HomeMy WebLinkAboutPLANNING MINUTES 1973-10-02 I
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MINUTES OF THE 265th REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, October 2, 1973, the City Planning Commission of the City of Livonia
held its 265th 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 and Regular Meeting to
order at 8:00 p.m. with approximately 35 interested persons in the audience.
Members Present: Daniel R. Andrew Joseph J. Talbot Charles Pinto
Francis M. Hand Suzanne Taylor Joseph J. Falk
Herman H. Kluver Esther Friedrichs David F. Merrion
Members absent: None
John J. Nagy, City Planning Director; Ralph H. Bakewell, Planner IV; H. G. Shane,
Planner IV; and Robert M. Feinberg, Assistant City Attorney, Gary Clark, Acting
Chief City Engineer, were also present.
Mr. Andrew notified the audience that Items 4 and 9 were withdrawn from the
evening's agenda by request of the petitioners.
111; Mr. Andrew informed the audience that if a petition on the evening's agenda
involved a question of rezoning or vacating then the Planning Commission would
only recommend to the City Council that certain action be taken whereupon the
Council would ultimately decide whether or not to approve or deny the petition.
Further, if a petition involved a waiver of use approval that is denied, the
petitioner had tendays in which to appeal the decision to the Council.
Mr. Kluver, Secretary announced the first item on the agenda, Petition 73-8-1-31 by
Rodney C. Kropf, Attorney for Ralph and Samuel J. Horowitz,
requesting to rezone property located at the southeast corner of
Wayne Road and Plymouth Road in the Northwest 1/4 of Section 33,
from C-1 to C-2.
Mr. Nagy: The Engineering Department advises that additional right of
way is required.
Mr. Andrew: Didn't we acquire that right of way?
Mr. Clark: No, not along that road.
N . Kropf: We proposed to develop the balance of the property.
I understand in the meantime that the Commission would
like to see a site plan or drawing to see what the
petitioner has in mind for this property. I therefore
request that the Planning Commission table this item.
Mr. Andrew: I understand there is a house located on this property.
Mr. Kropf: No, there is no house located on the property.
Mr. Horowitz: There is a house to the rear but not on our property.
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Mr. Hand: , I think you recognize the trouble in this area, with
regard to the traffic situation. You can understand our
concern.
Mr. Kropf: Yes, I can understand your concern.
Mr. Hand: Maybe when you bring in your plans you may not need all that
area zoned C-2.
Mr. Kropf: In all fairness, I would like to advise you that I believe
the parcel east of this property is going to be asked to be
rezoned to C-2. That's why I think this should be tabled.
There was no one present wishing to be heard and the Chairman closed the public
hearing on this item.
On a motion duly made by Mr. Hand, seconded by Mr. Falk and unanimously adopted
it was,
#10-238-73 RESOLVED that, pursuant to a public hearing having been held
on October 2, 1973 on Petition 73-8-1-31 as submitted by
Rodney C. Kropf, Attorney for Ralph and Samuel J. Horowitz,
requesting to rezone property located at the southeast corner
of Wayne Road and Plymouth Road in the Northwest 1/4 of
Section 33, from C-1 to C-2, the City Planning Commission
does hereby determine to table this item until petitioner
provides a detailed site plan for area in petition.
i
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Petition 73-8-3-7 by Maurice B.
and Susan L. Calfin requesting to vacate a portion of a six-foot
easement located on the south side of Gable between Auburndale
and Donna in the Southeast 1/4 of Section 3.
Mr. Andrew: It's my understanding there is no objection from City of
Livonia, Consumer Power, Michigan Bell and Edison Company.
Mr. Nagy: That is correct.
Mr. Andrew: You propose this vacating to erect a garage?
Mr. Calf in: That's correct.
Mr. Hand: Where is the driveway to get into the garage?
Mr. Calfin: That's my problem. By moving the garage into the easement
it would facilitate getting into the garage.
There was no one present wishing to be heard and the Chairman closed the public
hearing on this item.
