Loading...
HomeMy WebLinkAboutPLANNING MINUTES 1982-02-02 N' • 7628 MINUTES OF THE 426th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY • PLANNING COMMISSION OF THE CITY OF LIVONIA ,Tuesday, February 2, 1982, the City Planning Commission of the City of Livonia, held 426th Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Five Mile d, Livonia, Michigan. Mr. Daniel R. Andrew, Chairman, called the Regular Meeting and Public Hearings to order at 8:00 p.m. with approximately 10 interested people in the audience. MEMBERS PRESENT: Judith Scurto Joseph Falk Donna Naidow Sue Sobolewski Daniel R. Andrew Jerome Zimmer Herman Kluver Lee Morrow Donald Vyhnalek MEMBERS ABSENT: None Messrs. John J. Nagy, City 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 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. t. Falk, Secretary, announced the first item on the agenda is Petition 82-1-1-1 by 4 Anthony Skover, Thomas O'Rourke and Louie Mancinelli to rezone property located on the east side of Haggerty Road between Seven Mile and Phillips Road in the Southwest 1/4 of Section 6, from M-1 to C-2. Nagy: We have correspondence from Engineering regarding the lack of a sanitary sewer. T. O'Rourke: I have reviewed this with Engineering and unfortunately we are unable 45818 Beacon Hill to produce the architectural renderings to allow us to know what amount Plymouth, MI 48170 of CFS is required. We are aware of the limited capacity of the sewer. We feel the CFS required by our building won't be sufficiently noticeable. I have assured Mr. Siemert prior to any construction we would secure his approval or City approval of CFS. We are requesting C-2 from Industrial. We propose a banquet hall and catering service. We will not be involved in industrial catering. That is, the aluminum trucks that come in and out daily. We will only cater special events, for instance, the auto show, etc. Mr. Andrew: The food preparation will be on the site and then delivered to a special event. Mr. O'Rourke: Our banquet facility will be similar to Roma Hall but we hope to have a better quality. Our building plan is quite attractive, being more of a colonial look and having a cathedral look to it. Mr. Andrew: What will the capacity of the hall be? jr O'Rourke: We will have about 15,000 sq. ft. 5,000 sq. ft. will be used for kitchen, etc. o About 10,000 sq. ft. will be used for the hall. One thousand people should 4110 be able to use the facility. • 7629 • • Mr. Andrew: Can you give us a projected sanitary sewer flow prior to this commission taking action. Mr. O'Rourke: We are unable to show engineering what capacity we would need until architectural renderings are completed. I would hate to venture at this juncture what the definite date for the architectural renderings would be. Mr. Andrew: Could the architect calculate the water closets, urinals, sinks, etc. and then calculate that discharge without the final plans. We cannot act on the petition if we are not certain the site can. be used for the use you would want. Mr. O'Rourke: I venture to say we do have a rough layout of what we would want the hall to look like. The architect can extract from that layout to forecast the CFS capacity. I don't know how long it would take him. Mr. Andrew: How long would it take Engineering to go over the CFS? Mr. Nagy: I understand they have had more than one meeting. It won't take long to compute the CFS. The next study meeting would be time enough if they could secure the appropriate information from their architect. Mr. Andrew: All we need is the plumbing take off. Mr. O'Rourke: I didn't know this would be addressed tonight. Otherwise I would have it ready. 3 Mr. Andrew: Do you have any kind of an option on the property? Mr. O'Rourke: We do have an option to purchase and this option expires on May 15th this year subject to zoning. Mrs. Scurto: When those other people came before us was that not for a zoning change? Mr. Nagy: It was an informal meeting that never resulted in a formal rezoning petition. Mrs. Scurto: Do you own the rest of the property in that block that is M-1? Mr. O'Rourke: Mr. Skover is the owner of the rest of the property. Mrs. Scurto: Why do you chose this particular piece of property? Mr. O'Rourke: This was the cheapest part of the whole 74 acres, that had good frontage on Haggerty or Seven Mile Road. Mr. Morrow: Last summer we did have some