HomeMy WebLinkAboutPLANNING MINUTES 1985-07-30 9419
MINUTES OF THE 500th REGULAR MEETING
LAND PUBLIC HEARINGS HELD BY THE CITY
PLANNING COMMISSION OF THE CITY OF
d LIVONIA
On Tuesday, July 30, 1985, the City Planning Commission of the City of Livonia held
its 500th Regular Meeting and Public Hearings in the Livonia City Hall , 33000 Civic
Center Drive, Livonia, Michigan.
Mr. R. Lee Morrow, Chairman, called the meeting to order at 8:00 p.m. , with approx-
imately 45 interested persons in the audience.
Members present: R. Lee Morrow Herman Kluver Jeanne Hildebrandt
Sue Sobolewski Donna J. Naidow Michael Duggan
Donald Vyhnalek
Members absent: C. Russ Smith Michael Soranno
Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director;
and Ralph H. Bakewell , Planner IV, were also present.
Mr. Morrow 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 hold its own public hearing and decide the question. If a petition in-
volves a waiver of use request and the request is denied, the petitioner has ten days
in which to appeal the decision to the City Council ; otherwise the petition is terminated.
1E:
Mrs. Naidow, Secretary, announced the first item on the agenda is Preliminary Plat
4 Approval for Northfield Estates Subdivision proposed to be located on
the north side of Northfield Avenue between Hix and Knolson Roads in
the Southwest 1/4 of Section 31 .
Mr. Nagy: There is a letter in the file dated July 18, 1985 from the
Engineering Division stating there are no engineering problems
connected with this proposal , and a letter from the Traffic Bureau
stating that the addition of these nine lots would have little
effect on the area from a traffic or safety standpoint.
Mr. Morrow: The petitioner advised us at the last minute that he could not
be with us tonight but we will proceed with the public hearing
since it was advertised for hearing this evening.
There was no one present wishing to be heard regarding this item and Mr. Morrow, Chairman,
declared the public hearing on this preliminary plat closed.
On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously
adopted, it was
#7-148-85 RESOLVED that, pursuant to a Public Hearing having been held on
July 30, 1985, the City Planning Commission does hereby recommend
to the City Council that the Preliminary Plat for Northfield Estates
Subdivision proposed to be located on the north side of Northfield
Avenue between Hix and Knolson Roads in the Southwest 1/4 of Section
31 be approved, subject to the waiver of the requirement for dedication
of land for open spaces purposes as required by the Subdivision Rules
and Regulations, for the following reasons :
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(1) The Preliminary Plat is in compliance with all applicable
Ordinances and regulations regarding Preliminary Plats.
(2) The Plat is comparable in design and lot size to the existing
platted lots in the surrounding area.
FURTHER RESOLVED that, notice of the above hearing was given in
accordance with the provisions of the Subdivision Rules and Regulations
of the City of Livonia.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-5-1-15
by Richard Gallagher to rezone property located on the east side of
Stark Road between Capitol and Beacon Road in the South 1/2 of Section
28 from R-5 to M-1 .
Mr. Nagy: There is a letter in the file from the Engineering Division stating
they have no objections to the rezoning proposal .
Mr. Morrow: The petitioner is not present tonight but since we have publicized
the public hearing we will go forward with it.
Joseph Vanzo, 12066 Boston Post Road: I am President of the civic association which
includes this parcel of land. I am sorry that the petitioner is
not here because there are a lot of questions I would like to ask
and I don't know if you have the answers. For what reason does
he want to rezone a residential lot to an M-1 District. I know
16:0 there is M-1 in the back of us but what is he planning on doing?
If we had an idea, we might be able to talk some sense. Does the
Planning Commission have any idea as to what he wants to do?
Mr. Morrow: If you are talking specifics, it would be hard for us to share any
ideas with you other than what he could put in the area. You
indicated you are the President of the civic association. Are
you speaking for yourself or the association?
Mr. Vanzo: I speak for the membership of the association, and I am objecting
to this for the reason that I believe there is an ordinance about
spot zoning and I see no reason for rezoning this piece of property.
It has been residential for many, many years before any of that
was light manufacturing. That subdivision has been there since
1937 when it was all agricultural . Then it was rezoned to small
farms. I see no reason why we should submit to an M-1 zoning at
this particular time. Do you realize what will happen to peoples'
homes who have lived there for so many years? I understand there
is manufacturing in the back but I can't see M-1 next to those
homes. If it is rezoned, City Hall isn't going to compensate the
people for the valuation loss on their homes, especially when we
don't know anything about what is going to take place. I think
the petition should not be approved.
Mrs. Hildebrandt left the meeting at 8: 15 p.m. to attend the Zoning Board of Appeals
meeting.
