HomeMy WebLinkAboutPLANNING MINUTES 1974-02-05 • 5503
MINUTES OF THE 270th REGULAR MEETING '
AND A PUBLIC HEARING HELD BY THE CITY
PLANNING COMMISSION OF THE CITY OF
LIVONIA •
On Tuesday, February 5, 1974, the City Planning Commission of the City of Livonia
held its 270th 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 It 8:10 p.m. with approximately 75 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
John J. Nagy, City Planner; Ralph H. Bakewell, Planner IV; H G Shane, Planner IV;
and Robert M. Feinberg, Assistant City Attorney were also present.
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 ten days in which to appeal the decision to the Council.
Mr. Falk, Secretary announced the first item on the agenda, Petition 71-8-1-52
(rehearing as requested by Council Resolution #809-73) by
Robert C. Horvath for Livonia Associates requesting to rezone
property located on the south side of Eight Mile Road between
Farmington Road and Gill Road in the Northeast 1/4 of Section
4, from RUF to C-4.
Mr. Nagy: The only letter we have is from Consumers Power and they have
no objection.
Mr. Horvath: We have tried to work with the City. We have made a lot of
concessions. We have spent a great deal of money trying to
get this rezoned.
Mr. Andrew: You are saying that you are back to the original type of
shopping center.
Mr. Horvath: That is right.
Phillip Barrett: I am speaking for the residents on Gill Road and I wish
Civic Assoc. to advise you that we are against the rezoning of this land.
President
Mr. Hand: Now that we are back to this I guess that I am interested in
knowing whether you are back to the original concept that is
office complex and shopping center, etc.
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Mr. Horvath: Yes, that is correct.
Mr. Falk: Do you have a major tenant?
I:0 Mr. Horvath: I am not at liberty to say.
Mr. Falk: I cannot understand your thinking. For two years you
presented other alternatives and now you are back to your
original concept. Can you tell me why?
Mr. Horvath: Because of the lack of cooperation from the City. Phillip
Barret and his neighbors did not object a few years ago.
You have now granted K-Mart and other commercial establishments
a rezoning. We just want the same consideration.
Mr. Falk: K-Mart property was zoned commercial long before we received your
petitions.
Mrs. Friedrichs: I hate to see a commercial development go into a RUF zoned area.
I think we should wait for the Master Study Plan that is in
progress at this time.
Mr. Horvath: I wonder if you know what our expense is. It is not economically
feasible for this land to stay RUF.
Mrs. Taylor: I am opposed to your petition. There is quite a bit of RUF
in that area.
Mr. Horvath: I believe you were against it before also.
Mr. Falk: Why did you change your concept?
Mr. Horvath: The City lead me to believe that they would not approve my
other concept.
Mr. Falk: Will you pave Gill Road at no expense to be incurred by
abutting residents?
Mr. Horvath: Yes, through a bond issue from the City. We would pay it
back over a number of years.
Philip Barret: We have not changed our opinion at all. We said at that time
19606 Gill that we did not want this area to be changed from RUF. We
did agree that if they were able to convince the City of
Livonia with something acceptable then we would not be so
obstinate as to not agree with a good concept. We petitioned
the City Council 15 years ago to obtain RUF zoning from
Agriculture and to stop outside investors from obtaining
zoning of R-1. A shopping center on the north edge of the
city would only be attractive to residents outside of the
city not to us who live in Livonia.
Mrs. Spencer: I am against the rezoning.
19880 Gill Rd.
Ralph Perth: How will they pay for the bond for repaving Gill Road if
20013 Farmington they go bankrupt?
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Mr. Andrew: You just pray they do not go bankrupt.
Mr. Reynold: How much of Gill Road will you pave?
IL; 19715 Gill Rd.
Mr. Horvath: We will pave whatever is required of us.
Michael J. Hand: The cost of this land per acre is $18,000. This is much
too valuable to remain RUF.
Mr. Brandshire: What is the assessed value of property?
Shadyside Ave.
Mr. Hoath: We are paying a lot of money.
Mr. Husiak: I am opposed to the rezoning.
20301 Gill
Susan Clark: We are against the rezoning.
