Rea to rezone property located on the north side of Ann Arbor Trail, east of Wayne Road in the Southwest 1/4 of Section 33 from C-1 to R-1. Mr. Shane: A letter in the file from the Engineering Division states that according to their records there are no sanitary sewers readily available to service this site. Anthony Rea, petitioner, was not present. Mr. Morrow: Is the petitioner the owner of the property or the potential owner? Mr. Shane: He is listed as owner and petitioner. , Mr. Smith: Where is the sewer going? /Lir Mr. Shane: The Engineering Department did not specify. Mr. Vyhnalek: Wasn't a car wash supposed to be there at one time? Mr. Nagy: The Planning Commission denied it and it was never appealed. 10073 There was no one present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-9-1-32 closed. On a motion duly made by Mr. Morrow, seconded by Mr. Kluver and unanimously adopted, it was #10-243-87 RESOLVED that, pursuant to a Public Hearing having been held on October 27, 1987, on Petition 87-9-1-32 by Anthony Rea to rezone property located on the north side of Ann Arbor Trail, east of Wayne Road in the South- west 1/4 of Section 33 from C-1 to R-1, the City Planning Commission does hereby recommend to the City Council that Petition 87-9-1-32 be approved for the following reasons: (1) The proposed change of zoning will be compatible to and in harmony with the adjacent residential uses in the area. (2) The proposed change of zoning will provide for the property to be utilized for residential purposes commensurate with adjoining property to the east. (3) The proposed change of zoning will prevent any further easterly expansion of the adjacent commercial development. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution 110, adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-9-1-33 by Jerry and Joanne Rodzewicz to rezone property located on the west side of Brentwood Avenue between Seven Mile Road and Pembroke Avenue in the Southwest 1/4 of Section 1 from R-1 to RUF. Mr. Nagy: There is a letter in the file from the Engineering Division which states that, from an engineering standpoint, they have no objection to this proposal. There was no one present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-9-1-33 closed. On a motion duly made by Mr. Soranno, seconded by Mrs. Sobolewski and unanimously adopted, it was #10-244-87 RESOLVED that, pursuant to a Public Hearing having been held on Petition 87-9-1-33 by Jerry and Joanne Rodzewicz to rezone property located on the west side of Brentwood Avenue between Seven Mile Road and Pembroke Avenue in the Southwest 1/4 of Section 1 from R-1 to RUF, the City Planning Commission does hereby recommend to the City Council that Petition 87-9-1-33 be approved for the following reasons: (1) The proposed change of zoning will provide for a uniform zoning classification for the entire parcel involved. 10074 (2) The proposed change of zoning will be compatible to and 1LW in harmony with the surrounding uses in the area. (3) The proposed change of zoning is consistent with the Future Land Use Plan. (4) The proposed change of zoning will provide for a more efficient use of the subject parcel. 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. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-9-1-34 by Maria R. Balleza to rezone property located on the east side of Newburgh Road between Joy Road and Ann Arbor Trail in the Southwest 1/4 of Section 32 from RUF to R-1. Mr. Nagy: A letter in the file from the Engineering Division states they have no objection to this rezoning proposal. Maria Balleza, 9361 Merriman Road: We want to build a home on the property. 11, Mr. Vyhnalek: One home? Mrs. Balleza: At least for now. Mr. Vyhnalek: You might have another home there? Mrs. Balleza: Yes. Mr. Vyhnalek: There is a possibility that you may split into three lots. Is that your intention? Mrs. Balleza: Three lots. From 180' of total frontage, we would like to propose three 60' minimum lots. Mr. Vyhnalek: You have 180' frontage. What is the property north of this -- is that 60'? Mr. Nagy: It is 84' wide. Mr. Balleza: The lot is 180' . We want to divide into three lots which is R-1 with minimum requirement for the front of 60' , and 120' in depth. We have two plans which require only 40' for the house with 1,930 square feet. We are ready to build two houses now and another in the future. Two-story houses with two-car garage. Mr. Sobolewski: Will these have full basements? Mr. Balleza: The water table there is very low; too shallow. At three or four feet there is already water so what we will have is a crawl space. 10075 iihw Mrs. Sobolewski: Are you going to live there yourself? Mr. Balleza: Yes, and it will be for my children. We have five. Cornelius Suddendorf, 9116 Newburgh: Newburgh: Have you talked to Engineering? Is there a sewer there? To the best of my knowledge, it only comes to two lots from the Legion hall. Mr. Smith: Before they build, they would have to have a sewer. Mr. Suddendorf: Primarily, the area is RUF. The people across the street have horses. Mr. Smith: Would you object to larger lots? Mr. Suddendorf: No, fine. If there is no sewer, could you put in a septic tank on R-1? I object to the 60' lot and prefer the half-acre lot in the whole area. