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HomeMy WebLinkAboutPLANNING MINUTES 1978-06-20 • O.i')3 ' INUTES OF THE 356th REGULAR MEET IN • AND PUBLIC HEARINGS HELD BY THE CITY b �s .61 PLANNING COMMISSiON OF THE CITY OF LIVONIA ;'' On Tuesday, June 20, 1978, t e - • anning Commission of the CityYdf 'Livonia ' held its 356th Regular Meeting and Public Hearings in the Livonia City Hall, T 33001 'Five Mile Road; Livonia, Michigan. • Mr. .-Daniel R. Andrew, Chairman, called the Regular Meeting and Public'Hearings to order at 8:00 p.m. , with approximately 40 interested citizens in the audience. MEMBERS PRESENT: Daniel R. Andrew Joseph J. Falk Esther Friedrichs Suzanne T. Wisler Herman H. Kiuver Jerome Zimmer R. Lee Morrow Judith A. Scurto C. Russ Smith 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 a rezoning request, the Commission only makes a recommendation to the City Council, who in turn will hold their own Public Hearing and then decide the question. If a petition involves a waiver use request, and the Petition is denied, the petitioner then has ten days in which to appeal for relief. Otherwise, the petition is terminated. Mr. Falk, Secretary, announced the first item on the Agenda as Petition 78-5-1-24 by Rest-in-the-Son Inc. to rezone property located on the South side of Ann Arbor Trail, between Newburgh and Hix Roads, in the Northeast 1/4 of Section 31, from RUF and AG to R-7. Mr. Andrew: Mr. Nagy, any correspondence in the file regarding petition? Mr. Nagy: Yes, we have a letter dated May 23, 1978 from the Engineering Division advising that such a development would be predicated upon the construction of a drain in that area. As yet no bid dates have been established. Also, there would have to be a further widening of Ann Arbor Trail, letter being signed by Gary D. Clark, Assistant City Engineer. That is the extent of our correspondence. Mr. Andrew: Is the petitioner present? John Carney: Yes, My name is John Carney, 18518 Farmington Road, and I am the attorney for the petitioner. Mr. Andrew: Mr. Carney, at our study meeting last week, there was some discussion relative to the exception of that house located in the middle of the site, and whether or not your client would be buying the entire parcel. Do you have the fee title on that house, or just what is the situation? Mr. Carney: We do not own any fee title on this house, and I have not been able to determine whether or not there is any interest on the part of my clients to purchase this house. I have intended to talk to them, but as yet have not had the chance. 6754 Mr. Andrew: Mr. Nagy, are you satisfied that the legal description does (III:0 in fact exclude this particular piece of property? Mr. Nagy: Yes, the legal description does exclude this particular piece of property. Mr. Andrew: Any comments or questions from the Commission? Is there anyone in the audience wishing to speak either for or against this petition? Since there was no one present wishing to be heard onthis matter, Mr. Andrew declared Public Hearing on Petition 78-5-1-24 closed. On a motion duly made by Mrs. Friedrichs, seconded by Mrs. Scurto., and unanimously adopted, it was • X16-123-78 RESOLVED that, pursuant to a Public Hearing having been held on June 20, 1978 on Petition 78-5-1-24 as submitted by Rest-in-the-Son Inc. to rezone property located on the south side of Ann Arbor Trail, between Newburgh and Hix Roads, in the Northeast 1/4 of Section 31, from RUF and AG to R-7, the City Planning Commission does hereby recommend to the City Council that Petition 78-5-1-24 be approved, for the following reasons : 1) the proposed change of zoning will not adversely affect the surrounding uses of the area as the multi-family housing district will provide a transitional and buffer zone separating single-family residential from the commercial zoning and uses abutting the subject area to the (1111, west and north; i 2) the proposed change of zoning to multi-family will be complimented by the planned open space of the future park site planned for lands lo- cated to the south of the area; 3) the site of the multi-family housing district is adequately served by thoroughfares to accommodate any increase in traffic that will be generated by the proposed change of zoning; and 4) the proposed change of zoning and multi-family development will have - a positive effect upon the surrounding neighborhood area as the pro- posed change of zoning will eliminate four substandard, boarded-up, multi-family residential structures replacing same with modern, attractive housing fully consistent with present-day building codes, the Housing Ordinance and consistent with the standards of good site planning. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under- date of 5/30/78, and that notices of such hearing were sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Con- sumers Power Company, and City Departments listed in the Proof of Service. Mr. K'luver then introduced a motion to hold a Public Hearing to rezone that property that was excluded from the above petition from AG to R-7. Motion failed for lack of J support. _ Mr. Falk, Secretary, then announced the next item on the Agenda as 6755 ' Petition 78-5-2-14 by Newburgh United Methodist Church requesting waiver use approval to construct a single-story fellowship hall and addition to an existing building located on the north side of Ann Arbor Trail, between Levan Road and (if Angeline Circle, in the Southwest 1/4 of Section 32. Mr. Andrew: Mr. Nagy, any correspondence in the file regarding petition? • Mr. -Nagy: Just a letter from Engineering advising that Ann Arbor Trail as yet has not been dedicated to its fullest width. Other than that, no other engineering problems connected with proposal, signed by Gary D. Clark, Assistant City Engineer. This is the extent of correspondence on this petition. Mr. Andrew: How wide is Ann Arbor Trail now? Mr. Nagy: Presently, it is 66' wide. An additional 54' is required, 27' on each side, for. the maximum of 120' width. Mr. Andrew: Is the petitioner present? Messrs. James Morrison Yes, we hope we can answer .,.ay questions you might have. Architect and Gary Fry, 9931 Canton Ctr. Rd. Rep. of Church Mr. Andrew: ' Well, it looks obvious that you plan to build an addition to the (111101 church - a fellowship hall? Mr. Fry: Yes, this is correct. 