HomeMy WebLinkAboutPLANNING MINUTES 1971-05-25 9162
MINUTES OF THE 229th REGULAR
MEETING AND A PUBLIC HEARING
HELD BY THE CITY PLANNING
COMMISSION OF THE CITY OF
LIVONIA
On Tuesday, May 25, 1971, the City Planning Commission of the City of Livonia held
its 229th Regular Meeting and a Public Hearing at the Livonia City Hall, 33001 Five
Mile Road, Livonia, Michigan.
Mr. Daniel R. Andrew, Chairman, called the Public Hearing to order at approximately
8:10 p.m. with approximately 100 persons in the audience.
MEMBERS PRESENT: Raymond W. Tent Robert Colomina Daniel R. Andrew
Joseph R. Talbot Charles Pinto H. Dow Tunis
Joseph J. Falk Francis M. Hand
MEMBERS ABSENT: Marvin Moser
Messrs. John J. Nagy, Planning Director; H. G. Shane, Planner III and Robert M.
Feinberg, Assistant City Attorney; were also present.
Mr. Andrew announced the first item on the agenda, Petition 71-4-1-20 by
Harold- E. Edwards requesting to rezone property located on the
west side of Newburgh Road between Five Mile Road and Six Mile
Road in the East 1/2 of Section 18, from R-3 to R-7.
' Mr. Nagy read a letter from the Engineering Division -which stated that water
facilities were available, but storm sewers are a problem - drain enclosure is
underway. Parks and Recreation have indicated that they would like to keep this
property on the Master Park Plan.
Mr. Tent inquired whether there were any violations on this property.
Mr. Nagy advised that he had no information on this .
LaVerne Schrader was present and advised the Commission that 13 units per acre will
be built.
Mr. Tent asked Mr. Schrader when they would start construction if this petition were
granted.
Mr. Schrader advised that they would not be able to submit a plan until September.
Mr. Tent asked whether the complex would be 1,000 ft. from residential homes.
Mr. Schrader answered yes.
Mr. Norman Endahl asked Mr. Schrader how many acres were involved.
Mr. Schrader answered 19 acres; 256 units.
Mr. Jack Gibbons, 37664 Kingsbury, was present and asked Mr. Schrader how many acres
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would be left if they went through with their secondary plan for the park site.
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11,0 Mr. Schrader answered 10 acres and a park site.
Don McIntyre, 37860 Ladywood, was present and asked what kind of controls did the
City have if it's rezoned to multiple dwelling?
Mr. Andrew advised that the City has site plan approval; that this would include
elevation drawing, density, access to the apartments, etc.
• Mr. Tunis indicated that he would like a legal opinion about whether the Commission
could vote on this matter in view of the R-7 Moratorium by referendum vote.
Mr. Feinberg stated there was a similar case in the Schostak Builders, Middlebelt
and Seven Mile area.
Mr. Hand stated that it appeared to him that nothing could be accomplished prior to
September, there was nothing firm at this time and felt that it would be in the
best interest of everyone to table this matter until September.
Mr. Tent stated that any action the Commission would take would not be in the best
interest of the R-7 Moratorium.
Mr. Andrew stated that the petitioner could have a zoning change effected and come
back to the Council and Commission for a site plan approval and only when the
moratorium expires be first able to construct the apartments.
It was determined that the petitioner had a legal right to apply for a site plan
le approval.
Mr. Andrew, Chairman declared the public hearing on the above petition closed.
On a motion duly made by Mr. Colomina, seconded by Mr. Tent and adopted it was
RESOLVED that, pursuant to a public hearing having been held on
May 25, 1971, on Petition 71-4-1-20 as submitted by Harold E.
Edwards requesting to rezone property located on the west side
of Newburgh Road between Five Mile Road and Six Mile Road in the
East 1/2 of Section 18, from R-3 to R-7, the City Planning Commission
does hereby recommend to the City Council that Petition 71-4-1-20
be denied for the following reasons :
1. A portion of the site subject to rezoning is in
conflict with the Master School & Park Plan.
2. The Commission believes the best use of this land
would be an extension of the single-family development
already existing to the south.
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3. The people have shown by their vote that they do
not want apartments and until the final decision by the
courts, it is not advisable that we vote on the apartments.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Colomina, Tent, Hand
NAYS: Falk, Pinto, Talbot, Tunis, Andrew
ABSENT: Moser
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Mr. Andrew, Chairman declared that the resolution did not pass and on a motion duly
made by Mr. Tent, seconded by Mr. Colomina, it was
RESOLVED that, pursuant to a public hearing having been held on
May 25, 1971 on Petition 71-4-1-20 as submitted by Harold E.
Edwards requesting to rezone property located on the west side
of Newburgh Road between Five Mile Road and Six Mile Road in the
East 1/2 of Section 18, from R-3 to R-7, the City Planning Commission
does hereby determine to table this item until the time of its
next Study Meeting. '
A roll call vote on the foregoing resolution resulted in the following:
AYES: Colomina, Tent, Hand
NAYS: Pinto, Talbot, Tunis, Andrew
ABSTAIN: Falk
Mr. Andrew, Chairman declared that the resolution did not pass and a motion duly
made by Mr. Talbot, seconded by Mr. Pinto, it was
#5-130-71 RESOLVED that, pursuant to a public hearing having been held on
May 25, 1971 on Petition 71-4-1-20 as submitted by Harold E.
