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HomeMy WebLinkAboutPLANNING MINUTES 1974-04-30 • ' 5542 HT=::: t,: . _ ._r ..[_Gi::_,. =ii-,..G HELD T 1T CTT, F ANNZNC CCA.MTSSION IL OFCITY oc LTvcrJA • On Tuesday, April 30, 1974, the City Planning Commission of the City of Livonia held its 274th iteguiar IcLill , oqd a Pllulic 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 125 interested persons in the audience. Members present: Daniel R. Andrew Joseph J. Talbot Joseph J. Falk Francis M. Hand Suzanne Taylor William Scruggs Herman H. Kluver Esther Friedrichs Members absent: Charles Pinto Messrs. John J. Nagy, Planning Director, H. G. Shane, Planner IV; Ralph H. Bakewell, 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 request for waiver of use that is denied, the petitioner had ten days in which to appeal the decision to the Council. I Mr. Falk, Secretary announced the first item on the agenda, Petition 74-3-1-6 by T. Rogvoy Associates, Inc. , for the Terrace Theatre Company, requesting to rezone property located on the north side of Plymouth Road between Middlebelt and Merriman Road in the Southwest 1/4 of Section 26, from M-1 to C-2. Mr. Andrew: Is there any correspondence relating to this petition? Mr. Nagy: There is a letter from the Engineering Division which states there are no problems concerned with this petition. There is also a letter on file from J. A. Investment Co. , stating they do not object to this petition. The Industrial Development Commission reports no objection to this petition. Mr. James Bauer: We are desirous of obtaining this rezoning so that we may be Representing able to split the existing theater into two auditoriums. Terrace Theatre Mrs. Friedrichs: Will there be three small theaters? lit, . Mr. Bauer: Yes, that is right. i Mr. Hand: Property to the west is mostly zoned commercial. What is to the east? Mr. Andrew: It is zoned Manufacturing. 5543 Mr. Andre,,:: I understand L ,; _ . ,,. ; 1-, : ...-_,.y belongs to Ford Motor. I: Mr. Nagy: That is right. Mr. Scruggs: Is it your intent to maintain the same quality of motion pictures as the theater does now? Mr. Bauer: Yes. There was no one else 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 Mr. Falk and adopted it was, #4-90-74 RESOLVED that, pursuant to a Public Hearing having been held on April 30, 1974 on Petition 74-3-1-6 as submitted by T. Rogvoy Associates, Inc. , for the Terrace Theatre Company, requesting to rezone property located on the north side of Plymouth Road between Middlebelt and Merriman Road in the Southwest 1/4 of Section 26, from M-1 to C-2, The City Planning Commission does hereby recommend to the City Council that Petition 74-3-1-6 be approved for the following reasons: (1) The proposed zoning change will place the Terrace Theatre in the appropriate zoning district (C-2) thus removing its nonconformancy status with respect to the M-1, Manufacturing Zoning District. (2) The Industrial Coordinator recommends that the petition be approved. (3) The proposed change of zoning to the C-2 category is not an expansion in site area of commercial development in that the site is presently used in its entirety for theatre purposes. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Livonia Observer, under date of April 11, 1974 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: Kluver, Friedrichs , Scruggs, Talbot, Hand, Falk, Andrew ABSTAIN: Taylor (arrived 8:10 p.m. ) ABSENT: Pinto The Chairman declardd the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 74-3-1-7 by Hillary W. and Margaret McLeod requesting to rezone property located on the east side of Laurel, south of Seven Mile Road in the Northwest 1/4 of Section 9, from R-3 to RUF. Mr. Nagy: We have a letter in file from the Engineering Division stating they have no objection. Mr. Andrew: I understand you w ; t the h to conform with the rest r of th:.= property. - Mr. McLeod: Yes, that is ri ,ht... 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, #4-91-74 RESOLVED that, pursuant to a Public Hearing having been held on April 30, 1974 on Petition 74-3-1-7 as submitted by Hillary W. and Margaret McLeod requesting to rezone property located on the east side of Laurel, south of Seven Mile Road in the Northwest 1/4 of Section 9, from R-3 to RUF, the City Planning Commission does hereby recommend to the City Council that Petition 74-3-1-7 be approved for the following reasons: (1) The rezoning will make zoning lines coincident with lot lines. (2) The zoning change will allow for a single zoning classification encompassing a parcel of land which is all under on ownership. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Observer-Eccentric under date of April 11, 1974 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, 1E; 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, Petition 74-3-2-5 by Raymond W. Cossin requesting to be granted a waiver use approve to construct a church on Property located on the east side of Newburgh Road between Ann Arbor Road and Ann Arbor Trail in Section 32. Mr. Andrew:. Is there any correspondence in file with regard to this petition? Mr. Nagy: There is a petition signed by 41 residents of the area citing aggravating conditions that exist presently with this church. They are noise, music, parking, litter, use of drugs. There is also another petition in the file signed by 35 residents - of the area objecting. A letter from the Traffic Bureau indicates no objection. Mr. Cossin: I would like to clarify some of those accusations. The music stops at 10: 30 p.m. We pick up litter. We have suffered broken windows. When we moved in the place was a pig pen. We cleaned it up. The music probably is loud but we get down on them. Yes, the children are on dope but we try to get them off of it. We do not have air conditioning so in summer we open the windows and the noise gets loud. We have had a sheriff give out our business cards to children that have been found loitering in the park. We are just doing the work of the Lord. We have put a lot / of :coney in the old church. We do not use it because it is too 11/0 small. I started o It there with three people. We are having growing pains. I do Llot feel that the accusations are true. Our group went into Walled Lake protesting the Go Go dancers there. Why don't the people try to stop things like that instead pin oh,:::oh? T top rig people how to go out and of 'top ..�, .... ._ ... . � .. . _� _ _ preach the gospel. lice Police came in and said that they have not seen anything wrong going on. Jos. Fletcher: They need to expand. We propose 400 seating capacity. We are Architect attempting to improve the parking situation. Mr. Andrew: I would like to re-construct what has happened at this intersection. You utilize the church at Newburgh and Ann Arbor Road? Mr. Cossin: True. Mr. Andrew: Your parish house is north of the church? Mr. Cossin: Yes. Mr. Andrew: The building east of the old church is what you are using now? Mr. Cossin: Yes. Mr. Andrew: Who owns property Lot ##735? Mr. Cossin: Hatchins. Mr. Andrew: Is this the same party you are buying from? Mr. Cossin: No, we are buying from Beaumont. Mr. Andrew: What are the hours of the church for the various activities. Mr. Cossin: 11:00 a.m. Sunday and Sunday School at 10:00 a.m. Monday and Tuesday Bible Study at 7:30 p.m. Wednesday, we have services at 7:30 p.m. Thursday is visitation. Thursday night musicians practice. Friday, services. Saturday, 7:30 Bible study and movie. Mr. Andrew: Except for Thursday your church is very active. Mr. Cossin: Yes. Mr. Andrew: Your facilities are open 24 hours a day. Mr. Cossin: We have a "hot line". There is a drug abuse center that calls and sends people. I worked for a while for the Plymouth jail. Mr. Andrew: There is someone in the church 24 hours a day? Mr. Cossin: Yes. Mr. Andrew: How many in your congregation? Mr. Cossin: About 300. 5546 Nr. An re,;: The parking gree_ concern. his is a pre-engineered str. ct _. Architect: Yes, that is right. Mr. Andrew: Property which is to be constructed upon is leased property. Is that right? Mr. Cossin: Yes, it is a 25 year lease with option to lease again for another 25 years or to buy. Mr. Andrew: Does Mr. and Mrs. Beaumont intend to live there? Mr. Cossin: Yes. Mr. Andrew: You are contemplating two different uses on the same property. That is illegal under our Zoning Ordinance Section 18.08 of Zoning Ordinance #543. If the parcel is leased for church purposes would it be tax exempt? Mr. Nagy: I do not know because we never count them. Probably 290 something like that on the average. Mr. Hand: How many does the existing church I}old? Mr. Cossin: About 300. Mr. Hand: Have you looked at any other property in this area? Mr. Cossin: Yes. Mr. Hand: This parcel is so small it seems that you are expanding very rapidly and will likely