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HomeMy WebLinkAboutPLANNING MINUTES 1984-05-15 9134 MINUTES OF THE 474th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA IL On Tuesday, May 15, 1984, the City Planning Commission of the City of Livonia, held its 474th 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 70 persons in the audience. Members present: Daniel R. Andrew Judith Scurto Sue Sobolewski Joseph J. Falk Donna Naidow Donald Vyhnalek Herman Kluver Lee R. Morrow Members absent: Jerome Z i mme r Messrs. John J. Nagy, Planning Director; H. G. Shane , Assistant Planning Director; Ralph H. Bakewell , Planner IV, were also present . 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 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. 1110 Mr. Falk, Secretary, announced the first item on the agenda is the rehearing of Petition 83-8-1 -17, as amended, by Apostolic Christian Church requesting to rezone property located on the south side of Wentworth , west of Middlebelt in the Southeast 1/4 of Section 14, from RUF and P.L. to P.S . Mr. Nagy: There is a letter from the Engineering Division in the file which states they have no objections to the rezoning proposal . Mr. Andrew: It is our understanding should this rezoning be accomplished that your Church will build housing for the elderly. When will you construct? Pastor Wieland,Apostolic Christian Church : Plans are being prepared by Rogvoy at this time. Mr. Andrew: Are you aware that prior to the time construction is to start that you will have to come back for waiver use and site plan approval? Pastor Wieland: Yes. Mr. Morrow: You mention housing for the elderly. There are several different classifications . Will this be for people who need a hospital environment or people who do not require hospitalization? I: Pastor Wieland: They will not require hospitalization . They will not do any cook- ing. Their meals will be provided. 9135 le Mr. Andrew: And, wasn' t there also an agreement that there would be a buffer area south of Wentworth before this started? $ Mr. Nagy: Yes , a 50' distance from the centerline of Wentworth to the build- elevation to protect the wooded area that would occur between the building and Wentworth. Mr. Andrew: Any other conditions of this agreement that we should be aware of? Mr. Nagy: Those are essentially the conditions, the driveway not tying into Wentworth and the preservation of trees in the front yard. Mr. Andrew: Any discussion relative to a special assessment district? Mr. Nagy: No. Wentworth to where the Church ties in was paved at the cost of the Church. There are no plans by the City to initiate a special assessment. Pastor Wieland: If we took Wentworth through , the street would destroy the first line of trees. We value those trees as much as anyone. Mildred Wieland, 17709 North Laurel Park Drive: I have close contact with several people on Oporto and they are in favor of it and want their names on the list when they are available. They are widows and see this as an opportunity to live in the neighborhood among friends. Dale Lambert, 15591 Hidden Lane : I think the Board ought to know the strong opposition of the neighborhood. It was implied at a prior meeting that I was for this. I would like you to see how many are against this. (Mr. Lambert asked those in the audience who were in opposition to this rezoning to stand. Numerous persons stood up) . It is not that we don't love old people. I have been a Pastor for six years in Detroit. We need more housing for them; I agree with that. We do not feel this is a proper place for this. In the beginning, it was told to people behind there that the Church would not expand. I would rather have my kids have the natural environment back there. We are not opposed to senior citizens. I have spend much of my life working with senior citizens. But this is just not the place. I think the Church ought to think about the kids , too, and the taxpayers . I want to go on record as being opposed to this and want you to know the depth of our feelings. I appreciate the efforts of the Church in this area but I think it would be a definite mistake for the Board to approve this. Mrs . Scurto: We have sort of established, at least to a reasonable extent , that these will be elderly folks. You have nine acres of the twelve acres left. These will not be noisy teenagers , drinking and making noise. Why wouldn't you want them there? Mr. Lambert: I have dealt with people and committees most of my life. People can change rules. The guarantee as far as access to the property can be changed. Hidden Lane could be opened up. We do not know how many people will be driving. You are assuming they will not be a problem. d Mrs. Scurto: Would