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HomeMy WebLinkAboutPLANNING MINUTES 1974-09-17 5629 MINUTES OF THE 282nd REGULAR MEETING AND A PUBLIC HEARING HELD BY THE CITY PLANNING IL; COMMISSION OF THE CITY OF LIVONIA On Tuesday, September 17 , 1974 the City Planning Commission of the City of Livonia held its 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 :05 p.m. with approximately 100 interested persons in the audience. Me ers Present: Daniel R. Andrew Joseph Talbot Charles Pinto Francis M. Hand Suzanne Taylor Joseph Falk Herman H. Kluver Esther Friedrichs William Scruggs John J. Nagy, City Planner; Ralph Bakewell, Planner IV; H G Shane; Plainer IV; and Robert Brezinski, Assistant City Attorney, were also pre1ent. 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 request that is denied, the petitioner had ten days in which to appeal the decision to the City Council. Mr. Falk, Secretary announced the first item on the agenda, Petition 74-7-1-20 by Lidia Veri requesting to rezone property located on the south side of Five Mile Road between Santa Anita and Cavell in the Northeast 1/4 of Section 24, from RUF to R-7. Mr. Andrew: Is there any correspondence in file? Mr. Nagy: Consumers Power and the Detroit Edison Company have no objection to the petition. Miss Veri : We would like to construct a one story apartment. Mr. Andrew: How many units? Miss Veri: I do not know. Whatever could go on. Mr. Andrew: How many units could go there? Mr. Nagy: 1.3 acres would allow 16 units of one bedroom apartments and the allowable two bedroom units would be 12 . Miss Veri: We would develop it ourselves. Vic Carrol: I feel that an apartment on this site would necessitate 14757 Lyons the building of a new school. Besides if I wanted to live near apartments, I would have stayed in Detroit. �•x 5630 Mr. Andrew: Do you realize that apartments do not generate children for Livonia to educate. IL: Mr. Carrol: I do not understand. Mr. Andrew: ' Mr. Nagy can you explain the survey? Mr. Nagy: A study was conducted last year by the Planning Dept. staff and after interviewing landlords, apartment managers etc. , from a total of 1500 dwelling units; it was revealed that there were only 29 school age children in those apartment dwellings. John Orel: I have approximately two acres of land that I have 14751 Cavell been paying taxes on for years and that would make my land useless. Weldon Clark: There are homes of moderate value there and I think 27492 Five Mi. a better use should be made there. I think the apartment dwelling appears' to me to be a very good idea for this land use. Mr. Andrew: Mr. Clark do you have any financial interest whatsoever in the property? Weldon Clark: No. lie Mr. Hand: Until a final disposition has taken place in regard to area to the east already under petition I believe a tabling motion would appear to be in the best interest of all concerned. Mrs.. Friedrichs: I think that the development of this area should be cohesive and I would therefore support a tabling motion. Miss Veri: I plan on putting up only one bedroom apartments. I do not want kids running down the place. 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. Hand, seconded by Mrs. Friedrichs and unanimously adopted: #9-179-74 RESOLVED that, pursuant to a public hearing having been held on Petition 74-7-1-20 as submitted by Lidia Veri requesting to rezone property located on the south side of Five Mile Road between Santa Anita and Cavell in the Northeast 1/4 of Section 24 , from RUF to R-7 , the City Planning Commission does hereby determine to table this item to the regular meeting of November 26 , 1974. The Chairman declared the motion carried and the foregoing resolution adopted. . 5631 The Secretary announced the next item on the agenda, Petition 74-8-1-22 by Fred Armour for George R. Shamie, Jr. requesting to rezone property located on the southwest IL: corner of Seven Mile Road and Brentwood in Section 12 from R-1 and RUF to P.S. Mr. Nagy: The City Engineer states there appears to be no storm sewer immediately available. The Livonia Drain #27 would provide for drainage when constructed. No definite date for construction of this sewer. The road is not fully dedicated. Fred Armour: We want to put up a building in this area. We are K & K Optical in the immediate area now but it is a leased building and we want to go into our own building. Mr. Hand: The lot appears to have sufficient depth. Do you anticipate any parking difficulties? • Mr. Nagy: No, I do not see any problems with parking based upon the intended use and site plan provided. Mr. Hand: Any egress or ingress on Brentwood? . Mr. Armour: Just on Seven Mile. IL Paul Spence: The egress and ingress is to be on Seven Mile Road. There have been numerous accidents on Seven Mlle and Brentwood. I wonder if this is a good idea. Is there any provision made for a wall? Mr. Andrew: They are required by ordinance to erect a wall five to seven feet in height. John Hunt: I am less opposed to an optical company than a beer 19004 Brentwood: and wine store but as you mention that is a question of site plan. If it is going to generate more traffic I am very much opposed to it. There are 40 children in the first 8 houses and there have been three accidents there last week. We just • do not need any more traffic. • Tom Elmore I am opposed to taking any land off Brentwood for 18980 Brentwood: zoning it P.S. Charles Quigley: I would like to see West Seven Mile rezoned, other 28290 W. 7 Ni. than residential. Mrs. Taylor: Has Mr. Shamie given any consideration to the dedication of the right of way. Mr. Armour:irl: Yes, we are agreeable to dedicating right-of-way. Mrs. Hoopala: Why does every single lot on Seven Mile have to be 18935 Brentwood: Commercial or P.S. ? bb.3d Mr. Hand: I feel the most compatible zoning for that area is P.S. It is the most desirable for that area. And ILi along those line3I have to support it. 