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-9-1-34 closed. On a motion by Mr. Kluver, it was RESOLVED that, pursuant to a Public Hearing having been held on October 27, 1987 on Petition 87-9-1-34 by Maria R. Balleza to rezone property located on the east side of Newburgh Road between Joy Road and Ann Arbor Trail in the Southwest 1/4 of Section 32 from RUF to R-1, the City Planning Commis- sion does hereby recommend to the City Council that Petition 87-9-1-34 be approved. There was no support for the motion and Mr. Smith, Chairman, declared the motion failed for lack of support. Mr. Vyhnalek: I am favor of denying on the basis of R-1. Sixty foot lots just won't fit in that area. I would consider only a split of the lot, not three splits. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Soranno and unanimously adopted, it was #10-245-87 RESOLVED that, pursuant to a Public Hearing having been held on October 27, 1987 on Petition 87-9-1-34 by Maria R. Balleza to rezone property located on the east side of Newburgh Road between Joy Road and Ann Arbor Trail in the Southwest 1/4 of Section 32 from RUF to R-1, the City Planning Commission does hereby recommend to the City Council that Petition 87-9-1-34 be denied for the following reasons: (1) The proposed zoning change is not consistent with the surrounding development in the area. (2) The proposed zoning will provide for lot sizes which are much smaller than prevailing sizes of parcels in the area. 1 (3) The proposed change change is incompatible and not in harmony with the surrounding zoning 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: Vyhnalek, Soranno, Morrow, Sobolewski, Naidow, Smith NAYS: Kluver ABSENT: Straub, Hildebrandt 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 87-9-1-35 by the City Planning Commission pursuant to Council Resolution #678-87 to rezone property located south of Seven Mile Road, east and west of Newburgh, from AG to R-3 and R-4. Mr. Nagy read for the record three communications from the file: a letter dated 10/26/87 from Jack Engebretson on behalf of the 1,000 plus Concerned Citizens of Northwest Livonia Coalition requesting approval of this petition; a letter dated 10/20/87 from Robert M. Feinberg, President of The Woods Condominium Association, Inc. , expressing their strong support of this petition and urging the Planning Com- Ilivmission to recommend approval of the petition in its entirety; and a petition from 212 residents in the area of Seven Mile, east and west of Newburgh, favoring and supporting Petition 87-9-1-35 and asserting their desire to maintain lands in the area, especially east and west of Newburgh Road and between Six and Eight Mile Roads for one family residential and opposing any spot zoning and high rise development. Mr. Jack Shenkman, 28775 Northwestern Hwy. , Southfield, owner of the property, was present and stated his Attorney, Mr. Madden, would address the Board. Mr. Madden 28400 Northwestern Hwy. , Southfield: I heard what was read into the record by the people who are interested but they don;t say what the reasons are for the position they take. This is not what Mr. Shenkman proposed to do with the property but is the City's decision. I am con- cerned as an Attorney and I know the guidelines for rezoning. There has to be a justification and not that the people in the area are not satisfied that the zoning is not what they want to see. Nobody has asked that this property be used for anything else as far as I know. I understand that the balance of these two parcels was rezoned as a result of the City Council approving a portion of the planned unit development for single family residential purposes and the portion to be used for other purposes was denied resulting in these two areas now being considered for rezoning from agricultural to resi- dential. My concern is with what is before the Commission. There is no reason for this property to be rezoned. We object to the rezoning for single family purposes because there is no basis in the Constitution that will support a resolution recommending the rezoning t of this property to single family purposes. There are other areas that are are zoned for non-residential purposes, and the property to the tor north and south is also designated for non-residential use. 10077 Mr. Shenkman opposes this and we would hope that if there is any reason why the Commission would consider any favorable resolution, that the reasons be made on the record. Mr. Morrow: As you stated, this comes before us as a resolution of the Council's action. We allow the public to enter in their comments. That is what we are here for tonight -- your input as well as the property owners and neighboring property owners. If the action is finalized tonight, we will put forth