HomeMy WebLinkAboutPLANNING MINUTES 1984-04-109100
MINUTES OF THE 472nd REGULAR MEETING
AND PUBLIC HEARINGS HELD BY THE CITY
4 PLANNING COMMISSION OF THE CITY OF
LIVONIA
On Tuesday, April 10, 1984, the City Planning Commission of the City of Livonia held
its 472nd Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic
Center Drive, Livonia, Michigan.
Mr. Daniel R. Andrew, Chairman, called the meeting to order at 8:00 p.m. with approx-
imately 80 interested persons in the audience.
Members present: Daniel R. Andrew Lee R. Morrow Sue Sobolewski
Joseph J. Falk Donna Naidow Judith Scurto
Donald Vyhnalek
Members absent: Herman Kl uve r Jerome Z i mme r
Mr. Andrew 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 in-
volves 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.
Mr. Falk, Secretary, announced the first item on the agenda is Petition 84-2-1-6 by
Mario Monacelli for Chatham Super Markets, Inc., to rezone property
located on the south side of Five Mile Road, west of Newburgh Road in
the Northeast 1/4 of Section 19 from C-1 to C-2.
Mr. Nagy: There is a letter in the file from the City of Livonia Engineering
Division stating there are no problems connected with this petition.
Mario Monacelli, representing Chatham Super Markets, Inc., 2300 E. Ten Mile, Warren,
Michigan: If this rezoning is successful, we would like to put
in a family -type restaurant. The rezoning is for an area 22' x 100'
and we think a family -type restaurant here will help the center itself
and serve the immediate area.
Mr. Andrew: Do you, at the present time, do you have some form of lease agreement
or some other instrument to allow the restaurant to go in if you are
successful with the rezoning?
Mr. Monacelli: Yes, we have an agreement with Curtis Rieser which, at the present
time, is operating a similar restaurant in Northville called Cindy's
Coney Island. That is smaller and we will have a little larger restau-
rant here and the menu will be a little more expensive.
Mrs. Scurto: Can you tell me approximately how many vacant stores there are in
this complex?
Mr. Monacelli: Yes. With the opening of Domino's there are three plus the space
that is contemplated right now.
'Mrs. Scurto: Has there ever been a restaurant other than Domino's in there?
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Mr. Monacelli: No. A restaurant requires C-2 zoning which we never had there.
Mrs. Scurto: Has the area in question ever been utilized?
Mr. Monacelli: No.
Mrs. Sobolewski: Is there any other area where we have done this type of zoning?
Mr. Nagy: In the Merriman/Five Shopping Center, and there is a similar proposal
at Five Mile and Middlebelt.
Mr. Vyhnalek: If this is successful, do you have plans for the other vacant stores
for any other food outlets?
Mr. Monacelli: Right now we are talking about the vacant stores for retail stores.
Mr. Vyhnalek: This is the only one you have on the drawing board?
Mr. Monacelli: For a restaurant, yes.
Mrs. Scurto: If a C-2 zoning was effected for this small portion, what could go
in there other than a restaurant that would be that intensive?
Mr. Andrew: You mean traffic -wise?
Mrs. Scurto: Yes.
Mr. Nagy: I think the proposal for a restaurant is the single most intense use
_4 that could be made with a 22' front area. The C-2 is broader and
would permit broader types but with the limited space, other than a
a' restaurant or. Class- C- license type use, I can't think of anything else.
Mrs. Scurto: I find it not to be the least bit offensive. If you worked at any
one of the three corners in the area there is literally nowhere to
to go to sit down and eat and I think we can very well use this type
facility and if you can't convince me that there is a better use, I
would support a family -type restaurant.
Mr. Falk: I think the introduction of C-2 into the area where restaurants have
been denied twice I think is an intrusion and you will get the same
argument you have got year in and year out. 1 think this is spot
zoning and when we passed on this initially we talked about C-1 and
C-2. This corner still can be saved and economics change. I cannot
support C-2 in this area.
Mr. Morrow: I don't have a problem with this proposed use but it is a spot zone
in a C-1 area and with A small establishment such as yours I cannot
support C-2 as a spot zoning.
Owner of Stroh Dairy at Five Mile & Newburgh: I own the Stroh's ice cream store and when
I bought this I was told I could not put in a fryer and the previous
owners were told that because of the classification.
,Mr. Monacelli: I can understand spot zoning and I can appreciate this. At the same
time, we really believe a restaurant at this particular center will
help the center and bring more people and also help us re -rent the
space.
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Mr. Andrew: I, as one Commissioner, will be voting against the rezoning. Some
years ago, the Commission recommended to the City Council that the
Zoning Ordinance be changed to allow restaurants in C-1. It was
determined by the Council that that was not a good Ordinance amend-
ment and did not agree with our recommendation. This pushes the
ball right back to them. If they want to change the zoning.,that
is their prerogative but 1 cannot support the rezoning.
There was no one else present wishing to be heard regarding this item and Mr. Andrew,
Chairman, declared the public hearing on Petition 84-2-1-6 closed.
On a motion duly made by Mr. Falk and seconded by Mr. Morrow, it was
#4-62-84 RESOLVED that, pursuant to a Public Hearing having been held on April 10, 1984
on Petition 84-2-1-6 by Mario Monacelli for Chatham Super Markets, Inc.,
to rezone property located on the south side of Five Mile Road, west of
Newburgh Road in the Northeast 1/4 of Section 19 from C-1 to C-2, the
City Planning Commission does hereby recommend to the City Council that
Petition 84-2-1-6 be denied for the following reasons:
(1) The proposed change of zoning would represent a spot zone within
a complex zoned C-1, local commercial.
(2) A change of zoning to the broader and less restrictive C-2
zoning classification is not the proper method to accommdate
small eating establishments in areas planned and zoned for
neighborhood type uses.
(3) The introduction of C-2 zoning within the local commercial
zoning district will not promote the overall growth and develop-
ment of the Center but would tend to lead to the conversion of
other areas within the Center to the C-2 classification.
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: Morrow, Naidow, Sobolewski, Vyhnalek, Falk, Andrew
NAYS: Scurto
ABSENT: Kluver, Zimmer
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-1-7 by
Dominic Soave to rezone property located on the west side of Newburgh
Road, north of Seven Mile Road in the Southeast 1/4 of Section 6 from
RUFC to C-2.
Thomas Goebel, Tepee Realty, 28200 Seven Mile Road, Livonia:
proposed change of zoning.
Mr. Nagy:
I am in support of the
There are thirty-five letters in the file from residents in the area
in opposition to the change of zoning and we have petitions signed
by fifty residents in the area in opposition to the proposed change
of zoning.
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There is a letter in the fi le from the Engineering Division stating
that an additional twenty-five feet of right-of-way for Bethany
Avenue should be dedicated with the development of this site and
that there is a sanitary sewer extension proposed for this area but
no specific construction date has been scheduled at this time.
