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HomeMy WebLinkAboutPLANNING MINUTES 1984-08-21 9200 MINUTES OF THE 481st REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, August 21 , 1984, the City Planning Commission of the City of Livonia held its 481st Regular Meeting and Public Hearings in the Livonia City Hall , 33000 Civic Center Drive, Livonia, Michigan. Mr. R. Lee Morrow, Chairman, called the meeting to order at 8:00 p.m., with approx- imately 50 interested persons in the audience. Members present: R. Lee Morrow Donna J. Naidow Sue Sobolewski C. Russ Smith Donald Vyhnalek Jeanne Hildebrandt Members absent: *Herman Kluver Jerome Zimmer Joseph J. Falk Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director; and Ralph H. Bakewell , Planner IV, were also present. Mr. Morrow informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commisison only makes a recommendation to the City Council which, 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 Mrs. Sobolewski , Secretary, announced the first item on the agenda is Petition 84-7-2-24 1 by Michael Turchanik requesting waiver use approval to construct and operate a coin-operated, self-serve car wash on the northwest corner of Joy and Hix Roads in the Southwest 1/4 of Section 31 . Mr. Nagy : There is a letter in the file from the Engineering Divison stating there appears to be no problems connected with this proposal . That is the extent of our correspondence. . Michael Turchanik, 9164 Marie, Livonia, petitioner: We would like to construct a coin- operated, self-serve car wash on the property. Mr. Morrow: Have you heard from the Wayne County Road Commission? Mr. Turchanik: No, I haven't but I am working on that. I would like to get every- thing straightened out about the curb cuts. Mr. Morrow: I would assume that you wish to go forward with the public hear- ing but because you have to do some more homework you would agree to a tabling motion. Mr. Vyhnalek: How many bays? Mr. Turchaik: Six bays. Mr. Vyhnalek: Enclosed with doors or open? What are your hours of operation? td 9201 Mr. Turchanik: No, unless doors are required. We would like to start with twenty-four hours but we would settle for 6:00 a.m. to 12 :00 1140 Mr. Vyhnalek: I believe there is a section there for keeping equipment for the landscaping and for snow removal. Mr. Turchanik indicated on the site plan the area in question. Mr. Vyhnalek: Where do you propose lighting? Mr. Turchanik: Our plans are a little incomplete as far as lighting. Mr. Vyhnalek: We would like to know where the lighting is because of the people across the street to the west. Mr. Morrow: Are you the current owner? Mr. Turchanik: We have an option to buy pending the waiver. Mrs. Sobolewski : Will your structure be totally brick? Mr. Turchanik: Yes, on the outside is brick and inside white colored brick. Mrs. Sobolewski : Where are the sewers located? Mr. Turchanik: As far as the engineering goes, we will have to get together with the Engineering Department to see if there is a problem. 44 li, There is a water drain on the property because it used to be a Shell gas station and there are a lot of drains on the property. Mr. Sobolewski : People will exit onto Joy? Mr. Turchanik: with and they will enter only on Hix Road. Mrs. Sobolewski : If people don't dry off and drive out wet, will there be a problem with ice forming on the driveways? Mr. Turchanik: We have snow removal equipment to take care of that. Our floors are heated and ice will not form on them. Richard Sisler, 38583 Grandon: Will that property be fenced in? Mr. Morrow: I don' t believe the Ordinance requires a fence around the property. Do you have a fence on your site plan, Mr. Turchanik? Mr. Turchanik: No. If the property abuts residential property and if it is necessary, we can work it out. Mr. Morrow: The plan you see is by no means final but so far the petitioner has no intention of putting up a fence. Mr. Sisler: I would object to their putting a trailer on the property. Will there be one? 4 Mr. Turchanik: No. 09 --I 9202 Mr. Morrow: Is it your concern that someone will live in the trailer? IL, Mr. Sister; Yes. When the Shell station operated, it became a race track on Friday, Saturday and Sunday after closing hours with the tires screeching and there was a lack of police protection. I hope we don't experience that this time. Mr. Vyhnalek: I would insist on twelve p.m. closing. If this is approved, I understand the teen agers washing cars and laying rubber. They will do it. Mr. Turchanik: Our goal is 24 hours but we will settle for the other. The corner property has a 7-Eleven which is open 24 hours so there is something there for 24 hours. Mrs. Sobolewski : How do you prepare a station to close at 12:00 to be safe from burglary? What assurance do the neighbors have that there won't be cars running around or parking of cars? Mr. Turchanik: We would put some kind of barrier across there if it is required. Mrs. Sobolewski : Is somebody there all day for 24 hours? Mr. Turchanik: Yes. Diane Becker: That is a very congested corner. The speed limit between Ann Arbor 11 and Joy is 25 miles an hour. We have a problem with congestion and traffic. We would prefer that the whole thing was zoned residential . My home happens to be the dividing line between the residential and commercial . 