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HomeMy WebLinkAboutPLANNING MINUTES 1981-06-09 f 7477 MINUTES OF THE 413th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY . PLANNING COMMISSION OF THE CITY OF LIVONIA a + Tuesday, June 9, 1981, the City Planning Commission of the City of Livonia, held its th Regular Meeting and Public Hearings in the Livonia. City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Daniel R. Andrew, Chairman, called the Regular Meeting and Public Hearings to order at 8:00 p.m. with approximately 45 interested people in the audience. Members Present: R. Lee Morrow Donald Vyhnalek Jerome Zimmer Judith Scurto Joseph Falk Herman Kluver* _ Sue Sobolewski Daniel R. Andrew Donna Naidow** *Mr. Kluver arrived at 8:20 p.m. **Donna Naidow sat in as an observer. She was appointed by the Mayor to the Planning Commission replacing C. Russell Smith. Ms. Naidow's appointment has not been confirmed by the City Council. Messrs. John J. Nagy, Planning Director; H G Shane, Assistant City Planning Director; and Ralph H. Bakewell, Planner IV, 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 . ''i turn will then hold their own Public Hearing and decide the question. If a petition volves a waiver use request, and the petition is denied by the Planning Commission, je petitioner then has ten days in which to appeal for relief. Otherwise the petition terminated. . Falk, Secretary, announced the first item on the agenda is Petition 81-5-1-13 by the Livonia Trade Center to rezone property located on the west side of Middlebelt Road between Curtis and Clarita in the Northeast 1/4 of Section 11, from R-1A to R-6. Mr. Nagy: We have a letter from Engineering dated May 11, 1981. We have a letter dated June 3, 1981 from Melvin Mason. Mr. Andrew: Is the petitioner present? Petitioner had not arrived. Mrs. Hartman: Our deed restrictions do not allow for the construction of multiple dwellings Resident I am against the petition. We presently have a lawsuit against the Department of Mental Health to block a home for the retarded on Pickford. With this petition, it certainly is poor timing. Mr. Andrew: Private deed restrictions are a matter between the owners of the property. It would not prevent the City from rezoning the property if it was determined to be in the City's best interest to do so. 110 paid Brown: I have the third lot south of this property. We are opposed to it. We 4251 Middle- feel our property would devaluate. 1t N 7478 Robert Kron: I am adjacent to these three lots south. I am in agreement with the property 18255 Middle- values being lessened. felt ?trick McFarland: I represent Livonia Trade Center. We considerrthis the most marketable 7595 School- use of the property along Middlebelt because of its existence on Middlebelt. raft It wasn't developed at the same time the residential was developed. There is a strong market for duplex housing. It would be a use that would suit the property. We were going to move some homes from another piece of property but were advised by the City not to move them at this location. Mrs. Scurto: Mr. Mason or Mr. Brown, could you tell me if Lots 202, 203, 207, 208 and 209 down there is an antique dealer running a business out of a home? Mr. Brown: I don't run a business there. Those automobiles are my own automobiles. There was no one else present wishing to be heard regarding this petition. Mr. Andrew, Chairman, declared the public hearing on this item closed. On a motion duly made by Mrs. Scurto, seconded by Mrs. Sobolewski, and unanimously adopted, it was #6-91-81 RESOLVED that, pursuant to a Public Hearing having been held on June 9, 1981 on Petition 81-5-1-13 as submitted by the Livonia Trade Center to rezone property located on the west side of Middlebelt Road between Curtis and Clarita in the Northeast 1/4 of Section 11, from R-1A to R-6, the City Planning Commission does hereby table this petition until the Study Meeting on June 16, 1981. 11. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. r. Kluver arrived at 8:20 p.m. . Falk announced the next item on the agenda is Petition 81-5-1-14 by Action Oldsmobile Inc. , to rezone property located on the southeast corner of Six Mile and Haggerty Roads in the Northwest 1/4 of Section 17, from R-7 to C-2 and P.S. Mr. Nagy: We have a letter dated May 14, 1981 from the Engineering Division. We have a letter from Division of Fire by Ted Kovarik. The Traffic Department and Wayne County have not sent reports as yet. Bob Gillow: We are currently doing business on Plymouth Road. We need a greater facility 33850 Ply- for space than we currently have. With the commercial activity in this area mouth Road and with the high rise we feel this would fit in the area. The property in Northville Township is a possible commercial rezoning. There is an existing Boron station nearby. It is not inconsistent to conceive of an automobile dealership and office here. The east and west sides are developed commercially. The site plan suggest that the property which is over 12 acres be divided with the Six Mile and Haggerty section