34600
James Meir: What do you members of the board think of this commercial
20200 Shadyside development. This whole area has been in existence for a
while. I think the residents are getting the short end of
the stick with a commercial development of this size in this
area.
Mr. Zelinski:
34327 Seven Mile: You spoke of certain improvements. Does that include
sewers?
Mr. Horvath: Yes.
Mrs. Spencer: More important than the money is the correct use of the land.
19800 Gill Rd.
Susan Clark: We are concerned about further rezoning like RUF being
changed to R-1.
else
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 Mrs. Friedrichs, it- was
#2-26-74 RESOLVED that, pursuant to a Public Hearing having been held
on September 21, 1971 on Petition 71-8-1-52 as submitted by
Robert C. Horvath for Livonia Associates , 22146 Ford Road,
Dearborn Heights, Michigan, requesting to rezone property
located on the south side of Eight Mile Road between Farmington
Road and Gill Road in the Northeast 1/4 of Section 4, from
RUF to C-4, and the Planning Commission having recommended to
the City Council that Petition 71-8-1-52, as amended, be approved
for the reasons as set forth in Planning Commission Resolution
file #11-293-71, adopted on November 2, 1971; and pursuant to a
Public Hearing having been held by the City Planning Commission
on February 5, 1974 on the subject petition as requested by the
City Council in Council Resolution No. 809-73, the City Planning
• 5506
Commission does hereby rescind its action taken in Resolution
#11-293-71 and recommends to the City Council that Petition
71-8-1-52 be denied for the following reasons:
(1) A development of the intensity as permitted under the pro-
posed rezoning in this sector of the City would adversely
affect the stability of the adjacent single-family residential
development and it would tend to convert all the residential
development presently existing between the area under petition
and Farmington Road to nonresidential uses of the "strip
commercial type".
(2) The condition of Gill Road and Eight Mile Road is such that
the development of the intensity comparable to a regional
shopping center would overburden the existing roads and
result in hazardous traffic conditions.
(3) The need for regional shopping facilities in this sector
of the City as well as in the City of Livonia have already
been adequately met and there is no need to provide additional
regional shopping facilities to the detriment of the existing
centers within the community.
(4) The proposed zoning classification would be detrimental
to and adversely affect the orderly and appropriate develop-
ment of the surrounding area. It would severly affect the
stability of all abutting residential development and
residentially zoned property.
(5) It is poor planning to locate a regional shopping facility
immediately behind occupied single-family homes. With the
implementation of the center, it is only logical to expect
these home sites to be converted into nonresidential uses
of a strip commercial type located in front of the regional
center. Commercial strip development would be distractive
to the center and the strip development would be disruptive
to the orderly and appropriate development of the center.
Strip development would be hazardous to the traffic flow
and turning movements to and from the center.
(6) The proposed rezoning at the intensity of development
comparable to a regional shopping center would place severe
demands on public utilities and public facilities in this
section of the City would over burden the existing
capacity of these utilities to accommodate their intended
function of serving residential development.
(7) The proposed rezoning request is premature in that the City
of Livonia, through its Planning Department and Planning
Consultant, is presently assessing the needs of the community
for future commercial development on the basis of its
population, present and future.
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FURTHER RESOLVED that, notice of the above Public Hearing
and Public Hearing was published in the official newspaper,
the Livonia Observer, under dates of September 4, 1971 and
January 16, 1974, and notice of such hearings was sent to the
Detroit Edison Company, Michigan Bell Telephone Company,
Chesapeake & Ohio Railway Company, Consumers Power Company,
City Departments listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Friedrichs, Falk, Merrion, Pinto, Taylor, Hand, Kluver, Andrew
NAYS: None
ABSTAIN: Talbot
ABSENT: None
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Falk announced the next item on the agenda, Petition 71-11-1-68 (rehearing
as requested by Council Resolution #810-73) by Robert C. Horvath
for Livonia Associates requesting to rezone property located
on the south side of Eight Mile Road between Farmington and
Gill Roads in the Northeast 1/4 of Section 4, from RUF to P.