On a motion duly made by Mrs. Taylor, seconded by Mr. Kluver and unanimously adopted
it was,
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#10-239-73 RESOLVED that, pursuant to a public hearing having been
held on October 2, 1973 on Petition 73-8-3-7 as submitted
by Maurice B. and Susan L. Calfin requesting to vacate a
portion of a six foot easement located on the south side
of Gable between Auburndale and Donna in the Southeast 1/4
of Section 3, the City Planning Commission does hereby
recommend to the City Council that Petition 73-8-3-7 be
approved for the following reasons:
(1) The City Engineering Division has indicated that they
have no objection to the vacating of this portion of
the easement.
(2) The Detroit Edison Company has no objection to the vacating
of this portion of the easement.
FURTHER RESOLVED, that notice of the above public hearing was
published in the official newspaper, the Livonia Observer,
under date of September 12, 1973 and notice of such hearing
was sent to the Detroit Edison Company, Michigan Bell Telephone
Company, Chesapeake & Ohio Railway Company, Consumer Power
Company, City Departments and petitioner as listed in the
Proof of Service.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Petition 73-7-3-6 by Sidney
Spitz requesting to vacate a portion of a dedicated right of
way (Plymouth Road) located at the northwest corner of Plymouth
Road and Stark Road in the Southwest 1/4 of Section 28.
Mr. Spitz: I have a letter here from the Michigan State Highway
Department which indicates they would consider release
of the property. The letter is to be construed only as
indicating that the property is not required by the
State Highway Department. I think that when they sub-
divide this area they had something else in mind. When
this is done it would straighten out the street. The
taxes used to be $85.00 a year now they are $2500. I
believe if I had this extra land I would be able to sell it
to better advantage.
Mr. Merrion: What is that property zoned?
Mr. Spitz: C-2?
There was no one present wishing to be heard and the Chairman closed the public
hearing on this item.
On a motion duly made by Mr. Talbot, seconded by Mr. Kluver and adopted it was,
#10-240-73 RESOLVED that, pursuant to a public hearing having been held on
October 2, 1973 on Petition 73-7-3-6 by Sidney Spitz requesting
to vacate a portion of a dedicated right of way (Plymouth Road)
located at the northwest corner of Plymouth Road and Stark Road
in the Southwest 1/4 of Section 28, the City Planning Commission
does hereby recommend to the City Council that Petition 73-7-3-6 be
approved for the following reasons:
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"'t (1) There is no need to retain this additional right of way
as the City Engineering Division as well as the State
Highway Department and public utility companies have
no plans to make use of it and do, in fact, recommend
vacating.
(2) There is no need to retain surplus right of way in this
area as there will still remain an 86' right of way north
of the centerline of Plymouth Road which is consistent
with the needs for right of way in this area as well as
with the right of way requirements as set forth on the
Master Thoroughfare Plan.
FURTHER RESOLVED, that notice of the above public hearing was
published in the official newspaper, the Livonia Observer, under
date of September 12, 1973 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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Falk, Friedrichs, Merrion, Pinto, Talbot, Taylor, Kluver,
Andrew
NAYS: Hand
4
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, Petition 73-8-2-20 by
Raymond J. Staley, d/b/a Comm-Auto Service Center, requesting
to be granted a waiver use approval to operate an auto repair
service, selling some gasoline on property located at the.
intersection of Eight Mile Road and Grand River in the North_
east 1/4 of Section 1.
On a motion duly made by Mrs. Taylor, seconded by Mr. Merrion and unanimously
adopted it was,
#10-241-73 RESOLVED that, pursuant to request dated September 21, 1973,
from the petitioners the City Planning Commission does hereby
approve the withdrawal of Petition 73-8-2-20 by Raymond J.
Staley d/b/a Comm-Auto Service Center, requesting to be
granted a waiver use approval to operate an auto repair
service, selling some gasoline on property located at the
intersection of Eight MIle Road and Grand River in the
Northeast 1/4 of Section 1, for the following reason:
(1) The petitioner advised the Commission by letter that
they did not desire a waiver use approval at this time.
�+ The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Petition 73-8-2-21 by
Junior Achievement of Southeastern Michigan Inc. , requesting
to be granted a waiver use approval to construct a community
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building for Junior Achievement activities on property
located at the northwest corner of Farmington Road
and Lyadon Avenue in the Northeast 1/4 of Section 21.
