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HomeMy WebLinkAboutPLANNING MINUTES 1989-02-14 10518 MINUTES OF THE 573rd REGULAR MEETING HELD BY THE CITY PLANNING COMMISSICN ON 31 • February 14, 1989 %111r On Tuesday, February 14, 1989, the City Planning Commission of the City of Livonia held its 573rd Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Donald Vyhnalek, Chairman, called the meeting to order at 7:30 p.m. Members present: Donald Vyhnalek R. Lee Morrow James C. McCann Brenda Fandrei Jack Engebretson William LaPine Members absent: Herman Kluver Sue Sobolewski Raymond W. Tent Messrs. John J. Nagy, Planning Director, and Ralph H. Bakewell, Planner IV, were also present. On a motion duly made by Mr. Morrow, seconded by Mrs. Fandrei and unanimously adopted, it was /2-19-89 RESOLVED that, pursuant to a Public Hearing having been held on December 20, 1988 on Petition 88-11-1-35 by Charles G. Tangora requesting to rezone property located on the east side of Farmington Road north of Plymouth Road in the Southwest 1/4 of Section 27 from M-1 to C-2, the City Planning Commission does hereby recommend to the City Council that Petition 88-11-1-35 be denied for the following reasons: 4 1) That the proposed change of zoning is contrary to the Future Land Use Plan which designates the subject area for industrial use. 2) That the proposed change of zoning will provide for uses which there already are an overabundance of in this area of the City, particularly Plymouth Road, and adversely impact adjacent commercial uses. 3) That the proposed change of zoning would eliminate the opportunity to significantly add to the City's industrial tax base, jobs base and economy sought to be enhanced by the establishment of the industrial corridor. 4) That the proposed change of zoning will encourage development which will substantially add to the traffic congestion already present in this area. 5) That the proposed change of zoning is contrary to the spirit and intent of the Zoning Ordinance which, among other things, is to provide for the proper arrangement of zoning districts so as to encourage a balanced and appropriate mix of uses which will limit location of various services to those areas of most need. FURTHER RESOLVED that, notice of the above hearing was given in i.' accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. 10519 Mr. Vyhnalek, Chairman, declared the motion is carried and the foregoli,g resolution adopted. On a motion duly made by Mr. LaPine, seconded by Mr. Engebretson and unanimously adopted, it was ##2-20-89 RESOLVED that, pursuant to a Public Hearing having been held on January 31, 1989 on Petition 88-12-1-38 by the City Planning Commission to rezone property located at the northeast corner of Farmington and Plymouth Roads in the Southwest 1/4 of Section 27 from C-2 and M-1 to R.E. , the City Planning Commission does hereby recommend to the City Council that Petition 88-12-1-38 be approved for the following reasons: 1) That the proposed change of zoning is supported by the Future Land Use Plan. 2) That the proposed change of zoning will provide for uses which complement the adjacent industrial uses in the area. 3) That the proposed change of zoning will remove additional commercial zoning which is not needed in this area of the City. 4) That the proposed change of zoning will provide an opportunity to substantially add to the City's industrial tax base, job base and the economy consistent with the objectives sought by the establishment of the industrial corridor. 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. Vyhnalek, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Engebretson, seconded by Mrs. Fandrei and unanimously adopted, it was #2-21-89 RESOLVED that, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to amend the Zoning Ordinance #543 by the addition of a new Article which will provide for the preservation of certain designated areas of the City as "Nature Preserves". FURTHER RESOLVED that, notice of the above hearing shall be given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Vyhnalek, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Fandrei, seconded by Mr. LaPine and unanimously adopted, it was 10520 1#2-22-89 RESOLVED that, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to amend Sections 2.07, 8.02, and 27.04 of the Zoning Ordinance #543 and to add two new Articles to Zoning Ordinance #E543 which will provide regulations for condominium type projects. rr► FURTHER RESOLVED that, notice of the above hearing shall be given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Vyhnalek, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Morrow, seconded by Mrs. Fandrei and unanimously adopted, it was #2-23-89 RESOLVED that, the City Planning Commission does hereby approve the Final Plat for Ashley Estates Subdivision proposed to be located on the east side of Gill Road, north of Seven Mile in the Southeast 1/4 of Section 4, for the following reasons: 1) The Final Plat complies with the previously approved Preliminary Plat. 2) The proprietor has satisfied all financial obligations imposed by the City regarding the Final Plat. 3) The City Engineer has no objection to approval of the Final Plat