Mr. Horvath: Explained the need for the parking zone in connection with the
proposal for the regional shopping center.
Mr. Barrett: We are opposed to this area being rezoned to P.
Mr. Andrew: Mr. Nagy am I correct in stating that the Planning Commission
initiated on its own motion a petition to rezone this same
area to R-7?
Mr. Nagy: Yes and that petition is tabled at the City Council level.
else
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. Kluver and seconded by Mr. Merrion, it was
#2-27-74 RESOLVED that, pursuant to a Public Hearing having been held
on December 7, 1971 on Petition 71-11-1-68 as submitted by
Robert C. Horvath for Livonia Associates, 22146 Ford Road,
Dearborn Heights , Michigan, requesting to rezone property
located on the south side of Eight Mile Road between Farmington
Road and Gill Road in the Northeast 1/4 of Section 4, from RUF
to P, and the Planning Commission having recommended to the City
Council that Petition 71-11-1-68 be denied for the reasons as set
forth in Planning Commission Resolution #12-337-71, adopted on
December 8, 1971; and pursuant to a Public Rahea'ting having been
held by the City Planning Commission on February 5, 1974 on the
subject petition as requested by the City Council in Council
Resolution No. 810-73, the City Planning Commission does hereby
reaffirm its prior position taken with respect to this petition and
recommends to the City Council that Petition 71-11-1-68 be denied
for the same reasons as set forth in Resolution #12-337-71:
• 5508
(1) The development of a major commercial parking facility in
this location would adversely affect the stability of the
adjacent residential development and it would tend to
convert all the residential development presently existing
between the area under petition and Farmington Road to
nonresidential uses.
(2) The proposed zoning classification would discourage the
continued use and enjoyment of the residentially zoned
and developed properties located to the east.
(3) The proposed zoning classification would be detrimental
to and adversely affect the orderly and appropriate
development of the surrounding area.
(4) The area under petition is in conflict with the Planning
Commission's suggested guidelines for land use in this
sector of the City.
FURTHER RESOLVED that, notice of the above Public Hearing and
Public Hearing was published in the official newspaper, the
Livonia Observer, under dates of November 17, 1971 and January
16, 1974, and notice of such hearings 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, Taylor, Hand, Kluver, Andrew
NAYS: None
ABSTAIN: Talbot
ABSENT: None
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Falk announced the next item on the agenda, Petition 73-12-1-37 by
Marvin Diamond for Health Saving Services requesting to rezone
property located on the south side of Seven Mile Road between
Middlebelt Road and Maplewood in the Northwest 1/4 of Section
12, from RUF, C-2 and P.S. to R-9-III.
Mr. Nagy: A letter from the Engineering Department indicates a portion of
the site is needed for widening of right of way.
Mr. Diamond: Weuent to build an apartment unit for senior citizens and would
offer the residents of the apartment his meals, transportation and
planned activities. This area would provide the residents with
easy accessible shopping and transportation. Older people do not
like to live in a rural community. Many older people have more
than sufficient means to live well.
Mr. Falk: Mr. Nagy have you spoken to Mr. Diamond about a five or six story
building?
Mr. Nagy: Yes, but Mr. Diamond stated he needed a nine story building to
provide for the total number of units for the project to be
feasible economically.
5509
Mr. Falk: You propose 136 units. We would only allow 81. You do not
have adequate side yard requirements. I do not have anything
against old people I just do not see why he is pursuing this
when he already knows he does not have enough space.
Mr. Diamond: We are not married to a nine story building. We can be
flexible. We wish there was more land there but there isn't.
We would like to work with you and get the most units that
is desirable for that site.
Mr. Falk: What is your area of compromise one less story or four stories
less?
Mr. Diamond: I do not know what number in particular.
Mr. Merrion: I am in favor of use of senior citizen housing and we should
contain ourselves to what the petitioner is asking for.
Mr. Pinto: I agree with the essential use but not for a site plan for a
nine story building. We are only inviting them the petitioner
to submit a site plan in non-conformance to the R-9-III
District Regulations.
Mr. Diamond: If we are granted the zoning I am sure that we will come in
with a plan that the City will like.