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Mr. Vyhnalek: Has there ever been a house on the lot?
0, Mr. Vanzo: No, it has been a vacant lot.
-' Walter Kolakowski , 12068 Stark Road: I have the next lot to this. I would like to find
out, too, what he is going to do. He bought seven acres in the
back. Why does he have to get the one lot in front?
Mr. Vyhnalek: I agree with you 100% and will vote to table this until the peti-
tioner arrives.
Mr. Morrow: John, what does the Master Plan reflect for this property?
Mr. Nagy: The present residential zoning.
Donald Kerndole, 34424 Beacon : I would like to register an objection to the petition
also. Some time ago, I was at a meeting about a brickyard. It
seems that from a statement made at that time there wasn't much
demand for commercial and that it would take three to five years
for full tenancy for his buildings back there. There is a reason-
able amount of industrial back there but there are vacancies. At
the last meeting, people were informed that they should have checked
on the zoning before they bought their homes but if they had checked
on this they would have found this to be residential .
Dorothy Ocho, 12091 Brewster, was present and objected to the petition.
Dorothy Bruce, 29218 Broadmoor: When you put industrial in residential , you are open-
ing up a door. Commercial might be a good use for the area but
not M-1 . I hope you deny it.
Frank Werstine, 11710 Boston Post Road: I think it is wrong to change this zoning. I
have been there since 1937. I would like an explanation as to
why Mr. Nagy thinks it is okay.
Mr. Nagy: I think I said the Master Plan reflects residential use.
Mr. Morrow: I don't think there is anything on record that says Mr. Nagy is
for this rezoning. Perhaps it was the content of the letter
from the Engineering Department.
Mr. Nagy: The letter from Engineering states that they have no objections
to the proposal but it is from an engineering standpoint only.
There was no one else present wishing to be heard regarding this item and Mr. Morrow,
Chairman, declared the public hearing on Petition 85-5-1-15 closed.
On a motion duly made by Mrs. Sobolewski and supported by Mr. Duggan, it was
#7-149-85 RESOLVED that, pursuant to a Public Hearing having been held on July 30,
1985 on Petition 85-5-1-15 by Richard Gallagher to rezone property located
on the east side of Stark Road between Capitol and Beacon Road in the
South 1/2 of Section 28 from R-5 to M-1 , the City Planning Commission
does hereby recommend to the City Council that Petition 85-5-1-15 be
denied for the following reasons :
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(1) The proposed change of zoning is contrary to the Future Land
Use Plan which recommends maintaining residential land use
d
for the area.
(2) The proposed change of zoning is detrimental to and incompatible
with the adjacent residential district.
(3) The proposed change of zoning will encourage similar requests
within the Alden Village Subdivision along Stark Road.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with the provisions of Section 23.05 of Zoning Ordinance #543, as amended.
On a motion duly made by Mr. Kluver and seconded by Mr. Vyhnalek, it was
RESOLVED that, pursuant to a Public Hearing having been held on July 30,
1985 on Petition 85-5-1-15 by Richard Gallagher to rezone property located
on the east side of Stark Road between Capitol and Beacon Road in the
South 1/2 of Section 28 from R-5 to M-1 , the City Planning Commission
does hereby determine to table Petition 85-5-1 -15 until the Commission's
next study meeting so that the petitioner has an opportunity to present
his view.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Vyhnalek, Kluver
NAYS: Sobolewski , Duggan, Naidow, Morrow
IWOABSENT: Hildebrandt , Smith, Soranno
Mr. Morrow, Chairman, declared the resolution is not adopted.
A roll call vote on the original denying resolution resulted in the following:
AYES: Vyhnalek, Sobolewski , Duggan, Naidow, Morrow
NAYS: Kluver
ABSENT: Hildebrandt
Mr. Morrow, Chairman, declared the motion is carried and the original resolution adopted
and the petition is denied.
Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-6-1-16
by Lambros Stassinos to rezone property located on the southeast corner
of Schoolcraft Service Drive and Eckles Road in the Southwest 1/4 of
Section 19 from C-2 to M-1 .
Mr. Nagy: There is a letter in the file from the Engineering Division
stating that there are no engineering problems connected with
this petition.
Lambros Stassinos, 43115 Whisper Ct. , Northville Twp. , petitioner: I am a teacher at
Schoolcraft College and also in Ann Arbor. I would like to have
a computer/numerical control training center, some light machining,
and research. and engineering for the students.
Mrs. Sobolewski : You want to use this business in connection with the college and
train students?
Mr. Stassinos: I would like to bring my classes there once in a while for train-
9423
ing purposes because the college lacks facilities for training
in tool work.
I Mrs. Sobolewski :Illr'
It will be a one-shift operation?
40
Mr. Stassinos : Yes, nine hours a day.
