HomeMy WebLinkAboutPLANNING MINUTES 1977-08-16 MINUTES OF THE 339th REGULAR MEETING
AND PUBLIC HEARINGS HELD BY THE CITY
PLANNING COMMISSION OF THE CITY OF
IL
LIVONIA
On Tuesday, August 16, 1977, the City Planning Commission of the City of Livonia
held its 339th Regular Meeting and Public Hearings in the Livonia City Hall,
33001 Five Mile Road, Livonia, Michigan.
Mr. Daniel R. Andrew, Chairman, called the Regular Meeting and Public Hearings
to order at 8:09 p.m. , with approximately 80 interested citizens in the audience.
MEMBERS PRESENT: Daniel R. Andrew Lee R. Morrow William DuBose
Judith Scurto Joseph Falk Suzanne Wisler
*Esther Friedrichs Jerome Zimmer
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MEMBERS ABSENT: Herman Kluver (vacation)
Messrs. John J. Nagy, City Planning Director; H G Shane, Assistant City Planning
Director; Ralph H. Bakewell, Planner IV; and Robert M. Feinberg, Assistant City
Attorney were also present.
Mr. Andrew then informed the audience that if a petition on tonight's agenda
involves either a rezoning request or a request for the vacating of an easement
this Commission will only make a recommendation to the City Council. In the case
of a rezoning request, the City Council will hold their own Public Hearing; however,
in the case of vacating an easement, there will be no Public Hearing conducted by
the City Council. If a petition involves a waiver use approval and is denied, the
petitioner has ten days in which to appeal the decision. Otherwise, the petition
is terminated.
Mr. Andrew then announced that Mrs. Scurto will be Acting Secretary for tonight's
meeting due to the fact that Mrs. Freidrichs will be leaving the meeting early.
Mrs. Scurto, Acting Secretary, announced the first item on the agenda is Petition
77-6-1-21 by Bra-Con Industries, Inc. , to rezone property located on the
east side of Newburgh Road between Plymouth and Amrhein Roads in the
Southwest 1/4 of Section 29, from R-1 to M-1.
Mr. Andrew: Mr. Shane, is there any correspondence in the file regarding this
petition?
Mr. Shane: Yes, we have a letter from the Engineering Division indicating no
problems with this proposal. Also, a letter from the Industrial
Development Department, advising concurrence with proposal, allowing
construction of additional buildings for storage purposes. Feel
that there is no parcel remaining in this area that would be
developed as "Residential" , but am also aware that property definitely
needs landscaping, . . .etc. , signed Dan Gilmartin.
Mr. Andrew: Is the petitioner present?
IL R.Considine: Yes, I am the President of Bra-Con Industries, and we have been
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26268 Ivanhoe located here since around 1967 or '68. We were the first industrial
Detroit complex in this area. Naturally, by starting with a small shop,
we have grown by leaps and bounds. But now we feel we are restricted -
no place to go. We realize that we have violated City ordinances
many times by storing materials outside, but that is why we want the
property in the rear rezoned to manufacturing. We have tried to
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eliminate some problems by buying the home here; trying to alleviate
anything that might stand in the way of future growth. The only
thing we are trying to do as a growing corporation is abide by
Council and City Ordinances as they run up and down Newburgh Road.
Most other complexes in the area have got back yard storage space.
Our back yard faces Newburgh Road - a main artery. I know it must
be an eyesore to travelling traffic. We are trying to do something so
that you will allow us to build - that is our hope. We have some
trees and shrubs ordered to form a barrier. We are in the same
position as many other companies have been before - that is growth.
If we are stymied in our growth, Livonia will die. We employ a lot of
people. We feel there may be one area of conflict, that is across
Newburgh Road, and possibly south of us; but we feel we can come to
some agreement with the residents there without too much difficulty.
Mr. Andrew: If this rezoning should be accomplished, would you remove the house
from Lot #15?
Mr. Considine: Removing the home at this point would depend on what the Council or
Zoning Board of Appeals wants us to do, and what we could build in its
place. Would not tear down the home if it is not beneficial. But we
would rather put something else in its place.
Mr. Andrew: You indicate that you would accommodate an additional outside storage
building with appropriate landscaping. Would not a building expansion
encroach on adjacent property?
• Mr. Considine: Definitely need building space to take care of additional storage.
Very difficult to run a business without storage space. Need a
building to contain extra materials. Don't know where to go.
T.' 1:i.ng the City of Livonia and the citizens to help us out.
Mr. Andrew: Do your employees use Woodview Drive, which is presently just
a paper street, as a means of ingress and egress?
Mr. Considine: That's one of the reasons why we bought this property - because of the
front and back entrances. We have black-topped the City property. We
have taken care of the property, but we know it is a City street.
Mr. Andrew: Mr. Considine, how many shifts do you have?
Mr. Considine: Two.
Mr. Andrew: What about hours?
Mr. Considine: We have two 10 hour shifts, eight months of the year.
Mr. Andrew: Any questions from the Commission?
Mr. Falk: There is one thing that is not clear to me. You say you want to
beautify the area, landscape it. But you also talk about leaving
the house stay up as it is. Just a little stucco building does not
really enhance the area. My vote on this will depend on whether or
not that building will come down.
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Mr. Considine: I have no intention of taking down that home as long as it is re-
' quired there. The piece of property that I am basically concerned with
is the other two lots.
Mr. Falk: The whole thing, not just part of it, is involved in the rezoning.
Mr. Considine: I would rather not tear that home down. Can't build anything on
that property any way. We have no problems with renting it. Have
no intentions of tearing it down.
Mr. Andrew: You couldn't build on it anyway unless you had some variance from
the Zoning Board of Appeals.
Mr. Considine: The two lots south of Woodview are what we are primarily concerned
with here. Certainly can't leave the road in the middle and not have
the whole thing rezoned. Am very willing to pay additional taxes,
which certainly will happen if it is rezoned.
Mr. Andrew: Any more questions from the Commission?
Mrs. Wisler: Would it be your intention to request the City to vacate Woodview
Road?
Mr. Considine: Yes, that would be our next petition. Have to do it in steps. Do
want to vacate Woodview Road. It is of no use to the City. We have
1110 black topped it at our own expense. We have asked the City not to
maintain it, and will ask for it to be vacated.
Mrs. Wisler: Do you own any other lots besides these three?
Mr. Considine: Yes, we own the moving company.
Mr. Andrew: This Commission is not concerned with any other property this man
owns other than what is shown here. Are there any other questions
from the Commission?
Mr. Shane: The file indicates a petition has been presented with 16 signatures
on it indicating strong opposition to this rezoning request.
Mr. Andrew: Are all the signatures from people living on Newburgh Road, and on
which side of the street?
Mr. Shane: They are mixed, addresses with even numbers as well as odd numbers.
Mrs. Wisler: Concerning the development of this property, would a fence be
required along any property that abuts residential property?
Mr. Shane: No.
Mr. Andrew: How close to the road could the property owner, Bra-Con Industries,
erect a fence if they so wish.
Mr. Shane: Actually, that depends upon the use of the property. But the normal
1i set-back from the front of his property would probably be about 100 ft.
for outside storage.
Mr. Andrew: So, the mere rezoning of Lots #15, 16 and 17 would not require the
petitioner to erect any fence under the ordinance?
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Mr. Shane: Right.
Mr. Andrew: Is there anyone in the audience wishing to speak either for or against
this petition?
August Howell: We live on Lot #18 right next to his factory, and it seems he keeps
11970 Newburgh adding on and adding on, right up to our back door. Now he wants
more room for outside storage.
Mr. Andrew: You have a house on Newburgh Road?
Mr. Howell: Yes, we signed the petition and live right on Newburgh. Why can't
he keep his storage inside. There are ugly barrels right next to me.
I certainly don't like a factory so close.
Mr. Andrew: Would you object to this rezoning if there were to be no future
building taking place?
Mr. Howell: I guess it would be alright if I couldn't see it.
Mr. Andrew: What about some landscaping and shrubs around the building?
Mr. Howell: Well, I suppose if he kept it clean.
Mrs. Scurto: Mr. Howell, would you be happy if there were some good cleaning up
done here, and Mr.. Considine put in some trees and berms so that you
would not have to see his building?