IL; Mr. Kluver: You are 50% in excess of what the ordinance allows. I think
you should consider R-9-II or R-9-I. That is exactly why we
set the ordinance up. I think this is an excellent location
but the site will not accommodate what you are asking.
Mr. Pinto: Mr. Diamond do you suppose that you could draft up a plan
where you feel you can accommodate this sort of revised structure.
Mr. Diamond: At this time the time delay and expense would be prohibitive.
Mrs.Friedrichs: It is totally unrealistic that you will get an approval for
a R-9-III.
Mr. Hand: Until such time that i1ou come forth and say to this body, this
is what we want, this /what we need to support our operation
on this site, then I feel you are being less than candid. With
that we can evaluate the situation and be in a position to
decide on it and pass it along to the council and you would
then have some direction. The method you are proposing will
take 18 months. I would urge you to take one of two courses
of action; to come before us showing us exactly what you want
or request a_variance to the R-9-III classification.
Mrs. Taylor: I am in favor of use-of that property and we are a recommending
body and I do not feel that R-9-III is realistic. I would agree
with a R-9-II but I cannot send an approving resolution to the
Council for an R-9-III, when I know the proposed development is
in non-compliance.
else
There was no one/present wishing to be heard and the Chairman closed the public
hearing on this item.
5510
Oa a motion duly made by Mr. Hand, seconded by Mrs. Friedrichs, it was
#3-28-74 RESOLVED that, pursuant to a public hearing having been held
on February 5, 1974 on Petition 73-12-1-37 as submitted by
Marvin Diamond for Health Saving Services requesting to
rezone property located on the south side of Seven Mile Road
between Middlebelt Road and Maplewood in the Northwest 1/4
of Section 12 from RUF, C-2 and P.S. to R-9-III, the City
Planning Commission does hereby determine to table this item
to the study meeting of February 19, 1974.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Falk, Friedrichs, Pinto, Talbot, Taylor, Hand
NAYS: Merrion, Kluver, Andrew
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Falk announced the next item on the agenda, Petition 73-11-3-9 by
Ira J. Harris requesting to vacate portions of Pembroke Avenue
located between Milburn and Flamingo in the West 1/2 of Section
2.
Mr. Andrew, Chairman passed the gavel to the Vice-Chairman at this item.
Mr. Nagy: City Engineering Department advises that there is an
existing sanitary sewer and property should be retained
for maintenance of the City utilities.
Michigan Bell has no objection providing an easement is provided.
Consumers Power has no objection providing a full width
easement is retained.
Edison has no objection providing a full width easement is
retained.
Ira Harris: We want this portion of Pembroke closed because I feel it is
unlikely that this road will ever be implemented.
Mr. Hand: Master Thoroughfare Plan establishes Pembroke as 1/2 mile
Road and a collector street. On the basis of that Master
Thoroughfare Plan we must then view this situation on the
basis that the overall road needs in this area were evaluated
by our Traffic Consultant. It was recommended to us that this
road be a collector. The Planning Commission supported and
adopted the plan. At this time the Planning Commission should
reaffirm its position and support the plan.
Mrs. Matusak: If I take care of this area, I want to own it.
19906 Milburn
else
There was no one/present wishing to be heard and the Chairman closed the public
hearing on this item.
5511
On a motion duly made by Mx. Hand, seconded by Mrs. Taylor, it was
ILO #2-29-74 RESOLVED that, pursuant to a Public Hearing having been held
on February 5, 1974 on Petition 73-11-3-9 as submitted
by Ira J. Harris requesting to vacate portions of Pembroke
Avenue located between Milburn and Flamingo in the West 1/2
of Section 2, the City Planning Commission does hereby
recommend to the City Council that Petition 73-11-3-9 be
denied for the following reason:
(1) Public road right of way is needed to develop Pembroke
Avenue as a collector road as designated on the Master
Thoroughfare Plan of the City of Livonia.
FURTHER RESOLVED, that notice of the above public hearing was
published in the official newspaper, the Livonia Observer,
under date of January 16, 1974 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: Friedrichs, Pinto, Talbot, Taylor, Hand, Kluver
NAYS: Falk, Merrion
ABSENT: None
ABSTAIN: Andrew
The Vice-Chairman declared the motion carried and the foregoing resolution adopted.