it be safe to say that it is just the change you don ' t want? 9136 Dean Schutz, 29606 Wentworth : It seems to me that a major concern for the Planning [ Commission would be to look at general welfare and make decisions that protect the general welfare. We would like to speak for the defeat of this petition. First of all , we are concerned about the precedent that this would set. This is park land originally granted by the Federal government that would be protected that way. Changing this environment will set a dangerous precedent . We have a lot of trees and I would not like to see that changed. Second is safety. There would be a large traffic volume and flow. Our street is a one lane street, dirt and dead-ends. If this goes through , addi- tional roadways would be needed; widening of the road. There are several children that live on our street and on the surrounding stree who use those streets to get closer to nature. We are concerned about the removal of that site and the traffic. Also, we are con- cerned about the number of retired persons on our street who would have to pay assessment costs and have their environment changed. We have retired elderly people who are unemployed. This could be a burden for them. We purchased our lot with the understanding that it would remain as protected park land. We feel we want it maintained that way. Mr. Andrew: A point relative to the elderly people on Wentworth -- apparently being assessed some costs. Do you have reference to a special assessment cost like paving of the street? Mr. Schutz: Yes. We want the Planning Commission to be concerned about the feelings of the community. In 1983, we signed a petition opposing the exchange of property. Mr. Vyhnalek: What is the total acreage there? Mr. Nagy: It originally started out with twelve acres; now there will be nine acres remaining. Mr. Vyhnalek: That is what's left of the park area? Mr. Nagy: Yes. Mrs. Scurto: The people for whom this service will be provided, do they have cars? Are they free to have cars or would they be in a semi- incapacitated state? Pastor Wieland: By and large , in a semi -incapacited state. Mrs. Scurto: Do you anticipate that many of the residents will have cars? Pastor Wieland: It is unknown at this time. We expect they will not. There are very few cars in that parking lot. Mr. Andrew: It is my understanding that title has been conveyed on this property by the City and the Church is now the free owner. Mr. Nagy : Yes, that is correct. Mr. Andrew: There was also an agreement that there would be no accts to that site other than the Church access . Mr Nayy . Yes . 9137 11, Mr. Lambert: No. Mr. Vyhnalek: They own the property. They could fence that off and your kids 4 couldn' t come close to it . Then you wouldn' t have it anyway. Mr. Lambert: This was done over the will of the people. Mr. Vyhnalek: But this is their property. They have three acres and they bought it so your kids can play in it. I am for this and I think we need it in the community. Mr. Falk: You say they come in with three acres. What is to stop them from making it six or twelve. Historically., Churches come in in this town and because they are recognized as a political power they go for the Church. Two years from now as the congregation grows they will just take three more acres of land. Six Mile and Farming- ton -- you see the disaster there? They said they wouldn't enlarge it. I can' t swear to it but I have the feeling that when the Church came in they said they wanted a Church and that was it. It seems Churches are going into the homes for the elderly all over the place. If I lived where you live, I would be with you. Mr. Morrow: We now have approximately three acres that belong to the Church; no longer a part of the park site . They are going to develop this site into housing for the elderly. If they want to expand the Church they have three acres to expand, and the children will be deprived of a play area. Is there anything economic about that three acres that is different from the other nine acres? Can the neighborhood live in harmony with an expansion of the Church or a home for the elderly with good site plan approval and in a not too intensive use. I think that is the question before us -- how is the Church going to use the three acres of property. Mr. Falk: Do you plan in the future to expand should the need be there three or five years from now? Pastor Wieland: That statement was never made in the beginning; I have said that over and over. We are a public congregation and I can only tell you what our present plans are. Edna McCullough, 15688 Oporto: It is entirely not true that a lot of people living on Oporto want this. I know of only two. My point is that I just love