becoming an auto dealership and the other section becoming professional office. As far as the back there is a wall and greenbelt. There is an extensive use of trees and shrubbery which breaks up the looks of a dealership. I have made a presentation to the homeowner's association in Quaker Town. Even though we did not get a unanimous vote we did feel the majority there was in favor of the petition. Most nights we close 110 at 6 p.m. One night we open to 9 p.m. We will not disturb the neighborhood. • w 7479 Mr. Falk: If it were approved will the commercial and professional office be started at the same time. :. Gillow: No. First the dealership would be started. The professional office is down the road. Falk: The Future Land Use Plan calls for this to be medium density. The fact that the economics are slowing down doesn't mean that this area cannot develop properly in the later future. I feel automobile dealerships should be in automobile row, in a commercial area. Ed. Wild: I was concerned about it being opened any night. . I have my car serviced 38910 Six on Plymouth Road. The availability of a service center close to me would be Mile Road nice but I don't believe that that zoning is compatible with what was originally set up. The professional office on the south side would not be built immediately.. Perhaps we would have another request later to change that to a used car lot. This is the gate where you come into Livonia. I don't think people would be impressed with the area. I don't think this is a place for auto dealership. Mike Soranno: I appreciate Mr. Gillow's cooperation. He contacted us as soon as he filed 39193 Stacy the petition. Our first reaction at the homeowners meeting was strong opposition to it. At our next association meeting we invited Mr. Gillow. He was very cooperative. After he left we had a vote. The majority did favor it at that time. That was only a representative vote of who was there. We took no absentee ballots. There were concerns about the way we took the vote. It would be shortsighted to say this represented the entire homeowners ' assoction. I have had many calls and concerns since that meeting. There is a great deal of worry that we would have a clustering of dealerships like Tel-Twelve. There is concern of test driving the vehicles in the subdivision. We have no guaranty that P.O. would materialize. This would devalue our property. Some voted for it because it was the lesser of two evils instead of a Kentucky Fried Chicken or high rise. I saw an ad in the paper recently that the Olds dealer was open on Saturday. We were told they would not open on Saturday. Stanley Van Tiem: I have a petition that I circulated this weekend. They are residents 16660 Quaker of Quakertown Subdivision opposing the rezoning. I have 60 signatures on it. I have been told it will be five years before the subdivision will be fully developed. If the commercial goes in there the sub- division may never be finished. The vote that was taken at the homeowners' meeting and it was 22 to 11 with 14 absent. That represented 25% of the people in the subdivision. Mr. Andrew: I would like you to recite the preamble to the petition. • Mr. Van Tiem: 'We the undersigned 1, Mr. Andrew: How many homes do those signatures represent? Mr. Van Tiem: It represents 36 homes. There are 52 currently occupied. L. Farber: I represent Republic Development Corporation. We have been through 275 Northwestern110 this many times before. I would appreciate Mr. Nagy reading this letter. Nagy:read letter submitted by Mr. Farber signed by VanTiem in September, 1980. 4 • 7480 Mr. Farber: At the time we sold these homes we,were putting people on notice about the potential rezoning. We do not want to be accused of not telling all 10 the facts. Sometimes people forget what they are told. . VanTiem: My wife and I did sign that paper along with six or seven other papers. However, it is going to affect the property values of our homes. We understood it might be rezoned, but we do not want it. Mr. Gillow: I would like to comment on the Saturday opening. That was a special sale and that was the first time in seven years we opened on Saturday. Next door to Mr. Wild the property is planned for commercial. What we are suggesting is not inconsistent with the other property. There is planned commercial there. Mr. Wild: As far as Northville Township if I knew we were going to quote them I would have had Northville Township present. Next door to me there is not room for a dealership. A high rise motel was proposed at one time. Mr. Soranno: I have a letter such as Mr. Farber read that was signed by the VanTiem's. It has my wife's signature and mine on it, but we did not sign it. The signatures of our names must have been placed there by the builder who forgot to give us this document. We did not sign it. I have talked to others who did not sign it either. Mr. Morrow: Was the document a condition of sale? Mr. VanTiem: I felt it was. It was given to us along with a lot of other paper. Mr. Morrow: Mr. Farber, was this document a condition of sale or just