The Vice-Chairman returned the gavel to the Chairman at this time.
Mr. Falk announced the next item on the agenda, Petition 73-12-2-26 by Paul
F. Ternes, Jr. , requesting to be granted a waiver use approval
to use vacant property located on the south side of Amrhein Road
east of Newburgh Road in the Southwest 1/4 of Section 29, for
parking and storage of trucks and other motor vehicles in
connection with garage repair shop.
Mr. Nagy: There is a letter on file from the Engineering Department
verifying that the legal description is correct.
A letter is also on file from the Industrial Coordinator
which states that the housekeeping is in dire straights and
advises that further storage not be granted to this petitioner.
Paul Ternes: Mr. Duprie is the tenant, I own the property. We would
like an additional 130 x 150 feet for additional parking.
Fencing and resurfacing is needed and I have stated this
to Mr. Duprie and he is desirous of doing such. I have as
much as indicated to Mr. Duprie that these additional lands
would be available to him when his business needed expansion.
Mr. Kerby's office has notified us about the housecleaning
chore and the need for the waiver use permit.
Li
5512
IL; Mr. Andrew; Your tenant has to be the worst housekeeper in the City
of Livonia,
Mr. Ternes; Mr. Kerby has notified us that the equipment must be gotten
off the right of way. Mr. Duprie has been advised and he
tells me that he will be cleaning this area up.
A 50 x 100 ft. fenced paved area is proposed.
Mr. Hand: What size fence?
Mr. Duprie: 6 ft. fence.
Mr. Ternes: Mr. Duprie stated that he will put in some grass in front of
the fence and pavement.
Mr. Talbot: You have been cited before.
Mr. Ternes: Yes.
Mr. Talbot: I feel that if you have done nothing about it to this date
you never will.
Mr. Coleman: Property is very unsightly, and I urge that the petition be
Lot #30 denied.
Mr. Nosanchuck: I own Lot 31 immediately to the east and I object to the use of this
property for a junk yard.
else
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. Pinto, it was
#2-30-74 RESOLVED that, to a public hearing having been held on February 5,
1974 on Petition 73-12-2-26 as submitted by Paul F. Ternes, Jr. ,
requesting to be granted a waiver use approval to use vacant
property located on the south side of Amrhein Road, east of
Newburgh Road in the Southwest 1/4 of Section 29, for parking
and storage of trucks and other motor vehicles in connection with
garage repair shop, the City Planning Commission does hereby
determine to table this item to the March 26 study session in order
to give the petitioner an opportunity to get site in orderly
condition and to prepare plans to indicate that they can present
a site that is reasonably attractive to the limits of the operation
by providing screening to augment that site.
A roll call vote resulted in the following:
AYES: Friedrichs, herrion, Pinto, Taylor, Hand, Kluver
NAYS: Falk, Talbot, Andrew
The Chairman declared the motion carried and the foregoing resolution adopted.
•
a--a
5513
Mr. Palk announced the next iteni on the agenda, Petition 73-12-2-28 by
Clark V. Wallo requesting to be granted a waiver use approval
to construct an automobile body repair shop on property
located on the south side of Schoolcraft Road between
Middlebelt and Merriman Roads in the Northwest 1/4 of Section
26.
Mr. Nagy: The Engineering Department reports there is no sewer provided at
this time.
Also a letter is in file from the Industrial Coordinator
stating use is inappropriate to their goal of attracting
larger manufacturing and office facilities along the service
drive.
Mr. Wallo: I have owned property for a year. The width is my only problem.
I would compromise on the size of the building.
Mr. Andrew: Are you a land contract owner?
Mr. Wallo: No, I would buy it for cash.
Mr. Andrew: You do not own it now?
Mr. Wallo: No, I do not.
Mr. Hand: Do you now have a collision shop?
Mr. Wallo: I am a partner in one in Detroit.
Robert
Hambien: I want to know whether we are going to have a "Duprie" situation.