4 Mr. Morrow: In a waiver use, traffic is always a valid concern . This will be part of our concern. David Hipp, 34th Floor Renaissance Center, Attorney: I am the attorney for Mr. Applebaum who owns the surrounding property. Mr. Morrow: Is he the owner of the subject property? Mr. Hipp: I don't believe so. He is the principal owner of Arbor Drugs and has been working on plans for developing this property. Plans are for a retail drug store, professional office and R-1 for a subdivision. Mr. Applebaum is concerned that putting a self-serve car wash in this area would detract from the develop- ment of the remainder of his property. A retail use would be much better on this piece of property. One of your concerns are the effect of the waiver use on the rest of the property, and we ask that you not approve the waiver use. Mr. Morrow: What is the timing on when his property might be developed. Mr. Hipp: I am sorry I can't give you any dates at this time. All I can tell you is that plans are being considered and hopefully will take place in the near future. Mr. Vyhnalek: 1 How long has he owned his property and has he tried to buy this piece. 9203 Mr. Hipp: Not to my knowledge. Mr. Vyhnalek: If he is going to build up the entire section, why would he not buy the 200' x 200' piece -- if he is going to try to develop office development and residential . Mr. Hipp: I don't know the answer to that. I do know he is involved in the business of drug stores. Mrs. Sobolewski : I can't understand either why he let that go. It seems it would fit right Into the development you are speaking of. Mr. Hipp: It is not uncommon for a developer to leave a corner and hope that it will be developed Into a bank or something along that line. Mrs. Hildebrandt: I am concerned with the security of this building. I am afraid this eventually could become a problem with teenagers hanging out at night and would like to see overhead doors put on the building. Mr. Turchanik: This is a clean type of business where people are in and out and there are no Junk cars and the people owning the station won't park theirboats or anything like that there. Mr. Smith: Since last week, I visited a modern self-serve car wash and I think if the neighbors should look at the one on Middlebelt Road. It is well maintained and there is an attendant there. I don't think it lends itself to garage doors. They look very well with- outI doors and I suggest that the neighbors go by and look at it. As far as drying off, most people at this one don't pull out to dry off. It looks very similar to the one in Westland. Is this a duplicate? Mr. Turchanik: It will be constructed to fit in well with the neighborhood. I think it will really dress up the corner with the landscaping and all . There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-7-2-24 closed. On a motion duly made by Mr. Smith, seconded by Mr. Vyhnalek and unanimously adopted, it was #8-165-84 RESOLVED that, pursuant to a Public Hearing having been held on August 21 , 1984 on Petition 84-7-2-24 by Michael Turchanik requesting waiver use approval to construct an operate a coin-operated, self-serve car wash on the northwest corner of Joy and Hix Roads in the Southwest 1/4 of Section 31 , the City Planning Commission does hereby determine to table Petition 84-7-2-24 to allow the petitioner to furnish the Commission with adequate plans. 100 FURTHER RESOLVED, that notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Morrow, Chairman , declared the motion Is carried and the foregoing resolution adopted. 