HomeMy WebLinkAboutPLANNING MINUTES 1971-06-15 9183
MINUTES OF THE 230th REGULAR MEETING
AND A PUBLIC HEARING HELD BY THE CITY
PLANNING COMMISSION OF THE CITY
OF LIVONIA
On Tuesday, June 15, 1971, the City Planning Commission of the City of Livonia
held its 230th 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
8:00 p.m. with approximately 30 interested persons in the audience.
Members present: Daniel R. Andrew Francis M. Hand
Charles Pinto Marvin Moser
Joseph Falk Suzanne Taylor
Members absent: H. Dow Tunis Joseph Talbot
Messrs. John J. Nagy, Planning Director; H. G. Shane, Planner III, and Harry
Tatigian, City Attorney, and Daniel Gilmartin, Industrial Development Coordinator,
were also present.
Mr. Andrew announced for the information of those present in the audience that
Agenda Item #8, Site Plan approval for Wah Yee Associates, has been removed from
the agenda and will be on a study meeting of the Commission on June 22, 1971 and
on its next Regular Meeting agenda for June 29, 1971 providing all goes well. He
stated there are some engineering difficulties that effect that site plan that
will have to be resolved. He also informed the audience that this Commission
makes recommendations only to the City Council which takes final action on
matters brought before the Commission, and that any persons aggrieved by the
decision of the Commission on a Waiver Use Petition has ten days in which to
appeal that decision to the City Council.
Mr. Andrew welcomed to the Commission Mrs. Suzanne Taylor, newly appointed
Commissioner.
Mr. Hand announced the first item on the agenda is Petition 71-4-1-23 by
Allen W. Weiss, D.D.S. and Philip W. Cohen, D.D.S. , requesting
to rezone property located on the north side of Schoolcraft Road,
west of Merriman Road in the Southeast 1/4 of Section 22, from
RUF to P.S.
Mr. Nagy stated there are two letters in the file regarding this petition; one from
Consumers Power Company indicating they have no objection to this rezoning and one
from the City Engineering Department indicating there are no engineering problems
connected with this petition.
Mr. Jack Brown, representing Dr. Weiss and Dr. Cohen, stated it is the desire of
his clients to provide a clinic and office space for their own practice; in this
case there being four professionals involved. Mr. Brown stated that the petitioners
are the owners of the property and_=thre would be an addition to the space actually
used by this group of four for rental space; enough to cover the carrying costs of
the overall project. He said the desire as expressed to him and on the site plan
is to provide clinics running from 1600 to 1800 square feet and a couple being
smaller, perhaps 1500 square feet, that will be a working environment superior to
that within which they are presently working. Mr. Brown stated that the parking
required by Ordinance is fairly substantial and works out to about 100 cars and
landscaping has been worked out and that the petitioners seem to be interested
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in doing an attractive building that will be indicative of a progressive practice
and community.
Mr. Andrew asked what the total building area is and if the easement along the
east and south lines of the property as indicated on the plan is an open drain.
Mr. Brown stated that the total area of the building is 9,000 square feet and that
the description to the south is a new sewer, he believed, and the other is an
enclosed drain which takes the place of the vacated drain that was open.
Mr. Hand questioned if there is speculation of putting another building on the site.
Mr. Brown stated there has been no conversation to that effect and, of course, once,
the site plan is approved it could be difficult to develop the site to that intensity,
and that the site plan the Commission has is the one intended to be developed
and does not take into consideration further development of the site.
Mr. Hand asked if the building is located so that there could be further development
on the site.
Mr. Brown stated yes, but that could be a problem.
Mr. Andrew stated that the Commission has site plan approval on this development
and should keep that in mind.
Mr. Falk questioned how many buildings will be on this site.
Mr. Brown stated essentially one building but, conceivably, there could be five
units.
Mr. Falk asked if there will be a wall behind this development.
Mr. Andrew stated a wall is required by Ordinance and questioned if the architecture
would be of a residential structure.
Mr. Brown stated he would say yes.