Mr. Andrew: That is an appropriate question. That is what we are trying
to find out by this public hearing.
Resident
31110 We are against anything like this.
Schoolcraft:
Evaline Jolly: We are not in favor of waiver use.
31124 Schoolcraft
else
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. Kluver, seconded by Mrs. Friedrichs and unanimously
adopted it was,
#2-31-74 RESOLVED that, pursuant to a Public Hearing having been held
on February 5, 1974 on Petition 73-12-2-28 as submitted by
Clark V. Wallo requesting to be granted a waiver use approval
to construct an automobile body repair shop on property located
on the south side of Schoolcraft Road between Middlebelt and
Merriman Roads in the Northwest 1/4 of Section 26, the City
Planning Commission does hereby recommend to the City Council
that Petition 73-12-2-28 be denied for the following reasons:
5514
(1) The proposed development does not comply with the
N4 Zoning District regulations with respect to
side yard setback requirements.
(2) The Industrial Development, in its report dated
February 4, 1974, recommends against the granting
of this petition.
(3) The proposed development would be detrimental to and
discourage the orderly and appropriate development
of the surrounding area.
(4) No evidence has been submitted in connection with the
petition so as to show how the development proposal will
comply with the specific waiver use standards, Section
16.11, of Zoning Ordinance #543, as they relate to garage
repair shops and similar highway services.
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.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Falk announced the next item on the agenda, Petition 74-1-7-1 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 on the northwest corner
1110 of Middlebelt and West Chicago Roads in the Northwest 1/4 of
Section 36.
Mr. Hand: Who owns this property?
Mr. Nagy: Property has been purchased by Detroit Federal Savings and
Loan.
Mr. Hand: How does this effect the landowner of this land?
Mr. Feinberg: Place them on notice.
Mr. Hand: Can this be done?
Mr. Feinberg: Once the Planning Commission makes decision on this and they
record it with the Wayne County Registered Deeds it will appear
on the title which would indicate that something is in the wind.
Mr. Hand: I do not know who suddenly discovered the barn. Unlike other
things that have been placed on the Master School and Park Plan
when no activity is obvious then we have an obligation to the
property owner to tell them when we are going to purchase it or
remove it from the Master Plan. I wish each Commissioner
would consider that carefully. I do not know how the City is
IL, going to purchase it.
Mr. Kluwer: What is the size of the Historical Village?
Mr. Nagy: Present size of Quaker Acres is to include another 3.4 acres.
5515
Mrs. Friedrichs: If the barn were to be moved to Quaker Acre site, would that
negate historical significance?
Mr. Nagy: Read letter which explained that barn to retain significance
should be left on property.
Mr. Andrew: Was the monies in the capital improvement budget to purchase
this barn, renovate it and make exchange with the bank.
Mr. Nagy: No, it was always our intention to purchase the barn but it was
to be moved to Quaker Acres.
Mr. Merrion: Do you know location of land swap?
Mr. Nagy: No, I do not know in that there are several alternatives.
Mrs. Taylor: All we need to consider tonight is to decide whether this
site should be placed on the Master School and Park Plan.
Mrs. Stamelos: Once it is designated as a historical site, local government
cannot touch that status. We would not have gotten the
decision if the barn were to be moved. The barn is to be
used as a cultural center and that is why Lansing acted on it
so quickly. Our endeavors have been to save it. We don't
know anything about the financing of it. We have several
plans to raise money. We have support of the residents
of the area. It is going to fill a need that this community
lacks. This will be a culture site as well as historical
site. One recommendation was that the entire site be kept
for historical uses. The bank should not build on that
site at all. It is just under five acres. Just one acre
would detract from the site as a historical site.
Lee Albert: There 850 homes in that area. We could use that five acres
937 Harrison as a park and open space even if the barn wasn't there.
Mr. Kluver: Requested an opinion from the Law Department relative to impact
of this site being designated as a Federal Historical Site.
There was no one else present wishing to be heard regarding this item and the
Chairman declared the Public Hearing on this item closed.