Edwards requesting to rezone property located on the west side
of Newburgh Road between Five Mile Road and Six Mile Road in the
East 1/2 of Section 18, from R-3 to R-7, the City Planning Commission
does hereby recommend to the City Council that Petition 71-4-1-20 be
IL approved.
(1) This site is adjacent to institutional and/or open
space lands on all sides.
(2) The site is separated and buffered from adjacent
residential property.
(3) This is an area that can stand a modest increase in
population density.
(4) The proposed development is adjacent to a major thoroughfare
that is capable of handling the increased quantity of traffic
generated by this project.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Livonia Observer, under
date of May 5, 1971 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.
A roll call vote on the foregoing resolution resulted in the following: •
AYES: Falk, Pinto, Talbot, Tunis, Andrew
NAYS: Colomina, Tent, Hand
ILABSENT: Moser
Mr. Andrew, Chairman declared the motion carried and the foregoing resolution
adopted.
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Irt, Mr. Hand announced the next item on the agenda, Preliminary Plat approval for
Greenfield Industrial Park Subdivision proposed to be located north
of the Chesapeake & Ohio Railway on the west side of Merriman Road
in the Northeast 1/4 of Section 27.
Mr. Nagy stated there was a letter on file from the Industrial Development Commission
stating no objections. The Fire Marshall has no objection to preliminary plans.
Engineering Division has%8bjection on preliminary plat. Building Department, no
objection. -
Raymond D. Martin, Consultant for Greenfield Construction Company was present
and apprised the Commission that property for temporary turn around will revert
to the property owners. Maximum development will be four or five structures. The
first structure to be built will be the restricting line.
Mr. Pinto stated he believed the owner could change the restricting line.
Mr. Martin stated he believed Mr. Pinto was right.
Mr. Martin continued that the balance of the Glendale right-of-way would be
an automatic reverter and 90 feet will be returned.
Mr. Andrew, Chairman declared the public hearing on the above petition closed.
On a motion duly made by Mr. Tunis, seconded by Mr. Hand and unanimously adopted
it was
#5-131-71 RESOLVED that, pursuant to a Public Hearing having been held on
May 25, 1971, the City Planning Commission does hereby recommend
to the City Council that the Preliminary Plat of Greenfield
Industrial Park Subdivision proposed to be located north of the
C & 0 Railway on the west side of Merriman Road in the Northeast
1/4 of Section 27, be approved with the following condition:
This approval is based upon the consideration given to the comments
made by Mr. Martin, representative of the petitioner, before this
Commission this evening relative to the Reverter Clause being a
part of the plat as it relates to the temporary turn-around at the
west end of the subdivision and as his comments relate to establishing
a front yard setback on the south side of Glendale Avenue for the
entire length of the subdivision;
for the following reasons:
(1) It conforms to the Subdivision Rules & Regulations of the
City of Livonia.
(2) It is consistent with the Master Plan of the City of Livonia.
(3) It is of sufficient calibre to merit approval.
FURTHER RESOLVED that, 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, Superin-
tendent of Schools, Fire Department, Police Department and Parks
& Recreation Department.
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Mr. Andrew, Chairman declared the motion carried and the foregoing resolution adopted.
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Mr. Hand read the next item on the agenda, Petition 71-4-1-21 by William Abney
reqesting to rezone property located on the northeast corner of
Terrence and Middlebelt in the Northwest 1/4 of Section 13, from
RUF to C-2.
Engineering Division has a letter on file with the Planning Department stating there
are no storm sewers and they will have to be installed. Consumer Power Company's
letter states no objection.
Mr. Abney was present and stated the site was to be used for stores.
Mr. Andrew asked when construction would start.
Mr. Abney stated that construction would start immediately.
9:00 P.M. - Mr. Moser arrived at the Public Hearing.
Mr. Tent asked Mr. Abney who the tenants would be.
Mr. Abney advised a Pendleton Shop and a dress shop.
Mr. Andrew, Chairman declared the public hearing on the above petition closed.
On a motion duly made by Mr. Hand, seconded by Mr. Falk and unanimously adopted
it was
#5-132-71 RESOLVED that, pursuant to a Public Hearing having been held on
May 25, 1971 on Petition 71-4-1-21 as submitted by William Abney
requesting to rezone property located on the northeast corner
of Terrence and Middlebelt in the Northwest 1/4 of Section 13,
from RUF to C-2, the City Planning Commission does hereby determine
to table this item for further study to its study meeting scheduled
for June 1, 1971.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, Petition 71-4-1-22 by the
Taubman Company, Inc. , requesting to rezone property located
on the northeast corner of Plymouth Road and Sears Avenue in
the Southwest 1/4 of Section 26, from M-1 to C-2.
Mr. Pinto left the meeting at 9:01 p.m.
There is a letter on file from the Industrial Development Commission stating there
is no opposition to this petition by members of the Industrial Development Commission.
Mr. Gerald Dillon representing Taubman and Company was present as well as Tom and
Bob Armstrong, users of the property in question.
Tom and Bob Armstrong advised the Commission that they were in the retail car
business for twenty years and they would like to locate in Livonia.
Mr. Andrew declared the public hearing on the above petition cicsad.
On a motion duly made by Mr. Falk, seconded by Mr. Tent, and unanimously adopted, it
was
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CI #5-133-71 RESOLVED that, pursuant to a Public Hearing having been held on
May 25, 1971 on Petition 71-4-1-22 as submitted by the Taubman
Company, Inc. , requesting to rezone property located on the
northeast corner of Plymouth Road and Sears Avenue in the South-
west 1/4 of Section 26, from M-1 to C-2, the City Planning Commission
does hereby recommend to the City Council that Petition 71-4-1-22
be approved for the following reasons:
(1) It is a logical extension of the existing zoning of the area. -
(2) The proposed C-2 zoning will be compatible with the surrounding
land uses .