Mr. Nagy: There is correspondence in file from the Law Department
stating that this use is tax exempt. Also, Consumers
Power has no objection.
Edward Nagel: We have chosen this site because it is close to the
Representative of high schools and it is in the center of the City. .
Junior Achieve- Building is a "T" shaped building. The office is
ment about 17,000 square ft. with 16 employees. It is
heavily wooded to the north and we propose to retain it.
Any that we lose we will replace. We think this is a gond
buffer for people to the north.
Mr. Andrew: You have offices there as well as a building for the
students of high school age. What are your hours of
operation?
Mr. Nagel: 7 a.m. to 9 p.m. They meet October through the end of
April. •
Mr. Andrew: Do you have the consent of 60% of the residents of the area?
Mr. Nagel: In my opinion, yes. Oa October 3, I visited the
City office and spoke with Ron Stanow. I mentioned to
Mr. Steno that I was complying with the waiver use and
went to the Engineering office. Mr. Stanow stated I
must get approval from the following: 14571 Farmington,
14701 Farmington, 14715 Farmington, 33470 Lyndon, 14404
Farmington. Mr. Stanow prepared site plan and prospective
drawing for me. My visit to the home of Mr. and Mrs. Topin
disclosed they had no objection as well as from Mr. Lowell
Mr. Bagdady and Mr. Lee. Mr. Lowell stated, however, that
he would not sign anything. I think the Coopersmith's
agree. At first they said no but it's very vague. For the
record I would say no. The Archidiocese agree, I visited
with them this morning and the gentleman who heads up
the real estate has no objection. He will put this in
writing if necessary.
Mr. Andrew: According to information that we have received from the
petitioner, he has contacted all parties within 360 ft.
from site. Does this agree with your records, Mr. Nagy?
Mr. Nagy: What he has failed to do is that he must provide this in
writing and file this with the Bureau of Inspection. It
shows that he has seven signatures and he needs a minimum of
nine therefore he must acquire at least two more and then
file this with the Bureau of Inspection.
Mr. Nagel: I contacted all the people I thought I was supposed to.
Al[f In talking to Mr. Nagy he told me on Monday that I must
Ihe contact fifteen people. When I went to Mr. Stanow these
are the only people I was told to contact.
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Mr. Nagy: Mr. Stanow does not work for me and the Planning Department
4116; and it is not a question of us refiguring this at the last
minute. We are only asking that you comply with the
ordinance as it is written which was furnished to you.
Mr. Hand: Of the list that Mr. Nagy gave you how many signatures
do you have so far.
Mr. Nagel: Seven and I need nine and in talking to Milton Holley he
stated that you know him and that he says that this is
okay.
Mr. Feinberg: Even if Mr. Holly were here I would not accept it.
Quoting from Ordinance ##968 it states that community
buildings are permitted provided that written consent of
60% of property owners is first filed with Bureau of
Inspection and it must be at least two acres in area.
You may be able to condition this however the Ordinance
indicates it must be first filed with the Bureau of
Inspection.
Mr. Nagel: I was dnaware of the need for more signatures until
I received a letter from Planning Department on October 1.
Mrs. Friedrichs: I think it is a good looking building and I think would
be, a compatible use for the area.
Mr. Talbot: I have no objection to building. The big hangup to me
seems to be that the signatures should be equal to 60%
approval and filed with the Bureau of Inspection.
Mr. Falk: I agree with Mr. TAlbot that the regular procedure should
be followed.
Mr. Hand: I feel the signatures should be filed with the proper
department.
Lucille Toupin: We want a wall or high fence built on their property because
14701 Farmington we are afraid the parking will spill over on our property.
Mr. Coopersmitht I would like a high fence to stop them from coming across.
33470 Lyndon We are hoping to work something out on the sewers.
C. Adams: What is the tax rule?
18675 Wayne Road
Mr. Andrew: The Law Department has stated that it is tax exempt.
