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HomeMy WebLinkAboutPLANNING MINUTES 1976-03-02 6000 MINUTES OF THE 311th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA I On Tuesday, March 2, 1976, the City Planning Commission of the City of Livonia held its 311th Regular Meeting and Public Hearings in 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 8:02 p.m. with approximately 40 interested persons in the audience. Members Present: Daniel R. Andrew Francis M. Hand William Scruggs Joseph J. Falk Judith Scurto Charles Pinto Suzanne Wisler Esther Friedrichs Members Absent: Herman H. Kluver Messrs. John J. Nagy, Planning Director; Ralph H. Bakewell, Planner IV; H G Shane, Planner IV; and Robert M. Feinberg, Assistant City Attorney and David Stocker, Assistant City Attorney were also present. Mr. Andrew informed the audience that if a petition on this evening's agenda involves a question of rezoning or vacating, this Commission only makes recommendations to the City Council and the City Council after a public hearing makes the final determination as to whether a petition is approved or denied. If a petition for a waiver use request is denied, the petitioner has ten days in which to appeal the decision of the Commission to the City Council. Suzanne Wisler, Secretary, announced the first item on the agenda, Petition li: 73-8-1-31 (rehearing) by Ralph Horowitz and Samuel J. Horowitz to rezone property located at the southeast corner of Wayne Road and Plymouth Road in the Northwest 1/4 of Section 33, from C-1 to C-2. Mr. Nagy: There is a letter on file from the Division of Engineering which states there are no storm sewers readily available. Also an additional 27 ft. of right-of-way is required. Consumers Power states they have no objection. Ralph Horowitz: The restaurant on the site is now a legal non-conforming use. It is the desire of the petitioner to make improvements and an addition to the existing restaurant. Mr. Wade: I am against the C-2 rezoning request. 10983 Laurel There was no one else wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 73-8-1-31 closed. On a motion duly made by Mrs. Scurto, seconded by Mrs. Wisler and unanimously adopted, it was #3-26-761110 RESOLVED that, pursuant to a Public Hearing having been held on March 2, 1976 on Petition 73-8-1-31 as submitted by Ralph Horowitz t and Samuel J. Horowitz to rezone property located at the southeast corner of Wayne Road and Plymouth Road in the Northwest 1/4 of Section 33, from C-1 to C-2, the City Planning Commission does hereby recommend to the City Council that Petition 73-8-1-31 be approved for the following reasons: 1 6001 (1) The proposed change of zoning from C-1 to C-2 is logical IL extension of the larger C-2 commercial district presently established within the area. (2) The proposed change of zoning to the C-2 District is to have the zoning reflect the existing land use for the reason that already established on the property is a restaurant and restaurants are not permitted in a C-1 zone. (3) The proposed change of zoning to the C-2 commercial zoning classification is a reasonable extension of C-2 zoning for this area for the reason that due to the heavy commercial development of the area and the relationship of the area to the abutting mile roads of Plymouth and Wayne Roads, local commercial zoning of C-1 is inappropriate for this major intersection area. ' FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Observer-Eccentric, under date of February 12, 1976 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company and City Departments as listed in the Proof of Service. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adoptedt Mrs. Wisler, Secretary, announced the next item on the agenda, Petition 75-10-1-28 as amended, by Detroit Federal Savings & Loan Association to rezone i property located at the southeast corner of Orangelawn and Middlebelt Road in the Northwest 1/4 of Section 36, from P.L. to P.S. , C-1 and P. Mr. Nagy: There is a letter on file from Rev. Raft stating he is against the rezoning. The Engineering Department reports that the City should retain 60 ft. for conveyance to the Wayne County Road Commission. There is also a letter on file from the Fire Marshall and the Traffic Bureau of the Police Department. Harold Kane: A letter was read signed by members of the condominium 9925 Middlebelt which strongly states they are against the petition. The letter Rep, of Condo- pointed out the traffic situation, the loss of recreation area, minium Assoc. and the general negative feeling toward commercial. John Dinan: Detroit Federal Savings is contemplating the trade of the Barn Representing property for this present site. We anticipate a small group Petitioner of specialty shops and some P.S. offices similar to the ones at Merriman and Seven Mile. The bank