'Mr. Andrew: And I see on the site plan, you have an alternate plan for parking? Mr. Fry: Yes. We did that as a matter of course. We feel that this parking lot which provides for 149 cars will certainly meet the requirements of your ordinance. Mr. Andrew: What concerns me is that in this alternate plan for a parking lot, you are taking some away from the greenbelt? Mr. Fry: Yes, that is right. Mr. Andrew: Mr. Nagy, how do we condition our resolution allowing an alternate on the parking lot, and still meet the ordinance regarding the greenbelt? Mr. Nagy: Make reference to the Site Plan as prepared by Architect with the added conditions regarding compliance with the alternate design of the parking lot and greenbelt plan. Mr. Andrew: What is that present building right down next to the Middle Rouge Parkway? 1 Mr. Fry: This is a storage building. It houses lawn equipment and other • things of that nature. Mr. Andrew: Any questions or comments from the Commission? Mr. Zimmer: Does the alternate plan for parking mean an addition to the number of parking spaces on the Site Plan? Mr. Fry: Yes, the alternate plan indicates 169 spaces in total for parking. Mr. Andrew: Is there anyone in the audience wishing to speak either for or against this petition? Wm. Erickson: I have only one reservation about this, and that would be as to whether this is going to be an addition to the existing church building or whether it will be a separate building? This reservation is based on the fact that at the southern end, of Downing is an outlet that leads to Edward Hines park, as well as some kids coming from Churchill High School. I feel there is a heavy amount of traffic in the evening. I feel that the church would have better control over any activities that would take place in the fellowship if it were an addition, rather than a separate building where they might want to rent it out on weekends for dances, wedding receptions, whatever. We know that any overflow in parking would extend down Dowling, and we don't want that to happen. We like the church in our neighborhood but we just feel that an addition would be much better than a new separate building. Mr. Andrew: According to the Site Plan that was submitted to us by the Architect, this is going to be an addition to the church complex, not a separate structure. Mrs. Scurto: Is the parsonage building, as shown on the Site Plan, occupied at all times, there is a member of the church in residence at that house? Mr. Fry: Yes. Mr. Zimmer: Mr. Erickson mentioned something about plans to rent out this building for different sorts of activities; does the church have any such plans? Mr. Fry: No. we have no such plans along those lines at all. Mr. Andrew: Are thereany further comments or questions from the Commission? Is there anyone else in the audience wishing to speak on this petition There was no one else present wishing to speak further, Mr. Andrew declared the Public Hearing on Petition 78-5-2-14 closed. On a motion duly made by Mrs. Wisler, seconded by Mrs. Scurto and unanimously adopted, it was #6-124-78 RESOLVED that, pursuant to a Public Hearing having been held on June 20, 1978 on Petition 78-5-2-14 as submitted by Newburgh United Methodist Church requesting waiver use approval to construct a single- tolv' " story fellowship hall and addition to an existing building located on the north side of Ann Arbor Trail between Levan Road and Angeline Circle in the Southwest 1/4 of. Section 32, the City Planning Commission does hereby recommend to the City Council that Petition 78-5-2-14 be approved subject to the following conditions: 6757 (1) that Site Plan #A-1, :,:evised dated 6/15/78, containing alternate A parking lot, prepared by Morrison Associates, Inc. , Architects, (10 which is hereby approved shall be adhered to; (2) that Building Elevation Plan marked ,lob #7706, dated 10/27/77, prepared by Morrison Associates, Inc. , Architects, which is hereby approved shall be adhered to; and (3) that a landscape plan shall be submitted to the Planning Commission ' within 30 days of this approval for Planning Commission review and approval and the site shall be landscaped in compliance with the approved landscape plan prior to issuance of a Certificate of Occupancy. for the following reasons:' (1) The site has more than sufficient capacity to support the proposed addition. (2) The proposed expansion will have little effect on the surrounding neighborhood in terms of added traffic and site usage. (3) The proposal will provide expanded parking facilities more than sufficient to support the Church use. FURTHER RESOLVED that, notice of the above Public Hearing was sent to property owners within 500 feet, the petitioner and City Dept. as listed in the Proof of Service. (//110, Mr. Andrew declared the above motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Petition 78-5-2-15 by Bi-Con Construction Company requesting waiver use approval to construct a day care center and buildings for general office use on property located on the south side of Six Mile Road, between Middlebelt Road and Oporto, in the Northeast 1/4 of Section 14. Mr. Andrew: Mr. Nagy, any correspondence in the file regarding this petition? Mr. Nagy: We have a letter from the Engineering Division dated May 23, 1978 advising that development of this site will be predicated upon the extension of the storm sewer in the area, etc. signed by Gary D. Clark. That is the extent of our correspondence. Mr. Andrew: Is there a revised Site Plan? Is the petitioner present? R.Gallagher: Yes, we would like• to build a day care center, lour office 29991 Munger buildings and a garage to store equipment that would be needed to take care of the grounds. Mr. Andrew: The first building you intend to construct would be the day care center? irMr.Gallagher: I feel the whole project would go simultaneously. it 0111110 Mr. Andrew: On this Site Plan, there is a little square next to each building. What is that? Mr. Gallagher: Those squares indicate parking lot lights. 