putting people 1110 on notice. • . Farber: There was no money involved at this point. It was putting people on notice. We have a number of purchasers of our homes who are third generation. We try to deal honestly with our customers. We want to put them on notice before or while they are buying our homes that there is apotential of rezoning. When they submit their offer they are not bound yet until they are accepted by us. I would like to think that the VanTiem's were aware. We have a lot to loose if the dealership hurts the area. The only access will be Six Mile and Haggerty. Mr. Soranno: The original plan has been changed due to some of the changes suggested by area residents. Mrs. VanTiem: Talking to people in the real estate business they informed me a car dealership here would adversely affect our property value. If there was a dealership already here we would not have moved here. Dealerships go out of business and look unsightly. In view of the residential homes a dealership would not be advantageous there. People are allowed to change their minds. Mr. Morrow: I would like to comment on how well Messrs. Farber and Gillow acted. They acted in both a professional and gentlemanly way. My opposition to this petition is not a reflection on Action Olds or Mr. Farber. I feel this corner should not be zoned C-2. ere was no one else wishing to be heard regarding this petition. t 4. Andrew, Chairman, declared the public hearing on this item closed. 3 = a motion duly made by Mr. Kluver, seconded by Mrs. Scurto, and adopted, it was 7481 #6-92-81 RESOLVED that, pursuant to a Public Hearing having been held on June 9, 1981 on Petition 81-5-1-14 as submitted by Action Oldsmobile, Inc. , to rezone property located on the southeast corner of Six Mile and Haggerty Roads in the Northwest 1/4 of Section 17, from R-7 to C-2 and P.S. , the City Planning Commission does 41 ,0 hereby recommend to the City Council that Petition 81-5-1-14 be denied for the following reasons: (1) The proposed zoning is in conflict with the Future Land Use Plan of the City of Livonia as adopted by the City Planning Commission which Plan designates the subject area for medium density residential uses. (2) The proposed rezoning would be detrimental to and severely impact the established and surrounding residential uses, principally the Quaker Town residential subdivision. (3) The proposed rezoning would not promote the orderly growth and development of the surrounding area but would tend to encourage more intensive type land uses that would not be compatible and in harmony with the established uses of the area or in concert with the recommendations of the Future Land Use Plan. (4) The proposed change of zoning would diminsh and take away from the enjoyment and continued residential use of neighboring residential properties. FURTHER RESOLVEI) that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of 5/25/81 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 1110 Departments as listed in the Proof of Service. troll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Sobolewski, Falk, Kluver, Scurto, Andrew NAYS: Vyhnalek ABSTAIN: Zimmer ABSENT: None Mr. Zimmer: I am a General Motors employee and I will abstain for that reason. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Petition 81-5-1-15 by the City Planning Commission to rezone property located on the north side of Seven Mile Road between Farmington Road and Norwich in the Southeast 1/4 of Section 4, from P.L. to C-1. Mr. Nagy: We have a letter from Engineering stating no engineering problems associated with this petition. Mr. Andrew: An offer to purchase has been received by the City of Livonia with the condition it be rezoned to C-1. Ms. Isaacs: We live behind the property in question. I was wondering just what type of 34015 Gable stores were going in there. . Andrew: The prospective buyer has built a complex on the south side. It would be 1[0 a similar :type of commercial development. t. Isaacs: We would very much like something to go in there that would not be opened in the evening. 7482 Mr. Latham: I would like to see P.S. zoning there. We alreaday have three party stores 1 4044 Whitby and three pizza places in the nearby vicinity. } ;. Zimmer: The way the road is laid out west on Seven Mile the road widens at the entrance into the subdivision. More commercial in that area with regard to the traffic would be a difficult situation. Mr. Nagy: The road improvement was to accommodate traffic flow into the subdivision. Seven Mile is under control of Wayne County. At some point in time it will be a five lane road just like K-Mart shopping center there is a full 5 lane pavement width. Mr. Zimmer: The property abuts five residential properties. It does represent a significant development impact in terms of houses. Mr. Latham: There is already a traffic problem when someone turning into Michigan National Bank. It narrows down there. The speed limit on Seven Mile is 50 mph. There is a messy traffic jam there now. There was no one else present wishing to be heard regarding this