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HomeMy WebLinkAboutPLANNING MINUTES 1968-01-16 5258 MINUTES OF THE 189th REGULAR MEETING OF THE CITY PLANNING COMMISSION OF THE CITY 0? LIVONIA On Tuesday, January 16, 1968, the City Planning Commission of the City of Livonia, held its 189th Regular Meeting and a Public Hearing at the Livonia City Hall , 33001 Five Mile Road, Livonia, Michigan. Mr, Charles W. Walker, Chairman, called the Public Hearing to order at approxi- mately 8:30 p.m. with approximately 80 people interested persons in the audience, Members present: Charles W. Walker Harry Wrightman Marvin Moser Donald Pollock Raymond W. Tent Donald Heusted Members absent! Myra Chandler John J. Ward Meters, Jon Hull, Planning Director; Ralph Bakewell, llakiter III; William f'opbenger, Engineering Trainee; and David Perry, city Attorney, were present. Mr. Wrightman announced the first item on the agenda is Petition 67-12-1-40 by Alice M. Schmidt requesting to rezone property located on the south side of Plymouth Road, west of Alois in the Southwest 1/4 of Section 30, from RUF to R-7. Mr. Hershel Laster of Hershel Laster & Associates, Architects, 148 Pear Street, Birmingham, Michigan, was present representing the petitioner and stated that in view of the fact there is heavy industrial zoning across the street, and other factors, the petitioner feels this property should be put to a better use, and that this would be multiple use. He stated that the property is located just inside the western boundary of the City and the two parcels not included in the rezoning petition are owned by the Schmidts and are occupied by relatives who they do not wish to move out. Mr. Laster showed the audience and Commission a proposed site plan of the development with a building site coverage of 2.3 acres, a boule- vard entry into the site, open land after parking of 11.6 acres and a perspective colored rendering of the proposed development as would be viewed from Plymouth Road. He stated the rental range would be $150 a month for a 1 bedroom unit and $175 a month for two bedroom units. He stated that he feels young people and older people are interested in moving into apartments today because low cost housing cannot be built today. Apartments, he stated, pay their way in the school system and in every other way in the community and they offer purchasing power to the community. Mr. Laster read a portion of an article from House and Home Magazine which stated that the subdivision home is on its way out, and based on these facts they are requesting this rezoning. Mr. Tent stated he would like to point out that the article from which Mr. Laster had read regarded the old 1929 subdivisions but that today open space subdivisions are replacing the old style subdivisions. Mr. Laster stated his reason for reading the article was to point out that young people cannot afford to purchase a $50,000 home and older people are not able to obtain necessary financing. Mr. Tent stated that apartments in this City have to be of high calibre and have good site location; these are the two factors considered for multiple rezoning. 5259 General discussion was held regarding the merits of single family homes as opposed to apartments. Mr. Walker stated the Commission has received a letter dated January 16, 1968 from the Industrial Coordinator which states that since this site is located in close proximity to the industrial belt conditions hindering the acceptability of the development could be created. There was no one else present wishing to be heard regarding this petition. Mr. Walker stated the item would be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-12-1-38 by Rodney C. Kropf, Attorney for St. Michael's Credit Union requesting to rezone property located on the east side of Merriman Road, south of Plymouth Road in the Northwest 1/4 of Section 35, from REF to P.S. Mr. Kropf, representing St, Michael's Credit union, stated that the petitioner wishes this rezoning for professional use in order to construct a new Credit Union Building, He stated there is presently a small building on the proposed site and some buildings to the north and south, One building to the north is used for the storage of City voting machines. Mr. Kropf stated they realize there are homes surrounding this property but the owner of the property has been attehpting to sell it without success, and that the developdent proposed will not be injurious to the residences. Mr, Walker requestdd to know if the building on the site is lived in. Mr. Kropf stated that the building is no longer in use and he has not discussed with the petitioners what they plan to do with it, but that the entire lot will A be used for the Credit Union business. Mr. Wrightman requested to know why this particular site was chosen. Mr. Kropf stated because they feel it is geographically located, and they are prepared to abide by all the provisions of the Zoning Ordinance in protecting it from the surrounding area. Mr. Tent asked if Mr. Kropf would consider this spot zoning. Mr. Kropf stated that quite frankly it looks like spot zoning, but that he has lived in this area for ten years and knows that property along Merriman Road has not been sold because people do not want to develop it for single family use. Mr. Edward Pinardi, 11040 Arden, stated that there is a building on the property that is occupied by residents and that the building is located to the rear of the lot. Mr. Walker asked if it would be the intention of the