FURTHER RESOLVED that, notice of the above Public Hearing was
published in the official newspaper, the Livonia Observer,
under date of May 5, 1971 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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: ' "Colomina, Falk, Moser, Talbot, Tent, Tunis, Hand, Andrew
NAYS: None
ABSENT: Pinto
IL Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Pinto returned to the meeting at 9:12 P.M.
Mr. Hand announced the next item on the agenda, Petition 71-4-1-19 by V.R.
Breidenbach and D. J. Summers requesting to rezone property
located on the northeast corner of Fargo and Farmington Road
in the Northwest 1/4 of Section 3, from R-3A to P.S.
A letter from Consumer Power Company, no objection and Engineering Department, no
objection.
Mr. Breidenbach, owner and builder, was present and stated that they want to
construct a medical and dental clinic.
P.C. Reddy, 19938 Shadyside was present and stated that he was concerned with
drainage, and objects to any rezoning until drainage is resolved.
Mr. Pinto asked Mr. Reddy if he objected to a medical center.
Mr. Reddy stated that he did, he would rather see condominums or apartments.
Mr. Christmer, 20013 Farmington Road, was present and stated there were all residential
homes in the area and felt that the medical center should go in down below the
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Tarabusi Drain. He objects to the rezoning.
Mr. Knippe, owner of property immediately north of proposed rezoning, was present
and stated that he approved of the rezoning.
Mr. Andrew declared the public hearing closed on the above petition.
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On a motion duly made by Mr. Tunis, seconded by Mr. Falk and unanimously adopted,
it was
t:
#5-134-71 RESOLVED that, pursuant to a Public Hearing having been held on
May 25, 1971 on Petition 71-4-1-19 as submitted by V.R. Breidenbach
and D. J. Summers to rezone property located on the northeast 1/4 of
Section 3, from R-3-A to P.S. , the City Planning Commission does hereby
determine to table this item for further study.
Mr. Andrew, Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, Petition 71-3-2-13 by J. E. Mesker
for Boron Oil Company, requesting to be granted a waiver use permit
to construct a modern, full-facility gasoline service station on
property located on the northeast corner of Newburgh Road and Seven
Mile Road in the Southwest 1/4 of Section 5.
A letter on file from Consumer Power Company stated no objections. Engineering
Department's letter stated they have no objection but advises that right-of-way
on Seven Mile is needed and provision for storm drainage must be made.
Mr. Stanley Smith, 37500 Seven Mile Road was present and stated he does not want
a gas station on this corner.
Gerald Cook Attorney representing Boron Oil, and Bernard Whitman, Real Estate
representative, were present.
Mr. Cook stated that Boron Oil is willing to dedicate the north 27 feet of Seven
Mile Road, He also stated that if station is closed and remains closed for a
period of 6 months and cannot be put to other good and productive use, they will
remove building and restore it to its existing state.
Mr. Tent asked Mr. Whitman if his company makes enough profit in the gasoline
business to support itself, and whether or not they needed other related services
to make the station pay off.
Mr. Whitman advised that they would sell petroleum products only.
Mr. Andrew noted that they would be using a septic tank and asked whether they
had a permit for same.
Mr. Nagy advised that septic tanks and tile fields are discouraged but that there
are four similar permits in the area.
Mr. Whitman advised that they intended to locate into the 18" storm sewer.
Mr. Hand asked whether they would object to turning the building at an angle.
Mr. Whitman stated that could be turned.
Mr. Stan Smith was present and stated that he objected to a gas station.
Mr. Arkenbine, operator of the Marathon Service Station across the street from the
proposed site, said that market studies were conducted in the area and this corner
could not support another service station.
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LMr. Andrew, Chairman declared the public hearing closed on this item.
On a motion duly made by Mr. Tent, seconded by Mr. Hand and unanimously adopted it
was
#5-135-71 RESOLVED that, pursuant to a Public Hearing having been held on
May 25, 1971 on Petition 71-3-2-13 as submitted by J. L. Mesker
for Boron Oil Company requesting to be granted a waiver use permit
to construct a modern, full-facility gasoline service station on
property located on the northeast corner of Newburgh Road and
Seven Mile Road in the Southwest 1/4 of Section 5, the City Planning
Commission does hereby recommend to the City Council that Petition
71-3-2-13 be denied for the following reasons:
(1) The proposed use would not be in harmony and appropriate
with the orderly development of the surrounding area.
(2) The location and size of the proposed use, the nature and
intensity of the pritipal use and the accessory uses,
the site layout and its relationship to streets giving
access, shall be such that the traffic to and from the
use will be hazardous and inconvenient to the neighborhood
and will unduly conflict with the normal traffic of the
neighborhood.
(3) The location of the building and its accessories will be
such that the proposed use will have a detrimental effect
upon the neighboring property and the neighboring area
in general. It may impair the value of the neighboring
property and discourage the appropriate development and
use of the adjacent land or buildings.
(4) The location, size and intensity, site layout and periods
of operation of the proposed use can cause a nuisance which
may be noxious to the occupant of any other nearby permitted
use by reason of dust, noise, fumes and lights.
(5) The area is already being serviced by similar services
and there is no need for additional facilities of this type
at this location at this time.