petition. Mr. Andrew, Chairman, declared the public hearing on this item closed. On a motion duly made by Mr. Zimmer, seconded by Mr. Vyhnalek, and adopted, it was #6-93-81 RESOLVED that, pursuant to a Public Hearing having been held on June 9, 1981 on Petition 81-5-1-15 initiated by CR #414-81 to rezone property located on the north side of Seven Mile Road between Farmington Road and Norwich in the South- east 1/4 of Section 4, from P.L. to C-1, the City Planning Commission does hereby 4 recommend to the City Council that Petition 81-5-1-15 be denied for the following reasons: (1) The commercial change is inappropriate from a traffic standpoint. (2) The property in question abuts significant residential property and the commercial rear end of the development would not be in harmony with the surrounding residential homes. (3) This is City property and should be appropriately zoned in a zoning classification compatible to single family homes. FURTHER RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 81-5-1-15 be amended so as to effectuate a rezoning from P.L. to P.S. and approved for the following reasons: (1) The P.S. zoning will provide for an appropriate buffer and transitional use in relation to the adjoining single family residential neighborhood. (2) The proposed change of zoning to the P.S. will provide for the most compatible land uses so as to minimize the adverse effects between the heavily travelled mile road and the adjoining single family residential neighborhood. (3) The proposed change of zoning is consistent with the Planning Commission's policies of growth and development for lands adjoining a major thoroug}tfare as office uses can provide good alternative land uses in relation to ma:joY mile roads. 4 7483 FURTHER RESOLVED, that notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of May 25, 1981, 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. Iron_ call vote on the foregoing resolution resulted in the following: AYES: Kluver, Scurto, Sobolewski, Vyhnalek, Falk, Zimmer, Andrew NAYS: Morrow Mr. Andrew, Chairman, declared the above motion carried and the foregoing resolution adopted. Mr. Falk,announced the next item on the agenda is Petition 81-5-2-9 by Roaring 20's requesting waiver use approval to construct a family style restaurant on the north side of Schoolcraft Service Drive between Inkster and Middlebelt Roads in the Southeast 1/4 of Section 24. Mr. Andrew: Does the petition include the- Parking and R-1 residential? Mr. Nagy: The parking zone only. We have a letter from Grillo and Olson dated June 9, 1981 requesting tabling for 30 days. George Cueter: We have two locations, one in East Lansing and Grand Rapids. The hours 19801 Mack during the week are lunch time. We close and reopen from 4 to 11. On Grosse Pte. weekends we are opened until 1 a.m. We serve beer and wine. Scurto: Is this development the same size as East Lansing?ts.. Cueter: I would like to see more landscaping than that location. . Cueter: It is the same size. We have 400 seats. They are picnic tables. It is a family type restaurant. We are having an organ renovated in California which cost between $250,000 and $300,000. We serve pizza, hamburgers, steak. Carry-out is possible if you walk in and want to take a pizza home but that is not our main business. Mr. Andrew: The property shown on the west side on the site plan is indicated as no development. What is the intent of that parcel? Mr. Cueter: That is an excepted parcel. Mr. Vyhnalek: Have you lookd at any other site in Livonia? Mr. Cueter: This is an ideal location. It is isolated from everything else. There are not too many sites that would accommodate this facility. Mr. Falk: Isn't isolation contrary to a restaurant location? Mr. Cueter: Our East Lansing restaurant is isolated. Grand Rapids is in a busy area. You would have to visit our facility to appreciate it. Mr. Falk: I see an enormity of paving, track problems, and traffic. The odors of hamburgers and pizza Would not be appreciated by the residents. I: Cueter: Under the new BOCA code there are no food odors. Zimmer: How is the parking lot patrolled? Cueter: I do not know. 7484 Mr. Bearer: We now have the D.R.C. , Mitch Housey's, bowling alley, Roma Hall. We do 28437 Gita need anymore traffic problems. lr fr. Morrow: What lot are you on? r. Bearer: Lot 35. . Morrow: What is the noise level from the service drive? Mr. Bearer: It is loud. It's like an echo sound going down the expressway. Bill Trahey: I am on Lot 33. Only 1/3 of my lot is covered by the wall. First the 28401 Gita property was zoned residential, then parking. I am opposed to this petition. David Lamar: I don't think this restaurant will be a family and children type restaurant. 28325 Gita It it was it would close at 5 or 6 p.m. and not 1 a.m. This will be a younger crowd. They are rowdy bunches. They will be in the parking lot once the restaurant is closed. The Welco dumpster has been set on fire twice. Jos. Iovannisci: We have purchased 20 feet of commercial property from the previous 29181 Gita _ petitioner. They moved the wall 20 feet from our existing property line. We put up with a lot of noise from Itch Housey's already. We don't need additional noise. Mr. Andrew: We are looking at a waiver use and not a rezoning. 