HomeMy WebLinkAboutPLANNING MINUTES 1975-02-11 r7� �Y 5725
MINUTES OF THE 290th REGULAR MEETING
AND A PUBLIC HEARING HELD BY THE CITY
PLANNING COMMISSION OF THE CITY OF
LIVONIA
1 On Tuesday, February 11, 1975, the City Planning Commission of the City of Livonia
held its 290th 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 25 interested persons in the audience.
Members present: Francis Hand Herman Kluver Joseph Talbot
Daniel R. Andrew Joseph Falk William Scruggs Esther Friedrichs
Members absent: Charles 'Pinto (Illness) Suzanne Taylor (Personal)
Messrs. John J. Nagy, Planning Director; Ralph H. Bakewell, Planner IV; H G Shane,
Planner IV; and Robert M. Feinberg, Assistant City Attorney, were also present.
Mr. Andrew informed the audience that if a petition on the evening's agenda
involved a question of rezoning or vacating then the Planning Commission would
only recommend to the City Council that certain action be taken whereupon the
Council would ultimately decide whether or not to approve or deny the petition.
Further, if a petition involved a waiver of use request that is denied, the
petitioner had ten days in which to appeal the decision to the Council.
Mr. Falk, Secretary announced the first item on the agenda, Petition 75-1-1-1 by
10/ the TSSNC Land Company to rezone property located at the northwest
corner of Farmington Road and Orangelawn in the Northeast 1/4 of
Section 33, from RUF to PS.
Mr. Andrew: Is there any correspondence in file?
Mr. Nagy: There is a letter from the Division of Engineering stating the
easement will not interfere with building location.
Robert Thompson: The complex would have an egress and ingress off Farmington
Road only. The property abutts property presently zoned PS
The doctors would like to attempt a medical complex here.
They wish to provide family practicing physicians. They want
to add facilities for obstetrics and gynecology patients. A
protective wall will be put up where the property abutts the
residential property. The trees within the complex will be
retained. A greenbelt will be planted in such a manner to
compliment arrangement that now exists. We feel this is in
conformance of the zoning pattern of the existing area.
Mr. Talbot: Does Dr. Vaitus own Lot #134?
Mr. Thompson: Not any more, the four doctors own it.
Mr. Hand: There are some very nice homes in that area. It would have
to be a very nice development. There would have to be a lot
of screening for that development.
I: Mr. Thompson: I have called on a lot of the neighbors and they are here tonight.
I realize the greenbelt is a vital area to be considered. I agree
with you and this will be a high quality development.
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Mr. Falk: I do not see how the land use fits into the pattern. You.
are going into a residential area. Once you expand you are
eliminating the lots behind you. I do not think we need the
facility.
Mr. Thompson: I do not know how accurate your statistics are but I disagree
with your remarks about the need for this center. My word is
good. I have appeared before the Planning Commission before
and have always lived up to my word. You can judge by the
record. If I say there will be trees, there will be trees
there.
Mr. Calloway: I have a petition signed by 19 residents of Orangelawn who
33427 Orangelawn are opposed to the rezoning.
Mr. Hand: There are 37 lots, how many people did you survey?
Mr. Calloway: I surveyed 22 people in the area and 19 signed it.
Mr. Andrew: Did Lot #140 sign your petition?
Mr. Calloway: I could not contact her. On the telephone she stated she
was interested in signing it.
Mr. Talbot: An accounting firm was going to put up a building. Whatever
happened?
to Mr. Calloway: Russell Lin owns those lots and he does not object to the
rezoning.
Mr. Talbot: Would you oppose it if there was no egress and ingress off of
Orangelawn.
Mr. Calloway: Yes, I would still object to it because of the traffic situation.
Gloria Brown: I signed the petition and I wish to have my name removed from it.
10375 Farmington I have changed by mind. I want the wall up not green shrubs.
Lot 131A There are no trees on the property anymore.
Mr. Andrew: I would encourage that there be no egress and ingress off of
Orangelawn.
David Arthur: There is quite a bit of traffic most of the times. I spend
ten minutes trying to get out of Orangelawn now.
Dennis Leland: We do not need another medical facility in the area. We do not
33684 Orangelawn need two or three in the same block. They are closing schools
as the population is dropping. I do not care how pretty they
are making it, they are making a business not a park. This is
going to hurt my property value.
John Welch: If this rezoning goes in would you say the value would go up
Lot 175 or down?
Mr. Andrew: I am not an appraiser and I cannot answer that question.
5727
Mr. Leland: You stated you did not have control over this situation.
Mr. Andrew: We do have the power to limit the egress and ingress on
Orangelawn through the requirement of site plan approval
which is a prerequisite to the issuance of a building permit.