6758 Mr. Andrew: Any 'comments or questions from the Commission? Mr. Falk: On those two driveways, there seems to be a difference in size. I see a 24' dimension, and then a 10' plus 20' , and no dimensions marked elsewhere as far as the driveway is concerned. Mr.Gallagher: Both driveways are 24' in and out. Mr.•.Andrew: I believe the extra 10' is the drop-off area to the day care center. Mr. Falk: How wide is the berm? Mr. Andrew: 5' to 6' Mr. Falk: Other dimensions on this Site Plan seem to be alright, why weren't thedriveway dimensions put in? Mr. Gallagher: This is a revised Site Plan which we had to make up just during the last couple of days. We just didn't get around, to putting these dimensions in. Mrs. Scurto: I am having a bit of a problem with that area where the kids are dropped off. I feel that this widened area is not long enough for the cars to come in and go out of. The safety aspect is what concorns me. I do not feel there is enough room for a lot of cars going in and out at the same time. How many cars would you say could pull in there and drop off their precious cargo at one time? orMr. Gallagher: I would say about three cars right into the driveway, maybe two more waiting at the entrance to pull in. 7111, Mrs. Scurto: I think that parking area should be utilized in some way to allow for people to turn around and try and get out. I really feel there is not enough room as it is right now. I feel the parking area should be lengthened to accommodate more cars or else eliminate it all together. Mr.Gallagher: I suppose we could work something out. Mrs. Friedrichs: Maybe, Judy is right, and they should lengthen the parking area. They' could take out that tree at the end. Mr. Zimmer: On the Site Plan, the entrance to the day care center is that entrance closest to the walkway - right? Maybe they could move that entrance down further from the street? Mr.Gallagher: That might be tricky, There is intended to be a bell tower right there, which would have an esthetic value to the building. Mr. Andrew: Are there any more comments or questions from the Commission? Is there anyone in the audience wishing to speak either for or against this petition? John Collins: I am just wondering what this means about a waiver use on this 29301 Munger property What does that mean? Mr. Andrew: This area is zoned P.S. , which means Professional Services, and in order for them to put in any general office buildings, they must request a waiver use. .There are only certain uses allowed in the P.S. 6759 district, other than professional service uses, and they must be approved by this_ Commission and the City Council before they can start their project. (110: Is there anyone else in the audinece wishing to speak? Are there any more questions on the elevation, or about the entrance to the drop-off center? Mrs. Friedrichs: I would be in favor of having them eliminate that tree in their landscape plan, and extend the drop-off center south to allow for more room for cars going in and out. Mrs. Wisler: Maybe when they come in with their Landscape Plan, something could be incorporated to allow for these changes. Mr. Andrew: What we are talking about is revising the Site Plan, not the Landscape Plan. Mrs. Scurto: Can anyone tell me what the restrictions are on the footage between the eastern edge of the building and the driveway? Does there have to be 20' between the building and the driveway? They show two entrances t( _ the complex on the Site Plan. Why couldn't one entrance be used for coming in and the other for going out? Mr.Gallagher: I would like to point out that not everyone is coming in and going out at the same time. irMr. Andrew: What are your normal operating hours? Mr. Gallagher: The day care center is open from 6:30 a.m. to 6:00 p.m. Mr. Andrew: How many cars would you say come in and out during one day? Mr. Gallagher: Perhaps 70 to 100. Mr. Andrew: I really don't think 70 to 100 cars coming and going between 6: 30 in ,the morning and 6 o'clock at night would present a traffic problem. is there an alternative to this Plan? Mr. Nagy: I would suggest extending the drop-off area further south to the end of the road, that would lengthen the whole lane for cars coming in. Mr. Andrew: Alright, we will have them remove that one tree in order to extend the drop-off zone. Is there anyone else wishing to speak on this matter There was no one else wishing to speak, Mr. Andrew declared the Public Hearing on Petition 78-5-2-15 closed. On a motion duly made by Mr. Kluver, seconded by Mrs. Wisler, and unanimously adopted, it was #6-125-78 RESOLVED that, pursuant to a Public Hearing having been held on June 20, 1978 on Petition 78-5-2-15 as submitted by Bi-Con Construction Company 4111: requesting waiver use approval to construct a day care center and buildings for general office use on property located on the south side of Six Mile Road, between Mi.ddlebelt Road and Oporto, in the Northeast 1/4 of Section 14, the City