Dominic Soave, 33527 Seven Mile Road, petitioner: I would like to build a small strip
center on this piece of property.
Mr. Andrew: Do we have any idea when the sewer will come through?
Mr. Nagy: The Engineering Division has designed the sewer to serve the area
and right now they are in the process of acquiring the Fight -of -way
needed for the extension. The appraiser is in the area making
appraisals of the property to be acquired. We hope the right-of-
way can be acquired in the spring so construction can commence
during the summer of 1984.
Mr. Andrew: At the study meeting last Tuesday, some residents were present and
discussed whether or not you would be willing to amend your petition
to either a C-1, less intensive commercial district, or a professional
service zone. Would you care to comment on those requests?
Mr. Soave: At this point, I would like to go through with the C-2.
Mr. Falk: Have we had any inquiries on the other side of the street for rezoning
recently?
Mr. Nagy: No, we have not.
Mr. Falk: This is the most names I have ever seen on a petition since way back
and I am wondering where you got 85 or 88 people to sign the petition.
How wide an area is involved in these property owners?
Mr. Andrew: I think there may be a duplication here -- people who signed the
petition also wrote letters.
Mr. Falk: Does the staff see anything else but professional service going in
the re?
Mr. Nagy: I think P.S. would be an appropriate use for the property and would
provide a good buffer separating the adverse effects on the resi-
dential properties. I think it would be a good alternative to C-2
and can provide the needs for a small service center. C-2 provides
a broader potential for leasing but C-1 would not prohibit a small
center.
Mrs. Scurto: I don't think we need any more professional service knowing what
is going at Six Mile and Newburgh. I see a C-1 as a viable option
but I could not support C-2.
Mr. Andrew: How long have you owned the property?
Mr. Soave: Ten years.
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Donovan Stockbridge, 19260 Bethany: I feel that C-2 is a very drastic use of this
land. C-1 would not be too much better because that will also be
within twenty feet of my home. They would have to put up a five
foot concrete type wall and I think we have all seen these walls.
They're supposed to be a buffer but are partly are the ground. I
went over the Master Plan today and I feel the Master Plan called
for this area to be no more than 260' x 360' and I don't think they
had any intentions of going into the residential area. If the house
weren't there you could go all the way up and then the property could
be sold for higher value. The gas station was there when I bought
my house in 1979. 1 did some investigation with the Building and
Engineering Departments and I was assured that this was not commercial
property here in the area, but residential. I think it should remain
residential and if we have to have it rezoned, I think a professional
building would buffer the area much better than C-1 or C-2 zoning.
Lawrence G. Prieur, 19261 Newburgh: We live immediately north adjoining the property.
We bought seven tenths of an acres and were assured by the City of
Livonia that the lots would remain half acre or more for private
homes. Since than they took seven feet of our frontage. We don't
even have a half acre any more. We want to keep our home but you
are slowly but surely destroying it and I wish you would quit it.
Mr. Andrew: When did you purchase your property?
Mr. Prieur: Thirteen to fourteen years ago.
Mrs. Beverly Prieur: I am opposed to this and I am tired of being whittled on.
Mrs. Edna Macauley, 37553 Northland: I used to live on Five Mile and if you drive down
Five Mile you will see what a professional building did. Right now
the man at 37227 Five Mile can almost touch the building. Our streets
are dirt and full of holes. I am opposed to this. I don't think
Mr. Soave needs it. He could build a beautiful home. I would
appreciate keeping the area rural.
William Lute, 19358 Newburgh: I would like to see you stop him from putting that in
there. You wouldn't want it by your place. By all means, help us
out. Thank you very much.
Nancy Linkevich, 37718 Northland: I am opposed to this type of rezoning. When we moved
to Livonia we looked in about five or six communities and wanted to
be close to a rural setting. If this occurs, the area will not be
a good place for my child to grow up in. We do not need this in our
ne i ghborhood.
Alan Mabbott, 19255 Bethany: I am directly across from the proposed rezoning. We are
still actively farming portions of this land. We are the third
generation to occupy this property. We are not opposed to residential
development here, but when you put commercial or professional zoning
on a private road, it turns residents off for living here. In answer
to Mr. Falk's question, all the petitioners are contained in the South-
east 1/4 of Section 6 comprises every resident. This property and
zoning serve the whole area and I think this group of people are
definitely opposed to the rezoning. This was defeated in 1977 and on
more than one occasion. I would hope you you would again defeat this
type of zoning. Thank you.
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Judy Gibbs, 19343 Bethany: 1 think this whole neighborhood is a unique bunch of people.
We live here because we require privacy. Many of us were farmers.
There are a certain group of people who need this kind of environment.
1 like it the way it is.
Shirley Kovarik, 37742 Northland: We bought our property for the same reason. We
raised four children. I love it and don't want it to change.
Barbara Phillips, 19235 Phillips: I oppose the rezoning for the same reason as the
other people. I heard you can't put a house there. Why? The Master
Plan calls for low density residential. When you say you can't put
houses there, it sounds like something is wrong. Why can't you put
houses there?
Don Robinson, 37475 Northland: I am against this, the same as my neighbors. There would
be more traffic in the area.and would include our street and they are
not paved.
Curtis Shinsky, 19250 Newburgh: Our property is directly north of Brose's property.
Mr. Shinsky: Yes.
Mr. Morrow: Mr. Soave has owned the property for ten years and has a right to
petition. We have a question tonight -- are we going to retain the
Rl1F or rezone to C-2. As one Commissioner, I want to go on record
that C-2 is too intense for that area and I will not be in favor of
this petition as it stands before us tonight.
Resident: I am between the owner and Mr. Shinsky and i will be the first to
turn down commercial.
Mr. Vyhnalek: As one Commissioner, I can't go for C-2 or C-1 but professional I
have to think hard and long.
Everyone here has expressed concerns about this rezoning. You saw us
a couple years ago for the precise thing that we are here for tonight.
For information purposes, Teepe has the property just north of me.
Two lots 200' x 4001. His response in support of this petition is
should that be rezoned then we have a greater chance of rezoning the
property between our home and the Lute's home. We bought six years
ago and have upgraded it. We bought because we like the charm of the
home and the area. What will we have two years from now if this is
rezoned? Maybe someone else will come along wanting to rezone their
property also. Are we going to be back here two years from now?
Mr. Andrew:
You understand that the right to petition cannot be abridged?
Mrs. Scurto:
When you bought your home, did you know the property directly south
of you was C- t ?
Mr. Shinsky:
Yes, I did.
Mrs. Scurto:
Did you foresee that he might develop that C-1?
Mr. Shinsky:
We talked about it.
Mrs. Scurto:
You were willing to buy a residential home to live in it and not as
a possible investment?