Mr. Howell: You know, he also does sand blasting on the outside of his building.
We have lived here for 31 years and we sure don't like that factory
there.
Mrs. Howell: I have a letter here from the Mayor, which I would like to read at
this time.
Mr. Andrew: In defense of Mr. Considine, I would like to say that when Mr.
Considine bought that property he was aware of the City forming
this particular Industrial Belt - one mile wide and six miles long.
Unfortunately, some of this property was adjacent to residential
property. There really is nothing we can do to resolve the problem
as it now exists.
Mr. Howell: I think he should sell out and look elsewhere. He is practically
on top of us. This certainly has lowered the value of our property.
Mr. Andrew: This Commission has nothing to do with any building construction
which maybe allowed under this particular petition. Our duty here is
to determine whether or not the land is to be zoned from residential to
manufacturing use. Any industrial buildings -constructed on this
property will be determined by the Zoning Board of Appeals if this
petition is approved.
Mr. Howell: Since 1934 when I bought my property, Woodview Road has been.a dead-end
street. Certainly would appreciate if you could see what he,aoing to
us.
Mr. Andrew: Appreciate your comments, Mr. Howell. Is there anyone else wishing
to speak on this petition?
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Gloria Williams: I feel that this might be the start of spot zoning in this
11910 Newburgh area. If this property is rezoned, it might just be easier to
start rezoning it further, right down to my lot - No. 22 - so that all
the land could be sold to industry. Don't want to be forced out
of my home just because industry wants to expand, and I certainly
wouldn't want a factory right next to me like the Howells. Am
opposed to this rezoning.
There was no one wishing to speak further on this petition, Mr. Andrew declared
the Public Hearing on Petition 77-6-1-21 closed.
On a motion duly made by Mr. DuBose, seconded by Mrs. Scurto and adopted, it was
#8-167-77 RESOLVED that, pursuant to a Public Hearing having been held on August 16,
1977 on Petition 77-6-1-21 as submitted by Bra-Con Industries, Inc. , to
rezone property located on the east side of Newburgh Road between Plymouth
and Amrhein Roads in the Southwest 1/4 of Section 29, from R-1 to M-1,
the City Planning Commission does hereby recommend to the City Council
that. Petition 77-6-1-21 be approved for the following reasons:
(1) It is a logical and minor extension of the light manufacturing
classification.
(2) It will provide for uses already established in the abutting area.
IL (3) It is consistent with the Future Land Use Plan.
(4) The industrial Development Coordinator supports the change of
zoning.
FURTHER RESOLVED that, notice of the above Public Hearing was published
in the official newspaper, the Livonia Observer, under date of 7/28/77,
and that 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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: DuBose, Scurto, Morrow, Wisler, Andrew
NAYS: Zimmer, Falk
ABSENT: Kluver, Friedrichs
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
*Mrs. Friedrichs left the meeting at 8:45 p.m.
Mrs. Scurto announced the next item on the agenda Petition 77-7-1-22 by Noble Bates
to rezone property located at the southeast corner of Ann Arbor Trail
and Newburgh Road in the Northwest 1/4 of Section 32, from C-1 to C-2.
IL Mr. Andrew: Mr. Nagy, any correspondence in the file regarding the petition?
Mr. Nagy: Yes, we have a letter dated August 16, 1977 from Angelo Rousseau,
36905 Ann Arbor Trail, strongly opposed to the petition. Also,
a letter from Engineering dated July 25, 1977 concerning widening of
Newburgh Road and Ann Arbor Trail.
Mr. Andrew: Is the petitioner present?
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Noble Bates: I have made an offer to the Boron Oil people to purchase this
39500 W.Warren property contingent upon my being able to obtain rezoning in order
Canton,Mi to build. The building is already set back from Newburgh Road,
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and there is plenty of land left to widen Newburgh. I am not talking
about a big restaurant serving 80 to 150 people. Don't want that
kind of a business. Just talking about a hamburger place. Wouldn't
need too much space, room for 15 to 20 cars would be- enough.
Mr. Andrew: Would this operation be similar to that on the corner of Five Mile
and Farmington?
Mr. Bates: Pretty much the same.
Mr. Andrew: How long would it be open?
Mr. Bates: I would probably have two shifts, not certain about three.
Mr. Andrew: When would that decision be made?
Mr. Bates: Could be made right now, if you want.
Mr. Andrew: Think about it until the next item.
Mr. Bates: No money to be made on a midnight shift. Working men live in that
area. Would have to open before 6:30 a.m.
Mr. Andrew:
Mr. Nagy, have all road right of ways been obtained?
Mr. Nagy: It appears from Engineering that they have not been. The site plan
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also indicates Ann Arbor Trail as having a right-of-way width of
only 66 feet.
Mr. Andrew: It is my understanding that the City of Livonia is taking bids for
a resurfacing treatment of Ann Arbor Trail from Haggerty Road to
Farmington Road, Is that correct?
Mr. Nagy: Yes, that is part of the 1977 Road Improvement Project.
Mr. Andrew: What kind of distance is involved at an intersection- 200' , 100' , 400'
for an intersection?
Mr. Nagy: In this particular case, I don't know the exact dimensions, but as I
read the Engineering Report, it appears that both Newburgh Road and
Ann Arbor Trail will benefit by the intersection program, both roads
being involved. Wou%d estimate that the length of improvement along
Newburgh Road would/approximately 200 feet and then taper down to the
existing two lane pavement.
Mr. Andrew: If this rezoning is accomplished, when would the initial remodeling
program begin?
1 Mr. Bates: Immediately, I would like to get started before the bad weather.
Mr. Andrew: I doubt that.
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Mr. Nagy: Engineering Division indicates that Ann Arbor Trail will be
resurfaced - existing road will be paved. Newburgh Road is
completely under City control, and that program appears to be
delayed. Engineering merely advised that they see no problems
connected with proposal, other than the widening of these two roads.
Mr. Andrew: Any comments or questions from the Commission?
Mr. Zimmer: Mr. Nagy, you say Engineering advises that their plans indicate
that both roads will be widened this year?
Mr. Andrew: An intersection betterment program in this area will be undertaken.
Mr. Nagy: Newburgh Road is to be widened and reconstructed. Ann Arbor Trail
will be resurfaced the entire length of the City. Also an intersection
betterment project will be undertaken at the corner of Newburgh and
Ann Arbor Trail. All part of the Capital Improvement, Program.
Mr. Bates: If the City needs more property for widening, then I .don't want
the property. I• feel there is enough right now. How much more do
they want - 30' 40' 50' from the curb?
Mr. Andrew: We are more concerned with right of way now than we are with
setback.
Mrs. Scurto: When we studied the section to the west, didn't we also include this
corner? -
Mr. Nagy: Yes.
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Mr. Zimmer: Doesn't the petitioner intend to use the existing building?
Mr. Bates: Yes, but it will have to be remodeled extensively. That will be
quite an operation. Probably will cost close to $200,000 to improve
the building alone. That was the lowest bid I got.
Mrs. Morris: We live right next door to this, and we feel that if they put up
9416 Newburgh a restaurant, it will be going 24 hours a day, and we don't want to
have to put up with that.
Mr. Andrew: Lot #739 is your property?
Mrs. Morris: Yes.
Mr. Andrew: Lot #739 is presently zoned C-i.
Mr. Nagy: Yes.
Mr. Andrew: Mrs. Morris, it is our understanding that your home is presently zoned
C-1; apparently it has been for years. The property in question does
not include your property.
111:00 Mrs. Morris: I still don't want a restaurant next door.
Vincent Seog: Have you seen all the parking that those people at the Lord's House
36906 A.A.
Trail
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takes up? All the way around the corner. They cause a lot of
heavy traffic. Their lights are always on past 11:00 p.m. and
now you are talking about having a fast food restaurant in a
residential neighborhood. We don't need that.
Terry Cattin: We have a definite traffic problem at that corner when the school
36853 Angeline down the road lets out. If there is an accident, emergency vehicles.
Circle have got to get through. With all that traffic, and the congestion
at the Lord's House, don't ask us to allow another nuisance to come in.