There was no one else present wishing to be heard regarding this item and Mr. Morrow,
Chairman, declared the public hearing on Petition 85-6-1-16 closed.
On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Naidow and unanimously adopted,
it was
#7-150-85 RESOLVED that, pursuant to a Public Hearing having been held on July 30,
1985 on Petition 85-6-1-16 by Lambros Stassinos to rezone property
located on the southeast corner of Schoolcraft Service Drive and
Eckles Road in the Southwest 1/4 of Section 19 from C-2 to M-1 ,
the City Planning Commission does hereby recommend to the City
Council that Petition 85-6-1-16 be approved for the following
reasons :
(1 ) The proposed change of zoning is compatible to and in harmony
with the surrounding uses in the area.
(2) The subject site is located within the City of Livonia's
industrial corridor.
(3) The proposed change of zoning will help to promote the growth
ILand development of the area in accordance with the Future Land
Use Plan.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with the provisions of Section 23.05 of Zoning Ordinance #543, as amended.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-6-1-17
by Jack Akey requesting to rezone property located on the east side of
Middlebelt, south of Terrence in the Northwest 1/4 of Section 13 from
P.S. to C-2.
Mr. Nagy: There is a letter in the file from the Engineering Division
stating that there appears to be no engineering problems connected
with this petition.
David Josephson, Livonia Trade Center: I am a partner in this and we would like to
change this to commercial . On both sides, north and south, there
is commercial . Behind the property is a creek which winds around
and goes across Terrence. We will put up a commercial strip.
Wah. Yee is the Architect.
Mrs. Hildebrandt returned to the meeting at 8:40 p.m.
Mr. Vyhnalek: Have you ever attempted to develop it as Q.S.?
Mr. Josephson; I would like that but with the area on both sides and behind being
commercial , it would be tough to put in P.S.
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Mrs. Sobolewski : We are wondering why a C-2 rather than a C-1 ?
d Mr. Josephson: With C-2 there is more possibility. We' re not asking for a
restaurant or any such use but are asking for C-2 because with
that we could go into small offices. With C-1 , we would be very
limited. Kramer and the paint store are C-2.
Mr. Morrow: Do you have major tenants in mind or will this be speculative.
Mr. Josephson: We do have some tenants in mind but we are going to try to keep
it low-level office. If we can't, we will have to go C-2. If
we have offices there, we would not want to put in a supermarket
or something like that. But, we need the flexibility of C-2.
Dorothy Bruce, 29218 Broadmoor: This petitioner is asking for the development of this
property and I cannot object to that but I can object to a C-2
without knowing exactly what is going in there. We have C-2 in
the area but you don't know what stress it caused us until we got
people in there that were compatible. We don't mind this commercial
in here but it was zoned way back and the people who owned the
property worked with us on what types of businesses would be going
in there. Someone wanted apartment buildings and we fought that
particular development and now we have a beautiful apartment com-
plex ,convalescent home and other nice things. We didn't really
want Gotsis but the City fathers did that and nobody had anything
to say about that. To give a blanket zoning on a parcel that big
would not be the best thing for us.
I Mr. Morrow: If they want to share with us any projects going in there it would
be helpful but when it gets down to pure zoning, we can't condition
zoning.
Mrs. Bruce: If it was C-1 we might not object to the type of businesses that
could go in but with C-2 going in there it is a Pandora's Box.
We have worked hard on the development along Middlebelt and have
worked with Mr. Nagy on it. We don't want two or three story
structures in there and ask that you deny this. It would be detri-
mental to the whole area. If the person came before us and showed
us what he plans, he might have a chance. We don't want to give
him a wide open thing. I ask that you deny it on the basis that
P.S. is more in conformance with the area and P.S. is a good use.
Mr. Ammar, 29100 Terrence: I have lived here for 23 years. The Planning Commission has
done a good Job with us in keeping this a nice strip and I ask that
you deny this.
Perry Sutfin, 29366 Terrence: I still don 't know what is going in there.
Mr. Morrow: We don't know exactly what will go in there but the petitioner has
indicated he would like office but might put in some commercial .
Mr. Sutfin: I don't want a parking lot there or hear a dumpster being emptied
out early in the morning. I think it should be left as it is.
Joseph Vanzo, 12066 Boston Post Road: I don't live in the area but I too am not a great
believer of C-2. I know just about what happens with C-2 and then
9425
we have to fight. If there is no use for the P.S. , I could see
a C-1 but I don't like to see a C-2 in that area.
Mr. Josephson: We did tear out some houses there because they were old and I
think this would be an improvement.
Mrs. Bruce: Those houses were renters and were not permanent residents of the
community with the same interest in the community. I agree it
would be an improvement even if the property were left vacant.