Mr. Shinsky: Yes.
Mr. Morrow: Mr. Soave has owned the property for ten years and has a right to
petition. We have a question tonight -- are we going to retain the
Rl1F or rezone to C-2. As one Commissioner, I want to go on record
that C-2 is too intense for that area and I will not be in favor of
this petition as it stands before us tonight.
Resident: I am between the owner and Mr. Shinsky and i will be the first to
turn down commercial.
Mr. Vyhnalek: As one Commissioner, I can't go for C-2 or C-1 but professional I
have to think hard and long.
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Mr. Morrow: We have heard some comment about the Future Land Use Plan. We
discussed last week that the Future Land Use Plan is not a zoning
map,just a general description of the area. We could make a case
that it could fit with the Plan. Some people said they took measure-
ments but you cannot measure a Future Land Use Plan because it is
not made that way.
Mr. Soave We have 60' on Newburgh and we could build on that right now so
people will still see a building. The people can see Brose. At
one time there was going to be a commercial center there.
There was no one else present wishing to be heard regarding this item and Mr. Andrew,
Chairman, declared the public hearing on Petition 84-2-1-6 closed.
On a motion duly made by Mrs. Scurto, seconded by Mr. Morrow and unanimously adopted,
it was
#4-63-84 RESOLVED that, pursuant to a Public Hearing having been held on April 10, 1984
on Petition 84-2-1-7 by Dominic Soave to rezone property located on the
west side of Newburgh Road, north of Seven Mile Road in the Southeast
1/4 of Section 6 from RUFC to C-2, the City Planning Commission does
hereby recommend to the City Council that Petition 84-2-1-7 be denied
for the following reasons:
(1) The proposed change of zoning would be detrimental to the
surrounding area.
(2) The proposed change of zoning represents an intrusion of
commercial zoning into an established residential neighborhood.
(3) The proposed change of zoning would encourage similar requests
on adjacent property to the north.
(4) There already exists an abundance of vacant commercially zoned
land in the immediate vicinity.
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. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-1-8 by
Cardinal Industries Development Corporation to rezone property located
on the west side of Inkster Road, north of Joy Road in the Southeast
1/4 of Section 36 from RUF to R-7.
Mr. Nagy: There is a letter in the file from the Engineering Division stating
that there are no engineering problems connected with this petition.
Kenneth Ryan, representing Cardinal Industries, 2040 S. Hamilton Road, Columbus, Ohio:
Cardinal has the intention to build one and two bedroom apartments
on this property. We would be owners and managers of the units.
There would be approximately 70% one -bedroom units and 30% two-
bedroom units.
`Mrs. Scurto: On the property you now own in Michigan, what is the going rental?
Mr. Ryan: The range of rents in the Detroit metropolitan area is $319 to $339
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on one -bedroom units and $389 to $419 on two-bedroom units.
Mrs. Scurto: Where do you have a facility cose by in the Michigan area?
Mr. Ryan: The closest to Livonia would be in Westland on the northwest quadrant
of Yale and Hunter.
Mrs. Scurto: What other town?
Mr. Ryan: Currently under construction in Roseville and in Harrison Township.
We have a project in Clinton and Chesterfield Township and several
others projects are planned.
Mrs. Scurto: How soon would you start building?
Mr. Ryan: It depends on how soon we get plans through but 1985 is projected
Mrs. Scurto: How long from the beginning to the move in of residents?
Mr. Ryan: Four to six months.
Mr. Falk: How many units will you have?
Mr. Ryan: 110 to 128 depending on layout of the site plan and the setbacks.
Mr. Falk: Do you have some insight as to what we look for in the way of land-
scaping and open space?
Mr. Ryan: Yes.
Mr. Falk: The people have been fighting this. If we give you this rezoning,
we have no guarantee that you will stay one story.
Mr. Ryan: When we build on this property, it will be guaranteed one story
because we build nothing but one story.
Mr. Falk: What is the maximum height in R-7?
Mr. Nagy: Two stories -- 35 feet.
Mr. Ryan: We will build one story.
Mr. Falk: The record will show that you have stated you will build one story.
Mrs. Scurto: When you have a complex, does your manager reside on the site?
Mr. Ryan: Yes. We will have a resident -manager and an area manager. We will
hire a man and will send him for training in Columbus. A regional
manager makes regular site inspections to make sure the manager is
doing his job.
Mr. Falk: This would be like an absentee ownership. I have reservations about
people developing here but not living in Michigan. They other reserva-
tion I have is that you might go two stories.
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John Mieszczur, 9129 Inkster Road: I am sure the Commission knows the trouble we had
last time. This time I understand these are supposed to be pre -fab.
am wondering about what that will do to my property. I am
definitely opposed to it. The people in the neighborhood do not want
an apartment complex. Where else in the City are there modular units?
I don't see how it can do anything but hurt the value.
Mrs. Scurto: On Hix and Five Mile Roads there are modular units and to my know-
ledge have not added a detrimental effect on property.
John Connely, 9920 Harrison: Are these rentals going to be government subsidized?
Mr. Andrew: Mr. Ryan has indicated they would be conventionally financed.
Roger Ratkowski, 28932 Grandon: I am a builder for National Homes. We have looked at
this property three times including a 2-1/2 story complex but I
was against the HUD financing. My personal view is that this is
one of the best proposals we have had on the property. We have a
few questions about the type of construction and I would like to see
some things done differently. It is a perfect buffer for the neigh-
borhood. I personally am not opposed to it. A senior citizen
project I would like better but the rental fee takes it out of the
fixed income category. If there would be a HUD financed complex
going in here, this association would take action to avoid that,
but I am speaking as an individual.
Mr. Morrow: I am assuming that the modular homes are approved by the Building
Codes?
Mr. Ryan: We have State approvals of the units and we have talked with your
Building Department. We have not submitted buildings plans at
this time.
Mr. Morrow: Do you see any problem meeting the Livonia code as opposed to the
State?
Mr. Ryan: No.
Stan Anderson, 28428 Elmira: I am a private citizen and member of the Clements Circle
Civic Association. Is this a typical size development in relation
to the other areas you mentioned?
Mr. Ryan: It is becoming a typical size project in Michigan. Before coming
to Michigan.we developed sixty units tops. Currently, we are running
ninety units per phase in Michigan. If we were developing 120 units
here, we would probably do it in two phases.
Mr. Anderson: Would they be brick or paneling?
Mr. Andrew: At this point in time, we are getting into an area we go into with
the site plan process. Once the rezoning is approved, he would have
to come back before us for site plan approval.
R. Murningham, 29020 Five Mile Road: I do not live in the area but I am familiar with
the area because I have travelled the area frequently. I had some
contact with Cardinal Industries several years ago. The gentleman
that owns Cardinal is from Detroit and my personal contact was that
�Mti7
they probably train their personnel and follow through better than
any national organization I have ever dealt with. I have never met
the gentleman here but I know they do not build two-story units
They do an extremely good job of maintaining their units.