4 9204 Mrs. Sobolewski , Secretary, announced the next item on the agenda is Petition 84-7-2-26 by Cummings, McClorey, Davis & Acho requesting waiver use approval to 4 10 construct a restaurant on the southeast corner of Six Mile and Laurel Park Drive South in the Northeast 1/4 of Section 18. Mr. Nagy: There is a letter in the file from the Engineering Division stating there are no problems connected with this petition. Gerald Davis, representing the petitioners, was present and introduced the developer, Robert Beauchamp. Mr. Beauchamp: What we would like to do is combine an office site and restaurant site. Office buildings, in the evening, don't need parking and restaurants do. We have been working hard and long on this site. The property was purchased from Wynn Schuler's when they decided not to develop the site. We have worked long to come up with a workable project, and we have come up with it . It will be a good looking building and an asset to the community. The property is owned free and clear. Mr. Smith: Are we only considering now the Tidewater Restaurant plan? On the map it encompasses the entire area which includes the office portion. Mr. Beauchamp: We are going to build both together. We have a mortgage approval on the office building. Mr. Nagy: The requirements call for submittal of a site plan for the restaurant waiver use. The Commission, reporting out, will be dealing with the site plan. In your approval of the site plan, L Mr. Vyhnalek: This is going to be strictly for professional ? No retail stores? Mr. Beauchamp: No. Mr. Vyhnalek: You have 213 parking spaces and 206 are required. You don't meet the quantity on the landscaping because most of it occurs in the easement. Is there any way you can get more landscaping? Mr. Nagy: We don't feel it would work a hardship to eliminate seven parking spaces and put it into landscaping. We have a plan to present to the petitioner. Mr. Beauchamp: We will do everything we can on the greenbelt. Mrs. Naidow: I would like to make a recommendation that a sign be erected so that traffic cannot go through the subdivision. Mr. Smith: You mentioned that you met with the Council about this landscaping. Mr. Beauchamp: Yes , on an informal basis to see what their reaction would be and Mr. Smith: to introduce them to the project. Do we have recommendations from that meeting? 9205 Mr. Nagy: The City of Livonia is party to restrictive convenants on this- 1[0 property. Part of it was to preserve a 45' easement and to restrict points of ingress and egress along those areas. Mr. Beauchamp, in planning for his property, felt that rather than a 45' greenbelt allocated along Six Mile, he would spread it around the site and felt it would enhance the development. He took that to the Council . The Council felt that the 45' should be preserved. He is keeping the greenbelt the width of the property. Mr. Smith: I would like to recommend that if informal hearings have taken place, they be made part of the staff notes. Discussion was held regarding the elevation plan. David Evans, 38117 Bloomfield: The question of landscaping was brought up and the residents would like to see as much landscaping as possible. We have complained about the island in the middle of Laurel Park Drive. No one wants to clean it . We would like to see some consideration given to having the commercial buildings maintain the island somewhat nicer than it is now. Mr. Morrow: is that the City's? Mr. Nagy: It is the City's right-of-way. It is the responsibility of the adjoining property owners to maintain it. Both proprietors should share the responsibility of maintaining the island. Marcella Sowa, 38145 Bloomfield Drive: I am concerned about the hours of operation, the j traffic and the type of operation that is going in on Six Mile because of the children. Dennis Davis representing Tidewater Restaurants: In communities where there is housing around, I assure you that in all of our restaurants, in the food- to-liquor ratio, liquor is less than 20%. We do not have bands or dancing or anything to solicit the large use of alcohol . We intend this operation to specialize in char grilling. A small part of the cooking in this restaurant will be exposed and that part will be the grill . The kitchen closes at 11 :00 and the bar one hour later and usually 10:00 on Sunday. We open for lunch at 11 :00 or 11 :30, seven days a week. On Sunday, we open at 3:00 and Saturday at noon. Monday through Friday at 11 :00. Ms. Sowa: In the event Mr. Serras goes out of business what ype of restau- rant can come into this building in the future? Mr. Morrow: The waiver use would run with the particular site. Ms. Sowa: Could it be a fast-food? Mr. Davis : The financial commitment to this particular structure will be substantial . I assure you no fast-food restaurant could afford to go in there. This will be the finest interior decor and an exclusive menu -- about $10.00 for dinner. This will be a classy operation all the way. Ms. Sowa: How long have you been in the restaurant business? 9206 • 1 ,10 Mr. Davis: All my life with two year of college. My parents and grand- parents were in it. Mrs. Sobolewski : When would you start building? 