Planning Commission does hereby recommend to the City Council that Petition 78-5-2-15 be approved, subjectto the following conditions: 6760 (1) that Site Plan #7803, Sheet SK-100, prepared by Bi-Con Construction Company, Inc. , which is hereby approved (with the exception that the parking area as shown will be shifted southward to accommodate more cars in the drop-off area) , shall be adhered to; (2) that Building Elevations as shown on Plan #7803, Sheet A-3 & A-5 which are hereby approved, shall be adhered to; and (3') that a detailed landscape plan showing all landscape materials proposed to be located on the site shall be submitted for Planning Commission review and approval within thirty (30) days of this approval, and the site shall be landscaped in compliance with the approved landscape plan prior to issuance of a Certificate of Occupancy. for the following reasons: (1) the proposed use is in harmony with the appropriate and orderly development of the surrounding neighborhood and complies with the Future Land Use Plan as adopted by ,the City Planning Commission; (2) the location of the buildings, driveways and protective wall connected with the proposed use will not have a detrimental affect upon the neighboring property in general, nor will it impair the value or appropriate development of adjacent lands; and • (3) the proposed use complies in every respect with the general requirements and regulations provided for such use. 1(: FURTHER RESOLVED that, notice of the above Public Hearing was sent to property owners within 500 feet, the petitioner, and all City Departments as listed in the Proof of Service. Mr. Andrew declared the above motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda Petition 78-3-7-1 by the Citi Planning Commission to determine whether or not to amend Part V of the Master Plan of the City of Livonia, known as the Master School and Park Plan, so as to delete property located north of Seven Mile Road, between Gill and Farmington Roads, in the Southeast 1/4 of Section 4. Mr. Andrew: This is a petition initiated by the City Planning Commission to amend the Master Plan of the City by deleting that property as shown on the map. Is there anyone in the audience wishing to • speak- either for or against this petition? else There was no one/present wishing to speak, Mr. Andrew declared the Public Hearing on Petition 78-3-7-1 closed. On a motion duly made by Mrs. Wisler, seconded by Mr. Zimmer, and unanimously adopted, it was ir #6-126-78 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission of the City of Livonia, having duly held a Public Hearing on June 20, 1978 for the purpose of amending Part V of the Master Plan of the City of Livonia, entitled the "Master School and Park Plan" , the same is hereby amended so as to delete property located on the north side of Seven Mile Road, between Gill and Farmington Roads, in the Southeast 1/4 of Section 4, 6761 for the following reason: (1) the site is no longer needed for park purposes and currently is being developed in connection with Windridge Village Subdivision. AND, having given proper notice of such hearing as required by Act 285 of the Public Acts of Michigan of 1931, as amended, the City Planning Commission does hereby adopt said amendment as part of the Master School and Park Plan of the City of Livonia which is incorporated herein by reference, the same having been adopted by resolution of the City Planning Commission with all amendments thereto, and further that this amendment shall be filed with the City Council, City Clerk and the City Planning Commission, and a certified copy shall also he forwarded to the Register of Deeds for the County of Wayne for recording. Mr. Andrew declared the above motion carried and the foregoing resolution adopted. Mr. F-11k announced the next item on the agenda Petition 78-3-7-2 by the City Planning Commission to determine whether or not to amend Part V of the Master Plan of the City of Livonia, known as the Master School and Park Plan, sous to delete property located on the south side of Lyndon Avenue between Levan Road and Park in the Southeast 1/4 of Section 20. Mr. Andrew: This is a petition initiated by the City Planning Commission to amend the Master Plan of the City by deleting that property as shown on the map. Is there anyone in the audience wishing to speak either for or against this petition? There was no one else wishing to be heard, Mr. Andrew declared the Public Hearing on Petition 78-3-7-2 closed. On a motion duly made by Mr. Kluver, seconded by Mrs. Scurto, and unanimously adopted, it was #6-127-78 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan, of 1931, as amended, the City Planning Commission of the City of Livonia, having duly held a Public Hearing on June 20, 1978, for the • purpose of amending Part V of the Master Plan of the City of Livonia, entitled "The Master School and Park Plan", the same is hereby amended so as to delete property located on the south side of Lydon Avenue between Levan Road and Park in the Southeast 1/4 of Section 20, for the following reason: (1) the Livonia School District no longer owns this site which is currently being developed as the Tanglewood Subdivision. AND, having given proper notice of such hearing as required by Act 285 9f the Public Acts of Michigan of 1931, as amended, the City Planning Commission does hereby adopt said amendment as part of the Master School and Park Plan of the City of Livonia which is incorporated herein by reference, the same having been adopted by resolution of the City Plan- ning Commission with all amendments thereto, and further that this amendment shall be filed with the City Council, City Clerk and the City Planning Commission, and a certified copy shall also be forwarded to the Register of Deeds for the County of Wayne for recording. Mr. Andrew declared the above motion carried and the foregoing resolution adopted. 