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HomeMy WebLinkAboutPLANNING MINUTES 1984-04-24 9125 MINUTES OF THE 473rd REGULAR MEETING 4 AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF IL LIVONIA On Tuesday, April 24, 1984, the City Planning Commission of the City of Livonia, held its 473rd Regular Meeting and Public Hearings in the Livonia City Hall , 33000 Civic Center Drive, Livonia, Michigan. Mr. Jerome Zimmer, Vice Chairman, called the meeting to order at 8:00 p.m. Members present: Jerome Zimmer Judith Scurto Donald Vyhnalek Joseph Falk Donna Naidow Members absent : *Herman Kluver Daniel Andrew Sue Sobolewski Lee R. Morrow Messrs. H. G. Shane, Assistant Planning Director, and Ralph H. Bakewell , Planner IV, were also present. Mr. Zimmer 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, holds its own public hearing and decides the question. If a petition involves a waiver use request, and the petition is denied by the Planning Commission , the peti- tioner has ten days in which to appeal to the City Council for relief. Otherwise the petition is terminated. Mr. Falk, Secretary, announced the first item on the agenda is Petition 84-3-2-15 by II: the Jaycees requesting waiver use approval to hold its annual carnival at Wonderland Shopping Center located on the south side of Plymouth Road, west of Middlebelt Road in the Northeast 1/4 of Section 35. Mr. Zimmer: The only condition in the past regarding this request has been the specification that we deny any use closer than 400' closer to the south property line. Are you aware of that? Stephen C. Kehres, Vice President of the Jaycees, 30451 Wentworth : Yes. Mr. Shane: There is a letter in the file from the Engineering Division indicating there are no problems connected with this petition. Mr. Kehres: We intend to have those trucks parked on the north side of Plymouth Road. Mr. Zimmer: We are only concerned about behind the Shopping Center. Across Plymouth Road is somebody else's property and we are not concerned with that. There was no one else present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on Petition 84-3-2-15 closed. IOn a motion duly made by Mrs . Naidow, seconded by Mrs. Scurto and unanimously adopted, it was #4-75-84 RESOLVED that, pursuant to a Public Hearing having been held on April 24, 1984 on Petition 84-3-2-15 by the Livonia Jaycees requesting waiver use approval to operate a carnival on property located within the Wonderland Shopping Center at the southwest corner of Plymouth and Middlebelt Roads in Section 35, the City Planning Commission does hereby recommend to the 9126 City Council that Petition 84-3-2-15 be approved subject to the follow- ing conditions: (1) that no equipment, trailers, temporary housing accommodations or any other apparatus relating to the operation of the carnival shall be placed closer than four hundred (400) feet to the south property line of the Shopping center; for the following reasons: (1) The proposed use can be accommodated by the subject site. (2) All waiver use standards and requirements set forth in Section 11 .03 and 19.06 of Zoning Ordinance #543 have been complied with. (3) No objections have been received from any reporting City depart- ment. 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. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-3-2-14 by Reighard IH-Trucks requesting waiver use approval for out side storage of trucks on property located south of Eight Mile Road between Osmus and Merriman Road in the Northeast 1/4 of Section 3. 1[: *Mr. Kluver entered the meeting at 8: 10 p.m. Mr. Shane: There is a letter in the file from the Engineering Division stating that if resurfacing of the storage area is required, it appears that storm drainage from such areas would have to outlet to Osmus Avenue and this may require off-site storm sewers and easements. Mr. Zimmer: Would this proposed use require paving? Mr. Shane: The Ordinance requires that hard surfacing be provided within two years but with a waiver use you have the opportunity to con- dition however you wish. Don Schoenberger, Manager of Reighard International , 31666 Eight Mile Road, Farmington Hills : We plan on only storing new vehicles. This is the first I have heard of the hard surfacing but we are willing to meet that kind of suggestion. What we see there now is a vacant lot with weeds and grass three to four feet high. For our purposes, we need to support our new company for our truck inventory. No used trucks, and only for storage and display. We are sincerely thinking of buying the property but have no plans for building; mainly storage. If hard surfacing has to be done, we would look at that seriously. We are a growing company who needs the property for survival . • 9127 Mr. Zimmer: Is this directly across the street from your establishment? Mr. Schoenberger: Yes. The area is undeveloped. Mr. Zimmer: Would customers be coming in there examining the vehicles? Mr. Schoenberger: Yes. Mr. Zimmer: Do you have a site plan for any of your plans? Mr. Schoenberger: The only site plan we have is that we are going to clean the area up and we are going to be guided by the City's regulations. If it needs to be paved, we will pave it . We are trying to buy it at this time. It is already fenced in and locked and gated. If we keep our inventory there we see no problem with security. We will be walking people across the street. That area is vital so that we can alleviate some room problems in our existing facility. Mr. Zimmer; One of the problems we have is that for any waiver use on any development, we definitely look forward to having access to your plan so we have something we can condition our approval on. That would include amenities such as landscaping, setbacks , etc. Since there are no plans involved here, it is somewhat different but there is room for discussion as to what the site will look like. 1[: Mr. Schoenberger: All we see the property doing is having trucks sitting on it. We have no other plans other than cleaning the area, parking brand new trucks there and unless they are sold they will not be moved. Mrs. Scurto: I think I heard you say there is a possibility of this being a future building site. Mr. Schoenberger: If everything works out, we will look forward to a building and development site. This property has no building. If we can use this beneficially, we hope to possibly build on it. Mrs. Scurto: My problem is that we have very limited manufacturing land avail- able in our town and I would like to see some taxes coming back to us and I don' t see a truck storage as a very viable thing for that area. We have tried diligently to put some pride into the Eight Mile strip. Again, I am sorry that your $50,000 rigs are not something that I see as something we want to see in our industrial corridors. Mr. Falk: I agree with Mrs. Scurto. You see some nice developments along Eight Mile now that has beautified it and I am sorry to see the development on the other side of the street. Going along with the Planning staff and what we have done over the years, we want buildings that will create jobs and beautify the area. What you are promoting will not do that . Nothing against your company or Farmington but that is just not the use for that area. 4 9128 Mr. Schoenberger: I disagree vehemently with both people. If this is zoned industrial , I think the degree and type of business being brought into the area seems to be scrutinized too tightly. We propose to keep this an industrial area. We will provide landscaping and other things and we feel we will do nothing but enhance the area. How can you say a building won't be as attractive because we are a truck firm than it would be if it would be something like a florist? There is heavy equipment next to us and the people around us are industrial people and we are doing nothing but what is being done in that zone. Mr. Vyhnalek: I can' t support your petition because there is no site plan show- ing exactly what the plans are. We have nothing but your word which is fine but not a site plan. I can' t act on something unless it is on paper. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Falk, it was #4-75-84 RESOLVED that, pursuant to a Public Hearing having been held on April 24, 1984 on Petition 84-3-2-14 by Reighard IH-Trucks requesting waiver use approval for outside storage of trucks on property located south of Eight Mile Road between Osmus and Merriman Road in the Northeast 1/4 of Section 3, the City Planning Commission does hereby recommend to the City Council that Petition 84-3-2-14 be denied for the following reasons : (1) The petitioner has failed to demonstrate that the proposed use is I[: in compliance with the specific and general standards set forth in Section 16. 11 and 19.06 of Zoning Ordinance #543. (2) The proposed use would be detrimental to and incompatible with the residential properties in the area. (3) The proposed use would not promote the development or redevelopment of surrounding properties in a fashion consistent with good planning principles and in keeping with the developing character of the Eight Mile Road industrial corridor. 