4 Mr. Davis : 120 days from the date we get all our approvals. Resident of Bicentennial Estates Subdivision : Laurel Park South went under and the road resurfacing never took place. I would question putting in 213 parking spots and the traffic. I am wondering if the road is capable. Mr. Nagy: The Engineering Division has taken into consideration that this area would go professional and commercial . The road will be re-surfaced. The subdivision to the south is slow in develop- ing. The City doesn't encourage completion until the completion of the subdivision because of the heavy equipment. Thomas Gobel : I would support this. If you are going to recognize all these office buildings in Laurel Park, you are going to have to recognize the need for restaurants to serve them. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-7-2-26 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Naidow and unanimously adopted, 10 it was #8-166-84 RESOLVED that, pursuant to a Public Hearing having been held on August 21 , 1984 on Petition 84-7-2-26 by Cummings, McClorey, Davis & Acho request- ing waiver use approval to construct a restaurant on the southeast corner of Six Mile and Laurel Park Drive South in the Northeast 1/4 of Section 18, the City Planning Commission does hereby determine to table Petition 84-7-2-26 until the Planning Commission's Regular Meeting of August 28, 1984. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Sobolewski , Secretary, announced the next item on the agenda is Petition 84-7-2-27 by Cummings, McClorey, Davis & Acho requesting waiver use approval to utilize a Class C Liquor License within a restaurant proposed to be con- structed at the southeast corner of Six Mi le Road and Laurel Park Drive South in the Northeast 1/4 of Section 18. *Mr. Kluver entered the meeting at 9:20 p.m. On a motion duly made by Mr. Smith, seconded by Mrs. Naidow and unanimously adopted, it was #8-167-84 RESOLVED that, pursuant to a Public Hearing having been held on August 21 , 1984 on Petition 84-7-2-27 by Cummings, McClorey, Davis & Acho request- ing waiver use approval to construct a restaurant on the southeast corner of Six Mile and Laurel Park Drive South in the Northeast 1/4 of Section 18, the City Planning Commission does hereby determine to table Petition 84-7-2-27 until the Planning Commission's Regular Meeting of August 28, 1984. i 9207 Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. 3 x Mrs. Sobolewski , Secretary, announced the next item on the agenda is Petition 84-8-2-28 by Ferruccio P. DeConti requesting waiver use approval to construct an addition with sit-down facilities to an existing restaurant located on the northwest corner of Plymouth Road and Arcola in the Southeast 1/4 of Section 25. Mr. Nagy: There is a letter in the file from the Engineering Division stating there are no engineering problems connection with with petition. Norman Masters, 22114 Telegraph, Southfield, owner of the store: The proposal is to not have an addition but to do interior remodeling to have sit- down dining. The parking requirements are such that we fall short by four because the parking along the side of the building was not allowed to be considered for that although it has been used for that for twenty years. The Council allowed us to use it in 1977 and we have a letter to that effect. We are asking that those be allowed for the sit-down requirement. Mr. Morrow: The City is sanctioning those as parking places, is that correct? Mr. Nagy: Yes. Mr. Morrow: And that, in addition to the others, will satisfy the parking requirements. Mr. Vyhnalek: You said you are not expanding. What is in this ;area now? 4 Mr. Masters: The existing building is used for Kentucky Fried Chicken but has space that was never used before. We are moving that back. Mr. Vyhnalek: I have no objection to this but in the past, we have had exper- iences where you say twenty seats and six months later there are forty. I hope you keep it to the twenty. Mr. Masters: Our plan is for that. We have committed to that and if we were to make any changes, we would inform you. Mr. Kluver: With the renovation, do you plan on making any mechanical changes? Mr. Masters : I believe there will be some of those things done and all will be submitted to the Engineering Department. The equipment there will not be changed but when we remodel , if we need additional plumbing line up to the counter or electrical lines, I am sure there will be changes in that way. Mr. Kluver: Additional air conditioning - would it be low profile? Mr. Masters : Kentucky Fried Chicken, nationally, are upgrading all their facilities and so we are required to do it, too. From what I know, there will be no major changes in the mechanical equipment. 