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HomeMy WebLinkAboutPLANNING MINUTES 1979-03-29 6940 MINUTES OF THE 169th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY 4 PLANNING COMMISSION OF THE CITY OF LIVONIA 4 On Tuesday, March 20, 1979, the City Planning Commission of the City of Livonia, held its 369th 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 8:00 p.m., with approximately 70 interested people in the audience. MEMBERS PRESENT: Jerome Zimmer Joseph Falk Esther Friedrichs C. Russell Smith R. Lee Morrow Daniel R. Andrew Herman Kluver Suzanne Wisler Judith Scurto 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, this Commission only makes a recommendation to the City Council, who in turn will then hold their own Public Hearing and decide the question. If a petition involves a waiver use request, and the petition is denied by the Planning Commission, the petitioner then has ten days in which to appeal for relief. Otherwise the petition is terminated. Mr. Andrew passed the gavel to Mr. Zimmer who acted as Chairman. 1[0 Mr. Falk, Secretary, announced the first item on the agenda.is Petition 79-1-1-5 by Jeanne Hildebrandt, Manager, Livonia Mall Shopping Center, requesting to rezone property located on the north side of St. Martins Avenue, west of Middlebelt, in the Southeast 1/4 of Section 2, from RUFA and R-1 to C-2. Mr. Nagy: The petition called and will not be able to attend the meeting. We will proceed as we could not cancel at this late notice. Mr. Zimmer: For the benefit of the audience I might explain at this point we would ask the petitioner to come forth but as you heard Mrs. Hildebrandt could not be here. She is representing the people who own and operate the Mall. The petition is requesting a rezoning of property in order to construct a warehouse for a catalogue showroom. The petitioner sees that use as being compatible with the shopping center it adjoins to the south. That essentially would be her words to you tonight. We would then ask'if there are any questions from the Commission? Mrs. Scurto: Does the petitioner own this property now or is it an option? Mr. Nagy: They are the owners of the property. Mrs. Scurto: How long.? _ Mr. Nagy: At the time of the purchase of the lands of the Livonia Mall. 4 li:, Mrs. Scurto: Were the back lots purchased from those people that live there now? Mr. Nagy: I don't believe so. 6941 Keith Koch: I would like to know what they are going to put around the property 29661 Bretton to keep the noise out from the residents? 3 a 4 Mr. Zimmer: In C-2 a wall would be required around the entire perimeter that abuts residential property. Keith Koch: Would it be compatible to our backyards? Mr. Zimmer: It will be a masonary wall of some 5 to 7 feet. Mr. Koch: This area has acted as a buffer for us from the Mall. I would like to see it stay that way. Harold Mackler: I wonder if the road as it is presently constructed could handle 29310 St. Martin semi trucks that would be going to this warehouse? Mr. Zimmer: As the site would develop it would be expected to be adequate to service that area. Mr. Mackler: Are there specifications for roads that handle semis? Mr. Nagy: Road specifications are thicker concrete, deep strength asphalt. Mr. Mackler: Does St. Martins meet those specifications? Mr. Nagy: I cannot answer that. I lack information on that. 1[4Mr. Zimmer: I appreciate that comment. We will keep that in mind. Mrs. Wagner: The woods on this property keep our area very tranquil and peaceful. 0 29641 Bretton I would not like to see a big warehouse there. Mr. Zimmer: It is currently zoned residential. You must understand that something is going to happen. They could build a lot of howes there. Unfortunately it will not remain wooded forever. Keith Koch: One other question I have, how much time would pass before they would rezone all the RUF down the line? Mr. Zimmer: It is probably a likely thing that if this petition was granted the other RUF property could be changed. F. Walters: Is there a guaranty that the existing property level will stay 29727 Bretton where it is? Mr. Zimmer: I have no information on that. It will have some impact, whether it is favorable or otherwise I could not say. Mrs. Wagner: This parcel is like a park now. It is fairly well treed. This development will more than likely devalue the homes. Mr. Zimmer: I appreciate your comments. I Mrs. Hellen: At the time we bought our home which was 19 years ago it was all residential. I do feel we will be bothered with trucks. I would prefer to have it residential. 