HomeMy WebLinkAboutPLANNING MINUTES 1975-03-11 5735
MINUTES OF THE 291st REGULAR MEETING
AND A PUBLIC HEARING HELD BY THE CITY
LPLANNING COMMISSION OF THE CITY OF
LIVONIA
I
On Tuesday, March 11, 1975, the City Planning Commission of the City of Livonia,
held its 291st 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.
Members present: Daniel R. Andrew Joseph Talbot Charles Pinto
Francis M. Hand Suzanne Taylor Joseph J. Falk
Herman Kluver (8:55 p.m.) Esther Friedrichs
William Scruggs
Messrs. John J. Nagy, Planning Director; H G Shane, Planner IV; Ralph H. Bakewell,
Planner IV; and Robert M. Feinberg, Assistant City Attorney, were also present.
Mr. Andrew informed the audience that if a petition on the evening's agenda
involved a question of rezoning or vacating then the Planning Commission would
only recommend to the 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
then has ten days in which to appeal the decision to the council.
Mr. Falk, Secretary, announced the first item on the agenda, Petition 75-1-1-3
by the City Planning Commission on its own motion to rezone property
located on the east and west sides of Woodring Avenue, north of Five
Mile Road in the Southwest, 1/4 of Section 15, from R-1 and PS to P.
A. Izzo: I do not see any hurry to change this area to parking since
15235 Woodring nothing else has been resolved as yet.
Mr. Andrew: I feel this should be rezoned to parking so that the bank
cannot build on any portion of that land which area is
needed for parking to support the existing building and
that is why I think this is good action to take at this
time.
Mr. Hand: We feel that what we are doing is in the total interest of
the neighbors to the north. It has been our concern since
the vacating that what is needed is an improved parking pro-
gram for the area. This is the first step.
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. Kluver and unanimously adopted
it was
5736
#3-36-75 RESOLVED that, pursuant to a public hearing having been held
on Petition 75-1-1-3 on March 11, 1975 by the City Planning Commission
on its own motion to rezone property located on the east and west
sides of Woodring Avenue, north of Five Mile Road in the Southwest
1/4 of Section 15, from R-1 and PS to P, the City Planning Commission
does hereby recommend to the City Council that Petition 75-1-1-3 be
approved for the following reasons:
(1) The proposed change of zoning relative to the change of the
residential district is to remove an incompatible and unusable
portion of a residentially zoned area. ti
(2) The proposed change of zoning to the offstreet parking
classification will bring the Zoning Map into compliance with
the land use.
(3) The proposed change of zoning to the offstreet parking
classification is needed to support the offstreet parking
requirement for the adjacent commercially developed lands.
FURTHER RESOLVED that, notice of the above public hearing was published
in the official newspaper, Observer-Eccentric under date of 2/17/75
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 75-2-1-4 by Don Vargo
to rezone property located on the south side of Six Mile Road between
Middlebelt and Merriman Roads in the Northeast 1/4 of Section 14,
from RUF and C-1 to C-2.
Mr. Nagy: There is a letter from Consumers Power stating they have no
objection. Livonia Department of Engineering states that
they suggest that no additional landscape be planned on
Six Mile Road because of road expansion due on the road.
Mr. Vargo.. We used another parcel of land to park on in order to
conform with the ordinance. I want the back part of my parcel
rezoned C-2 so that we may park back there.
Mr. Hand: You are a valid non-conforming use and can operate within the
existing C-1 classification.
Mr. Vargot Yes.
Mr. Hand: I would not approve C-2 zoning for you. That is a residential
area. On that basis I would not extend my approval. I am
curious why you did not ask for "P" the parking classification
if all you are interested inis parking cars. You do not
need C-2 for that.
IL: Mr. Andrew: Mr. Hand you are saying that you would approve a "P"
classification.
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5737
Mr. Hand I am saying that if the petitioner wants to come in for a
"P" parking classification for the part proposed for a
change of zoning, I would be in favor of that.
11110
Mr. Moelke: This petition for zoning change falls in the vicinity of
our Civic Association. I would like the opportunity to
discuss with our association.