Mr. Falk: I would not buy a house there with this proposed expansion
going in there.
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 Mr. Falk and unanimously adopted,
it was
#2-21-75 RESOLVED that, pursuant to a public hearing having been held on
February 11, 1975, on Petition 75-1-1-1 by the TSSNC Land Company
to rezone property located at the northwest corner of Farmington
Road and Orangelawn in the Northeast 1/4 of Section 33 from RUF to
P.S., the City Planning Commission does hereby determine to table
this item until the March 4, 1975 study meeting.
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, Petition 75-1-1-2 by Jack
Bingham requesting to rezone property located at the southeast
corner of Five Mile Road and Levan Road in the Northeast 1/4
of Section 20, from P.S. to P.
Mr. William Ponder was present and gave a brief presentation to the Planning Commission
explaining the need for the parking zone.
no
There was/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 Mrs. Friedrichs and unanimously
adopted, it was
#2-22-75 RESOLVED that, pursuant to a public hearing having been held on
February 11, 1975 on Petition 75-1-1-2 by Jack Bingham to rezone
property located at the southeast corner of Five Mile Road and
Levan Road in the Northeast 1/4 of Section 20, from PS to P, the
City Planning Commission does hereby recommend to the City Council
that Petition 75-1-1-2 be approved for the following reasons:
(1) The proposed change of zoning to provide for a parking zone would
promote an improved overall site development by way of allowing
an expanded parking area for patrons and employees of the auto
tune-up center located within the adjacent C-2 zone as well as
by providing an expanded area for maneuvering and stacking up of cars
associated with the auto wash facility also located within the
adjacent C-2 zone.
(2) The proposed change of zoning to create a parking zone is consistent
with the general pattern of development presently developed in the area.
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(3) The proposed change of zoning providing for a parking zone
which limits the use of the property to only the parking
of cars would not be detrimental to nor discourage the orderly
and appropriate development of the surrounding area.
(4) Parking uses, when well screened and adequately landscaped,
are not detrimental to adjacent residential neighborhoods.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, Observer-Eccentric under
date of January 20, 1975 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.
The Secretary announced the next item on the agenda, Petition 74-12-1-38 by
the City Planning Commission on its own motion to rezone property
located east of Farmington Road between the C & 0 Railway and
Capitol Avenue in the Southwest 1/4 of Section 27, from M-2
to M-1.
Mr. Nagy: There is a letter on file from the Industrial Coordinator
which states that the current usage is not detrimental to
the existing zoning.
Charles Allen: I own this lot and the building on the property. We just
bought E2A1. The stamping company will be nonconforming
to M-1. I would never have bought the property if it was
going to be downgraded to M-1.
Mr, Andrew: In view of the comments of the Industrial Coordinator
and your views sir, we will entertain a motion to withdraw
this petition.
On a motion duly made by Mr. Hand, seconded by Mr. Scruggs and unanimously adopted,
it was
#2-23-75 RESOLVED that, pursuant to a public hearing having been held on
February 11, 1975 on Petition 74-12-1-38 by the City Planning
Commission on its own motion to rezone property located east of
Farmington Road between the C & 0 Railway and Capitol Avenue in
the Southwest 1/4 of Section 27, from M-2 to M-1, the City Planning
Commission does hereby determine to withdraw this petition.
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, Petition 74-12-2-23 by
Leon and Tom Pritchard requesting to be granted a waiver use
approval to establish a real estate office in an existing building
located on the north side of Five Mile Road between Brookfield
and Mayfield in the Southwest 1/4 of Section 15.
i
Mr. Andrew: How much square footage of building floor area are we talking
about:
L. Pritchard: 450 square feet.
5729
There was no one else present wishing to be heard on this petition and the
Chairman closed the public hearing.
On a motion duly made by Mrs. Friedrichs,, seconded by Mr. Hand and unanimously
adopted, it was
#2-24-75 RESOLVED that, pursuant to a public hearing having been held on
February 11, 1975 on Petition 74-12-2-23 by Leon and Tom
Pritchard requesting to be granted a waiver use approval to
establish a real estate office in an existing building located
on the north side of Five Mile Road between Brookfield and Mayfield
in the Southwest 1/4 of Section 15, the City Planning Commission
does hereby recommend to the City Council that Petition 74-12-2-23
be approved for the following reasons:
(1) The proposed use fully complies with Zoning Ordinance #543,
as amended, Section 9.03, Waiver Uses.
(2) The proposed development will not be detrimental to nor
inconsistent with the surrounding established uses of the
neighborhood.
(3) The site area of the proposed use has the capacity to accommodate
capacity to accommodate the planned use in that there is both
full compliance with the requirements of the Zoning Ordinance
and the site has been previously approved and regulated
through the Civic Center Vicinity Control Ordinance.