Mr. Andrew: What effect does the abandoned gas station have on your residential
area?
Mr. Cattin: It is not an abandoned gas station. The Church is using it as a
parking lot. At least, it is being used. And it is not a traffic
hazard.
Mr. Andrew: No detrimental effect?
Mr.Cattin: Well, I guess we would really like to see Boron tear it down.
Mr. Bates: I feel that when they widen Newburgh Road, there will be no more
traffic problems at that corner.
Jim Raney: I live across street from the abandoned gas station, and two years
9419 Newburgh ago someone wanted to change this property from C-1 to C-2. Nothing
has changed in that area, so how can you change it now when that
rezoning request was turned down before?
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Mona Abbey: For twenty-three years all we have had are promises, promises about
36832 Angeline doing something with Ann Arbor Trail. Now you talk about that property
Circle where the abandoned gas station is. Something has to be done soon.
Mrs. Scurto: Mrs. Abbey, would you prefer to see an occupied gas station to that
which is petitioned here?
Mrs. Abbey: I am not sure that I am in favor of a hamburger stand. With the
high school just down the road, I feel it would bring on many
problems. Why don't you take a vote of the people in the audience?
Mrs. Scurto: With the exception of parking in the abandoned gas station lot, it
would seem to me that this corner would be a problem.
R.Shepard: This man is talking about a little commercial zoning in this area,
36731 Richland which business might bring a few more cars. I bet there will be a
lot more cars if this is allowed to happen. I don't think Ann Arbor
Trail could be widened enough to handle the kind of increase in
traffic. I live on Richland, and they route the traffic onto Richland
when they just pave Ann Arbor Trail, and there are a lot of cars going
past. I can't see where this would be an ideal spot for a hamburger
stand.
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J.Helfrich: I think the objections raised here from you people on the Board,
Toledo,Ohio as well as some of the people in the audience, as feeling that we
Boron Oil Co. have no oppostion to unauthorized parking of the church people on
our property, is unfair. The criticisms that have been brought
up would be brought up regardless of what type of business is
located at that corner. A restaurant business of this type is
certainly not going to generate any more t-raffic. It will just
take advantage of the traffic already there. Therefore, I can
see no problems that the City would have with any widening projects
without taking any more property.
Mr. Andrew: Is there anyone on the Commission who would like to question Boron
Oil?
Mr. Falk: Why hasn't your company tried to sell, this property in the past?
It has been setting there for some time. You have probably on
your books fully depreciated its value.
Mr.Helfrich: Capital investments like land cannot be depreciated.
Mr. Falk: Is that right? I could be wrong, but I would think you would have
tried to get rid of it before this.
Mr. Helfrich: This property was put on the market about two years ago. We are -
just waiting for the right buyer.
Mr. Falk: Well, I feel that these people before us tonight are very nice people.
but they have been had by so many promises. That Lord's House similarly
made many promises. And with the idea of a hamburger stand, I feel
somebody is going to get hurt. I will vote against any rezoning of
this property. My feelings lie with the residents in this area.
Mr.Helfrich: I feel that that would be the wrong vote on this property. Two
wrongs don't make a right.
There was no one wishing to speak further on this petition, Mr. Andrew declared
the Public Hearing closed on Petition 77-7-1-22.
On a motion duly made by Mrs. Wisler, seconded by Mr. Zimmer, and adopted it was
#8-168-77 RESOLVED that, pursuant to a Public Hearing having been held on August 16,
1977 on Petition 77-7-1-22 as submitted by Noble Bates to rezone property
located at the southeast corner of Ann Arbor Trail and Newburgh Roads in
the northwest 1/4 of Section 32, from C-1 to C-2, the City Planning
Commission does hereby recommend to the City Council that Petiticn
77-6-1-22 be denied, for the following reasons:
(1) The proposed change of zoning will provide for uses which will
be detrimental to the surrounding established uses of the area
in that fast-food restaurants are not compatible to residential
neighborhoods and/or church institutions.
(2) The proposed change of zoning to provide for an intensification of the
commercial development of the property is not appropriately located,
given the proximity of the area under petition to school lands to
the south, residential uses to the east, church uses to the north.
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(3) The proposed area under petition is in a high traffic accident
location and the proposed change of zoning to allow for high
intensity commercial use would cause an increase in traffic
turning movements within close proximity of major mile road
crossings, and therefore would be hazardous to the normal traffic
flow of the area.
(4) The proposed change of zoning would not promote the orderly growth
and development of the area, but would tend to encourage the further
expansion of commercial zoning and/or development in the area which,
in turn, would be hazardous to the established uses and traffic
flow of the area.
FURTHER RESOLVED that, notice of the above Public Hearing was spublished
in the official newspaper, the Livonia Observer, under date of 7/28/77,
and 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: DuBose, Zimmer, Falk, Morrow, Wisler, Andrew
NAYS: Scurto
ABSENT: Friedrichs, Kluver
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
Mrs. Scurto announced the next item on the agenda Petition 77-7-2-12 by Noble Bates
requesting waiver use approval to construct and operate a restaurant
on property located at the southeast corner of Ann Arbor Trail and Newburgh
Road in the Northwest 1/4 of Section 32.
Mr. Andrew: The Chair would suggest that the proper course of action on this
Petition would be to table it until the City Council has made a
decision on the previous petition. Is there anyone in the audience
wishing to speak either for or against this petition?
There was no one wishing to speak on this petition, Mr. Andrew declared the Public
Hearing on Petition 77-7-2-12 closed.
On a motion duly made by Mrs. Wisler, seconded by Mr. DuBose, and unanimously adopted,
it was
#8-169-77 RESOLVED that, pursuant to a Public Hearing having been held on August 16,
1977 on Petition 77-7-2-12 as submitted by Noble Bates requesting waiver
use approval to construct and operate a restaurant located at the southeast
corner of Ann Arbor Trail and Newburgh Road in the Northwest 1/4 of
Section 32, the City Planning Commission does hereby determine to table
Petition 77-7-2-12 until after the City Council has made a decision on
Petition 77-7-1-22.
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
Mrs. Scurto announced the next item on the agenda is Petition 77-7-1 -23 by A.S.Green
and Mel L. Kepes to rezone property located at the northeast corner of
Six Mile and M;ddlebelt Roads in the Southwest 1/4 of Section 12, from
RUF to C-2.
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Mr. Andrew: Mr. Nagy, any correspondence in the file regarding the petition?
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Mr. Nagy: Yes, we have correspondence from the Fire Division of the Public
Safety Department indicating no particular problems with ingress
and egress to the development. . .etc. Also a letter from the Police
Division of the Public Safety Department advising development
would be feasible relating to traffic conditions. . .etc. Letter from
Chief Building Inspector advising no deficiencies noted, and a
communication from Engineering requesting a survey of elevations
due to development being located in a flood plain area. . .etc.
Mr. Andrew: Is the petition present?
Kenneth Hale: Yes, I will be representing the petitioner, and for the next few
Atty.Hale & minutes I would like to present to you information which I feel will •
Freeman, 15195 justify a vote by each of you to rezone the property that has been
Farmington Rd. described. I am an Attorney here in Livonia. I am a businessman
here and also have my residence in the City and have had that residence
for the past 10 years with my wife and four children. I am also a
former City employee and a member of the Rotary Club. I tell you this
because I want you to know that whatever the impact is of rezoning
this parcel, it will also have an impact on me and my family as well as
on you. As a matter of fact, the property in question at Six Mile
and Middlebelt is only 1 1/4 miles east of my residence in the
Six Mile-Merri Ian area. I can assure you that I will never bring any
matter before you that would negatively have an impact on the citizens
of Livonia, on your families or mine, and today's Petition is no
xeception. Petitioners acquired the mismanaged and image-poor Mt. Hope
Memorial Gardens just adjacent to the property we are discussing
tonight. They acquired the parcel under consideration at this same
time - about ten years ago. Since that time they have invested thousand
of dollars and have made Mt. Hope Memorial Gardens a well managed,
reputable and aesthetically pleasing cemetery. They also own a
nursing home known as the Camelot Nursing Home here in Livonia, so you
can see they are reputable business people - not newcomers. As
it currently stands, the property in question is zoned RUF which
allows uses that would not fit in well with the Middlebelt corridor
which is vibrant and successfully commercial. In the midst of this
vibrancy, we have the Petitioners parcel of eight acres that is
totally undeveloped and produces not one job for this City and not one
tax dollar. It would appear that this particular parcel should be
rezoned to a more productive use. Private residential is out of the
question, as well as is any industrial development. Therefore,
I believe that what we are proposing makes sense. And that is
these eight acres being rezoned to C-2 which, when developed, would
produce over $100,000 in taxes and 75 more jobs for citiznes in the
City. Our proposed site plan calls for a modern supermarket, a drug-
store, and a mall with a small number of commercial stores. We have
a letter of intent from Kroger's and also from Perry Drugs, whose
representatives are here this evening. I realize rezoning differs from
site plan approval, but we feel that these uses- a modern supermarket,
dtugstore and small mall - would be proper uses for this property.