reasons. Mr. Smith: Mr. Nagy, could you give us an update on this petition. Explain how this came before us. Mr. Nagy: Since the petition will also be required to be heard at the City Council level, I think at that time it would be appropriate for the City Council tp state their reasons for wanting the Commission to consider this rezoning proposal. The Council resolution is specific in requesting consideration of the question of rezoning from the agricultural classification to that of the R-3 and R-4. Mr. Smith: They sent it back with a recommendation? Mr. Nagy: It wasn't sent back to the Planning Commission. The property owner's petition was dealt with. Following that action, the Councik passed a resolution ordering the Planning Commission to hold a hearing on this petition. It is identified as a new petition pursuant to a Council resolution. Ron Mardiros, 32032 Schoolcraft: This property was used as long as I have lived in Livonia for a golf course. People enjoy both sides of the road, the parking and the golf course. Since Mr. Shenkman bought it, it is not being used as a golf course. It is an abandoned pieces of property that is a blight on the City which could be one of the reasons this petition is here. Maureen Vollmer, 36694 Clarita: It was a pleasure to present this petition of 212 signature of people who are supporting this rezoning. We are happy that the City Council has recommended that you consider this petition. We are asking for an approving vote tonight. Michael Frandrei, 19578 Fitzgerald: I didn't realize as a resident that I didn't have a voice on what is being developed in my backyard. I thought I had a constitutional right to that. I also feel that the commercial develop- ments to the west and south are sufficient and I think Livonia has more than enough commercial and we do not need any more. Jack Engebretson, 18871 Comstock: I would like to ask the Chairman to suggest to Mr. Shenkman that perhaps he could spend some time in the City hall on transcripts of Council and Commission meetings with members and residents on the master plan and then advise us in very explicit terms why this zoning shouldn't be changed to residential. I ask you to support the petition. Mr. Madden; I don't think there is a master plan existing today that doesn't say 10078 this land should be used for single family purposes. I would like the record corrected. Mr. Morrow: We are used to looking at this in a different light. From a planning standpoint, R-3 and R-4, in my opinion, it is the most compatible zoning and is in harmony with the surrounding zoning and uses of the neighboring area. Considering the petition in that light, I see no problem with supporting it. William Lute, 19395 Newburgh: Greenfield is putting in ninety some homes behind me. Mr. Shenkman should put in homes. I think it will be better for everybody if he puts in homes. If he gets it rezoned, who knows what he will put in. Whatever it is, we will have to live with it. Mr. Kluver: In Zoning Ordinance #543, there is a general statement in Section 1.02, "general welfare of the community." We are looking for proper development in the City. The City has grown in many areas -- industrial, commercial, residential. There is a strong consideration in "general welfare of the community" to zone lands to promote the general welfare of the community as a whole and not simply confine your thinking to the immediate area. Mr. Soranno: You are saying that you don't see why we are taking this action. Do you have anything coming up that you would like us to reconsider? Is it your intent to resurface with a new option at this time or just leave things lie as they are. Mr. Madden: We believe that an error has been committed and it should not be allowed to continue. We are here because of the action of the Council bringing this before the Commission. We believe that the community has been responding in a way not in keeping with the Constitution or statutes. . We believe that the development suggested by Mr. Shenkman is not in keeping with single family residential and will have to be an issue decided in court. We are not here for leaving the issue or are we inclined to have this property used for single family purposes. Mr. Soranno: We could table it if you have another petition coming. Mr. Madden: It would not be some different kind of residential. We stand behind our initial submittal. Hiram Duce, 37502 Laurel Park: You said you made a research and that this property should be used for commercial but did you ask the people in the neighborhood what we wanted? Don't we people count in a research? We are the ones affected. Dolores Barrett, 37478 Laurel Park: I don't want anything else there -- not com- mercial. We want other residential development close to us. We have enough commercial around us now. We don t want any more. Brenda Frandrei, 19578 Fitzgerald: I am a realtor and I sold a house one-half mile from this development for $215,000 three years ago on Newburgh. This area is very appropriate for single family