Credit Union to remove this building. Mr. Pinardi stated he assumed the buildings would have to be removed in order to build the Credit Union. He read a petition to the Commission members with five pages of signatures of people who oppose this petition, and presented the petition and signatures to the Commission. Mr. Pernardi stated that if the Commission will recall, in 1965 Petition Z-671 was brought before the Commission to change this property to commercial and the people who opposed that petition are the same 5260 as oppose this one, and that it makes no difference to them whether the requested zoning change is commercial or professional when the entire surrounding area is single family residential homes. lie stated he feels the City will lose money if this property is rezoned and there will be problems added to an already serious traffic problem; that the City has designated several parcels of property that would accommodate this use and that if Merriman Road is widened the residents feel it would not bring problems but that homes would be built on both sides of the street, especially if it is boulevarded like Outer Drive. Mr. Pernardi stated that he discovered that a broker attempted to buy prope&ty on Merriman Road in 1966 to build houses but the owners would not sell for residential prices because they felt commercial prices could be had and that is the reason why holies have not already been built. In view of these facts Mr. Pernardi requested the Commission to deny this petition for rezoning. Mrs Walker requested to know is Mrs Pernardi is representing 611 the people in the areas Mrs Pernardi stated he is representing all the people who sighed the petition. Mrs Wrikhtthan slaked for a show of hands of those who opposed this petition. There were 16; and for a show of hands of those who favored the petition. There were 6. Mrs 1ollbdk asked if this is the same property for which r9 hospital wag once r etjues ted s Mrs Walker stated, yeas 110 Mn41 d Weightman te4uested to know if the owner of this property is present, and asked hilt 6 it is true that he was approached by a broker for purchase of his property. Mrl Joseph gojanczyk, 11316 Merriman Road, was present add Stated he is the owner of the property and also that what Mr. Pinardi said is dot ''true. Mr. Joseph Handzlik, Manager of Sts Michael's Credit Union, Stated that the reason the business wanted to move is that Plymouth Rbad is their boundary line and the people they do business with are located mainly south of Plymouth, Their present building is hemmed in by two automobile firms and cannot be seen Mr. Handzlik stated that he had several calls from people in the area who said they had been told that 780' of property would be sold as commercial for drive-ins, barber shops, etc. , but this is not true. He stated he feels it is wrong for people to be mislead; that they should have the facts and then if this petition is defeated it will be accepted. A resident, 11021 Merriman, requested to know if there is property suitable for this use located in Shelden Center, or on Plymouth in the area of Wayne Road. There was no one else present wishing to be heard regarding this item. Mr. Walker stated the item will be taken under advisement and that Mr. Pinardi will be notified of subsequent meetings at which this item will be discussed. IL Mr. Wrightman announced the next item on the agenda is Petition 67-11-3-8 by Kenneth J. Prokes requesting the vacation of a 10' easement located on the south side of Stanmoor Drive, east of Harrison in Section 13. Mr. Prokes, petitioner, stated this request for vacation is necessary so that he can construct a home on this lot and conform to the lot requirements of the Ordinance. r 5261 ' Mr. Prokes submitted a Grant of Easement which had been executed in accordance with the recommendation of the Engineering Division to the Commission. There was no one present wishing to be heard regarding this item. Mr. Walker stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-12-2-23 by Leo R. Burton requesting to be granted a waiver use permit to operate a Class "C" liquor establishment on parcel 28EE2bc located on the west side of Farmington Road, north of Plymouth Road in the Southeast 1/4 of Section 28. Mr. Burton, petitioner, was present and stated that he proposes to build a Class "C" liquor establishment on the extreme north side of this properly consisting of seating capacity for approximately 100 people. He stated it will not be the "shot-and-a-beer" type of operation, it will be an establishment which everybody above the age of twenty-one will be proud to walk into; there will be no dinners served but there will be music. Mr. Burton stated he had a similar bar in the City of Dearborn called "Moby Dick" some time ago. Mr. Tent requested to know the petitioner's definition of a 'shot-and-a-beer" establishment and if Moby Dick's is a go-go establishment. Mr. Burton stated that when he left Moby Dick's about 1-1/2 to two years ago there was a folk singer there, and that after he left a dance floor was put in but he doesn't believe they have go-go dancers there although there are a few nearby. He further stated he does not intend to put in an establishment where people stop in for fifteen minutes and leave; he proposes to build a carpeted establish- meht where a man would take his wife for the evening. He said he didn't mean he would not serve any food at all, food will be served from a limitedmenu, but not full-course dinners, Mr. Walker questioned