outgrow this property as well. Mr. Cossin: I am not looking that far in the future. I am looking for the immediate need right now. That is why if I can get only 100 or 200 more then I would be happy. We have other places in Plymouth and Detroit. Mr. Hand: Will you abandon the old building? Mr. Cossin: The mayor is interested in the old building for historical purposes I will get with him on that. We have restored it to the original state. We brought in water and sewers at the church. We feel that there was a lot of money put into it and we would like it to stay as a church. I understand it is the oldest church operating in Michigan. I would like to know why does the dwelling law apply? Would you say if it was sub-divided then we would get around it? Mr. Andrew: You might say that. Mr. Hand: I see a rather expensive project. Is sufficient money available to construct it and maintain it. 5547 Mr. Cossin: it is not aori. c ;_rc- . t:e de not. ,sorry about it . There was $11,000 taken in last month. A police officer from Livonia came and gape me $450.00 because I needed money and there it was. • Mr. Hand: What are expansion plans for Newburgh? Mr. Nagy: Plans are to im; rovt :,ewburgh to five lanes. To implement that improvement would require 120 ft. of right-of-way or an additional 27 feet of existing property is needed to make Newburgh a full width mile road of 120 feet. Architect: We have accounted for that right-of-way when it happens. Mr. Talbot: What time do you have services on Friday and Sunday? Mr. Cossin: Friday at 8:00 p.m. Mr. Talbot: You mention a "hot line." Does someone stay at the church at all times? Mr. Cossin: Yes, there are boys that stay there. Mr. Talbot: Is it your intention to rent out that building? Mr. Cossin: Not necessarily. We do not rent it out. We would let them use Lit just as long as they do not use alcoholic beverages. Mr. Falk: The thing that scares me is that we have Drug Centers and you have young people that are unsupervised. The people worry about this. Mr. Cossin: The boys I am referring to are 26 years old. They are schooled in this. Mr. Falk: When you get into this drug area I am very frightened that you are getting into a medical field and I do not feel you are qualified. Mr. Cossin: I can lay my hands on a man and he will get down from heroin. Through the power of God I can bring a person down from drugs. No program can.' handle these kids. Mr. Taylor: How many people spend the night at the church? Mr. Cossin: Four or five a night probably. Mr. Taylor: Do these people stay with the people they bring in? Mr. Cossin: Yes . Mr. Taylor: Will you still have your tent meetings? Mr. Cossin: No. Mr. Andrew: Will there be any permanent seats in the church? Architect: No. see this schematic c.s. a arehouse. Mr. Nagy: in trying to determine what is a realistic basis of your parkin requirements it is important to establish whether or not families attend services or mainly individuals each of which drives his own car. Our ordinance provides for parking on the basis of one space for each 3 seat, iz:r :n; tie church. Further, the seating capacity is not fixed within the church. Mr. Fletcher: I feel there would be less than 160 parking spaces needed for anticipated 300 to 400 persons there. Mr. Andrew: When do you propose to blacktop? Mr. Fletcher: With the connection of the storm drain thats to come in. Mr. Adams: 9805 Newburgh: We once had a quiet neighborhood and now it's packed with cars. Then we get up and there's a tent perched across the street. I am glad Mr. Cossin cleared up the fact that there are drug addicts on the property. I am opposed to this petition. Robert Ikes What Are the plans for use of this property once construction 1172 Parkview is started and building is up? You owe $29,000.to $30,000 due Plymouth, in 1980 on the church structure you presently occupy. Representing 1110 Newburgh Methodist Church: Mr. Andrew: I will ask the question foryou about the use of that building, nothing else. Mr. Cossin: I will answer that question. The Board of the Methodist Church wanted to know when this would be paid off. I assured the Board that we would pay this in 10 years. Mr. Andrew: What do you intend to do with the old property? Mr. Cossin: I do not know. I think the church is wanted by the City. We might even sell the property. We just do not know. Bill Simpson: I am opposed to the petition,. 