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HomeMy WebLinkAboutPLANNING MINUTES 1975-06-10 5820 MINUTES OF THE 296th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY IL PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, June 10, 1975, the City Planning Commission of the City of Livonia held its 296th Regular Meeting and Public Hearing at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Daniel R. Andrew called the Public Hearing and 296th Regular Meeting to order at approximately 8:00 p.m. with approximately 75 interested persons in the audience. Members present: Charles Pinto Francis M. Hand Suzanne Wisler Daniel Andrew Joseph Falk Herman Kluver Esther Friedrichs Bill Scruggs Members absent: Joseph Talbot (Illness) 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. The Secretary announced the first item on the agenda, Petition 75-4-1-12 by Michael Rector, D.V.M. and Henry Sanagere requesting to rezone property located on the east side of Levan Road south of Five Mile Road in the Northeast 1/4 of Section 20, from C-1 to C-2. Mr. Shane. The Engineering Department reviewed the above petition and there are not City maintained sewers to service such area. There is a letter on file from Sister Mary Celesentia, St. Mary Hospital stating they have no objection to a veterinary hospital in this area. / Dr. Rector: We will be dealing with strictly small animals. It will be a complete hospital not just a clinic. Mr. Scruggs: When you say small animals, what do you mean? Mr. Rector: City animals not horses. Mr. Kluver: How long will you keep these animals? Mr. Rector: There will be some that would need five days but generally speaking it is only 48 hours. Mr. Kluver: Will you be able to hear the animals in the adjoining buildings? Mr. Rector: I do not feel there will be a sound problem at all. Mr. Kluver: What is the decibel count? 110 Mr. Rector: I do not know. Mr. Hand: Would your facility parallel Parkway Hospital in Plymouth? 5821 Mr. Rector: I am not aware of that place. Mr. Hand: Will you be available 24 hours a day? Mr. Rector: I would be available 24 hours a day. Mr. Andrew: In the event we approve the petition there will be a waiver use procedure involved. Are you aware of that? MY. Rector: Yes, I am. There was no one in the audience 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, #6-122-75 RESOLVED that, pursuant to a public hearing having been held on June 10, 1975 on Petition 75-4-1-12 by Michael Rector, D.V.M. and Henry Sanagere requesting to rezone property located on the east side of Levan Road, south of Five Mile Road in the North- east 1/4 of Section 20, from C-1 to C-2, the City Planning Commission does hereby recommend to the City Council that Petition 75-4-1-12 be approved for the following reasons: (1) The change of zoning will provide for uses that will be compatible to and in harmony with the surrounding established uses of the area. (2) The proposed change of zoning to accommodate the use of the property for a veterinary clinic is consistent with the objective of establishing a professional use district for this general area. (3) The traffic generated from the proposed use will not be detrimental to the area or the traffic carrying capacity of Levan Road. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Observer-Eccentric under date of May 22, 1975 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. On a motion duly made by Mr. Kluver, seconded by Mrs. Wisler and unanimously adopted, it was RESOLVED that, the Public Hearing be adjourned. The Chairman declared the motion carried and the foregoing resolution was adopted. • 5822 The Secretary announced the next item on the agenda, Petition 75-5-5-2 by Leo Volpe requesting a topsoil permit to remove topsoil from property located north of Six Mile between the 1-275 Freeway ramp and Haggerty Road in the Southwest 1/4 of Section 7. On a motion duly made by Mr. Kluver, seconded by Mrs. Wisler and unanimously adopted, it was #6-123-75 RESOLVED that, in conformance with Section 18.13D of Ordinance No. 543, the Zoning Ordinance, the City Planning Commission does hereby grant Petition 75-5-5-2 by Leo Volpe requesting to remove topsoil from property located north of Six Mile between the I-275 Freeway ramp and Haggerty Road in the Southwest 1/4 of Section 7, subject to compliance with regulations of the Engineering Division and Police Department for the following reason: (1) The removal of topsoil will not adversely affect any adjacent