A resident, 31715 Scone, stated there is a two foot drop between the level of the
land in question and his property, and he is concerned about drainage, if a parking
lot is proposed, flowing into his property.
Mr. Brown stated that by the time the petitioners are through with the site plan and
the Engineering, Traffic and City Planning is through with the petitioners, he
does not believe there will be a drainage problem.
The resident questioned if the wall would be concrete block.
Mr. Nagy read section 18.45 of Ordinance #543 pertaining to protective walls.
Mr. Andrew stated the wall would have to be constructed from one of the three
mentioned in the Ordinance, and that its -location would have to be determined
by the Engineering Division.
tor There was no one else present wishing to be heard regarding this item.
Mr. Andrew stated the public hearing on this item is closed.
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On a motion duly made by Mr. Falk, seconded by Mr. Pinto, and unanimously adopted,
it was
#6-159-71 RESOLVED that, pursuant to a Public Hearing having been held
on June 15, 1971 on Petition 71-4-1-23 as submitted by Allen W.
Weiss, D.D.S. and Philip W. Cohen, D.D.S. , requesting to rezone
property located on the north side of Schoolcraft Road, west of
Merriman Road in the Southeast 1/4 of Section 22, from RUF to P.S. ,
the City Planning Commission does hereby recommend to the City
Council that Petition 71-4-1-23 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 May 26, 1971, and notice of such hearing was sent to
the Detroit Edison Company, Michigan Bell Telephone Company,
Chesapeake & Ohio Railway Company, Consumers Power Company and
City Departments as listed in the Proof of Service.
Mr. Andrew, Chairman, delcared the motion carried and the foregoing resolution
adopted.
Mr. Hand read the next item on the agenda, Petition 71-4-1-24 by H. Eugene Field
for Tom's Northwood Market, Inc. , requesting to rezone property
located on the northwest corner of Clarita Avenue and Middlebelt
Road in the Northeast 1/4 of Section 11, from R-5 to C-2.
Mr. H. Eugene Field was present and explained that they want to build a building
and then rent it to a suitable tenant. He also stated that a restaurant was not
in the offing for the rental of this building.
Mr. Hand stated that the nature of occupancy is very important. He advised Mr.
Field that there is a very severe traffic problem there now.
Mr. Andrew asked Mr. Field whether his client owned Lot 17A to the north.
Mr. Field stated that his client did not own that lot.
Mr. Pinto stated that the petitioner owns Lot 15 and 16, and wondered whether the
extra space will be used for residential homes or for additional parking.
Mr. Field stated that the site looked good for multiple housing.
Both Mr. Andrew and Mr. Pinto asked the petitioner why they wanted C-2 zoning.
Mr. Field advised that he picked this (C-2) arbitrarily.
Mr. Andrew asked Mr. Nagy what was slated for this area in the Master Plan of
Livonia.
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Mr. Nagy stated C-1 and P.S. .
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( D Mr. Pinto asked the owner of Tom's Northwood Market, Inc. whether he would consider
putting up a Professional Office Service.
y He stated that he would not build any professional service building.
Mrs. Row, 32920 Raphael was present and stated that she objected to rezoning
unless property south of Clarita is rezoned the same way. She is the owner of
Parcel #4.
Mr. Phil Soupis, 18885 Middlebelt was present and stated that he wanted to object
to the C-2 zoning. He stated that he would not object to C-1 zoning.
There was no one else wishing to be heard on this petition and Mr. Andrew, Chairman,
declared the public hearing closed.
Mr. Andrew asked Mr. Tatigian, City Attorney how the Commission could change this
petition to read C-1.
Mr. Tatigian advised that the petitioner has a right to his petition being voted
upon as it was presented unless he wants to change it voluntarily.
Mr. Andrew asked Mr. Tatigian whether the petitioner could take this petition to
the City Council and ask for a C-1 zoning, if the Commission decided to deny the
petition.
toos Mr. Tatigian stated that it's been done before.
Mr. Field stated that he voluntarily asks that his petition be changed to read
C-1 instead of C-2 and will submit a letter to the City Clerk stating his
desire to change his petition to read C-1 instead of C-2.
