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HomeMy WebLinkAboutPLANNING MINUTES 1974-10-22 5653 • ' MINUTES OF THE 284th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, October 22, 1974, the City Planning Commission of the City of Livonia, held its 284th Regular Meeting and a Public Hearing at the 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. Members present: Daniel R. Andrew Joseph J. Falk Joseph Talbot Francis M. Hand Suzanne Taylor Esther Friedrichs Herman H. Kluver William Scruggs Members absent: Charles Pinto (Flint-Company Business) Messrs. John J. Nagy, Planning Director; H G Shane, Planner IV; Ralph 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, 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 has ten days in which to appeal the decision to the Council. Mr. Falk, Secretary, announced the first item on the agenda, Petition 74-9-2-14 by Burton-Share, Inc. requesting to be granted a waiver use approval to locate buildings and uses as allowed under Article XIV, Section 14.07, Waiver Uses, as follows: Establishments for the distribution of, or the packaging, assembling, secondary processing, alteration or repair of the following products: 1. Printing, publishing and related products. 2. Biological products, drugs, medicinal, chemical and pharmaceutical preparations. 3. Glass products made of purchased glass. 4. Electronic equipment. 5. Professional, scientific and control instruments and parts; toys; amusement; sporting and athletic goods; office and artist materials; jewelry and notions. 6. Pre-packaged foods, mechanical and electrical supplies and equipment. The buildings and proposed uses are to be located on the westside of Farmington Road, north of Schoolcraft in the Southeast 1/4 of Section 21. Mr. Andrew, Chairman, passed the gavel to the Vice-Chairman, Mr. Kluver, at this time. Mr. Kluver: Is there any correspondence in the file? Mr. Nagy: There is a letter from the Wayne County Road Commission. A letter from E. Dubois, 6640 LaMoyne, stating her vote 11:: is no. Consumers Power state they have no objection. Robert Binder: I am opposed to the petition. I am opposed to the 33147 Scone granting of the waiver use approval. Once a parcel of land is rezoned the adjoining property value drops 5654 appreciably. Do not waive any restrictions on this parcel for Burton-Share. Mr. Falk: Kimberly Oaks Civic Association is in favor of this. Were you aware of that. Mr. Binder: The first I knew about this was when the parcel was rezoned. Mr. Burton: This was started 1 1/2 years ago. We proposed a number of uses for the property with adjoining home owners. The vote was unanimous they made their choice as to their preference of what they wanted to go in here. We did not care what went in here. This was their choice. We have met all of your requirements and in many instances exceeded your requirements. Mr. Hand: Mr. Nagy, we had an amendment to the RE ordinance regarding outside storage, parking of trucks, etc. Was that amendment ever passed? Mr. Nagy: It was adopted and is in full force. Mr. Falk: I would like to clarify that the Kimberly Oaks Civic Association was not unanimous as Mr. Burton stated. There were only fifteen people present out of 700 when the vote Mr. Burton speaks of was taken. I just want to clear the facts. Also RE is not what the general public knows of it. If you do not understand what it is you should find out. Resident: Please explain what waiver uses could locate within this 33005 Barkley RE zoning district. Mr. Hand: At this point Mr. Hand read from the Zoning Ordinance the waiver uses that would apply in this zoning. It is like light industrial, warehousing and distribution. Mr. Burton: I don't think Mr. Hand's remarks are accurate. The new ordinance distinguishes between Industrial and this RE. There is strong language. There cannot be any sound that reaches beyond this property. There can be no odors beyond the property. There can be no trucks or pickups in the area overnight. Mr. Falk: If that was truly RE you would notasking for waiver uses now. Norman Wollscheid: We are in favor of the waiver uses and the site plan. KOAC Pres. Resident: I feel from a long time back that this needed a lot of 14028 Stamford explaining. Was the amendment made by the Council or the Planning Commission? Mr. Nagy: The original draft was made by the City Planning Commission. It was forwarded to Council and they held the Public Hearings minor changes were made in committee and finally voted on. Vr. Talbot: You have a copy of the RE zoning. You have talked to as many people as possible. So therefore, you are interested only in the site plan and building. Is that right? 5655 Mr. Burton: We are installing a sprinkling system to take care of the landscaping. MD. Taylor: At the study meeting I asked you about the possibility of .using compactors. Mr. Burton: If we canttilize them we certainly will consider them. 