4 9208 Detailed discussion was held regarding the building elevation plan and the screening toof mechanical equipment. There was no one present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-8-2-28 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously adopted, it was #8-168-84 RESOLVED that, pursuant to a Public Hearing having been held on August 21 , 1984 on Petition 84-8-2-28 by Ferruccio P. DeConti requesting waiver use approval to construct an addition with sit-down facilities to an existing restaurant located on the northwest corner of Plymouth Road and Arcola in the Southeast 1/4 of Section 25, the City Planning Commission does hereby recommend to the City Council that Petition 84-8-2-28 be approved subject to the following conditions : (1) that the Site Plan marked Sheet P-1 , dated 8/20/84, which is hereby approved shall be adhered to; (2) that any proposed additional signs shall be submitted to the Planning Commission for approval prior to the issuance of a Zoning Compliance Permit; and (3) that any existing or proposed roof-mounted mechanical equipment shall be screened from public view. for the following reasons: ,' (1) The site has the capacity to accomodate the proposed use. (2) The proposal complies with all of the special and general requirements and standards set forth in Section 11 .03 and 19.06 of Zoning Ordinance #543. (3) The proposed use will be compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Morrow, Chairman , declared the motion is carried and the foregoing resolution adopted. Mrs. Sobolewski , Secretary, announced the next item on the agenda is Preliminary Plat approval for Bicentennial Estates Subdivision No. 2 proposed to be located on the west side of Gill Road, north of Seven Mile Road in the Southwest 1/4 of Section 4. Mr. Nagy: There is a letter in the file from Roy Moore dated 8/21/84 stating that he is concerned about the draing of the property proposed for development as it affects his property. There is a letter from Keith Reynolds dated 8/21/84 stating his concern about the open ditches and flooding of his property. There is also a letter in the file from the Engineering Division stating that there appears to be no engineering problems connected with 9 9209 the subdivision and a letter from the Fire Department also stating they have no objections. IL Mrs. Sobolewski : I know what the correspondence said and evidently there is a problem there. Did the Engineering Department have an opportunity to investigate the problem? I am concerned. If there is a problem, the neighbors should be respected enough to find out what the problem is. Mr. Nagy: I should mention that these letters were presented to us just this evening and I have had no opportunity to advise the Commis- sion or property owners of any solutions because we just became aware of these concerns. Lidia Veri , 33762 Veri Court, developer: This is not our fault . The water doesn't go where it is supposed to go but it has nothing to do with Bicen- tennial . I am not an engineer and I hoped Mike Priest would be here to explain what could be done. We have talked to everybody but nobody does anything about it but everybody blames us. Mr. Morrow: One said that your property is higher and that causes the problem. Mrs. Veri : We can't build a house lower than the road. They are not getting water from Bicentennial but they are getting it from the other subdivision, and the cemetery. Mr. Morrow: It is your contention that you will handle your water without any problems. I think the Engineering Department concurs with that as far as this particular plan is concerned. Keith Reynolds, 19751 Gill Road: The reason the water comes from the cemetery is that they put in a 72" drain but they didn' t put it deep enough and so they brought the street up. The Engineer wouldn't come out. We have called them several times. They said not too long ago that they wanted to put in a swale. The trouble is that St. Martins is much higher than Gill Road. The house behind us built much higher than our homes so we get the water run-off. The Engineer from Livonia said they were right where they were supposed to be. The Engineer wouldn' t talk to us unless DiAngelo was there. Ray Moore, 19787 Gill Road: A 36" crock is not big enough to handle all the water and it floods our back yards. I have had 2" of water on the garage floor. The front yard has been covered with water. They run the 72" crock up into a dry ditch. It should have been the ditch going down. Lawrence Wynn, 34624 St . Martins : The crock is right here on Lot 74. I live on Lot 75. I have talked