6762 Mr. Falk announced the next item on the agenda is Petition 78-4-7-3 by the City (10 Planning Commission to determine whether or not to amend Part V of the Master Plan of the City of Livonia, known as the Master School and Park Plan, so as to delete property located on the south side of St. Martins Avenue between Purlingbrook and Middlebelt Road in the Southeast 1/4 of Section 2. Mr...Andrew: This is a petition initiated by the City Planning Commission to • amend the Master Plan of the City by deleting that property as shown on the map. Is there anyone in the audience wishing to speak either for or against this petition? There was no one else wishing to be heard, Mr. Andrew declared the Public Hearing on Petition 78-4-7-3 closed. • On a motion duly made by Mrs. Scurto, seconded by Mr. Zimmer, and unanimously adopted, it was #6-128-78 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan of 1931, as amended, the City Planning Commission of the City of Livonia, having duly held a Public Hearing on June 20, 1978 for the purpose of amending Part V of the Master Plan of the City of Livonia, entitled "The Master School and Park Plan", the same is hereby amended so as to delete property located on the south side of St. Martins aVenue between Purlingbrook and Middlebelt Roads in the • Southeast 1/4 of Section 2, • for the following reason: (1) This site is no longer needed for park purposes since it is currently being developed as the Ziegler Place senior citizens housing project. AND, having given proper notice of such hearing as required by Act 285 of the Public Acts of Michigan of 1931, as amended, the City Planning Commission does hereby adopt said amendment as part of the Master School and Park Plan of the City of Livonia which is incorporated herein • by reference, the same having been adopted by resolution of the City Planning Commission with all amendments thereto, and further that this amendment shall be filed with the City Council, City Clerk, and the City Planning Commission, and a certified copy shall also be forwarded to the Register of Deeds for the County of Wayne for recording. Mr. Andrew declared the above motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Preliminary Plat approval for Bicentennial Estates Subdivision proposed by Rest=in-the-Son Inc. on property located north of Seven Mile Road between Gill Road and Bicentennial Park in the Southwest 1/4 of Section 4. Mr. Andrew: Mr. Nagy, any correspondence in the file regarding this petition? dr Mr. Nagy: We have a letter from the Department of Public Works, Bureau of (rip: Inspection advising no problems connected with proposal; also a letter from the Police Department, Traffic Bureau, advising all seems to be satisfactory relative to traffic patterns and flow. A letter from the Fire Marshal advises no objections to proposal_ such letter listing suggested locations of fire hydrants in the 6763 subdivision. Letter from Engineering indicates financial. obligations yet to be settled with proprietor. . . .etc. , signed by Gary D. Clark. Mr. Andrew: Are there any comments or questions from the Commission of Mr. Carney, representing the proprietor? Mrs. Scurto: • If I remember correctly, there was some dicussion about waiving the open space requirement in this project? And also, didn't we discuss an island in the center of Brown Court? Mr. Nagy: Yes, latest plans do provide for an island within Brown Court, and will be landscaped accordingly. Mr. Carney: In addition, upon a close analysis of this plat, you will see that we did make a change in the lot structure. Those lots on Bridge Street that backup to Gill Road do have an additional 30' depth for a greenbelt easement. In doing this we lost a lot, previously we contemplated 142, now we have 141. Mrs. Friedrichs: I believe we also discussed if there was any way possible that the residents might be able to walk through to Bicentennial Park. I suppose if people are able to walk over into the Park, people from the park could walk into the subdivision, and the residents wouldn't like that. orMrs. Scurto: I would certainly be in favor of renaming Brown Court in memory IL I of Nicky Canzano, maybe they could call it Nicky Court. Mr. Andrew: Why don't we just let Engineering worry 'about naming the streets. Any more comments or questions from the Commission. Is there anyone in the audience wishing to speak either for or against this petition? Peter Reynolds: I would like to know what the grade level of the home will be? 19751 Gill Rd. Mr. Andrew: That is a question for the Engineering Department. Mr. Reynolds: Where will the sewer go? Mr. Shane: As yet, the City hasn't determined exactly just where the sewer will be located, but if you are concerned about tapping in, that will certainly be possible for you to do so. Mr. Andrew: Any more comments or questions? Anyone else in the audience wishing to speak? There was no one else wishing to speak on this matter, Mr. Andrew declared the Public Hearing on Preliminary Plat for Bicentennial Estates Subdivision closed. On a motion duly made by Mr. Zimmer, seconded by Mr. Falk and unanimously adopted, it was 1 6764 #6-129-78 RESOLVED that, pursuant to a Public Hearing having been held on June 20, . 