There was no one else present wishing to be heard regarding this item and Mr. Morrow,
Chairman, declared the public hearing on Petition 85-6-1 -17 closed.
On a motion duly made by Mr. Duggan, seconded by Mr. Kluver and unanimously adopted,
it was
#7-151 -85 RESOLVED that, pursuant to a Public Hearing having been held on July 30,
1985 on Petition 85-6-1-17 by Jack Akey to rezone property located on
the east side of Middlebelt Road, south of Terrence in the Northwest
1/4 of Section 13 from P.S. to C-2, the City Planning Commission does
hereby recommend to the City Council that Petition 85-6-1-17 be denied
for the following reasons :
(1) The proposed change of zoning is contrary to the Future Land
Use Plan which recommends general office use for the subject
area.
(2) There is an abundance of commercial uses already existing in
1!;0 the area to provide necessary commercial services.
(3) The proposed change of zoning perpetuates the strip commercial
zoning along Middlebelt Road.
(4) The existing P.S. Zoning District will provide for office uses
in compliance with the Future Land Use Plan.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with the provisions of Section 23.05 of Zoning Ordinance #543, as amended.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-6-2-18
by Trans Inns, Inc. , requesting waiver use approval to utilize a Class C
Liquor License within a motel proposed to be located on the south side
of Six Mile Road, east of the 1-275 Freeway in the Northeast 1/4 of
Section 18.
Mr. Nagy: There is a letter in the file from the Engineering Division stating
there are no problems connected with this proposal .
Charles Tangora, Attorney, 32900 Five Mile Road: I represent the petitioner. This is the
Quality Inn presently under construction. The name is Livonia
Luxury Suites Hotel . The petitioner has designed an area for a
small cocktail lounge for customers when they stop to engage a room
for the evening and also to serve the community because they do
have conference rooms. With this Class B License, the petitioner
9426
will be able to serve these functions.
Mr. Morrow: John, what is the Class B as opposed to a Class C?
4
Mr. Nagy: We are treating it as a Class C. Even though it is a Class B, it
goes against the City as a Class C.
Mr. Morrow: Will there be a restaurant facility?
Mr. Tangora: No, there will be no restaurant facility.
Donna Deman, 11052 Levan: I am not speaking against the liquor license but Six Mile Road
here. Right now it is very confusing on Six Mile. You don 't even
know how to get into the Holidome. With this, I think you should
keep in mind the drivers who are driving around there now let alone
when another facility is added.
Mr. Morrow: We will forward your comment on to the department who covers those
kinds of matters.
There was no one else present wishing to be heard regarding this item and Mr. Morrow,
Chairman, declared the public hearing on Petition 85-6-2-18 closed.
On a motion duly made by Mr. Kluver, seconded by Mrs. Sobolewski and unanimously adopted,
it was
#7-152-85 RESOLVED that, pursuant to a Public Hearing having been held on July 30,
1985 on Petition 85,6-2-18 by Trans Inns, Inc. , requesting waiver use
approval to utilize a Class C Liquor License within a motel proposed to
be located on the south side of Six Mile Road, east of the 1 -275 Freeway
in the Northeast 1/4 of Section 18, the City Planning Commission does
hereby recommend to the City Council that Petition 85-6-2-18 be approved
subject to the waiver of the 1 ,000 foot separation prohibition contained
in Section 11 .03 of Zoning Ordinance #543 and the following additional
condition:
(1) that the conditions of approval imposed upon this project under
Petition 84-5-8-20 by Planning Commission Resolution #6-123-84
and Council Resolution #622-84 shall be adhered to;
for the following reasons :
(1) The subject site has the capacity to accommodate the proposed use.
(2) The proposed use is in compliance with the general waiver use
standards and requirements set forth in Section 19.06 of Zoning
Ordinance #543.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with the provisions of Section 19.06 of Zoning Ordinance #543, as amended.
Mr. Morrow, Chairman, declared the motion is :carried and the foregoing resolution
1.,:w adopted.
• 9427
Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-6-2-19
by Robert Zaschak requesting waiver use approval to locate general
offices within an existing building located on the east side of Middle-
belt between Six Mile Road and Grove in the Northwest 1/4 of Section 13.
Mr. Nagy: There is a letter in the file from the Engineering Division stating
they have no objections to this waiver use proposal . There is
also a letter dated July 30, 1985 from Lanier Business Products,
Inc. , stating that they have outgrown their present location and
would like to move into this building if general office uses would
be permitted. They would require approximately 5,000 square feet
of the building.
Rober Zaschak, 19468 Fitzgerald: The building under construction is divided into two
portions. The front portion is 75' and the rear is 125' . Lanier
is interested in the rear portion for a district sales office.