problems with the subdivisions south of this site. There was water backup in their basements. I would be interested in Engineering's comments regarding this development's impact on the sewer system. Do you have any existing catering business now. 4111,600 Mr. O'Rourke: Yes. One of the partners is the former operator of Nicky's. Mr. Zimmer: Would a C-2 useage be more intensive than M-1? irk 7630 Mr. Andrew: If it was a warehouse the fixtures are less. In a light assembly operation that would require less fixtures. That would almost require a one on one comparison. Mr. Kluver: With the sewer problem that is now existing at the nearby subdivision I have great reservation on acting here until that is resolved. Those people have a serious problem. The site seems to be inappropriate. I have difficulty locating that type of zoning in that particular location. Mr. Zimmer: Do you have any idea what the owner plans to do with the other 4 acres? Is there going to be an attempt to harmonize the remaining property. Our Future Land Use Plan asks for some balanced kind of use between Commercial, Office and Medium Density Residential. Phillip Skover: My father and I and partners have owned this property for 15 years. 21476 Lujon Ct. We have been paying $30,000 to $40,000 in taxes per year. Industrial Northville development has found other places. We would like some commercial, multiple and office. If we brought the sewer one mile down and down Seven Mile across the frontage of the City owned land and eventually tie it in we could simply not afford it. We need a big user. We own 60 acres but have control over 74 acres. I am working with the Pence estate and trying to tie in that piece with ours and bring it up to 82 acres. Gary Bloom: We are in the historical home. My partner and I have a law practice. 39040 W. Seven We have spent a great deal of money on our site. We are proud of Mile our location. We spend a great deal of time here. We are concerned with the development of this property. Mr. Skover has assured me that this is going to be a quality project and would not downgrade the area. We have no objections and we support the petition. Mr. Skover: Whatever we have had we have tried to do on a quality basis. Mr. Andrew: Will you add the Pence piece to the remaining parcel? Mr. Skover: I will not have ownership but I will try to sell it. I will try to tie in a big user. Mr. Andrew: Is Tax Parcel H2 Michigan Highway property? Mr. Skover: They took too much from us and we are waiting for an appraised value. 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. Morrow, seconded by Mr. Kluver, and unanimously adopted, it was #2-12-82 RESOLVED that, pursuant to a Public Hearing having been held on February 2, 1982 on Petition 82-1-1-1 by Anthony Skover, Thomas O'Rourke and Louie Mancinelli to rezone property located on the east side of Haggerty Road between Seven Mile and Phillips Road in the Southwest 1/4 of Section 6, from M-1 to C-2, the City Planning Commission does hereby determine to table Petition 82-1-1-1 until the Study Meeting to be conducted on February 9, ILL1982 for the following reasons: 40. 7631 (1) There is concern as to sewer discharge from the site as indicated in a letter received from the Division of Engineering. (2) There is concern about the development of the over all property as it may be impacted by this development. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Petition 82-1-7-1 by the City Planning Commission to amend Part VII of the Master Plan of the City of Livonia, the Future Land Use Plan, to update the Future Land Use Plan in accord with actual and proposed revisions having occurred since adoption of the Plan on June 10, 1975. Mr. Andrew asked if anyone was present and wished to speak either for or against this petition. There was no one else present wishing to be heard regarding this item. On a motion duly made by Mrs. Scurto, seconded by Mrs. Naidow and unanimously adopted, it was #2-13-82 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 February 2, 1982, for the purpose of amending Part VII of the Master Plan of the City of Livonia, entitled "The Future Land Use Plan", LI20488 PA67, the same is hereby amended 'so as to update the Future Land Use Plan in accord with actual and proposed revisions having occurred since adoption of the Plan on June 10, 1975, for the following reasons: (1) The Future Land Use Plan should reflect the current recommendations of the Planning Commission regarding the future use of all land within the City of Livonia. (2) The subject amendments reflect recent zoning changes and land use changes caused primarily by the acquisition or swapping of public park land and the sale of public school facilities for private use. AND, having given proper notice of such hearing as required by Act 285 of the Public Acts of Michigan, 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 4 reference, the same having been adopted by resolution of the City Planning Commission 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 forrecording. We certify that the foregoing resolution was duly adopted at a meeting of the City Planning Commission on Tuesday, February 2, 1982, by the following vote: AYES: Scurto, Falk, Naidow, Sobolewski, Andrew, Zimmer, Kluver, Morrow, Vyhnalek NAYS: None ABSENT: None Mr. Nagy: NU, lClllJ LVL rezoning then there are for platting. 7632 Mrs. Scurto: Who is the proprietor? Mr. Nagy: Tarabusi Creek Corp. , 33551 Seven Mile Road. Mr'. Zimmer: What is the zoning east of Louise below the plat? Mr. Bakewell: R-1. Mr. Zimmer: How long has it been R-1? Mr. Bakewell: Since 1965. Mr. Morrow: The triangular shaped piece could it not be attached to someone's parcel. Mr. Nagy: That might be used for a turnaround. Mary Minch: I was curious to know if the road is paved who is going to pay for it? 17443 Louise Livonia • Mr. Andrew: Engineering is not requiring paving on Louise. Mrs. Minch: Only two people received a notice that I'm aware of on my street. Mr. Andrew: On a Preliminary Plat only the abutting property owners are notified. Mrs. Scurto: Is the proposed development to the west taken into consideration in the 100 year flood plain? Mr. Nagy: Yes, it is a factor. I Mr. Falk: How many streets going to Six Mile are unpaved? Mr. Nagy: Between Middlebelt and Merriman this is the only one. Mr. Falk: Why isn't Louise to be paved? Mr. Nagy: This subdivision has so little frontage on Louise, for this portion to be paved and the other portions leading into this subdivision unpaved, it would not be feasible. Mr. Falk: We have required paving in the past. Mr. Nagy: A similar situation was Bobrich Courts Subdivision to the south, there was no paving required in that situation either. Mr. Zimmer: When the final plat is made available is the green line which is purported to be the 100 year flood line on there? Mr. Nagy: Absolutely. Mr. Kluver: I live near the flood plain and I have had no problems. 41 Roy Hebert: T own Lots 41, 42 and 43. I was here in 1979 when there was a request 29637 Ravine for apartments. That request was withdrawn. The developer did not wish to pave then. We have a subdivision Hidden Pines that is vacant. 7633 There are some homes on Angling that are still vacant. With the economy and interest rates and mortgage rates things are not selling. ' We don't need any more homes. Schools are closing in Livonia. We don't need more traffic and cannot handle it. It doesn't make sense to plat another subidivision. There is only one access and that will create havoc. There is a tremendous amount of wildlife that will be disturbed. Mr. Zimmer: The proprietor has maximized on the open space here that is being set aside to be dedicated to the City. 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. Morrow, and adopted it was #2-14-82 RESOLVED that, pursuant to a Public Hearing having been held on February 2, 1982, the City Planning Commission does hereby recommend to the City Council that the Preliminary Plat for Sunset Park Estates Subdivision proposed to be located on the east side of Louise Avenue between Six Mile and Curtis in the Southeast 1/4 of Section 11, be approved for the following reasons: (1) The preliminary plat conforms to the R-1 zoning district regulations which is the zoning classification for the land area involved. il, (2) The preliminary plat conforms to the Subdivision Rules and Regulations as adopted by the Planning Commission. (3) All reporting City Departments approve the layout of the subdivision. FURTHER RESOLVEDthat, notice of the above hearing was sent to abutting property owners, proprietor, City departments as listed in the Proof of Service and copies of the plat together with notice have been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Department. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Sobolewski, Vyhnalek, Zimmer, and Andrew NAYS: Kluver, Scurto, Naidow, Falk Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Morrow, seconded by Mr. Vyhnalek, and unanimously adopted, it was #2-15-82 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 change the street name of Vassar Avenue located north of Seven Mile between Middlebelt and Parkville in the Southwest 1/4 of Section 1. [ (tire 7634 FURTHER RESOLVED, notice of time and place of said public hearing 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 utility or railroad within the City of Livonia in accordance with the IL provisions of Act 285 of the Public Acts of Michigan of 1931, as amended. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Vyhnalek and unanimously adopted, it was #2-16-82 RESOLVED that, the minutes of the 425th Regular Meeting and Public Hearings held by the City Planning Commission on February 2, 1982, be approved. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Morrow, and adopted it was #2-17-82 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 82-1-8-1 by Jaafar K. Jaafar requesting approval of all plans required by Section 18.47 submitted in connection with a proposal to construct a party store and retail rental space on the south side of Seven Mile Road between Farmington Road and Filmore in Section 9, be approved subject to the following conditions: (1) that Site Plan #7917, Sheet 1, dated 6/19/79, prepared by Robert K. Seymour, Architect, which is hereby approved shall be adhered to; (2) that Building Elevations as shown on Plan #7917, Sheet 2, dated 6/19/79, prepared by Robert K. Seymour, Architect, which are hereby approved shall be adhered to; (3) that a detailed landscape plan shall be submitted for Planning Commission approval within thirty (30) days; (4) that any roof-mounted mechanical units shall be adequately screened from view; and (5) that any signs proposed to be erected on the site shall first be approved by the Planning Commission before issuance of any sign permits. A roll call vote on the foregoing resolution resulted in the following: AYES: Sobolewski, Kluver, Falk, Andrew, Morrow, Naidow, Zimmer, Vyhnalek NAYS: Scurto Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adoptec 41 On a motion duly made by Mrs. Scurto, seconded by Mr. Kluver, and unanimously adopted, 41116, it was E 40, • ' 7635 #2-18-82 RESOLVED that, pursuant to Section 18.47 of Ordinance #543, the Zoning 11, Ordinance of the City of Livonia, as amended by Ordinance #1567, the City Planning Commission does hereby recommend to the City Council that Petition 82-1-8-2 by Livonia VFW Post #3941 requesting approval of all plans required by Section 18.47 submitted in connection with a proposal to erect a sign on property located on the south side of Seven Mile Road between Middlebelt and Maplewood in Section 12, be approved subject to the following conditions: (1) THAT THE Sign Plan prepared by Livonia Post #3941, dated 1/26/82, • which is hereby approved shall be adhered to; and (2) that a detailed landscape plan for the berm around the new parking lot shall be submitted to the Planning Commission for approval within thirty (30) days. 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 #2-19-82 RESOLVED that, the City Planning Commission does hereby approve the Landscape Plan submitted by Kenneth Soble in connection with a condition of approval of Petition 81-12-2-26 by Kenneth Soble for Drug Land, Inc. , requesting waiver use approval to utilize an SDD Liquor License within a building proposed to be constructed on the northwest corner of Middlebelt Road and Clarita in the Northeast 1/4 of Section 11, subject to the following conditions: (1) that the landscape plan as shown on Sheet A-1 of Job #8114, dated 1/26/82, prepared by Havis-Glovinsky Associates, which is hereby approved shall be adhered to; and (2) that the landscaping as shown on the approved plan shall be installed on the site before the building is occupied and thereafter maintained in a healthy condition. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 426th Regular Meeting and Public Hearings held by the City Planning Commission on February 2, 1982 were adjourned at 9:35 p.m. CITY PLANNING COMMISSION / , ii - 4/ �� OriiG� - .se J. F. ,rcretary t-CL/Z ATTEST: / oDaniel R. Andrew, Chairma- i