Mr. Tatigian advised the Commission if what Mr. Field states is the case then he
does not see why it would not be allowable.
Mr. Andrew asked Mr. Nagy what his views were on the matter.
Mr. Nagy stated that it was a business corridor, the Livonia Mall Master Plan
proposes local and professional service uses therefore, C-1 zoning would be
logical zoning.
On a motion duly made by Mr. Moser, seconded by Mr. Pinto and adopted, it was
#6-160-71 RESOLVED that, pursuant to a Public Hearing having been held on
June 15, 1971 on Petition 71-4-1-24 as submitted by H. Eugene Field
for Tom's Northwood Market, Inc. , requesting to rezone property
located on the northwest corner of Clarita Avenue and Middlebelt
Road in the Northeast 1/4 of Section 11, from R-5 to C-2; and
pursuant to a verbal request by H. Eugene Field, the City Planning
Commission does hereby recommend to the City Council that Petition •
lb: 71-4-1-24 be approved as amended to read from R-5 to C-1 for the
following reasons :
(1) This rezoning is consistent with the previously approved
Livonia Mall Master Plan.
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(2) This is a logical expansion of existing zoning and consistent
with the land use pattern of the area.
l FURTHER RESOLVED that, notice of the above Public Hearing was
published in the official newspaper, the Livonia Observer, under
date of May 26, 1971 and a notice of such hearing was sent to
the Detroit Edison 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, Moser, Pinto, Taylor, Andrew
NAYS: Hand
ABSENT: Tunis, Talbot
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, Petition 71-4-1-25 by William
Brashear, Attorney for Iraj Rafani and Mohammed Rabbani, requesting
to rezone property located south of Six Mile Road, north of Munger
in the Northeast 1/4 of Section 14, from RUF to P.S.
Mr. Brashear was present and advised the Commission that they would like to
withdraw Lots 8 and 9 from the petition since it is being covered under another
petition.
There was no one else wishing to be heard on this item and the Chairman declared
the public hearing closed.
, A motion duly made by Mr. Moser to table the matter for further study, failed
because of lack of support.
On a motion duly made by Mr. Hand, seconded by Mr. Pinto, and adopted, it was
#6-161-71 RESOLVED that, pursuant to a Public Hearing having been held
on June 15, 1971 on Petition 71-4-1-25 as submitted by William
Brashear, Attorney for Iraj Rafani and Mohammed Rabbani, request-
ing to rezone property located south of Six Mile Road, north of
Munger in the Northeast 1/4 of Section 14, from RUF to P.S. ; and,
pursuant to a verbal request by William Brashear on behalf of the
petitioners, the City Planning Commission does hereby recommend
to the City Council that Petition 71-4-1-25 be approved as amended
to exclude Lots 8 and 9 and an additional 70 feet of Lots 27 and
28, being legally described as:
The North 190.01 feet of Lots 27 and 28, Livrance Estates Sub-
division, as recorded in Liber 67, Page 10, Wayne County Records,
said subdivision being a part of the N. E. 1/4 of Section 14,
T. 1 S. , R. 9 E. , City of Livonia, Wayne County, Michigan.
116 for the following reasons:
(1) It is a logical extension of the existing zoning pattern
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of the area.
(2) It will provide for the proper land use and develop-
ment of the area.
(3) It will provide for adequate development of the
residential property north of Munger Avenue, con-
sistent with the existing zoning classification.
(4) The proposed zoning will provide a buffer zone
between the commercial lands north of Six Mile
and the residential lands south of Six Mile Road.
FURTHER RESOLVED that, notice of the above Public Hearing was
published in the official newspaper, the Livonia Observer,
under date of May 26, 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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Falk, Pinto, Hand, Andrew
NAYS: None
ABSTAIN: Taylor, Moser
ABSENT: Tunis, Talbot
Mr. Andrew, Chairman, declared the motion carried and the foregoing resolution
adopted.