They serve an area from Ann Arbor to Port Huron. There will be
no traffic. The salesmen will come in in the morning but no
customers come in during the day. They are talking a ten-year lease.
They want to stay in Livonia because they are pleased with the City
and they would be close to the freeway.
Mr. Morrow: How large is their sales force?
Mr. Zaschak: I believe they have twenty at the time but they are looking for
expansion. There are ten people in the office.
Dorothy Bruce, 29218 Broadmoor: We are pleased to see this lovely building there. I
Iof; hope there will not be a second story. It is a little unusual to
build a new building and then come in for a new use. Is this a
one-shot deal?
Mr. Morrow: No, the waiver will go with the site.
Mr. Nagy: The waiver use petition is for the entire portion of the building
even though Lanier will only use the rear portion.
Mrs. Bruce: This is next to a funeral home and I think it should continue to
be a quiet area. I have no objection to the use.
There was no one else present wishing to be heard regarding this item and M:r.. Morrow,
Chairman, declared the public hearing on Petition 85-6-2-19 closed.
On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously
adopted, it was
#7-153-85 RESOLVED that, pursuant to a Public Hearing having been held on July 30,
1985 on Petition 85-6-2-19 by Robert Zaschak requesting waiver use
approval to locate general offices within an existing building located
on the east side of Middlebelt between Six Mile Road and Grove in the
Northwest 1/4 of Section 13, the City Planning Commission does hereby
recommend to the City Council that Petition 85-6-2-19 be approved
subject to the following conditions:
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(1 ) that Site Plan 84-3329M, dated 12/10/84, prepared by Fred J. Horner,
Architect, which is hereby approved shall be adhered to;
I
(2) that Landscape Plan 8405, dated 12/21/85, prepared by Michael L.
Priest & Associates, which is hereby approved shall be adhered
to and all landscaping installed on the site prior to building
occupancy; and
(3) that the Building Elevations as shown on Plan 84-3329M, Sheet 3,
prepared by Fred J. Horner, Architect, which are hereby approved
shall be adhered to.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with the provisions of Section 19.06 of Zoning Ordinance #543, as amended.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-6-6-2
by the City Planning Commission on its own motion to amend Section 18.51
of Zoning Ordinance #543 by revising the definition of abandoned
vehicles.
There was no one present wishing to be heard regarding this item and Mr. Morrow, Chairman,
declared the public hearing on Petition 85-6-6-2 closed.
On a motion duly made by Mrs. Hildebrandt, seconded by Mrs. Sobolewski and unanimously
t
adopted, it was
#7-154-85 RESOLVED that, pursuant to a Public Hearing having been held on July 30,
1985 on Petition 85-6-6-2 by the City Planning Commission on its own
motion to amend Section 18.51 of Zoning Ordinance #543 by revising
the definition of abandoned vehicles, the City Planning Commission
does hereby recommend to the City Council that Petition 85-6-6-2 be
approved for the following reason :
(1) The proposed language amendment will make the Zoning Ordinance
consistent with State law with respect to the subject of the
removal , impoundment and disposition of abandoned cars.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with the provisions of Section 23.05 of Zoning Ordinance #543, as amended.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mars. Naidow, Secretary, announced the next item on the agenda is Petition 85-5-7-5
by the City Planning Commission on its own motion to amend Part V of
the Master Plan of the City of Livonia, the Master School & Park Plan,
by incorporating property located on the southwest corner of Plymouth
and Inkster Roads in Section 36.
There was no one present wishing to be heard regarding this item and Mr. Morrow, Chairman,
declared the public hearing on Petition 85-5-7-5 closed.
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On a motion duly made by Mr. Kluver, seconded by Mrs. Hildebrandt and unanimously
le adopted, it was
#7-155-85 RESOLVED that, pursuant to the
provisions of Act 285 of the Public Acts
40 of Michigan, 1931 , as amended, the City Planning Commission, having
held a Public Hearing on July 30, 1985 for the purpose of amending
Part V of the Master Plan of the City of Livonia, the Master School
and Park Plan, the same is hereby amended by incorporating property
located on the southwest corner of Plymouth and Inkster Roads in
Section 36, for the following reason :
(1 ) This proposed amendment will promote the use of the subject
property for open space purposes which will project a positive
image of the City as motorists enter along Plymouth Road.
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 reference, the same having been adopted by
resolution of the City Planning Commission with all amendments
thereto, and further that this amendment shall be filed with the
City Council , City Clerk and the City Planning Commission and a
certified copy shall also be forwarded to the Register of Deeds
for the County of Wayne for recording.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-7-2-20
by Michael Nalu requesting waiver use approval to construct a retail
sales building on the south side of Plymouth Road, east of Levan Road
in the Northeast 1/4 of Section 32.