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. Scruggs, and seconded by Mrs. Taylor, it was #10-208-74 RESOLVED that, pursuant to a public hearing having been held on October 22, 1974 on Petition 74-9-2-14 as submitted by Burton- Share, Inc., requesting to be granted a waiver use approval to establish numerous businesses within buildings proposed to be constructed on the west side of Farmington Road, north of School- craft in the Southeast 1/4 of Section 21, the City Planning Commission does hereby recommend to the City Council that Petition 74-9-2-14 be approved subject to the following conditions: (1) That Site Plan #1003, Sheet #1, prepared by Donald Freed Associates, which is hereby approved, shall be adhered to. (2) That Building Elevation Plan #1003, Sheet #3, prepared by Donald Freed Associates, which is hereby approved shall be adhered to. (3) That Landscape Plan #1003, Sheet #4, prepared by Donald Freed Associates, which is hereby approved, shall be adhered to. (4) That all landscaping as shown on the approved Landscape Plan shall be installed prior to issuance of a Certificate of Occupancy and shall be permanently maintained in a healthy condition. for the following reason: (1) The proposal complies with all of the requirements of the RE District Regulations, Section 14.07, Waiver Uses. FURTHER RESOLVED, that notice of the above public hearing was sent 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, Friedrichs, Scruggs, Talbot, Taylor NAYS: Falk, Hand ABSENT: Pinto ABSTAIN: Andrew The Vice-Chairman declared the motion carried and the foregoing resolution adopted. The gavel was returned to the Chairman at this time. Mr. Falk announced the next item on the agenda, Petition 74-8-2-12 by Jack Bingham requesting a waiver of use approval to locate an auto wash within an existing building located on the south side of Five Mile Road, east ofLevan Road in the Northeast 1/4 of Section 20. 5656 Mr. Andrew: Is there any correspondence in file? • Mr. Nagy: A letter from the Engineering Division indicates that there appears to be no engineering problems. Mr. Andrew: Mr. Feinberg, what is your interpretation of the language of Mr. Tatigian's letter with regard to driveways. Mr. Feinberg: I concur that the language does indicate that this driveway limits are satisfied. Mr. Falk: Can you do anything about the water that gets onto the pavement and turns into ice during the winter? Mr. Ponder: I know of nothing that can be done. We do not feel there Attorney for is going to be that much traffic there. Petitioner Mr. Andrew: There is 150 ft. before they get into the Five Mile Road pavement. I think a lot of water will be dissipated before it reaches the pavement. Mrs. Friedrichs: Is the drainage for the car wash completely enclosed? Mr. Bingham: Yes, that's right. Mrs. Friedrichs: I am a little concerned about the closing of the Levan egress and ingress. What will it do to the station if the Levan entrance is closed? Mr. Bingham: That entrance will not be closed. Mr. Andrew: The site plan indicates that entrance will be closed. Fred J. Armour: One entrance will be left open. Just the south entrance Architect for will be closed. Petitioner Mr. Andrew: Mr. Bingham, do you see that and do you concur? Mr. Bingham: Yes, I see that. I would hope that it would be that busy to see them lined up like that. The Standard gas owns the station and they would have to be notified about the closing of that entrance. I would have to have their permission. Mr. Wilkins: Where does the stacking take place? 15658 Parkland Mr. Andrew: Within the site of the gas station. 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 and seconded by Mrs. Friedrichs, it was 5657 • #10-209-74 RESOLVED that, pursuant to a public hearing having been held on October 22, 1974, on Petition 74-8-2-12 as submitted by Jack Bingham requesting a waiver use approval to locate an auto wash within an existing building located on the south side of Five Mile Road, east of Levan Road in the Northeast 1/4 of Section 20, the City Planning Commission does hereby determine to table this item until the November 19, 1974 study meeting. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Friedrichs, Scruggs, Talbot, Taylor, Falk, Andrew NAYS: Hand ABSENT: Pinto The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 74-7-3-10 by J.L.Mooney Company requesting to vacate a ten foot easement located at the southwest corner of Schoolcraft and Newburgh Roads in the Northeast 1/4 of Section 30. Mr. Andrew: Are there any letters on file for this petition? Mr. Nagy: There are no adverse comments from any of the utility companies. Mr. Andrew: What is the reason for vacating? Mr. Barth: To build a building which is approximately 250 ft. facing Schoolcraft and 50 ft. facing Newburgh. Mr. Andrew: Do you control or own Lot #32? Mr. Barth: Yes, I do. The easement was established when the property was used for residential purposes. Mr. Nagy: 162 ft. in depth is taken into consideration by the legal description. There was no one one else present wishing to be heard and the public hearing was closed. On a motion duly made by Mr. Kluver, seconded by Mrs. Taylor and unanimously adopted, it was #10-210-74 RESOLVED that, pursuant to a public hearing having