development and will not adversely affect the development potential of the site. FURTHER RESOLVED that, the applicant deposit with the City Clerk a corporate surety bond in the amount of $37,000 and a cash bond in the amount of $3,700; such bonds shall be for-an indefinite period until released and discharged by resolution of the City Planning Commission, and FURTHER RESOLVED that, the applicant shall apply for and obtain the permit herein authorized within 30 days from the date of this resolution. The Chairman declared the motion carried and the foregoing resolution adopted. The Secretary announced the next item on the agenda, Petition 75--5-5-3 by Leo Volpe requesting atopsoil permit to remove topsoil from property located on the south side of Seven Mile Road between the I-275 Freeway ramp and Haggerty Road in the Northwest 1/4 of Section 7. On a motion duly made by Mr. Kluver, seconded by Mr. Scruggs and unanimously adopted, it was #6-124-75 RESOLVED that, in conformance with Section 18.13D of Ordinance No. 543, the Zoning Ordinance, the City Planning Commission does hereby grant Petition 75-5-5-3 by Leo Volpe requesting to remove topsoil from property located on the south side of Seven Mile Road between the I-275 Freeway ramp and Haggerty Road in the Northwest 1/4 of Section 7, subject to compliance with regulations of the Engineering Division and Police Department for the following reason: (1) The removal of topsoil will not adversely affect any adjacent development and will not adversely affect the development potential of the site. FURTHER RESOLVED that, the applicant deposit with the City Clerk a corporate surety bond in the amount of $37,000 and a cash bond in the amount of $3,700; such bonds shall be for an indefinite 5823 period until released and discharged by resolution of the City Planning Commission, and FURTHER RESOLVED that, the applicant shall apply for and obtain the permit herein authorized within 30 days from the date of this resolution. The Chairman declared the motion carried and the foregoing resolution adopted. The Secretary announced the next item on the agenda, Landscape plan submitted in connection with a condition of approval of Petition 75-4-8-7 by Keith Milam for First Federal Savings and Loan Association 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 construct a branch office with partial basement on property located on the north side of Six Mile Road east of Newburgh Road, in Section 8. On a motion duly made by Mr. Kluver, seconded by Mr. Falk and unanimously adopted, it was #6-125-75 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 75-4-8-7 by Keith Milam for First Federal Savings and Loan Association 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 construct a branch office with partial basement on property located on the north side of Six Mile east of Newburgh Road in Section 8, subject to the following conditions: (1) That Landscape Plan #7429/7511, dated 6/6/75, prepared by Ralph Calder Associates, which is hereby approved shall be adhered to. (2) That the landscaping of the Six Mile Road frontage (row) be temporarily limited until such time as plans for the boulevard improvement are completed. (3) That the landscaping as shown on the approved plan shall be installed on the site before issuance of a Certificate of Occupancy. (4) That all landscaping installed on the site shall be permanently maintained in a healthy condition. (5) The petitioner will re-submit his landscape plan to the Planning Commission and City Council for re-evaluation at the time that the Six Mile Boulevard section is completed by the Wayne County Road Commission. The Chairman declared the motion carried and the foregoing resolution adopted. 5824 The Chairman announced the next item on the agenda, Landscape Plan submitted in connection with a condition of approval of Petition 75-4-2-8 by Kal A. Jabara J-P Properties, requesting waiver use approval to construct and operate a Bill Knapps Restaurant on the north side of Six Mile Road between Newburgh Road and Fitzgerald in the South- west 1/4 of Section 8. On a motion duly made by Mr. Scruggs, seconded by Mrs. Wisler and unanimously adopted it was #6-125-75 RESOLVED that, the Landscape Plan dated 6/6/75, #7429/7511 and prepared by Ralph Calder Associates in connection with Petition 75-4-2-8 requesting waiver use approval to construct and operate a Bill Knapps Restaurant on the north side of Six Mile Road between Newburgh Road and Fitzgerald in the Southwest 1/4 