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. Hand and unanimously
adopted, it was
#3-37-75 RESOLVED that, pursuant to a public hearing having been held on
March 11, 1975 on Petition 75-2-1-4 by Don Vargo to rezone property
located on the south side of Six Mile Road between Middlebelt and
Merriman Roads in the Northeast 1/4 of Section 14, from RUF and C-1
to C-2, the City Planning Commission does hereby recommend to the
City Council that Petition 75-2-1-4 be denied for' the following
reasons;
(1) The proposed change of zoning to the general commercial
classification would provide for uses that would be
incompatible to and unrelated to the surrounding residential
uses of the neighborhood.
(2) The proposed change of zoning to the C-2 classification which
would permit an intensification of use would be detrimental
to the nearby established residential uses of the neighborhood.
1:110
(3) The proposed change of zoning requesting a change of local
business to general business commercial uses would not promote
the orderly and appropriate development of the surrounding
area but would tend to encourage the further intensification
of commercial development in this area.
(4) The proposed change of zoning which would permit the establishment
of general commercial uses is not in the long range best interests
of the neighborhood or the general area as the area is predominantly
of a residential nature and general commercial uses are inappropriate
to the continued long range use and enjoyment of the general
neighborhood.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, Observer-Eccentric under date
of 2/17/75 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 75-2-1-5 by the
City Planning Commission on its own motion to rezone property located
on the south side of Plymouth Road, east of Eckles in the Southwest
1/4 of Section 30, from RUF to P.
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5738
Mr. Nagy: Consumers Power Company and Division of Engineering
have letters oft file stating they have no objections.
I. Misakowski: Why do you want to rezone this property?
39291 Plymouth
Mr. Andrew: We had a request to vacate this property. We learned that
this land was not acquired by dedication. It was sold to
the City. We feel that 40' x 550' deep is not adequate for
Ruf development. We therefore feel a "P" classification is
suitable.
Mr. Nagy: The two adjacent commercial property owners are pursuing the
acquisition of this property from the City. Both adjacent
owners would get an undivided interest in the property
The zoning would restrict the use to offstreet parking.
Mr. Pinto:. Will the City be reserving an easement interest for the
purpose of maintaining the utilities?
Mr. Nagy: Yes, as well as reserving the northerly 60 ft. for right-of-way
purposes.
Mr. Misakowski: I do not want to see any more cars.
Mr. Pinto: You are living with the feeling that you do not know how
you will get into your home.
Mr. Misakowski: I would be interested in purchasing this property so that I
can build a road to get to my house.
Mr. O'Hare: The City can service the utilities by obtaining access to the
property over the easement. The Chalet has encroached on
my property for years. I am not in objection to anyone
buying that land. I just want to develop my land. I want
grade level and proper drainage. If Mr. Misakowski wants to
get into his property I will give him permission to get in
and use it.
Mr. Falk: I think this matter should be studied further. You people
should have talked to this man before.
There was no one else present wishing to be heard and the Chairman closed the
public hearing on this item.
On a motion duly made by Mr. Talbot, seconded by Mr. Falk and unanimously adopted,
it was
#3-38-75 RESOLVED that, pursuant to a public hearing having been held on
March 11, 1975 on Petition 75-2-1-5 by the City Planning Commission
on its own motion to rezone property located on the south side of
Plymouth Road, east of Eckles in the Southwest 1/4 of Section 30,
from RUF to P. , the City Planning Commission does hereby determine
to table this item to the April 1, 1975 study meeting.
The Chairman declared the motion carried and the foregoing resolution adopted.
5739
Mr. Falk announced the next item on the agenda, Petition 75-2-2-3 by
li, Don Vargo requesting to be granted a waiver use approval to
operate a restaurant on property located on the south side of
Six Mile Road between Middlebelt and Merriman Roads in the North-
east 1/4 of Section 14.
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. Falk, seconded by Mr. Kluver anthunanimously adopted
it was
#3-39-75 RESOLVED that, pursuant to a public hearing having been held on
March 11, 1975 on Petition 75-2-2-3 by Don Vargo requesting to
be granted a waiver use approval to operate a restaurant on
property located on the south side of Six Mile Road between
Middlebelt and Merriman Roads in the Northeast 1/4 of Section 14,
the City Planning Commission does hereby determine to table this
item.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Falk announced the next item on the agenda, Petition 75-2-2-4 by Philip
Gerard requesting to be granted a waiver use approval for a trailer
sales facility proposed to be located on the southeast corner of
Schoolcraft and Eckles Roads in the Southwest 1/4 of Section 19.