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Mr. Hand announced the next item on the agenda, Petition 71-5-1-28 by Nicholas
Smith on behalf of Robert L. Allison requesting to rezone property
located on the west side of Fairfield Avenue, north of Five Mile
Road in the Southwest 1/4 of Section 15, from R-1 to P.
The Engineering Department advises no engineering problems with the exception
of right-of-way of Fairfield Avenue which is 50 ft. wide and should be 60 feet
wide.
Mr. Smith, representing petitioner was present and showed the Commission sketches
of proposed building.
Mrs. Taylor asked what were they providing for access to site.
Mr. Smith advised Fairfield Avenue and Five Mile would provide access .
Mr. Moser stated that the site plan did not show Five Mile as an ingress .
Mr. Smith advised that the sketch is rough and that is why it is not shown on
this drawing.
There was no one else present to be heard on this petition and Mr. Andrew,
Chairman declared the public hearing closed on this item.
On a motion duly made by Mr. Pinto, seconded by Mr. Moser and unanimously adopted
it was
#6-162-71 RESOLVED that, pursuant to a Public Hearing having been held
on June 15, 1971 on Petition 71-5-1-28 as submitted by
Nicholas Smith on behalf of Robert L. Allison requesting to
rezone property located on the west side of Fairfield Avenue,
north of Five Mile Road in the Southwest 1/4 of Section 15,
from R-1 to P, the City Planning Commission does hereby
reco mend to the City Council that Petition 71-5-1-28 be
approved for the following reasons:
(1) The proposed zoning classification is compatible with
the previously approved Civic Center Development Plan.
(2) The permitted uses in the (P) zoning classification are
compatible with the existing uses of the area.
(3) There is a need for additional parking in this location
due to the shallow commercial lots that face Five Mile Road.
(4) Provisions for parking when well-screened will not adversely
effect the stability of the adjacent areas.
FURTHER RESOLVED that, notice of the above Public Hearing was
published in the official newspaper, the Livonia Observer, under
date of May 26, 1971 and a notice of such hearing was sent to
the Detroit Edison Company, Chesapeake & Ohio Railway Company
li:0 Michigan Bell Telephone Company, Consumers Power Company and
City Departments as listed in the Proof of Service.
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Mr. Hand announced the next item on the agenda, Petition 71-5-1-30 by James F.
Peters, Warren V. Nielsen and Angelo Diponio requesting to rezone
property located on the west side of Merriman Road, north of the
C & 0 Railway in the Northeast 1/4 of Section 27, from M-1 to M-2.
4
Mr. Ray D. Martin, representing the petitioner, was present and advised the
Commission that one ownership bears two different classifications.
There was no one else wishing to be heard regarding this petition and Mr.
Andrew declared the public hearing closed on this item.
On a motion duly made by Mr. Falk, seconded by Mr. Hand and unanimously adopted
it was,
#6-163-71 RESOLVED that, pursuant to a PUblic Hearing having been held
on June 15, 1971 on Petition 71-5-1-30 as submitted by James
F. Peters, Warren V. Nielsen and Angelo Diponio requesting to
rezone property located on the west side of Merriman Road,
north of the C & 0 Railway in the Northeast 1/4 of Section 27
from M-1 to M-2, the City Planning Commission does hereby
recommend to the City Council that Petition 71-5-1-30 be
approved for the following reasons :
(1) The M-2 zoning classification would provide for a uniform
zoning classification for the parcel of limited size and
subject to an overall development plan.
11 ,
(2) The M-2 zoning classification would provide for a greater
flexibility of use and development potential.
(3) The M-2 zoning classification is compatible to the surround-
ing uses and is a logical extension of the existing zoning
pattern of the area.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Livonia Observer, under
date of May 26, 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, Chairman declared the motion carried and the foregoing resolution
adopted.
Mr. Hand announced the next item on the agenda, Petition 71-5-1-29 by Robert J.
Eliassen requesting to rezone property located on the east side
of Farmington Road between Eight Mile Road and Norfolk in the
Northwest 1/4 of Section 3, from R-3 and C-2 to P.
The Engineering Department advises that with the exception of a storm sewer easement
there appears to be no engineering problems.