6942 Mr. Zimmer: Did you ever try to buy the parcel behind you? IL Mrs. Hellen: Yes, the owner offered to sell the six parcels to the six property 29549 Bretton owners but not unless all six property owners were all interested. Only two of us could afford or were interested in the pieces so the owner would not sell. Betty Parsley: I have the first 1/2 acre lot. I have to say "no". The noise would 29621 be something terrible. The noise as it is now bothers me now. I hope Bretton it could be stopped. Mr. Zimmer: You own the first west lot. Mrs. Parsley: I would have all the wall. Mr. Andrew: How long have you been there? Mrs. Parsley: Five years. Stan Ryzinski: Does the City of Livonia do any surveys as to the needs of the 29701 Bretton area? Mr. Zimmer: About 4 to 5 years ago we had a "Future Land Use" plan developed primarily by the Planning Department. This land in question on the Future Land Use plan indicates low density residential. We pay great attention to this. It is a published fact. The southern portion 1[40 presently zoned RUF is projected on the Future Land Use Plan as high density residential. f Mr. Ryzinski: As far as that area it is getting highly commercial from St. Martins to Seven Mile. Mrs. Scurto: How would the moeowners feel about multip'e apartment dwellings? Mr. Zimmer: We do not think the petitioner would be successful in a venture of building homes on these large lots. If it stays residential it probably will have some type of multiple dwelling. Mrs. Scurto: I would like to add that someone is paying taxes on that land and they have the right to develop that land but in what fashion we will have to determine. Mr. Mackler: I have seen an original plan of the Mall and at that time they had planned a building right in there. It was never built. Mr. Nagy: This is the first I have heard of that. Possibility the developer thought about it but never petitioned the City for the proper change in zoning. There has been no petition on this property since 1952. There has never been a request that has been denied. Mr. Koch: What kind of multiple apartments would be built. Three-story? Mr. Nagy: There is a garden type that would limit it to no more than two stories and there is a high rise zoning classification. Mr. Koch: I would favor only one or two stories. Mrs. Parsley: Some kind of medical building with trees to block out the building would be fine. 6943 Mr. Ryzinski: Is there a height restriction on the proposed commercial building? 4 Mr. Nagy: 35 feet. Mr. Zimmer: Are there any further comments on this matter? There was no one else wishing to discuss this matter, Mr. Zimmer declared the Public Hearing on Petition 79-1-1-5 closed. On a motion duly made by Mr. Andrew, seconded by Mr. Morrow, and adopted, it was #3-35-79 RESOLVED that, pursuant to a Public Hearing having been held on March 20, Ic 1979 on Petition 79-1-1-5 as submiited by Jeanne M. Hildebrandt, Manager, Livonia Mall Shopping Center, requesting to rezone property located on the north side of St. Martins Avenue, west of Middlebelt in the Southeast 1/4 of Section 2, from RUFA and R-1 to C-2, the City Planning Commission does hereby table Petition 79-1-1-5 until the Study Meeting of April 3, 1979. A roll call vote on the above motion resulted in the following: AYES: Kluver, Friedrichs, Morrow, Wisler, Andrew NAYS: Smith, Zimmer, Scurto, Falk Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. Mr. Morrow: I would like to point out that on the Future Land Use plan both high and low density residential are shown on this parcel, the RUF portion being the high density and the R-1 being the low density. Mr. Falk, Secretary announced the next item on the agenda is Petition 79-2-1-6 by Greenfield Construction Company to rezone property located on the south side of Six Mile Road between Newburgh Road and the I-275 Freeway in the Northeast 1/4 of Section 18, from P.S. to C-2. Ron Seeley: We would like to rezone part of the P.S. district, that part being Representing the northwest corner. It is 3+ acres and it will accommodate Win Schuler's. We still have 6 more acres left for the P.S. zoning. The area proposed is at the southeast corner of Laurel Park Drive South and Six Mile Road. Mr. Zimmer: Are there any questions from the Commission: From the audience? J.Grigsby: Is there a letter of intent filed? If Win Schuler's should decide not 16111 Huff to carry through their plan and it is rezoned to C-2 some other place could go in. Mr. Nagy: Win Schuler's has joined in as co-petitioner. There is a representative here tonight. Mr. Grigsby: I have no problems with a Win Schuler's. Mr. Zimmer: Any more discussion on this matter? 