On a motion duly made by Mr. Hand and seconded by Mrs. Taylor, it was
RESOLVED that, pursuant to the provisions of Act 285 of
the Public Acts of Michigan, 1931, as amended, the City
Planning Commission of the City of Livonia, having duly
held a public hearing on February 5, 1974 for the purpose
of amending Part V of the Master Plan of the City of Livonia,
entitled "The Master School and Park Plan", the same is
hereby amended so as to incorporate property located on the
ILW northeast corner of Middlebelt and West Chicago Roads in the
Northwest 1/4 of Section 36,being legally described as follows:
5516
That part of the N. W. 1/4 of Section 36, T. 1 S.,
IL R. 9 E. , City of Livonia, Wayne County, Michigan,
described as beginning at the W. 1/4 corner of Section
36 and proceeding thence N. 0° 30' 50" W. along the
W. line of said Section 641.92 ft. ; thence S. 89°
59' 50" E. 332.0 ft. ; thence S. 0° 30' 50" E.
642.70 ft. ; thence S. 89° 51' 40" W. along the E.
and W. 1/4 Section line 332.0 ft. to the point of
beginning except the S. 43.0 ft. thereof.
(Bureau of Taxation Parcel 36C2b)
for the following reasons:
(1) This site is needed to preserve for all of the citizens
of Livonia and future generations the special and unique
heritage this site has to the City of Livonia.
(2) The historical significance of this site has been documented
by the State Historical Commission as set forth in. a
communication dated November 19, 1973.
(3) The City of Livonia Historical Commission recommends the
retention and acquisition of this site by the City of
Livonia for historical purposes.
On a motion duly made by Mr. Merrion and seconded by Mr. Talbot, it was
ILO #3-32-74 RESOLVED that, pursuant to a public hearing having been held on
February 5, 1974 on Petition 74-1-7-1 as submitted by the City
Planning Commission to amend Part V of the Master School and Park
Plan, so as to incorporate property located on the northeast corner
of Middlebelt and West Chicago Roads in the Northwest 1/4 of Section 36,
the City Planning Commission does hereby determine to table Petition
74-1-7-1 for further study.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Falk, Merrion, Talbot, Kluver, Andrew
NAYS: Friedrichs, Pinto, Taylor, Hand
ABSENT: None
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Falk announced the next item on the agenda, Petition 73-7-1-28 by Burton-
Share, Inc. , requesting to rezone property located on the west side
of Farmington Road, north of Schoolcraft Road in the Southeast 1/4
of Section 21, from R-2 to R-E.
At this time the Chairman passed the gavel to the Vice-Chairman.
ILW On a motion duly made by Mr. Merrion, seconded by Mr. Falk, it was
5517
RESOLVED that, pursuant to a public hearing having been held
on August 14, 1973 on Petition 73-7-1-28 as submitted by
IL; Burton Share, Inc. , requesting to rezone property located
on the west side of Farmington Road, north of Schoolcraft
• Road in the Southeast 1/4 of Section 21, from R-2 to R-E,
the City Planning Commission does hereby determine to table this
item.
A roll call vote resulted in the following:
AYES: Falk, Friedrichs, Merrion, Kluver
NAYS: Pinto, Talbot, Taylor, Hand
ABSTAIN: Andrew
The Vice-Chairman declared the resolution failed for lack of support.
On a motion duly made by Mr. Hand, seconded by Mrs. Taylor it was ,
#2-33-74 RESOLVED that, pursuant to a public hearing having been held
on August 14, 1973 on Petition 73-7-1-28 as submitted by
Burton Share, Inc. requesting to rezone property located on the
west side of Farmington Road, north of Schoolcraft Road in the
Southeast 1/4 of Section 21, from R-2 to R-E. , the City Planning
Commission does hereby recommend to the City Council that
Petition 73-7-1-28 be denied for the following reasons:
ILO (1) The proposed rezoning will be detrimental to and
adversely affect the nearby permitted uses of the residential
area.
(2) The proposed zoning change will provide for high intensity
uses that will generate a significant increase in the traffic
flow both to and from the site that will conflict with the
normal traffic of the abutting roads.