been held on October 22, 1974 on Petition 74-7-3-10 as submitted by J.L. Mooney Company requesting to vacate a ten foot easement located at the southwest corner of Schoolcraft and Newhurgh Roads in the Northeast 1/4 of Section 30, the City Planning Commission does hereby recommend to the City Council that Petition 74-7-3-10 be approved for the following reasons: (1) The easement serves no practical purpose and an alternate means to provide for drainage has been established in this area. (2) The Engineering Division, by letter dated September 9, 1974, has indicated they have no objection to this petition as they forsee no engineering problems associated with it. 5658 (3) All reporting utility companies indicate they have no objection FURTHER RESOLVED that, notice of the above public hearing_was published in the official newspaper the Observer-Eccentric under date of October 3, 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. The Chairman declared the motion carried and the foregoing resolution was adopted. Mr. Falk announced the next item on the agenda, Petition 74-9-1-27 by the City Planning Commission on its own motion to rezone property located on the south side of Seven Mile Road between Stamford and Filmore Avenues in the Northeast 1/4 of Section 9, from C-1 to R-3. Mr. Nagy: There is a letter on file from Mrs. Zady of Lantana, Florida stating that she is in favor of leaving the land zoned commercial. Mrs. Owen: We were once landlocked and. we petitioned the City for 33599 Seven Mi. commercial zoning. As owner of Lot 09a480, I wish to object to the rezoning of Lot 09a480 to a residential classification. 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, and seconded by Mrs. Taylor, it was RESOLVED that, pursuant to a public hearing having been held on Petition 74-9-1-27 by the City Planning Commission on its own motion to rezone property located south of Seven Mile Road between Stamford and Filmore Avenues in the Northeast 1/4 of Section 9, from C-1 to R-3, the City Planning Commission does hereby determine to table this item. A roll call vote resulted in the following: AYES: Friedrichs, Talbot, Taylor NAYS: Kluver, Scruggs, Hand, Falk, Andrew ABSENT: . Pinto The Chairman declared the motion failed for lack of support. On a motion duly made by Mrs. Taylor and seconded by Mrs. Friedrichs, it was #10-211-74 RESOLVED that, pursuant to a public hearing having been held on October 22, 1974 on Petition 74-9-1-27 by the City Planning Commission on its own motion to rezone property located south of Seven Mile Road between Stamford and Filmore Avenues in the Northeast 1/4 of Section 9, from C-1 to R-3, the City Planning Commission does hereby recommend to the City Council that this petition be approved except to exclude Lot #480 for the following reasons: • 5659 • (1) The proposed change of zoning would remove incompatible commercial zoning that extends into a developed residential a area. (2) The proposed change of zoning to residential would better reflect the developed land use of the area. (3) The commercial zoning in this area is no longer needed as the subject area has largely been developed residentially. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Observer-Eccentric under date of October 3, 19711 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 rollcall vote resulted in the following: AYES: Kluver, Friedrichs, Scruggs, Taylor, Andrew • NAYS: Talbot, Hand, Falk ABSENT: Pinto The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 7L -9-1-28 by Charles S. Sizemore for Trinity Baptist Church to rezone property located north of Six Mile Road, east of Haggerty Road in the Southwest 1/4 of Section 7, from R-5 to P.S. and R-9-III. Mr. Nagy: The Engineering Division reports there are no sewers to service sanitary requirements. Consumers Power has no objection. There is a letter from Schoolcraft College on file. Rev. Adams: This will be a tax revenue producing basis but carried Pastor Trinity on as a non-profit organization. Baptist Church Mr. Andrew: Would there be egress and ingress on Six Mile Road? • Mr. Heinzman: Yes, we would share a common egress and ingress. Dir. of College Relations Mr. Adams: There is an easement granted to the Trinity Baptist Church as long as the church is using the easement. Mr. Andrew: What is the width of the easement? Mr. Adams: 40 ft. Mr. Andrew: What is proposed for land use by the Land Use Master Plan 1985? Mr. Nagy: Medium density land use. Mr. Andrew: Explain what medium density land use is. Mr. Nagy: Residential units on low side of five units to an acre and high side, 14 units to an acre. 5660 Mr. Scruggs: Is there any special reason why you want to develop in • this special location? Rev. Adams: (1) The two acres that front on Six Mile, we own it. It is next to a historic cemetery; this limits uses that • can be put in there. (2) We have relocated one of the old Lutheran houses to this site. In a few years this house will be a very historic site. We intend to use the basement for a "drop in" center of the college. (3) This is something that will enhance the entire community program and they feel the same way. Mr. Hand: Do you have a projected schedule for the completion of this kind of project? Mr. Adams: We can only plan tentatively. We would seek Federal funding and for the nursing home, funds are available and applications are now being accepted. Applications cannot be filed until zoning is confirmed. As far as the Senior Citizen Housing, the #202 program is what we are seeking funding through. Mr. Andrew: Did you acquire the Church in 1962? Rev. Adams: I did not mean to say acquired. What I meant we entered into an agreement with the living officers of the Cemetery Association. Mr. Falk: I would like to find out more facts about this proposal. 