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: Scurto, Naidow, Vyhnalek, Falk, Zimmer NAYS: None ABSTAIN : Kluver ABSENT: Andrew, Morrow, Sobolewski Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is the Preliminary Plat approval for Price Industrial Subdivision proposed to be located on the west side of Newburgh Road between Amhrein and Schoolcraft Roads I: in Section 30. Mr. Zimmer: Is the cul-de-sac the right radius? Mr. Shane: Yes. 9129 Mr. Zimmer: Are the easements shown on the plat? I Mr. Shane: Yes, they are, and the lots on Newburgh will be serviced off le Newburgh. Michael Roth, Dembs Roth Management Company, 17220 W. Twelve Mile Road, Southfield: Our proposal is to take the subject property and develop it into a nice industrial subdivision putting up buildings similar to the other parks we have developed in the City of Livonia. We are trying to utilize the property to its fullest . We are planning to retain one building and demolish the other. We have met all the requirements of normal subdivisons and we believe this will be an asset to that portion of the City. Discussion was held between the developer and the Commission regarding curb cuts and access to lots in the subdivision . There was no one present wishing to be heard regarding this item and Mr. Zimmer, Vice Chairman, declared the public hearing on the Preliminary Plat for Price Industrial Subdivision closed. On a motion duly made by Mrs. Scurto, seconded by Mrs. Naidow and unanimously adopted, it was • #4-76-84 RESOLVED that , pursuant to a Public Hearing having been held on April 24, 1984 the City Planning Commission does hereby recommend to the City Council that the Preliminary Plat for Price Industrial Subdivision proposed to 1[40 be located on the west side of Newburgh Road between Amhrein and School- craft Roads in Section 30 be approved for the following reasons : (1) The proposed Plat is drawn in conformance with the Subdivision Rules and Regulations and the requirements of all applicable Ordinances. (2) The Plat proposes a variety of lot sizes and layouts in keeping with principles of good industrial land usage. (3) The Plat has been drawn in compliance with requirements and recommendations of all reporting City departments . FURTHER RESOLVED that, notice of the above hearing was sent to abutting property owners, proprietor, City departments as listed in the Proof 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 and Recreation Department. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek and seconded by Mrs. Naidow, it was #4-77-84 RESOLVED that, the City Planning Commission does hereby determine to 1: waive the provisions of Section 10 of Article VI of the Planning Com- mission Rules of Procedure regarding the seven day period concerning effectiveness of Planning Commission resolutions in connection with Petition 84-3-2-15 by the Livonia Jaycees requesting waiver use approval to operate a carnival onproperty located within the Wonderland Shopping Center at the southwest corner of Plymouth and Middlebelt Roads in Section 35. 9130 A roll call vote on the foregoing resolution resulted in the following: AYES: Scurto, Naidow, Vyhnalek, Falk, Zimmer NAYS : None ABSTAIN: Kluver ABSENT: Andrew, Morrow, Sobolewski Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Scurto and unanimously adopted, it was #4-78-84 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 determine whether or not to rezone property located north of Six Mile Road, west of Middlebelt Road in the Southeast 1/4 of Section 11 from P.S. to C-2. AND that, notice of the above hearing be given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Scurto, seconded by Mr. Falk and unanimously adopted, it was #4-79-84 RESOLVED that, the City Planning Commission does hereby determine to table the request by John Dinan to erect a ground sign and wall signs on a building located on the south side of Six Mile Road between Laurel Park Drive South and Newburgh Road in Section 18 until such time as the petitioner is able to be present at the meeting at which the request is discussed. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. Discussion was held concerning the lack of landscaping being shown on the site plan submitted in connection with Petition 84-4-8-15P by Waco Sales Company. On a motion duly made by Mrs. Scurto, sconded by Mr. Falk and unanimously adopted, it was #4-80-84 RESOLVED that, the City Planning Commission does hereby determine to table Petition 84-4-8-15P by Waco Sales Company requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct an addition to an existing building located on the north side of Six Mile Road between Middlebelt Road and Louise in Section 11 until the Planning Commission Study Meeting to be conducted on May 1 , 1984. Mr. Zimmer, Vice Chairman , declared the motion is carried and the foregoing resolution adopted. 