if Mr. Burton is bringing the license fromMlby Dick's. Mr. Burton stated, no, licenses are not transferable and he plans to go into partnership with another man who has the license. Mr. Moser questioned if Mr. Burton was in this business before Moby Dick. Mr. Burton stated yes, he built the Stable's Bar in Livonia. Mr. Pollock stated that the Gas Company building, next to this property, is very beautiful and he would like to see architectural plans of what Mr. Burton proposes to build. Mr. Walker stated that the Commission is requesting architectural plans, land- scaping plans and a site plan before taking action on this petition. Mr. Peter Saunders, owner of the Flaming Pit restaurant, stated that by allowing more bars in Livonia it is more difficult for restaurants to meet their overhead. Mr. Walker stated that this Commission does not issue licenses, the City Council does and it is not the Commission's job to question that part of it. He stated the only question the Commission has to discuss is the location for this bar. • • 5162 Mr. Burton stated that he will submit the required plans and will be happy to go along with the Planning Commission and Planning Department 100% on plans for the building. Mr. Walker stated that the Commission will not act on this petition until' they have had an opportunity to view Mr. Burton's architectural and landscaping plans and his site plan. There was no one else preseht wishing to be heard regarding this item, Mr. Walker stated the item will be token under advisemeht, Mr. Wrightman announced the next item on the agenda is Petition 67-12-2-22 by William N. Ponder, Attorney for Memorial Church of Christ, requesting to be granted a waiver use permit to erect a church on parcel 20A3 located on the south side of Five Mile Road, west of Yale Avenge in the Northeast 1/4 of Section 20, Mr. Ponder; representing the petitioner, wag present add stated that the present church is located on Schoolcraft west of Telegraph and is in the path of the freeway coming otit Schoolcraft. He Stated this site consists of five acres; there is a residence on the property which will be taken down if the petition is granted; that the church has approximately 300 members at the present time and plans are tb build a building with seating capacity for 450 members, He stated a site plan has been submitted to the Commission which shows there will be adequate parking. Mr. Wrightman tigestioned what the remainder of the property will be used for. Mr, Ponder stated that about one-half of the site will be used for the church and the property ih the rear will be left vacant, landst;aped and maintained by the church and perhaps used for play or recreation purposes. Mr. Hull stated that in checking the site plan it was iouhd that there are some discrepancies but they can be rectified+ Mr. Pollock stated that the north and east elevations are shown as being brick on the plan and assumes that all four elevations will be brick. Mr. Ponder stated, that is correct. Mr. Fred Beyer, 35571 Five Mile Road, stated his property abutts this site on the west and he does not feel this is the place for a church and that it will add to the traffic problem on Five Mile. Mr. Walker stated that Five Mile is proposed to be improved next year and ques- tioned if there is any other reason for his objection. Mr. Beyer stated he feels there will be additional traffic right in the center of residential property. Mrs. B. Jachimowicz, 15045 Yale, stated her objections to the petition based on additional traffic that would be created, and the City would lose tax money. Mr. Walker stated he believed when the subdivision went in this land was left vacant and apartments were proposed for it. 5263 Mrs. Jachimowicz stated she thinks that would be better than a church. Mr. Walker stated that a church cannot be denied the right to locate just because they don't pay taxes. K. M. MacDonald, representing Meadowview-Biltmore Civic Association{ questioned if the church intended to acquire the small 100' sliver of property lying east of the proposed site, and if not, wouldn't it be landlocked. Mrs. Fred Beyer, 35571 Five Mile Road questioned that if the church is built next to her property how would they enjoy their swimming pool in the summer. Mr. Walker questioned what the back portion of her property is used for. Mr. Beyer stated that the children play back there and the only thing he wants to ask is if a fence will be erected. Mr. Wrightman stated the Ordinance does not require a fence in this instance. Mr. Tent questioned if the church people would be willing to erect a wall of some type. Mr. Ponder stated that the church basically plans to use the back part of this property for a play area and would probably fit in well with the use on the back of Mrs. Beyer's property. Mr. Walker questioned if Mr. Ponder's client will be willing to cooperate with the Commission on some type of landscape plan that will protect these people. Mr. Ponder stated, yes, he believed they will. Mr. Walker gave copies of a Quit Claim Deed to Mr. Ponder and requested that he get them back to the Commission after execution. A resident, 14869 Park Avenue (Lot 153), stated a concern about what will happen to the small parcel of land remaining and wondered if it would ever be developed for a park. He stated he would rather see the church purchase it and questioned if it could ever be developed as residential. Mr. Hull stated that that would be very difficult to accomplish. Mr. Walker asked Mr. Ponder