1: There was no one else wishing to speak on this matter, Mr. Zimmer declared the Public Hearing on Petition 79-2-1-6 closed. On a motion duly made by Mrs. Scurto, seconded by Mr. Falk, and unanimously adopted, it was 6944 #3-36-79 RESOLVED that, pursuant to a Public Hearing having been held on March 20, 1979 on Petition 79-2-1-6 as submitted by Greenfield Construction Company to rezone property located on the south side of Six Mile Road, west of 1[: Newburgh Road, in the Northeast 1/4 of Section 18, from P.S. to C-2, the City Planning Commission does hereby recommend to the City Council that Petition 79-2-1-6 be approved, for the following reasons: (1) The proposed zoning will be compatible to and in harmony with adjacent zoning. (2) The proposed C-2 zoning will be efectively separated from the Laurel Park residential subdivision to the south by an adjacent office zoning district. (3) The proposed zoning will provide for land uses that are in harmony with the overall Laurel Park concept for quality development. (4) The proposed zoning will provide for commercial services needed to serve the existing and future residents in the surrounding areas as well as the future residents and employees of the Laurel Park complex. FURTHER resolved that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of 3/1/79 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mrs. Friedrichs, seconded by Mrs. Wisler and unanimously adopted, it was #3-37-79 AND THAT, the City Planning Commission does hereby waive the provisions of Section 10 of Article VI of the Planning Commission Rules of Procedure regarding the seven-day period concerning effectiveness of Planning Commission resolutions. Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Petition 79-2-1-7 by A.S.Nakadar, M.D., to rezone property located on the west side of Farmington Road, south of Eight Mile Road in the Northeast 1/4 of Section 4, from RUFA to P.S. Fred Armour: We would like to reverse the building that had been started on the Representing north. Now we would like to get a small ambulatory hospital and several Dr.Nakadar doctors' offices that willsurround the hospital. The hospital wile]. be staffed by the doctors from the surrounding offices. Mrs. Scurto: Are you going to remove that house? Mr. Armour: Yes. 1: Mrs. Friedrichs: By small ambulatory hospital, do you mean overnight patients, or on an in and out basis? Mr. Armour: There will be no overnight patients. 6945 Mrs. Friedrichs: What is the approximate size of the hospital? Mr. Armour: We don't know. It would not be too large. Mrs. Friedrichs: It will be staffed by doctors located on that piece of property? Mr. Armour: Yes, we are hopeful to have six buildings there. Mr. Morrow: What are the hours of operations and days of the week? Mr. Armour: I don't know. Mr. Morrow: It will be an emergency type, no appointment, 7 days, 24 hours kind? Mr. Armour: It will be for treatment of emergencies without appointments, yes. Mr. Andrew: I have no difficulty with what you are proposing but as far as calling the center building a hospital I believe it is better referred to as a medical clinic. Mrs. Friedrichs: A day clinic. Mr. Andrew: The house that will be removed has the Van Kote sign in front of it. Mr. Armour: Yes. Mr. Zimmer: Any questions from the audience? Any futher comments from the Commission? There was no one present wishing to speak any further on this matter, Mr. Zimmer declared the Public Hearing on Petition 79-2-1-7 closed. On a motion duly made by Mrs. Friedrichs, seconded by Mrs. Wisler, and unanimously adopted, it was #3-38-79 RESOLVED that, pursuant to a Public Hearing having been held on March 20, 1979 on Petition 79-2-1-7 as submitted by Fred Armour for A.S. Nakadar requesting to rezone property located on the west side of Farmington Road, south of Eight Mile'Road in the Northeast 1/4 of Section 4, the City Planning Commission does hereby recommend to the City Council that Petition 79-2-1-7 be approved for the following reasons: (1) The proposed zoning will provide for uses that are consistent with the Future Land Use Plan recommendation for this general area. (2) The proposed zoning is compatible with the surrounding zoning and/or uses adjacent thereto. (3) The proposed zoning will provide for uses that will act as a transition or buffer between commercial uses and adjacent residential areas. (4) The proposed zoning represents a small expansion of the P.S. zoning district recently granted on property immediately north and adjacent to the area of this petition. 6946 li FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of 3/1/79 and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Petition 79-2-1-8 by Plymouth Investment Company to rezone property located south of Eight Mile Road between Gill and Wayne Roads in the Northwest 1/4 of Section 4, from RUFB to R-3, R-4 and R-5. Mr. Zimmer: Is the petitioner present? Gil Franklin: Yes. Originally we had proposed R-3 for the entire parcel but Representing after the Mayor's veto, we revised our proposal to include R-4 Petitioner and R-5. We have met with the Mayor and the Planning Dept. and have gone over the proposal. Mr. Zimmer: A few larger lots in some portion but it is fair to say it is somewhat the same character principally an R-4 type development. Philip