19981 Newburgh Walter Hamilton: I have had people come to my front lawn and meditate. I would 19981 Newburgh like to know how .they are going to control this. Mr. Cossin: Where young kids congregate you cannot control this. Mr. Hariilton: I just want to advise you that the Hatchin's are so scared they will not come out of the house. IL Mr. Cossin: I refute this. Those people are not scared of us. They arc elderly. We have always treated them kindly. We cleaned the walks in the winter and treated them like our mother and father. 5549 Mr. Hamilton: How many people that belong to your congregation live in Livonia? i 411, Mr. Cossin: They come from all over Westland, Livonia, Plymouth and Taylor. Mr. Maclntyre: When they have tent services I am burdened with parking on 3709 Ann Arbor Ir. my pr-r:&r:y. Mr. Cossin: You have signs in front of your house prohibiting parking. Mr. Maclntyre: We are getting no cooperation from Livonia Police. Mrs. Bangammon: This property once started should have adequate financing. 36708 Pinetree If this property goes down the rest of the area goes down. Whose going to sign the lease? Mr. Cossin: We have a Board and it is incorporated in the State of Michigan. There are 13 on the board. I am one member of the board. Bob Leed : 80% of the membership is from Taylor. Property behind the church. Mr. Cossin: Livonia and Plymouth are predominant members of church. . Taylor certainly is not 80% of our membership. Bob Leedy: Will there be air conditioning in the new building? Mr. Cossin: Yes, we anticipate air conditioning. Resident: It is interesting to note that the owner's son owns a trucking company. If he defaults, won't this be an interesting situation in that the structure is designed to warehouse standards. William Abby: I am against the petition. 36832 Angeline Circle Mrs. Favors: I am against the petition. 36829 Angeline Circle Mrs. Rex Adams: Services may be over at 10: 30 but the musicians and hanger-ons 9805 Newburgh are still there until all hours. Mr. Kluver: Will the existing structure on the far east corner remain? Mr. Cossin: Yes. Mr. Talbot: What name are you incorporated under? Mr. Cossin: The Lord's House. 46 There was no one else 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 Mr. Falk and unanimously adopted it was , 5550 #4-92-74 RESOLVED that, pursuant to a public hearing having been held on April 30, 1974, on Petition 74-3-2-5 as submitted by � Raymond W. Cossin requesting to be granted a waiver use approval to construct a church on property located on the east side of Newburgh Road between Ann Arbor Road and Ann Arbor Trail in Section 32, the City Planning Conrnission does nreby recommend to ene City Council that Petition 74-3-2-5 be denied for the following reasons: (1) That the proposed use would create a second principal use of this property which is in conflict with Section 18.08 of Zoning Ordinance #543 as amended. (2) The proposed site does not have the capacity to support the intended use and related parking as based upon the plan submitted. (3) The proposed use and related uses as described by the petition are not compatible to the residential neighborhood. (4) The proposed use will be detrimental to its neighborhood by reason of the hours of operation, traffic, noise, congestion and frequency of meetings. The Chairman declared a 10 minute recess at this time. The Regular Meeting and Public Hearing was resumed at 10:05 p.m. with the same members present as were present for the initial roll call. Mr. Falk announced the next item on the agenda, Petition 74-3-2-6 by Frankel Associates requesting to be granted a waiver use approval to locate a savings and loan offices and general office tenants in a two story office building proposed to be located on the south side of Six Mile Road between Newburgh and Farmington Roads in Section 17. Charles Tangora: The building will be two stories. The exterior material Attorney for will be brick which will compliment buildings of Newburgh Frankel Assoc. Plaza. There will be one ingress and egress to the property. Mr. Andrew: Will the parking lot lights be the same as the shopping center? Mr. Frankel: Comparable. Mr. Andrew: What about free-standing signs? Mr. Frankel: We do not foresee any free-standing signs. Mr. Andrew: What is the height of structure? Mr. Shane: 26 feet. Mr. Hand: I would like to see a complete total site plan along with landscape plan before I vote on it. Mr. Nagy: The site plan itself remains relatively the same. The three buildings have been shifted slightly. 