Mr. Nagy: There is a letter in the file from the Engineering Division
recommending that the plan be reviewed by the Michigan Depart-
ment of Transportation relative to the easterly drive approach
as it relates to the main entrance of the Ford Motor Company
on the north side of Plymouth Road. It also states that Plymouth
Road has not been dedicated to its fullest extent and off-site
public utility extensions would be required in order to develop
the site. There is also a letter from the Traffic Bureau indicating
that the easterly driveway to the Plaza which is off-set 25 feet
to the west in relation to the driveway to Ford Motor would create
an interlocking, or conflicting vehicular left-turn pattern from
Plymouth Road when vehicles meet simultaneously from each direction
to turn left into the driveways in question, and that this would
be an added risk to the drivers. They also suggest a right-turn
flare lane on Plymouth Road. A letter from the Fire Division
indicates that they have not found any deficiencies and therefore
have no objection to the development.
14: Michael Nalu, 18501 W. Ten Mile, Southfield, petitioner: I have a rendering here if the
Commission would like to see it.
Mr. Shane explained the site plan which had been submitted with the petition.
Mr. Morrow: The staff would like to work with you on your plans.
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Mr. Nalu: We deleted all the pole light fixtures as requested by this
Commission. We met with the Michigan State Highway Department
and their only comment was regarding the driveway across from
Ford Motor Company. We have no objection to the deceleration
, lane.
William McIntyre, 35996 Leon: I think Plymouth Road is falling apart. When you look
at this plan, I see the residential homes as secondary. Going
back eight to ten years ago, someone wanted to put in a bar and
they were supposed to put in a street of houses, but that was
reversed. The same thing can happen behind this building. There
is nothing to guarantee that homes will go in there.
Mr. Nagy: When the rezoning was granted, there was an overall plan. The
petitioner has now chosen to come in in phases and he has a right
to do that.
Donald Duff, 35936 Leon: I am under the same impression. The last time I was here
I think you said Elmira would be developed back there with resi-
dential homes. I don't understand why the commercial property
has to come back that far on Plymouth Road.
Mr. Morrow: The petitioner has already got the zoning.
Donna Deman, 11052 Levan: I can bet on what kind of shops will go in here. Not clothing,
books, or high-quality type you might want in there. The type of
shops that will go in there, particularly restaurants, you get the
smell for 100 yards, noise and fumes from dry cleaners and they
would be offensive to the homes in the area. Maybe some small
shops would be okay but we don't need any of the types that probably
will go in there.
Mr. Nalu: I have no prospects at this time but what goes in will have to be
a neighborhood type business, but it is not speculative to the
point that anybody can come in.
Ms. Deman: The traffic at Plymouth and Levan is very bad and it is almost not
safe to make a turn from Plymouth Road onto Levan. We have a lot
of trouble getting out of the subdivision onto Levan. There has
to be something done to ensure a safe in and out for the residents
on Levan Road.
Nick Vesche, 35948 Leon: What is going to happen to the area behind this site?
Mr. Morrow: They have indicated that it will be developed at a later time.
In the meantime, it will remain vacant. When this was rezoned,
they had a plan showing houses but now all they have is the
development on Plymouth Road.
Mr. Vesche: Will they be bulldozing the area behind which is now all trees
and then leave it to grow in weeds like they did before. They
might never build the houses but use it for dumping.
Mr. Vyhnalek: Are you going to dump your dirt and tear down the trees?
9431
Mr. Nalu: No, not until we build the houses. It will stay the same as it
is now.
' Resident: When did the C-2 zoning drop to such a deep depth?
Mr. Nagy: It had to occur in about 1960. I came to Livonia about the time
the Sherwood changed its name and the zoning was already there.
There was no one else present wishing to be heard regarding this item and Mr. Morrow,
Chairman, declared the motion is carried and the foregoing resolution adopted.
On a motion duly made by Mr. Duggan, seconded by Mr. Kluver and unanimously adopted,
it was
#7-156-85 RESOLVED that, pursuant to a Public Hearing having been held on July 30,
1985 on Petition 85-7-2-20 by Michael Nalu requesting wavier use approval
to constructa retail sales building on the south side of Plymouth Road,
east of Levan Road in the Northeast 1/4 of Section 32, the City Planning
Commission does hereby determine to table Petition 85-7-2-20 until the
Study Meeting to be conducted on August 8, 1985.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-7-2-21
by John Strauch requesting waiver use approval to construct a restaurant
and bakery on the west side of Farmington Road, north of Schoolcraft
Service Drive in the Southeast 1/4 of Section 21 .
Mr. Nagy: There are letters in the file from the Engineering and Fire
Departments indicating they have no objection to the proposal .