all of the bleeding hearts and City politicians that worry about the elderly. If you bother to swing around that block, we have two already. A half block is Middlebelt Nursing Home and three blocks down is University Convalescent Home. I can' t under- stand the hipocracy of sending our City attorney all the way to Lansing so that we can have the homes for the retarded. I think it is a shame the City Council has sold the people in that whole area right down the river. Then the Mayor says , I don' t mind taking on the people on Wentworth but I don' t want the people on Oporto or Hidden Lane . I am angry about this. It gets tiresome after awhile. Mrs. Wieland: I want you to know how this all began . The minister found that his mother could no longer be kept in her Own home . Since they went back and forth to Florida he began to look for a place to i 9138 put his mother where she would be safe . He looked at many of them and after seeing how they were treated and the food that was given them, he said that that was no place for his mother so l[i he started a place for mothers and relatives to have a place where they would be taken care of and good meals prepared for them. It was not because the Church intended to expand to begin with. Thomas Carey, 15664 Oporto: We are concerned about property value. Knowing the woods were behind us was a selling value to us. We are concerned that our homes will be put down because of this. I have two little girls and we enjoy this very much. When talking about the traffic, on holidays I am sure they will have relatives visiting them. Mr. Andrew: If they' re lucky. Mr. Carey : I hope they will be. And I hope they will have visitors coming to visit them or taking them out . That makes more traffic. Mr. Andrew: You understand the traffic you are talking about will be entirely on the Church property except on Wentworth and Middlebelt? You feel Wentworth will be congested on holidays? There is an agree- ment between the City and Church that there will be no further curb cuts on Wentworth. Geral Luczak, 15633 Hidden Lane: The three acres is mainly where most of the kids play. If you look at the trails and paths , you will see it is just not grass. I have five kids and they are always out there playing. That three acres is what most of the people are really concerned about. Another thing. The entrance into the Church is not off Middlebelt, it is off Wentworth, designed strictly for the Church. You will have more congestion with visitors, deliveries and there is no guarantee that sometime later Hidden Lane may be opened up. I am against this. Will this open up the door for the Armenians? If this gets through, what is going to stop the Armenians from coming in with a two or three story building? Mr. Andrew: We can' t say the Armenian Home won' t come in for an expansion. Mr. Carey: The people on Wentworth don' t want it and I am in support of them. Mrs. Scurto: Isn' t the land behind the Armenian Home zoned R9-I . Mr. Nagy: Yes. Mrs. Scurto; They could come in tomorrow and build a four-story. What does the designation "private road" mean? I assume that means they own it and maintain it . Mr. Nagy: It has been dedicated to the City of Livonia. la � lone; . � ',I; if �f i dden Lane : At one time Hidden Lane was a private road. The ,III ,'cls, I lit_ dt v 1 dater in. There are about fourteen houses on the whole street . Most lots are 100 to 200 foot frontage. My main concern is if you • 9139 recall the fire at Modern Electric. Middlebelt was blocked off. If that road would have been open , all the traffic then would have come down that road. I would not want to see Hidden Lane becoming a through street because then it becomes a route for people coming off Middlebelt. Georgia Schutz, 29606 Wentworth : The question is not whether or not it should be a home for the aged but whether or not this is the spot for it. have serious reservations imagining this is my mind. The top of Wentworth will be used if all the traffic is supposed to come off Wentworth into the lot of the Church . I am trying to imagine all the types of services that sixty-six people will need. I am con- cerned about that. We do have the drunk teenagers in the Church parking lot. Please check the records about that lot on Friday and Saturday nights . You might find that sometime this year two of the pillars of the Church were knocked down by a teenager. 