Frank Carol, 9959 Deering: If they build 128 units, how many people will live in the
units? We have a Farmer Jack, one bank and one school. We are
heavily saturated now. How will be absorb all the extra people
coming into our area? I think there will be a problem servicing
these people. Let these people establish more food outlets, more
banks and more schools before they come in to build this type of
development.
Stanley Markley, 9000 Cardwell: Why not ask the adjacent people what they want? I have
lived here since 1936. 1 have seen conditions go down because of
wrong movements. I am against this petition.
Dale Rich, 8883 Inkster Road: I have my place for sale. These pre -fabs -- will they be
like the Knight's Inn on Ford Road? I am against it.
Mr. Ratkowski: We sent flyers to every house asking you to attend a meeting where
all these questions you are asking now would have been answered.
We also had pictures and they made an excellent presentation of
their proposal.
Mrs. Healy, 9554 Cavell: The people on the south side and on the north side are opposed
to this proposal.
Mrs. William Hogue, 9320 Cardwell: I am opposed.
Henry Binder, 9207 Inkster: I worked on this at the time a funeral home wanted to go
in there. That was turned down. Then a 2-1/2 story high rise fell
through due to finances and residents were against it. I went
through more than that three years ago. We finally came together
with the Archdiocese to get those boarded up houses taken care of.
This is the best thing we have had for this property. This is the
finest thing that has yet come along. These people invited us to
come to Columbus and that is what we did. We just walked in on
them. We wanted to see what they were doing. 1 saw a twenty -year-
old project and it is kept in an excellent manner. Please consider
this. 1 am for it. I know Cardinal Industries and I know pre -fabs.
Mr. Falk: How many days did you spend there and how many people were there?
Mr. Binder: Three people for the full day and we went through the plant. We did
a thorough job.
Resident; 9048 Inkster, Redford: I bought this because of the lot sizes -- big, large
and roomy. If there is a multi -dwelling going in across the street,
I am going out.
Resident, 9010 Inkster, Redford: I bought a big lot and this is not going to help at
all.
Mr. Healy, 9554 Cavell: This I visualize as another Herman Gardens.
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Mrs. Robert Borsodi, 9979 Deering: 1 think vacant land would be more suitable for a
botanical gardens for an open space feature in the area. There is
very much traffic on the streets because we have a bank, a bar and
a General Motors plant. Inkster and Plymouth are already in a
dilapidated condition and have never been repaired. I spoke to
seventeen families in the neighborhood and most of them object to
modular homes in the area.
Mr. Ryan: We have done a tree survey on the property and will try to main-
tain salvageable trees on the site. We do heavy landscaping and
are very interested in building In the community. And, they will
be one story.
Mr. Morrow: Are we safe in saying that this zoning is according to the Future
Land Use Plan? As one Commissioner, looking at this property many
times, we are bringing people into the neighborhood but I do not
find R-7 objectionable. I am convinced it will be low -profile
type buildings that tend to blend in with residential as opposed to
higher construction.
There was no one else present wishing to be heard regarding this item and Mr. Andrew,
Chairman, declared the public hearing on Petition 84-3-1-8 closed.
On a motion duly made by Mr. Vyhnalek and seconded by Mrs. Sobolewski, it was
#4-64-84 RESOLVED that, pursuant to a Public Hearing having been held on April 10, 1984
on Petition 84-3-1-8 by Cardinal Industries Development Corporation to
rezone property located on the west side of Inkster Road, north of Joy
Road in the Southeast 1/4 of Section 36 from RUF to R-7, the City
Planning Commission does hereby recommend to the City Council that
Petition 84-3-1-8 be approved for the following reasons:
L A rol I
(1) The proposed change of zoning is consistent with the Future
Land Use Plan which recommends medium density land use for
the area.
(2) The proposed change of zoning will provide for uses which
will be compatible to and in harmony with the surrounding uses
in the area.
(3) The neighborhood within which the subject land proposed for the
change of zoning is located can easily accommodate an increase
in population density.
(4) The proposed change of zoning is consistent with the Planning
Commission's adopted goals and policies for location of multiple
family residential projects in the community since the subject
property takes direct access from a major thoroughfare and is
relatively small in size.
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.
call vote on the foregoing resolution resulted in the following:
AYES: Morrow, Scurto, Naidow,
NAYS: Falk
ABSENT: Kluver, Zimmer
Sobolewski , Vyhnalek, Andrew
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Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-1-9 by
Thomas Guastello to rezone property located on the east side of
Middlebelt Road, north of Schoolcraft Service Drive in the South-
west 1/4 of Section 24 from R-7 to C-2.
Mr. Nagy: There is a letter in the file from the Engineering Division which
indicates there appears to be no engineering problems in connection
with this petition. There is a letter from Bill House which out-
lines the impressions of the neighboring residents and three pages
of petitions signed by area residents in favor of the rezoning.
Mr. Andrew: Who is Bill House?
Mr. Guastello: He is a public spirited citizen who works for our firm.
Mr. Andrew: The petitioner has requested permission to show a video tape of
the proposed development. What is the Commission's reaction to
the request?
Mrs. Scurto: I would object strenuously. We are repeatedly told we are not to
consider site plans on a rezoning question because it does not
guarantee that what we see is necessarily what we get.
Mr. Andrew: The Chai r wi 11 rule that the tape wi 11 not be permitted to be shown.
Thomas Guastello, 38200 South Gratiot Avenue, Mt. Clemens: I have one sketch I can put
on the board but I had wished that we could show you the entire six -
minute film on the proposed development. We have been developing
fora number of years. Jeff Anderson was one of the original people
with the Chi Chi people. Kelly Johnson specializes in seafood. Like
Joe Muer's. It is the type thing we think would go well in Livonia.
We have studied areas in Livonia and the Newburgh site area seemed
a possible site. We have been informed that Denny's is going in there.
According to our demographics, this is the area to be in in Livonia.
think we have been candid with you in testing the neighborhood.
We have people who have signed a petition in favor of this. We are
a national corporation and are capable of doing something like this
in Livonia. There will be ten Joe Kellys' built this year in Michigan.
We can be a major employer in this City and State. Most of our
customers come from a four -mile radius. We have an estimated payroll
of $600,000 to $800,000. We were successful in putting in a dozen
Chi Chi's in Michigan. We are asking acceptance to come into Livonia
so that we can build in Livonia. Given a period of time, it is very
possible that a chain like Joe Kelly's could be a duplication of Chi
Chi's and employ more than 2500 people. They are not all highly
skilled people but we think we should be employing all kinds of people.
We wish to thank the neighbors who have come out here and the Planning
Commission for working with us. We have given this as good an effort
as we know how.