from an engineering standpoint. Mr. Vybnalek, Chairman, declared the motion is carried and the foregoing resolution ;a adopted. On a motion duly made by Mr. Engebretson, seconded by Mr. LaPine and unanimously adopted, it was 1#2-24-89 RESOLVED that, the minutes of the 572nd Regular Meeting and Public Hearings held by the City Planning Commission on January 31, 1989 are approved. Mr. Vyhnalek, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Engebretson and seconded by Mr. McCann, it was #2-25-89 RESOLVED that, the City Planning Commission does hereby table Petition 89-1-8-2 by Ted Zuchlewski for approval of all plans required by Section 18.58 of Ordinance #543 in connection with a proposal to construct a Video Rental Store located on the northwest corner of Five Mile and Levan in the Southwest 1/4 of Section 17. A roll call vote on the foregoing resolution resulted in the following: AYES: McCann, Engebretson NAYS: Morrow, LaPine, Vyhnalek, Fandrei ABSENT: Kluver, Tent, Sobolewski 'rr. 10521 Mr. Vyhnalek, Chairman, declared the motion failed for lack of support. On a motion duly made by Mr. LaPine and seconded by Mrs. Fandrei, it was #2-26-89 RESOLVED that, the City Planning Commission does hereby approve Petition 89-1-8-2 by Ted Zuchlewski for approval of all plans required by Section 18.58 of Ordinance #543 in connection with a proposal to construct a Video Rental Store located on the northwest corner of Five Mile and Levan in the Southwest 1/4 of Section 17, subject to the following conditions: 1) That Site Plan #6491-1, Sheet 1, dated 1-12-89 by Nowak and Fraus is hereby approved and shall be adhered to; 2) That Landscape Plan #6491-1, Sheet 2, dated 1-12-89 by Nowak and Fraus is hereby approved and shall be installed on site prior to building occupancy; 3) That Building Plan 8147, Sheet 4, dated 1-4-89 by Michael S. Downes, Architect is hereby approved and shall be adhered to. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Engebretson, LaPine, Vyhnalek, Fandrei NAYS: McCann ABSENT: Kluver, Tent, Sobolewski Mr. Vyhnalek, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Engebretson, seconded by Mr. LaPine and unanimously adopted, it was #2-27-89 RESOLVED that, the City Planning Commission does hereby approve Petition 89-1-8-5 by Mike Kelly for approval of all plans required by Section 18.58 of Ordinance #543 in connection with a proposal to expand and renovate an existing building located on the west side of Middlebelt between Joy and Dover in the Southeast 1/4 of Section 35, subject to the following conditions: 1) That Site and Landscape Plan 890101, Sheet 1, dated 2/8/89 by Facility Consultants is hereby approved and shall be adhered to; 2) That Building Plan 890101, Sheet 2, dated 1-19-89 by Facility Consultants is hereby approved and shall be adhered to; 3) That the approved landscaping be installed on site prior to occupancy of the new addition. Mr. Vyhnalek, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Morrow, seconded by Mrs. Fandrei and unanimously adopted, it was 10522 #2-28-89 RESOLVED that, the City Planning Commission does hereby table Petition 89-1-8-6 by Michael Vorgitch for approval of all plans required by Section 18.58 of Ordinance #543 in connection with a proposal to construct a bottle storage addition to an existing building located on the south side of Ann Arbor Road at Knolson in the Southwest 1/4 of Section 31 to February 21, 1989. `r• Mr. Vyhnalek, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Morrow, seconded by Mr. Engebretson and unanimously adopted, it was #2-29-89 RESOLVED that, the City Planning Commission does hereby approve Sign Permit Application by Mid-Joy Plaza for a Ground and Wall Sign on property located at 29150 Joy Road, subject to the following condition: 1) That the Ground and Wall Sign for Mid-Joy Plaza as shown on drawings prepared by ABC Sign Co. are hereby approved and shall be adhered to. Mr. Vyhnalek, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. McCann, Secretary, announced the next item on the agenda was Petition 88-10-1-33 by Kenneth Neumann for Duke Associates requesting to rezone property located on the east side of Haggerty Road north of Six Mile Road in the Southwest 1/4 of Section 7 from R-5C and P.L. to P.O. and from P.L. to P.O. III. Mr. Engebretson: I would like to make several comments. Let's begin by pointing out that, in my opinion, this is the most important zoning decision to come before the City in the past two years. If viewed in isolation, this petition would probably be a very attractive development in that it returns public land to the tax rolls and it features an on-going benefit to Schoolcraft College - a jewel of our community. However, this petition cannot be viewed in isolation and when viewed in light of existing and planned developments in the area, those benefits are out-weighed by other factors that impact the health, safety, and welfare of the entire City. We simply don't know what the impact of all these developments will have on the community and if we have the capacity to absorb them. The impact on City services, including Police, Fire, Water, Sewer, and Emergency Medical Services are difficult to predict, but it is certain that