Philip Gerard: I would like to put trailers out in front for sale. They
would be utility trailers, not recreational.
i
Mr. Andrew: Are you aware that C-2 does not allow outside storage?
Mr. Gerard: I was going to try to get a variance on it.
Mr. Andrew: If it is prohibited, you cannot seek relief from an appeals
board.
Mr. Gerard: What can I do?
Mr. Andrew• You just cannot store them out there. What do you do on
the inside of the building?
Mr. Gerard: I have all kinds of parts for trailers.
Mr. Andrew: Since you cannot use the outside for storage would you still
erect the fence?
Mr. Gerard. I do not know what I would do right now. I think I would
like to expand the building in the future.
Mr. Andrew: Would you ever rent space for trailers?
not
1[11'0 Mr. Gerard: No, I do/have the room.
• 5740
Mr. Falk: I cannot see how you can make it in this location. Most
all trailer facility business is on the decline.
Mr. Gerard: Utility type trailers, snowmobile trailers, etc.
Mr. Scruggs: I would like to look into this further.
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 and seconded by Mr. Falk it was
#3-40-75 RESOLVED that, pursuant to a public hearing having been held on
March 11, 1975 on Petition 75-2-2-4 by Philip Gerard requesting
to be granted a waiver use approval for a trailer sales facility
proposed to be located on the southeast corner of Schoolcraft
and Eckles Roads in the Southwest 1/4 of Section 19, the City
Planning Commission does hereby determine to table this item
until the April 1, 1975 Study Meeting.
A roll call vote resulted in the following:
Ayes: Andrew, Falk, Pinto, Hand, Talbot, Taylor, Friedrichs, Scruggs
Nays: Kluver
Absent: None
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Falk announced the next item on the agenda, Petition 74-3-3-3 (rehearing)
by Harry Zerbo requesting to vacate a portion of an easement and
an alley located north of Plymouth Road and east of Stark Road in
the Southeast 1/4 of Section 28.
There was no one present wishing to be heard and the Chairman closed the Public
Hearing on this item.
On a motion duly made by Mr. Kluver, seconded by Mr. Scruggs and unanimously adopted,
it was
#3-41-75 RESOLVED that, pursuant to a public hearing having been held on
March 11, 1975 on Petition 74-3-3-3 (rehearing) by Harry Zerbo
requesting to vacate a portion of an easement and an alley located
north of Plymouth Road and east of Stark Road in the Southeast 1/4 of
Section 28, the City Planning Commission does hereby recommend to
the City Council that Petition 74-3-3-3 be approved for the following
reasons:
(1) The subject easement and portion of the alley as it relates
to Lots 6 and 7 are not needed in this area as the Engineering
Division of the City of Livonia foresees no engineering problems
associated with the petition as based upon their letter of May 2,
1974.
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5741
(2) All responding utility companies, Detroit Edison Company
114.0 and Consumers Power Company, have indicated in their
respective reports that they have no reason to object as
other arrangements agreeable to these companies have been
made to handle servicing of the property.
(3) Due to the fact that the alley and easement are no longer
needed as based upon the above information, it is in the
best interest of the area and the City of Livonia to
utilize the subject land area for private purposes in
connection with building expansion and improvement programs
as opposed to retaining same for public use.
(4) By the vacating of the alley, the maintenance of the area
can better be taken care of by the private property owner
than to burden the City with the maintenance of such a
small area.
FURTHER RESOLVED, that notice of the public hearing was published
in the official newspaper, the Observer-Eccentric, under date of
2/17/75 and notice of such hearing was sent to the Detroit Edison
Company, Michigan Bell Telephone Company, Chesapeake & Ohio Railway
Company, Conusmers 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 74-4-3-4 by Louis J.
Radnothy, et al, requesting to vacate a certain easement located
south of West Chicago between Hix Road and Houghton in the Southeast
1/4 of Section 31.
Mr. Nagy: Consumers Power Company and Engineering Department report
they have no objection.