K. Billette, 38628 Wilshire Blvd., Sterling Heights: I have consulted with the Wayne
County Road Commission and they have given me reason to believe that
9113
Mr. Anderson: Joe Kelly's operate basically and the hours vary from 11:00 to 12:00
during the week and week -ends unti I whatever the regular hour would
be. About 22% of our gross sales are from the bar. We have 30%
less seating than Chi Chi's.
Mrs. Scurto: I would like to know where the twenty-nine thousand block of Perth,
and the streets of Garden and Alexander would be. Are those abutting
properties.
Mr. Nagy: No, but they are in the area.
Mr. Morrow: 1 have heard nothing from the gentleman that would cause me not to
concur that Joe Kelly's is a good place for our City and I think
Livonia could use it but I have a problem with this particular site.
Mr. Falk: I agree with Mr. Morrow on the site. That corner is so congested.
We moved Bob Evans around a couple of times, and there have been a
lot of restaurants proposing to locate on Schoolcraft but many of
them never came in. When we have a place like Chi Chi's, a race
track, Mitch Housey's and now all the big ones are coming in to get
off the service drive and catch the traffic, and they all seem to
find an extra liquor license, I think the site and Middlebelt is a
travesty of justice. It is going commercial right down to Eight
Mile. We are getting bigger sites and bigger restaurants. I am
definitely against the site. It is in conflict with the FutWre Land
Use Plan and the area around it has too much commercial.
Alfred Bshashara, 29297 Perth Circle: I am directly north of the site. 1, too, have a
petition that several of our people collected -- 30 some names in.a
couple of hours. Our residents on this petition are concerned with
this area and we are opposed to it. We are not opposed to the type
of restaurant. I am sure the quality is fine but we are opposed to
any type of business going any further north to where Chi Chi's and
Bob Evans is now. A couple years ago, we were assured by the Com-
mission and City Council that it wouldn't. This was our greatest
fear when they talked about Bob Evans. Now they want to come closer
to use which we do object to. What is to say that others like
Middlebelt is sufficient and adequate to carry the traffic over the
next ten years. The site plan has been changed several times at the
suggestion of the Planning Department. It has been suggested that
the trees be retained. The entire property is laid out properly and
we have a floor plan of the building, the parking setbacks and the
side yards all conform to your Zoning Ordinance.
Jeff Anderson,
5700 Gibbon Road, Cincinnati, Ohio: I have been associated with restaurants
for quite a while. We feel that Livonia is a very, very excellent
community for our type of business and we would like to be part of the
community. We will answer any questions.
Mr. Andrew:
You are an employee of Joe Kelly's?
Mr. Anderson:
No, I am a consultant for Joe Kelly's.
Mr. Andrew:
What are the normal hours of operation?
Mr. Anderson: Joe Kelly's operate basically and the hours vary from 11:00 to 12:00
during the week and week -ends unti I whatever the regular hour would
be. About 22% of our gross sales are from the bar. We have 30%
less seating than Chi Chi's.
Mrs. Scurto: I would like to know where the twenty-nine thousand block of Perth,
and the streets of Garden and Alexander would be. Are those abutting
properties.
Mr. Nagy: No, but they are in the area.
Mr. Morrow: 1 have heard nothing from the gentleman that would cause me not to
concur that Joe Kelly's is a good place for our City and I think
Livonia could use it but I have a problem with this particular site.
Mr. Falk: I agree with Mr. Morrow on the site. That corner is so congested.
We moved Bob Evans around a couple of times, and there have been a
lot of restaurants proposing to locate on Schoolcraft but many of
them never came in. When we have a place like Chi Chi's, a race
track, Mitch Housey's and now all the big ones are coming in to get
off the service drive and catch the traffic, and they all seem to
find an extra liquor license, I think the site and Middlebelt is a
travesty of justice. It is going commercial right down to Eight
Mile. We are getting bigger sites and bigger restaurants. I am
definitely against the site. It is in conflict with the FutWre Land
Use Plan and the area around it has too much commercial.
Alfred Bshashara, 29297 Perth Circle: I am directly north of the site. 1, too, have a
petition that several of our people collected -- 30 some names in.a
couple of hours. Our residents on this petition are concerned with
this area and we are opposed to it. We are not opposed to the type
of restaurant. I am sure the quality is fine but we are opposed to
any type of business going any further north to where Chi Chi's and
Bob Evans is now. A couple years ago, we were assured by the Com-
mission and City Council that it wouldn't. This was our greatest
fear when they talked about Bob Evans. Now they want to come closer
to use which we do object to. What is to say that others like
9114
Ronald Brierley, 29201 Perth: We have vacant land back there and I would rather have a
restaurant with cars than get run over by a snowmobile. 1 think a
restaurant would be a good thing to put in there.
Donna Brierley, 29201 Perth: We have had problems in that field back there with drugs
and the police have been out there. Out of all the homes on that
line, I think there are three or four who do not want to see this
restaurant go in. These gentlemen have been very honest and have
discussed the matter with us. I don't think two restaurants would
constitute "restaurant row". I think it will be up to you in the
future to say no to any further requests. Chi Chi's has caused no
great traffic jam for us.
Hyunshun-Byung Lee, 29139 Perth: I am for this. I hate to see snowmobiles comes through
there; and motorcycles. I think it should be developed and I am
for it.
Mr. Andrew: What did they tell you about the development of the balance of land?
Mr. Lee: They didn't tell us anything but they said they will do everything
for us when they build.
Mr. Andrew: There still will be a considerable piece of land vacant and not used.
Mr. Lee: I think he said they eventually will build condos.
Mr. Andrew; When?
Mr. Lee: I don't know when -- eventually.
Mrs. Brierley: This gentleman has been very honett. He said he hopes for condos
and has voiced the opinion of working with us. Maybe not tomorrow,
but down the road.
McDonald's won't want to come in. We bought in the area because it
was residential and we want to keep it residential. We do not want
any more business or restaurants coming any closer to us along with
traffic problems, noise.
Paul LaLonde,
29213 Perth: I think our biggest concern as residents is not so much the
restaurant but what will eventually be immediately adjacent to our
property. We would like to see it developed by a developer who has
the means to fully develop it. Joe Kelly's is one of the finest
developments operating in the Country. They would make good neighbors.
Mr. Guastello indicated that he would sign documents to the effect
that that balance of the area would never be rezoned from R-7.
Mr. Andrew:
He could give you a deed restriction but if the City wants to rezone
it they can rezone it.
Mr. Falk:
Who do you work for?
Mr. LaLonde:
1 work for a food distributor, Gordon Foods, an institutional food
distributor.
Ronald Brierley, 29201 Perth: We have vacant land back there and I would rather have a
restaurant with cars than get run over by a snowmobile. 1 think a
restaurant would be a good thing to put in there.