(3) The proposed change in zoning and increase in intensity of
use will be detrimental to the area by way of the attendant
problems that are associated with R-E uses such as offstreet
parking, hours of operation, signs, dust, lights, odors and
fumes.
(4) The proposed zoning change will discourage the orderly and
appropriate development of the surrounding area.
FURTHER RESOLVED that, notice of the above public hearing
was published in the official newspaper, the Livonia Observer,
under date of July 25, 1973 and a notice of such hearing was
sent to the Detroit Edison Company, Chesapeake & Ohio Railway
Company, Michigan Bell Telephone Company and City Departments
as listed in the Proof of Service.
ILW A roll call vote resulted in the following:
AYES: Friedrichs, Pinto, Taylor, Hand, Kluver
NAYS: Falk, Merrion, Talbot
ABSTAIN: Andrew
5518
The Vice-Chairman declared the motion carried and the foregoing resolution adopted.
ILO At this time the Vice-Chairman returned the gavel to Mr. Andrew.
Mr. Falk announced the next item on the agenda, Petition 73-12-1-39 by the
City Planning Commission on its own motion to rezone property
located at the southeast corner of Seven Mile and Farmington
Roads in the Northwest 1/4 of Section 10, from C-2 to R-1.
On a motion duly made by Mr. Talbot, seconded by Mr. Hand and unanimously
adopted it was,
#2-34-74 RESOLVED that, pursuant to a public hearing having been held on
January 15, 1974 on Itition 73-12-1-39 as submitted by the
City Planning Commission on its own motion to rezone property
located at the southeast corner of Seven Mile and Farmington
Roads in the Northwest 1/4 of Section 10, from C-2 to R-1, the
City Planning Commission does hereby recommend to the City
Council that Petition 73-12-1-39 be approved for the following
reasons:
(1) The proposed change of zoning would remove incompatible
conflicting commercial zoning from the residential neighborhood.
(2) The proposed area of the rezoning is well established,
well maintained and a stable residential area and commercial
zoning would tend to diminish the continued stability of the
residential area.
(3) Commercial zoning is inconsistent and incompatible with the
residential uses and continued residential enjoyment of the
area.
(4) The proposed change of zoning would eliminate the non-complying
status that these residential homes presently have with respect
to Zoning Ordinance #543 in that they fall within a commercial
zone.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Livonia Observer, under
date of December 21, 1973 and notice of such hearing was sent to
the Detroit Edison Company, Chesapeake& Ohio Railway Company,
Michigan Bell Telephone Company, Michigan Bell Telephone Company,
Consumers Power Company and City Departments as listed in the
Proof of Service.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Falk announced the next item on the agenda, Final plat approval for Simon
Ash Industrial Subdivision proposed to be located on the east side
of Farmington Road, north of the Industrial Road and south of
ILWSchoolcraft, in the Northwest 1/4 of Section 27.
On a motion duly made by Mr. Kluver seconded by Mr. Hand and unanimously adopted
it was,
5519
#2-35-74 RESOLVED that, the City Planning Commission does hereby recommend
fiW to the City Council that final plat of Simon Ash Industrial
Subdivision proposed to be located on the east side of
Farmington Road, north of the Industrial Road and south
of Schoolcraft in the Northwest 1/4 of Section 27, be approved
for the following reasons:
(1) The final plat conforms to the previously approved
preliminary plat.
(2) The City Engineering Division recommends approval of the
final plat.
(3) The final plat complies with the M-1 Zoning District
regulations and the Subdivision' Rules and Regulations
of the City of Livonia.
FURTHER it appears on the records that tentative approval of said
proposed plat was given by the City Planning Commission under
Resolution #7-184-73 adopted on June 17, 1973; and that said
proposed plat together with plans and specifications for improvements
therein have been approved by the Department of Public Works, Engineering
Division, under date of August 21, 1973.
The Chairman declared the motion carried and the foregoing resolution adopted.
IL The 270th Regular Meeting of the City Planning Commission was adjourned at
12:00 midnight.
CITY PLANNING COMMISSION
J.- -ph J. a ecretary
ATTEST:
' Z.---6:‘;/ (-at/
Daniel R. Andrew, Chairman