FURTHER RESOLVED, notice of the above public hearing was sent
to property owners within 500 feet, petitioner and City Depart-
ments as listed in the Proof of Service.
Mr. Andrew, Chairman declared the motion carried and the above resolution adopted.
Mr. Hand announced the next item on the agenda, Petition 71-3-2-14by Ray Zimmerman,
Real Estate Representative for Gulf Oil Company, requesting to be
granted a waiver use permit to construct a storage building and a
vending area
thas
southwestan lcornerto tof Plymouth Roadexisting land Levan cinstheion
located o
Northwest 1/4 of Section 32.
Consumer Power Company and Engineering Division have registered no objections.
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Mr. Andrew advised that the signatures that were obtained do not comprise 65% of
Ilthe property owners in the area, therefore this petition will be brought back for
a vote at another regular meeting.
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Mr. Andrew announced the public hearing on this item was closed.
A tabling motion is in order because petition does not comply with Ordinance #543,
Section 7.03 of the Zoning Ordinance and therefore this petition cannot be acted
upon tonight.
On a motion duly made by Mr. Tunis, seconded by Mr. Falk and adopted it was
#5-136-71 RESOLVED that, pursuant to a Public Hearing having been held on
May 25, 1971 on Petition 71-3-2-14 as submitted by Ray Zimmerman
Real Estate Representative for Gulf Oil Company, requesting to be
granted a waiver of use permit to construct a storage building and
a vending area as an addition to the existing gasoline service
station located on the southwest corner of Plymouth Road and Levan
in the Northwest 1/4 of Section 32, the City Planning Commission
does hereby determine to table this item for three months or until
such time as the signatures required by Ordinance are obtained.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Falk, Moser, Pinto, Talbot, Tunis, Hand, Andrew
NAYS: Colomina, Tent
ABSENT: None
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, Petition 71-4-2-16 by Begrow
and Brown Architects for Clarenceville United Methodist Church,
requesting to be granted a waiver use permit to erect and connect
a sanctuary, chapel and administrative offices to the present
educational unit and fellowship hall located on the east side of
Middlebelt Road between Morlock and Norfolk Avenue in the Northwest
1/4 of Section 1.
Consumer Power Company letter on file listing no objection. Engineering Division
advises, no storm sewers immediately available.
Mr. J. Brown, Architect, 1145 West Long Lake Road, was present and stated that
they are tapped into sewer under Middlebelt Road.
Mr. Andrew declared the public hearing on this petition closed.
On a motion duly made by Mr. Pinto, seconded by Mr. Tunis, and unanimously adopted
it was
#5-137-71 RESOLVED that, pursuant to a Public Hearing having been held on
May 25, 1971 on Petition 71-4-2-16 as submitted by Begrow and Brown,
IIII Architects for Clarenceville United Methodist Church, requesting
to be granted a waiver of use permit to erect and connect a
sanctuary, chapel and administrative offices to the present educational
unit and fellowship hall located on the east side of Middlebelt Road be-
tween Morlock and Norfolk Avenue in the Northwest 1/4 of Section 1,
the City Planning Commission does hereby recommend to the City Council
that Petition 71-4-2-16 be approved for the following reasons:
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(1) The proposed development is of sufficient calibre to
justify approval.
(2) The proposed use is a logical addition to the existing land
use of the general area.
(3) The proposed development complies with all of the requirements
of the Zoning Ordinance.
CONDITIONS OF APPROVAL:
(1) That a landscape plan be submitted within one month from
the date of this approval for planning Commission approval.
(2) That all landscaping as shown on the approved plan be
installed before issuance of a Certificate of Occupancy.
FURTHER RESOLVED that, notice of the above Public Hearing was
sent to property owners within 500 feet, petitioner and City
Departments as listed in the Proof of Service.
Mr. Andrew, Chairman declared the motion carried and the foregoing resolution
adopted.
Mr. Hand announced the next item on the agenda, Petition 71-3-7-5 by the City
Planning Commission to amend Part V of the Master Plan of the City
of Livonia, the Master School and Park Plan so as to incorporate
property located north of Lyndon Avenue and south of Jamison in the
Northeast 1/4 of Section 24.
Mr. Vern Peach, 14939 Lyons , was present and stated that he objected to the
amendment of Master School and Park Plan.
Mr. Oral, 14740 Cavell, was present and stated that they are flooded out at all
times and when was something going to be done about it.
Mr. Andrew advised Mrs . Oral to make her complaint to the Engineering Department.
Mr. Vern Peach is to be notified of any further proceedings on this petition by mail.
There was no one else present wishing to be heard on this matter and the Chairman
declared the public hearing closed.
On a motion duly made by Mr. Colomina, seconded by Mr. Talbot and unanimously adopted
it was
#5-138-71 RESOLVED that, pursuant to a public hearing having been held on
May 25, 1971 on Petition 71-3-7-5 as submitted by the City Planning
Commission to amend Part V of the Master Plan of the City of Livonia,
the Master School and Park Plan, so as to incorporate property located
` \ north of Lyndon Avenue and south of Jamison in the Northeast 1/4 of
Section 24, the City Planning Commission does hereby determine to
table this item.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
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Mr. Hand announced the next item on the agenda, Petition 71-4-1-27 initiated by
Council Resolution #866-70 pursuant to Section 23.01(a) of Zoning
11;
Ordinance #543, requesting to rezone property located south of Six
Mile Road and west of Middlebelt Road in the Northeast 1/4 of Section
14, from C-2 and RUF to P.S.