Donna Brierley, 29201 Perth: We have had problems in that field back there with drugs
and the police have been out there. Out of all the homes on that
line, I think there are three or four who do not want to see this
restaurant go in. These gentlemen have been very honest and have
discussed the matter with us. I don't think two restaurants would
constitute "restaurant row". I think it will be up to you in the
future to say no to any further requests. Chi Chi's has caused no
great traffic jam for us.
Hyunshun-Byung Lee, 29139 Perth: I am for this. I hate to see snowmobiles comes through
there; and motorcycles. I think it should be developed and I am
for it.
Mr. Andrew: What did they tell you about the development of the balance of land?
Mr. Lee: They didn't tell us anything but they said they will do everything
for us when they build.
Mr. Andrew: There still will be a considerable piece of land vacant and not used.
Mr. Lee: I think he said they eventually will build condos.
Mr. Andrew; When?
Mr. Lee: I don't know when -- eventually.
Mrs. Brierley: This gentleman has been very honett. He said he hopes for condos
and has voiced the opinion of working with us. Maybe not tomorrow,
but down the road.
9115
Mr. Falk: Promises made are not binding. As I listen to people it seems we
have the worst kids in the U. S.; bikes, drugs and all. I guess that
is what I consider when I consider rezoning. You say two restaurants
are not "restaurant row." We have Chi Chi's, Mitch Housey's and now
you will have another one. When Mr. Guastello says what he is going
to do with the rest of the property, that is not binding.
Surujdial Singh, 29313 Perty: I have never heard a bike go through that vacant spot for
two years. When I bought I thought the lot was going to be rezoned
residential. I don't think it is fair for the people to live on
Middlebelt Road to encourage more traffic. We cannot tolerate more
of that.
Gregory Worley, 29345 Perth: I attended the meeting when Mr. Guastello gave his proposal.
I think it is an intrusion of commercial into residential. He gave
us no guarantees but a Joe Kelley's would demand a price that would
make the development of condos possible. Chi Chi's is crowded all
the time and people walk over to Bob Evans. I am definitely against
this. Someone signing the petition and stated they lived at my house.
Gary Price, 29289 Perth: We have restaurants enough here and recently one in Wonderland
went out of business. I don't see how we can support another one.
Mrs. Brierley: Do we have any guaratees that we will not get low-income housing?
What if they put up another cult? You can confirm with your Police
Department about the motorcycles. This gentleman has given us an
option to help us make something better on that corner. Can you
tell me that we won't have low income housing. You should see it now -
bus loads of people going into one house.
Mr. Worley: I think that is what the Planning Commission and City Council is
here for -- to prevent low-income housing where it is not called for.
He speaks of options. What is to say what he will put in if he gets
the restaurant. I asked if he had a commitment and he said no.
The Commissioners will not allow low-income housing.
Mrs. Scurto: If you are finding a problem in your area where more than one family
is living in one home in a single family zone, you can go after it
through agencies.
Mrs. Brierley: We have tried. Because they are considered a religious group we can
do nothing about it but there are bus -loads of people coming in.
Mr. Guastello: This isn't the first or the last time 1 have been to Livonia. I have
learned that you are as good as your word. We are talking about
developing 2-1/2 acres of 15 acres. Those acres would support approx-
imately 25 condos based on the zoning. Were we to use it for the
25, we wouldn't get one-quarter of the dollar value as we can with
the restaurant. By doing that we are able to go in in a very competi-
tive way in pricing the sites so that they can work. I will state
unilaterally that we will not develop that for any other use than the
currently zoned use. Middleblebelt could go further than five lanes.
We have a big enough site that we could go to an access lane here.
Economically, by taking a small corner and staying away from the
nearest neighbor we have better than 70% of the neighbors on that
line by asking them to come in and look at the proposal. We think
9116
this will be good for the City and thank you for your consideration
and thank the neighbors for allowing us in their homes. There is
traffic but you have 2,200 people in the area. The estimated income
of the area is $32,000; median age for men is 32.12; median age for
women is 35.2; occupations are for executive and managerial 9%;
technical support 3%; sales 11%; administrative and supervisory 20%.
Over 50% in the area have high pay, managerial pos[tions; 48% of the
people have working wives. We have put a lot of overtime and effort
into studying this area and we would like a positive recommendation
from the Planning Commission.
There was no one else present wishing to be heard regarding this item and Mr. Andrew,
Chairman, declared the public hearing on Petition 84-3-1-9 closed.
On a motion duly made by Mrs. Scurto and seconded by Mr. Falk, it was
#4-65-84 RESOLVED that, pursuant to a Public Hearing having been held on April 10, 1984
on Petition 84-3-1-9 by Thomas Guastello to rezone property located on
the east side of Middlebelt Road, north of Schoolcraft Service Drive in
the Southwest 1/4 of Section 24 from R-7 to C-2, the City Planning Com-
mission does hereby recommend to the City Council that Petition 84-3-1-9
be denied for the following reasons:
(1) The proposed zoning is in conflict with the Future Land Use Plan
designation of medium density residential land use for the subject
land area.
(2) The area surrounding the subject land is already adequately served
with commercially zoned land.
(3) The proposed change of zoning represents an intrusion of commercial
zoning into a planned residential area.
(4) The proposed change of zoning will encourage the future spread of
commercial zoning and provide the potential for significantly greater
traffic congestion in the area.
(5) The proposed change of zoning will reduce the potential for superior
design and usability of the remaining land area zoned for multiple
family residential purposes.
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: Morrow, Scurto, Naidow, Sobolewski, Falk, Andrew
NAYS: Vyhnalek
ABSENT: Kluver, Zimmer
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
4 Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-1-10 by
Dembs Roth Management Company to rezone property located on the north
side of Schoolcraft Service Drive between Middlebelt Road and Cardwell
in the Southeast 1/4 of Section 24 from P.S. to C-2.
9117
Mr. Nagy: There is a letter in the file from the Engineering Division stating
there are no engineering problems in connection with this petition.
Michael Roth, 17220 W. Twelve Mile Road, petitioner: If we get this rezoning we are
going to put up another little group of stores similar to what we
put up to the west. We feel it is a natural progression. These are
light type commercial stores, mainly showroom, warehouse, and we feel
it is in conformity with what should be put in there.
Mr. Andrew: Do you own the property?
Mr. Roth: We have a contract subject to rezoning.
Mr. Vyhnalek: What are the hours of operation in the building already completed?
Mr. Roth: The carpet store closes by 9:00 five to six days a week. The paint
store closes at 6:00; glass store at 6:00; the other is still being
completed.
Mr. Vyhnalek: Will this be about the same size?
Mr. Roth: No, about half the size.
Mr. Vyhnalek: Two or three tenants?
Mr. Roth: Four at the most.
Mrs. Scurto: Professional service is not viable on this site?