1978, the City Planning Commission does hereby recommend to the City Council that the Preliminary Plat for Bicentennial Estates Subdivision (11: as revised proposed by Rest-in-the-Son Inc. , on property located north of Seven Mile Road between Gill Road and Bicentennial Park in the South- west 1/4 of Section 4, be approved for the following reasons: (1) the Preliminary Plat is drawn in full compliance with the R-3 Zoning District regulations; (2) it is consistent with good standards of subdivision design and layout; (3) It complies with the Subdivision Rules and Regulations of the City of-Livonia, the open space requirement having been waived by separate action of the Planning Commission; subject to the following conditions: • (1) a plan for the subdivision entrance marker, and a plan for the greenbelt easement as shown on the plat along Gill Road, be submitted for Planning Commission review and approval prior to the submittal of a Final Plat. FURTHER RESOLVED that, notice of the above hearing was sent to abutting property owners, the 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, Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Department. Mr. Andrew declared the above motion carried and the foregoing resolution adopted. #6-130-78 RESOLVED that, pursuant to a request dated 6/13/78 from L.R.Schrader, the City Planning Commission does hereby determine to waive the open space requirements of Section 9.09 of the Subdivision Rules and Regulations as they relate to Bicentennial Estate Subdivision for the following reasons: • (1)- The area is already being adequately served with park and open space through the 240 acre Bicentennial Park. (2) The maintenance of an additional park of such small area would be a burden to the Parks and Recreation Department. - (3) The Parks and Recreation Department has indicated its concurrence in this request. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Friedrichs, Smith, Zimmer, Falk, Morrow, Wisler, Andrew NAYS: Scurto Mr. Andrew declared the above motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agneda is Petition 78-5-6-7 by the City Planning Commission to amend the Zoning Ordinance #543, of the City of Livonia, known as Part IV of the Master Plan, so as to amend Article XXX, C-3 District Regulations, so as to establish regulations for the control of adult bookstores, signs and related material within the City of Livonia. • 6765 Mr. Andrew: This is a petition initiated by the Planning Commission to amend the Zoning Ordinance in order to establish regulations for the control of adult bookstores, signs and related materials. Is there anyone in the audience wishing to speak either for or against this petition? There was no one else wishing to be heard on this matter, Mr. Andrew declared the Public Hearing on Petition 78-5-6-7 closed. On a motion duly made by Mr. Morrow, seconded by Mr. Smith, and unanimously adopted, it was '#6-131-78 RESOLVED that, pursuant to a Public Hearing having been held on June 20, 1978 on Petition 78-5-6-7 as submitted by the City Planning Commission to amend Ordinance #543, the Zoning Ordinance of the City of Livonia, known as Part IV of the Master Plan, so as to establish regulations for the control of adult bookstores, signs and related material within the City of Livonia, the City Planning Commission does hereby recommend to the City Council that Petition 78-5-6-7 be approved for the following reasons: (1) this amendment will provide the City with controls for the location and nature of "adult bookstores"; and (2) this amendment is recommended by the Department of Law. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of 5/30/78, and that notices of such hearing were sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumer Power Company, and City Departments as listed in the Proof of Service. Mr. Andrew declared the above motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agneda is Petition 78-5-6-8 by the City Planning Commission to amend the Zoning Ordinance #543, of the City of Livonia, known as Part IV of the Master Plan, so as to amend Article XVIII - Supplementary Regulations by adding new controls to the sign regulations in the R-8, R-9, P.O. , C=3 and C-4 Zoning Districts. Mr. Andrew: This is a petition initiated by the City Planning Commission to provide for sign regulations in certain zoning districts. Is there anyone in the audience wishing to speak either for or against this petition? There was no one else wishing to speak on this matter, Mr. Andrew declared the Public Hearing on Petition 78-5-6-8 closed. On a motion duly made by Mr. Falk, seconded by Mr. Zimmer, and unanimously adopted, it was #6-132-78 RESOLVED that, pursuant to a Public Hearing having been held on June 20, 1978 on Petition 78-5-6-8 as submitted by the City Planning Commission on its own motion to amend Ordinance #543, the Zoning Ordinance of the City of Livonia, known as Part IV of the Master Plan, so as to amend Article XVIII - Supplementary Regulations - by adding new controls to the sign regulations in the R-8, R-9, P.O. , C-3 and C-4 Zoning Districts, the City Planning Commission does hereby recommend to the City Council that Petition 78-5-6-8 be approved for the following reasons: 6766 (1) this amendment is needed so as- to incorporate into the Sign District Regulations of Zoning Ordinance #543 the P-8, R-9, P.O. , C-3 and C-4 Zoning Districts as these districts are presently not listed s in the sign regulations. FURTHER RESOLVEd that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of 5/30/78, and that notices of such hearing were 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. Falk, and adopted, it was #6-133-78 RESOLVED that, pursuant to a Public. Hearing having been held on May 9, 1978 on Petition 78-3-1-17 by Richard M. Lewiston to rezone property located on the south side of Margareta Drive between Newburgh Road and , the I-275 Freeway in the Northeast 1/4 of Section 7, from R-5 to R-3, the City Planning Commission does hereby recommend to the City Council that Petition 78-3-1-17 be approved for the following reasons: (1) the Livonia Board of Education has determined that subject land is no longer needed for school purposes; (2) the R-3 classification will provide for lot sizes consistent with the overall prevailing lots within the general area as well as the J new subdivisions developing in the area; and (3) the R-3 classification will provide for the most reasonable and superior street and lot arrangement. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of 4/20/78, and that notices of such hearing were 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, Smith, Zimmer, Scurto, Falk, Morrow NAYS: Kluver, Andrew ABSTAIN: Wisler ABSENT: None Mr. Andrew declared the above motion carried and the foregoing resolution adopted. On .a motion duly made by Mr. Morrow, seconded by Mrs. Scurto, and unanimously adopted, it was #6-134-78 RESOLVED that, the City Planning Commission, pursuant to the provisions {109 of Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission does hereby establish and order that a public hearing be held in the City Hall of the City of Livonia, to determine whether or not to amend Part V of the Master Plan of the City of Livonia, the Master School and ,Park Plan, by deleting property located south of Margareta Drive , between Newburgh Road and the I--275 Freeway in the Northeast 1/4 of Section 6767 FURTHER RESOLVED that, notice of time and place of said public hearing ir shall be published in a newspaper of general circulation in the City of , ,Livonia, and a notice by registered United States mail shall be sent to each public utility or railroad company owning or operating any public 71610 utility or railroad company within the City of Livonia in accordance with the provisions of Act 285 of the Public Acts of Michigan, 1931, as amended. Mr...Andrew declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mrs. Wisler, and adopted, it was #6-135-78 RESOLVED that, pursuant to a Public Hearing having been held on May 9, 1978 on Petition 78-4-1-20 as submitted by the Plymouth Investment Company to rezone property located south of Eight Mile Road, west of Gill Road in the West 1/4 of Section 4, from RUFB to R-3, the City Planning Commission does hereby recommend to the City Council that Petition 78-4-1-20 be denied for the following reasons: (1) The proposed change of zoning will not promote the orderly growth and development of the surrounding area at a lot size compatible to the established housing patterns presently existing within the area, but rather would tend to encourage the rezoning of these acreage parcels to the R-3 or lesser zoning classifications. (2) The proposed change of zoning does not maximize on the unique, natural, physical and locational potential of the area for larger lot development as would be acheived as a result of the preservation of the RUF zoning classification, and this potential would be_ lost 41:10 - as a result of conventional R-3 type housing development. (3) This area represents one of the last remaining areas of the City of Livonia for larger lot residential development, and therefore every effort should be made to preserve the established zoning of the area so as to achieve a broader balance and range in type of lot sizes within the City of Livonia. (4) By preserving and maintaining the present zoning classification of RUF, there will be less burden upon the area, the roads and utilities, and there will be a less adverse effect upon the neigh- boring residential areas; and (5) Denial of this proposed change of zoning is consistent with the Planning Commission's position and recommendation with respect to Petition 78-2-1-13. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of 4/20/78, and that notices of such hearing were 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 above motion resulted in the following: AYES: Kluver, Friedrichs, Smith, Scurto, Falk, Morrow, Wisler, Andrew NAYS: Zimmer Mr. Andrew declared the above motion carried and the foregoing resolution adopted. 6768 On a motion duly made by Mrs.Scurto, seconded by Mrs. Wisler, and unanimously 41 adopted, it was #6-136-78 RESOLVED that, pursuant to a Public Hearing having been held on June 6, 1978 on Petition 78-3-3-4 initiated by Council Resolution #338-78 requesting the vacating of that portion of Wayne Road located within the Fairway Subdivision on the south side of Eight Mile Road, west of Gill Road, in the Northwest 1/4 of Section 4, the City Planning Commission does hereby recommend to the City Council that Petition 78-3-3-4 be approved for the following reasons: (1) Wayne Road serves no practical purpose in its present location. (2) No abutting property owners have indicated a desire to retain Wayne Road. (3) The General Manager of Glen Eden Cemetery, Alvin C. Meter, has indicated his support of the vacating. (4) All reporting City Departments are in support of the vacating. (5) It is in the City's best interst, the area's best interest and in the best interest of good planning to avoid excessive roads which serve no practical purpose. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of 5/18/78 and that notices of such hearing were 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 aboe motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mrs. Wisler, and unanimously adopted, it was #6-137-78 RESOLVED that, pursuant to a Public Hearing having been held on June 6, 1978, the City Planning Commission does hereby recommend to the City Council that the Preliminary Plat for the Cureter Industrial Subdivision proposed to be located west of Stark Road between the C & 0 Railroad and the I-96 Service Drive in Section 28 be approved for the following - reasons: (1) The Subdivision plan is drawn in full compliance with the M-1 Zoning District regulations, as well as the Subdivision Rules and Regulations of the City of Livonia. (2) The Industrial Development Coordinator recommends approval. (3) All reporting City Departments have indicated their support of the industrial subdivision. {0: FURTHER RESOLVED that, notice of the above hearing was sent to abutting property owners, the proprietor, City Departments as listed in the Proof Service, and copies of the plat together with notice have been sent to the Building Inspection, Superintendent of School, Fire Department, Police Department, and Parks & Recreation Department. 