Letters from Consumer Power Company and Engineering Department stated no objections.
Mr. William Brashear representing Drs. Rafani, and Rabani were present and stated
that they want the petition that is appearing on June 15 to be considered as a part
of this petition and would like the two petitions heard on the same night .
Mr. Greogory Stempien representing Miklish and Elmer Skat owners of Lots #1 and #2
were present and stated that his client wants to use Lots #1 and #2 for parking
therefore object to the rezoning.
Mr. Andrew, Chairman declared the public hearing closed.
On a motion duly made by Mr. Hand, seconded by Mr. Colomina, it was
#5-139-•71 RESOLVED that, pursuant to a Public Hearing having been held on
May 25, 1971 on Petition 71-4-1-27 initiated by Council Resolution
#866-70 pursuant to Section 23.01(a) of Ordinance #543, requesting
to rezone property located south of Six Mile Road and west of
Middlebelt Road in the Northeast 1/4 of Section 14, from C-2 and
RUF to P.S. , the Planning Commission does hereby recommend to the
City Council that Petition 71-4-1-27 be approved for the following
reasons:
(1) Rezoning to a P.S. , Professional Service, category is consistent
with the Planning Commission's recommended land use plan for the
area.
(2) Such rezoning is consistent with the Planning Commission's
policy of discouraging the expansion of general commercial
zoning along major thoroughfares .
(3) Such zoning would be a logical extension of zoning now existing
on lots immediately to the west .
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Livonia Observer, under
date of May 5, 1971 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.
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A roll call vote on the foregoing resolution resulted in the following: '
AYES: Colomina, Hand, Falk, Pinto, Talbot, Tent, Tunis
NAYS: Moser
ABSENT: None
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
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Mr. Hand announced the next item on the agenda, Petition 71-4-1-26 initiated by
t Council Resolution #783-70 pursuant to Section 23.01(a) of Zoning
Ordinance #543, requesting to rezone property located on the north
side of Five Mile Road between Fairfield and Woodring Avenue in the
Southwest 1/4 of Section 15, from C-2 and P.L. to P.S.
There was no one wishing to be heard and Mr. Andrew declared the public hearing
closed.
On a motion duly made by Mr. Tunis, seconded by Mr. Pinto and unanimously adopted
it was
#5-140-71 RESOLVED that, pursuant to a Public Hearing having been held on
May 25, 1971 on Petition 71-4-1-26 initiated by Council Resolution
#783-70 pursuant to Section 23.01(a) of Ordinance ##543, requesting
to rezone property located on the north side of Five Mile Road
between Fairfield and Woodring Avenue in the Southwest 1/4 of
Section 15, from C-2 and P.L. to P.S. , the City Planning Commission
does hereby recommend to the City Council that Petition 71-4-1-26
be approved for the following reasons:
(1) P.S. zoning is more compatible with the development of
Civic Center area.
(2) - The present commercial zoning could permit uses that could
detract from the potential and stability of the Civic
I: Center and adjacent areas .
(3) The ultimate Five Mile Road right-of,-way will reduce the
depth of these parcels so that it will be extremely
difficult to get optimum commercial development.
(4) In general, P.S. zoning creates less intensity of use
than commercial zoning, thus theoretically reducing the
conflict with the movement of transient traffic along Five
Mile Road.
(5) The rezoning of this land to the P.S. category is consistent
with the 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 May 5, 1971 and a 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. Andrew declared the motion carried and the foregoing resolution adopted.
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Mr. Andrew called a brief recess at 11:20 p.m. .
iii Mr. Hand announced the next item on the agenda, Petition 71-3-1-12 by Angelo
Mazzocco requesting to rezone property located at the northwest
corner of Schoolcraft and Stark Road in the Southeast 1/4 of Section
21, from R-2 to P.S.
On a motion duly made by Mr. Talbot, seconded by Mr. Hand, it was
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' #5-141-71 RESOLVED that, pursuant to a Public Hearing having been held on
April 20, 1971 on Petition 71-3-1-12 as submitted by Angelo
Mazzocco requesting to rezone property located at the northwest
corner of Schoolcraft and Stark Road in the Southeast 1/4 of
Section 21, from R--2 to P.S. , the City Planning Commission does
hereby recommend to the City Council that Petition 71-3-1-12 be
approved for the following reasons:
(1) Professional (P.S.) uses would provide the best transitional
zone between the future expressway and the residential lands
north of the expressway.
(2) Professional (P.S.) uses provide the best buffer uses in
relation. to the single family residential.
(3) Professional office uses are compatible to the surrounding
uses of the area.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Livonia Observer, under
date of March 31, 1971 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.
IL A roll call vote on the foregoing resolution resulted in the following:
AYES: Hand, Falk, Moser, Pinto, Talbot; Tent, Tunis, Andrew
NAYS: Colomina
ABSENT:
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, Petition 71-4-8-5 by Clarence
Durbin requesting Site Plan approval of proposed medical-dental
office complex located on Farmington Road between Six Mile Road
and Curtis in Section 10.
On a motion duly made by Mr. Hand, seconded by Mr. Colomina and unanimously adopted,
it was
#5-142-71 RESOLVED that, the City Planning Commission, pursuant to Section 9.02
of Ordinance #543, the Zoning Ordinance of the City of Livonia, as
amended by Ordinance #606, having reviewed Petition 71-4-8-5 as
submitted by Clarence Durbin requesting Site Plan approval for a
medical-dental office complex proposed to be located on Farmington
Road between Six Mile Road and Curtis in Section 10, does hereby
recommend to the City Council that Petition 71-4-8-5 be app
for the following reasons:
ILI (1) It is of sufficient calibre to justify approval.