Mr. Roth: I feel the whole area is zoned C-2 except this one parcel. When we
put the building up there last year, people said it was not the right
area and would not attract commercial. This is a clean little center.
Mrs. Scurto: I have some problem with so many houses backing onto this. We have
tried to buffer. And, there are trucks involved and all the ramifi-
cations with that. I have some difficulty with the operation in the
C-2 building being open on Sunday. I don't think the neighbors owning
homes there need to have any more commercial.
There was no one else present wishing to be heard regarding this item and Mr. Andrew,
Chairman, declared the public hearing on Petition 84-3-1-10 closed.
On a motion duly made by Mrs. Sobolewski, seconded by Mrs. Naidow and unanimously adopted,
it was
#4-66-84 RESOLVED that, pursuant to a Public Hearing having been held on April 17, 1984
on Petition 84-3-1-10 by Dembs Roth Management Company to rezone property
located on the north side of Schoolcraft Service Drive between Middlebelt
Road and Cardwell from P.S. to C-2, the City Planning Commission does
hereby recommend to the City Council that Petition 84-3-1-10 be denied
for the following reasons:
(1) The proposed change of zoning would provide for uses that are
Incompatible with the adjacent residential uses.
9118
(2) The proposed change of zoning is contrary to the Planning
Commission's adopted goals and policies which encourage the
maintenance of zoning categories that provide for buffer or
transition uses between commercial and residential.
(3) There is no demonstrated need for additional commercial zoning
in this area.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with the provisions of Section 23.05 of Zoning Ordinance #543, as amended.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-1-11 by
Rocco Corsi to rezone property located on the north side of Seven Mile
Road, west of Angling in the Southeast 1/4 of Section 1 from C-1 to C-2.
Mr. Nagy: There is no correspondence in the file regarding this item.
David Ventura, representing Rocco Corsi, 5465 Warren Road, Ann Arbor: We intend to
incorporate this in with the present restaurant.
Mr. Andrew: Do you plan to abandon the gas station?
Mr. Ventura: Notimmediately. It will probably be used for some auto related
business.
Mr. Andrew: How long?
Mr. Ventura: Probably a couple years.
a
There was no one present wishing to be heard regarding this item and Mr. Andrew, Chairman,
declared the public hearing on Petition 84-3-1-11 closed.
On a motion duly made by Mr. Morrow and seconded by Mr. Vyhnalek, it was
#4-67-84 RESOLVED that, pursuant to a Public Hearing having been held on April 10, 1984
on Petition 84-3-1-11 by Rocco Corsi to rezone property located on the
north side of Seven Mile Road, west of Angling in the Southeast 1/4 of
Section 1 from C-1 to C-2, the City Planning Commission does hereby
recommend to the City Council that Petition 84-3-1-11 be approved for
the following reasons:
(1) The proposed change of zoning represents a minor and logical
extension of the C-2 zoning adjacent on the west.
(2) The proposed change of zoning would not be detrimental to nor
incompatible with the surrounding uses in the area.
(3) The proposed change of zoning would provide an opportunity for
redevelopment of the subject site in harmony with the adjacent uses.
(4) It is a more desirable zoning practice to have zoning district
boundary lines terminate at physical points of demarcation such as
is proposed by this rezoning petition.
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.
9119
A roll call vote on the foregoing resolution resulted in the following:
AYES: Morrow, Naidow, Sobolewski, Vyhnalek, Falk, Andrew
NAYS: Scurto
ABSENT: Kluver, Zimmer
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-2-9 by
Louis DesRosiers requesting waiver use approval to construct office
buildings on the south side of Six Mile Road, west of Newburgh Road
in Section 18.
Mr. Nagy: There is a letter in the file from the Fire Marshal stating that
for proper fire protection the east end of the median in the center
entrance drive should be shortened by ten feet and that approval
is subject to adequate water flow and supply within the required
distance from Building "A". There is a letter in the fi le from
the Traffic Division stating that it is the opinion of that agency
that this proposed site development will compound the problem of
the residents along or near Munger off Newburgh Road and Laurel Park
Drive South and this will be the source of constant resident complaints
with no final solution of the problem once the site is in operation.
A letter from the Engineering Division states that there appears to
no engineering problems regarding this petition.
Louis DesRosiers, 1591 Woodward Avenue, Bloomfield Hills, petitioner: We have made the
revisions to the site plan regarding the lighting as recommended by
the Planning staff to shield the neighbors as much as possible.
Mrs. Scurto: I assumed we were concerned with the height.
Mr. DesRosiers: They are only 12'up and are mounted on the building.
There was no one present wishing to be heard regarding this item and Mr. Andrew, Chairman,
declared the public hearing on Petition 84-3-2-9 closed.
On a motion duly made by Mrs. Scurto, seconded by Mr. Vyhnalek and unanimously adopted,
it was
#4-68-84 RESOLVED that pu
on Petition 84-3
construct office
Newburgh Road in
recommend to the
to the following
rsuant to a Public Hearing having been held on April 10, 1984
-2-9 by Louis DesRosiers requesting waiver use approval to
buildings on the south side of Six Mile Road, west of
Section 18, the City Planning Commission does hereby
City Council that Petition 84-3-2-9 be approved subject
conditions:
(1) that the Site Plan dated 4/10/84, as revised, prepared by Louis DesRosiers
& Associates, Architects, which is hereby approved shall be adhered to;
(2) that the Building Elevations Plans dated 4/10/84, prepared by
Louis DesRosiers & Associates, Architects, which are hereby approved
shall be adhered to; and
(3) that a landscape plan shall be submitted to the Planning Commission
for its approval within thirty (30) days from the date of this
resolution;
9120
for the following reasons:
(1) The proposed use is in compliance with 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 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. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-2-12 by
Howard & Marjorie Anderson requesting waiver use approval to construct a
general office building on the north side of Seven Mile Road between
Parkville and Weyher in the Southwest 1/4 of Section 1.
Mr. Nagy: There is a letter in the file from the Engineering Division stating
that there appears to be no problems connected with this proposal.
Mr. H. G. Shane, Assistant Planning Drector, explained the changes that have been made
in the site plan.
Mr. Andrew: Mr. Anderson, are you in agreement with this?
Howard Anderson, 41923 Danbury: Yes.
There was no one present wishing to be heard regarding this item and Mr. Andrew, Chairman,
declared the public hearing on Petition 84-3-2-12 closed.