residences. We have homes being developed beginning at $150,000 and going up to a half 10079 million dollars within a half-mile of this development. What Mr. Shenkman wants to rezone this property to will only hurt our present property values. We will have Victor International, a restaurant and further west we will have the Duke development -- 140,000 square feet of office space. And we have Jacobsons. We cannot absorb any more commercial development in the area. Mr. Smith turned the gavel over to Mr. Vyhnalek, Vice Chairman. Mr. Smith: I am going to vote for this petitioon to move it on to the Council. However, I am not sure that single family homes is the only thing to be developed in this area. I think Livonia is at the stage where perhaps we don't want all big colonial homes. Maybe some cluster homes like in West Bloomfield would be approprate. Or condos. Or apartments. Apartments have done very well and some I would be proud to live in. I don't think apartments are degrading at all. Mr. Shenk- man has come here many times and has taken abuse because of this large piece of property on which he pays taxes. I am going to vote for this to move it on but Livonia needs something besides $175,000 homes. Mrs. Frandrei: I agree. We don't necessarily need $200,000 homes in this area. Condos are needed in this area. I think cluster condos would be an asset. Apartments would not. This City has over-developed in apartments. The whole northwest area is apartments that are sitting vacant. Mr. Morrow: One of the responsibilities of the Planning Commission is keeping the Master Plan current. We have had accelerated development over the years and sometimes the Plan is not always developed with the current thinking. As one Commissioner who would consider bringing the Master Plan up to date, I would vote to indicate this type of zoning as the appropriate use for this area and amend the Master Plan accordingly. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-9-1-35 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Kluver and unanimously adopted, it was #10-246-87 RESOLVED that, pursuant to a Public Hearing having been held on October 27, 1987 on Petition 87-9-1-35 by the City Planning Commission pursuant to Council Resolution #678-87 to rezone property located south of Seven Mile Road, east and west of Newburgh, from AG to R-3 and R-4, the City Planning Commission does hereby recommend to the City Council that Petition 87-9-1-35 be approved for the following reasons: (1) The proposed changes of zoning will be compatible to and in harmony with the adjacent zoning in the area. (2) The proposed changes of zoning will provide for a uniform zoning classification for the subject parcels. (3) The proposed changes of zoning will provide for the expansion of single family residential development commensurate with the 10080 adjacent residential subdivisions in the area. (4) The proposed changes of zoning are consistent with the intent of the Future Land Use Plan recommendations for the future use of the subject areas. 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. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-9-2-43 by Waukeen for waiver use approval for general office uses within two office buildings proposed to be located on the east side of Middlebelt Road, south of Pickford Avenue, in the Northwest 1/4 of Section 12. Mr. Nagy: No correspondence has been received in connection with this petition. David Josephson, 25353 Farmington Road, petitioner: I have professional office and want to change to general office to promote the leasing of space within the buildings. Mr. Smith: Do you have tenants now? L Mr. Josephson: I have had several come in looking for general office. Mr. Kluver: In the event you are successful in getting this waiver, this is not going to progress and become another commercial development, is it? Mr. Josephson: I don't know if you've been by there. It is strictly office. Mr. Kluver: I have been by there. Mr. Josephson: I hope you would agreed that it doesn't look very commercial. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-9-2-43 closed. On a motion duly made by Morrow, seconded by Kluver and unanimously adopted, it was #10-247-87 RESOLVED that, pursuant to a Public Hearing having been held on October 27, 1987 on Petition 87-9-2-43 by Waukeen for waiver use approval for general office uses within two office buildings proposed to be located on the east side of Middlebelt Road, south of Pickford Avenue, in the Northwest 1/4 of Section 12, the City Planning Commission does hereby recommend to the City Council that Petition 87-9-2-34 be approved subject to the petitioner adhering to the previously approved Site Plan for the project under Planning Commission Resolution #6-159-87 and Council Resolution #730-87, ir for the following reasons: (1) The proposed use is in compliance with all of the special 10081 and general waiver use standards and requirements as set forth in Section 9.03 and 19.06 of Zoning Ordinance #543. (2) The subject