all of those areas of service will be impacted. It is not as difficult to predict the impact these developments will have on traffic. While the petitioner stated in our Public Hearing that the impact on the adjacent road system would be little if any, their traffic study submitted six weeks later indicates otherwise. ''fir. 10523 For example, even though the study ignored a number of major projects planned in the immediate area, it projects an additional 662 cars turning left onto westbound Six Mile Road from the Northbound off ramp of I-275 during the one hour morning peak period. That translates to one car every 5.4 seconds. That is to say one additional car every 5.4 seconds. Nor At the public hearing the petitioner also stated repeatedly that their study provided for additional traffic generated by other new projects in the area by adding 5% to existing traffic. The increase, according to their traffic study, is actually substantially higher than that. Finally, on the traffic issue, consider that our planned office development in just two square miles is approximately equivalent to 25% of ALL the current office space in Southfield. The point is that the traffic impact of all these developments will surely result in very heavy traffic congestion similar to Southfield. Another impact that is somewhat easier to quantify is the office building vacancy rate we have in Livonia - 27% overall and 43% in Class A buildings as of two months ago. The 3 million square feet now planned or under construction will make those numbers skyrocket - at least temporarily. The natural migration to these gleaming new buildings will probably result in increasing vacancy rates in existing buildings throughout the City - again similar to the Southfield pattern. As we look a few years down the road, boarded up buildings and clogged traffic arteries could become a reality and those conditions would erode our quality of life and the economic viability of our City. r.• If the over-development of the "Golden Corridor" should result in retarded growth of real estate values by only one percent, ALL the taxpayers of Livonia will collectively lose $45 million in value - and another $45 million for each additional one percent. That seems to be a very large gamble in order to return this public land to the tax rolls and to generate $250,000 per year for Schoolcraft College. It is possible that some of these concerns may prove to exceed the actual impact of the developments which are scheduled for completion during the nineties. However, it is also possible that some of these concerns may prove to be understated. These are some of the reasons why I recommend denial of this petition. On a motion duly made by Mr. LaPine, seconded by Mrs. Fandrei and unanimously adopted, it was #2-30-89 RESOLVED that, pursuant to a Public Hearing having been held on November 22, 1988 on Petition 88-10-1-33 by Kenneth Neumann for Duke Associates `\ry 10524 requesting to rezone property located on the east side of Haggerty Road north of Six Mile Road in the Southwest 1/4 of Section 7 from R-5C and P.L. to P.O. and from P.L. to P.O. III, the City Planning Commission does hereby recommend to the City Council that Petition 88-10-1-33 be denied for the following reasons: Nor 1) That the proposed changes of zoning will generate an unacceptable level of additional vehicular traffic in the area. 2) That the proposed changes of zoning are premature given the amount of office space yet to be developed as the result of changes of zoning previously granted for other projects along the I-275 Freeway corridor and the unknown impact of those projects. 3) That the petitioner has failed to adequately demonstrate a need for additional office space in the area to the point where the danger of overbuilding is imminent. 4) That the proposed changes of zoning will provide for development which is far too intense for the area given the amount of land area involved. 5) That the proposed changes of zoning will permit uses which are inappropriate for the land area involved which is currently zoned in a Public Land category and properly functions as additional open space for Schoolcraft College and surrounding land uses. 6) That the proposed changes of zoning are contrary to the comprehensive plan of the Zoning Ordinance which is to promote the public health, safety and general welfare of the community by facilitating adequate provisions for increased safety in traffic and for transportation, vehicular parking, parks, parkways, recreation, r'" schools, public buildings, housing, light, air, water supply, sewerage, sanitation, and other public requirements that lessen congestion, disorder and danger which often occur in unregulated municipal development. 7) That the proposed changes of zoning are not supported by the Future Land Use Plan which designates the subject land area for public use. 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. Vyhnalek, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 573rd Regular Meeting held by the City Planning Commission on February 14, 1989 was adjourned at 8:05 p.m. CITY PLANNING COMMISSION , ‹ Japies C. McCann, Secretary (" Alk0,0 \ ATTEST: 1` •IL U Don ld Vyhnale1 , Chairman jg