Mr. Eliassen was present and showed the Commission photographs of buildings he
has built.
Mr. Hand asked whether ingress and egress would be from Farmington Road.
9191
Mr. Eliassen stated that they would.
There was no one else present to be heard on this petition and Mr. Andrew,
16, Chairman declared the public hearing closed.
On a motion duly made by Mr. Hand, seconded by Mr. Falk and unanimously adopted
it was
#6-164-61 RESOLVED that, pursuant to a Public Hearing having been held
on June 15, 1971 on Petition 71-5-1-29 as submitted by Robert J.
Eliassen requesting to rezone property located on the east side
of Farmington Road between Eight Mile Road and Norfolk in the
Northwest 1/4 of Section 3, from R-3 and C-2 to P, the City
Planning Commission does hereby recommend to the City Council
that Petition 71-5-1-29 be denied for the following reasons:
(1) The proposed zoning classification and permitted uses
therein are not compatible to the existing uses of the
area.
(2) The proposed zoning district encroaches into an established
residential area and would have an adverse effect upon the
neighborhood.
FURTHER RESOLVED that, notice of the above Public Hearing was
114 published in the official newspaper, the Livonia Observer,
under date of May 26, 1971 and a notice of such hearing was
50 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 read the next item on the agenda, Petition 71-5-2-17 by Robert J.
Eliassen requesting to be granted a waiver use permit to erect
a Flame #7 family-style restaurant on property located on the
east side of Farmington Road between Eight Mile Road and Norfolk
in the Northwest 1/4 of Section 3.
Mr. Eliassen was present and stated that heaviest traffic in the area existed
in the morning and late afternoon only. He stated that the peak period for
the restaurant would be at noon when traffic is slight.
Mr. Andrew asked whether this was a 24 hour franchise operation.
Mr. Eliassen stated it was and that it would be operated by his son.
Mr. Andrew advised Mr. Eliassen that the restaurant did not comply with Zoning
Ordinance #543, Section 11.03(c) , Waiver Use Standards for Restaurants.
There was no one else present to be heard on this petition and the Chairman
declared the public hearing closed.
J
On a motion duly made by Mr. Falk, seconded by Mr. Pinto and unanimously adopted
it was,
9192
466-165-71 RESOLVED that, pursuant to a public hearing having been held
on June 15, 1971 on Petition 71-5-2-17 by Robert J. Eliassen
requesting to be granted a waiver use permit to erect a
Flame #7 family style restaurant on property located on the
16, east side of Farmington Road between Eight Mile Road and
Norfolk in the Northwest 1/4 of Section 3, the City Planning
Commission does hereby recommend to the City Council that
Petition 71-5-2-17 be denied for the following reasons:
(1) It would be detrimental to the surrounding residential
area.
(2) It does not comply with Zoning Ordinance 46543, Section
11.03(c) , Waiver Use Standards for Restaurants.
(3) The proposed use would not be in harmony and appropriate
with the orderly development of the surrounding area.
(4) The location and size of the proposed use, the nature and
intensity of the principal 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 will unduly conflict with the normal traffic
of the neighborhood.
(5) 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.
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 declared the motion carried and the foregoing resolution adopted.
Mr. Andrew called a brief recess at 9:45 p.m.
The meeting was reconvened at approximately 9:50 p.m.
Mr. Hand announced the next item on the agenda, Petition 71-2-8-2 by Melvin Sachs
requesting Site Plan approval for Livonia Pavilion East proposed to
be located on the north side of Vassar Avenue, east of Middlebelt
Road, in the Southwest 1/4 of Section 1.