with Lidia's partner. The City of Livonia Engi- neering Department approved this and told them where to put the crock. Up in the subdivision behind Lot 70 there is a big crock in the dry creek bed. Behind me on Lot 74 every time it rains I am flooded and right across Moore's property when the snow melts. This has been compounded by Biltmore dumping and raising their property. I don't blame Lidia or the building company but I blame the Engineering Department. They put the crocks in accord- ing to their plan. The water doesn't run through the 72" crock; it runs through the 36" crock. My thought would be that before 9210 any plot plan is approved, they had better find out where the water is coming from and how it can be improved. It is like I 10 putting the large crock in the Rouge River and the small crock in the Detroit River. Mrs. Veri : We did what we were supposed to do. Mr. Morrow: How do you feel about developing a new subdivision and how it is going to impact you in your subdivision . As soon as Biltmore gets to Seven Mile, the water will go where it is supposed to go. Owner of Lot 66, 19295 Gary Lane: Our major concerns relate more particularly to Gary Lane and St. Martins. There is only one way to get in and out of the proposed subdivision. We are concerned because most of the people have small children and there is a large amount of construction traffic in that entire area. If there is only one way in and otit of the area, this area will have a heavy burden with the construction traffic and the people going in to look at the models. Another problem is the dirt and dust. The land immediately north is owned by the developer who is building Windridge. What we would suggest as an alternative is that the developer explore the possibility of the two developers working together to see if they can get another outlet. We suggest that Lidia look for another outlet into the subdivision. They also indicated there would be a walkway in the subdivision so the residents can have access to the park. It was never provided in the first subdivision and if it isn't on the plan of the second plat, it probably will never be provided. We were orally promised by the developers that there would be one. If there is IL no access, children will just start going through peoples' back- yards. We feel the Commission should take into consideration the health, safety and welfare of the people who live in the subdivi- sion. We would like a second point of access for construction trails to get in and out of the area and for people looking at models. T. Varrero (Lot 54) : The same problem exists from Haldane Avenue to Gary Lane. We are about 31 feet higher than the house behind and there is pondage there on a rainy day. There is a sewer there but it doesn't handle all the water. And, there should be another access to that area. There are many kids there and these heavy equipment drivers are not careful . There should be another access to Gill Road. Mrs. Veri : How can I go to Gill Road. I don't own that land. There are two houses there. Owner of Lot 66: We believe we put the City on notice that we think there is potential danger here and we want you to know that if a child is hurt, we will not only bring suit against the two builders but also against the City of Livonia because we feel we put on on notice of the danger here. T. Reid (Lot 68): 34816 St. Martins : We purchased that land last June and were not notified that that land would be developed. I assure you that whichever way you go, you have to pass my house. I would never 1 ,e have bought that property if I had know that. I don't think I 9211 could turn around and sell it because of the traffic and because you are putting me and my children in jeopardy. 1[0 Property owner at 19487 Gary Lane: We purchased in September of 1983. We talked to both builders and both told us there would be a phase II , and that there would be a stree to Gill Road. Richard Soper (64), 19643 Gary Lane: I think the whole question is whether we should be landlocked or not. We are not asking them not to build north of our property. All we are asking is that they put in another access. Mrs. Veri has every right to put homes on the property but what happens if a child were to be killed or maimed. It costs money to put in a road but you can' t buy a child's life back. Owner Of Lot 66: ;: Did Lidia every mention to her customers when selling the houses that there would be a walkway to Bicentennial Park? Mrs. Veri : If you want a walk, you can have a walk between Lot 65 and 66. I have no objection to that. Mr. Smith: If the other builder does not allow Lidia to use his property, we would be right back where we