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. Hand, seconded by Mrs. Taylor and unanimously adopted it was, #9-180-74 RESOLVED that, pursuant to a public hearing having been held on September 17 , 1974 , on Petition 74-8-1-22 as submitted by Fred Armour for George R. Shamie , Jr. , requesting to rezone property located at the south west corner of Seven Mile Road and Brentwood in Section 12 , from R-1 and RUF to P.S. the City Planning Commission does hereby recommend to the City Council that Petition _ 74-8-1-22 be approved for the following reasons: (1) The proposed change of zoning will provide for the reasonable use of this property. (2) Professional office uses will provide for a good land use buffer, insulating the residential neigh- borhood to the south from the adverse effects of the heavily travelled Seven Mile Road thoroughfare. (3) The proposed change of zoning to professional office!. uses will provide for uses that will be compatible to the surrounding uses of the area as professional office uses are generally quiet in nature, the hours of operation are customarily limited to 8:00 a.m. to 5:00 p.m. and the design of office structures is intended to harmonize with the residential structures of the area. • FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Livonia Observer, under date of August 29 , 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. The Chairman declared the motion carried and the foregoing resolution adopted. The Secretary announced the next item on the agenda, Petition 74-8-1-23 by Lewis and Madeline Brooke requesting to rezone the property located on the west side of Inkster Road, south of Five Mlle Road in the Northeast 1/4 of Section 24, from RUF, R-3 and R-1 to R-7 and R-1. ILThe gavel was passed by the Chairman 'to the Vice-Chairman at this time. Mr. Kluver: Mr. Nagy, is there any correspondence? 5633 Mr. Nagy: Division of Engineering states that the east/west streets are blacktopped only and in need of repair. These roads should be improved before use. The drive approach should be aligned to the Redford . approach. Facilities in street right of way should be relocated. Full width pavements should be under- taken by developer. The Wayne County Road Commission will need additional right of way when the reconstruction program is underway in the near future. Paul Rentenbach: One of the reasons for having the cluster housing representing is the filled in area which was once Como Lake L. &M.Brooke which cannot be built upon. The proposed plan has been proposed in a form that takes into consideration the Department of Engineering' s suggestions. The Planner, Mr. Martin, is here tonight and I will have to refer to him on certain technical questions. Mr. Hand: Explain percent of acreage for open spaces. Mr. Martin: Open space is 11 acres or 29% of site. There are 12 acres in the R-7 zoning which is 31.5% of the site. The average density for the whole area is 6. 3 units per acre. The density in the R-7 District is 12.5 units per acre. The density for the single family is 6.5 units an acre. Those densities exclude the 11 acres of open spaces. The density when the open space is added to total site is reduced to 4. 6 units an acre. Mrs. Friedrichs : Can you explain what cluster housing really is? Mr. Martin: Where you utilize more effectively your side and rear yards and collect them so that all over the open space is concentrated in more meaningful and useable areas. Mr. Falk: ' There are 38 acres total. It that correct. ? Mr. Martin: Yes , that is correct. The allocations are R-7 comprises 12 acres , cluster housing, 13.8 acres, the remaining open space is 11 acres. The balance in public roads. Mr. Falk: Well then the 11 acres is unbuildable land anyway is that right? Mr. Rentenbach: Yes, that is right. Mr. Pinto: With respect to the cluster area which you refer to, how would the open areas be maintained? Mr. Rentenbach: It depends to a large extent on the type of cluster housing planned. Usually there is .an association that ire takes care of it. 5634 Mr. Pinto: How would the area that is the lake be taken care of? L4 Mr. Martin: By the association or the. landowner may be willing to dedicate it to the City. Mr. Scruggs : The density of R-7 is what? Mr. Martin: 12 acres. Mr. Scruggs : Do we have other projects with the overall density that is proposed here? Mr. Nagy: No, we do not. Mr. Scruggs : What is the average density per acre of Buckingham Village Subdivision? Mr. Nagy: Buckingham Village density averages are 5.5 acres not including the road right of way. Including the road right of way the average density is 4. 