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
#3-42-75 RESOLVED that, pursuant to a public hearing having been held on
March 11, 1975 on Petition 74-4-3-4 by Louis J. Radnothy, et al
requesting to vacate certain easements located south of West Chicago
between Hix Road and Houghton in the Southeast 1/4 of Section 31, the City
Planning Commission does hereby recommend to the City Council that
Petition 74-4-3-4 be approved for the following reasons:
(1) The subject easement is no longer needed to service the
site as a new easement more appropriately located to service
the site and still provide for building expansion has been
established in this area.
(2) The Engineering Division of the City of Livonia foresees no
engineering problems associated with the vacating petition.
5742
(3) All reporting utility companies have indicated in their
respective reports that they have no reason to object
as acceptable alternate easements to service the site
have been established to their satisfaction.
I
FURTHER RESOLVED, that notice of the above public hearing was
published in the official newspaper, the Observer-Eccentric under
date of 2/17/75 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. ti
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, Petition 75-2-1-6 by
Richard J. Pastor requesting to rezone property located on the
east side of Middlebelt Road, south of Meadowlark in the Southwest
1/4 of Section 24, from R-1-A to R-7.
Mr. Nagy: The Department of Engineering reports no engineering problems
connected with the proposal.
Consumers Power Company state they have no reason to object
to the rezoning request.
There is a letter on file from Compton Village Civic
Association stating that they strongly object to rezoning
to multi-family dwellings. The full text of the letter
was read into the record by Mr. Nagy.
Mr. Pastor; A City should have housing for everyone; that is, for our
parents who want to live by us, or our children and young
professional couples. I truly thought this would be a good
service.
Mr. Andrew: You have purchased the property?
Mr. Pastor: I have purchased the property.
Mr. Hand How much land do you own?
Mr. Pastor• 7.6 acres for multi-family. A total of 16.1 acres is what
I purchased.
Mr. Hand: I think you have tried to provide a buffer. My problem is
24 acres of multiple to the south. I think this community
needs them. I am opposed to major multiple development,
however.
Mr. Pastor: I can immediately start this project and I feel the community
can use a good project.
Mr. Andrew: I am very impressed with your plan.
Mr. Falk: I am impressed with your plan but you are not going to get
my vote for the reason we apposed multiple here before and nothing
1E; has occurred to date to change my opinion now.
5743
Mr. Talbot: I think it is good protection for the people.
r
Mrs. Friedrichs: I think it is a good plan including the single family housing.
I do not know how I will vote.
Mr. Scruggs: The R-7 that is there now plus what you would add to it, I
think that would be too much for this area.
Mr. Pastor: I think I can set a pattern for the R-7 next to me.
%
Mr. Powell: We have 600 signatures. 593 from our subdivision alone.
Seven are from Beatrice. The petition was presented to
the Chairman and made a part of the petition file.
There are all kinds of apartments to be rented in Livonia.
There is a lot of traffic in this area because of the track.
I spoke to Mr. Nagy a couple of years ago and he stated that
he felt this area would always remain R-1 residential because
of the litigation whereby the City successfully defended its
position in keeping the R-1-A zoning.
Resident: I think that this petition should be denied.
Mr. Pridemore: These multiples will never stay as nice looking as when you
14394 Harrison build it. The people will deteriorate the value of the
adjacent homes.
110 Gail Cook: I am opposed to the rezoning.
22229 Meadowlark
Mr. Moelke: This parcel has been up for discussion many times during the
31740 Curtis years. Property in this general area has problems already.
The houses in that area are not selling as well as in
subdivisions further removed from this location. I suggest
that the zoning remain the way it is.
D. Lansky: I am here to prove that they have the will to fight this and
Attorney for they will fight this. We ask that the zoning petition be
Compton Village denied and single family dwelling be maintained in that area.
E. Jacobs: You must realize that the supply is more than the demand for
Brentwood apartments.
(real estate sales)
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 and seconded by Mr. Falk, it was
#3-43-75 RESOLVED that, pursuant to a public hearing having been held on
March 11, 1975 on Petition 75-2-1-6 by Richard J. Pastor requesting
to rezone property located on the east side of Middlebelt Road,
1[10 south of Meadowlark in the Southwest 1/4 of Section 24, from R-1-A
to R-7, the City Planning Commission does hereby recommend to the
City Council that Petition 75-2-1-6 bedenied for the following
reasons:
5744
(1) The expansion and intrusion of multi-family development
in this area would adversely affect the stability of the
adjacent residential development.