of Section 8, and approved by the Planning Commission on May 13, 1975, the City Planning Commission does hereby approve subject Landscape Plan subject to the following conditions: (1) That Landscape. Plan #7429/7511,dated 6/6/75 prepared by Ralph Calder Associates, which is hereby approved shall be adhered to. (2) That the landscaping as shown on the approved plan shall be installed before issuance of a Certificate of Occupancy. (3) That all landscaping installed on the site shall be permanently maintained in a healthy condition. The Chairman declared the motion carried and the foregoing resolution adopted. The Secretary announced the next item on the agenda, Petition 75-6-8-11 by Churchill's Gift and Jewelry Stores 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 construct a gift and jewelry store on property located on the east side of Middlebelt, south of St. Martins, in Section 1. Mr. Duggan: We do not agree with the Department's opinion about the brick return. We do not see where it is necessary. Mr. Andrew: How about the sign location on the site plan. Mr. Duggan: No objection. Mr. Hand: I feel it should be brick all the way. Mr. Falk: It is supposed to be a first class operation. I feel that it should be brick all the way also. Mrs. Wisler: What is the set back on building of Chamberlin? Mr. Shane: About 35 feet. Mrs. Wisler: Will this have same setback? Mr. Shane: 78 feet. 5825 Mr. Scruggs: I think fluted block with brick would be attractive. I also feel the mechanical units on the top of the building should be set back and kept very low. Mr. Kluver: I feel the units on top of the building should be very low profile also. Mr. Hand: What will the view be from the rear. Mr. Duggan: It will be as attractive as the front view. On a motion by Mr. Scruggs, seconded by Mrs. Wisler and unanimously adopted it was #6-126-75 RESOLVED that, pursuant to Section 18.57 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 75-6-8-11 submitted by Churchill's Gift and Jewelry Stores 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 construct a ,7ift and jewelry store on property located on the east side of Middlebelt south of St. Martins in the Southwest 1/4 of Section 1, be approved subject to the following conditions: (1) That Site Plan prepared by Max Sabaroff & Company, Inc. Sheet A-1, revised date 5/30/75, which is hereby approved shall be adhered to. (2) That Elevation Plan prepared by Max Sabaroff & Company Inc. , Sheet A-2 revised date 5/21/75, which is hereby approved shall be adhered to. (3) That any proposed signage, whether attached to the building or free-standing, shall be subject to approval by the Planning Commission prior to erection; and that the sign shown on the plan be removed. (4) That revised landscape plan be prepared and submitted to the Planning Commission within thirty days from the date of the approval. 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. The Chairman declared the motion carried and the foregoing resolution adopted. The Secretary announced the next item on the agenda, Petition 75-4-7-1 by the City Planning Commission pursuant to Act 285 of Michigan, 1931, as amended, to amend the Master Plan of the City of Livonia by adopting Part VII, the Future Land Use Plan. 5826 1[0 Mr. Shane: The Land Use Plan is not a zoning matter. It is just a guide to future land use. The map shows all of the land use for the City. The implementation of the Land Use Plan would come about by zoning decisions and by adoption and carrying out the purchase of the park lands. Sewers, water mains, etc. are laid out, as well as the regulation of buildings and rules and regulations for subdivisons. A number of steps have taken place prior to the drafting of the Master Use Plan. (1) Industrial Trend Study. (2) Multi-Family Housing Report (3) Official report study made of deterioration of buildings and so forth. (4) Studies were done by the staff. (5) Housing and commercial study made by outside sources. Mrs. Balkany: Read her ideas about Master Use Plan and alternate ideas. 19345 Auburndale On Seven Mile and Middlebelt there is a riber bank there why would you zone it commercial. Mr. Andrew: This Commission has inherited certain parcels of land zoned for certain uses. We try to discourage some that we feel are not aesthetic, however, we are not always successful. The area around the Bushel Stop is proposed to be medium density residential. Mrs. Balkany: How can we bring about the landscaping of the west bank of the river? Mr. Andrew: I would petition the City Council. There was no one else wishing to be on the Northeast quadrant or the Northwest quadrant. 