5 units per acre: Joe Lynch: I am against the rezoning of this petition. 27540 Lyndon Ron Carrol: I object to the rezoning. 1E: 15747 Lyons Charles Chandler: The petition that is pending with City Council. 14101 Cardwell now, is it the same or a different piece of property? ' Mr. Nagy: The petition he is making reference to is a letter by the subdivision to the City Council. The City Planning Commission conducted a public hearing on that petition and tabled it upon request of the property owner. The item is still tabled. Resident: I am opposed to it. 27942 Lyndon Mr. Benson: The people of Como Lakes Subdivision are not opposed to 14702 Cavell the development of this type. Until the decision is made with regard to the portion to the north of this development I feel this should be held in abeyance until such time as a decision is made on that property to the north. It appears that the maintenance of the land leaves a question of whom is to take care of it. There are no through roads to this area. Mr. Hand: I would like to commend Mr. Benson for a fine logical presentation. l'te Jack Drell: We have no access to that land. 14751 Cavell Resident: When you can build on the lake they will than be back to 27734 Barkley put apartment buildings there. 5635 Mr. Kluver: The ordinance will not allow it. Mrs. Cosner: How soon can you build on filled lots? L15438 Meadowbrook Mr. Nagy: No ordinance says you cannot build on filled lots. ' It is rather a soils problem in determining the bearing capacity of the soils leading to design of special footings etc. Resident: If that propetty is changed from R-1 to R-7 my property 27828 Barkley will devaluate $10,000. Resident: Will these units be low income or government subsidized? 15025 Inkster Mr. Martin: No government subsidies are involved. There was no one else present wishing to be heard and the Vice-Chairman closed the public hearing on this item. On a motion duly made by Mr. Hand, seconded by Mr. Taylor it was adopted. #9-181-74 RESOLVED that, pursuant to a public hearing having been held on September 17, 1974 on Petition 74-8-1-23 by Lewis and Madeline Brooke requesting to rezone property located on the west side of Inkster Road, south of Five Mile Road in the Northeast 1/4 of Section 24, from RUF, R-3 and R-1 to R-7 and R-1, the City Planning Commission does hereby determine to table this item to the meeting of November 26, 1974. A roll call vote resulted in the following: AYES: Kluver, Friedrichs, Scruggs, Pinto, Talbot, Taylor, Hand, Falk NAYS: None ABSTAIN: Andrew The Vice-Chairman declared the motion carried and the foregoing resolution adopted. • The Vice-Chairman returned the gavel to Mr. Andrew at this time. The Chairman declared a 10 minute recess at this time. The meeting resumed with the same commissioners present as were present for the roll call. Mr. Falk announced the next item on the agenda, Petition 74-8-1-25 by the City Planning Commission on its own motion to rezone property located south of Plymouth Road between Farmington and Stark Roads in the Northeast 1/4 of Section 33 , from ILRUF to P. There was no one present wishing to be heard and the Chairman closed the public hearing at this time. DOJO On a motion duly made by Mr. Riuver, seconded by Mr. Hand and unanimously adopted it was, #9-182-74 RESOLVED that, pursuant to a public hearing having been 4 held on September 17, 1974 on Petition 74-8-1-25 as i'll submitted by the City Planning Commission on its own. motion to rezone property located south of Plymouth Road between Farmington and Stark Roads in the Northeast 1/4 of Section 33, from RUF to P, the City Planning Commission does hereby recommend to the City Council that Petition 74-8-1-25 be approved for the following reasons : (1) The proposed change of zoning will eliminate two non-compatible zoning classifications from existing on these tax parcels of record. (2) The proposed rezoning will provide for the full utilization and development potential of the property. • (3) The proposed change of zoning will provide for uses that are compatible to the surrounding uses of the area. (4) Parking uses when well screened and adequately maintained will not adversely affect residential property. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Observer- Eccentric, under date of August 29 , 1974 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Consumers Power Company Michigan Bell Telephone 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 74-8-1-26 by the City Planning Commission on its own motion to rezone • property located at the southeast corner of Clarita and Middlebelt Road in the Northwest 1/4 of Section 12 , from C-1 to P.S. Mr. Duggan: I am representing Seymour Weisman. My client objects to the rezoning of this parcel and desires to meet with the Planning Commission and that this item be tabled. Mr. Andrew: We have rezoned that land and approved a site plan and now we see a "For Sale" sign on the property which indicates he is selling for a profit and this is not for the betterment of the community. Mr. Hand: To rezone for a specific proposal and then