Mr. Lowell: I feel that if he lied about two residents on either side
14575 Farmington he would lie about something else. I will not sign anything.
There was no one else present wishing to be heard and the Chairman closed the public
hearing on this item.
{ Mr. Wilfred Toupin, 14701 Farmington is to be notified of the study meeting.
On a motion duly made by Mrs. Friedrichs, seconded by Mr. Kluver and unanimously
adopted it was,
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#10-242-73 RESOLVED that, pursuant to a public hearing having been held on
October 2, 1973 on Petition 73-8-2--21 as submitted by Junior
Achievement of Southeastern Michigan, Inc., requesting to be
granted a waiver use approval to construct a community building
for Junior Achievement activities on property located at the
northwest corner of Farmington Road and Lyndon Avenue in the
Northeast 1/4 of Section 21, the City Planning Commission
does hereby determine to table this item until such time as
the necessary signatures are filed with the Burea of Inspection
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Petition 73-8-6-12 by the
City Planning Commission, pursuant to Council Resolution #643-73,
to amend Sections 18.50, 18.50A, 18.50B, 18.50C, 18.50D, 18.50E,
and 18.50p of Zoning Ordinance #543, the Zoning Ordinance, per-
taining to sign regulations in various zoning districts.
There was no one present wishing to be heard and the Chairman closed the public
hearing on this item.
On a motion duly made by Mr. Hand, seconded by Mr. Falk and unanimously adopted
it was,
#10-244-73 RESOLVED that, pursuant to a public hearing having been held on
October 2, 1973 on Petition 73-8-6-12 by the City Planning
IL, Commission pursuant to Council Resolution #634-73, to amend
Sections 18.50, 18.50A, 18.50B, 18.50C, 18.50D, 18.50E and
18.50F of Zoning Ordinance #543, the Zoning Ordinance, pertaining
to sign regulations in various Zoning Districts, the City
Planning Commission does hereby determine to table this item.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, preliminary plat approval
of Sheffield Subdivision proposed to be located at the northeast
corner of Wayne Road and Curtis Road in Section 9.
Vernon Schrader: We want to develop 67 lots. We want to duplicate Mr. Minock's
other subdivision, Nottingham Woods.
Mr. Andrew: Right of way width reduction, is this all right?
Mr. Clark: There are some underground utilities and they would have to be
moved.
Mr. Andrew: Mr. Minock, can you work with this?
Mr. Minock: We can give up ten feet.
Mr. Andrew: How about the waiving of sidewalks?
Mr. Clark: No objection except for Wayne Road.
Mr. Andrew; How about asphalt pavement?
•
Mr. Clark: No objection but 27 ft. is minimum we would approve.
r
L—J1
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Mr. Andrew: What about curb?
Mr. Clark: We would require it.
Mr. Andrew: This is concrete curbing?
Mr. Clark; Yes.
Mrs. Taylor: Why do you require that?
Mr. Clark: If a 27 ft. wide pavement came in the same as Nottingham
Woods as Six Mile, we would not strenuously object to
it subject to Council approval.
Mr. Andrew: As far as Planning Commission is concerned, what action
do we have to take with respect to sidewalks and ashpalt
paving?
Mr. Nagy: Plat ordinance is governed by Engineering Department.
Mrs. Taylor: Why do you require curb, because of erosion or drainage problem?
ILO
Mr. Clark: All curbs used to be 6". For the last few years we have a
multiple curb which keeps the drainage in the stre t. Curbing
is required to keep away from ditches.
Mrs. Taylor: Are you opposed to any kind of curbing?
Mr. Minock: Nottingham Woods has no curbing and they are getting along
just fine.
Mr. Clark: Let me clarify; we do not object to an integral asphalt
construction but we do feel that the street should be 27
ft.
Mr. Pinto: This man wants relief from Ordinance of which we have no
control. I do not think we need to make a decision about
curbs or gutters. It is the Plat Ordinance that governs.
Mr. Hand: Preliminary plat approval means that somewhere along the
line we just approve or disapprove it.
Mr. Pinto: When you get into the area of physical development this is
the Engineering Department jurisdiction.