started. Maybe arrangements could be made for her to drive over his property. And, two of you here will be on the right and left of the walkway to that park and it has happened many times that the people on each side of a walk way were here asking for us to close the walkway because they didn't want to put up with the breaking of fences and other problems connected with the walkway. Owner of Lot 66: The City of Livonia who owns all of the property immediately to the west may be able to work something out with Lidia to put in a temporary path while she builds the subdivision. Mr. Smith : That park was bought with Federal funds and cannot be used for construction equipment. I think what we should do is to make a suggestion that she meet with the professional planners and try to come to agreement with the people who own the property on the north and allow here to drive on their property. Mr. Nagy: The City does not own all the land abutting the subdivision on the west. There is fifteen acres that is owned by the Livonia Public Schools. The City uses it for park purposes but the City does not have title to it . Mr. Nagy explained that the layout of this subdivision will be safer for the children in the area by not putting another road out to Gill Road but dead-ending it instead. With Windridge Subdivision, there will be another access to the subdivision. Mrs. D. Soper (`Lot 64): We purchased here because the only traffic we would get is within the subdivision . The school wouldn't give us another bus and the children have to walk through that construction to get to the school bus and it is a very long way all the way around it. IL There was no one else wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on the Preliminary Plat for Bicentennial Estates Subdivision closed. • On a motion duly made by Mr. Smith, seconded by Mrs. Sobolewski and unanimously adopted, it was I #8-169-84 RESOLVED that, pursuant to a Public Hearing having been held on August 21 , 1984 on the Preliminary Plat for Bicentennial Estate Subdivision No. 2 proposed to be located on the west side of Gill Road, north of Seven Mile Road in the Southwest 1/4 of Section 4, the City Planning Commission does hereby determine to table the Preliminary Plat until the Regular Meeting of August 28, 1984. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Smith, it was #8-170-84 RESOLVED THAT, pursuant to Act 285 of the Public Acts of Michigan, 1931 , as amended, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to rezone property located on the west side of Newburgh Road, north of Six Mile Road in the Southeast 1/4 of Section 7 from C-2 to P.O. A roll call vote on the foregoing resolution resulted in the following: AYES: Hildebrandt, Naidow, Vyhnalek, Sobolewski , Smith, Morrow NAYS: None ABSTAIN: Kluver ABSENT: Zimmer, Falk Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow, seconded by Mr. Vyhnalek and unanimously adopted, it was #8-171-84 RESOLVED that, the minutes of the 480th Regular Meeting held by the 1[40 City Planning Commission on August 14, 1984 are approved. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Kluver, it was #8-172-84 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby approve Petition 84-5-8-23P by the Southland Corporation requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to construct a 7-Eleven Store on the southwest corner of Seven Mile and Inkster Roads in Section 12, subject to the following conditions : (1) that Site Plan 84-5538, Sheet 1 , dated 8/2/84, prepared by Nowak & Fraus, which is hereby approved shall be adhered to; (2) that Building Elevation Plan 291844, Sheet A5, dated 8/20/84, prepared by Panzica Architects, Inc. , which is hereby approved shall be adhered to; 9212 On a motion duly made by Mr. Smith, seconded by Mrs. Sobolewski and unanimously adopted, it was #8-169-84 RESOLVED that, pursuant to a Public Hearing having been held on August 21 , 1984 on the Preliminary Plat for Bicentennial Estates Subdivision No. 2 proposed to be located on the west side of Gill Road, north of Seven Mile Road in the Southwest 1/4 of Section 4, the City Planning Commission does hereby determine to table the Preliminary Plat until the Regular Meeting of August 28, 1984. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Smith, it was #8-170-84 RESOLVED that, pursuant to Act 285 of the Public Acts of Michigan, 1931 , as amended, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to amend Part VII of the Master Plan of the City of Livonia, the Future Land Use Plan, by changing the designation of property located on the west side of Newburgh Road, north of Six Mile Road in the Southeast 1/4 of Section 7 from general commercial to office. A roll call vote on the foregoing resolution resulted in the following: AYES: Hildebrandt, Naidow, Vyhnalek, Sobolewski , Smith, Morrow NAYS: None ABSTAIN: Kluver ABSENT: Zimmer, Falk Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow, seconded by Mr. Vyhnalek and unanimously adopted, it was #8-171-84 RESOLVED that, the minutes of the 480th Regular Meeting held by the City Planning Commission on August 14, 1984 are approved. Mr. Morrow, Chairman , declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Kluver, it was #8-172-84 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby approve Petition 84-5-8-23P by the Southland Corporation requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to construct a 7-Eleven Store on the southwest corner of Seven Mile and Inkster Roads in Section 12, subject to the following conditions : (1) that Site Plan 84-5538, Sheet 1 , dated 8/2/84, prepared by Nowak & Fraus, which is hereby approved shall be adhered to; (2) that Building Elevation Plan 291884, Sheet A5, dated 8/20/84, prepared by Panzica Architects , Inc. , which is hereby approved shall be adhered to; 9213 (3) that Landscape Plan 84-5538, Sheet 3, dated 7/19/84, prepared by Nowak & Fraus, which is hereby approved shall be adhered to with the added condition that a sprinkler system shall be installed for all sodded areas; (4) that all landscaping shall be installed on the site prior to occupancy and maintained in a healthy condition; and (5) that any air handling equipment proposed to be located on the roof shall be screened by the roof parapet. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Naidow, Vyhnalek, Sobolewski , Morrow NAYS: Hildebrandt, Smith ABSENT: Zimmer, Falk Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Morrow, Chairman, announced that Item #9 concerning Petition 82-1-8-1 is removed from the agenda. On a motion duly made by Mr. Kluver, seconded by Mrs. Hildebrandt and unanimously adopted, it was #8-173-84 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby approve Petition 84-8-8-31P by Harold Thomas Nursery requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 submitted in connection with a proposal to add a florist shop addition to the existing garden center located on the west side of Middlebelt Road between Five Mile Road and Linda Avenue in Section 23, subject to the following conditions : (1) that Site Plan 84D-598, Sheet 1 , dated 8/9/84, prepared by Affiliated Engineers, Inc. , which is hereby approved shall be adhered to; and (2) that Building Elevation Plan 84D-598, Sheet 2, dated 7/20/84, prepared by Affiliated Engineering, Inc. , which is hereby approved shall be adhered to. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow, seconded by Mr. Vyhnalek and unanimously adopted, it was #8-174-84 RESOLVED that, the City Planning Commission does hereby determine to 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 84-8-8-31P by Harold Thomas Nursery requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in con- nection with a proposal to add a florist shop addition to the exist- ing garden center located on the west side of Middlebelt Road between Five Mile Road and Linda Avenue in Section 23. 4 Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. 9214 On a motion duly made by Mr. Vyhnalek, seconded by Mr. Smith and unanimously adopted, fi, it was #8-175-84 RESOLVED that , the City Planning Commission does hereby approve Sign Permit Application #1106 by John Damian; for approval to erect a wall sign on a building located on the east side of Middlebelt Road between Five and Six Mile Roads in Section 14, subject to the following con- dition: (1) that Sign Application #1106 by John Damiani is hereby approved subject to the same conditions as set forth in Appeals Case No. 8408-123. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Smith and unanimously adopted, it was #8-176-84 RESOLVED that, the City Planning Commission does hereby approve Sign Permit Application #1170. by Euko Design/Signs, Inc. , for approval to erect a wall sign on a building located on the southeast corner of Plymouth and Middlebelt Roads in Section 36, subject to the following condition: (1) that Sign Application #1170 by Euko Design/Signs, Inc. , which is hereby approved shall be adhered to. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. I: ' On a motion duly made, seconded and unanimously adopted, the 481st Regular Meeting and Public Hearings held by the City Planning Commission on August 21 , 1984, was adjourned at 11 :30 p.m. CITY PLANNING COMMISSION <I / / c-“.__ — -,4- A, et-&z,c,--,/...e(' Sue Sobolewski , Secretary ATTEST: C5 R. Lee Morr , Chai an ac