(2) The proposed change of zoning to multi-family residential would
not promote the orderly growth and development of the surrounding
area but would tend to diminsh the continued use and enjoyment
of the abutting residential lands.
(3) The demands on public utilities and public facilities in this
sector of the City would be over-taxed by the intrusion of
higher density residential development.
(4) The proposed change of zoning to allow for a higher density
residential development would cause a higher increase in
traffic flow than single family and would cause an added
traffic burden to Middlebelt Road which is already at maximum
capacity in this location.
(5) There is no need in this location for the creation of a new
multi-family zone as adequate provision has already been
made to satisfy multi-family housing needs in this location
due to the 15 acres of undeveloped R-7 zoned lands located to
to the south.
(6) Due to the size, shape and location of the parcel of land under
petition and the fact that it abuts developed single-family
zoned and developed land to the north and east, the parcel
more logically lends itself to single-family development which
would offer greater stability and protection to the existing
residential development of the abutting neighborhoods.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Observer-Eccentric, under
date of 2/20/75 and a notice of such hearing was sent to the
Detroit Edison Company, Cheaspeake & Ohio Railway Company, Michigan
Bell Telephone 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, Scruggs, Pinto, Hand, Falk, Andrew
NAYS: Talbot, Taylor
ABSENT: None
The Chairman declared the motion carried and the foregoing resolution adopted.
After the vote Mr. Pastor stated that he wished to withdraw the portion of
his petition which referred to R-7.
Mr. Andrew advised Mr. Pastor to state his withdrawal of the petition matter to
the City Clerk office in writing.
Mr. Falk announced the next item on the agenda, Preliminary Plat approval for
Hampshire Estates Subdivision proposed to be located on the east
side of Middlebelt Road, south of Meadowlark in the Southwest 1/4
of Section 24.
5745
On a motion duly made by Mr. Kluver, seconded by Mr. Hand and unanimously adopted
1[4/ this item was removed from the agenda.
#3-44-75 RESOLVED that, the preliminary plat approval for Hampshire Estates
Subdivision proposed to be located on the east side of Middlebelt
Road, south of Meadowlark in the Southwest 1/4 of Section 24 be
removed from the agenda and rescheduled.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Falk announced the next item on the agenda, 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.
On a motion duly made by Mr. Hand and seconded by Mr. Talbot, it was
RESOLVED that, purusant 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 recommend to the
City Council that Petition 75-1-1-1 be approved for the following
reasons:
(1) The proposed expansion in P.S. Zoning is of limited extent
and the development of same is oriented to and related with
the developed P.S. district located to the east and related
to Farmington Road.
(2) The P.S. zoning district regulations are designed to encourage
compatibility to and harmony with adjacent single-family
development by reason of use, architectural and site design
standards.
(3) The proposed expansion of P.S. zoning would not be detrimental
to the adjacent residential neighborhood as the petitioner has
demonstrated by reports that have been submitted from qualified
appraisers that marketability of residential land does not appear
to suffer where same is located to P.S. development.
(4) The proposed change of zoning and related traffic generation
will not adversely affect the adjacent residential area as the
area under petition is related to an existing P.S. zone which
has its access directlyrelated to Farmington Road.
(5) The proposed change of zoning will add to the stability of the
adjacent residential area as the undeveloped land under petition
would be fully developed thereby relieving concern of the
neighborhood as to what the future use of this property might
be as well as the fact that P.S. development provides for a
good buffer zone in relation to single family neighborhoods
from the various effects of heavily travelled mile roads.
5746
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Observer-Eccentric, under
1141 date of 1/20/75 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 on the foregoing resolution resulted in the following:
AYES: Friedrichs, Talbot, Hand
NAYS: Kluver, Scruggs, Pinto, Falk, Andrew
ABSTAIN: Taylor
ABSENT: None
The Chairman declared the motion failed.
On a motion duly made by Mr. Scruggs and seconded by Mr. Falk it was,
#3-45-75 RESOLVED that, pursuant to a public hearing having been held on
2/11/75 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 recommend to the City
Council that Petition 75-1-1-1 be denied for the following reasons:
(1) The proposed expansion in P.S. zoning westerly along the
1110 residential street of Orangelawn encroaches into a residential
area that would permit uses that would be detrimental to the
nearby permitted and established residential uses of the
neighborhood.