On .a motion duly made by Mr. Hand, seconded by Mr. Moser and unanimously adopted,
it was
#6-166-71 RESOLVED that, pursuant to Section 18.56 of Ordinance #543,
the Zoning Ordinance of the City of Livonia, as amended by
Ordinance #788, the City Planning Commission does hereby
1E; recommend to the City Council that Petition 71-2-8-2 by
Melvin Sachs requesting approval of all plans required by
Ordinance #788 for a Livonia Pavilion East proposed to be
located on the north side of Vassar Avenue, east of Middlebelt
Road in the Southwest 1/4 of Section 1, be approved with the
following conditions:
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•
FURTHER RESOLVED that, notice of the above Public Hearing was
ir 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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Pinto, Taylor, Hand, Andrew
NAYS: Falk, Moser
ABSENT: Talbot, Tunis
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, Petition 71-3-2-14 by 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 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.
On a motion duly made by Mr. Hand, seconded by Mr. Moser and unanimously adopted
it was
#6-168-71 RESOLVED that, pursuant to a Public Hearing having been held
It , 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 use permit to construct a
storage building and a vending area as an addition to the
exisiting 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 recommend
to the City Council that Petition 71-3-2-14 be approved for the
following reason:
(1) This is a modest expansion to the gasoline service station
for storage purposes only. It will enclose unsightly materials
and vending machines presently displayed on the site.
CONDITIONS OF APPROVAL:
(1) That Site Plan #6715 shall be adhered to.
(2) That Building #1136 by T.H. Marsh Construction Company
shall be adhered to.
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 declared the motion carried and the foregoing resolution adopted.
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Mr. Hand announced the next item on the agenda, Petition 69-6-1-21 by William
Ponder, Attorney for Leonard J. Hyman, requesting to rezone property
located on the north side of Six Nile Road, east of Niddlebelt in
f the Southwest 1/4 of Section 12, from RUF to C-2. (Public Hearing
8/12/69)
On a motion duly made by Mr. Hand, seconded by Mr. Falk and unanimously adopted
it was
##6-169-71 RESOLVED that, pursuant to a Public Hearing having been held
on August 12, 1969 on Petition 69-6-1-21 as submitted by
William Ponder, Attorney for Leonard J. Hyman requesting to
rezone property located on the north side of Six Mile Road,
east of Middlebelt in the Southwest 1/4 of Section 12, from
RUF to C-2, the City Planning Commission does hereby recommend
to the City Council that Petition 69-6-1-21 be denied for the
following reasons:
(1) The petition is in conflict with the Master Flood Plain Map
of the City of Livonia.
(2) There is already a sufficient amount of unused commercially
zoned land in this location to satisfy the needs for future
commercial development.
(3) Intensifying the land use to the point permitted under C-2
zoning could generatea higher volume of traffic than would
be expected if the land remained in the residential category,
Middlebelt Road is already overly congested and the addition
of traffic from a fourteen-acre counercial center could ad-
versely affect its traffic-carrying capacity.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Livonia Observer, under
date of July 23, 1969 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.
Mr. Hand announced the next item on the agenda, Petition 68-3-3-8 by Larry
Buckley requesting to vacate an easement located on the south
side of Meadowbrook Lane, approximately 76 feet west of Hubbard
Road in the Northwest 1/4 of Section 22. (Public Hearing 5/21/68)
#6-170-71 RESOLVED that, pursuant to a Public Hearing having been held
on May 21, 1968 on Petition 68-3-3-8 as submitted by Larry
Buckley requesting to vacate an easement located on the south
side of Meadowbrook Lane, approximately 76 feet west of Hubbard
Road in the Northwest 1/4 of Section 22, the City Planning
ILCommission does hereby recommend to the City Council that Petition
68-3-3-8 be denied for the following reasons :
(1) The easement presently is in use by a utility company.
(2) The full width easement is needed for maintenance purposes.
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(3) The Detroit Edison Company objects to the vacating of this
easement.
FURTHER RESOLVED that, notice of the above Public Hearing was
published in the official newspaper, the Livonia Observer, under
date of May 5, 1968, and notice of such hearing was sent to the
Detroit Edison Company, Michigan Bell Telephone Company, Chesa-
peake & Ohio Railway 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, Petition 70-2-1-4 by Norman
K. Akarakcian requesting to rezone property located on the south
side of Eight Mile Road, east of Middlebelt in the Northwest 1/4
of Section 1 from RUF to P.S. (Public Hearing 3/17/70)
On a motion duly made by Mr. Hand, seconded by Mr. Pinto and unanimously adopted
it was
4#6-171-71 RESOLVED that, pursuant to a Public Hearing having been held on
March 17, 1970 on Petition 70-2-1-4 as submitted by Norman K.