to comply with having theDeed filled out for the dedi- cation on Five Mile and stated that the Commission will call him regarding the landscape plan and the ultimate use of the back of the property. There was no one else present wishing to be heard regarding this petition. Mr. Walker stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-12-1-39 by the City Planning Commission on its own motion to rezone property located on the south side of Kendall Avenue, east of Merriman Road in the Southwest 1/4 of Section 23, from P. S. to R-1. i Mr. Walker advised that the purpose of this petition is to bring the zoning into conformance with the land use, • 5 264 Mr. Fred Swan, 31114 Grennada, representing Bai-Lyn Civic Association Civic Association, stated that in behalf of the Civic Association the landowners request that steps be taken to rezone the property in accordance with the build- ings that are on the land. There was no one else wishing to be heard regarding this petition. Mr. Walker stated the item will be taken under advisement. Mr. Wrightman annouced the next item on the agenda is preliminary plat approval for H. E. Mallon Subdivision No. 1, located in the East 1/2 of Section 3. Mr. Margiotta, was present and stated he feels this plat should be approved as submitted because the lots front on Merriman Road and 62 to 65 foot lots which are larger than the lots already in the adjoining subdivision. Mr. L. W. Smith, 19622 Donna, requested to know what type of building will be put on these lots and has consideration been taken of the widening of Merriman. Mr. Margiotta statdd these houses will be of brick as opposed to the houses presently in the subdivision which are asbestos in the rear. He proposes a 1-1/2 bath, probably up to a 1,000 square feet home, and in some cases, an attached family room. He indicated the cost will probably be $23,000 to $24,000. Mr. Pollock raised the question of having a double driveway and turn-around on the homes fronting on Merriman Road. Mr. Hull stated that the Engineering Division has a standard policy concerning this. Mr. Margiotta stated that he has discussed this with the Engineering Division and that he is willing to go along with this policy. Mr. Walker stated this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is preliminary plat approval for H. E. Mallon Subdivision No. 2, located in the East 1/2 of Section 3. Mr. Walker advised that there are ten lots in this subdivision, 60' x 120' . Mr. Wrightman questioned if Mr. Margiotta agreed to the double driveway and turn-around for this subdivision. Mr. Margiotta replied, yes. There was no one else present wishing to be heard regarding this petition. Mr. Walker stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is preliminary plat approval of C. M. I. Industrial Park Subdivision, located in the West 1/2 of Section 27. 5265 Mr. Tony Karr, 4354 Dorchester, Detroit, owner of the property, was present and stated that he will proceed with building as soon as Farmington Road is improved. He stated that he intends to build all the buildings in this subdivision and lease them and that he has already had requests from people wishing to do so. He said four buildings will be built now and the other buildings will be built to suit the people who are going to lease them. Mr. Pollock questioned if Mt. Karr intends to pave the road shown on the plan. Mr. Karr replied, yes. Mr. Wrightman questioned if it will be a public or private road. It was determined that when property is subdivided certain dedication would have to be made and in this case the petitioner would be responsible for the north and south road and the road he shows in front of lots 7,8 and 9 would have to be worked out with the owners of the property. Mr. Hull stated the road will have to be built according to the City standards and bonds set by Council. Mr. Moser questioned if the property south of this subdivision is subdivided as is shown on the plan. Mr. Hull stated it is not subdivided. 0 Mr. Walker questioned Mr. Hull's thinking regarding sidewalks. Mr. Hull stated this is something that is almost out of the Commissions's control; this is controlled by Ordinance #500 and by Council, but that he thinks side- walks would be needed and that this suggestion could be made as part of the Commissions's resolution. Mr. Perry stated that Ordinance #500 requires sidewalks throughout the subdivision and if there is any waiver, this is the prerogative of the Council. He suggested a separate resolution to Council indicating that if the Council is going to waive sidewalks they should give particular attention to not waiving the sidewalk on Farmington Road. He further stated that Ordinance #500 does not distinguish between residential and industrial subdivision and when the subdivision is appro- ved it is going to the Council with sidewalks. On a motion duly made by Mr. Tent, seconded by Mr. Pollock, and unanimously adopted, it was #1-1-68 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, January 16, 1968, at 10: 50 p.m. * * * * * * * * * * * * * * * * ** * * 52.66 Mr. Walker, Chairman, called the 189th Regular Meeting to order at approximately 11:15 p.m. with approximately 40 interested persons in the audience. Mr. Wrightman announced the first item on the agenda is Petition 67-12-1-40 by Alice M. Schmidt requesting to rezone property located on the . south side of Plymouth Road, west of Alois in the Southwest 1/4 of Section 30, from RUF to R-7. On a motion duly made by Mr. Tent, seconded