Derosia: With these larger lots in the north section of this subdivision 19805 Gill what will this do to my property value with some smaller lots downs flit other part? II Mr. Zimmer: I don't know. We have no feel for that. Mr. Derosia: What about paving and sewers? Mr. Zimmer: The developer will pave from Eight Mile to the end of Lot No. 2 on Gill Road. Mr. Nagy: The paving will extend a little further south. It will be slightly south of Lot 2. There are other developers who will share in the cost to pave a portion of Gill coming north from Seven Mile. The sewer will come from the southeast. Larry Roesner: The backside of some of the end lots on Norfolk are low and have 34805 Norfolk a foot of water in the backyards. There are ducks there. With this subdivision coming up behind there what will that do to the low spots. Mr. Nagy: Those problems will be worked out at a later date. Right now this is a question of rezoning. Mr. Roesner: Will this affect Laurel? Mr. Zimmer: No. Mr. Roesner: I would like to see the R-3 extended to R-4. Mr. Andrew: Does the sewer come from Windridge and cross Gill? Mr. Nagy: It comes up through Windridge on the east side of Gill. It does not come up from intersection of Gill and Seven Mile. ' 6947 Mr. Andrew: As we deveop #3 on the eastside of Gill, south of Eight, those lots iii0will back up to Gill? Mr. Nagy: Combination. Mr. Andrew: Will these people have a sewer to tap into? Mr. Nagy: When we have the subdivision plans we will be able to more accurately advise then. Mr. Andrew: I thought my question was premature. Mr. Derosia: If the paving will go slightly south in front of my property, then only half will be paved. Did anyone ever try to back up on half pavement and half gravel. Mr. Zimmer: We understand your predictment. That is a fair question and it is going to be studied. Mrs. Wisler: Do we on plat approvals notify the same people as a matter of routine? Mr. Nagy: On plat approvals, the abutting neighbors are notified. Mrs. Wisler: A spokesman can be notified at the time of plat approval. We hope that the revised proposal of petitioner is some kind of a compromise and does answer some of the things you were looking for, and we were looking for. 110 Mr. Zimmer: If we could include those two gentlemen on our notification list and ask them to spread the word when the plat comes up. Mr. Roesner: The sewer is a key point. Andrew Schropp: There is low land here on the lots that are on Eight Mile. 35045 Eight Mi. What are we going to do when they go up one foot higher? Mr. Zimmer: Engineering will take a close look at that and report their recommendations to us. Any further comments or questions. There was no one else present wishing to speak any further on this matter, Mr. Zimmer declared the Public Hearing on Petition 79-2-1-8 closed. • On a motion duly made by Mrs. Wisler, seconded by Mrs. Friedrichs, and unanimously adopted, it was #3-39-79 RESOLVED that, pursuant to a Public Hearing having been held on March 20, 1979 on Petition 79-2-1-8 as submitted by Plymouth Investment Company requesting to rezone property located south of Eight Mile Road, west of Gill Road, in the west half of Section 4, from RUF to R-5, R-4 and R-3, the City Planning Commission does hereby recommend to the City Council that Petition 79-2-1-8 be approved for the following reasons: (1) The proposed change of zoning is in accord with the spirit and purpose of the Future Land Use Plan and the aopted land use goals and policies of the Master Plan of the City of Livonia. (2) The proposed change of zoning will provide for residential lot sizes consistent with and compatible to the adjoining developed residential properties. 6948 (3) The proposed change of zoning provides for a good transitional plan 1111 between the recently approved developement to the south and east and the older, established residential neighborhood to the north. (4) The proposed change of zoning and related housing development will provide for public improvements that will be benefical to the neighboring area. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of 3/1/79, and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Petition 79-1-3-1 by Marvin R. Stempien for Gerald C. May, requesting the vacating of the south 1/2 of Leon Avenue located north of Ann Arbor Road, west of Newburgh Road in the Northeast 1/4 of Section 31. Mr. Zimmer: Is there any correspondence? Mr. Nagy: There is a letter from Gary Clark, Engineering. There is a letter dated March 8, 1979 from Detroit Edison which Mr. Clark responded to on March 14, 1979 indicating a clarification was needed from Detroit Edison regarding their March 8, 1979 letter. As yet Engineering has not received a response from Detroit Edison. There is no comment from the Wayne County Road Commission as yet. Mr. Zimmer: Petitioner wants to place the building over a portion of the vacated area. Mr. Nagy: They are requesting the vacating on the south half of Leon Avenue only and the new building would occupy a portion of the vacated area. Greg Stempien: I am here in my brother's absence. He is representing the petitioner. 