(2) The proposed expansion in office zoning would permit uses
that would detract from, as well as diminish the continued
residential use and enjoyment of the abutting neighborhood.
(3) The proposed expansion of office zoning would not promote the
orderly growth and development of the neighborhood but would
tend to encourage the further expansion of nonresidential
development in this area which would not be in the best
interest of the nearby residential neighborhood.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Observer-Eccentric, under
under date of 1/20/75 and a notice of such hearing was sent to
the Detroit Edison Company, Chesapeake & Ohio Railway Company,
Michigan Bell Telephone Company, Consumer 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, Scruggs, Pinto, Falk, Andrew
11; NAYS: Friedrichs, Talbot, Hand
ABSTAIN: Taylor
ABSENT: None
The Chairman declared the motion carried and the foregoing resolution adopted.
5747
Mr. Falk announced the next item on the agenda, motion by the City Planning
Commission to hold a public rehearing on Petition 73-8-6-12 initiated
by the Planning Commission pursuant to Council Resolution #634-73 to
determine whether or not to amend Sections 18.50, 18.50A, 18.50B,
46, 18.50C, 18.50D and 18.50E and 18.50F of Article XVIII of Ordinance
#543, the Zoning Ordinance of the City of Livonia, as amended so as
to adopt new controls for the regulation of signs.
On a motion duly made by Mr. Kluver, seconded by Mr. Hand and unanimously adopted,
it was ti
#3-46-75 RESOLVED that, pursuant to Section 23.01(a) of 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 in the Livonia City Hall in accordance with Council Resolution
#634-73 to determine whether or not to amend Sections 18.50, 18.50A,
18.50B, 18.50C, 18.50D and 18.50E of Article XVIII of Ordinance #543,
the Zoning Ordinance of the City of Livonia, so as to adopt new
controls for the regulation of signs.
AND 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.
Mr. Falk announced the next item on the agenda, motion by the City Planning
Commission pursuant to Council Resolution #915-73 to hold a public
hearing to determine whether or not to amend Section 18.45 of
Article XVIII of Ordinance #543, the Zoning Ordinance of the City
of Livonia, as amended so as to adopt new controls for the regulation
of protective walls.
On a motion duly made by Mr. Kluver, seconded by Mr. Scruggs and unanimously adopted,
it was
#3-47-75 RESOLVED that, pursuant to Section 23.01(a) of Ordinance #543, the
Planning Commission does hereby establish and order that a public
hearing be held in the Livonia City Hall in accordance with Council
Resolution #915-73 to determine whether or not to amend Section 18.45
of Article XVIII of Ordinance #543, the Zoning Ordinance of the City
of Livonia, as amended, so as to adopt new controls for the regulation
of protective walls;
AND 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
1[4 of the 290th Regular Meeting and Public Hearings held by the City
410 Planning Commission on February 11, 1975.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver it was
.. + 5748
#3-48-75 RESOLVED that, the minutes of the 290th Regular Meeting and Public
Hearing held by the City Planning Commission on February 11, 1975
are approved.
I[;
460 A roll call vote on the foregoing resolution resulted in the following:
AYES: Kluver, Friedrichs, Scruggs, Talbot, Hand, Falk, Andrew
NAYS: None
ABSTAIN: Pinto, Taylor
ABSENT: None %
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
Donald F. Brown requesting to be granted a waiver of use approval
to operate an historic sand 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 recommend to the City Council
that Petition 75-1-2-2 be approved for the following reasons:
(1) The proposed use complies with Zoning Ordinance #543, the
M-1 District regulations, as well as the waiver use standards
as they relate to auto repair within the M-1 zone.
(2) The proposed use is recommended by the Industrial Development
Coordinator as set forth in his letter dated February 10, 1975
tr with the following conditions:
1. That there will be no outside storage of vehicles
over night or of equipment on the suject site.
2. That any painting, spraying or other potentially
hazardous operation shall obtain approval of the
Fire Marshall before installation of same on the site.