On a motion duly made by Mrs. Naidow, seconded by Mrs. Scurto and unanimously adopted,
it was
#4-69-84 RESOLVED that, pursuant to a Public Hearing having been held on April 10, 1984
on Petition 84-3-2-12 by Howard & Marjorie Anderson requesting waiver use
approval to construct a general office building on the north side of Seven
Mile Road between Parkville and Weyher in the Southwest 1/4 of Section 1,
the City Planning Commission does hereby recommend to the City Council
that Petition 84-3-2-12 be approved subject to the following conditions:
(1) that the Site and Landscape Plan dated 4/4/84, bearing the signature
of Howard Anderson, which is hereby approved shall be adhered to;
(2) that the landscaping shown on the approved Site and Landscape Plan
shall be installed prior to the issuance of a Certificate of
Occupancy and thereafter permanently maintained in a healthy
condition; and
(3) that the Building Elevation Plan prepared by State Farm insurance
Design and Construction Division dated 3/5/84 which is hereby
approved shall be adhered to;
9121
for the following reasons:
(1) The subject site has the capacity to support the proposed use.
(2) The proposed use is compatible to the surrounding uses in the
area.
(3) The proposed use complies with all of the general and specific
waiver use requirements and standards contained in Section 9.03
and 19.06 of Zoning Ordinance #543.
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. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-6-2 by
the City Planning Commission to amend Section 18.42 of Zoning Ordinance
#543 relating to the location and nature of satellite disc antennas.
There was no one present wishing to be heard regarding this item and Mr. Andrew, Chairman,
declared the public hearing on Petition 84-3-6-2 closed.
On a motion duly made by Mr. Vyhnalek, seconded by Mr. Morrow and unanimously adopted,
it was
#4-70-84 RESOLVED that, pursuant to a Public Hearing having been held on April 10, 1984
on Petition 84-3-6-2 by the City Planning Commission to amend Section
18.42 of Zoning Ordinance #543 relating to the location and nature of
satellite disc antennas, the City Planning Commission does hereby recom-
ment to the City Council that Petition 84-3-6-2 be approved for the
following reason:
(1) To provide for proper standards for, and control of, the placement
and nature of disc antennas.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with theprovisions of Section 19.05 of Zoning Ordinance #543, as amended.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-2-13 by
John DelSignore requesting waiver use approval to expand an existing
restaurant located on the north side of Plymouth Road between Hubbard
and Merriman Roads in the Southeast 1/4 of Section 27.
John DelSignore, 14680 Fairlane, petitioner, was present.
Mr. Nagy explained to the Commission the revisions that have been made to the site plan
and building elevations.
Mr. Andrew: The signage doesn't change?
Mr. DelSignore:
No, it stays the same.
9122
Mr. Morrow: Do you think this will generally more fit in with the goals and
objectives of the Mayor considering the story in the paper about
Plymouth Road?
Mr. Nagy: Yes, I think it would go along with the Mayor's objectives.
Mr. Morrow: Is the staff satisfied with the landscaping?
Mr. Nagy: Yes.
Mrs. Scurto: While I admire what Mr. DelSignore has done, I am not going to support
this petition. I can't understand how we can come before business-
men on Plymouth Road and ask them to set back. I think this is
adverse to what we are trying to do on Plymouth Road. This does not
reflect on ?9r. DelSignore as a businessman.
Mr. Falk: Compared to some buildings adjacent to this, Mr. DelSignore is back
farther, for example the House of Maple.
Mr. Nagy: H e is about mid -point between the Glass House and the House of Maple.
There was no one present wishing to be heard regarding this item and Mr. Andrew, Chairman,
declared the public hearing on Petition 84-3-2-13 closed.
On a motion duly made by Mr. Falk and seconded by Mr. Morrow, it was
#4-71-84 RESOLVED that, pursuant to a Public Hearing having been held on April 10, 1984
on Petition 84-3-2-13 by John DelSignore requesting waiver use approval to
expand an existing restaurant located on the north side of Plymouth Road
between Hubbard and Merriman Roads in the Southeast 1/4 of Section 27, the
City Planning Commission does hereby recommend to the City Council that
Petition 84-3-2-13 be approved subject to the following conditions:
(1) that the Site Plan and Building Elevation Plan dated 3/12/84,
which is hereby approved shall be adhered to;
(2) that the landscaping shown on the approved Site and Building
Elevation Plan, which is hereby approved shall be installed
prior to the issuance of a Certificate of Occupancy and thereafter
permanently maintained in a healthy condition; and
(3) that the petitioner shall submit for the record a copy of a recordable
instrument which gives him the right to utilize 13 parking spaces
located on the adjacent property (Edward's Glass Company);
for the following reasons:
(1) The proposed use complies with all of the special and general
standards set forth in Section 11.03 and 19.06 of Zoning
Ordinance #543.
(2) The petitioner has demonstrated that the subject site can accommodate
the proposed restaurant expansion.
(.3) The proposed expansion is compatible with the surrounding uses in
the area.
9123
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, Naidow, Sobolewski, Vyhnalek, Falk, Andrew
NAYS: Scurto
ABSENT: Kluver, Zimmer
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
On a motion duly made by Mrs. Sobolewski, seconded by Mrs. Scurto and unanimously adopted,
it was
#4-72-84 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 determinewhether or not to rezone property located
north of Seven Mile Road, east of Gill Road in the Southwest 1/4 of
Section 4 from R-1 to R-2:
AND that, notice of such hearing be given in accordance with the provisions
of Section 23.05 of Zoning Ordinance #543, as amended.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
On a motion duly made by Mrs. Naidow, seconded by Mrs. Scurto and unanimously adopted,
it was
#4-73-84 RESOLVED that, the minutes of the 471st Regular Meeting held by the
City Planning Commission on March 27, 1984 are approved.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adotped.
On a motion duly made by Mr. Morrow and seconded by Mr. Vyhnalek, it was
#4-74-84 RESOLVED that, the City Planning Commission does hereby recommend to
the City Council that the Sign Permit Application by Woodland Medical
Center for approval to erect a building sign and a ground sign on
property located on the north side of Plymouth Road between Middle -
belt and Haller in Section 25 be approved subject to the following
conditions:
(1) that Sign Plan 5444 for Woodland Medical Ground Sign as prepared
by United Signs, Inc., which is hereby approved shall be adhered
to; and
(2) that Sign Plan 5449 for Woodland Medical Wall Signs as prepared
by United Signs, Inc., which is hereby approved shall be adhered
to.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Morrow, Naidow, Sobolewski, Vyhnalek, Falk, Andrew
NAYS: Scurto
ABSENT: Kluver, Zimmer
3
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted.
9124
Mr. Andrew: By ruling of the Chair, the Sign Permit Application #843 by
Chaben-Young, D.D.S., P.C., for approval to erect a ground
sign on property located on the east side of Middlebelt Road
between Orangelawn and West Chicago in Section 36 is tabled.
On a motion duly made, seconded and unanimously adopted, the 471st Regular Meeting
and Public Hearings held by the City Planning Commissiin on
April 10, 1984 was adjourned at 11:40 p.m.
CITY PLANNING COMMISSION
ecreta
ATTEST:
Daniel R. Andrew, Chairman
FIS