410
(2) It complies with all of the requirements of the City of Livonia.
(3)
It is designed so as to be compatible with the adjacent development
and it will not adversely effect it.
9175
CONDITIONS OF APPROVAL:
F
(1) That a detailed landscape plan shall be prepared and
submitted to the Planning Commission for approval within
three months from the date of this approval.
(2) That the landscaping in proximity to each building
be installed before the issuance of a Certificate of
Occupancy is granted for that building.
(3) That Site Plan dated May 25, 1971 shall be adhered to
and that Architectural Plan as submitted shall be adhered to.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Andrew, Chairman, announced that Item #14 - Landscape Plan Approval for
St. Colette's Church and Item #15 - motion by the City Planning Commission have
been removed from the agenda.
Mr. Hand announced the next item on the agenda, a motion by the City Planning
Commission to hold a public hearing to determine whether or not to
amend Section 13.38 of Zoning Ordinance #543, to add a new sub-
paragraph to the Off-Street Parking requirements.
On a motion duly made by Mr. Tent, seconded by Mr. Pinto and unanimously adopted,
it was
#5-145-71 RESOLVED that, the City Planning Commission, pursuant to Section
23.01 of Ordinance #543, the Zoning Ordinance of the City of
Livonia, as amended, does hereby establish and order that a public
hearing be held to determine whether or not to amend Section 18.38
of Ordinance #543 by adding new language to subparagraph (22) ,
Business or Professional Offices.
FURTHER RESOLVED that, a hearing be held and notice be given
as provided in Section 23.05, Ordinance #543, the Zoning
Ordinance of the City of Livonia, as amended, and that there
shall be a report submitted and recommendation thereon to the
City Council.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, a motion by the City Planning
Commission to hold a public hearing to determine whether or not
to amend Section 13.06 of Zoning Ordinance #543, Surface and
Drainage of Commercial Parking Lots.
On a motion duly made by Mr. Talbot, seconded by Mr. Tunis and unanimously adopted
it was
14E; #5-146-71 RESOLVED that, the City Planning Commission pursuant to Section 23.01
of Ordinance #543, the Zoning Ordinance of the City of Livonia, as
amended, does hereby establish and order that a public hearing
be held to determine whether or not to rezone property located south
of Eight Mile Road and Brentwood Avenue from C-1 to P.S.
9176
FURTHER RESOLVED that, a hearing be held and notice be given
as provided in Section 23.05 of Ordinance #543, the Zoning
Ordinance of the City of Livonia, as amended, and that there
shall be a report submitted and recommendation thereon to the
City Council.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, Council Resolution #231-71
requesting further recommendation and clarification from the
Planning Commission to amend the Master School and Park Plan so
as to delete property located south of Pembroke Avenue between
Merriman Court and Sunset Boulevard in the Southwest 1/4 of
Section 2 .
On a motion duly made by Mr. Moser, seconded by Mr.. Falk and unanimously adopted
it was
#5-148-71 RESOLVED that, pursuant to Council REsolution No. 231-71, the
City Planning Commission, having reviewed its Resolution
#2-48-71 approving the amendment to the Master School and Park
Plan contained in Petition 69-7-7-9, does hereby determine that
the Resolution clearly states the nature and extent of the
amendment and that no further action is necessary with respect
to Resolution #2-48-71.
10 Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, a motion by the City Planning
Comuission to withdraw Petition 69-6-7-8 requesting to amend
the Master School & Park Plan so as to delete Parcel D-12
located on the north side of Seven Mile Road, west of Osmus Avenue
in the Southeast 1/4 of Section 3.
On a motion duly made by Mr. Hand, seconded by Mr. Colomina and unanimously
adopted it was
#5-149-71 RESOLVED that, having held a Public Hearing on August 12, 1969
pursuant to the provisions of Act 286 of the Public Acts of
Michigan, 1931, as amended, for the purpose of amending Part V
of the Master Plan of the City of Livonia, the Master School &
Park Plan, by deleting Parcel D-2 located on the north side of
Seven Mile Road, west of Osmus Avenue in the Southeast 1/4 of Section
4; and having approved the amendment under Petition 69-6-7-8 by its
Resolution #2-47-71 adopted on February 23, 1971, the City Planning
Commission having been advised that the City of Livonia has acquired
subject property, does hereby rescind Resolution#2-47-71 and with-
draws Petition 69-6-7-8 and deems that no further action by the
City is necessary. •
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
9177
ILI Mr. Hand announce the next item on the agenda, a motion by the City Planning
Commission, pursuant to Council Resolution #1041-70, to hold a
public hearing to determine whether or not to vacate certain
portions of Gable, between Purlingbrook and Flamingo and St.
Martins between Flamingo and Milburn in the South 1/2 of Section 2.
On a motion duly made by Mr. Colomina, seconded by Mr. Tent and unanimously adopted
it was
#5-150-71 RESOLVED that, the City Planning Commission, pursuant to
Ordinance No. 29, as amended by Ordinance No. 50, of the City
of Livonia, and pursuant to Council Resolution #1041-70, does
hereby establish and order that a public hearing be held to
determine whether or not to vacate certain portions of Gable
between Purlingbrook and Flamingo, and St. Martins between
Flamingo and Milburn, in the South 1/2 of Section 2.