1 hope you will consider those kinds of problems. Resident, 15400 Hidden Lane: Mrs. Scurto made the statement that there wat not going to be any teenagers in here. The Church said these people will be almost independent, not driving their own cars. Now it is different What is going on . Mr. Chairman mentioned they will take only three acres and we will have nine. It will take 10-15 years for the wild- life to come back and by that time our kids will be grown up. was not notified of this meeting. When the Church approached me last time I said I didn' t even want to talk about it. Mr. Andrew: Your comment about not being notified. Where do you live? Resident: 15400 Hidden Lane. Mr. Andrew: We are required to notify everyone within 500 feet. Are you farther away than 500 feet? Resident: Yes. If you live on Hidden Lane, it doesn' t matter what end you live on if its opened. Mr. Andrew: We are not discussing the matter of opening Hidden Lane. We are discussing the rezoning petition before us. Elzo Bardo, 29724 Wentworth : I am a newcomer. I went back there one day and it was absolutely beautiful . I bought my house three years ago. Nobody has mentioned property value. I was told that the vacant property was to be set aside for park. I am against this. I think property values will be reduced on account of the nursing home. William Walbridge, 29600 Wentworth : I don ' t think the property should be bulldozed down. Are you going to tear the road up to put in sewers? The Church didn' t want this property once. Now they want it back. Sidewalks aren' t even finished on Middlebelt . How will you get equipment in without tearing everything up. This is the best piece in the area. Why can ' t they put it to the northwest or the south. • 9140 Nancy Peters, 29522 Wentworth: Who is paying the taxes on this property? Why can' t [ you take a school and renovate it. The Pastor told us it would be more expensive to renovate a school than to build a new nursing home. What is wrong with the piece of property you exchanged that you can' t put your nursing home there? There wouldn' t be any residents inconvenienced if he built it there. Mr. Andrew: Didn' t they buy a piece of property in Rosedale? Mr. Nagy: Yes, the playground area of Rosedale School at West Chicago and Hubbard. There was no one else present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 83-8-1-17 closed. On a motion duly made by Mrs. Scurto and seconded by Mr. Vyhnalek, it was #5-88-84 RESOLVED that, pursuant to a Public Rehearing having been held on May 15, 1984 on Petition 83-8-1-17, as amended, by the Apostolic Christian Church to rezone property located on the south side of Wentworth Avenue, west of Middlebelt in the Southeast 1/4 of Section 14 from RUF and P.L. to P.S. , the City Planning Commission does hereby recommend to the City Council that Petition 83-8-1-17 be approved for the following reasons : (1) The proposed change of zoning would provide for uses that are compatible to and in harmony with the surrounding uses in the area. (2) The proposed change of zoning is necessary to provide for possible approval of and construction of a home for the aged consistent with the stated reason for the land exchange between the petitioner and the City of Livonia involving a portion of the subject property. 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. Falk: We don ' t have a written document that the Church won' t expand. The reason I am voting against it is that and because the people don't want it in this location and they start small and keep going on and like someone said, the Armenians will be back wanting to expand and our hands will be tied. Do we have in writing the agreements made between the Church and the City? Mr. Nagy: Yes, they will come back before the Commission again and all these people will be informed of that meeting. That will give the Com- mission and Council ample opportunity to condition the approval on limiting the extensions of the driveway , how far forward the building can move on the property and the preservation of trees. It will be through site plan approval that the Commission and City will enforce the agreement between the City and Church. 1Mr. Falk : During the hearing tonight it was mentioned that we have an agree- 1:0 ment between the City and Church that conditions exist . In the 9141 past, many, many times we have had problems because we didn' t have written documentation on leases or lessees -- nothing binding between the City and land owner. The final thing is as far as Federal land -- does the City have the right to take Federal land and give it to the Church? Mr. Nagy: These are no longer Federal lands . We have written documentation from the regional office in Detroit that authorizes the City of Livonia's conveyance of this three acres to the Church . There is a letter on file in the Clerk's office and our office. Mr. Falk: Do you have it in writing from the Church? Mr. Nagy: The documentation to that is recorded in the minutes of the meeting between the Council and the Apostolic Church when