property has the capacity to accommodate the proposed use. (3) There is very little difference between general office uses and professional office uses with respect to their effect on the site and surrounding development. (4) The proposed use will be compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-9-2-44 by Family Auto Care Inc. , for waiver use approval for an auto repair within an existing building located on the west side of Belden Court, north of Plymouth Road in the Southwest 1/4 of Section 28. Mr. Nage: A letter in the file from the Engineering Division indicates that they have no objection to the proposal from an engineering standpoint. L Jim Lair and Kevin Schloss, Family Auto Care, 26877 Northwestern, were present. Mr. Smith: At the study meeting, you were asked to meet with the staff regard- ing the dumpster. Mr. Lair: I believe we solved the dumpster problem. We will keep it stored in the building and roll it out on pick-up day. I think we have solved the parking problem also. There will be a fenced-in area for customers and only employee cars will be going in and out. Mr. Shane: We analyzed the site and because of the configuration of the building and size of the lot. It became almost impossible to try to put a dumpster outside. It is difficult because it would have to go out a gate to where I had suggested it be put. It would be very difficult for trucks to maneuver and I therefore asked that he consider the portable dumpster. He agreed to do that. The parking is to be controlled by him. We have no problem with that. Mr. Smith: The portable dumpster is his responsibility to bring it back after he takes it out? Mr. Lair: Yes. Mr. Morrow: I was concerned about the trash and it sounds like you have handled that very nicely. About the parking; I don't have a problem with it as long as there are no derelict cars. It is a relatively large site and I don't want to see cars waiting to get in and overflowing 10082 your site. If you will guarantee me that you will police that, I won't have a problem with that. Mr. Schloss: We talked at the study meeting that we were going to go on an appoint- ment basis only to help remedy that as opposed to having customers out there waiting. Mr. Morrow: It will be tough to turn away business. I just don't want to see cars spotted around. Mr. Lair: We have enough bays there where we can work on them and turn them out. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-9-2-44 closed. On a motion duly made by Mr. Soranno, seconded by Mr. Morrow and unanimously adopted, it was #10-248-87 RESOLVED that, pursuant to a Public Hearing having been held on October 27, 1987 on Petition 87-9-2-44 by Family Auto Care Inc. , for waiver use approval for an auto repair within an existing building located on the west side of Belden Court, north of Plymouth Road in the South- west 1/4 of Section 28, the City Planning Commission does hereby recommend to the City Council that Petition 87-9-2-44 be approved subject to the following conditions: (1) That the site and building floor plan drawing dated 9-23-87 which is hereby approved shall be adhered to. (2) That any trash storage facilities shall be contained within the building. (3) There shall be no outside storage of damaged vehicles or used auto parts. (4) Any vehicles left overnight shall be stored within the building. for the following reasons: (1) The proposal is in compliance with all of the special and general waiver use standards and requirements as 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 will be compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution 10083 IL adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is 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. Mr. Nagy: A letter in the file from the Engineering Division states that they have some reservations relative to the location for future drive approaches to the site as they may relate to turning movements on Farmington Road to the freeway area and that the storage of vehiclar traffic related to the car wash operation must be considered in relationship to the right-turn movements along Farmington Road. In a letter from the Traffic Bureau, it is recommended that this use and plan be rejected for the reasons of the heavy traffic pre- sently existing, particularly on Farmington Road; that the exist- ence of a car wash drive on Farmington Road would encourage left turns across through- and right-turn traffic lined up for the north- bound signal; cars exiting would be trying to work their way into north or south bound Farmington with restricted views due to con- gestion; cars attempting to enter the freeway would be conflicting with existing through- and right-turning traffic with the results of more accidents and clashes of tempers; a busy car wash has in- t, sufficient offstreet storage and cars, then stack up on the street creating confusion and hazardous conditions; and car washes always have water drips from the cars they wash and, during cold weather, this water is dripped