Kroger officials tell me that 24 hour Kroger store in this area will
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serve an unmet need they have for a large size supermarket in Livonia.
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A store such as this would result in perhaps 50 additional employees,
plus an additional 15 employees at Perry Drugs, as well as even more
at the small stores in the mall. The City Assessor's office informs
me that the taxes on this property would be approximately 3% of the
market value of the land, buildings, fixtures and equipment. With
eight acres of land, plus 3 1/2 million dollares of building equipment
and fixtures, we are talking about $105,000 of annual taxes for real
estate and personal property. As you know, much of this goes to the
schools and county, with Livonia itself receiving about 20%, $21,000
that they are not realizing now. This of course does not even include
additional revenue because of jobs, direct impact on housing. and
revenue to State and Federal governments by way of sales and income
taxes. And I have not even mentioned income to the City because
of the constrcution of this development. Of equal importance is the
aesthetics of taking a vacant field and turning it into a landscaped,
treed, pleasant looking development which would contribute to an already
successful commercial area. I would now like to present to you some
common criticisms of such a development, and at the same time present
facts that, I believe, would counter those criticisms. (1) "We don't
need any more commercial development. Supermarkets are going out of
business. Leave the land vacant." I believe a recent study done by the
Planning Staff indicated that of the 272,680 sq. ft. of commercial
land devoted to retail sales and services on Middlebelt Road between Five
and Seven Mile Roads, 100% of that land was occupied. Consider
Terrence Corners which was built not too long ago, and is now 100%
occupied. Wonderland and Livonia Mall are totally occupied, or areas
are being prepared for new tenants. Mortgage companies who loan to
property owners and commercial investors who invest, and corporations
that lease commercial space, in the majority of cases, are not amateurs.
That is why commercial space in Livonia succeeds. When the professionals
are willing to committ dollare to develop space,I repect their opinion
because in the long run, those decisions are going to be based upon
comprehensive market studies and facts, not on unsubstantiated opinion
or impressions. Commercial space provides convenience for our citizens,
creates healthy competition which benefits our citizens, produces taxes
and produces jobs. I am certain that there are many cities throughout
the state that would welcome and actively solicit commercial develop-
ment within their City, because without a diversified and well developed
commercial and industrial base, cities will fail. (2) "More commercial
is more competition for existing businesses." America is based upon
competition. Without it, our citizens would receive inferior products.
Actually, Wonderland Shopping Center sold the adjacent land to the
west of them to :C-Hart and other stores, which now compete with
Wonderland, but it doesn' t really because it has brought more people
to area and assisted all of the retailers in that area in meeting the
needs of Livonia citizens, thus giving them less reason to go to Novi
or vlestland or Dearborn to shop at the regional malls. (3) "We should
leave this land as a cemetery." If I were to come here asking to
rezone a piece of vacant property as a cemetery, yuu would probably
tell me that Livonia is currently over built with cemetery land.
cemeteries generally provide 1200 plots per acre. So we really don't
need this particular parcel for cemetery purposes. (4) "We don't
need any more supermarkets in Livonia." The Kroger Company is No. I
in M;chigan, Wisconsisn, Kentucky, Virginia, Illinois and Ohio. They
have 100 stores in Michigan and bring in $15,000.000 in one week in
Michigan alone. They have a major distribution center in Livonia,
employing approximately 3000 people. Their reason for success is size
Wrigley's at Six Mile and Farmington, and the A & P Store at Five and
Farmington, failed because they were too small. The evolution of
6479
1[0 supermarkets is just a portion of the evolution that we have seen
in the marketing of many types of commercial property. Supermarket
chains cannot survive in 16,000 sq. ft. stores; they need 27,000
to 32,000 sq. ft. to maintain enough products to be competitive and
serve the needs of the customer. While they haven't signed a lease
yet for this particular piece of property, they feel that this
location will be successful and that there is little available land left
for this typ* of development in Livonia. It stands to reason that if
they don't have the land in Livonia to do the job that they think they
have to do to be competitive and to serve the public, then they will
develop those stores elsewhere taking more tax dollars and jobs away
from this City. Currently, they have two markets in Livonia, and
that does not entirely serve the people who would like to shop at
Kroger's. With respect to Perry Drugs, they have one store in Livonia,
forty-seven in the state. They too feel that this development would
produce taxes and jobs. As the Police have indicated, traffic in
this area should be of no major concern as Middlebelt and Six Mile
Roads are well capable of handling any more traffic that might develop.
In summary, we have presented an opportunity to you tonight to support
the citizens of this City with jobs and additional taxes, and to
support the commercial establishments in this City so they won't have
to travel elsewhere. The two representatives I mentioned earlier are
here if you desire any further information --- Mr. Jablonski of the
Kroger Company, and Mr. Seeley of Perry Drugs.
Mr. Andrew:II
Excellent presentation, Mr. Hale. As far as this particular market
' area not being served, there is a Farmer Jack store to the east along
Six Mile Road at Inkster, and a Chatham Supermarket up Middlebelt
Road at Seven Mile Road along with a Great Scott store , both only
a mile away from this location, and you feel that these two stores
do not serve the area well?
Mr. Hale: Kroger's market studies indicate that this location would serve
Kroger customers all the way down to Telegraph as far south as
Plymouth Road, north to 6 and 7 Mile Roads, and west to Farmington
Road. There are people who shop in Kroger's and not Farmer Jack.
Some people prefer one chain over another, and it has been determined
that there should be a supermarket available for every 50,000 people.
Tony Jablonski: The supermarkets that are failing today fail because they do not have
Attorney for adequate floor space to market their merchandise. The old 18,000 sq.
Kroger's ft. supermarket store is passe' . Lot of items advertised are loss
leaders. We stock 27,000 to 30,000 items in each of our stores, and
have to depend upon total dollar sales. Only 1 1/2% of total dollar
sales is gross profit. The supermarket at the corner here - Agemy's
which took over the old A & P store would be considered just a neigh-
borhood convenience store. We are contemplating serving people within
a two mile radius -- all the way to Telegraph Road, south to School-
craft, north to Seven Mile Road, and west to Farmington. We must
follow major arterial roads. Also, our business is based on price.
Our chuck steak may sell for so much per po»nd, maybe a penny or two
i
higher than the store down the street, but the quality is there.
Quality plus reasonable price has the most influence on people when
they shop for groceries. People shop at Kroger's because we have
good produce - good meat.
Mr. Andrew: I am still hungup on your so-called "market area". In my opinion
I feel the people in this location are being well served by Farmer
Jack and Chatham and Great Scott. P^ople V,c) 'ion't want t-,-, rhr,r,
,i t"lsr-, ;r• t . . r•lln 6 . I I • . f•1. 4
6480
f14 at another store, but there are other chains to shop at.
Mr. Jablonski: Sure there are other food chanins in Livonia. There are also
four gas stations on one corner, four restaurants on one corner.
We are competing for the same dollar. We feel we know our business,
and that business is to serve the people in the community,
Mr. Andrew: Are there any questions from the Commission?