John Strauch, 17351 Mayfield, petitioner: I would like to have a coffee and donut
shop on the corner and I would like to have seating for people
to come in and sit down.
George Friess, 33200 Schoolcraft: I am owner of the property adjacent to the land in
question. The name of my complex is Livonia Metro Plex and we
have been developing it for eight years. It is an office park
and we have spent $8,000,000 on it. We are careful about the
design, layout and landscaping. We police it daily for litter.
We purposely keep it an office park. None of the buildings in
Metroplex are industrial . We feel that granting this waiver use
would be incompatible with our property and detrimental to the
project. The principal reasons are that this type of operation
creates litter, trash and traffic, its appearance and typical signage
required in this operation. All of this would be detrimental to
our project. We are asking the Planning Commission to deny this
use.
Mr. Duggan: I guess I have a problem with what you said. You were not interested
in acquiring this property and it is zoned C-2. If he didn't want
the seats, he wouldn't be here. All of the objections you are
raising would apply to a donut shop without seating.
Mr. Friess, We haven't had an opportunity to buy this property.
14: Mr. Vyhnalek: There was a for sale sign on it a year ago.
• 9432
Mr. Duggan: The objections you have would apply to any type of commercial .
Mr. Friess: Let's face it; it is a fast-food restaurant. The numbers of
people going there will be high and the trash it creates will
be high. We don't feel it warrants allowing a waiver use on a
fast-food restaurant when it is surrounded by an office park.
There was no one else present wishing to be heard regarding this item and Mr. Morrow,
Chairman, declared the public hearing on Petition 85-7-2-21 closed.
On a motion duly made by Mr. Vyhnalek and seconded by Mrs. Sobolewski , it was
RESOLVED that, pursuant to a Public Hearing having been held on July 30,
1985 on Petition 85-7-2-21 by John Strauch requesting waiver use approval
to construct a restaurant and bakery on the west side of Farmington Road,
north of Schoolcraft Service Drive in the Southeast 1/4 of Section 21 ,
the City Planning Commission does hereby recommend to the City Council
that Petition 85-7-2-21 be approved subject to the following conditions:
(1) that the Site Plan marked Sheet 5-1 , dated 7/28/85, prepared
by Richard A. Zischke, Architect, which is hereby approved
shall be adhered to;
(2) that the Landscape Plan marked L5-1 , dated 7/28/85, prepared
by Richard A. Zischke, Architect, which is hereby approved
shall be adhered to and the landscaping installed prior to
issuance of a Certificate of Occupancy and thereafter permanently
maintained in a healthy condition;
(3) that the Building Elevation Plan marked Sheet A-2, dated 7/28/85,
prepared by Richard A. Zischke, Architect, which is hereby approved
shall be adhered to; and
(4) that any signs proposed to be erected shall be submitted to the
Planning Commission for approval prior to installation;
for the following reasons:
(1) The proposed use complies with all of the special and general waiver
use standards and requirements set forth in Section 11 .03 and 19.06
of Zoning Ordinance #543.
(2) The subject site has the capacity to accommodate the proposed use.
(3) The proposed use is compatible to and in harmony with the surround-
ing uses in the area.
FURTHER RESOLVED that, notice of the above hearing was given in accordance
with the provisions of Section 23.05 of Zoning Ordinance #543, as amended.
Mr. Duggan: We asked fon a Traffic report. I would really hate to see us
approve this without someone commenting on the traffic.
14: On a motion duly made by Mr. Duggan and seconded by Mr. Kluver, it was
9433
#7-157-85 RESOLVED that, pursuant to a Public Hearing having been held on July 30,
ir
1985 on Petition 85-7-2-21 by John Strauch requesting waiver use approval
to construct a restaurant and bakery on the west side of Farmington Road,
' north of Schoolcraft Service Drive in the Southeast 1/4 of Section 21 ,
the City Planning Commission does hereby determine to table Petition
41110/ 85-7-2-21 until the Study Meeting to be conducted on August 6 , 1985.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Kluver, Sobolewski , Duggan, Morrow
NAYS: Hildebrandt, Vyhnalek, Naidow
ABSENT: Smith, Soranno
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Morrow announced that the public hearing portion of this meeting is concluded and
the Commission would proceed with those items pending before it.