6768 Mr. Andrew declared the above motion carried and the foregoing resolution adopted. drOn a motion duly made by Mr. Zimmer, seconded by Mrs. Scurto, and unanimously adopted, it was Sille #6-138-78 RESOLVED that, the City Planning Commission, pursuant to Council Resolution #379-78, does hereby establish and order that a public rehearing be held on Petition 77-3-6-4 to amend Section 2.06, Definitions Pertaining to Lots and Areas, of Ordinance #543, the Zoning Ordinance, by revising the definition of "Lot" . • FURTHER RESOLVED that, notice of such hearing be givenas provided in Section 23.05 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended. Mr. Andrew declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Zimmer, and unanimously adopted, it was #6-139-78 RESOLVED that, pursuant to Section 18.47 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended by Ordinance #990, the City Planning Commission does hereby recommend to the City Council that Petition 78-6-8-17, by Amoco Oil Company requesting approval of all plans required by Section 18.47 submitted in connection with a proposal to add canopies to the existing service station located on the south side of Eight Mile Road between Farmington and Gill Roads in Section 4, be approved subject to the following conditions: J (1) that Site and Landscape Plan #0186 as revised by Standard Oil Company which is hereby approved shall be adhered to; (2) that canopy elevations as shown on Plan #76020 and #76021, prepared by Amoco Oil Company, which are hereby approved shall be adhered to; (3) that all landscape materials as shown on the approved Landscape Plan shall be installed on the site by October 1, 1978, and thereafter maintained in a healthy condition. Mr. Andrew declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Morrow, seconded by Mrs. Wisler, and unanimously adopted, it was #6-140-78 RESOLVED that, the City Planning Commission does hereby approve the Landscap< Plan and Sign Design Plan submitted by Pic-Way Shoe Mart in connection with a condition of approval of Petition 77-11-8-30P by Pic-Way Shoe Mart requesting approval of all plans required by Section 18.58 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended by Ordinance #1306, in connection with a proposal to construct a building on the northeast corner of Joy and Middlebelt Roads in Section 36, subject to the following conditions: (1) that Landscape Plan #77-546, prepared by Seymour H. Mandell, which (leis hereby approved, shall be adhered to; (2) that all landscape materials as shown on the approved Landscape Plan shall be installed on the site before issuance of a Certificate of Occupancy; 6769 (3) that the two wall signs, 4' x 25' each, and the 45 square-foot dpole sign as shown on Plans prepared by Cumings, Inc. , which are hereby approved, shall be adhered to. IL Mr. Andrew declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Falk, and unanimously adopted, .it was • #6-141-78 RESOLVED that, pursuant to Section 18.58 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended by Ordinance #1306, the City Planning Commission does hereby approve Petition 78-5-8-15P by T.. Rogvoy Associates, Inc. , for Newton Furniture Store, requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to construct an addition to an existing furniture store located on the east side of Middleblet Road between Broadmoor and Sunnydale in Section 13, subject to the following conditions: (I) that Site Plan #7843, dated 4/26/78, prepared by Rogvoy Associates, Architects, which is hereby approved, shall be adhered to; (2) that Building Elevations as shown on Plan #7843, dated 4/26/78, prepared by Rogvoy Associates, Architects, which are hereby approved, shall be adhered to. Mr. Andrew declared the above motion carried and the foregoing resolution adopted. {: On a motion duly made by Mrs. Scurto, seconded by Mrs. Friedrichs, and adopted, it was #6-142-78 RESOLVED that, pursuant to Section 18.58 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended by Ordinance #1306, the City Planning Commission does hereby approve Petition 78-6-8-18P by Jimmies Rustics, Inc. , requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to construct a storage building on property located on the north side of Six Mile Road between Louise and Middlebelt in Section 11,. subject to the following conditions: • (1) that Site Plan as prepared by Nick J. Sica for Jimmies Rustics, which is hereby approved, shall be adhered to; (2) that the Building Elevations as shown on the plan prepared by Shelby Precast Concrete Company, which are hereby approved, shall be adhered to; and (3) that the building shall be painted a color to match the existing store by October 1, 1979. A roll call vote on the above motion resulted in the following: AYES: Kluver, Friedrichs, Zimmer, Scurto, Falk, Morrow, Wisler, Andrew NAYS: Smith (11111 Mr. Andrew declared the above motion carried and the foregoing resolution adopted. 6770 Ci On a motion duly made, seconded, and unanimously adopted, the 356th Regular Meeting and Public Hearings held by the City Planning Commission on June 20, 1978 was adjourned at 9:45 p.m. CITY PLANNING COMMISSION 570,---e--4-/ liP V—A—e-A-7,1--e--- Josep/J. Fa/ , Se`f. etary ATTEST: 4 Com/ /,',. :,:<____4.e_z-e, �e..}i /niel R. Andrew, Chairman • • ti