Mr. Falk: I had a few questions, but it appears that this gentleman has
answered my questions even before I had a chance to ask them. You
say that Police studies indicate there would be no problem with
traffic at this corner, but I would guess we had a more definitve
police study done on Newburgh Road near the Senior Citizens develop-
ment that we had on this corner. You contradict yourself when
you say people will come from miles around, but that won't generate
more traffic. All I have heard tonight is whether or not this
development will serve the people -- what about those people who have
purchased property in this cemetery--what about them? How do you
suppose they feel about commercializing that corner? Park nq c ,r, -;O
50' from a grave site? In your presentation, you have w„ , ,,
all the questions I asked at the Study Session. Consequently, I
see no need now for any further discussion. Have you told the people
who have lots in there that you want to put in a commercial development
next to the cemetery?
1r;
Mr. Hale: This land is not owned by the same group that owns Mt. Hope Memorial
L Gardens. Mr. Greenberg, would you approach the mike? We are
discussing the distance from this corner to the closest edge of your
property line? How far is that?
Mr. Greenberg: I would say about 1200' . I can see no conflict at all. Mr. Greenberg
then informed the Commission that he is part of the group that is
contemplating development of the corner, as well as owning the,
cemetery.
Mr. Andrew: Any more questions from the Commission?
Mr. Zimmer: Although this particular cemetery, as I remember does not have any
definite boundaries, I feel that turning this corner into a commercial
development would definitely infiltrate the area, certainly be
detrimental to the character of the cemetery. Realize they are
talking about only a 45 degree segment off the corner, but I feel
that this would be most distasteful to anyone who had considered
purchasing plots in here.
Mr. Hale: That land immediately adjacent to the corner has not been operated
as a cemetery for some time. There is a greenbelt there, and only
that land behind it is being used for burial purposes.
Mr. Zimmer: But I bet if you asked every car going along Middlebelt "What is
dr-
on the corner of Six Mile and Middlebelt?", people would answer
ii 4 "a cemetery" .
kWThere was no one else wishing to be heard on this petition, Mr. Andrew declared the
Public Hearing on Petition 77-7-1-23 closed.
On a motion duly made by Mr. Zimmer, seconded by Mr. Falk, and unanimously adopted, it was
6481
i4 #8-170-77 RESOLVED that, pursuant to a Public Hearing having been held on August 16,
1977 on Petition 77-7-1-23 by A.S.Green and Mel L. Kepes to rezone property
located on the northeast corner of Six Mile and Middlebelt Roads in the
Southwest 1/4 of Section 12, from RUF to C-2, the City Planning Commission
L01, does hereby recommend to the City Council that Petition 77-7-1-23 be denied
for the following reasons:
(1) The proposed change in zoning could have a damaging effect on the
continuing orderly development of the cemetery property.
(2) The change in zoning would tend to encourage the further commercialization
of the surrounding lands.
(3) A shopping center of the scale proposed would substantially add to the
traffic, noise and congestion associated with Middlebelt Road.
(4) A portion of the area proposed for rezoning falls within an area
designated for flood plain purposes, and the associated commercial
development, parking lot construction and operation would adversely
affect the flood plain.
(5) The proposed change in zoning is in conflict with the Commercial
Market Study of the City Planning Commission, which plans indicates
there is not a need for another shopping center in this location as
the overall area is being adequately served by such commercial services.
14 (6) The proposed change in zoning is in conflict with the Future Land Use
Plan of the City of Livonia, which plan recommends retaining the
Lcemetery usage and open space character of the area.
FURTHER RESOLVED that, notice of the above Public Hearing was published
in the official newspaper, the Livonia Observer, under date of 7/28/77,
and that notice of such hearing was sent to the Detroit Edison Company,
Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, and
City Departments as listed in the Proof of Service.
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
Mrs. Scurto announced the next item on the agenda is Petition 77-7-1-24 by the City
Planning Commission pursuant to Council Resolution #16-77 to rezone property
located south of Pembroke Avenue between Merriman Road and Merriman Court
in the Southwest 1/4 of Section 2, from RUFA to R-3.
Mr. Andrew: Is there anyone in the audience wishing to speak either for or against
this petition?
Gerald Sabo: For one thing, there are quite a number of people here who live in this
19711 Merri- area who are against the rezoning of their land. They like this area
man Ct. to remain rural. It is just a small area - 350' wide by 1492' long,
and we contacted just about every property owner here and everybody is
strongly. opposed to this rezoning. Even though some of the lots have
been split, these splits having taken place some ten years ago, most
$r / all of the property shown here from front to back is owned by the same
person. None of these people want to split their property. I can
Ii114110 understand an R-3 zoning on smaller lots, but all of these people like
their larger lots. There are no sewers along Merriman Road so I can't
see why anyone would want to develop this land into smaller lots.
6482
Iii Resident: I have owned this parcel since 1962-63, and this has been farm land all
19743 Merri- along. We want to keep it farm land.• Everyone on the street would like
man Ct. to boycott any thought of putting in smaller lots. Why can't we just
leave it the way it is?
Mr. Remaley: Ever since 1937 I have owned one of these lots that go all the way
19832 Merri- through. I understand that with an R-3 zoning, there are certain things
man Ct. that are not allowed, such as no chickens, no rabbits, no farm animals.
R-3 residential cannot have this. Is my interpretation correct?
Mr. Andrew: Corr , -
Mr. Remaley: The dimensions of these lots along here are still over and above half-
acre dimensions. We have been enjoying the woods in the back since
1937; that's a long time. I can see no definite reason for this change.
No advantage. Everyone who lives on- this property is against this change.
Mr. Andrew: Is there any property on Merriman Road for sale?
Mr. Remaley: There are 20 acres on the corner down to Seven Mile Road that was planned
as a shopping center. And some years ago, there was some scuttlebutt
about putting some low cost housing.
Robert Smith: If Pembroke Road goes all the way through from Merriman to the Court,
19790 Merri- then I would like to see this thing split. Even though most of the other
man Ct. people would like to keep it just the way it is. There is no water or
4 sewer lines along Merriman for these lots. Maybe if they extended Pembroke,
1.10 we could get some sewers put in.
Mrs. Scurto: What I can't understand is if none of these people want this change in
zoning, where did this request come from?
Mr. Andrew: Mr. Nagy, can you answer?
Mr. Nagy: There are various property owners in this area who evidently want to split
and sell their property to prospective purchasers. The City acts on
such petitions only after these requests have been initiated by the
property owners.
Mrs. Scurto: Well, if there are people in this area who want to split their lots,
where are they now?
Mr. Smith: About five months ago, there was some property north of mine, about 120 x
180' where they wanted to split it up and change the zoning.
T.Wisuri: Merriman Road is right behind me, but I have been on this half-acre lot
19625 Merri- for more than 20 years, and I would like to keep it RUF.
man Ct.
Thelma Foster: We have been here for twenty-two years, and about eight years ago
19669 Merri- we wanted to build on to the house. But we could not build because the City
sr- man Ct. was not willing to bring in any water or gas. So we did without the
o addition. But we like the area the way it is. Nothing has been said
1164.0 tonight about the traffic problems in this area. It is almost impossible
to get off of Merriman Road onto Merriman Court. We have asked for help
from the City, but so far nothing has changed.
6483
Mr. Zimmer: This request came to us through regular channels, and we have studied t
4 the map here many times. The fact is that most of the property in
this area very plainly just does not comply with the zoning as so
41101110 indicated in the Ordinance. We feel an obligation to change it so
that it does comply with the Ordinance. Let's face it, we all would
like to have all the things that go along with rural zoning. But we
must comply with the Ordinance.
Mr. Andrew: Is there anyone else in the audience wishing to speak either for or
against this petition?
There was no one else wishing to speak further on this petition, Mr. Andrew declared
the Public Hearing on Petition 77-7-1-24 closed.
On a motion duly made by Mrs. Scurto, seconded by Mr. Zimmer, and unanimously adopted,
it was
#8-171-77 RESOLVED that, pursuant to a Public Hearing having been held on August 16,
1977 on Petition 77-7-1-24 as submitted by the City Planning Commission
pursuant to Council Resolution #16-77 to rezone property located south of
Pembroke Avenue between Merriman Road and Merriman Court in the Southwest
1/4 of Section 2, from RUFA to R-3, the City Planning Commission does
hereby recommend to the City Council that Petition 77-7-1-24 be denied for
the following reasons:
(1) The change in zoning will be inconsistent with the general character
of the neighborhood.