9131 t4On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Scurto and unanimously adopted, it was #4-81-84 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby approve Petition 84-4-8-16P by John F. Juntunen requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to construct a warehouse and office building on the north side of Six Mile Road between Middle- belt and Louise in Section 11 , subject to the following conditions: (1) that Site Plan #8020, Sheet 1 , dated 3/12/84, prepared by W. E. Edwards , P.E. , which is hereby approved shall be adhered to; (2) that the Building Elevations as shown on Drawing #8020, Sheet 2, dated 3/12/84, prepared by W. E. Edwards, P.E. , which are hereby approved shall be adhered to; (3) that the landscaping as shown on the Site Plan #8020 which is hereby approved shall be installed on the site prior to building occupancy and thereafter maintained in a healthy condition; and (4) that the graphic design of the proposed ground sign shall be submitted for Planning Commission review before the sign applica- tion is approved. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Scurto, seconded by Mrs. Naidow and unanimously adopted, it was #4-82-84 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby approve Petition 84-4-8-18P by Arnold Parz Associates requesting approval of all plans required by Section 18.58 in connection with a proposal to construct an addition to an existing building located on the south side of Plymouth Road between Merriman Road and Denne in Section 35, subject to the following conditions: (1) that Site Plan 84-017, Sheet 1 , dated 4/23/84, prepared by Mandell-Bilovus & Associates , which is hereby approved shall be adhered to; (2) that Building Elevations as shown on Plan 84-017, Sheet 3, dated 4/23/84, prepared by Mandell-Bilovus & Associates, which are hereby approved shall be adhered to; (3) that Landscape Plan 84-017, Sheet 2, dated 4/23/84, prepared by Mandell-Bilovus & Associates which is hereby approved shall be adhered to and all landscape materials installed on the site prior to building occupancy; and (4) that the proposed signage for this site is subject to review and approval by the City Planning Commission. 9132 ILMr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Scurto and unanimously adopted, it was #4-83-84 RESOLVED that , the City Planning Commission does hereby approve the Landscape Plan submitted in connection with Petition 84-1-8-3 by Richard D. Oliver requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543 in connection with a proposal to erect a four-story office building on the west side of Laurel Park Drive between Six and Seven Mile Roads in Section 7, subject to the follow- ing conditions : (1) that the Landscape Development Plan, Phase One for Laurel Office Park, Sheet No. LP-1 , dated 3/26/84, prepared by Paul T. Nakolan and Design Assoc. , which is hereby approved shall be adhered to; and (2) that all landscaping as shown on the approved Plan shall be installed on the site prior to occupancy of the building and thereafter permanently maintained in a healthy condition. Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. II: On a motion duly made by Mr. Vyhnalek and seconded by Mrs. Naidow, it was #4-84-84 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that Petition 84-4-8-17 by Wendy's International , Inc. , requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543 in connection with a proposal to reconstruct a restaurant with pick-up window on the south side of Plymouth Road between Harrison and Garden in Section 36, be approved subject to the following con- ditions : (1) that the Site Plan dated 4/20/84, prepared by Wendy's International , which is hereby approved shall be adhered to; (2) that the Landscape Plan dated 4/3/84, prepared by Turre & Bruglio Landscape Company which is hereby approved shall be adhered to and all landscaping shall be installed on the site prior to the issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; and (3) that the Building Elevation Plan dated 4/12/84, prepared by Wendy's International which is hereby approved shall be adhered to. A roll call vote on the foregoing resolution resulted in the following: AYES : Kluver, Scurto, Naidow, Vyhnalek, Falk NAYS: Zimmer ABSENT: Andrew, Morrow, Sobolewski Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. 9133 On a motion duly made by Mrs. Naidow and seconded by Mrs. Scurto, it was #4-85-84 RESOLVED that, the minutes of the 472nd Regular Meeting & Public Hearings held by the City Planning Commission on April 10, 1984 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Scurto, Naidow, Vyhnalek, Falk NAYS: None ABSTAIN: Kluver, Zimmer ABSENT: Andrew, Morrow, Sobolewski Mr. Zimmer, Vice Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 473 Regular Meeting and Public Hearings held by the City Planning Commission on April 24, 1984 was adjourned at 9: 17 p.m. CITY PLANNING COMMISSION icl-e . .. ft/Or/, Jos • J./1k, j retary t ATTEST: Jerome Zimmer, Vice Chairman ac