On a motion duly made by Mrs. Sobolewski and seconded by Mr. Vyhnalek, it was
#7-158-85 RESOLVED that, the City Planning Commission does hereby approve
Permit Application #1901 by John Navarro for approval to erect a
roof-mounted satellite disc antenna on a building located on the
east side of Melvin, north of Joy Road in Section 35 subject to
the following condition :
(1 ) that the Site Plan and specifications submitted with Permit
Application #1901 by John Navarro which are hereby approved
shall be adhered to.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Kluver, Vyhnalek, Sobolewski , Duggan, Naidow, Morrow
NAYS: Hildebrandt
ABSENT: Smith, Soranno
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Kluver, seconded by Mr. Duggan and unanimously adopted,
it was
#7-159-85 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the
City Planning Commission does hereby approve Petition 85-7-8-15P by
Philip Barth requesting approval of all plans required by Section
18.58 submitted in connection with a proposal to construct a general
office building on the south side of Schoolcraft between Surrey and
Farmington Road in Section 28 subject to the following conditions :
(1) that Site Plan marked Sheet L5/5-1 , dated 7/8/85, prepared by
Richard A. Zischke, Architect, which is hereby approved shall
be adhered to;
li (2) that the landscaping shown on the approved Site Plan which is
hereby approved shall be installed prior to issuance of a
Certificate of Occupancy and thereafter permanently maintained
in a healthy condition;
9434
(3) that the Building Elevation Plan marked Sheet A-2, dated
7/8/85, prepared by Richard A. Zischke, Architect, which
is hereby approved shall be adhered to; and
(4) that any signs proposed to be erected shall be approved by
the Planning Commission prior to erection.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Kluver and seconded by Mrs. Hildebrandt, it was
#7-160-85 RESOLVED that, the City Planning Commission does hereby determine to
table Petition 85-7-8-16 by M. Boggio Associates requesting approval
of all plans required by Section 18.58 of Zoning Ordinance #543 in
connection with a proposal to construct an office/storage complex on
the east side of Haggerty Road between Phillips and Seven Mile Road
in Section 6.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Duggan and unanimously
adopted, it was
#7-161-85 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the
City Planning Commission does hereby recommend to the City Council
that Sign Permit #1902 requesting approval to erect a new awning and
two signs for Tampa Tile & Marble/Floral City Florist located at
29217 Seven Mile Road in the Northwest 1/4 of Section 12 be approved
subject to the following condition:
(1 ) that the Canopy and Sign Plans dated 6/12/85, prepared by
Marygrove Awning Company which are hereby approved shall be
adhered to.
Mr. Morrow, Chairman , declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Duggan and unanimously
adopted, it was
#7-162-85 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the
City Planning Commission does hereby recommend to the City Council
that Sign Permit #1735 requesting approval to erect a ground sign
for Family Dentistry of Livonia located at 32788 Five Mile Road in
the Southwest 1/4 of Section 15 be approved subject to the following
condition:
(1 ) that the Sign Graphics prepared by Morris Levine Associates, Inc. ,
dated 3/20/85, which are hereby approved shall be adhered to.
Is: Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Duggan and unanimously
adopted, it was
• 9435
#7-163-85 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the
le, City Planning Commission does hereby recommend to the City Council
that Sign Permit #1918 requesting approval to erect a master wall sign
for Martin Plaza located at 19580-19598 Middlebelt Road in the South-
, west 1/4 of Section 1 be approved subject to the following condition:
(1) that the Master Wall Sign Plan dated 7/16/85, prepared by
Burns Sign Company which is hereby approved shall be adhered
to.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Duggan, seconded by Mr. Vyhnalek and unanimously adopted,
it was
#7-164-85 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the
City Planning Commission does hereby recommend to the City Council
that Sign Permit #1919 requesting approval to erect a ground sign
for Martin Plaza located at 18580-19598 Middlebelt Road in the South-
west 1/4 of Section 1 be approved subject to the following condition:
(1 ) that the Sign Graphics dated 7/12/85 prepared by Burns Sign
Company which is hereby approved shall be adhered to.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Vyhnalek, seconded by Mr. Kluver and unanimously adopted,
it was
#7-165-85 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the
City Planning Commission does hereby approve Permit #1863 requesting
approval to erect a satellite disc antenna on property located at
31001 Schoolcraft Road in Section 27 subject to the following con-
dition:
(1) that the Site Plan and specifications submitted with Permit
Application #1863 as revised to provide for a 6' diameter
disc, by First National Home Theatres, Inc. , which are hereby
approved shall be adhered to.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mrs. Naidow, seconded by Mr. Vyhnalek and unanimously adopted,
it was
#7-166-85 RESOLVED that, the minutes of the 499th Regular Meeting held by the
City Planning Commission on July 16, 1985 are approved.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution
adopted.
9436
On a motion duly made, seconded and unanimously adopted, the 500th Regular Meeting
and Public Hearings held by the City Planning Commission on
July 30, 1985, was adjourned at 10:55 p.m.
I
CITY PLANNING COMMISSION
_,0111.- -r1/4-ele9 , 724,-,____(.6-r_icy._
Donna J. Naidow, Secretary
ATTEST: < 4
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R. Lee rrow, Chairman
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