(2) The change in zoning will allow a population density which would
be inconsistent with that of the immediate surrounding area.
change
(3) The/in zoning will not provide for the maintenance of the rural
setting desired by effected property owners.
FURTHER RESOLVED that, notice of the above Public Hearing was published
in the official newspaper, the Livonia Observer, under date of 7/28/77,
and that 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.
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
Mrs. Scurto announced the next item on the agenda is Petition 77-6-2-10 by Albert R.
Lemieux requesting waiver use approval to expand an existing restaurant
located on the westside of Farmington Road, south of Five Mile Road in
the Northeast 1/4 of Section 21.
Mr. Andrew: Is the petitioner present?
Albert Lemieux: Yes.
15606 Stamford
Mr. Andrew: Would you please explain to this Commission exactly what you intend to
do at this site?
6484
Mr. Kemieux: I would like to enlarge the present restaurant, adding on another
ilr;
800 sq. ft. to the present size.
Mr. Andrew: Mr. Nagy, I understand there is a parking deficiency here. Is that
4114110 right?
Mr. Nagy: Yes, he is deficient 24 units on the site. The petitioner has been so
advised.
Mr. Andrew: Was there any correspondence from Traffic in the file regarding this?
Mr. Nagy: No. Engineering advises that there are no engineering problems connected
with proposal. Also indicate Legal Description has been revised.
Mr. Andrew: Mr. Lemieux, we will have difficulty in approving a petition that is
deficient - in violation of the Ordinance. You will have to go before
the Zoning Board of Appeals requesting variance from the Ordinance,
unless you can come up with a revised plan for parking. Are there any
questions from the Commission on this petition? Is there anyone in
the audience wishing to speak either for or against this petition?
There was no one wishing to speak on this petition, Mr. Andrew, declared the Public
Hearing on Petition 77-6-2-10 closed.
On a motion duly made by Mrs. Wisler, seconded by Mr. DuBose, and unanimously adopted,
dr it was
4
#8-172-77 RESOLVED that, pursuant to a Public Hearing having been held on August 16, 1977
11.00 on Petition 77-6-2-10 as submitted by Albert R. Lemieux requesting waiver use
approval to expand an existing restaurant located on the west side of
Farmington Road, south of Five Mile Road in the Northeast 1/4 of Section 21,
the City Planning Commission does hereby determine to table Petition 77-6-2-10
until a later date.
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
Mrs. Scurto announced the next item on the agenda is Petition 77-6-2-11 submitted by
Albert R. Lemieux requesting waiver use approval to operate a Class C
liquor license establishment within an existing restaurant located on the
west side of Farmington Road, south of Five Mile Road in the Northeast 1/4
of Section 21.
Mr. Andrew: Mr. Lemieux, the same situation exists with this petition. The parking
deficiency remains the same. The Chair will recommend a tabling
resolution until after you go before the Zoning Board of Appeals. Is
there anyone in the audience wishing to speak on this petition?
Mr. Lemieux: What if I decided not to expand the restaurant?
Mr. Nagy: Would make no difference. Site is still deficient in terms of parking.
There are new standards now. Parking space must now be 10' wide by
1r22' long. You must meet new standards.
iLMOThere was no one else wishing to be heard on this petition, Mr. Andrew declared the Public
Hearing on Petition 77-6-2-11 closed.
6485
On a motion duly made•by Mr. Falk, seconded by Mr. Zimmer, and unanimously adopted, it was
t #8-173-77 RESOLVED that, pursuant to a Public Hearing having been held on August 16,
1977 on Petition 77-6-2-11 as submitted by Albert R. Lemieux requesting waiver
use approval to operate a Class C liquor license establishment within an exist-
ing restaurant located on the west side of Farmington Road, south of Five
Mile Road in the Northeast 1/4 of Section 21, the City Planning Commission
does hereby determine to table Petition 77-6-2-11 until a later date.
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
Mrs. Scurto announced the next item on the agenda is Petition 77-7-2-13 by Ben J. Kronk
requesting waiver use approval to store contractor's trailers and equipment
on property located on the south side of Eight Mile Road, east of Osmus in
the Northeast 1/4 of Section 3.
Mr. Andrew: Mr. Nagy, any correspondence in the file regarding petition?
Mr. Nagy: We have a letter from Engineering advising that they are aware that
this petitioner is presently parking and storing equipment on the
property. No further improvements in the area are contemplated
as it relates to storm sewers, signed Gary Clark. Also, a letter
dated August 9, 1977 from Dan Gilmartin, Industrial Development
Coordinator. . .etc.
Mr. Andrew: Is the petitioner present?
l Ben KronK: Yes, my name is Ben Kronk and I live at 8 Hampton Court, Dearborn.
4 Mr. Andrew: What is the name of the contractor who has equipment stored on your
property?
Mr. KronK: Fordon Construction Company of Farmington Hills.
Mr. Andrew: And they have contracts in this area?
Mr. KronK: Yes.
Mr. Andrew: Our Industrial Coordinator advises that you have two serious buyers
of this property. Do you have any, definite deal?
Mr. Kronk: The most serious buyer is waiting for the work on Eight Mile Road to be
finished. And there are other things he is waiting for before he feels
he is ready to finalize the deal.
Mr. Andrew: I feel that this is really a moot petition. I can see no reason why
we should take any action in view of the possible sale of this property.
Mr. Kronk: We feel we should continue to maintain this property right up until the
time the sale comes through.
Mr. Andrew:Ii
Alright; what improvements are you willing to put in as far as landscaping,
fencing, etc.
Mr. Kronk: The yard is all fenced in now with 6' steel fencing.
a
Mr. Andrew: Where is the fence now in relation to the front property line?
Mr. Kronk: Back about 40' to 50' from the curb.
6486
Mr. Nagy: Appears to be on the southerly limits of the right of way from
field observation.
Mr. Andrew: Any questions from the Commission? Is there anyone in the
audience wishing to speak either for or against this petition?
Mr. Feinberg, can this Commission grant a waiver use approval
for less than one year?
Mr. Zimmer: When is Eight Mile Road scheduled to be completed?
Mr. Nagy: Probably late fall.
Mr. Andrew: Approximately 45 days from now.
Mr. Feinberg: Where do you perceive the idea that waiver use approval is to
be for one year or more?
Mr. Andrew: Ordinance #543, Section 19.10 Waiver Use Approval; Limitation.
Mr. Nagy, did you ever receive any legal opinion on this from the
Law Dept.?
Mr. Nagy: Yes, we did. And they advised that you could not condition a
waiver use approval on an interim basis.
Mrs. Wisler: Would there be such a thing as a temporary use permit?
Mr. Nagy: There is a temporary occupancy permit; not aware of a temporary
}
land use permit.
e
Mr. Andrew: I assume the proposed purchaser is not the proposed user.
Construction company will have to get their equipment off the
property.
Mr. Falk: Since he says that there are two possible buyers of this property,
I feel we should table this petition for 45 days. Maybe by that
time, a sale would be consumated and then we could take some
definitive action.
Mr. KronK: I am sure that dealings with the prospective buyer will take
longer than the completion of Eight Mile Road.
Mr. Andrew: Mr. Kronk, would you have any objections if we just tabled
this for thirty days. Would give us an opportunity to look
this over a little better, and perhaps your sale of the property
might be completed by then?
Mr. Kronk: No objections.
There was no one else wishing to be heard on this petition, Mr. Andrew declared the
Public Hearing on Petition 77-7-2-13 closed.
On a motion duly made by Mr. Falk, seconded by Mr. DuBose, and unanimously adopted,
it was
4
#8-174-77 RESOLVED that, pursuant to a Public Hearing having been held on August 16,
1977 on Petition 77-7-2-13 as submitted by Ben J. Kronk requesting waiver
use approval to store contractor's trailers and equipment on property
6487
lilocated on the south side of Eight Mile Road, east of Osmus
in the Northeast 1/4 of Section 3, the City Planning Commission
1 does hereby determine to table Petition 77-7-2-4 until the
Study Meeting to be conducted on September 13, 1977.