the land exchange was effected, and it is being enforced through the site plan approval process . Mr. Andrew: I would like to remind you, Mr. Falk, that we cannot condition rezoning matters. A roll call vote on the foregoing resolution resulted in the following : AYES: Kluver, Morrow, Scurto, Naidow, Sobolewski , Vyhnalek, Andrew NAYS : Falk ABSENT: Zimmer Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution 4 adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 84-4-1-12 by the City Planning Commission pursuant to Section 23.01 (b) of Zoning Ordinance #543 to rezone property located on the north side of Seven Mile Road, east of Gill Road in the Southwest 1/4 of Section 4 from R-1 to R-2 . Mr. Nagy: There is no correspondence in the file concerning this petition. Mr. Andrew: For information of the audience, this is a petition by the Planning Commission to rezone the property to reflect the current use of the property. It is merely a housekeeping matter. Mr. Sickler, 19341 Norwich : I live on Lot 10 and I wondered why I wasn' t notified. There was a previous petition about a year ago and I didn' t get notified. Can you legally act on this? Mr. Andrew: Yes . There was no one else wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 84-4-1-12 closed. to On a motion duly made by Mr. Morrow, seconded by Mrs. Naidow and unanimously adopted, it was 4 #5-89-84 RESOLVED that pursuant to a Public Hearing having been held on May 15, 1984 on Petition 84-4 -1-12 by the City Planning Commission pursuant to Section 23.01 (b) of Zoning Ordinance #543 to rezone property located on the north side of Seven Mile Road, east of Gill •Road in the South- 0142 east 1/4 of Section 4 from R-1 to R-2, the City Planning Commission does hereby recommend to the City Council that Petition 84-4-1-12 be approved for the following reasons : (1) The proposed change of zoning is consistent with the Planning Commission's policy of having zoning reflect the actual use of the subject property. (2) The proposed change of zoning will eliminate the problem of split-zoned lots. 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 announced the next item on the agenda is Petition 84-4-1-13 by Robert Weingrot for United Rent-All requesting to rezone property located on the northwest corner of Middlebelt and Morlock in the Northeast 1/4 of Section 2 from M-1 and C-1 to C-2. Mr. Nagy: There is a letter in the file from the Engineering Division stating they have no objection to this rezoning request. Mr. Andrew: Do you have any plans for the property if the rezoning should be approved? Mr. Robert Weingrot, 20480 Woodridge Drive, Farmington Hills : We have no plans at this time but if we do it would be for C-2. M-1 is of no use to us. Mr. Andrew: Do you own the property? Mr. Weingrot : Yes for three years. Mrs. Scurto: We had a petition several years ago on this. Was it for an expansion: Mr. Nagy: They enlarged the building for rental purposes. Mr. Vyhnalek: You want to have utility type trailers. What kind do you have now? Mr. Weingrot: I am not sure that we will have utility trailers. That is not the reason. The reason is that it is zoned M-1 and commercial business cannot operate in an M-1 zone. Mr. Falk: Why couldn' t you stay with C-1? Mr. Weingrot : It is possible that we may want to store some equipment. Mr. Falk: You have no intention of selling this property should it be rezoned? Mr. Weingrot: No. Mr. Morrow I have no trouble with the C-2 zoning but want to go on record that within the next two or three years if there. is not some sort of 9143 development that would impact some kind of outside storage , we would look forward to something a little nicer than some of the other rental shops around as far as buffering goes. We would like to see it buffered and landscaped. [V Mr. Andrew: Don' t you store trailers now? Mr. Weingrot : There are a couple trailers now. There was no one present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 84-4-1 -13 closed. On a motion duly made by Mrs. Naidow and seconded by Mr. Vyhnalek, it was #5-90-84 RESOLVED that, pursuant to a Public Hearing having been held on May 15, 1984 on Petition 84-4-1-13 by Robert Weingrot for United Rent-All requesting to rezone property located on the northwest corner of Middlebelt and Morlock in the Northeast 1/4 of Section 2 from M-1 and C-1 to C-2, the City Planning Commission does hereby recommend to the City Council that Petition 84-4-1-13 be approved for the following reasons: (1) The proposed change of zoning is consistent with the Future Land Wse Plan which recommends a general commercial land use for the subject area. (2) The proposed change of zoning will provide for uses which are compatible to and in harmony with the surrounding uses in the area. 4 (3) The proposed change of zoning will replace industrial zoning which is incompatible with the adjacent and surrounding uses. 