FURTHER RESOLVED that, a hearing be held and notice be given
as provided in Section 23.01 of Ordinance #543, the Zoning
Ordinance of the City of Livonia, as amended, and that there
shall be a report submitted and recommendation thereon to the
City Council.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, a motion by the City Planning
Commission to withdraw Petition 68-7-6-6 requesting to amend
ILO Section 8.02(a) , Permitted Uses in the R-7' District Regulations
by adding retirement housing for the elderly; Section 8.04(a) ,
(b) and (d) Minimum Development Standards, and Section 8.07 by
adding a new section entitled Enclosed Parking.
On a motion duly made by Mr. Hand, seconded by Tunis and unanimously adopted it was
#5-151-71 RESOLVED that, pursuant to a Public Hearing having been held on
September 17, 1968 on Petition 68-7-6-6 as submitted by the
City Planning Commission to amend Section 8.02(a) , Permitted
Uses in the R-7 District Regulations by adding retirement housing
for the elderly; Section 8.04(a) , . (b) and (d) , Minimum Development
Standards, and Section 8.07 by adding a new section entitled
Enclosed Parking, the City Planning Commission does hereby deter-
mine to withdraw Petition 68-7-6-6.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, motion by the City Planning Commission
to withdraw Petition 70-3-1-8 by the City Planning Commission pursuant
to Council Resolution #138-70, to rezone property located east of
Newburgh Road, south of Six Mile Road in Section 17, from R-3-B to
C-1.
On a motion duly made by Mr. Moser, seconded by Mr. Tent and unanimously adopted it was
1 •
9178
#5-152-71 RESOLVED that, pursuant to Council REsolution #350-71, the
City Planning Commission does hereby approve the withdrawal
of Petition 70-3-1-8 as submitted by the City Planning Commission
pursuant to Council Resolution #138-70, to rezone property located
east of Newburgh Road, south of Six Mile Road in Section 17, from
R--3--B to C-1, and deems that no further action by the City is
necessary.
Mr. Andrew declared the motion carried the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, motion by the City Planning Commission
to hold a public hearing to determine whether or not to rezone
property located east of Newburgh Road, south of Six Mile Road in
Section 17, from R-3-B to C-2 and P.S. in accordance with the
stipulation entered into in Wayne County Circuit Civil Action
No. 150-350.
On a motion duly made by Mr. Tunis, seconded by Mr. Colomina and unanimously adopted
it was
##5-153-71 RESOLVED that, the City Planning Commission pursuant to Section 23.01
of Ordinance #543, the Zoning Ordinance of the City of Livonia, as
amended, does hereby establish and order that a public hearing be
held to determine whether or not to rezone property located east
of Newburgh Road, south of Six Mile Road in Section 17, from R-3-B
to C-2 and P.S. in accordance with the stipulation entered into
F in Wayne County Circuit Civil Action No. 150-350.
FURTHER RESOLVED that, a hearing be held and notice be given as
provided in Section 23.01 of Ordinance #543, the Zoning Ordinance
of the City of Livonia, as amended, and that there shall be a report
submitted and recommendation thereon to the City Council.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, motion by the City Planning Commission
to withdraw Petition 68-7-3-10 requesting to vacate either Clarita
Avenue between Stamford and Farmington or that portion of Pickford
Avenue between Stamford and Farmington in the Northeast 1/4 of Section
9.
On a motion duly made by Mr. Talbot, seconded by Mr. Hand and unanimously adopted
it was
#5-143-71 RESOLVED that, pursuant to a Public Hearing having been held on
October 15, 1968 on Petition 68-7-3-10 as submitted by the City
Planning Commission requesting to vacate either Clarita Avenue
between Stamford and Farmington or that portion of Pickford Avenue
between Stamford and Farmington in the Northeast 1/4 of Section 9, •
the City Planning Commission does hereby determine to withdraw
Petition 68-7-3-10 and deems that no further action by the City
is necessary.
9179
FURTHER RESOLVED that, notice of the above Public Hearing was
published in the official newspaper, the'Livonia Observer, under
date of September 25, 1968 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. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, motion by the City Planning Commission
to withdraw Petition 68-7-3-9 requesting to vacate that portion of
Elsie Avenue between Berwick and Merriman and that portion of Barkley
Avenue between Stamford and Farmington in the Northeast 1/4 of
Section 9.
On a motion duly made by Mr. Colomina, seconded by Mr. Tunis and unanimously adopted
it was
#5-144-71 RESOLVED that, pursuant to a Public Hearing having been held on
October 15, 1968 on Petition 68-7-3-9 as submitted by the City
Planning Couuuission requesting to vacate that portion of Elsie
Avenue between Berwick and Merriman and that portion of Barkley
Avenue between Berwick and Merriman in the Northeast 1/4 of
Section 22, the City Planning Commission does hereby determine
to withdraw Petition 68-7-3-9 and deems that no further action
by the City is necessary.
FURTHER RESOLVED that, notice of the above Public Hearing was
published in the official newspaper, the Livonia Observer, under
date of September 25, 1968 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. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, motion by the City Planning Commission
to hold apublic hearing to determine whether or not to rezone property
located on the northeast corner of Seven Mile Road and Newburgh in
the Southwest 1/4 of Section 5, from C-2 and RUF to C-1.