Charles Adams: I do not want backyards facing my front yard. What about paving
18675 Wayne Road of Wayne Road?
Mr. Nagy: This sub-divider will pay his share of paving of Wayne Road,
under a special assessment program as recommended by the
Engineering Department.
Mr. Clark: A special assessment basis will probably be set up posting
the value of his half of the paving of Wayne Road. This
is our preliminary thinking.
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Mr. Adams: What about drainage problems. I do not see where this plat
• has made provision for drainage.
Mr. Clark: With installation of subdivision drainage this condition will
be alleviated.
Ray Diehl: I live just off Wayne Road and I do not feel like I want to
14567 Pinetree pay for assessment.
Mr. Andrew: All benefiting landowners will be assessed.
Mr. Weaver: Are these half acre lots.
18301 Laurel
Mr. Andrew: They are 100 x 150 ft.
Mr. Weaver: Will this be an open ditch?
Mr. Nagy? Yes.
R. McDonald: One or two sewers will not alleviate water.
18508 Wayne
There was no one else present wishing to be heard and the Chairman closed the
public hearing.
ILO On a motion duly made by Mr. Hand, seconded by Mr. Falk and unanimously adopted
it was,
#10-245-73 RESOLVED that, pursuant to a public hearing having been held
on October 2, 1973 the City Planning Commission does hereby
recommend to the City Council that the preliminary plat of
Sheffield Subdivision proposed to be located at the northeast
corner of Wayne Road and Curtis Road in Section 9 be approved
for the following reasons:
(1) The proposed subdivision is well laid out so as to provide
for good single family residential development compatible
to that of the surrounding residential area.
(2) The proposed residential lot sizes are well in excess of the
minimum requirements of the R-4 District regulations.
(3) The proposed residential subdivision complies with Zoning
Ordinance #543 and the Subdivision Rules and Regulations
of the City Planning Commission.
with the following conditions:
(1) That this approval is contingent upon the vacating of the
easterly 17' Wayne Road as it relates to Lots 33 through 39
1:,
of Winfield Estates Subdivision by appropriate proceedings
including but not limited to court action, however, in
consideration for same that the developer is to (a) provide
the City of Livonia with an equivalent 17' dedication on
the west d.ide of Wayne Road or (b) post a cash bond with the
City of Livonia for the value of the 17' right of way to be
vacated.
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1[00
(2) That there shall be a public sidewalk consistent
1114 with the City specifications for public sidewalks
located within the Wayne Road right-of-way as it
relates to the proposed subdivision.
(3) That the subdivision shall be improved with approved
and paved streets at a minimum width of 27' , back
to back of curb.
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.
The Chairman declared the motion carried and the foregoing resolution adopted.
* * * * * * * * * * * * * * * * * * *
Mr. Kluver announced the next item on the agenda, letter dated September 14,
1973, from Harold J. Kelso requesting an extension of Petition
72-6-2-14 by Harold J. Kelso requesting to be granted a waiver
(1111 use approval to build and operate a restaurant on property
located on the south side of Plymouth Road between Farmington
and Stark Roads in the Northeast 1/4 of Section 33.
On a motion duly made by Mr. Kluver, seconded by Mr. Talbot and unanimously
adopted it was,
#10-246-73 RESOLVED that, pursuant to a request dated September 14, 1973
from Harold J. Kelso requesting an extension of waiver use
approval to build and operate a restaurant on property located
on the south side of Plymouth Road between Farmington and
Stark Roads in the Northeast 1/4 of Section 22, the City
Planning Commission does hereby determine to grant a one
year extension from the date of this resolution with the
following conditions:
(1) That a detailed landscape plan shall be submitted to
the Planning Commission for approval.
(2) That a detailed plan showing the design and location of
any sign proposed to be erected on the site be submitted
to the Planning Commission for approval; and, that a
detailed plan showing the design and location of any
sign proposed to be affixed to the building or painted on the
building shall be submitted to the Planning Commission for
approval.
(3) That Site Plan #P-1 dated 6/13/72, revised 7/12/72, which
is hereby approved, shall be adhered to.
(4) That building elevations as shown on Site Plan #P-1,
dated 6/13/72, revised 7/12/72, shall be adhered to.