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 : Kluver, Morrow, Scurto, Naidow, Vyhnalek, Falk, Andrew NAYS: None ABSTAIN: Sobolewski ABSENT: Ziemer 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 84-3-6-3 by the City Planning Commission pursuant to Section 23.01 (b) of Zoning Ordinance #543 to amend Section 18.50(f) of Ordinance #543 relating to sign regulations in industrial districts. There was no one present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 84-3-6-3 closed. On ., motion duly made by Mr. Vyhnalek , seconded by Mrs . Scurto and unanimously adopted, 4 i 1 ,,.]s • 9144 #5-91-84 RESOLVED that, pursuant to a Public Hearing having been held on May 15, 1984 on Petition 84-3-6-3 by the City Planning Commission pursuant to Section 23.01 (b) of Zoning Ordinance #543 to amend Section 18.50(f) of Ordinance #543 relating to sign regulations in industrial districts, the City Planning Commission does hereby recommend to the City Council that Petition 84-3-6-3 be approved for the following reason: (1) The proposed language provides for more realistic signage for industrial buildings while, at the same time, insuring superior sign graphics. 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 84-5-2-18 by John Dinan requesting waiver use approval to locate general office uses within an existing building located on the south side of Professional Center Drive between South Laurel Park Drive and Newburgh Road in the Northeast 1/4 of Section 18. Mr. Nagy: There is a letter in the file from the Engineering Division stating that they have no objections to this petition. toJohn Dinan, 148 Balfour Road, Bloomfield Hills : Actually there was a mistake when we were originally approved by the Board. We were under the impression that we were allowed general office at that time. This particular type use does require a waiver use and we will appreciate the Board's consideration of this waiver. Mr. Vyhnalek: Will that effect the parking at all? Mr. Nagy: No. There was no one present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 84-5-2-18 closed. On a motion duly made by Mr. Morrow, seconded by Mr. Kluver and unanimously adopted, it was #4-92-84 RESOLVED that, pursuant to a Public Hearing having been held on May 15 , 1984 on Petition 84-5-2-18 by John Dinan requesting waiver use approval to locate general office uses within an existing building located on the south side of Professional Center Drive between South Laurel Park Drive and Newburgh Road in the Northeast 1/4 of Section 18, the City Planning Commission does hereby recommend to the City Council that Petition 84-5-2-18 be approved for the following reasons : (1) The site has the capacity to support the planned expansion in general office usage of the property. (2) There would be little, if any, impact on the building or property as the petitioner plans no changes in the building or site development to accommodate the general office usage. 9145 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 84-5-2-19 by Albert lafrate requesting waiver use approval to construct a muffler/shock installation shop on the south side of Plymouth Road between Farmington and Stark Roads in the Northeast 1/4 of Section 33. Mr. Nagy: There is a letter in the file from the Engineering Division stating that they have no objections to this proposal . Mr. Andrew: You want to build a building for a muffler operation? Albert lafrate, 27486 Five Mile Road: Yes. Mr. Andrew; Who holds the franchise? Mr. Ward Harriman, 19075 Middlebelt: Meineke Muffler. Mr. Andrew: Is there another one of these in the Detroit metropolitan area? Mr. lafrate: There is one in Ypsilanti and one in Lansing. Mr. Harriman: We are active in the leasing of this building. Mr. lafrate is the owner and will lease to these people . Mr. Andrew: Is there a standard building that this corporation builds? Mr. Harriman: They have a variety of buildings, so it would be molded to the local code. Mr. Andrew: Your land area is 2.3 acres in size. You don' t need all of that for this. Do you have any objection to amending your legal description to eliminate some of that lot? Mr. Harriman : No. Mr. Vyhnalek: What is going to happen with that land. There will be over two acres left . Mr. lafrate : We plan to develop it at some time. Mr. Harriman: It is spec right now. We have people calling indicating an interest but nothing definite . Mr. Vyhnalek: What about parking. We try to eliminate parking on Plymouth Road. Mr. Harriman: There is some parking allowed in the front but there won' t be a lot . Mrs. Scurto: What is that structure on the west side of the property? 