5551 ii; Mr. Hand: This is a deviotJ.: a from Cha original site plan. I need more time to study th:H proposition, Mr. Falk: I support Mr. Hand's position with reference to this area. Mr. Talbot: Essentially to s'*:e plan is still the same. Mr. Andrew: If a tax split is effected he can come before us with a sign request. Mr. Nagy: We have checked this thoroughly and we do not feel this would happen. To split this property would create more then five tax parcels in violation of the plat act. Mrs. Friedrichs: The site plan that is presented satisfies me and the building as presented compliments the rest of the center. Mrs. Taylor: I am very impressed with the Shopping Center. What will you do with the back area? Mr. Frankel: We will grade and seed if you want. Mrs. Taylor: Do you mind if I make that a condition of the site plan? Mr. Frankel: No problem. ILMr. Andrew: How about the repair of the parking lot? Mr. Frankel: It's under way. Representative: We have received quite a bit of water on our property that Kingsbury Hgts. pours through the wall. The trees were to be retained but Civic Assoc. they were pulled out. That is what concerns me about the greenbelt that is supposed to go in there now. Mr. Frankel: We are trying our best to control the water situation. Mr. Andrew: How soon will you start underground activities? Mr. Frankel: About 60 days from approval. Resident: There have been fourchildren hit at the Big Boy driveway in 17151 Fitzgerald the last four months. Charles Flint: Does this waiver concern use of building? Mr. Andrew: Yes. Mr. Flint: The height of the building bothers me tremendously. The residential homes are over 1 1/2 feet lower than what these IL buildings are. The cuts in the curbs are also objectionable to me. Mr. Falk: Will you reassure us that you will not come back and ask for some signs? 5552 Mr. Frankel: Yes , you can depend OR it. will not come back and ask for free-stan.din , si; _ u to be erected. There was no one else present wishing to be heard and the Chairman closed the public hearing on this item. On a motion duly made by Mrs. Friedrichs, seconded by Mrs. Taylor and adopted it was, #4-93-74 RESOLVED that, pursuant to a public hearing having been held on April 30, 1074, on Petition 74-3-2-6 as submitted by Frankel Associates requesting to be granted a waiver use approval to locate savings and loan offices and general office tenants in a two-story office building proposed to be located on the south side of Six Mile Road between Newburgh and Farmington Roads in Section 17, the City Planning Commission does hereby recommend to the City Council that Petition 74-3-2-6 be approved for the following reasons: (1) The approval of this petition will allow uses that will be compatible to and in harmony with surrounding uses in that it will provide for general offices as transitional uses between the shopping center and the Kingsbury Heights Subdivision. • (2) The approval of this petition will allow greater flexibility 110 to the uses of the proposed office buildings. (3) The petition meets all of the general and special standards of the Zoning Ordinance as it relates to the P.S. District and waiver use requirements. with the following conditions: (1) That Site Plan marked Job No. 734-73, revised date December 18, 1973, is approved and shall supercede the previously approved site plan as granted by the Planning Commission in resolution #6-189-71 for only that portion of the site altered by site plan #734-73. (2) That Landscape Plan marked #7114, dated 6/1/71, which is hereby approved, shall be adhered to and that the materials thereon be thereafter permanently maintained. (3) That no free-standing sign be placed on the site. (4) That any proposed sign to be attached to the building shall be subject to approval by the Planning Commission and City Council. (5) That the undeveloped land to the south shall be given temporary Iii/ improvement by seeding or sodding and all drainage ditches shall be graded and maintained. (6) Petitioner will arrange to undertake immediately the temporary grading and/or ditching on the east property line to conform with discussion of this evening. 