would be on the corner of Orangelawn and Middlebelt. The first 225 ft. would be zoned P.S. , the additional 260 ft. would be zoned C-1 to allow for the mall complex, 160 ft. zoned "P", for parking. Mr. Scruggs: What is the status of the property now? 6002 3 Mr. Dinan: City of Livonia has traded for the property in question from the school board. An agreement has been entered into between the City and the bank. We are trading the Wilson Barn area. One of the conditions of the trade would be that the City allow the bank to construct this commercial complex in this proposed area. Mr. Hand: A petitioner files for zoning on Oct. 1, 1975. It is now March 2, 1976 and in the interest of salvaging the Wilson Barn and trying to arrive at a reasonable decision, nothing is happening. This petition belongs in frontof the Commission for immediate action. I do believe that the people that live in the area also deserve consideration and action. I am against a tabling resolution. Mrs. Friedrichs: We suggested an alternate plan at our last study meeting. I would like it presented at this time. Mr. Shane: It would be a combination of the bank taking up an acre of ground and the rest of the property to be taken up by a senior citizen project. We would suggest R-9-I which allows for four stories. Lee Eldred: We are in favor of the Senior Citizen development but who is going V.P. Save the to come up with the money? The Wilson Barn Committee would just Barn • like to see something get going. Mr. Dinan: We originally came in with a request for C-2. After a discussion with the City Council and the Wilson Barn Committee, we decided that we would come up with a more compatible arrangement. The C-2 was amended to P.S. and P. and the limited C-1. The Senior Citizen idea is wonderful but not practical. I do not know why the Senior Citizen project was mentioned at this juncture. Mr. Andrew: That is our function to have the Planning staff look at all the land use alternatives to determine the best land use for the area. Mrs. Friedrichs: I am against commercial use for that area. Mr. Andrew: I am against another commercial area when that area is so saturated now. The Planning staff has suggested three alternatives for this area. I think we should look at all three of these possibilities. Mr. Falk: What was the original use that was requested? Mr. Dinan: We requested a C-2 originally. What we propose here will not bring that much traffic. It will be specialty shops to service the neighborhood. Mr. Falk: It is my understanding that you have entered into an agreement with the City already? Mr. Dinan: That is right. There is an executed agreement on record already. Mr. Pinto: When you use the word "executed" could you explain that further? Is that subject to your client being able to obtain the zoning requested? Mr. Dinan: Yes, that is right. 6003 Mr. Pinto: I am unaware of such an executed agreement contemplating the change of property between the bank and the City. Mrs. Wisler: We have not been informed formally about any decisions that you have indicated. Mr. Dinan: The broad C-2 was abandoned. Mr. Nagy: The Agreement was drafted by the bank and submitted to the City Law Department. City departments were asked to comment on the draft. To my knowledge there is no document that has been signed.. It was the draft agreement that lead to the discussions between the Mayor, City Council and various City Departments. Mr. Pinto: We have before us a zoning petition and that is what we should vote on. Joe Getz: We are against any commercial development in that area. Ms. Stamelos: I would like to clarify that the Barn is not falling apart. 9368 The Barn Committee is partly to fault for the delay that exists. Henry Binder: I represent the Association in my subdivision. We are in favor 9207 Inkster of saving the Barn. Mr. Judge: Has a traffic study been made at this corner? 11011 Karen Mr. Andrew: Not to my knowledge other than the comments for the traffic bureau of the Police Department. Mr. Getz: If the Planning Commission will look at the presentation they will see that there are 210 parking spaces in this complex. How many times do you have to turn over those spaces? Let us not kid ourselves about the traffic this complex will generate. Mr. Scruggs: Mr. Dinan, would your group be willing to look at what the Commission would contemplate for this area or do you want just a yes or no answer. Mr. Dinan: Just a yes or no answer. It was suggested that the studies made by the Planning Commission relative to this property also be included and forwarded to the City Council. • • There was no one else present wishing to be heard on this item and Mr. Andrew, Chairman, declared the public hearing on Petition 75-10-1-28 closed. On a motion duly made by Mr. Hand, seconded by Mrs. Friedrichs and unanimously adopted, it was 110 #3-28-76 RESOLVED that, pursuant to• a public hearing having been held on March 2, 1976 on Petition 75-10-1-28, as amended, by Detroit Federal Savings & Loan Association to rezone property located at the southwest • corner of Orangelawn and Mid,3lebelt Road in the Northwest 1/4 of Section 36, from P.L. to P.S. , C-1 a:td P. , the City Planning Commission does hereby recommend to the City Council that Petition 75-10-1-28 be denied for the following r'easons: 6004 (1) The proposed change of zoning would provide for a commercial land use that would be detrimental to the abutting residential uses of the area by reason of the incompatibility of use between t residential and general commercial. (2) The proposed change of zoning would diminish the continued resi- dential use and enjoyment of the area as the neighborhood is already overburdened with the nuisances that are associated with high intensity commercial development. This new commercial zone proposed for the east side of Middlebelt Road would only compound this problem. (3) There is no need for additional commercial zoning in this general area as vacant commercially zoned land and vacant commercial buildings are available along both Middlebelt Road and Plymouth Road located to the north. (4) The increased traffic that would be generated by the proposed development along with the turning movements occurring within the Middlebelt Road right-of-way and traffic entering and leaving the site, would create a traffic hazard or hazards as set forth in the report of the Traffic Bureau of the Police Department. • FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Observer-Eccentric, under date of February 12, 1976 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. 4 Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. The Secretary announced the third item on the agenda, Petition 76-1-1-1 by Ruben Mardiros to rezone property located north of Schoolcraft Road, west of Berwick Avenue in the Southeast 1/4 of Section 22, from RUF to R-1-B. Ron Mardiros: The purpose of the rezoning to R-1-B is to build a one family residence. Mr. Kerogosean: What kind of a home is going to be built there? 13929 Berwick Mr. Mardiros: Single family residence. There was no one else present wishing to be heard on this item and the Chairman declared the public hearing on Petition 76-1-1-1 closed. On a motion by Mr. Falk, seconded by Mrs. Wisler and unanimously adopted, it was #-28-76 RESOLVED that pursuant to a Public Hearing having been held on March 2, 10 1976 on Petition 76-1-1-1 as submitted by Ruben Mardiros to rezone property located north of Schoolcraft Road, west of Berwick Avenue in the Southeast 1/4 of Section 22, from RUF to R-1-B, the City Planning Commission does hereby recommend to the City Council that Petition 76-1-1-1 be approved for the following reasons: 6005 (1) The proposed change of zoning from the RUF classification to that of the R-1-B is to remove a spot zone of RUFB within a larger and established residential area all zoned and platted in conformance with the R-1B classification. (2) The proposed change of zoning is of a housekeeping nature so as to have the remanent portion of an RUF District removed and establish a uniform R-1B classification for this area, and further the City Planning Commission has determined to consider pursuant to its own motion the question of rezoning the balance of the RUF zone to that of the R-1B classification. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Observer-Eccentric, under date of February 12, 1976 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Consumers Power Company, Michigan Bell Telephone Company and City Departments as listed in the Proof of Service. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Wisler, Secretary, announced the next item on the agenda, Petition 76-1-1-2 as submitted by Paul J. Mehl & Gloria A. Shea to rezone property located on the north side of Schoolcraft Road, west of Stark Road • in the Southeast 1/4 of Section 21, from R-2 to P.S. The Chairman abstained from any discussion on this petition and passed the gavel to the Vice-Chairman. Mr. Nagy: There is a letter from the Engineering Divison advising there are no storm sewers. Consumers Power state they have no objections. Mr. Mehl: We have been unable to dispose of the property since the rezoning of the property at Stark Road and Schoolcraft. It is my experience that this piece of property is not conducive to single family dwelling. We propose to use the present house on the site for use as a P.S. use. Mr. Scruggs: Is it presently used as a residence? Mr. Mehl: No, it is not. Mr. Scruggs: What is the intended use for the house? Mr. Mehl: A Manufacturer's Representative who is presently located in Southfield. Mrs. Scurto: Could this structure be used with a waiver use rather than a rezoning? Mr. Nagy: No, the office use could not be permitted by Waiver Use approval. William Fan: I am against the rezoning. 