by Mr. Heusted, and unanimously adopted, it was #1-2-68 RESOLVED that, pursuant to a public hearing having been held on January 16, 1968 on Petition 67-12-1-40 as submitted by Alice M. Schmidt requesting to rezone property located on the south side of Plymouth Road, west of Alois in the Southwest 1/4 of Section 30, from RUF to R-7, the City Planning Commission does hereby recommend to the City Council that Petition 67-12-1-40 be denied for the following reasons: (1) The Commission does not believe this is the highest and best use for this land. (2) The Commission believes that the ultimate long term use for the lands in this general sector of the City should be designated for office, research and related uses. (3) The proximity to the heavy industrial zoning directly across the road could have an adverse effect upon this proposed multi-family development. j FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonia Observer under date of December 27, 1967 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. Walker declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-12-1-38 by Rodney C. Kropf, Attorney for St. Michael's Credit Union requesting to rezone propertylocated on the east side of Merriman Road, south of Plymouth Road in the Northwest 1/4 of Section 35. Mr. Walker stated that this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-11-3-8 by Kenneth Prokes requesting the vacation of a 10' easement located on the south side of Stanmoor Drive, east of Harrison in Section 13. On a motion duly made by Mr:. Pollock, seconded by Mr. Heusted, and unanimously adopted, it was 5267 #1-3-68 RESOLVED that, pursuant to a public hearing having been held on January 16, 1968 on Petition 67-11-3-8 as submitted by Kenneth Prokes requesting the vacation of a 10' easement located on the south side of Stanmoor Drive, east of Harrison in Section 13, the City Planning Commission does hereby recommend to the City Council that Petition 67-11-3-8 be approved for the following reason: (1) There is no conflict with utilities located within this easement and an alternate easement has been granted by the petitioner. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonia Observer, under date of December 27, 1967, and notice of such hearing was sent to the Detroit Edison Company, Michigan Bell Telephone Company, Chesapeake & Ohio Railway Company, Consumers Power Company, City Departments and petitioner as listed in the Proof of Service. Mr. Walker, Chairman, declared the moton carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-12-2-23 by Leo R. Burton requesting to be granted a waiver use permit to operate a Class "C" liquor establishment on parcel 28EE2bc located on the west side of Farmington Road, north of Plymouth Road in the South- east 1/4 of Section 28. Mr. Walker, Chairman, announced that this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-12-2-22 by William N. Ponder, Attorney for Memorial Church of Christ, requesting to be granted a waiver use permit to erect a church on parcel 20A3 located on the south side of Five Mile Road, west of Yale Avenue in the Northeast 1/4 of Section 20. Mr. Walker, Chairman, stated that this item will be taken under advisement until such time as a committee of the Commission has had an opportunity to make a study of this area. Mr. Wrightman announced the next item on the agenda is Petition 67-12-1-39 by the City Planning Commission on its own motion to rezone property located on the south side of Kendall Avenue, east of Merriman Road in the Southwest 1/4 of Section 23, from P.S. to R-1. On a motion duly made by Mr. Wrightman, seconded by Mr. Moser, and unanimously adopted, it was #1-4-68 RESOLVED that, pursuant to a public hearing having been, held on January 16, 1968 on Petition 67-12-1-39 as submitted by the City Planning Commission on its own motion to rezone property located on the south side of Kendall Avenue, east of Merriman Road in the Southwest 1/4 of Section 23, from P.S. to R-1 , the City Plan- ning Commission does hereby recommend to the City Council that Petition 67-12-1-39 be approved for the following reasons: (1) This proposed change will make the zoning conform to the existing land use. 5268 (2) The change in zoning to the residential category will help protect the stability of the residential neighborhood. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Livonia Observer under date of December 27, 1967 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr, Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is the preliminary plat approval for H. E. Mallon Subdivision No. 1, located in the East 1/2 of Section 3. On a motion duly made by Mr. Pollock, seconded by Mr. Heusted, and unanimously adopted, it was #1-5-68 RESOLVED that, pursuant to a public hearing having been held on January 16, 1968, the City Planning Commission does hereby recommend to the City Council that the preliminary plat of H. E. Mallon Sub- division No.1 located in the East 1/2 of Section 3, be approved with the following condition: That the developer be required to construct joint driveways with on-site turn-arounds; for the following reasons: (1) This is the only practical solution for the development of this parcel of land. (2) It conforms to all the Ordinances of the City of Livonia. FURTHER RESOLVED, notice of the above hearing was sent to the abutting property owners, proprietor, City Department as listed in the Proof of Service and copies of the plat together with notice have been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Department. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted Mr. Wrightman announced the next item on the agenda is the preliminary plat approval for H. E. Mallong Subdivision No. 2 located in the East 1/2 of Section 3. On A motion duly made by Mr. Wrightman, seconded by Mr. Heusted, and unanimously adopted, it was 5269 #1-6-68 RESOLVED that, pursuant to a public hearing having been held on January 16, 1968, the City Planning Commission does hereby recom- mend to the City Council that the preliminary plat of H. E. Mallon Subdivision No. 2 be approved with the following condition: I That the developer be required to construct joint driveways with on-site turn-arounds; for the following reasons: (1) This is the only practical solution for the development of this parcel of land. (2) It conforms to all the Ordinances of the City of Livonia. FURTHER RESOLVED, notice of the above hearing was sent to the abutting property owners, proprietor, City Departments as listed in the Proof of Service and copies of the plat together with notice have been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Department. Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is the preliminary plat approval for C. M. I. Industrial Park Subdivision, located in the West 1/2 of Section 27. li:4 On a motion duly made by Mr. Moser, seconded by Mr. Wrightman, and unanimously { adopted, it was #1-7-68 RESOLVED that, pursuant to a public hearing having been held on January 16, 1968, the City Planning Commission does hereby recom- mend to the City Council that the preliminary plat for C. M. I. Industrial Park Subdivision, located in the West 1/2 of Section 27 be approved for the following reasons: (1) It is of sufficient calibre to justify our approval. (2) This proposed development will be consistent with the development of the industrial corridor. FURTHER RESOLVED, notice of the above hearing was sent to the abutting property owners, proprietor, City Departments as listed in the Proof of Service and copies of the plat together with notices have been sent to the Building Department,Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Depart- ment. Mr. Walker, Chairman, declared the motion is carried and the foregoing resolu- tion is adopted, Mr. Wrightman announced the next item on the agenda is a resolution by the Planning Commission relating to development of lands owned by Mr. Donald Burns. NNW 5270 On a motion duly made by Mr. Moser, seconded by Mr. Tent, and unanimously adopted, it was #1-8-68 RESOLVED that, having informally discussed the development of lands owned by Mr. Donald M. Burns for commercial or professional office zoning to accommodate a convalescent home, the Commission hereby takes this means to inform Mr. Burns that they do not believe this is a valid use in this sector of the City because: (1) It does not provide a logical use for the entire land owned by Mr. Burns. (2) This type of use could have an adverse effect on the adjacent residential lands. (3) The City has already made provision for a substantial number of facilities of this type. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is the final plat approval for Lou=Har -Subdivision located in the Southeast 1/4 of Section 23. On a motion duly made by Mr. Wrightman, seconded by Mr. Pollock, and unani- mously adopted, it was #1-9-68 RESOLVED that, having received Council Resolution No. 25-68 recom- mending lot depth flexibility on parcels of land completely sur- rounded by immovable physical boundaries, the Commission does here- by approve the final plat for Lou-Har Subdivision conditioned upon the adoption of the necessary ordinance amendment, for the follow- ing reasons: (1) This is the only logical means of developing this land. (2) The subdivision has been designed to be as compatible as possible with the adjacent residential neighborhood. (3) All the financial obligations of the City have been met. FURTHER RESOLVED, inasmuch as it appears on the records that tentative approval of said proposed plat was given by the City Planning Commission under Resolution 11-194-65 adopted on November 2, 1965 and it further appearing that said proposed plat together with plans and specifications for improvements therein have been approved by the Department of Public Works, Engineering Division, under date of October 12, 1966; and it further appearing that the financial assurances required in Council Resolution #1127-67 adopted November 1, 1967, have been filed with the City Clerk as confirmed by a letter dated November 22, 1967 from Addison W. Bacon, City Clerk, it would therefore appear that all the conditions necessary to the release of build- permits have been met and the Building Department is hereby so notified. 5271 Mr. Walker, Chairman, declared the motion carried and the foregoing resolution LI is adopted. Mr. Wrightman announced the next item on the agenda is a letter dated December 14, 1967 from Mary Grande requesting an extension of approval for waiver use Petiton 65-12-2-15 for erection of a convalescent home on parcel 01CC located on the north side of Seven Mile Road between Lathers and Angling Road in the South- east 1/4 of Section 1. Mrs. Grande was present and stated that she is requesting a one year extension of the approval of this waiver use in order to have time to obtain a new finan- cial committment and to get the plans through the City and State offices. Mr. Pollock stated .bis concern over the fact that this piece of property has been predicated for use as a convalescent home which is not being built and other people who want to construct this type of establishment are being denied so that the area will not be over saturated. Mr. Tent recalled that when Mrs. Grande first came before the Commission for approval she stated she was prepared to begin to build immediately; that it was brought to her attention at that time that she would need a retaining wall which she agreed to and questioned if Mrs. Grande's original backers had backed out of the program. Mrs. Grande stated, no, it was she who backed out because it was not practical for her, and now she is working with Mr. Frank Finnigan of the Merri-Manor Home on a financial committment. 