5827 Patrick Donbecky: We live in the area of Plymouth and Newburgh and all you people want to put in this is factories. Mr. Andrew: We appreciate your comments and concern. We will incorporate your thoughts in the records. Mr. Hand: You will destroy your own area because you will each sell for the high dollar. You people will keep selling. It will not be destroyed by this City. It will be destroyed by your people in that area. S. Sykles: We like where we live and we will not sell out. 37975 Grantland Mr. Paff: We will probably have to sell one at a time if you continue with your zoning interest in this quadrant. We have a small nice subdivision and we will stay there. Mr. Pinto: This is not a zoning matter nor is it a zoning change. It is a Master Plan required to be adopted by a community. This is not a zoning plan. It effects no change in the land on Grantland or the land around it. It is just what the likely long range future use of the land might be. If you people never sell then nothing will ever change. This map does not make that street anything other than residenially zoned. We engaged a professional consultant and let us look at that land with their eyes, one mile wide by 6 miles long. There is a railraod track that bisects that area. Grantland is a street within walking distance of the railroad track. It is within walking distance of industrial plants and within a very busy intersection Plymouth Road, It is within 1 mile of the Jeffries Freeway. Looking in the distant future would it be totally illogical that with existing railroad, industry and expressway would it be reasonable to assume that this area would become Industrial some day? Mr. Paff: We want to be painted "yellow" so that we have a chance. We are landlocked. There was no one else wishing to be heard on the southwest quadrant. Ron Andrews: This area has a high residential density now. What you are planning to do with it now, I do not think is the best thing for this area. Mr. Andrew: What area do you have in mind? Mr. Andrews: The southern half of Section 36. Mr. Andrew: Give us your ideas. Mr. Andrews: The senior citizens project is planned for this area now. Several people are interested in ideas for developing that area. We have formed a committee of twelve people called the Joy Road Committee. We would be most interested in having Mr. Shane meet with us. 5828 Mr. Hand: Is this a formal land use description that you arrived at? Mr. Andrews: No, we have the unofficial opinirn that this is a high people area and we feel that this land could be put to better use. Mr. Hand: Can you put some of your views down on paper. Mr. Andrews: We would like to set down and discuss this with Mr. Shane and then perhaps we can put something down on paper for reflection. Mr. Hand: It is always a lot easier to establish some talk if you do have somewhat of an idea of what would be acceptable to you. Representative: Letter was read that supported the future land use plan. League of Women Voters There was no one else wishing to be heard and the Chairman closed the public hearing on this item. On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously adopted it was #6-127-75 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission of the City of Livonia, having duly held a public hearing on June 10, 1975 for the purpose of considering the adoption of Part VII of the Master Plan of the City of Livonia, entitled "Future Land Use Plan". AND, having given proper notice of such hearing as required by Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission does hereby adopt said "Future Land Use Plan"as part of the Master Plan of the City of Livonia, which "Future Land Use Plan", bearing date of May 15, 1975 is incorporated herein by reference. The same having been adopted by resolution of the City Planning Commission and further, resolved, that this "Future Land Use Plan" shall be filed with the City Council, City Clerk and the City Planning Commission and that a certified copy shall also be forwarded to the Register of Deeds for the County of Wayne for recording. On a motion duly made, seconded and unanimously adopted, the City Planning Commission adjourned its 296th Regular Meeting held on June 10, 1975, at 11:00 p.m. CITY PLANNING COMMISSION C-S111f� L ATTEST: os:ph J. gall , Secretary ‘-k- A4K7// Daniel R. Andrew, Chairman 3