Akarakcian requesting to rezone property located on the south
side of Eight Nile Road east of Middlebelt in the Northwest 1/4
of Section 1, from RUF to P.S. , the City Planning Commission does
f , hereby recommend to the City Council that Petition 70-2-1-4 be
110 approved for the following reasons:
(1) The proposed zoning classification will provide for uses
that will be compatible to the surrounding area.
(2) Professional services will provide a buffer zone separating
the residential neighborhood south from the Eight Mile Road
corridor.
(3) Professional office use is a reasonable extension of the
existing development pattern of the area.
FURTHER RESOLVED that, notice of the above Public Hearing was
published in the official newspaper, the Livonia Observer, under
date of February 25, 1970, and noticeof such hearing was sent to
the Detroit Edison Company, Michigan Bell Telephone Company,
Chesapeake & Ohio Railway 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. hard arnourced the next item on the agenda, Council REsolution #416-71 re-
questing the City Planning Commission on its own motion to initiate
a petition to rezone Lots 75 through 86 in E. G. Settle Realty
Company's Bonaparte Gardens Subdivision in the Southeast 1/4 of
Section 35 from R-1 to P or such other zoning as the Planning
til, Commission may deem an appropriate classification and thereafter
submit its report and recommendation to the Council.
On a motion duly made by Mr. Andrew, seconded by Mrs . Taylor and adopted it was
9197
#6-172-71 RESOLVED that, pursuant to Council Resolution #416-71 re-
questing the Planning Commission on its own motion to initiate
a petition to rezone lots 75 through 86 in E. G. Settle Realty
Company's Bonaparte Gardens Subdivision in the. Southeast 1/4
of Section 35 from R-1 to P. or such other zoning as the Planning
Commission may deem an appropriate classification and thereafter
. to submit its report and recommendation to the Council; the
City Planning Commission does hereby determine to tahle this
item to the Commission's next regular study meeting.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Pinto, Taylor, Andrew, Hand
NAYS: Falk, Moser
ABSENT: Talbot, Tunis
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Hand announced the next item on the agenda, request for approval of Landscape
Plan submitted in connection with Petition 71-2-2-4 by Sun Oil
Company for waiver use approval to allow the modernization and
updating of present gasoline service station located on the north-
west corner of Middlebelt and Schoolcraft Roads in the Southeast
1/4 of Section 23.
On a motion duly made by Mr. Hand, seconded by Mr. Falk and unanimously adopted
it was
#6-173-71 RESOLVED that, pursuant to a letter dated June 10, 1970 from
Sun Oil Company requesting approval of Landscape Drawing No.
2-1362L submitted in connection with Petition 71-2-2-4 by
Sun Oil Company requesting a waiver use permit to allow the
modernization and updating of present gasoline service station
located on the northwest corner of Middlebelt and Schoolcraft
Roads in the Southeast 1/4 of Section 23, the City. Planning
Commission does hereby approve of Landscape Drawing No. 2-1362L
as revised on May 26, 1971 for the following reason:
(1) The Landscape Plan as submitted substantially complies
with good design principles and represents an adequate
solution, both aesthetically and practically.
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 on its own motion to rezone property located on the
southeast corner of Six Mile and Farmington Road in the Northwest
1/4 of Section 15, from C-1 to RUF.
Onaa motion duly made by Mr. Moser, seconded by Mr. Pinto and unanimously adopted
ILit was
if #6-174-71 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 a portion of Parcel
15Dlal located at the southeast corner of Six Mile Road and Farmington
Road in the Northwest 1/4 of Section 15, from C-1 to RUF.
9198
FURTHER RESOLVED, that a hearing be held and notice be given
as provided in Section 23.05 of Ordinance #543, as amended,
the Zoning Ordinance of the City of Livonia 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, on its own motion to rezone the property located
on the west side of Newburgh, south of Six Mile Road, in the East
1/2 of Section 18, from R-3 to F.L.