410 re. Rea: Where will the dumpster be located on this property? 0963 Riga r. Andrew: The plan shows it at the northwest corner of the building. Mr. Rea: It was a quiet subdivision when we bought here. All of a sudden we get so much commercials Mr. Andrew: When did you move in? Mr. Rea: 1979. Mr. Andrew: That's because of the development of the freeway. Ray Amin: They bang the dumpster at Mitch Housey's every night at 12:30 or 2 a.m. 28419 Gita We want a building like Welco promised. M. Martin: Mitch Housey's was there when I moved in. Semi-s have backed into the wall. Resident Refrigerated trucks have parked and ran all night. I am opposed to this. Mrs. Martin: The refrigeration trucks have ran all night. We called City Hall. No one came out. That was two days ago. L. Langford: How do they plan to contain the noise from a $250,000 organ? 28444 Gita 11;:re was no one else present wishing to be heard regarding this petition. Andrew, Chairman, declared the public hearing on this item closed. a motion duly made by Mrs. Scurto, seconded by Mr. Sobolewski, and unanimously adopted, it was j7485 #6-94-81 RESOLVED that, pursuant to a Public Hearing having been held on June 9, 1981 on Petition 81-5-2-9 submitted Roaring 20's requesting waiver use approval 4110rto construct a family restaurant on the north side of Schoolcraft Service Drive between Inkster and Middlebelt Roads in the Southeast 1/4 of Section 24, the City Planning Commission does hereby recommend to the City Council that Petition 81-5-2-9 be tabled until July 14, 1981. . Andrew, Chairman, declared the above motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Petition 81-5-3-3 by the City Planning Commission to vacate a portion of an easement located on the south side of Floral Avenue, south of Curtis in the Southeast 1/4 of Section 12. There was no one present wishing to be heard regarding this petition. Mr. Andrew, Chairman, declared the public hearing on this petition closed. On a action duly made by Mr. Morrow, seconded by Mr. Vyhnalek, and unanimously adopted, it was #6-95-81 RESOLVED that, pursuant to a Public Hearing having been held on June 9, 1981 on Petition 81-5-3-3 submitted by the City Planning Commission to vacate a portion of an easement located on the south side of Floral Avenue, south of Curtis in the Southeast 1/4 of Section 12, the City Planning Commission does hereby recommend to the City Council that Petition 81-5-3-3 be approved for the following reasons: (1) The Engineering Division recommends the subject vacating. (2) The subject easement no longer functions for drainage purposes since the drain for which it was established to protect is no longer in existence. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of May 25, 1981, 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. Andrew, Chairman, declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Zimmer, seconded by Mr. Morrow, and unanimously adopted, it was #6-96-81 RESOLVED that, the City Planning Commission does hereby determine to waive the provisions of Section 10 of Article VI of the Planning Commission Rules of Procedure requesting the seven day period concerning effectiveness of Planning Commission resolutions in connection with Petition 81-5-3-3 by the City Planning Commission to vacate a portion of an easement located on the south side of Floral Avenue, south of Curtis in the Southeast 1/4 of Section 12. Mr. Andrew, Chairman, declared the above motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Petition 81-4-7--2 by the City Planning Commission to amend Part III of the Master Plan of the City of Livonia, the Subdivision Rules and Regulations, to incorporate controls for cluster mailboxes in new subdivisions. la motion duly made by Mrs. Scurto, seconded by Mr. Vyhnalek, and adopted it was 3 I 7486 #6-97-81 RESOLVED that, pursuant to a Public Hearing having been held on June 9, 1981 on Petition 81-4-7-2 by the City Planning Commission to amend Part ITT of the Master Plan of the City of Livonia, the Subdivision Rules and Regulations to incorporate controls for cluster mailboxes in new'subdivisions, the City Planning Commission does hereby recommend to the City Council that Petition 81-4-7-2 be approved for the following reasons: (1) This proposed amendment will assist the City in maintaining convenient services for residences while at the same time ensuring maintenance of superior aesthetic standards. (2) This proposed amendment will provide the City with additional control over the placement and nature of the subject clustered mailbox units. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of May 25, 1981, and a notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES; Morrow, Scurto, Sobolewski, Vyhnalek, Zimmer, Andrew NAYS: Kluver, Falk Mr. Andrew, Chairman, declared the above motion carried and the foregoing resolution adopted. IL. Falk announced the next item on the agenda is Petition 81-4-7-3 by the City Planning Commission to amend Part II of the Master Plan of the City of Livonia, the Master Civic Center Plan, by rearranging the location of certain buildings, uses, parking lots and traffic patterns designated on the Master Civic Center Plan. Mr. Shane: The gray buildings are existing, the orange are proposed. An addition to the police station is proposed, a main library, auditorium and amphitheater. Don Dane: With both an auditorium and amphitheater we were concerned about this Civic Assoc. turning into a Pine Knob type operation. Mr. Nagy: This is in response to the Livonia Arts Commission for the Performing Arts. Presently they are renting space outside the City. I am not saying this is a high priority item. That is a question I cannot respond to. This reflects a long range plan for the City. Don Dane: What would be the capacity? • Mr. Nagy: This is nnly a graphic representation. As to the shape or form or size we do not have a specific plan. Mr. Andrew: This is a plan that can be changed. This plan reflects the thinking of several bodies and organizations. ',11 Foster: Could you estimate the City's costs .or money that have been spent on this 5 Lamont plan? Andrew: The financial department could tell you. • . Foster: Shouldn't each building be voted on individually or be a separate. issue? . 7487 Mr. Andrew: From an architectual standpoint-we need to have everything included so that they conform. .. Nagy: We are not trying to say these four items have top priority. We are trying to develop this plan so as to place these things in the proper area. . Zimmer: This is something on record for people like yourself to look at reflecting the current feelings of things that are going to happen in the future. It is necessary to put something on file so people know what might happen. Mr. Dane: Are site plans available? Mr. Andrew: Yes, from the Planning Department, during normal working hours. There was no one else wishing to be heard regarding this petition. On a motion duly made by Mrs. Sobolewski, seconded by Mrs. Scurto, and unanimously adopted, it was #6-98-81 RESOLVED, that pursuant to a Public Hearing having been held on June 9, 1981 on Petition 81-4-7-3 as submitted by the City Planning Commission to amend Part II of the Master Plan of the City of Livonia, the Master Civic Center Plan, by rearranging the location of certain buildings, uses, parking lots and traffic patterns designated on the Master Civic Center Plan, the City Planning Commission does hereby recommend to the City Council that Petition 81-4-7-3 be approved for the following reasons: (1) This amended Civic Center Master Plan reflects current community needs 411: and desire for public facilities based on good Civic Center design principles. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of May 25, 1981, • 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. Andrew, Chairman, declared the above motion carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Petition 81-3-1-10 by J. T. Alvaro to rezone property located on the south side of Ann Arbor Trail, west of Newburgh road in the Northeast 1/4 of Section 31, from RUF and AG to R-7. #6-99-81 RESOLVED that, pursuant to a Public Hearing having been held on April 7, 1981 on Petition 81-3-1-10 by J. T. Alvaro to rezone property located on the south side of Ann Arbor Trail, west of Newburgh Road in the Northeast 1/4 of ' Section 31, from RUF and AG to R-7, tabled to the Study Meeting of June 30, 1981. Mr. Andrew, Chairman, declared the above motion carried and the foregoing resolution alopted. On a motion duly made by Mr. Morrow, seconded by Mr. Falk and unanimously adopted, it was #6-100-81 RESOLVED that, pursuant to a Public Hearing having been held on June 9, 1981 on Petition 81-4-3-2 by Michael L. Priest& Associates, Dominic Soave and Joseph Iannaci requesting the vacating of a portion of an alley located south of Seven Mile Road between Irving Avenue and Myron Avenue in Section 9, the City Planning Commission does hereby recommend to the City Council that Petition 81-4-3-2 be • approved ,subject to the following conditions: ip 7/.17488 (1) that utility easements as may be required by the appropriate utility companies he retained; and (2) that the Department of Law will act as the escrow agent in connection with the filing of appropriate access easements which are made a condition of the vacating of this alley; for the following reasons: (1) No reporting City departments or public utilities have objected. (2) Adequate alternative means of access to affected buildings has been provided. (3) Subject alley can be more advantageously utilized and maintained in private ownership. FURTHER RESOLVE]) that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer, under date of May 25, 1981, 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. Andrew, Chairman, declared the above motion carried and the foregoing resolution adopted. 