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
Mrs. Scurto announced the next item on the agenda is Petition 77-7-2-14 by Comm-Auto
Brake Center, Inc. , requesting waiver use approval to use existing
building located on the northeast corner of Plymouth and Merriman Roads
in the Southwest 1/4 of Section 26, for automobile repair service.
Mr. Andrew: Mr. Nagy, any correspondence in the file regarding petition?
Mr. Nagy: Just a letter from Engineering indicating no problems connected with
proposal.
Mr. Andrew: Is the petitioner present?
Raymond J. Staley, 15990 Southampton, Livonia, President and Chief owner of
property in question: Yes., I am.
Mr. Andrew: And just what are your intentions with regard to this corner?
Mr. Staley: Comm-Auto Brake Center is a well-established brake firm. One
10 of the few exclusive brake shops in the industry. We have
some of the best brake equipment there is, and our trained
mechanics are highly qualified to do a good
job. Our original
location in Redford Township is extremely successful, and we
are hoping that this Livonia site follows this
pattern. First
of all, we want to change this abandoned gas station into a shop
to handle brake repairs. I have three certified mechanics, one
of whom will be managing this facility. We propose to close two
of the four driveways now in existence, those closest to the
intersection as we feel they are a traffic hazard. Our facilities
do not have a need for too much ingress and egress. Two driveways
will serve our purpose. We propose to remove the 3 tanks containing
18,000 gallons of gas, establish a greenbelt between the drive-
ways and the pedestrian area, remove the large Gulf sign, and
drastically reduce the amount of traffic previously using that
corner. There were probably anywhere from 300 to 400 cars in and
out of that gas station; our flow will probably amountto 20, 30, 40,
at the most per day. This will of course result in a lower volume
of exhaust fumes. All of our employees are uniformed, most of them
certified, very reliable people. We have, and still do, work for
the underground divisions of the Detroit Police Department, as well
as the Michigan State Police, Wayne County Organized Crime Task
Force, and others. We also have a contract with the Livonia School
Board, to do work on their school busses. Our Redford branch
has been in operation five years this November on Telegraph Road.
Started with a $55,000 annual sales to over a quarter of a million in
less than five years. Three out of four of our customers are
referrals. We have many customers from Livonia, Playmouth and
Northville. I am sure Police Department will be happy to see us
close two driveways. And with so many oil companies closing down
their service stations, people have to look elsewhere for repair
6488
1[40 facilities. Shouldn't have any back-alley garages. All such
facilities should be licensed by the State, be reputable firms,
and do a good job in serving the community. We are not open
on Sunday, and will be open only three evenings during the week. . . .
Monday, Tuesday, and Friday. Our busiest days are Monday and
Tuesday. The service station that was there was open until
11:00 a.m. to 12:00 p.m. every night. We average one hour per
brake job. I do not pay any of my mechanics a commission. When
they give a price to a customer for repair work to be done, that
is the price. They look at each customer the same way I do. We
want our customers to be satisfied. Everything is in writing. We
do not operate a slip-shod type of business.
Mr. Andrew: What about that galvanized steel shed?
Mr. Staley: I would like to beautify it, do not intend to remove it. Would
use it for storage for those parts not particularly valuable.
Mr. Andrew: Nine parking spaces? Is that sufficient?
Mr. Nagy: Yes.
Mr. Andrew: Any questions or comments from the Commission?
Mr. Falk: Mr. Nagy, have you looked at the plans? What about the signs
on the building? Looks to me like a lot of signage on that
building. I don't know if I like the idea of a brake shop on
that corner. What about the greenery? Isn't there some kind of
beautification program going on along Plymouth Road? How will this
development help beautify this area?
Mr. Nagy: The signage in the front area facing Plymouth Road simply identifies
the building. I do not feel that it is excessive identification
for the facility. Sign facing Merriman Road identifies telephone
number. There is no indication of actual lettering just yet, or
whether or not it will be painted or lighted. I have no problems
with signage as it is shown on this rough plan. I am concerned
about the artific*al landscaping. I would suggest natural land
scaping in its place.
Mr. Andrew: Yes, I too am concerned about the artificial greenery proposed
here as a foundation around the building. I feel some natural
arborvitae along Plymouth Road and also along the Merriman Road
side would be better. Perhaps, this should be tabled so that
this gentleman can develop his landscaping plans.
Mr. Staley: I wonder if I may introduce some people here who will vouch for
my business, the first of whom is the fellow who prepared the
drawings.
R.W.Lithgow: I have been employed by Comm-Auto since the beginning, and feel
very secure working for this man. He has a fine business, and I
would be more than happy to meet with the Planning staff to work
out any further details with regard to the landscaping .
3
4
6489
Paul Pulaski: You can rest assured that Comm-Auto is in a very good financial
situation.
' Larry Cohen: I feel that Livonia is very fortunate to have Ray Staley and his
38282 Lyndong business come to this town.
Bud Carmella: I am one of Ray Staley's suppliers, and he hasn't missed a payment
yet on any material he has ordered. He is a fine reputable
businessman.
Businessman: I have been selling supplies for Snap-on-Tools for 15 years.
I call on 150 auto shops in this metropolitan area, and Ray
Staley is A-1 in my book. I call on him probably close to
twice a week and I never see any junk laying around his shop.
Good man.
There was no one else wishing to be heard further on this matter, Mr. Andrew
declared the Public Hearing Petition 77-7-2-14 closed.
On a motion duly made by Mrs. Wisler, seconded by Mr. Falk, and unanimously adopted,
it was
#8-175-77 RESOLVED that, pursuant to a Public Hearing having been held on August 16,
1977 on Petition 77-7-2-14 as submitted by Comm-Auto Baake Center, Inc.
requesting waiver use approval to use an existing building located on the
northeast corner of Plymouth and Merriman Roads in the Southwest 1/4 of
Section 26, for automobile repair service, the City Planning Commission
does hereby determine to table Petition 77-7-2-14 until the Study Meeting
to be conducted on August 23, 1977.
4
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
Mrs. Scurto announced the next item on the agenda is Petition 77-7-2-15 by Brightmoor
Tabernacle requesting waiver use approval to construct a new Church and
church school building on property located on the north side of Six Mile
Road, east of Wayne Road in the Southwest 1/4 of Section 9.
Mr. Andrew: Mr. Nagy, any correspondence in the file regarding the petition?
Mr. Nagy: We have a letter from Public Safety - Fire Division - indicating no
particular, problems connected with ingress and egress. . .etc. ,
signed John Bunk. Also, a letter from Engineering relative to an
off-site sanitary sewer capacity. . .etc. , signed Gary Clark,
as well as other communications from the Police Traffic Bureau. . .
etc. , and no deficiencies noted by the 'Chief Building Inspector.
Mr. Andrew: Is the petitioner present?
James VanHouten: Yes, I will be representing Brightmoor Tabernacle. I would like
to give this Commission just a bit of background information.
Brightmoor Tabernacle has been in existence for the past 50 years
in the Detroit area on the western edge. Our Church, on Five Mile
and Lamphere has been there for the past 35 years. Presently,
there are 500 families who attend this church, and of those 500
families, I would say approximately 12 to 15% of them live in
4 Livonia. In addition, a like amount live in the surrounding
communities, such as Farmington, Redford, perhaps 40% from neigh-
boring areas. Our need to move is because of growth. Our plans
are to build a church and a chnroh schonl , with the total -;r.-i+ iHn
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in the church proper amounting to 1700 persons. In the plans
you will note that there are also plans for a day school,
' anticipating close to 400 school children during the week.
` We have engaged Mr. Harold Fisher to draw up the plans for this
site, and as
you know, Mr. Fisher drew up the plans for St. Paul's
Presbyterian Church at Five Mile and Inkster, and is extremely
qualified in his line of work.
Harold Fisher: Attended the meeting a week ago tonight, and recall that there was
Architect some discussion of the number of parking spaces in the front of
the property. Mr. Nagy and his staff came up with another plan
reducing the number of parking spaces in front, and also reducing
the wall on the east side of property. Did quite a credible job.
He has shown a greenbelt alongside the east property line, and we
feel now that there is no need for a second driveway.