find a. "For Sale" sign on it is a little distressing. Jva, The sign should be removed and no sale of property take place until he meets with the Commission. te Mr. Duggan: He called me at 4:00 p.m. and asked me to represent him and ask that this be tabled until he can talk to the Commission. That is all I can say at this time. There was no else present wishing to be heard and the Chairman closed the public hearing on this item. On a motion duly made by Mr. Hand, and seconded by Mr. Kluver it was, RESOLVED that, pursuant to a public hearing having been held on September 17, 1974 on Petition 74-8-1-26 as sub- mitted by the City Planning Commission on its own motion to rezone property located at the southeast corner of Clarita and Middlebelt Roads in the Northwest 1/4 of _ Section 12 , from C-1 to P.S. the City Planning Commission does hereby recommend to the City Council that Petition 74-8-1-26 be approved for the following reasons : (1) The proposed change of zoning to the more restrictive classification of P.S. is consistent with the Livonia Mall Land Use Plan. (2) The proposed change of zoning to the P.S. classification is to provide uses that will more appropriately buffer and insulate the adjacent residential area from the adverse effects that are associated 1[40 with commercial development and the heavily travelled thoroughfare of Middlebelt Road. (3) The proposed change of zoning to professional office use is to discourage the further expansion of commercial development in a piece-meal fashion along the mile road. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Observer- Eccentric, under date of August 29, 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, Pinto, Hand, Falk NAYS: Friedrichs, Scruggs, Talbot, Taylor, Andrew ABSENT: None The Chairman declared the motion failed. On a motion duly made by Mr. Talbot, seconded by Mrs. Friedrichs it was , i IL #9-183-74 RESOLVED that, pursuant to a public hearing having been held on September 17, 1974 on Petiton 74-8-1-26 as sub- mitted by the City Planning Commission on its own motion DOJO to rezone property located at the southeast' corner of Clarita and Middlebelt Road in the Northwest 1/4 of IE:0 Section 12 , from C--1 to P.S. the City Planning Commission does hereby determine to table this item to the meeting of November 19, 1974. A roll call vote resulted in the following: AYES: Friedrichs , Scruggs, Pinto, Talbot, Taylor, Andrew NAYS: Kluver, Hand, Falk ABSENT: None The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 74-6-3-8 by Messrs. Patrick J. O'Hara and Stanley LeRash of Chalet Lounge requesting to vacate property located south of Plymouth Road, east of Eckles Road in the Southwest 1/4 of Section 30 . Mr. O'Hara: We need a decision soon because we fear the loss of our gas permit allocation if we don' t start construction soon. Mr. Andrew: We are requesting an opinion from the Department of Law as this is not a public dedication but owned in 1[0fee simple by the City. 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. Scruggs, seconded by Mr. Falk and unanimously adopted it was , #9-184-74 RESOLVED that, pursuant to a public hearing having been held on Petition 74-6-3-8 by Messrs. Patrick J. O'Hara and Stanley LeRash of Chalet Lounge requesting to vacate property located south of Plymouth Road, east of Eckles Road in the Southwest 1/4 of Section 30, the City Planning Commission does hereby determine to table this item pending . receipt of a legal opinion from the Department of Law relative to whether or not the City may vacate the subject property. The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 74-6-3-9 by Karen F. Kiefner requesting to vacate three feet of a nine foot easement located on the east side of Milburn between Clarita and Pickford in the Northwest 1/4 of ILSection 11. 5639 Mr. Nagy: Consumers. Power have indicated they have no objection 1[10 Michigan Bell has no objection based on receipt of money for relocation of -equipment. Detroit Edison has no objection. Relocation of all existing equipment has been made. There was no one else wishing to be heard and the Chairman closed the public hearing on _this item. On a motion duly made by Mrs. Friedrichs, seconded by Mr. Pinto and unanimously adopted it was, #9-185-74 RESOLVED that, pursuant to a public hearing having been held on September 17, 1974 on Petition 74-6-3-9 as sub- mitted by Karen F. Kiefner requesting to vacate three • feet of Milburn between Clarita and Pickford in the - Northwest 1/4 of Section 11, the City Planning Commission does hereby recommend to the City Council that Petition 74-6-3-9 be approved for the following reasons : (1) The Engineering Division recommends approval as the remaining 6' of the formerly 9 ' easement is sufficient to accommodate the existing utilities of Detroit Edison Company and Michigan Bell Telephone Comp any. IL; (2) The Detroit Edison Company and the Michigan Bell Telephone Company have indicated by letter that they have no objection to the vacating as they have an agreement to be reimbursed for the cost of relocating their equipment within the easement. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Observer- Eccentric under date of August 29, 1974 and notice of such hearing was sent to the Detroit Edison Company, Michigan Bell Telephone Company, Chesapeake & Ohio Railway Company and Consumers 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. Falk announced the next item on the agenda, Petition 74-6-6-4 by the City Planning Commission pursuant to Council Resolution #179-64 , requesting to amend Section 17.03 (c) of the M-2 District Regulations, Uses Prohibited, of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended, so as to require review by the City Planning Commission and approval of the City Council of certain prohibited uses. • There was no one present wishing to be heard and the Chairman closed IL the public hearing on this item. On a motion duly made by Mr. Kiuver, seconded by Mr. Hand and unanimously adopted it was, 5640 #9-186-74 RESOLVED that, pursuant to a public hearing having been held on Petition 74-6-6-4 as submitted by the City Plan- te fling Commission pursuant to Council Resolution #179-74 , requesting to amend Section 17.03 (c) of the M-2 District Regulations, Uses Prohibited, of Ordinance #543 , the Zoning Ordinance of the City of Livonia, as amended, so as to require review by the City Planning Commission and approval of the City Council of Certain prohibited uses the City Planning Commission does hereby recommend to the City Council that Petition 74-6-6-4 be approved for the following reasons : (1) The proposed language amendment would modify the M-2 District Regulations so as to have uniform application of special use controls with Planning Commission review and recommendation and City Council approval. - FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper , the Observer- Eccentric, under date of August 29 , 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 Sertice. The Chairman declared the motion carried and the foregoing resolution adopted. IL Mr. Falk announced the next item on the agenda, Petition 74-7-1-18 by the City Planning Commission on its own motion to rezone property located on the east side of Newburgh Road, south of Five Mile Road in the Northwest 1/4 of Section 20, from C-1 and R-7 to R-6. On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously adopted it was , #9-187-74 RESOLVED that, pursuant to a public hearing having been held on August 6, 1974 on Petition 74-7-1-18 by, the City Planning Commission on its own motion to rezone property I located on the east side of Newburgh Road, south of Five Mile Road in the Northwest 1/4 of Section 20, from C-1 and R-7 to R-6, the City Planning Commission does hereby determine to withdraw Petition 74-7-1-18 and deems that no further action by the City is necessary. The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 74-7-1-19 by the City Planning Commission on its own motion to rezone property located on the south side of Five Mile Road, west of Levan Road in the Northwest 1/4 of Section 20 , IL from C-1 to R-6. On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously adopted it was, 5641 #9-188-74 RESOLVED that, pursuant to a public hearing having been IL; held on August 6 , 1974 on Petition 74-7-1-19 by the City Planning Commission on its own motion to rezone property located on the south side of Five Mile Road, west of Levan Road in the Northwest 1/4 of Section 20, from C-1 to R-6 , the City Planning Commission does hereby determine to withdraw Petition 74-7-1-19 and deems that no further action by the City is necessary. The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, motion by the City Planning Commission on -its own motion to hold a public hearing to determine whether or not to rezone property located at the southwest corner of Five Mile Road and Levan Road in the Northwest 1/4 of Section 20, from R-6 - and C-1 to P.O.I. On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously adopted it was, #9-189-74 RESOLVED that, pursuant to Section 23 .01 of Ordinance #543 , the Zoning Ordinance of the City of Livonia, the City Planning Commission does hereby establish and order that a public hearing be held in the Livonia City Hall IL; to determine whether or not to rezone property located at the southwest corner of Five Mile Road and Levan Road in the Northwest 1/4 of Section 20 , from R-6 and C-1 to P.O.I. FURTHER RESOLVED, notice of such hearing shall be given as provided in Section 23. 05 of Ordinance #543 , the Zoning Ordinance of the City of Livonia, as amended, and that thereafter there shall be a report and recommendation submitted to the City Council. The Chairman declared the motion carried and the foregoing resolution adopted. . Mr. Falk announced the next item on the agenda, motion by the City Planning Commission on its own motion to hold a •public hearing to determine whether or not to rezone property located between Five Mile and Schoolcraft Roads and between Levan on the east and Newburgh Road on the west in the West 1/2 of Section 20 , from AG, R-6, R-7 and C-1 to RUF. On a motion duly made by Mr. Kluver, seconded by Mr. Hand and unanimously adopted it was , #9-190-74 RESOLVED that, pursuant to Section23.01 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended, ILOthe City Planning Commission does hereby establish and order that a public hearing