1110'?n a motion duly made by Mr. Vyhnalek, seconded by Mr. Falk and unanimously adopted, it was 1 -101-81 RESOLVED that, pursuant to a Public Hearing having been held on June 9, 1981 on Petition 81-3-2-3 by Marilyn Bennett requesting waiver use approval to utilize an SDD License in connection with an existing party store located on the east side of Middlebelt between Seven Mile Road and Dardenella in the Northwest 1/4 of Section 12, the City Planning Commission does hereby recommend to the City Council that Petition 81-3-2-3 be approved subject to the following conditions: (1) that the Site and Landscape Plan dated 6/2/81 which is hereby approved shall be adhered to; and (2) that the landscaping as shown on the approved Site and Landscape Plan shall be installed on the site no later than October 1, 1981 ; for the following suggested reasons: (1) The proposed use complies with all of the special and general requirements and conditions of the Zoning Ordinance contained in Section 11.03 and 19.06 thereof. (2) The subject site has the capacity to accommodate the proposed use. FURTHER RESOLVED that, notice of the above Public Hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. 4 Andrew, Chairman, declared the above motion carried and the foregoing resolution adopted. a motion duly made by Mr. Kluver, seconded by Mrs. Scurto and unanimously adopted, it was 7489 ' #6-102-81 RESOLVED that, pursuant to the provisions 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, so as to delete property located on the north side of Seven Mile between Farmington Road and Norwich in the Southeast 1/4 of Section 4. Ir. Andrew, Chairman, declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Zimmer and unanimouslyzadopted, it was #6-103-81 RESOLVED that, pursuant to the provisions 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 VII of the Master Plan of the City of Livonia, the Future Land Use Plan to change the designation of property located on the north side of Seven Mile Road between Farmington and Norwich in the Southeast 1/4 of Section 4, from Community Service to Offic. Mr. Andrew, Chairman, declared the above motion carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Morrow and unanimously adopted, it was #6-104-81 RESOLVED that, the minutes of the 412th Regular Meeting and Public Hearing held by the City Planning Commission on May 12, 1981, be approved. r. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. h a motion duly made by Mr. Vyhnalek with unanimous adoption, it was -105-81 RESOLVED that, Joseph J. Falk is hereby elected Secretary of the Planning Commission for the year beginning July 1, 1981. On a motion duly made by Mrs. Scurto with unanimous adoption, it was #6-106-81 RESOLVED that, Jerome Zimmer is hereby elected Vice-Chairman of the -Planning Commission for the year beginning July 1, 1981. On a motion duly made by Mr. Falk with unanimous adopted, it was #6-107-81 RESOLVED that, Daniel R. Andrew is hereby elected Chairperson of the Planning Commission for the year beginning July 1, 1981. Mr. Falk announced the next item on the agenda is Reconsideration of action taken on May 12, 1981 with respect to Revised Site Plan submitted in connection with Petition 80-1-2-1 by Hugh Leavell requesting waiver use approval to use an existing building located on the south side of Seven Mile Road between Loveland and Mayfield in the Northwest 1/4 of Section 10, for general office purposes. Mr. Andrew: We will reconsider the unanimous denial we took previously on the revised site plan. We will then consider the revised site plan submitted last week. -108-81 RESOLVED that, the City Planning Commission does hereby determine to reconsider its action taken in Resolution #5-90-81, dated May 18, 1981, wherein Petition 80-1-2-1 by Hugh Leavell requesting waiver use approval to use an existing building located on the south side of Seven Mile Road between Loveland and Mayfield in the Northwest 1/4 of Section 10, for general office purposes, was denied. 7490 A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Morrow, Sobolewski, Vyhnalek, Zimmer, Andrew NAYS: Scurto, Falk dr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. . Andrew: We will now reconsider the revised site plan dated May 12, 1981. This is the same as was on the board last Tuesday? Mr. Nagy: That is correct. Mrs. Scurto: What are bn these berms? Mr. Bakewell: The berm would be created on the grass. There is no indication of what will go on the berms. Mr. Andrew: Is that offensive to you? Mr. Bakewell: No. Mr. Andrew: Irrespective of the Council action on the SAD of Mayfield that would have no effect except in the reduction of the approach. Mr. Nagy: The purpose of mounding is to screen the cars. Properly mounded it can be attractive. Mr. Falk: There will be a relocation of a four foot high hedge. Do you think that is what we want on Seven Mile? S - I. Bakewell: If it is properly transplanted it would be fine. If it is not it would ILO. look good. Nagy: It is worthy of salvation. Site inspection will be made. If it is not satisfactory it will be replaced. Mrs. Scurto: I.do not believe that Mr. Leavell bought this site unseen. He has done very little in the way of improving the site. He has asked repeatedly for relief from the parking. He put a mound in the middle of the street. He feels I am treating him unfairly. Certainly we have not gotten much in the way of beautification. I would expect extensive landscaping to go in along Seven Mile. Mr. Falk: I would like to see a sprinkling system on Seven Mile. Mr. Bakewell: There is no indication of a sprinkling system. Mr. Falk: What is the condition of the existing asphalt? Mr. Bakewell: The last time I was there it was fine. Mr. Falk: How much landscaping was added? Mr. Nagy: There was a trade off. We picked up on the, east side 4,000 sq. ft. in landscaping and in parking 9,000 sq. ft. was added in the front. ire was no one else present wishing to be heard regarding this petition. 