110 34068 School- craft There was no one else present wishing to be heard on this item and the Acting Chairman declared the public hearing on Petition 76-1-1-2 closed. • 6006 On a motion duly made by Mr. Hand and seconded by Mrs. Scurto and adopted, it was #3-29-76 RESOLVED that, pursuant to a Public Hearing having been held on March 2, 1976 on Petition 76-1-1-2 as submitted by Paul J. Mehl and Gloria A. Shea to rezone property located on the north side of Schoolcraft Road, west of Stark Road in the Southeast 1/4 of Section 21, from R-2 to P.S. , the City Planning Commission does hereby recommend to the City Council that Petition 76-1-1-2 be denied for the following reasons: (1) The proposed change of zoning is inconsistent with the future land use recommendations as based upon the adopted Future Land Use Plan. (2) The proposed change of zoning and the conversion of the residential property to that of office use would be detrimental to the abutting residential area as it would tend to encourage the further conversion of residentially zoned and developed land to that of office. (3) The proposed change of zoning to office is premature at this time due to the fact that there are lands already zoned, vacant and available for office development to the east of this area • under petition which should be developed first before encroach- ing into developed residential neighborhoods. (4) The proposed change of zoning would adversely affect the resi- dential area by the intrusion of office useage along this area as the slow attrition of residential lands to office zoning would affect the long term stability of the remaining residential areas. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Observer-Eccentric, under date of February 12, 1976 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, Scruggs, Pinto, Scurto, Wisler, Hand, Falk NAYS: None ABSTAIN: Andrew ABSENT: Kluver The Chairman declared the motion is carried and the foregoing resolution adopted. The gavel was passed from the Vice-Chairman back to the Chairman, Mr. Andrew, at this time. Mrs. Wisler, Secretary, announced the fifth item on the agenda, Petition 76-1-1-3 by Frank Wenderski to rezone property located on the west side of Stark Road between Capitol and Beacon in the South 1/2 of Section 28, from R-5 to R-6. • 6007 Mr. Nagy: A letter is on file from the Tri-Sub Civic Association which thanks us for notifying them of the Public Hearing. Mr. Wenderski: We want to build a duplex on the property. Mr. Andrew: How long have you owned the property? Mr. Wenderski: Two months. Mr. Andrew: Then you would know that you cannot build a duplex in a single family area. Mr. Wenderski: Yes. Mr. Scruggs: What kind of duplex do you intend? Mr. Wenderski: A family ranch style, full basement 860 sq, ft. , fireplace and brick all around. Mr. Falk: Will you use this for your use or for income? Mr. Wenderski: Income property.. Ralph tarnan: I am from the Tri Sub Civic Association and we are against the 1160 Boston two family home. Deed restrictions limit the use of all lots Post to single family detached housing. 4 Harold Smith: I am against the rezoning. 34401 Capital Pat Pasanen: I am against the rezoning. 12068 Stark Mr. Andrew: How many persons who are in the audience would1by a show of hand, indicate if they are against this rezoning. There were about 25 persons in the audience who had attended the Public Hearing and were against the rezoning. Mr. Andrew, Chairman declared the public hearing on Petition 76-1-1-3 closed. On a motion duly made by Mr. Hand, seconded by Mr. Falk and adopted, it was #3-30-76 RESOLVED that, pursuant to a public hearing having been held on March 2, 1976 on Petition 76-1-1-3 as submitted by Frank Wenderski to rezone property located on the west side of Stark Road between Capitol and Beacon in the South 1/2 of Section 28, from R-5 to R-6 the City Planning Commission does hereby recommend to the City Council that Petition 76-1-1-3 be denied for the following reasons: (1) The proposed change of zoning of this one lot of record from its existing single-family residential classification to that of the two-family will provide for housing that would IL be out of character with the established single-family development of the area. 6008 IL , (2) The proposed change of zoning to the two-family classification w111 provide for a two-family home within a neighborhood that was planned and developed all for single-family, detached housing, therefore, two-family housing is inconsistent with the neighboring residential housing pattern. (3) The introduction of a two-family zone for one lot of record within a significantly larger R-5 Zoning District is piece- meal or spot zoning for the reason that the subject site is both physically small and proposes a use unrelated to any other existing use of similar character. (4) The proposed change of zoning located within the interior of a residential district and residential neighborhood cannot be considered a transitional use or buffer use as the subject parcel is surrounded on all sides by an R-5, single-family zoning district. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Observer-Eccentric, under date of February 12, 1976 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Rail- way Company, Michigan Bell Telephone Company, Consumers Power ' Company and City Departments as listed in the Proof of Service. IL A roll call vote on the foregoing resolution resulted in the following: AYES: Scruggs, Pinto, Wisler, Hand, Falk, Andrew NAYS: Friedrichs, Scurto ABSENT: Kluver The Chairman declared the motion carried and the foregoing resolution adopted. Mrs. Wisler, Secretary, announced the sixth item on the agenda, Petition 76-2-1-4 bf Vacri Land Development Company to rezone property located at the northwest corner of Farmington and Six Mile Roads in the Southeast 1/4 of Section 9, from P.L. to R-3. There was no one wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 76-2-1-4 closed. On a motion duly made by Mr. Falk, seconded by.Mr. Scruggs and unanimously adopted, it was #3-31-76 RESOLVED that, pursuant to a public hearing having been held on March 2,1976 on Petition 76-2-1-4 as submitted by Vacri Land Development Company to rezone property located at the northwest corner of Farmington and Six Mile Roads in the Southeast 1/4 of Section 9, from P.L. to R-3, the City Planning Commission does hereby recommend to the City Council that Petition 76-2-1-4 be approved for the following reasons: (1) The proposed change of zoning has been necessitated by the fact that the subject parcel is no longer under public owner- . 3 ship but has been acquired by private interests. 6009 (2) The proposed change of zoning from the P.L. classification IL to R-3 is a logical extension of the abutting residential zoning district. (3) The proposed change of zoning to the R-3 classification will provide for a land use and lot size pattern consistent with that of the abutting and developed residential areas. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Observer-Eccentric, under date of February 12, 1976 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Rail- way Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. • Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Wisler, Secretary, announced the next item on the agenda, Petition 76-2-2-2 by Robert L. Allison requesting waiver use approval to use an existing building located in a Professional Service Zoning District at the northwest corner of Fairfield Avenue and Five Mile Road in the Southwest 1/4 of Section 15, for general offices. Mr. Alkison: We would like the waiver use to be able to use these facilities for general offices. IL There was no one else present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 76-2-2-2 closed. On a motion duly made by Mr. Hand, seconded by Mr. Scruggs and unanimously adopted, it was #3-32-76 RESOLVED that, pursuant to a Public Hearing having been held on March 2, 1976 on Petition 76-2-2-2 as submitted by Robert L. Allison requesting waiver use approval to use an existing building located in a Professional Service Zoning District at the northwest corner of Fairfield Avenue and Five Mile Road, in the Southwest 1/4 of Section 15, for general offices, the City Planning Commission does hereby recommend to the City Council that Petition 76-2-2-2 be approved for the following reasons: (1) The proposed use complies with Section 9.03 of Zoning Ordinance #543, as amended. (2) The proposed use will not Ike detrimental to the site or abutting neighboring area for the reasons that the intended uses will all be accommodated within a site and building that has been fully developed consistent with both the P.S. District regulations and the Civic Center Vicinity Control Ordinance. (3) The proposed use does not propose any changes in the site development or building that would cause any adverse affects [ ' upon the neighboring and established uses of the area. 6010 FURTHER RESOLVED that, notice of the above Public Hearing was sent to property owners within 500 feet, petitioner and City Departments r as listed in the Proof of Service. Mr. Andrew, Chairman, declared the motion carried and the foregoing resolution adopted. Mrs. Wisler, Secretary, announced the next item on the agenda is a request for approval of a revised Preliminary Plat for Hillbrook Estates Sub- division proposed to be located east of Merriman Road, south of Seven Mile Road, in the northwest 1/4 of Section 11. Mr. Brad: What are the exact changes from when the plan was presented