be held in the Livonia City Hall to determine whether or not to rezone property located between Five Mile and Schoolcraft Roads and between Levan on the east and Newburgh Road on the west in the West 1/2 of Section 20, from AG, R-6 , R-7 and C-1 to RUF. vYa The Chairman declared the motion carried and the foregoing resolution adopted. ILJ Mr. Falk announced the next item on the agenda, letter dated August 17, 1974 from E. Louis Schuette requesting a one- year extension of approval given Petition 73-7-2-16 as submitted by E. Louis Schuette for Hi-Fy Gasoline Stations, Inc. requesting a waiver use approval to rebuild an existing gasoline station located on the north side of Plymouth Road between Farmington Road and Stark Road in the Southeast 1/4 of Section 28. On a motion duly made by Mr. Kluver, seconded by Mr. Talbot and unanimously adopted it was 1 #9-191-74 RESOLVED that, pursuant to a request dated August 17 , 1974 from E. Louis Schuette requesting an extension of the approval of Petition 73-7-2-16 requesting to be granted a waiver use approval to rebuild an existing gasoline service station located on the north side of Plymouth Road, between Farmington Road and Stark Road, in the Southeast 1/4 of Section 28 , the City Planning Commission does hereby recommend to the City Council that an extension for six months from the date of this resolution be granted. Pursuant to Section 19.10 of Ordinance #543, the Zoning Ordinance of tothe City of Livonia, this conditional use approval is valid for a period of six months only from the date of approval and unless a 4 building permit is obtained and construction commenced within that period, or an extension of time obtained, this approval shall be null and void at the expiration of said period. The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, approval of the minutes of the 280th Regular Meeting and Public *Hearings held by the City Planning Commission on August 6, 1974. On a motion duly made by Mr. Kluver, seconded by Mr. Hand it was, #9-192-74 RESOLVED that, the minutes of the 280th Regular Meeting and Public Hearings held by the City Planning Commission on August 6, 1974 are approved. A roll call vote resulted in the following: AYES: Pinto, Kluver, Andrew, Hand, Scruggs, Talbot, Falk NAYS: None ABSTAIN: Friedrichs, Taylor tr, The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, approval of the minutes of the 281st Regular Meeting held by the City Planning Commission on August 20, 1974. 5643 On a motion duly made by Mr. Kluver and seconded by Mr. Hand it was , #9-193-74 RESOLVED that, the minutes: of the 281st Regular Meeting 1[: held by the City Planning Commission on August 20, 1974 are hereby approved. A roll call vote resulted in the following: AYES: Kluver, Friedrichs, Talbot, Taylor, Hand, Falk, Andrew NAYS: None ABSTAIN: Scruggs, Pinto The Chairman declared the motion carried and the foregoing resolution adopted. The Secretary announced the next item on the agenda, Petition 74-7-8-27 ' by Marvin Diamond, Health Saving Services requesting approval of all plans required by Section 29.02 of Ordinance #543 , the Zoning Ordinance of the City of Livonia, as amended by Ordinance #774, submitted in connection with a proposal to construct senior citizen housing on property located on the south side of Seven Mile Road between Middlebelt Road and Parkville in Section 12. On a motion duly made by Mr. Kluver, and seconded by Mr. Hand it was, IL #9-194-74 RESOLVED that, pursuant to Section 29.02 of Ordinance #543 , the Zoning Ordinance of the City of Livonia, as amended, by Ordinance #774, the City Planning Commission does hereby recommend to the City Council that Petition 74-7-8-27 by Marvin Diamond, Health Saving Services , requesting approval of all plans required by Section 29.02 submitted in connection with a proposal to construct senior citizen housing property located on the south side of Seven Mile Road between Middlebelt Road and Parkville in Section 12, be denied for the following reasons : • (1) The proposed site plan is in conflict with Section 29 .02 R-9II District Regulations with respect to density. Maximum allowable is 51 units and 124 • units are proposed. (2) The proposed site plan is in conflict with Section 18.38, Offstreet Parking Regulations, of Zoning Ordinance #543, 186 parking spaces are required and 105 are proposed. (3) The proposed plan is in conflict with Section 29 .05 of the R-9II District Regulations. Front yard setback requirement is 90' , the plan proposes 50' (4) The Plan is in conflict with rear yard setback requirement IL which is 80' ; the plan proposed 77' . • (5) The plan is in conflict with the side yard setback requirements. 