...*'
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IL;
The Chairman declared the motion carried and the foregoing resolution ado ted.
g g P
Mr. Kluver announced the next item on the agenda, Petition 73-7-1-27 by 3M
Corporation requesting to rezone property located on the
north side of Schoolcraft Road between Hubbard and Berwick
Avenue in the Southeast 1/4 of Section 22, from RUF to P.
On a motion duly made by Mr. Kluver, seconded by Mr. Talbot and unanimously adopted
it was
#10-247-73 RESOLVED that, the City Planning Commission does hereby determine
to remove Petition 73-7-1*-27 from the table.
The Chairman declared the motion carried and the foregoing resolution adopted.
On a motion duly made by Mr. Kluver, seconded by Mrs. Taylor and unanimously
adopted it was,
#10-248-73 RESOLVED that, pursuant to request received by letter from the
the petitioner,the City Planning Commission does hereby approve
the withdrawal of Petition 73-7-1-27 by 3M Corporation requesting
to rezone property located on the north side of Schoolcraft
Road between Hubbard and Berwick Avenue in the Southeast 1/4
of Section 22, from RUF to P, for the following reasons:
(1) The petitioner advised the Commission by letter that they
did not desire the rezoning at this time.
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announcdd the next item on the agenda, Petition 73-7-1-29 by
Joseph and Mary Ann Maiorana requesting to rezone property
located on the north side of Seven Mile Road, east of Shadyside
in the Southwest 1/4 of Section 3, from R-3 to C-1.
Clarence Charest, We would pave tomorrow if someone could assure me that
Attorney represent- we would not get a ticket from Kerby for proceeding
ing petitioners: without a wall.
It has been indicated that there is a prepared denying
resolution. If there is a prepared resolution I want
to know who prepared it.
Mr. Talbot: There is also a prepared resolution for approval.
Mr. Merrion: There is also a prepared resolution for tabling.
Mr. Andrew: At the last study meeting in September, resolutions
to approve, deny and/or table were prepared by the
Planning Staff at the direction of the Chairman of
the Commission.
On a motion duly made by Mr. Kluver, seconded by Mr. Talbot and adopted it was ,
RESOLVED that, the City Planning Commission does hereby determine
to remove Petition 734-7-1-29 from the table.
•
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A roll call, vote on the foregoing resolution resulted in the following.
AYES: Talbot, Kluver, Andrew
NAY: Falk, Merrion, Pinto, Taylor, Hand
ABSTAIN: Friedrichs
The Chairman declared the motion failed.
On a motion duly made by Mr. Pinto, seconded by Mr. Falk and adopted it was,
#10-249.--73 RESOLVED that, the Planning Commission does hereby determine to
reconsider its action taken previously with regard to the
removal of Petition 73-7-1-29 from the table.
A roll call vote resulted in the following:
AYES: Falk, Friedrichs, Pinto, Talbot, Hand, Kluver, Andrew
NAYS: Merrion, Taylor
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and adopted it was,
#10-249a,73 RESOLVED that, the Planning Commission does hereby determine
to remove Petition 73-7-1-29 from the table.
A roll call vote resulted in the following:
AYES: Falk, Friedrichs, Pinto, Talbot, Hand, Kluver, Andrew
NAYS: Merrion, Taylor
The Chairman declared the motion carried and the foregoing resolution adopted.
#10-250-73 RESOLVED that, pursuant to a public hearing having been held
on September 11, 1973 on Petition 73-7-1-29 as submitted by
Joseph and Mary Ann Maiorana requesting to rezone property
located on the north side of Seven Mile Road, east of Shady-
side in the Southwest 1/4 of Section 3, from R-3 to C-1, the
City Planning Commission does hereby recommend to the City
Council that Petition 73-7-1-29 be denied for the following
reasons:
(1) The proposed zoning change represents an expansion in
commercial zoning in this area and will encourage strip
commercial development occurring along Seven Mile Road.
(2) The proposed zoning change will lead to the further
expansion of commercial zoning in this area easterly
along Seven Mile Road which would tend to convert
residential lands to commercial uses and add to the
traffic congestion in this area.