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 Mr. Falk and unanimously adopted it was . #10-212-74 RESOLVED that, pursuant to a public hearing having been held on October 22, 1974 on Petition 74-9-1-28 by Charles S. Sizemore for Trinity Baptist Church to rezone property located north of Six Mile Road, east of Haggerty Road in the Southwest 1/4 of Section 7, from R-5 to P.S. and R-9-III, the City Planning Commission does hereby determine to table this item to the November 19, 1974 study meeting. The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 74-9-1-29 by Concord House, Inc., to rezone property located on the south side of Seven Mile Road between Van and Wayne Roads in the Northeast 1/4 of Section 8, from R-4-B to P.S. Mr. Nagy: The Engineering Department reports that Seven Mile has not been fully dedicated. There are no storm or sanitary sewers readily available to service this property. W.F.Long: We have been at the 528 E. Grand Blvd. location since 1947. Representative We want this property to be rezoned to accommodate a nursing Concord House home. Mr. Falk: Do you own this property right now? 5661 • Mr. Long: No, we have an option to purchase. Mr. Falk: I cannot understand why you would come into this community f: after a Master Plan Study has been completed retaining . residential in this area and ask to have it changed. We are already saturated with nursing homes. Mr. Andrew: Why did you pick this area? Mr. Long: We like Livonia. There is a bus line, close shopping, etc. It is level. It does not need any fill. We like the location. It is handy for our people to get to.. We are close to Northville and Livonia shopping centers. We are close to sewers. These are the reasons we selected this site. Mr. Andrew: How about sewers. Architect: We are considering extending a sewer along Seven Mile into your existing sewers out front of Wayne Road. Mr. Wolfe: I am against the project. 35345 W. 8 Mile - • Mr. Talbot: I think a nursing home enhances an area. There was no one else. present wishing to be heard and the Chairman closed the public hearing on this item. 1[ On a motion duly made by Mr. Kluver, seconded by Mr. Talbot and unanimously adopted, it was 4 #10-213-74 RESOLVED that, pursuant to a public hearing having been held on October 22, 1974 on Petition 74-9-1-29 by Concord House, Inc., to rezone property located on the south side of Seven Mile Road between Van and Wayne Roads in the Northeast 1/4 of Section 8, from R-4-B to P.S. The City Planning Commission does hereby determine to table this item to the December 3, 19Th study meeting. The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 74-9-1-30 by the City Planning Commission on its own motion to rezone property located at the southwest corner of Five Mile Road and Levan Road in the North- west 1/4 of Section 20, from R-6 and C-1 to PO-I. Mr. Shane made the presentation explained the purpose for the change in zoning. 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. Hand and unanimously adopted it was 5662 #10-214-74 RESOLVED that, pursuant to a public hearing having been held on October 22, 1974 on Petition 74-9-1-30 by the City Planning Commission on its own motion to rezone property located at the southwest corner of Five Mile Road and Levan Road in the North- west 1/4 of Section 20, from R-6 and C-1 to PO-I, the City Planning Commission does hereby recommend to the City Council that Petition 74-9-1-30 be approved for the following reasons: (1) The proposed change of zoning would better reflect the use of the property. (2) The proposed change of zoning would bring the land use into conformance with Zoning Ordinance #543, the PO-I Zoning District regulations . (3) The proposed change of zoning would eliminate the commercial and two-family residential zoning that is inappropriate and undesirable for this area of major institutional uses. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Observer-Eccentric under date of October 3, 1974 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway 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 74-9-1-31 by the City Planning Commission on its own motion 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 ACS, R-6, R-7 and C-1 to RUF. • Mr. Shane explained the area under petition and the reasons why the change of zoning is needed. 