80' is required both on the east and ovvv west and the plan proposed 60' on the bast with 72' in one location and 26 ' in another location on the west. A roll call vote on the foregoing resolution resulted in the following: Iii AYES : Kluver, Friedrichs, Pinto, Taylor, Hand, Falk, Andrew NAYS.: Scruggs, Talbot The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Sign Design Plan submitted in connection with a condition of approval of Petition 73-10-8-39P by David H. Josephson and L. Jack Akey requesting approval of all plans required by Section - 18.58 of Ordinance #543 , the Zoning Ordinance of the City - of Livonia, as amended by Ordinance #988 , in connection with a proposal to build a health studio on property located on the east side of Middlebelt Road between Terrence and Sunnydale in Section 13. On a motion duly made by Mr. Kluver, seconded by Mr. Hand and unanimously adopted it was, #9-195-74 RESOLVED that, the City Planning Commission does hereby approve the Sign Design submitted in connection with a condition of approval of Petition 73-10-8-39P by David H. Josephson and L. Jack Akey requesting approval of all plans required by Section 18.58, Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended, by Ordinance #988 in connection with a proposal to build a health studio on property located on the east side of Middlebelt Road between Terrence and Sunnydale in Section 13, subject to the following conditions : (1) That the Site Plan dated 5/8/74 , prepared by Anderson . Lesniak and Associates, showing the sign location is hereby approved and shall be adhered to. � (2) That the elevation design plan prepared by Cornell • Neon Sign Company is hereby approved and shall be adhered to. The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 74-9-8-34 by Brownies Neon Sign Company requesting approval of a Sign Design Plan as required by Section 18.47 of Ordinance #543, the Zoning Ordinance of the City of Livonia as amended, by Ordinance #990, in connection with a proposal to erect one IL , canopy sign on an existing shop located on the north side of Seven Mile Road between Farmington and.Gill Roads in Section 4. On a motion duly made by Mr. Kluver, seconded by Mr. Hand it was •unanimously adopted, #9-196-74 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 74-9-8-34 by Brownies Neon Sign Company requesting approval of a sign design plan as required by Section 18.47 submitted in connection with a proposal to erect one canopy sign on an existing shop located on the north side of Seven Mile Road between Farmington Road and Gill Road in the Southeast 1/4 be approved subject to the following condition: ` (1) That Sign Plan received September 9 , 1974, prepared by Brownies Neon Sign Company, showing the sign size and location for the Paper Tiger Book Center which is hereby approved, shall be adhered to. Pursuant to Section 19. 10 of Ordinance #543, this conditional use approval is valid fora period of one year only from the date of approval and unless a sign permit is obtained and construction commenced within that period, or an extension of time obtained, this approval shall be null and void at the expiration of said period. The Chairman declared the motion carried and the foregoing resolution was adopted. The Secretary announced the next item on the agenda Petition 74-9-8-33 by Koppy-Densmore Building Company requesting approval of all plans required by Section 18. 47 of Ordinance #543, the Zoning Ordinance of the City of Livonia , as amended by IL Ordinance #990, submitted in connection with a proposal to remodel an existing building located on the south side of Seven Mile Road between Filmore and Irving in Section 9. On a motion duly made by Mr. Kluver, seconded by Mr. Hand, it was adopted #9-197-74 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 74-9-8-33 by Koppy-Densmore Building Company requesting approval of all plans required by Section 18. 47 submitted in connection with a proposal to remodel an existing building on the south side - of Seven Mile Road between Filmore and Irving in Section 9 , be denied for the following reasons : (1) The proposed site plan is in conflict with Section 18.22 of Zoning Ordinance #543, Non-conforming Uses;. Elimination. (2) The proposed site plan is in conflict with the C-1 Zoning District Regulations with respect to front yard setback. The present setback is 29.8' ; the requirement is 75' ; the porch addition would encroach further into ILthe already deficient front yard. 5646 (3) The building is non-conforming also with respect ILto the side yard setback from the side street. The present setback is 21' and 25' is required. (4) The proposed offstreet parking spaces are deficient with respect to Section 2.09 of Zoning Ordinance #543 which requires parking bay sizes of no less than 10 ' in width and 220 square feet in area. (5) The free-standing sign is in conflict with the sign district regulations in that the sign is proposed at a zero setback from the right-of-way and the minimum requirement for sign setback is 10 ' (6) No provision has been made for landscaping within the site area between the sidewalk and curb as required by Zoning Ordinance #543, Section 2 .10 (19) . A roll call vote on the foregoing resolution resulted in the following: AYES: Hand, Pinto, Talbot, Kluver, Falk, Andrew NAYS: Friedrichs, Scruggs , Taylor ABSENT: none The Chairman declared the motion carried and the foregoing resolution was adopted. IL The Secretary announced the next item on the agenda, Petition 74-8-8-32 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 construct a branch bank on property located on the north side of Seven Mile Road between Farmington and Gill Roads in Section 4. On a motion duly made by Mr. Hand, seconded