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 74-10-8-41 by
Patrick O'Hara 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 build an office building on the
south side of Plymouth Road between Eckles Road and Newburgh Road
In Section 30.
On a motion duly made by Mr. Hand and seconded by Mr. Kluver and unanimously adopted,
it was
110 #3-50-75 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
74-10-8-41P by Patrick O'Hara requesting approval of all plans
o required by Section 18.58 submitted in connection with a proposal
to build an office building on the south side of Plymouth Road
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between Eckles Road and Newburgh Road in Section 30, subject to
the following conditions:
I[; (1) That the Site Plan 6274-A as shown on Sheet A-1 dated 2/28/75
46, prepared by Architectural Planning Associates which is hereby
approved shall be adhered to.
(2) That the building elevations as shown on Sheets A-2 and A-3
Job #6274, dated 1/20/75, prepared by Architectural Planning
Assoc.i.atq, which are hereby approved shall beNadhered to.
(3) That a revised detailed landscape plan shall be submitted to the
PPlanning Commission for review and approval.
(4) That any proposed free standing sign be submitted to the
Planning Commission for review and approval.
(5) Prior to issuance of Certificate of Occupancy, petitioner
will be required to obtain the approval of the Planning
Commission relating to his method of handling trash disposal.
pursuant to Section 10.10 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.
The Chairman declared the motion carried and the foregoing resolution adopted.
1110 The Secretary announced the next item on the agenda, revised sign plan submitted
in connection with Petition 73-11-8-49 by Wah Yee Associates Architects,
requesting approval of all plans required by Section 18.47 a proposal
to remodel existing building and add new building to existing shopping
center located on the northeast corner of Middlebelt and Plymouth Roads
in Section 25.
On a motion duly made by Mr. Kluver, seconded by Mrs. Taylor and unanimously adopted,
it was
#3-51-75 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 determine to deny
the request of LaVanway Sign Company for approval of a revised
sign plan submitted in connection with Petition 73-11-8-49 by
Wah Yee Associates, Architects, requesting approval of all plans
required by Section 18.47 submitted in connection with a proposal
to remodel existing building and add new building to existing
shopping center located on the northeast corner of Middlebelt and
Plymouth ,Roads in Section 25, for the following reasons:
(1) The petitioner has failed to demonstrate the need for an
additional 164 square feet of sign area over and above
111; the 275 square feet already approved for that area of the
building.
i
(2) The approved site plan petition thich provides for 75 square
feet of sign identification on the west building elevation
is of sufficient size to afford identification of the building
to the motoring public travelling along Middlebelt Road.
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(3) The 164 additional square feet of sign area requested dyer
and above the 275 square feet of sign approved is excessive
for this one tenant whose building location has exposure
(-1 to the motoring public on three sides and is closest to the
46,
mile road. The granting of additional sign area to this
tenant would set an undesirable precedent and would encourage
tenants with interior locations further removed from the mile
road to request expanded sign sizes because of their apparent
greater need due to their more remote locations.
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 ' 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 adopted.
The Secretary announced the next item on the agenda, letter dated March 4, 1975
from S. W. Arthurs Bra-Con Industries, Inc. requesting withdrawal
of Petition 74-3-1-8 as submitted by Bra-Con Industries, Inc. ,
requesting to rezone property located on the west side of Globe
Road, north of Plymouth Road in the Southwest 1/4 of Section 29,
from RUF to P.
On a motion duly made by Mr. Kluver, seconded by Mr. Hand and unanimously adopted, it
was
#3-52-75 RESOLVED that, pursuant to request dated March 4, 1975 from the
petitioner, the City Planning Commission does hereby approve
of the withdrawal of Petition 74-3-1-8 as submitted by Bra-Con
Industries, Inc. , requesting to rezone property located on the
west side of Globe Road, north of Plymouth Road in the Southwest
1/4 of Section 29.
The Chairman declared the motion carried and the foregoing resolution adopted.
On a motion duly made, seconded and unanimously adopted, the 291st Regular
Meeting held by the City Planning Commission on Tuesday, March 11,
1975, was adjourned at approximately 11':30 p.m.
CITY PLANNING COMMISSION
Al
Jo eph JE , .ed - ary
ATTEST:
Cail/Z/V
Daniel R. Andrew, Chairman