5553 FU THER R SOLVE that not :e of tha aho"e public hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. A roll call vote resulted in the following: AYES : K Y erg Forts , TaThot, Taylor, Falk, Andrew NAYS' : Hand ABSENT: Pinto The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Hand stated that his nay vote was registered because when an item of this nature is tabled more things get done. Mr. Falk announced the next item on the agenda Petition 74-3-2-7 by Livonia Jaycees requesting to be granted a waiver use approval to hold an annual carnival on property within the Wonderland Shopping Center located at the Southwest corner of Plymouth and Middlebelt Roads in the Northeast 1/4 of Section 35. Mr. Nagy: I have correspondence on file from the Police Department and the Fire Department. Jim Coyan: The dates of the carnival are May 22, through June 2, 1974. 36341 Seven Mile Road 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 unanimously adopted it was, #4-94-74 RESOLVED that, pursuant to a public hearing having been held on April 30, 1974 on Petition 74-3-2-7 as submitted by Livonia Jaycees requesting to be granted a waiver use approval to hold an annual carnival on property within the Wonderland Shopping Center located at the northwest corner of Plymouth and Middle- belt Roads in the Northeast 1/4 of Section 35, the City Planning Commission does hereby recommend to the City Council that Petition 74-3-2-7 be approved for the following reasons: (1) The Police and Fire Departments have no objections to the Petition. (2) The use of property for carnival purposes will not inter- rupt the normal traffic flow and use of land for parking purposes. 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. 555':, Mr. Falk announced the next item onagenda, 4--6 the Petition 74--. -], by the City Planning Commission on its own motion to amend Section 2,10, ! Definitions of ,"isre)7ane.ous Terms , Paragraph (15) Sign, of Ordinance #543, the Zoning Ordinance of the City of'Livonia for the purpose of clarification. 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 Mr. Scruggs and unanimously adopted it was, #4-95-74 RESOLVED that, pursuant to a public hearing having been held on April 30, 1974, on Petition 74-4-6-1 as submitted by the City Planning Commission on its own motion to amend Section 2.10, Definitions of Miscellaneous Terms, Paragraph (15) Sign, of Ordinance #543, the Zoning Ordinance of the City of Livonia, for the purpose of clarification, the City Planning Commission does hereby recommend to the City Council that Petition 74-4-6-1 be approved for the following reasons: (1) The language amendment is recommended by the Department of Law. (2) This language amendment is required to more adequately control the use of signs in the City of Livonia. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Observer-Eccentric under date of April 11, 1974 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, preliminary plat approval for St. Mary's Estates Subdivision #2 proposed to be located on the east side of Levan Road, north of Schoolcraft Road in the Southeast 1/4 of Section 20. Mr. Nagy: We have correspondence on file from the Traffic Department, Fire Department and Police Department which indicate no objection. A letter from the Engineering Department lists comments on sewers for this subdivision. Mr. Mahelik: Where are the drains to this subdivision? 36060 Perth Mr. Nagy: No drains off Levan. Carl Berg: We are concerned with the trees. 36010 Perth R. Pastor: We will leave any and all trees there that we can. Builder 5555 Charles Mill.. What will tn__ bac., of :e ses look like? 31970 Perth t Mr. Pastor: They will be of a brick nature. Mr. Willy: What is the size of the lots? 36030 Perth Mr. Pastor: 70 ft. x 137 ft. on the average. Jack Trainor: When will you start building? 36020 Perth Mr. Pastor: Sometime this year. There was no one else 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 unanimously adopted it was, #4-96-74 RESOLVED that, pursuant to a public hearing having been held on April 30, 1974, the City Planning Commission does hereby recommend to the City Council that the preliminary plat of St. Mary's Estates Subdivision #2, proposed to be located on the east side of Levan 11; Road, north of Schoolcraft Road in the Southeast 1/4 of Section 20, be approved for the following reasons: (1) The proposed Subdivision plat is well designed and conforms to the Subdivision Rules and Regulations. (2) The proposed lot layout and street pattern will be compatible with the surrounding residential development. (3) The