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.
The Secretary announced the next item on the agenda, Petition 75-1-2-2 by
Donald F. Brown requesting to be granted a waiver of use
approval to operate an historic and nostalgic auto repair
facility within an existing building located on the south
side of Schoolcraft Road west of Stark Road in the Northeast
1/4 of Section 28.
Mr. Nagy: There is a letter from the Engineering Division indicating
there are no engineering problems.
There was no one present wishing to be heard and the Chairman declared the
public hearing on this item.
On a motion duly made by Mr. Talbot, seconded by Mr. Scruggs and unanimously adopted,
it was
#2-25-75 RESOLVED that, pursuant to a public hearing having been held on
February 11, 1975 on Petition 75-1-1-2 by Donald F. Brown requesting
to be granted a waiver of use approval to operate an historic and
nostalgic auto repair facility within an existing building located
on the south side of Schoolcraft Road, west of Stark Road in the
Northeast 1/4 of Section 28, the City Planning Commission does hereby
determine to table this item until the Study Meeting of March 4, 1975.
5730
I
P. - The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, letter dated January 3,
I: 1975 from Ager Building Company requesting final plat approval of
Bainbridge Courts Subdivision proposed to be located on the south
side of Seven Mile Road, north of Curtis Avenue in the Northwest
1/4 of Section 11.
On a motion duly made by Mr. Hand, seconded by Mr. Falk and unanimously adopted,
it was
#2-26-75 RESOLVED that, the City Planning Commission does hereby approve the
final plat for Bainbridge Courts Subdivision proposed to be located
on the south side of Seven Mile Road, north of Curtis Avenue in the
Northwest 1/4 of Section 11, for the following reasons:
(1) The final plat 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.
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, letter dated December 17,
1975 from Ager Building Company requesting final plat approval of
St. Mary's Estates Subdivision to be located on the east side of
110 Levan Road, north of Schoolcraft in the Southeast 1/4 of Section 20.
On a motion duly made by Mr. Hand, seconded by Mr. Falk and unanimously adopted,
it was
#2-27-75 RESOLVED that, the City Planning Commission does hereby approve
the final plat for St. Mary Estates Subdivision proposed to be
located on the east side of Levan Road, north of Schoolcraft, in
the Southeast 1/4 of Section 20, for the following reasons:
(1) The final plat 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.
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary 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 east of Farmington Road
between the C & 0 Railway and Capitol Avenue in the Southwest 1/4
of Section 27 from M-1 to M-2.
On a motion duly made by Mr. Hand, seconded by Mr. Scruggs and unanimously adopted,
it was
5731
i
#2-28-75 RESOLVED that, pursuant to Section 23.01(b) Ordinance #543, the
Zoning Ordinance of the City of Livonia, as amended, the City
Planning Commission does hereby establish and order that a
public hearing be held to determine whether or not to rezone
property located east of Farmington Road between the C & 0
Railway and Capitol Avenue in the Southwest 1/4 of Section 27,
from M-1 to M-2.
FURTHER RESOLVED that, notice of such hearing 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.
The Secretary announced the next item on the agenda, approval of the minutes
of the 288th Regular Meeting and Public Hearings held by the City
Planning Commission on January 14, 1975.
On a motion duly made by Mr. Scruggs, seconded by Mr. Hand and unanimously adopted,
it was
#2-29-75 RESOLVED that, the minutes of the 288th Regular Meeting and Public
hearing held by the City Planning Commission on January 14, 1975
are hereby approved.
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda approval of the minutes
of the 289th Regular Meeting held by the City Planning Commission
on January 28, 1975.
On a motion duly made by Mr. Talbot and seconded by Mr. Scruggs, it was
#2-30-75 RESOLVED that the minutes of the 289th Regular Meeting held by
the City Planning Commission on January 28, 1975 are approved.
A roll call vote resulted in the following:
AYES: Friedrichs, Scruggs, Talbot, Falk, Andrew
NAYS: Hand, Kluver
ABSENT: Taylor, Pinto
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, Petition 74-11-8-45 by
Beaman Corporation requesting approval of all plans required by
Section 18.47 of Ordinance #543, as amended by Ordinance #990,
submitted in connection with a proposal to install mansard and
brick veneer exterior face on existing building located on the
southwest corner of Seven Mile and Middlebelt Roads in Section 11.
On a motion duly made by Mr. Hand, seconded by Mr. Scruggs, and unanimously adopted,
it was
#2-31-75 RESOLVED that, pursuant to Section 18.47 of Ordinance #543, the 5732
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 74-11-8-45 by Beaman Corporation re-
I:
questing approval of all plans required by Section 18.47 in connection
with a proposal to install mansard and brick veneer exterior face
on existing building located on the southwest corner of Seven Mile
and Middlebelt Roads in Section 11, be approved subject to the
following condition:
(1) That Building Elevation Plan R-1109-1-1, dated November 18, 1974
prepared by the Beaman Corporation, which is hereby approved,
shall be adhered to.