33900 School- It is the petitioner's intention to raze the present building on the craft site and build a new Class C structure. We must have more parking. We would move the new building back about 25 feet and vacate a street which • has never been improved. It is an undeveloped street. The water level comes very close to where the street is now. Mr. Zimmer: Are you aware that the Engineering Department has requirements having to do with the ceptic system presently there? Mr. Stempien: I don't see that there would be a problem in improving the present conditions and updating the facilities in the future. It will have to be taken care of. Mr. Zimmer: Any questions from the audience? Mr. Andrew: How can we proceed when we have no recommendation from Detroit Edison? Mr. Zimmer: It would seem that we cannot. Any further comments? ' 6949 There was no one present wishing to speak any further on this matter, Mr. Zimmer declared the Public Hearing on Petition 79-1-3-1 closed. 1[0 On a motion duly made by Mr. Andrew, seconded by Mrs. Scurto, and unanimously adopted, it was #3-40-79 RESOLVED that, pursuant to Public Hearing having been held on March 20, 1979 on Petition 79-1-3-1 as submitted by Marvin R. Stempien for Gerald C. May requesting to vacate the south 25 feet of Leon Avenue located west of Newburgh Road, north of Ann Arbor Road, in the Northeast 1/4 of Section 31, the City Planning Commission does hereby table the matter to the Study Meeting of March 27, 1979. Mr. Zimmer: Should we hear from the Detroit Edison we would be willing to have a special meeting to expedite things for the petitioner. Mr. Zimmer declared the above motion carried and foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the Agenda is Petition 79-2-3-2 by Alan R. Ettinger, D.D.S. , requesting the vacating of a public alley located south of Seven Mile Road between Sunset and Bainbridge in the Northwest 1/4 of Section 11. Mr. Zimmer: Any correspondence on the petition? Mr. Nagy: We have a letter dated March 6, 1979 addressed to the City Planning Commission from Ford L. Isanhart who owns the property adjoining the alley. We sent Mr. Isanhart a letter on March 12, 1979 answering his questions. 4 Mr. Zimmer: Does Mr. Isanhart have a turn around problem? Mr. Nagy: Not in our opinion. He has 9 feet fm m the garage to the alley plus he will obtain 10 feet as a result of the alley vacation. Mrs. Friedrichs: Is it possible to have the wall waived? Mr. Nagy: Where there is an established alley there is no requirement for a wall. If the alley is vacated a wall will be needed and a waiver could be sought by the Zoning Board of Appeals because of the easement problems. Mrs. Wisler: If the alley is not vacated he could put up a greenbelt. Dr. Ettinger: I believe a greenbelt would look better than a wall. Mr. Zimmer: Why do you want us to vacate the alley? Dr. Ettinger: My architect suggested that the City would prefer that and it would look better. Mr. Zimmer: There is no building problem, just as a matter of appearance. 10 Dr. Ettinger: I have no building problem. It would look better for the man abutting that. 4 6950 . Zimmer: As soon as you vacate the alley you will be required to put up a wall. 4 You can petition to the Zoning Board to waive that wall. i . Shane: The plan shows 6 feet of the alley as a greenbelt. . Zimmer: The site plan has taken some leberties to add in some things on public property. Mr. Nagy: The west 1/2 of the alley has been vacated. The garage does not utilize it. I would recommend vacation of the alley. Mr. Zimmer: Is there anyone present that would like to speak on this matter? There was no one present wishing to speak any further on this matter, Mr. Zimmer declared Public Hearing on Petition 79-2-3-2 closed. On a motion duly made by Mr. Morrow, seconded by Mrs. Scurto, and unanimously adopted, it was #3-41-79 RESOLVED that, pursuant to a Public Hearing having been held on March 20,1979 on Petition 79-2-3-2 as submitted by Alan R. Ettinger, D.D.S. , requesting to vacate a 20 foot wide alley located south of Seven Mile Road between Sunset and Bainbridge in the Northwest 1/4 of Section 11, the City Planning Commission does hereby recommend to the City Council that Petition 79-2-3-2 be approved for the following reasons: 1) The area encompassed by the existing alley right-of-way is not currently developed and could be more advantageously used in conjunction with ILadjacent properties. 2) No City departments or public utility companies have objected to the proposed vacating provided a full-width easement is retained. 