9146 Mr. Harriman : There is a house being rented out. Mrs. Scurto: Does your legal description include that house? IL Mr. Harriman : Yes. Mr. Morrow: I would like to move for a tabling resolution because it seems like we will have to have some further discussion on this . Carol Prevost, 34144 Parkdale: I live very close to this site and I wasn't notified. Neither were my neighbors on either side. It seems the people who were notified lived there four years. This is an area where I expect business to go but it would be nice to have all the businesses fit into a general scheme. Mr. Barry, 34090 Parkdale : I wasn' t notified either. What does the C-2 zoning mean? Mr. Andrew: Commercial zoning. Mr. Barry: Is he asking to change that? I live directly across the street. Mr. Andrew: No. There was no one else present wishing to be heard regarding this item and Mr. Andrew, Chairman , declared the public hearing on Petition 84-5-2-19 closed. On a motion duly made by Mr. Morrow, seconded by Mrs . Sobolewski and unanimously adopted, it was #5-93-84 RESOLVED that, pursuant to a Public Hearing having been held on May 15, 1984 1[W on Petition 84-5-2-19 by Albert lafrate requesting waiver use approval to construct a muffler/shock installation shop on the south side of Plymouth Road between Farmington and Stark Roads in the Northeast 1/4 of Section 33, the City Planning Commission does hereby determine to table Petition 84-5-2-19 until the Planning Commission study meeting to be conducted on May 22, 1984. Mr. Andrew, Chairman , declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Scurto, seconded by Mr. Morrow and unanimously adopted, it was #5-94-84 RESOLVED that, pursuant to a letter dated 4/17/84 from Bernard Friedman the City Planning Commission does hereby approve a one year extension of the approval of Petition 81-12-2-26 by Kenneth Soble for Drug Land, Inc. , requesting waiver use approval to utilize an SDD Liquor License within a building proposed to be constructed on the northwest corner of Middlebelt Road and Clarita in the Northeast 1/4 of Section 11 subject to all of the conditions attached to the original approval contained in Planning Commission Resolution #12-213-81 , adopted on December 15 , 1981 . Mi Ani, hill man declarod thrnot iron carried and the foregoing rrgnlution 1 I 9147 On a motion duly made by Mrs . Naidow, seconded by Mr. Vyhnalek and unanimously adopted, it was #5-95-84 RESOLVED that, pursuant to a letter dated 5/3/84 from Gregory Arnold, the City Planning Commission does hereby recommend to the City Council that a one-year extension be granted on the approval of Petition 83-3-8-6 by Mid-7 Land Company requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543 in connection with a proposal to construct an addition to an existing building located south of Seven Mile Road, west of Middlebelt Road in Section 11 subject to adherence to all of the conditions previously attached to the approving Resolution #3-59-83, adopted by the Planning Commission on 3/29/83. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Scurto and seconded by Mrs. Naidow, it was #5-96-84 RESOLVED that, he minutes of the 473rd Regular Meeting and Public Hearings held by the City Planning Commission on April 24, 1984 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Scurto, Naidow, Vyhnalek, Falk NAYS : None ABSTAIN: Morrow, Sobolewski , Andrew ABSENT: Zimmer Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution 4 adopted. On a motion duly made by Mr. Morrow and seconded by Mrs. Sobolewski , it was #5-97-84 RESOLVED that, the minutes of the 349th Special Meeting held by the City Planning Commission on May 1 , 1984 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES : Kluver, Morrow, Scurto, Naidow, Sobolewski , Vyhnalek, Falk NAYS : None ABSTAIN: Andrew ABSENT: Zimmer Mr. Andrew, 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 #5-98-84 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that the request by John Dinan to erect aground' sign and wall signs on a building located on the south side ofSixMile Road between I 9148 Laurel Park Drive South and Newburgh Road in Section 18 be approved subject to the following conditions : (1) that the Sign Plan for Laurel Park Office Center dated 5/15/84 which is hereby approved shall be adhered to; and (2) that the landscaping shown on the approved Sign Plan shall be installed as part of the overall Landscape Plan for the site and thereafter permanently maintained with same . Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Scurto, seconded by Mrs. Sobolewski and unanimously adopted, it was #5-99-84 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that 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 be approved subject to the following conditions : (1) that the Sign Plan prepared by Shinn Sign Company for Chaben- Young, D.D.S. , P. C. , which is hereby approved shall be adhered to; and (2) that landscaping be installed around the sign base consisting of no less than four (4) spreading Japanese Yews with a shredded bark mulch . Mr. Andrew, 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 #5-100-84 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby approve Petition 84-4-8-19P by Mobil Oil Corporation requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to demolish an existing station located on the north side of Schoolcraft Road between Farmington Road and Eastland Avenue in Section 21 , and rebuild a new, self-service station subject to the following conditions : (1) that Site Plan #04-376, dated 3/27/84, prepared by Mobil Oil Corporation, which is hereby approved shall be adhered to; (2) that the Building Elevations as shown on Plan 20-689 and 20-694, dated 2/1/84, prepared by Mobil Oil Corporation , which are hereby approved shall be adhered to; and (3) that Landscape Plan #1284 , dated 4/11/84, prepared by Eron J. Kleckner Associates , is hereby approved, and all landscaping shall be installed on the site prior to stag < i occupancy and thereafter permanently maintained in a healthy condition . 9149 Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Kluver and unanimously adopted, it was ft/ #5-101-84 RESOLVED that, the City Planning Commission does hereby approve the Sign Plan submitted in connection with Petition 83-6-2-26 requesting waiver use approval to construct a one-story veterinary clinic on the south side of Five Mile Road between Bainbridge and Merriman Road in the Northwest 1/4 of Section 23 subject to the following condition : (1) that the Sign Plan for Bloom Animal Hospital as prepared by Euko Design Signs , Inc. , which is hereby approved shall be adhered to. 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 #5-102-84 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that the Sign Plan submitted in connection with Petition 84-4-8-17 by Wendy's International requesting approval of all plans required by Section 18.47 in connection with a proposal to reconstruct a restaurant with pick-up window on the south side of Plymouth Road th; between Harrison and Garden in Section 36 be approved subject to the following condition : (1) that the sign graphics prepared by Vacuform Corporation for Wendy's, marked Model No. WM-25 and Model No. WI-50, which are hereby approved shall be adhered to. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow, seconded by Mr. Morrow and unanimously adopted, it was #5-103-84 RESOLVED that, the Planning Commission does hereby determine to waive the provisions of Section 10 of Article VI of the Planning Commission Rules of Procedure regarding the seven-day period concerning effective- ness of Planning Commission resolutions in connection with approval of the Sign Plan submitted in connection with Petition 84-4-8-17 by Wendy's International for 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. IMr Andira,, , rh,li 1f,i,vi dee 1are(1 the motion is carried and the foregoing resolution -3i1„I 1 , .1 9150 lifOn a motion duly made by Mr. Morrow, seconded by Mrs. Scurto and unanimously adopted, it was #5-104-84 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543 , the City Planning Commission does hereby recommend to the City Council that the Sign Plan submitted in connection with Petition 84-3-2-12 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 subject to the following condition: (1) that the State Farm Insurance sign depicted on the Rustic Redwood Sign Drawing dated 3/8/84, which is hereby approved shall be adhered to. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs . Scurto, seconded by Mr. Vyhnalek and unanimously adopted, it was #5-105-84 RESOLVED that, the Planning Commission does hereby determine to waive the provisions of Section 10 of Article VI of the Planning Commission Rules of Procedure regarding the seven-day period concerning effective- ness of Planning Commission resolutions in connection with approval of the Sign Plan submitted in connection with Petition 84-3-2-12 request- ing 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. Andrew, Chairman , declared the motion is carried and the foregoing resolution li, adopted. On a motion duly made, seconded and unanimously adopted, the 474th Regular Meeting and Public Hearings held by the City Planning Commission on May 15 , 1984 was adjourned at 10:30 p.m. CITY PLANNING COMMISSION -¢/. ''A J. J 4alk ecret. J. ATTEST: //,' 411111/ Daniel R. Andrew, Chairman ac