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. Friedrichs, seconded by Mr. Kluver and unanimously adopted it was, #10-215-74 RESOLVED that, pursuant to a public hearing having been held on October 22, 1974 on Petition 74-9-1-31 by the City Planning Commission on its own motion 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, the City Planning Commission does hereby recommend to the City Council that Petition 74-9-1-31 be approved for the following reasons: (1) The proposed change of zoning would bring the existing land use of the area under petition into accord with Zoning Ordinance #543, RUF Zoning District Regulations and thereby the zoning would more appropriately reflect the land use. 5663 • (2) The proposed change of zoning would eliminate the inappropriate zoning classifications of multi-family, two-family, commercial and agricultural from the area under petition that is developed institutionally as the institutional uses are either permitted or waiver uses in an RUF Zoning District. FURTHER RESOLVED, notice of the above public hearing was published in the official newspaper the Observer-Eccentric under date of October 3, 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. Mr. Falk announced the next item on the agenda, Petition 74-9-2-13 by Helen M. Kavanaugh requesting to be granted a waiver of use approval to locate a real estate sales office within an existing building located on the east side of Farmington Road between Curtis and Pickford in the Northwest 1/4 of Section 10. Mr. Nagy: Consumers Power state they have no objection. Mr. Andrew: You want to open a new real estate office? Ms. Kavanaugh: Yes. Mr. Andrew: Will this be Hartford Realty? Ms. Kavanaugh: No, Kavanaugh Real Estate. Mr. Andrew: Are there enough parking spaces? Mr. Bakewell: There was not a detailed site plan submitted to determine if there was enough site area for parking spaces. Mr. Andrew: How about signs? a Ms. Kavanaugh: We would like to put/sign on the wall. Mr. Andrew: Is there a sign there now? Mr. Nagy: There is a directory type of sign only. Mr. Andrew: Would you want another sign there? Ms. Kavanaugh: We would like to if we could. Mr. Kavanaugh: We would like to put a wooden sign on the one wall. Mr. Andrew: What is the sign limit? Mr. Nagy: Ten square feet of signage for entire building. Stan Sabuda: There is not adequate parking spaces there. There are too many 18214 Westmore tenants in that buiding right now. There should be maintenance there. I have trash all over my lawn. 5664 0. Harris: I substantiate the fact that there is a lot of autos there 18244 Westmore that overflow on the neighborhood. Al Bentler: Will you work on Sunday? 18280 Westmore Ms. Kavanaugh: Yes, that is the bulk of our business. However, we would not generate any traffic on weekdays when the dentists have their bulk of business. 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. Falk, seconded by Mrs. Friedrichs and unanimously adopted, it was #10-216-74 RESOLVED that, pursuant to a public hearing having been held on Petition 74-9-2-13 by Helen M. Kavanaugh requesting to be . granted a waiver of use approval to locate a real estate sales office within an existing building located on the east side of Farmington Road between Curtis and Pickford in the North- west 1/4 of Section 10, the City Planning Commission does hereby determine to table this item to the Study Meeting of November 19, 1974. The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 74-9-2-15 by Jeffrey Lauren Land Company requesting a waiver of use approval to construct a theatre complex on property located on the northeast corner of Plymouth and Farmington Roads in the Southwest 1/4 of Section 27. Mr. Nagy: There is a letter from Frank Kerby which states that commercial parking within industrial zoned land cannot be permitted. Louis George: We would like to have the opportunity of resubmitting a site plan. Mr. Andrew: This item may have to be readvertised. We will take this item off the agenda and re-advertise. Mr. Falk announced the next item on the agenda, Petition 74-7-1-17 by Rockwall Investment Company requesting to rezone property located on the east side of Osmus, north of Osmus, north of Norfolk Avenue in the Northeast 1/4 of Section 3, from RUF to R-7. On a motion duly made by Mr. Hand and seconded by Mr. Kluver, it was #10-217-74 RESOLVED that, pursuant to a public hearing having been held on Petition 74-7-1-17 by Rockwall Investment Company requesting to rezone property located on the east side of Osmus, north of Norfolk Avenue in the Northeast 1/4 of Section 3, from RUF to R-7, the City Planning Commission does hereby recommend to the City Council that Petition 74-7-1-17 be approved for the following reasons: 5665 (1) The proposed change of zoning would provide for transitional uses separating the manufacturing district to the north from 11:? the single family residential neighborhood to the south. (2) The proposed area under petition is of sufficient size, shape and location so as to reasonably accommodate the intended multi-family land uses. (3) The proposed change of zoning will not adversely affect the surrounding residential neighborhood as the means of ingress and egress to the site will be limited to Eight Mile Road. (4) The standards of the R-7 Zoning District regulations as well as the Zoning Ordinance requirement of site plan approval are sufficient to assure that the actual land development will not adversely affect the nearby permitted uses of the neighborhood. 'FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Observer-Eccentric under date of October 3, 1974 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Consumers Power Company and City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Friedrichs, Talbot, Hand, Falk, Andrew NAYS: Scruggs ABSTAIN: Taylor ABSENT: Pinto The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Final Plat approval for Madonna Estates Subdivision #3, formerly St. Mary 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. On a motion duly made by-14r. Kluver, seconded by Mr. Talbot and unanimously adopted it was #10-218-74 RESOLVED that, the City Planning Commission does hereby approve the Final Plat for Madonna Estates Subdivision No. 3 (formerly St. Mary Estates Subdivision No.2) proposed to be located on the east side of Levan Road, north of Schoolcraft Road in the Southeast 1/4 of Section 20, for the following reasons: (1) The Final Plan conforms to the previously approved preliminary plat. (2) The Engineering Division recommends approval of the Final Plat. (3) All of the financial obligations imposed upon the proprietor by the City have been met. 5666 The Chairman declared the motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda, Petition 74-10-8-40P by Total Leonard, Inc. and Total Properties Inc. requesting approval of all plans required by Section 18.58 of Ordinance #543, as amended by Ordinance #988, submitted in connection with a proposal to remodel an existing gasoline station located on the south side of Plymouth Road between Farmington and Stark Roads in Section 33. On a motion duly made by Mr. Kluver, seconded by Mr. Scruggs and unanimously adopted, it was #10-219-74 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 74-10-8-4OP by Total Leonard Inc. and Total Properties Inc., ' requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to remodel an existing gasoline service station located on the south side of Plymouth Road between Farmington and Stark Roads in Section 33, subject to the following conditions: (1) That Site Plan #115, dated April 22, 1974, by Total Leonard, Inc., which is hereby approved, shall be adhered to. (2) That the landscaping as shown on the approved Site Plan shall be installed before final inspection is granted on the new canopies and alterations to the existing building. (3) That all landscaping installed on the site shall be permanently maintained in a healthy condition. (4) That the Building Elevation Plan showing panel brick being used over the existing service doors and a 7' x 21' image panel, by Total Leonard, Inc., which is hereby approved 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 74-10-8-39 by Fred J. Armour for Mario Fallone 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 build a one store retail sales building with partial basement on property located on the east side of Middlebelt Road between St. Martins and Bretton in Section 1. On a motion duly made by Mr. Talbot, seconded by Mr. Kluver and unanimously adopted it was, #10-220-74 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 74-10-8-39 as submitted by Fred J. Armour for Mario Fallone requesting approval of all plans required by Section 18.47 in connection with a proposal to build a one-story _ 5667 . retail sales building with partial basement on property located on the east side of Middlebelt Road between St. Martins and Bretton in Section 1, be approved subject to the following Jrconditions: COIC . That Site Plan 74D-469, Sheet #1, dated 5/12/74, prepared by Affiliated Engineers, Inc., which is hereby approved, shall be adhered to. (2) That Landscape Plan 74D-469, Sheet #2, dated 1/14/74, prepared by Affiliated Engineers, Inc. , which is hereby approved, shall be adhered to. (3) That building elevations as shown on Plan 74D-469, Sheet #4 dated 8/29/74, prepared by Affiliated Engineers, Inc., which are hereby approved, shall be adhered to. (4) That all landscaping as shown on the approved landscape plan shall be installed before issuance of a Certificate of Occupancy. (5) That all landscaping installed on the site shall be permanently maintained in a healthy condition. (6) That any future proposed free-standing signs shall be subject to the approval of the City Planning Commission. The Chairman declared the motion carried and the foregoing resolution adopted. The Secretary announced that Petition 74-10-8-41 was removed from the agenda. On a motion duly made, seconded and unanimously adopted, the 284th Regular Meeting and•Public Hearings held by the City Planning Commission on October 22, 1974 was adjourned at 12:00 midnight. CITY PLANNING COMNIISSION . s , ,e • .eph J. 1 al , \.ecretary ATTEST: -Ar / Daniel R. Andrew, Chairman i