by Mrs. Friedrichs and unanimously adopted it was, #9-198-74 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 Com- mission does hereby recommend to the City Council that Petition 74-8-8-32 by Lindhout Associates re- questing approval of all plans required by Section 18.47 submitted in connection with a proposal to con- struct a branch bank on property located on the north side of Seven Mile Road between Farmington and Gill Roads in Section 4 , be approved subject to the following conditions : (1) That the Site Plan as shown on Sheet #P-1, IL Job #7413, dated 9/17/74, as prepared by Lindhout Associates , Architect, which is hereby approved, shall be adhered to. (2) That the building elevations as shown on Sheet #P-1 , Job #7413, dated 9/17/74, as prepared 5647 by Lindhout Associates, Architects, which is hereby approved, shall be adhered to. (4) That all the landscaping as shown on the approved plan shall be installed before issuance of a Certificate of Occupancy. (5) That .the landscaping shall be maintained in a i permanent healthy condition. Pursuant to Section 19.10 of Ordinance #543 , this conditional use approval is valid for a period of one year only from the date of approval and unless a building permit is obtained and construction commenced within that period, or an extension of time obtained, this approval shall be null and void at the expiration of said period. The Chairman declared the motion carried and the foregoing resolution ado ted. Mr. Falk announced the next item on the agenda, letter dated 9/6/74 from Richard C. Postiff requesting final plat approval for Plymouth Road Industrial Subdivision proposed to be located north of Plymouth Road between Middlebelt and Merriman 1 Roads in the Southwest 1/4 of Section 26. On motion duly made by Mr. Scruggs, seconded by Mr. Pinto and unanimously adopted it was, IL #9-199-74 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that the final plat for Plymouth Road Industrial Subdivision (formerly Taubman Industrial Subdivision) proposed to be located north of Plymouth Road between Middlebelt and Merriman Roads in the Southwest 1/4 of Section 26, be approved for the following reasons : (1) It conforms to the previously approved preliminary plat. • (2) It has been recommended for approval by the Division of Engineering. (3) It conforms to the Subdivision Rules and Regulations the M-1 Zoning District Regulations and all the financial obligations imposed upon the proprietor by the City of Livonia have been :complied with. FURTHER RESOLVED, inasmuch as it appears on the records that tentative approval of said proposed plat was given by the City Planning Commission under Resolution #12-343-72 adopted on 12/19/72 and it further appearing that said proposed plat together with plans and specifications for IL improvements herein have been approved by the Department of Public Works, Engineering Division, under date of 1/23/73 and it further appearing that the financial assurances required in Council Resolution #148-73 adopted on 2/21/73 have been filed with the City Clerk as confirmed by a letter dated s- 5648 9/12/74 from Addison W. Bacon, City Clerk, It would therefore appear that all the conditions necessary ILto the release of building permits have been met and the building department is hereby so notified. The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 74-9-8-36 by Newburgh Land & Development requesting approval of all plans required by Section 8.02 of Ordinance #543, as amended by Ordinance #785, submitted in connection with a proposal to erect multiple dwellings on property located on the south side of Plymouth Road between Stark and Farmington Roads in Section 33. - On a motion duly made by Mr. Talbot, seconded by Mr. Pinto and unanimously adopted it was, #9-200-74 RESOLVED that, pursuant to Section 8.02 of Ordinance #543, the Zoning Ordinance of the City of Livonia , as amended by Ordinance #785, the City Planning Commission does hereby recommend to the City Council that Petition 74-9-8-36 by Newburgh Land & Development Company requesting approval of all plans required by Section 8. 02 submitted in connection with a proposal to erect multiple dwellings on property located on the south side of Plymouth Road between Stark and Farmington Road in Section 33 , be approved subject to IL the following conditions : (1) That site plan prepared by Ronald E. Mayotte and Associates , revised 7/27/74, is hereby approved and shall be adhered to. (2) That landscape plan dated 7/27/74 , prepared by Anderson Lesniak and Associates, which is hereby approved, shall be adhered to, and that all landscaping installed on the site shall be permanently maintained in a healthy condition. 1 (3) That building elevation drawings prepared by Ronald • E. Mayotte and Associates, Sheets 1, 2 and 3, received 9/12/74, which are hereby approved, shall be adhered to. The Chairman declared the motion carried and the foregoing resolution adopted. The 282nd Regular Meeting of the City Planning Commission was adjourned at 11:30 p.m. and a motion duly made, seconded and unanimously adopted. CITY PLANNING COMMISSION - v seph T. :a k, Secretary IL A S : (:,:pi , . ,/ ' 749F - Daniel R. Andrew, Chairman sr-•_w-