onto the street with ice resulting. There is also a letter in the file from Robert J. Kazanowski, Vice- President of Mason's Lounge, Inc. , stating that after reviewing the plans of the proposed project, he believes it is well done and should be an asset to this business area and goes on record of supporting the petition. There are two letters in the file from George Friess, General Partner of I-96 0fficenter and President of Shaw Electric Company, stating his objections and requesting that the petition not be approved. Robert Hauser, 19021 University Park: At the study meeting, we received some nega- tive comments. We met with Lt. Thorne after he wrote that letter and we think we have some good solutions to most of the points in the letter. We have made other revisions due to these letters. I don't know if there is time at this meeting or if it should be tabled until a study meeting, but we do have answers. Mr. Morrow: As one Commissioner, at the conclusion of the public hearing, I would certainly entertain a resolution to table. Joe Kapinski, 6578 Whitefield, Dearborn: My sister and I have owned that property for years and I tried to sell it in the past. Almost everyone who showed up for a office building thought it was too small. This man showed up and after thinking about it, I thought it was a wonderful idea if the Planning Commission would approve a car wash. I think it would 10084 be an asset to the area. Mr. Smith: Are you going to be part owner of the car wash? Mr. Kapinski: I will have no ownership in the car wash. Mr. Soranno: Is this the intersection where the Kentucky Fried Chicken will be going? Mr. Nagy: Yes, it is currently under construction on the southwest corner. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-9-2-45 closed. On a motion duly made by Mr. Morrow, seconded by Mr. Soranno and unanimously adopted, it was #10-249-87 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 determine to table Petition 87-9-2-45 until the Study Meeting to be con- ducted on November 10, 1987. FURTHER RESOLVED that notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Soranno, Sobolewski, Vyhnalek, Naidow NAYS: Kluver, Smith ABSENT: Straub, Hildebrandt 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 87-8-3-8 by the City Planning Commission to vacate a portion of a 12' wide public easement across Lot 195, Quakertown Subdivision No. 2 located on the west side of Penn Drive, south of Six Mile Road in the West 1/2 of Section 18. Mr. Nagy: There is a letter in the file from the Detroit Edison Company which states that they object to the proposed vacating since they have underground equipment involved. Mr. Smith: Is there a solution for the problem? Mr. Nagy: It would have to be worked out with Detroit Edison and the effected property owner. IL There was no one present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-8-3-8 closed. 10085 On a motion duly made by Mr. Kluver, seconded by Mr. Vyhnalek and unanimously adopted, it was #10-250-87 RESOLVED that, pursuant to a Public Hearing having been held on October 27, ri 1987 on Petition 87-8-3-8 by the City Planning Commission to vacate a portion of a 12' wide public easement across Lot 195, Quakertown Subdivision No. 2 located on the west side of Penn Drive, south of Six Mile Road in the West 1/2 of Section 18, the City Planning Commission does hereby determine to table Petition 87-8-3-8 until the Study Meeting to be conducted on November 10, 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 the Preliminary Plat approval for Regency Circle Subdivision proposed to be located north of Joy Road between Hix and Pere Avenue in the Southwest 1/4 of Section 31. Mr. Nagy: Letters in the file from the Fire and Police Departments state they have no objections to the proposed development. Richard Lewiston, 21790 Coolidge Hwy. , Oak Park: This will be a development on Parcel #3. Plans have been presented for preliminary approval of a subdivision for R-1 residential purposes. Joe G. Wash, 8874 Pere: I met with the owners in the area who would like to know if these are all single family homes. Mr. Lewiston: There are twenty-one single family lots. Mr. Wash: What is the quare footage? Mr. Lewiston: About 1,500 square feet. Mr. Wash: Is there any problem with water pressure with this? Mr. Nagy: The City of Livonia's Engineering Department has not pointed out any engineering or utility problems associated with this proposal. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on the Preliminary Plat for Regency Circle closed. On a motion duly made by Mr. Soranno, seconded by Mrs. Naidow and unanimously adopted, it was #10-251-87 RESOLVED that, pursuant to a Public Hearing having been held on October 27, 1987 the City Planning Commission does hereby recommend to the City Council that the Preliminary Plat for Regency Circle Subdivision proposed to be located north of Joy Road between Hix and Pere Avenue in the Southwest 1/4 of Section 31, be approved subject to the submittal of a plan for an entrance marker to the Planning Commission for their approval prior to approval of the Final Plat, L L 10086 for the following reasons: (1) The Preliminary Plat complies with all applicable standards and requirements of the Zoning Ordinance and the Subdivision Rules and Regulations. (2) The proposed Preliminary Plat represents a good land use solution to a small and odd shaped parcel of land. (3) No reporting City departments have objected to the approval of this Preliminary Plat. FURTHER RESOLVED that, notice of the above hearing was sent to abutting property owners, proprietor, City Departments as listed in the Proff of Service and copies of the plat together with notice have been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department and Parks & Recreation Department. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Morrow and unanimously adopted, it was #10-252-87 RESOLVED that, pursuant to a letter dated 10/8/87 from Ward Harriman requesting an extension of the approval of Petition 86-6-2-27 for waiver use approval to build a facility for automobile and light truck repair on the south side of Plymouth Road between Stark and Farmington Roads in the Northeast 1/4 of Section 33, the City Planning Commission does hereby deny the request for the following reasons: (1) The proposed use is not needed because of existing such repair facilities in the general area. (2) The proposed use would be detrimental to and incompatible with the adjoining uses in the area. (3) The petitioner had 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 41543. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mrs. Sobolewski and unanimously adopted, it was #10-253-87 RESOLVED that, the City Planning Commission does hereby approve the Revised Landscape Plan submitted in connection with Petition 86-1-8-5 by Ved P. Kapila for approval of all plans required by Section 8.02 of Zoning Ordinance #543 in connection with a proposal to construct a multi-family housing project on the west side of Farmington Road between Curtis and Pickford in Section 9, subject to the following L 10087 condition: (1) that the revised landscape plan prepared by Kapila & Associates, dated 10-7-87 which is hereby approved shall be adhered to and the installation of all of the landscaping including sod, the underground sprinkler system shall be completed prior to the issuance of a Certificate of Occupancy and shall thereafter be permanently maintained in a healthy condition. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Morrow and seconded by Mr. Vyhnalek, it was #10-254-87 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that the Revised Site Plan submitted in connection with Petition 85-3-8-3 by James Blain for approval of all plans required by Section 18.47 of Zoning Ordinance ##543 in connection with a proposal to construct a four story office building on the south side of Six Mile Road between I-275 and Haggerty in Section 18, be approved subject to the following conditions: (1) that Revised Site Plan dated 8/14/87, Sheets Al and A2, prepared by James Blain/Robert Wakley, Architects, which are hereby approved shall be adhered to; and (2) that all other conditions set forth in the original approving Resolution #4-80-82, adopted by the Planning Commission on April 18, 1982, shall be adhered to. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Vyhnalek, Soranno, Naidow, Smith NAYS: Kluver, Sobolewski ABSENT: Straub, Hildebrandt Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Morrow and unanimously adopted, it was #10-255-87 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 87-10-8-32 by Plymouth Woods Apartment Company for approval of all plans required by Section 19.10 of Zoning Ordinance #543 in connection with a proposal to construct apartments on the south side of Plymouth Road between Alois and Haggerty in Section 30 be approved subject to the following con- ditions: (1) that Site Plan 87-4642M, Sheet SP-1, dated 10/15/87, prepared by Alexander V. Bogaerts & Associates, which is hereby approved shall be adhered to; 10088 (2) that Building Plan 87-4642M, Sheets 2 & 3, dated 0/15/87, pre- 111 pared by Alexander V. Bogaerts & Associates, which is hereby approved shall be adhered to; (3) that Landscape Plan 1018887, Sheets which is herebyapproved 7, prepared by Calvin Hall & Associates, shall be adhered to; and (4) that the approved landscaping shall be installed on the site prior to building occupancy and thereafter permanently main- tained in a healthy condition. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow, seconded by Mr. Vyhnalek and unanimously adopted, it was 46th r Meeting nd #10-256-87 hearrings held,by the the 1City sPlanning of the SCommission aon October a13,Public 1987 are approved. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 547th Regular Meeting 11, and Public Hearings held by the City Planning Commission on October 27, 1987 was adjourned at 9:20 p.m. CITY PLANNING COMMISSION Donna J. Na ow, Secretary ATTEST: eA44-47714/-i. C. Russ Smith, Chairman ac