3) No public purpose could be served by retaining this alley as public right-of-way. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer-Eccentric, under date of 3/1/79 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. Zimmer declared the above motion carried and foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the Agenda is Preliminary Plat approval for Paragon Industrial Park proposed to be located on the east side of Newburgh Road between the I-96 Freeway and the C & 0 Railway in Section 29. Mr. Nagy: We have a letter dated March 12, 1979 from the Industrial Development Coordinator, Mr. Gilmartin. We have a letter dated March, 1979 from Division of Fire, Ted Kovarik. We have a letter from Engineering dated March 19, 1979 from Gary Clark and a letter dated March, 1979 from Inspection from Mr. Kerby. r. Andrew: Your cul-de-sac encroaches on a piece of property that I assume is owned by you. 6951 arold Blumenstein: An existing road that does belong to the City of Livonia. 4aragon Industries •ir. Zimmer: Is there anyone present that would like to comment on the petition? lfhere was no one present wishing to speak any further on this matter, Mr. Zimmer declared Public Hearing on the Preliminary Plat approval for Paragon Industrial Park closed. On a motion duly made by Mr. Smith, seconded by Mrs. Wisler, and unanimously adopted, it was #3-42-79 RESOLVED that, pursuant to a Public Hearing having been held on March 20, 1979, the City Planning Commission does hereby recommend to the City Council that the Preliminary Plat for Paragon Industrial Subdivision proposed to be located on the east side of Newburgh Road between the I-96 Freeway and the C & 0 Railway in Section 29, be approved for the following reasons: 1) The Preliminary Plat meets or exceeds the requirements of the Zoning Ordinance and Subdivision Rules and Regulations. 2) The Plat makes good use of a small land area in that it provides for a a variety of lot sizes. 3) The Preliminary Plat is recommended by the Industrial Development Commission for approval. r. Zimmer declared the above motion carried and foregoing resolution adopted. ?r. Falk, Secretary, announced tie next item on the Agenda is Preliminary Plat approval t" for Laurel Park Professional Center proposed to be located on the south side of Six Mile Road, west of Newburgh Road in the Northeast 1/4 of Section 18. Mr. Nagy: There is a letter dated March 13, 1979 from the Inspection Department from Frank Kerby. There is a letter dated March, 1979 from Division of Fire from Ted Kovarik. There is a letter dated March, 1979 from Parks and Recreation from Mr. Reinke and a letter dated March 19, 1979 from Engineering from Mr. Clark. Mr. Andrew: There is a 50-foot dedication for professional center drive. Mr. Nagy: They indicated that since there is no need for sidewalks, no plan to extend utilities therefore a 50-foot was sufficient for this particular situation. I think it is feasible to have it in the file. Ray Martin: Any further splits would be in violation of the Plat Act. Greenfield Const. Mrs. Scurto: Can we assume by these small parcels these will not be low profile buildings? Mr. Martin: Far assumption. Mr. Andrew: Should we get clarification on the easement dedication for the utilities that may not go in? i.. Nagy: We could table the matter for purposes of clarification. 41 Zimmer: Is there anyone present wishing to be heard on this matter? 6952 dere was no one present wishing to speak any further on this matter, Mr. Zimmer declared [ere Hearing on petition for Preliminary Plat approval for Laurel Park Professional inter closed. n a motion duly made by Mr. Andrew, seconded by Mr. Falk, and unanimously adopted, it was #3-43-79 RESOLVED that, pursuant to a Public Hearing having been held on March 20, 1979 on the Preliminary Plat approval for Laurel Park Professional Center proposed to be located on the south side of Six Mile Road, west of Newburgh Road in the Northeast 1/4 of Section 18, the City Planning Commission does hereby table it until March 27, 1979. Mr. Zimmer declared the above motion carried and foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the Agenda is Preliminary Plat approval for Laurel Park South Subdivision No. 2 proposed to be located on the west side of Newburgh Road between Five and Six Mile Roads in Section 18. Mr. Nagy: We have a letter dated March, 1979 from Inspection from Frank Kerby. We have a letter dated March 14, 1979 from Division of Fire from Ted Kovarik. We have a letter dated March, 1979 from Engineering from Gary Clark and a letter dated March 20, 1979 from Division of Fire from Ted Kovarik. if. Zimmer: When they dropped the park did the lot sizes change? There were some lots larger than were required. . Nagy: No. With the omission of the park the cul-de-sac was added, and the depth of those