3a motion duly made by Mr. Vyhnalek, seconded by Ms. Sobolewski and adopted, it was 7491 #6-109-81 RESOLVED that, pursuant to a Public Hearing having been held on June 9, 1981 on revised site plan dated May 12, 1981 submitted in connection with Petition 80-1-2-1 by Hugh Leavell requesting waiver use approval to use an existing building located on the south side of Seven Mile Road between Loveland and Mayfield in the Northwest 1/4 of Section 10, for general office purposes, the City Planning Commission does hereby recommend to the City Council that Revised Site Plan be approved subject to the following conditions: (1) that Revised Site Plan #80-1, Sheet SP-1, dated 5/12/81, which is hereby approved shall be adhered to in all respects; (2) that all site landscaping as shown on the approved Revised Site Plan shall be installed before November 1, 1981 and thereafter permanently maintained in a healthy condition; (3) that the earth berm that has been improperly located within the Mayfield Avenue right-of-way shall be removed within thirty (30) days from the granting of Site Plan approval; (4) that all planned offstreet parking areas shall be permanently improved with asphalt and shall have curbing as indicated on the approved Site Plan so as to prevent parking from occurring on areas other than those designated for parking; and (5) that all other conditions as previously set forth shall remain in full force and effect other than those that may be modified so as to implement this Site Plan approval. (6) that a permanent underground irrigation system be installed so as to service the 20 feet of landscaped area immediately south of and adjacent to the Seven Mile right-of-way line. (7) that all site plan improvements being those previously approved and those approved by Planning Commission action on June 9, 1981 shall be completed by October 31, 1981. (8) all plant material shall be maintained in a healthy condition. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Morrow, Sobolewski, Vyhnalek, Falk, Andrew NAYS: Scurto, Zimmer Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Zimmer, and unanimously adopted, it was #6-110-81 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 81-4-8-15 by Dr. Ernest F. Ajluni requesting approval of all plans required by Section 18.47 submitted in connection with a proposal to construct a doctor's office the west side of Farmington Road between Pickford and Clarita in Section 9, be approved subject to the following conditions: (1) that Site Plan #8006, dated 4/28/81, prepared by Tom W. Zoedes Associates, which is hereby approved shall be adhered to; (2) that the building elevations as shown on Plan #8006, Sheet 4, prepared by Tom W. Zoedes Associates, which are'hereby approved shall be adhered to; and to 7492A, • (3) that a_detailed landscape plan shall be submitted for Planning . ICommission approval within thirty (30) days. r. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. h a motion duly made by Mrs. Scurto, seconded by Mr. Morrow, and unanimously adopted, it as #6-111-81 RESOLVED that, pursuant to Section 18.58 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended by Ordinance #1468, the City Planning Commission does hereby approve Petition 81-5-8-16P by the Professional Village requesting approval of all plans submitted in connection with a proposal to construct an addition to an existing medical office located on the west side of Farmington Road between Plymouth and Orangelawn in.Section 33, subject to the following conditions: (1) that Site Plan #8106, Sheet A-1, dated 5/14/81, prepared by St. Cyr Architects & Associates, Inc. , which is hereby approved shall be adhered to; (2) that all building elevations shown on Plan #8106, Sheet A-1, dated 5/14/81, prepared by St. Cyr Architects & Associates, Inc. , which _ are hereby approved shall be adhered. to; and (3) that this approval is predicated on the petitioner being granted the necessary variances by the Zoning Board of Appeals. 1' Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. nn a motion duly made, seconded and unanimously adopted, the 413th Regular Meeting and lublic Hearings held by the City Planning Commission on June 9, 1981, was adjourned at 1:05 p.m. CITY PLANNING COMMISSION l ad,, Jos-ph J. '' k .ecretary ATTEST: Daniel R. Andrew, Chairman • 111111 0