On a motion duly made by Mr. Hand, seconded by Mr. Pinto and unanimously adopted
it was
#6-175-71 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 owned by the Livonia Public Schools located
south of Six Mile Road and west of Newburgh Road in the east
1/2 of Section 18, from R-3 to P.L.
FURTHERRESOLVED, that a hearing be held and notice be given
as provied in Section 23.05 of Ordinance #543, as amended,
the Zoning Ordinance of the City of Livonia and 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, on its own motion to rezone Lots 68a, 69a and 70a of
Dohany Subdivision located at Seven Mile and Lathers in the North-
east 1/4 of Section 12, from RUF to P.
#6-176-71 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 Lots 68a, 69a and 70a
of Dohany Subdivision located at Seven Mile and Lathers in the
Northeast 1/4 of Section 12, from RUF to P.
FURTHER RESOLVED, that a hearing be held and notice be given
as provided in Section 23.05 of Ordinance #543, as amended,
the Zoning Ordinance of the City of Livonia 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.
ILMr. Hand announced the next item on the agenda, resolution by the City Planning
Commission commending Raymond W. Tent for service rendered to the
ILO City as a member of the Commission.
9199
On a motion unanimously introduced and adopted, it was
#E6-177-71 WHEREAS, RAYMOND W. TENT has diligently served on the City Planning
Commission for six years, both as an officer and member,
and has unselfishly given of his time and talents to help
formulate development policies and guide its growth and
development in an orderly manner; and
WHEREAS, in the course of such service he has exerted leadership
and set an example by his extreme dedication to the
formulation of a sound planning program; and
WHEREAS, he has withstood public pressure to make unbiased
judgments for the betterment of the entire City;
and
WHEREAS, his willingness to participate and give freely of his
time for all worthwhile cause relating to the improvement
of our City is 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 sincere appreciation and heartfelt thanks
to RAYMOND W. TENT for a job well done.
Mr. Hand announced the next item on the agenda, resolution by the City Planning
Commission commending Robert Colomina for service rendered to the
City as a member of the Commission.
On a motion unanimously introduced and adopted, it was
#6-178-71 WHEREAS, ROBERT COLOMINA has diligently served on the City Planning
Commission for three years, both as an officer and member
and has unselfishly given of his time and talents to help
formulate development policies and guide its growth and
development in an orderly manner; and
WHEREAS, in the course of such service he has exerted leadership
and set an example by his extreme dedication to the
formulation of a sound planning program; and
WHEREAS, he has withstood public pressure to make unbiased
judgments for the betterment of the entire City;
and
WHEREAS, his willingness to participate and give freely of his
time for all worthwhile cause relating to the improvement
of our City is an example for all public officials and
public servants.
NOW, THEREFORE, BE IT RESOLVED that the City of Livonia Planning
111
Commission and Planning Director take this means to
express their sincere appreciation and heartfelt thanks
to ROBERT COLOMINA for a job well done.
Mr. Hand announced the next item on the agenda, motion by the City Planning
Commission, on its own motion, to rezone property located on the
east side of Farmington Road between Eight Mile and Norfolk in
9200
the northwest 1/4 of Section 3, from C-2 to R-3.
On a motion duly made by Mr. Falk, seconded by Mr. Pinto and unanimously adopted
it was
##6-179-71 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 on the east side of Farmington Road between
Eight Mile and Norfolk in the Northwest 1/4 of Section 3, from
C-2 to R-3.
FURTHER RESOLVED, that a hearing be held and notice be given
as provided in Section 23.05 of Ordinance #543, as amended,
the Zoning Ordinance of the City of Livonia 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.
On a motion duly made, seconded and unanimously adopted, the City Planning
Commission adjourned their 230th Regular Meeting at approximately 10:45 p.m.
CITY PLANNING COMMISSION
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Francis M. Hand, Secretary
ATTESTED:
Daniel . Andrew, Chairman