1:14 Mr. Pollock suggested a six-month extension be granted and if, at the end of that period, it is evident that Mrs. Grande is progressing with this development, the additional six-months be granted. Mr. Walker questioned is what may be involved here is that this particular parcel of land, because of the dimensions, may be a problem deterring investment in the development, and if this is true it is the Commission's business to terminate this use. Mr. Pollock stated his feelings that the problems of Mrs. Grande's backers are not the concern of the Commission. Mr. Walker stated that this is a condition that is keeping the project from being developed and it may have been a mistake on the part of this Commission in the beginning. Mr. Hull stated that it should be noted that if the Commission grants this extension for six months and if the plans are revised from the set that was originally approved, they will have to be submitted to the Commission for approval On a motion duly made by Mr. Pollock, seconded by Mr. Wrightman, and unanimously adopted, it was 5272 #1-10-68 RESOLVD'D that, pursuant to a request dated December 14, 1967 from Mary Grande requesting an extension of waiver use approval for erection of a convalescent home on parcel 01CC located on the north side of Seven Mile Road between Lathers and Angling Road in the Southeast 1/4 of Section 1 as given in Planning Commission Resolution #3-52-66 relative to Petition 65-12-2-15; and such approval having been granted a six-month extension by Planning Commission Resolution #7-113-67 adopted on July 18, 1967, the City Planning Commission does hereby determine to grant an additional extension for a period of six months from the date of this resolution. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-6-1-19 by Albert R. and Margaret D. Van Ness requesting to rezone property at Ann Arbor Road and West Chicago in the Northeast 1/4 of Section 31, from RUF to C-2. Mr. Walker stated that the petitioners should understand that the property is to be developed based on the plans prepared by the Planning Department and ques- tioned if they are in agreement with that. Mr. Nick Baccalukas, representing the petitioners, stated they are in agreement with the plan prepared by the Department and studied by the Commission. On a motion duly made by Mr. Wrightman, seconded by Mr. Pollock, and unanimously adopted, it was #1-11-68 RESOLVED that, pursuant to a public hearing having been held on July 18, 1967 on Petition 67-6-1-19 as submitted by Albert R. and Margaret D. Van Ness requesting to rezone property at Ann Arbor Road and West Chicago in the Northeast 1/4 of Section 31, from RUF to C-2, the City Planning Commission does hereby recommend to the City Council that Petition 67-6-1-19 approved based on approved site plan dated December 12, 1967 for the following reasons: (1) It is a logical extension of zoning in this sector of the City. (2) A plan has been proposed that will not destroy the potential of this area. (3) This rezoning will round out the logical pattern for commercial land use in this sector of the City. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Livonia Observer, under date of June 28, 1967, and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. Tent requested that the minutes show that the petitioners will develop this project according to the plans submitted to the Commission. Mr. Baccalukas stated that is correct; the only variation may be in the depth which may be 40 rather than 35. 5273 Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-7-3-6 by Mrs. John Gamble and other residents requesting the vacation of an alley located south of and parallel to Plymouth Road between Cavell and Arcola in Section 36. On a motion duly made by Mr. Wrightman, seconded by Mr. Moser, and unanimously adopted, it was #1-12-68 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 on Petition 67-7-3-6 as submitted by Mrs. John Gamble and other residents requesting the vacation of an alley located south of and parallel to Plymouth Road between Cavell and Arcola in Section 36, the City Planning Commission does hereby recommend to the City Council that Petition 67-7-3-6 be denied for the following reasons: (1) There is a greater need for additional depth for the commercial property in this area rather than for widening adjacent residential lots. (2) The present unimproved alley acts as a buffer between the two zoning classifications. Presently there will be no protective wall constructed between the residential area and the commercial area now under development. The vacation of the alley would result in the residential and commercial property lines being contiguous with each other and no protective wall would be con- structed. (3) Public alleys tend to become very unsightly if unimproved. The Engineering Division is in the process of presenting the City Council with a recommendation that the alley be paved under the provisions of a special assessment program. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonia Observer, under date of October 25, 1967, and notice of such hearing was sent to the Detroit Edison Company, Michigan Bell Telephone Company, Chesapeake & Ohio Railway Company, Consumers Power Company, City Departments and petitioner as listed in the proof of service. Mr. Walker declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-10-1-37 by the City Planning Commission on its own motion to rezone property located on the south side of Seven Mile Road approximately 330 feet east of Middlebelt Road in the Northwest 1/4 of Section 12, from R-7 and RUF to P. S. On a motion duly made by Mr. Wrightman, seconded by Mr. Heusted, and unanimously adopted, it was #1-13-68 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 on Petition 67-10-1-37 as submitted by the City Planning Commission on its own motion to rezone property located 5274 on the south side of Seven Mile Read approximately 330 feet east of Middlebelt Road in the Northwest 1/4 of Section 12, from R-7 and RUF to P. S. the City Planning Commission does hereby recommend to the City Council that Petition 67-10-1-37 be approved based on the following legal description which excludes the property accomo- dating the Armenian Rest Home: "The east 50.0 feet of that part of the N. W. 1/4 of Section 12, T. 1 S. , R. 9 E. , City of Livonia, Wayne County, Michigan described as beginning at a point on the N. Section line distant N. 89° 38' 20" E. 164.98 ft. from the N. W. corner of Section 12 and proceeding thence N. 89° 38' 20" E. along said line, 217 feet; thence S. 0° 07' 20" W, 300 ft. ; thence S. 89° 38' 20" W, 217,50 ft, ; thence N. 0° 07' 20" E. 167 feet; thence N. 0° 19' 54" E. 133 ft. to the point of beginning." for the following reasons: (1) This is a change to honor previous Planning Commission and Council action. (2) This proposed zoning is consistent with the proposed Master Plan of this sector of the City. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonia Observer, under date of October 25, 1967, and notice of such hearing was sent to the Detroit Edison Company, Michigan Bell Telephone Company, Cheasapeake & Ohio Railway Company, Consumers Power Company, City Departments and petitioner as listed in the Proof of Service. Mr. Tent raised the question as to whether a letter should be sent to the City Council explaining to them what happened regarding this petition because of the complications involved. Mr. Hull stated that there is a solution for the development of this property without going to the Zoning Board of Appeals and stated his feeling that the Planning Commission is justified in their action. Mr. Walker, Chairman, stated the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is a resolution commending Mrs. Minerva Singer for service as a member of the City Planning Commission. On a motion duly made by Mr. Wrightman, seconded by Mr. Heusted, and unanimously adopted it was 5275 #i-14-68 RESOLVED, i L WHEREAS , Mimi Singer has d it igehtly served on the Planning Commission for one and one-half years and has un- selfishly given of her time and talents to help make Livonia a better City in which to live, work and plat; and WHEREAS , in the course of such service she has offered con- structive suggestions and ideas to implement the efkettiveness of the Planning Commission; and WHEREAS, she has withstood public pressure to make unbiased judgements for the betterment of the entire City; and WHEREAS, her dedicatioh and spirit of fairhess will be an example for all public officials and public servants, NOW, THEREFORE, BE IT RESOLVED that the City of Livonia Planning Commission and Planning Director take this means to express their sihcere appreciation and heartfelt thanks to MIMI SINGER for a job well done. I Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is a letter dated December 11,, 1967 from William J. Strasser, City Engineer, requesting the road to the City of Livonia sanitary landfill site in Section 27 be named "Glendale." On a motion duly made by Mr. Moser, seconded by Mr. Wrightman, and unanimously adopted, it was #1-15-68 RESOLVED that, the City Planning Commission, having considered the request dated December 11, 1967 from William J. Strasser, City Engineer, and having reviewed the street plan in Section 27, does hereby recommend to the City Council that the road to the City of Livonia sanitary landfill site in Section 27 be named "Glendale" for the following reason: (1) This name is consistent with the policy of naming streets within the City of Livonia. i Loori 5276 Mr. Pollock stated that he believes, and has brought this point up several times, that the City of Livonia should begin the process of naming streets for persons who have served the City. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Wrightman, seconded by Mr, Heusted, and unanimously adopted, it was #1-16-68 RESOLVED that, the minutes of the meetings held by the City Planning Commission on November 14, 1967 and November 28, 1967 are hereby approved. On a motion duly made by Mr. Tent, seconded by Mt . Pollock, and unahithously adopted, the City Planning Commission adjourned its 189th Regular Meeting held on Jahuary 16, 1968, at approximately 11:45 p.m. CITY PLANNING COMMISSION 53P4 Harry Wright" , Secre at, ATTEST: Charles W. Walker, Chairman