(3) Additional commercial zoning would be hazardous to this area
due to the existing conditions of the mile road which is not
capable of handling an increased volume of traffic which would
be generated by additional commercial zoning in this area; nor
is the mile road sufficient to cope with the turning movements
of traffic leading to and from strip commercial development
in this area.
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(4) There has been no evidence presented that shows the need
for this proposed expansion in zoning or any other plans or
documents to demonstrate how the existing development would
be improved by the granting of this zoning change.
(5) There already is an abundance of vacant unused commercial
zoning existing in the area to satisfy the need for
commercial development.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Livonia Observer,
under date of August 18, 1973 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 resulted in the following:
AYES: Merrion, Pinto, Hand, Kluver, Andrew
NAYS: Falk, Friedrichs, Talbot, Taylor
Mr. Andrew declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Petition 73-7-1-30 by the
City Planning Commission 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 and RUF to C-1.
On a motion duly made by Mr. Merrion, seconded by Mr, Kluver and unanimously
adopted it was,
#10-251-73 RESOLVED that, the City Planning Commission does hereby determine
to remove Petition 73-7-1-30 from the table.
The Chairman declared the motion carried and the foregoing resolution adopted.
On a motion duly made by Mrs. Friedrichs, seconded by Mr. Hand and adopted it was,
#10-252-73 RESOLVED that, pursuant to a public hearing having been held on
September 11, 1973 on Petition 73-7-1-30 as submitted by the City
Planning Commission on its own motion 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 and RUF to C-1, the City
Planning Commission does hereby recommend to the City Council that
Petition 73-7-1-30 be approved for the following reasons:
(1) The proposed zoning change will eliminate the existing
condition of having two conflicting and incompatible
zoning classifications as established across this tax
parcel of record and replace it with one overall commercial
zoning classification.
(2) The proposed zoning change would establish a uniform
commercial zoning classification across this tax parcel
of record and moreover make the zoning lines contiguous
with property lines.
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(k; (3) The proposed zoning change has been initiated for
purposes of establishing a transitional area between
general commercial zoning located to the north and
grading down from there with local commercial, office
and the continued preservation of residential zoning
south from the office district along Farmington Road.
(4) The proposed zoning change would provide for greater
zoning contrls in this area so as to insure stability
and preserve and maintain residential use and enjoyment
of the nearby established residential neighborhood.
FURTHER RESOLVED that, notice of the above public hearing
was published in the official newspaper, the Livonia Observer,
under date of August 22, 1973 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 resulted in the following:
AYES: Friedrichs, Merrion, Hand, Kluver, Andrew
NAYS: Falk, Pinto, Talbot, Taylor
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, approval of the minutes
of the 262nd Regular Meeting held by the City Planning
Commission on August 14, 1973.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and adopted it was,
#10-253-73 RESOLVED that, the minutes of the 262nd Regular Meeting held
by the City Planning Commission on August 14, 1973 are approved.
A roll call vote resulted in the following:
AYES: Friedrichs, Pinto, Taylor, Hand, Kluver, Andrew
NAYS: None
ABSTAIN: Falk, Merrion, TAlbot
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, approval of the minutes
of the 289th Special Meeting held by the City Planning Commission
on August 28, 1973.
On a motion duly made by Mr. Hand, seconded by Mr. Merrion and adopted it was,
#10-254-73 RESOLVED that, the minutes of the 289th Special Meeting held
by the City Planning Commission on August 28, 1973 are approved.
A roll call vote resulted in the following:
AYES: Falk, Merrion, Talbot, Taylor, Hand, Andrew
NAYS: None
ABSTAIN: Friedrichs, Pinto, Kluver
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The Chairman declared the motion carried and the foregoing resolution adopted. •
On a motion duly made, seconded and unanimously adopted the 265th Regular
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Meeting of the City Planning Commission was adjourned at 11:45 p.m.
CITY PLANNING COMMISSION
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'erman H. Kluver, Secretary
ATTEST:
Cai". fet.///‘7,Z,6,t. -
'Daniel R. Andrew, Chairman
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