On a motion duly made by Mr. Moser, seconded by Mr. Tent and unanimously adopted it was
#5-156-71 RESOLVED that, the City Planning Commission pursuant to Section 23.01
of Ordinance #543, does hereby establish and order that a public
hearing be held for the purpose of determining whether or not to
rezone property located on the northeast corner of Seven Mile Road
and Newburgh Road in the Southwest 1/4 of Section 5, from C-2 and RUF
to C-1.
FURTHER RESOLVED that, a hearing be held and notice be given as
provided in Section 23.01 of Ordinance #543, the Zoning Ordinance
of the City of Livonia, as amended, and that there shall be a report
submitted and recommendation thereon to the City Council.
4,
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
9180
•
Mr. Hand announced the next item on the agenda, motion by the City Planning Commission
to hold a public hearing to determine whether or not to rezone property
located on the west side of Farmington Road south of Eight Mile Road
in the Northeast 1/4 of Section 4, from C-2 to RUF.
On a motion duly made by Mr. Colomina, seconded by Mr. Falk and unanimously adopted
it was
#5-157-71 RESOLVED that, the Planning Commission pursuant to Section 23.01
of Ordinance ##543, does hereby establish and order that a public
hearing be held for the purpose of determining whether or not to
rezone property located on the west side of Farmington Road south
of Eight Mile Road in the Northeast 1/4 of Section 4, from C-2
to RUF.
FURTHER RESOLVED that, a hearing be held and notice be given
as provided in Section 23.01 of Ordinance #543, the Zoning
Ordinance of the City of Livonia, as amended, and that there
shall be a report submitted and recommendation thereon to the
City Council.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand read the -next item on the agenda, motion by the City Planning Commission
to hold apublic hearing to determine whether or not to rezone property
located on the southwest corner of Seven Mile Road and Farmington
Road in the Northeast 1/4 of Section 9, from C-2 to C-l.
On a motion duly made by Mr. Hand, seconded by Mr. Tent and unanimously adopted it was
#5-158-71 RESOLVED THAT, the Planning Commission pursuant to Section 23.01 of
Ordinance #543, the Zoning Ordinance, does hereby establish and
order that a public hearing be held for the purpose of determining
whether or not to rezone property located on the southwest corner
of Seven Mile Road and Farmington Road in the Northeast 1/4 of Section
9, from C-2 to C-1.
FURTHER RESOLVED that, a hearing be held and notice be given as
provided in Section 23.01 of Ordinance #543, the Zoning Ordinance
of the City of Livonia, as amended, and that there shall be a
report submitted and recommendation thereon to the City Council.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
' Mr. Hand announced the next item on the agenda, approval of the minutes of the
meetings held by the City Planning Commission on April 20, 1971 and
April 27, 1971.
On a motion duly made by Mr. Moser, seconded by Mr. Colomina, it was
#5-154-71 RESOLVED that, the minutes of the meeting held on April 20, 1971
and April 27, 1971 be approved.
lr) A roll call vote on the foregoing resolution resulted in the following:
AYES: Colomina, Falk, Moser, Pinto, Talbot, Tunis , Hand, Andrew
NAYS: None
ABSTAIN: ' Tent
9181
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
t:
Mr. Rand announced the next item on the agenda, Petition 71-3-2-9 by L. N. Butcher,
Area Engineer for American Oil Company, requesting to be granted a
waiver use permit to build one additional service stall and upgrade
exterior of existing service station located on the east side of
Farmington Road between Six Mile Road and Curtis Road in the South-
west 1/4 of Section 10.
Mr. Butcher was present and stated that his company was in an updating and cleanup
program at the present time.
Messrs. Hand, FAlk, Tent and Pinto advised Mr. Butcher of the dirty rundown condition
of this particular station and asked that it be cleaned up.
Mr. Butcher stated that he would make a personal endeavor to talk to district manager
about cleaning up this particular station.
On a motion duly made by Mr. Colomina, seconded by Mr. Moser and unanimously adopted
it was
#5-155-71 RESOLVED that, pursuant to a Public Hearing having been held on
April 20, 1971 on Petition 71-3-2-9 as submitted by L. N. Butcher,
Area Engineer for American Oil Company, requesting to be granted
a waiver use permit to build one additional service stall and up-
grade exterior of existing service station located on the east
.,4" side of Farmington Road between Six Mile Road and Curtis Road n
10 in the Southwest 1/4 of Section 10, the City Planning Commission
does hereby recommend to the City Council that Petition 71-3-2-9
be approved for the following reasons:
(1) This will allow for the upgrading of an existing service
station.
(2) The proposed remodeling will be more aesthetically pleasing
to the area.
CONDITIONS OF APPROVAL:
(1) That Site Plan #S.S. 5729 shall be adhered to.
(2) That Architectural Elevation Details dated 2/8/71 shall be
adhered to.
(3) That Landscape Plan #S.S. 5729 shall be adhered to and
maintained and shall be the responsibility of Standard
Oil Company if the Standard Lessee does not comply.
(4) That all landscaping as shown on the approved plan shall
be installed before the issuance of a Certificate of Occupancy.
FURTHER RESOLVED that, notice of the above Public Hearing was
IL sent to property owners within 500 feet, petitioner and City
Departments as listed in the Proof of Service.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
1
9182
) On a motion duly made, seconded and unanimously adopted the City Planning Commission
7
adjourned their 229th Regular Meeting at approximately 12:00 Midnight.
CITY PLANNING COMMISSION
r- il,o..),,,,c.. . sVY\ .Akc4
Francis M. Hand, Seretery
ATTESTED:
l ' il�{
Daniel R. Andrew, Chairman
IL
IL
• i