on 18500 Merriman January 26th? Mr. Bakewell: Two lots were ruled unbuildable by the Department of Natural Resources. By changing the radius of the street, the Department of Natural Resources decrees they are buildable. Mr. Brad: Why the 80 ft. lots? We own lots and they are on 90 ft. lots. Mr. Hand: I feel 80 ft. R-3 development is fine. I do not feel this is undesirable. Mike Bodett: Stated that he was not notified of this public hearing. Lot 35% 1[0 Resident: What do the police say about this area? 18423 Bainbridge Mr, Andrew: They state they have no objection to the plat. 4 There was no one else present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on this request closed. On a motion duly made by Mrs. Friedrichs, seconded by Mr. Scruggs and unanimously adopted, it was #3-33-76 RESOLVED that, pursuant to a public hearing having been held on March 2, 1976, the City Planning Commission does hereby recommend to the City Council that the Preliminary Plat for Hillbrook Estates Subdivision proposed to be located east of Merriman Road, south of Seven Mile Road, in the Northwest 1/4 of Section 11, be approved for the following reasons: (1) The Preliminary Plat fully complies with the R-3 Zoning District regulations which the land is zoned as well as the Subdivision Rules and Regulations of the City of Livonia. (2) All correspondence from City Departments recommends approval. (3) The proposed Preliminary Plat will not adversely affect the Tarabusi flood plain as the lot sizes have been substantially increased over and above the minimum Zoning Ordinance require- ments so as to provide sufficient buildable areas well above the high water level of record to protect home sites from potential flooding and preserve the capacity of the Tarabusi Flood Plain as same has been approved by the Hydrological Survey Division of the Department of Natural Resources, State Cf Michigan. 6011 FURTHER RESOLVED that, notice of the above hearing was sent to the abutting property owners, proprietor, City Departments as listed, in the Proof of Service and copies of the plat together with notice have been sent to the Building Department, Superin- tendent of Schools, Fire Department, Police Department and Parks and Recreation Department. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Wisler announced the next item on the agenda, Petition 76-2-2-3 by Corvo Iron Works, Inc. , requesting waiver use approval to construct an addition to existing building located on the south side of Eight Mile Road, east of Purlingbrook in the Northeast 1/4 of Section 2, for a steel fabrication operation. Mr. Nagy: There is a letter on file from the Engineering Division. There was no one else present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 76-2-2-3 closed. On a motion duly made by Mr. Hand and seconded by Mr. Scruggs and unanimously adopted, it was #3-34-76 RESOLVED that, pursuant to a Public Hearing having been held on March 2, 1976 on Petition 76-2-2-3 by Corvo Iron Works, Inc. , requesting waiver use approval to construct an addition to existing building located on the south side of Eight Mile Road, east of Purlingbrook in the Northeast 1/4 of Section 2, for a steel fabrication operation, the City Planning Commission does hereby recommend to the City Council that Petition 76-2-2-3 be approved subject to the following conditions: (1) that Site Plan #S-1, dated 1/16/76, which is hereby approved, shall be adhered to; and (2) that Building Elevation Plan dated 2/13/76, which is hereby approved, shall be adhered to for the following reasons: (I) The proposed expansion of waiver use will not adversely affect the abutting area as with the building expansion, the outdoor storage and limited fabrication of steel will now be housed within the building. (2) With the indoor storage of steel and related steel fabrication the general appearance of the site will be substantially improved. (3) The Industrial Development Coordinator recommends approval. (4) The Zoning Board of Appeals has allowed the encroachment of the proposed building addition into the otherwise required rear yard by a distance not to exceed 35 feet. 6012 FURTHER RESOLVED that, notice of the above Public Hearing was sent to property owners within 500 feet, petitioner and 1[40 City Departments as listed in the Proof of Service. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Wisler, announced the next item on the agenda, approval of the minutes of the Planning Commission's 309th Regular Meeting and Public Hearings held by the City Planning Commission orn February 3, 1976. On a motion duly made by Mr. Hand, seconded by Mr. Scruggs and unanimously adopted, it was #3-35-76 RESOLVED that, the minutes of the 309th Regular Meeting and Public Hearing held by the City Planning Commission on February 3, 1976 are approved. Mr. Andrew, Chairman, declared the motion carried and the foregoing resolution adopted. Mrs. Wisler, announced the next item on the agenda, approval of the minutes of the 310th Regular Meeting held by the City Planning Commission on February 17, 1976. • On a motion duly made by Mr. Hand, seconded by Mr. Pinto and adopted, it was #3-36-76 RESOLVED that, the minutes of the 310th Regular Meeting held by the City Planning Commission on February 17, 1976 are approved. A roll calli.ote on the foregoing resolution resulted in the following: AYES: Friedrichs, Scruggs, Pinto, Scurto, Wisler, Hand, Andrew NAYS: None ABSTAIN: Falk ABSENT: Kluver The Chairman declared the motion is carried and the foregoing resolution adopted. Mrs. Wisler announced the next item on the agenda, request for approval of Sign Design Plan submitted pursuant to the Planning Commission's resolution approving Petition 72-7-8-12 by James P. Lawson requesting approval of all plans required by Section 18.47 of Ordinance #543, as amended by Ordinance #990, in connection with a proposal to construct an enclosed facility on the east side of Newburgh Road, north of Six Mile Road in Section 8. On a motion by Mr. Hand, seconded by Mr. Pinto and unanimously adopted, it was #3-37-76 RESOLVED that, the City Planning Commission does hereby approve the sign Design Plan submitted pursuant to•the Planning Commission's resolution approving Petition 72-7-8-12 by James P. Lawson requesting i approval of all plans required by Section 18.47 of Ordinance #543, as amended by Ordinance #990, in connection with a proposal to construct an enclosed tennis facility on the east side of Newburgh Road, north of Six Mile Road in Section 8, subject to the following conditions: 6013 (1) that the Sign Plan dated February 25, 1976, prepared by 1[0.0 Walker Sign Company, which is hereby approved, shall be adhered to; (2) that the sign location shall be 15 feet east of the west property line and 95 feet south of the southern edge of the existing driveway; (3) that the owner shall landscape the sign base with low growing creeping junipers, or equal, to the satisfaction of the Planning staff; and (4) replace the dead evergreens on the premises The Chairman declared the motion carried and the foregoing resolution adopted. Mrs. Wisler, announced the next item on the agenda, Petition 76-2-8-3P by Fred J. Armour 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 construct an addition to an existing clinic located on the east side of Middlebelt Road between Westfield and Minton in Section 36. On a motion duly made by Mr. Hand, seconded by Mr. Scruggs and unanimously adopted, it was' #3-38-76 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 76-2-8-3P by Fred J. Armour 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 construct an addition to an existing clinic located on the east side of Middle- belt Road between Westfield and Minton in Section 36, subject to the following conditions: (1) that Site Plan #75D477, Sheet 1, dated 10/29/75, prepared by Affiliated Engineers, Inc. , which is Hereby approved, shall be adhered to; (2) that Landscape Plan #75D477, Sheet lA, dated 10/29/75, prepared by Affiliated Engineers, Inc. , which is hereby approved, shall be adhered to; (3) that Building Elevation drawings 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 on the site before issuance of a Certificate of Occupancy for the addition; and (5) that a no-left-turn sign shall be installed at the Westfield Avenue egress drive. The Chairman declared the motion carried and the foregoing resolution adopted. • 6014 1[10 Mrs. Wisler announced the next item on the agenda is a motion by the City Planning Commission pursuant to Section 23.01(b) of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended, to hold a public hearing to determine whether or not to rezone property located north of Schoolcraft Road, west of Berwick Avenue in the Southeast 1/4 of Section 22, from RUF to R-1B. On a motion duly made by Mr. Scruggs, seconded by Mrs. Friedrichs and unanimously adopted, it was #3-39-76 RESOLVED that, pursuant to Section 23.01(b) 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 to determine whether or -not to rezone property located north of Schoolcraft Road, west of Berwick Avenue in the Southeast 1/4 of Section 22, from RUF to R-1B. AND THAT, notice of such hearing shall be given as provided in Section 23.05 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended, and that thereafter there shall be a report and recommendation submitted to the City Council. The Chairman, Mr. Andrew, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 311th Regular Meeting and Public Hearings conducted by the City Planning Commission on March 2, 1976 was adjourned at 10:57 p.m. CITY PLANNING COMMISSION %..2V Suz a Wisler, Secretary ATTESTED: Daniel R. Andrew, Chairman s3/19/76