Subdivision layout meets, and in most instances exceeds the minimum requirements of the R-2 Zoning District regulations. subject to the following condition: (1) That the 20 foot greenbelt easement will be improved with shrub material both coniferous and deciduous, two rows alternately spaced and a minimum height of 4 to 5 feet upon planting. FURTHER RESOLVED, the proposed subdivision conforms to all the requirements of the Zoning Ordinance and the Subdivision Rules and Regulations except the provision for open space which the Planning Commission recommends waiving because the plat is located adjacent to a City Park site called Madonna Park and therefore the petitioner asks that the requirement of the dedication of park land equalling 720 square feet of land per platted lot be waived. m 5556 10:( FURTHER RESOLVED, notice of tete above 'nearing was sent to the abutting property owners, proprietor, City Departments as listed in the Proof of Service and copies of the plat together with notice have been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Department. The Chairman declared the motion carried and the foregoing resolution adopted. 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 of 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. This item was removed from agenda and postponed to meeting of May 14, 1974. Mr. Falk announced the next item on the agenda, Petition 74-2-2-2 by Fred J. Armour requesting to be granted a waiver of use approval to construct a single-story structure to house the special trade contractor, Apollo Asphalt Concrete Specialties Co. , on property located on the west side of Stark Road between Schoolcraft and Plymouth Roads in the North 1/2 of Section 28. The Chairman passed the gavel to the Vice-Chairman at this time. On a motion duly made by Mr. Scruggs, seconded by Mrs. Taylor and adopted it was , ##4-97-74 RESOLVED that, pursuant to a public hearing having been held on April 2, 1974 on Petition 74-2-2-2 as submitted by Fred J. Armour requesting to be granted a waiver of use approval to construct a single-story structure to house the special trade contractor, Appollo Asphalt Concrete Specialties Co. , on property located on the west side of Stark Road between Schoolcraft and Plymouth Road in the north 1/2 of Section 28, the City Planning Commission does hereby recommend to the City Council that Petition 74-2-2-2 be approved for the following reasons: (1) The proposed use complies with all the special waiver .use standards of the M-1 District regulations as they relate to special contractor's yards . (2) The Industrial Development Coordinator recommends that the waiver use be granted. (3) The proposed expansion in use will upgrade the development by the removal of several poorly maintained buildings and by the construction of a new, modern warehouse and the site appearance will be improved by the houseing of materials ILotherwise stored outside. 5557 with the following additional conditions: (1) That the petitioner seek a valid use permit relative to the residential structure allowing it to be used for office purposes prior to the issuance of a building permit for the proposed warehouse structure. (2) That all driveways and parking areas be hard-surfaced with asphalt or concrete prior to the issuance of a Certificate of Occupancy. (3) That all existing buildings or structures except the building used as an office shall be removed prior to the issuance of a Certificate of Occupancy. (4) That Site Plan #73-D-443, dated 10/18/73, which is hereby approved, 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Falk, Hand, Talbot, Taylor, Friedrichs, Scruggs NAYS: None ABSENT: Pinto 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 that Petition 74-1-1-3 is removed from the agenda and will be scheduled for the May 14, 1974 meeting. rr mow 5558 r i Mr. Falk announced the next item on the agenda, Petition 74-4-8-14 by Lindhout Associates requesting approval of all plans required by Section 18.47 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended by Ordinance #990, submitted in connection with a proposal to erect a drive canopy for Michigan National Bank located on the east side of Middlebelt Road between Seven Mile Road and Vassar. On a motion duly made by Mr. Kluver, seconded by Mr. Falk and unanimously adopted it was, #4-98-74 RESOLVED that, pursuant to Section 18.47 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended by Ordinance #990, the City Planning Commission does hereby recommend to the City Council that Petition 74-4-8-14 by Lindhout Associates requesting approval of all plans required by Section 18.47 submitted in connection with a proposal to erect a drive canopy for Michigan National Bank located on the east side of Middlebelt Road between 110 Seven Mile Road and Vassar, be approved subject to the following conditions: (1) That Site Plan #7316, dated 4/4/74, prepared by Lindhout Aascciates, Architects, which is hereby approved, shall be adhered to. (2) That Building Elevation #7316, dated 4/11/74, prepared by Lindhout Associates, Architects, which is hereby approved shall be adhered to. The Chairman declared the motion carried and the foregoing resolution adopted. 1 5559 Mr. Falk announced the next items on the agenda, Petition 74-4-8,47 7P cbyoPan trick J . McPharMcPharlinreru_.'es , anpi oof, al all p I aac required� ' of Ordinance 543, the ZollLag i ? nanee o..the City of Livonia, as amended by Ordinance #988, submitted in connection with a proposal to erect a 12,000 square foot building for recreation purposes on �1; o� of P' =uth Road between Levan and pror�1'rt�' J (� ate . . ._. -- . Newburgh toad. On a motion duly made by Mr. Kluver, seconded by Mr. Falk and unanimously adopted it was, #4-99-74 RESOLVED that, pursuant to Section 18.58 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended by Ordinance #988, the City Planning Commission does hereby approve Petition 74-4-8-17P by Patrick J. McPharlin requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to erect a 12,000 square foot building for recreation purposes on property located on the north side of Plymouth Road between Levan and Newburgh Road, subject to the following conditions: (1) That Site Plan #3257, dated 2/18/74, prepared by Giffels- Webster Engineers, Inc, , which is hereby approved shall be adhered to. (2) That Building Elevation #1266, prepared by Leon H. Kohls and Associates , Inc. , which is hereby approved shall be adhered to. IL (3) That Landscape Plan, Sheet L-1, dated April 25, 1974, prepared by Anderson/Lesniak and Associates , Inc. , which is hereby approved, shall be adhered to. (4) That all plant materials as shown on the approved Landscape Plan shall be installed prior to issuance of a Certificate of Occupancy. (5) That all plant materials installed on the site shall be permanently maintained in a healthy condition. l Mr. Falk announced the next item on the agenda, letter daoedSigrile2i, 1974 from Burger Chef Systems , Inc. , requesting app submitted in connection with the approval of Petition a w373- -2-24 9-r_2u4eby Burger Chef Systems , Inc. , requesting to be granted approval to remodel and add to the Grand Rivertinrant located the Northeasttl/4e intersection of Eight Mile Road and of Section 1. Mr. Scruggs and adopted it was, On a oration duly made by Mrs. Taylor, seconded by #4100--74 RESOLVED that, the City Planning Commission does hereby approve, in part, the Sign Plan submitted in connection with thereqapproval ing of Petition 73-9-2 -24 by BurgerovalChef toyremodel and add to the ,L stems,to be granted a waiver use appf le existing restaurant located at the intersection terse fioecofoEig,ts ilect Road and Grand River in the Northeast1/4 to the following conditions: (1) That the present free-standing signs shall be removed and 5.560 may be replaced. more than. two b5 x 12 sing.LE_-pole y free-standing signs as designated on Sign Plan W--II-10, prepared by burger Cher Systems, Inc„ dated 3/28/74, which is hereby approved; and (2) That the 3' x 19' canopy sign as shoyn on Sign Plan W-11-10, prepared by Burgr Chef Systems , inc. , dated 3/28/73, which is hereby approved, may be erected on the building; however, that the above approval is limited to a total of three (3) signs only with any combination of free-standing or canopy signs left to the discretion of the petitioner. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Friedrichs, Scruggs, Taylor, Falk NAYS: Talbot, Hand, Andrew ABSENT: Pinto The Chairman declared the motion carried and the foregoing resolution adopted. Upon a motion duly made, seconded and unanimously adopted, the 274th Regular Meeting of the City Planning Commission of the City of Livonia was adjourned at 12:00 midnight. CITY PLANNING COMMISSION f (11-J eph J F k Secretary ATTEST: Daniel R. Andrew, Chairman