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, revised Site Plan submitted
in connection with Petition 73-7-2-16 by E. Louis Schuette for Hi-FY
Gasoline Stations, Inc. requesting a waiver use approval to rebuild
an existing gasoline service station located on the the north side
of Plymouth Road between Farmington Road and Stark Road in the South-
east 1/4 of Section 28.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously adopted,
it was
#3-32-75 RESOLVED that, having reviewed the revised Site Plan submitted by
E. Louis Schuette in connection with Petition 73-7-2-16 requesting
a waiver use approval to rebuild an existing gasoline service station
11,
located on the north side of Plymouth Road between Farmington Road
and Stark in the Southeast 1/4 of Section 28, the City Planning
Commission does hereby grant approval to the revised Site Plan subject
to the following conditions:
(1) That Site and Landscape Plan #HF-M1-02, prepared by Ashland
Petroleum Company, be substituted for plans previously approved
under Planning Commission Resolution #8-207-73, adopted on
August 14, 1973.
(2) That revised Building Elevation dated 1/24/75, prepared by
Ashland Petroleum Company, be substituted for those previously
approved under Planning Commission Resolution #8-207-73, adopted
on August 14, 1973.
(3) That all other conditions set forth in Planning Commission
Resolution #8-207-73, adopted on August 14, 1973, other than
the approved substitutions, shall be adhered to.
Pursuant to Section 19.10 of Ordinance #543, the Zoning Ordinance of the City
of Livonia, 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.
tThe Chairman declared the motion carried and the foregoing resolution adopted.
The Secretaryannounced the next item on the agenda, revised site plan submitted
in connection with Petition 72-10-2-31 by Peter A. Basile requesting
5733
to be granted a waiver use approval to construct a shop with
offices for cement contracting business on property located on
the east side of Merriman Road between Plymouth Road and Schoolcraft
in the Southwest 1/4 of Section 26.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously adopted,
it was
#2-33-75 RESOLVED that, having reviewed the revised site plan submitted by
Peter A. Basile in connection with Petition 72-10-2-31 requesting
to be granted a waiver use approval to construct a shop with
offices for cement contracting business on property located on the
east side of Merriman Road between Plymouth Road and Schoolcraft
in the Southwest 1/4 of Section 26, the City Planning Commission
• does hereby grant approval to the revised site plan subject to
the following conditions:
(1) That Site Plan #73112, prepared by D. F. Christensen Associates,
Architects, which is substituted for the one previously
approved under Resolution #11-294-72 is hereby approved and
shall be adhered to.
(2) That Building Elevations as shown on the plan dated
January 9, 1975 are hereby approved and shall be adhered
• to.
(3) That the existing buildings shown on the approved plan to
11, be demolished be removed before the issuance of an occupancy
permit for the new office.
(4) That the location of any future proposed building between
the office facility and Merriman Road be subject to Planning
Commission approval.
FURTHER, that all other conditions of approval of the Planning
Commission under Resolution #11-294-72, adopted on November 14,
1972, are valid and shall be adhered to.
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, letter dated January 24, 1975
requesting a one-year extension of approval of Petition 73-11-8-47P
by Weldon E. Clark 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, submitted in connections
with a proposal to construct a Real Estate Office building on property
located on the north side of Five Mile Road between Foch Avenue and
Green Lane in Section 13.
Ona motion duly made by Mr. Talbot, seconded by Mr. Kluver and unanimously adopted,
#2-34-75 RESOLVED that, pursuant to a letter dated January 24, 1975 from
Weldon E. Clark requesting an extension of the approval of Petition
73-11-8-47P by Weldon E. Clark requesting approval of all plans
t required by Section 18.58 of Ordinance #543, the Zoning Ordinance
of the City of Livonia, submitted in connection with a proposal to
construct a real estate office building on property located on the
il
north side of Five Mile Road between Foch Avenue and Green Lane in
Section 13, the City Planning Commission does hereby determine to
grant an extension for a period of one year from the date of this
resolution. 5734
d The Chairman declared the motion carried and the foregoing resolution adopted.
z
On a motion duly made, seconded and unanimously _adopted, the 290th Regular
Meeting held by the City Planning Commission on Tuesday, February 11,
1975, was adjourned at approximately 10:30 p.m.
CITY PLANNING COMMISSION
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'J seph J, Falk, Secr4tary
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ATTEST: • Vi,-/A-
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Daniel R. Andrew, Chairman
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