lots around the cul-de-sac comply with the R-3 zoning district regulations. Mr. Zimmer: Did we hear from the police? Mr. Nagy: We have a letter dated March 20, 1979 from Division of Police from Lieutenant Widmaier. Mr. Zimmer: Are we stuck with the name of Blue Skies on both sides? Mr. Nagy: That is usual procedure. Mr. Zimmer: What about the fire station on Newburgh? When will that happen? Mr. Nagy: The Fire Department indicates that it is 5 to 6 years off. Mr. Andrew: How did the question of not extending Blue Skies come about? Mr. Zimmer: It came about at our Study Meeting because the existing homeowners in the area on Blue Skies were opposed to the extension. Mrs. Scurto: When you saw the plot layout last week, there was option that the engineering drawing has presented, an alternative in the petitioner's mind. 1[. Zimmer: That being the continuation of Myrna. 6953 .ike Priest: The majority of the lots are in excess of the minimum of lot area and size. *igineer for We have 80 x 120 lots. We have four tiers of lots that are 135 feet in 410/evelopment depth. Some are 128 feet in depth. In the courts they are all larger than the minimum requirement. There already exists park land on the west and south side. We are going to connect a water main to Blue Skies. Mr. Zimmer: Do you have a preference as to whether Blue Skies or Myrna goes through? Mr. Paciocco: We don't care. Mr. Andrew: I thought Mr. Clark wanted Myrna to go through. Mr. Priest: I don't agree. Mrs. Wisler: I don't remember discussing the possibility of Myrna going through. We did not provide for Myrna to turn around. Mrs. Strom: I object to Blue Skies being opened. There would be too much traffic. 15796 Blue Skies Ct. Roy Smith: A "stop" sign means no faster than 45 miles per hour. I am against cutting Corner Blue Skies the street through. The traffic would be tremendous in our area. and Stonehouse Jerry Kastansa: I am opposed to opening that street. Phomas Ploch: With the omission of the park how many lots are gained. 5985 Huff 0 r. Priest: 7 lots Mr. Ploch: I have no way to get to the existing park. Mrs. Scurto: From the new subdivision the builder should provide some type of easement to the park. Jim Quinland: I do not see an advantage to extend Myrna to Blue Skies. I do not think 15645 Blue Skies Blue Skies as it is presently constructed can accommodate that heavy traffic. Wayne Road between 6 and 7 Mile is much wider. Chuck Botorowicz: I think that Myrna should be dead ended where it is. 15901 Huff Roger Glenn: I would like to reiterate what the other gentleman said about the width 15556 Blue of Blue Skies. I think that they should also include the park and not waive Skies Ct. that. Mr. Zimmer: I would like to comment on the waiver. That provision is there for the developer to ask. We will get a report from Parks and Recreation. It is not in our best interests for the City to maintain the parks. Sometimes these areas are problem areas for the City. i gimes Grigsby: I would like to see open space included. We have no open area in our 111 Huff subdivision. 6954 Charles L. Hammond: I am opposed to opening Blue Skies. Ir 15770 Blue Skies 4 Mr. Falk: We are takingtheprofessional opinion of our Fire Department very 41/ seriously. Mr. Hammond: The Fire Department would have quicker access off of Newburgh onto Myrna than coming through our subdivision. Mr. Quinlan: Wtiiat about a police report on the potential safety hazard of children if Blue Skies were opened? R. Morro: I would like to see some walkways added to get to the park. 16195 Huff Mr. Zimmer: Are there any further comments? Mr. Andrew: I think there might be a design problem on the water main at Myrna. There was no one else present withing to speak any further on this matter, Mr. Zimmer declared the Public Hearing on petition for Preliminary Plat approval for Laurel Park South Subdivision No. 2 proposed to be located on the west side of Newburgh Road between Five and Six Mile in Section 18. On a motion duly made by Mrs. Scurto, seconded by Mrs. Wisler, and unanimously adopted, it was #3-44-79 RESOLVED that, pursuant to a Public Hearing having been held on March 20, 1979, the Preliminary Plat approval for Laurel Park South Subdivision No. 2 proposed to be located on the west side of Newburgh Road between Five and Six Mile Roads in Section 18, the City Planning Commission does hereby table until March 27, at which time a report from the Parks and Recreation and Police Department would be received. Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Andrew, seconded by Mrs. Scurto, and unanimously adopted, it was #-45-79 RESOLVED that, the City Planning Commission does hereby approve the Greenbelt Landscape Plan and Entrance Marker Plan submitted in connection with a condition of Preliminary Plat approval fOr Windridge Village Subdivision #3 proposed to be located on the south side of Eight Mile Road between Gill and Farmington Roads in the Northeast 1/4 of Section 4, subject to the following conditions: (1) that the Greenbelt Landscape and Entrance Marker Plan for Windridge Village Subdivision No. 3 designated L.P. 78-12-107, prepared by Geake Associates, which is hereby approved shall be adhered to; (2) that the greenbelt shall be installed no later than the point in time when 75% of the homes on Lots 303, 304, 305, 355, 356 and 358 I[ through 368 are occupied; and (3) that each and every builder developing on lots abutting said greenbelt shall notify, in writing, each prospective buyer of the subdivision proprietor's requirement to install a greenbelt on the rear or side 20 feet of the subject lots as so noted on the plat. • 6955 Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mrs. Scurto,, seconded by Mr. Falk, and unanimously adopted, it was 411.11 #3-46-79 RESOLVED that, the City Planning Commission does hereby approve the Final Plat for Woodcreek Farms Subdivision No. 3 proposed to be located on the east side of Farmington Road between Rayburn and Myrna in the Southwest 1/4 of Section 15, for the following reasons: (1) The final plat conforms to the previously approved Preliminary Plat. (2) The Engineering Division of the City of Livonia recommends approval of the Final Plat. (3) All of the financial obligations imposed upon the proprietor by the City have been complied with. Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Andrew, seconded by Mr. Morrow, and unanimously adopted, it was #3-47-79 RESOLVED that, the City Planning Commission does hereby establish that a public hearing be held to determine whether or not to amend the Master Thoroughfare Plan by chaning the designation of Levan Road right- of-way located between Plymouth and Schoolcraft Roads in Section 29, from 120 feet to 86 feet and to omit the designation of a grade separation where Levan Road crosses the C & 0 Railway right-of-way. Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Andrew, seconded by Mrs. Scurto, and unanimously adopted, it was #3-48-79 RESOLVED that, the minutes of the 368th Regular Meeting & Public Hearings held by the City Planning Commission on February 20, 1979, be approved. Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mrs. Scurto, seconded by Mrs. Wisler and unanimously adopted, it was #3-49-79 RESOLVED that, the minutes of the 326th Special Meeting held by the City Planning Commission on February 27, 1979 be approved. Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mrs. Friedrichs, seconded by Mrs. Wisler, and unanimously adopted, it was tea: . _ 6956 IF #3-50-79 RESOLVED that, pursuant to Section 18.58 of Ordinance #543, the Zoning 4 Ordinance of the City of Livonia, as amended by Ordinance #1306, the City Planning Commission does hereby approve Petition 79-2-8-3P by Amoco Oil 410/ Company requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to construct one additional canopy on the service station site located on the south side of Five Mile Road between Levan Road and Country Club in Section 20, subject to the following conditions: (1) That Site Plan 5756, prepared by American Oil Company, dated 1/5/79, which is hereby approved shall be adhered to; and (2) That canopy elevations as shown on Plan 76021, prepared by Amoco Oil Company, dated 10/18/77, which are hereby approved shall be adhered to. Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Smith, seconded by Mrs. Wisler , and unanimously adopted, it was #3-51-79 RESOLVED that, the City Planning Commission does hereby approve the Landscape Plan submitted by Shiels Associates, Architects in connection with a condition of approval of Petition 78-5-8-9 by Shiels Associates, Architects for Vacri Land Company requesting approval of all plans required by Section 8.02 of Ordinance #543, in connection with a proposal to construct a multi- 4; family housing project on the west side of Farmington Road between Curtis and Pickford in Section 9, subject to the following conditions: (1) that the Landscape Plan prepared by Vacril Land Development Company, dated 2/26/79, which is hereby approved shall be adhered to; (2) that all landscaping as shown on the approved plan shall be installed on the site before a Certificate of Occupancy is issued for the development; (3) that all landscaping installed on the site shall be permanently main- tained in a healthy condition; and (4) that a sprinkling system shall be installed on the premises. Mr. Zimmer declared the above motion carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 369th Regular Meeting and Public Hearings held by the City Planning Commission on March 20, 1979 were adjourned at 11:50 p.m. CITY PLANNING COMMISSION // , / I /// 7 , �.� 1, Jos ph J. al:, Secretary a ATTEST:£mmecman " ,,/