Mr. Andrew: Does Mr. Nagy's revised plan meet with your approval?
Mr. VanHouten: I am wondering if this petition could be tabled until after
comments and approval from our Building Committee? We are
waiting for our Pastor's return which will be next Tuesday.
Will call a meeting for that night.
Mr. Andrew: Our next Regular Meeting is scheduled for August 30th, two weeks
from tonight. Do you think you will have something for us by
then.
i When you drive by this site east to west, you find a roadway going
back to several residences. Right now there is a nice line of
trees within that 30' easement. Would it be your intention to
retain those trees on that site?
Mr. Fisher: Weyill not have to disturb those trees. Do notintend to destroy
aesthethics of property. If you should drive by present facility
at Five Mile and Lamphere, you will notice greenery at that location.
Mr. ?'ondrew: Mr. DuBose inspected that property. Is there anyone in the audience
wishing to speak either for or against this petition?
Arlene Sills: I wonder if you realize that along Six Mile Road from Newburgh
easterly there are no less than seven (7) churches. They are
planning on opening up Laurel Park soon, and with I-275 opening
just recently the traffic along Six Mile is getting quite bad.
The kids at Stevenson park along Whitby where they don't belong,
and the traffic from the Baptist Church right there only adds to the
problem. It's almost impossible now to turn left onto Fairlane,
and this proposed driveway is directly across from Fairlane.
Mr. VanHouten: This property was sold to Brightmoor Tabernacle about 4 1/2 years
ago on a Land Contract which is about to expire. The property
was purchased with the idea of expanding so our congregation would
not have to travel so far. This particular piece of property serves
this purpose quite well.
Mrs. Sills: Well, we still have Stevenson High School, Cass Elementary, Laurel
a Park, I-275, seven churches on Six Mile along with two on Farmington
1 Road, we have all the traffic we can handle right now.
Mr. Andrew: At the Study meeting, this group indicated that their plans for a
schoolwere a long way off..
6491
Mr. VanHouten: Our proposed timetable for the school plans are in the distance
Presently we are hoping on a Church and sanctuary, with the school
encompassing kindergarten through high school at a later time.
Mrs. Sills; Well, if the Commission can be so conscientious about the Kroger
store, why can't they be conscientious about the traffic along
Six Mile Road?
Mike Quinn: I have had numerous calls from people in our Subdivision opposed
34816 Grove to this change in zoning, most of them worried about the increase
Burton Hollow in traffic. With the high school on Six Mile Road, things are
Civic Assoc. bad enough, with all the activities that go on at the school
besides school itself.
Mr. Andrew: I would like to point out that this is not a request for a change
in zoning but a request for waiver use approval. They are requesting
the authority to build a church on this property.
Mr. Quinn: I am opposed to building a church because of the increase in
traffic that will result.
Mr. Falk: I feel that when you cite 1700 people in your congregation,
that number is overwhelming. Are your figures correct about that
number of people attending services? That is quite a large number
of people. With those new homes going up along Six Mile Road,
those 75 to 80 thousand dollar homes, it going to be impossible
I[
for anyone to pull out of their driveway. How does this number
compare with other churches?
Mr. Andrew: Mr. Nagy, what is the seating capacity of Ward Memorial?
o
Mr. Shane: 1100 in the sancturary.
Mr. Andrew And how many services do they have?
Mr. Shane: I think two services.
Mr. VanHouten: In my opionion, I feel you are comparing figures that simply
don't compare. Yes, there are schools in the area, as well
other churches. But there will be no traffic problems on
Sundays. Not every one who goes to church is travelling in the
same direction.
Mrs. Scurto: Mr. Nagy, what is the acreage involved at Ward Memorial?
Mr. Nagy: 7.9 acres.
Mr. VanHouten: 12.9 acres.
Mr. Andrew: As one Commissioner, I feel it would be extremely difficult for
this Commission to attempt to limit the size of the Church.
Mrs. Wisler: Couldn't we grant a waiver use approval for the church only at
r
this time?
a
Mr. Andrew: Sure
6492
Mr. VanHouten: We may have some very serious problems with that as it relates
to the elementary section, as we anticipate using those facilites
for our Sunday School services. The fact that the plans for the
Church sanctuary and the: area it encompasses are not completed
yet, we do hope to use the Church within the next two years.
Mr. Andrew: Any further comments from the Commission?
Mr. Falk: I would like to see some definite action on this, or table it.
There Was no one wishing to speak further on this petition, Mr. Andrew declared the
public hearing on Petition 77-7-2-15 closed.
On a motion duly made by Mrs. Scurto, seconded by Mr. Dubose, and unanimously adopted,
it was
#8-176-77 RESOLVED that, pursuant to a Public Hearing having been held on August 16,
1977 on Petition 77-7-2-15 as submitted by Brightmoor Tabernacle
requesting waiver use approval to construct a new Church and Church school
building on property located on the north side of Six Mile Road, east of
Wayne Road in the Southwest 1/4 of Section 9, the City Planning Commission
does hereby determine to table Petition 77-7-2-15 until the Study Meeting to
be conducted on August 23, 1977 and the Regular Meeting to be conducted
on August 30, 1877.
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
Mrs. Scurto announced the next item on the agenda is Petition 77-7-3-7 by the City
Planning Commission to vacate a storm drainage easement located on the
west side of Newburgh Road, north of the Newburgh Swim Club in Section 18.
There was no one wishing to speak on this petition, Mr. Andrew declared the Public
Hearing on Petition 77-7-3-7 closed.
On a motion duly made by Mr. DuBose, seconded by Mr. Morrow, and unanimously adopted,
it was
#8-177-77 RESOLVED that, pursuant to a Public Hearing having been held on August 16,
1977 on Petition 77-7-3-7 as submitted by the City Planning Commission
to vacate a storm drainage easement located on the west side of Newburgh
Road, north of the Newburgh Swim Club in Section 18, the City Planning
Commission does hereby recommend to the City Council that Petition 77-7-3-7
be approved for the following reasons:
(1) The existing drainage easement is no longer needed in that the
drainage has been intercepted and taken into Livonia Drain #41.
(2) The permanently improved Livonia Drain #41 now serves the purpose
of the subject drainage easement.
(3) With this vacating, the easement is abandoned and the land is freed
from this encroachment and therefore can be utilized in its entirety,
for residential home development purposes.
(4) The Engineering Division recommends and supports the vacating.
d
6493
1[40 FURTHER RESOLVED that, noti% a of the above Public Hearing was published
in the official newspaper, the Livonia Observer, under date of 7/28/77,
and that 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.
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
On a motion duly made by Mrs. Scurto, seconded'by Mr. DuBose, and unanimously adopted,
it was
#8-178-77 RESOLVED that, the minutes of the 337th Regular Meeting and Public
Hearings held by the City Planning Commission on July 12, 1977 be
approved.
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
On a motion duly made by Mr. DuBose, seconded by Mrs. Wisler, it was
#8-179-77 RESOLVED that, the minutes of the 338th Regular Meeting held by the City
Planning Commission on July 26, 1977 be approved.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Zimmer, Scurto, Falk, Morrow, Wisler, Andrew
140 NAYS: None
ABSENT: Kluver., Friedrichs
ABSTAIN: DuBose
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
On a motion duly made by Mr. Falk, seconded by Mr. Zimmer, it was
#8-180-77 RESOLVED that, the minutes of the 318th Special Meeting held by the City
Planning Commission on August 9, 1977 be approved.
A roll call vote on the foregoing resolution resulted in the following:
AYES: DuBose, Zimmer, Falk, Morrow, Wisler, Andrew
NAYS: None
ABSENT: Kluver, Friedrichs
ABSTAIN: Scurto
Mr. Andrew declared the above motion carried and the foregoing resolution adopted.
On a motion duly made, seconded, and unanimously adopted, the 339th Regular Meeting
and Public Hearing held by the City Planning Commission on August 16, 1977
was adjourned at 12:30 a.m. August 17, 1977.
CITY PLANNING COMMISSION
G.lE' K G%
ATTEST: J/ith Scurto, Acting Secretary
1440 Daniel R. Andrew, Chairman