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HomeMy WebLinkAboutPLANNING MINUTES 1987-03-10 9897 IL MINUTES OF THE 533rd REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, March 10, 1987, the City Planning Commission of the City of Livonia held its 533rd Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. C. Russ Smith, Chairman, called the meeting to order at 7:00 p.m. , with approx- imately 15 interested persons in the audience. Members present: C. Russ Smith Herman Kluver Donald Vyhnalek Sue Sobolewski Michael Soranno Richard Straub Donna Naidow R. Lee Morrow Jeanne Hildebrandt Members absent: None Messrs. H. G. Shane, Assistant Planning Director, and Ralph H. Bakewell, Planner IV, were also present. Mr. Smith 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 involves 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. The Commission holds the only public hearing on a preliminary plat and/or a vacating petition. Planning Commission resolutions do not become effective until seven days after tonight. Mrs. Naidow, Secretary, announced the first item on the agenda is Petition 86-12-2-45 by John H. Mouat requesting waiver use approval for general office uses for a building located on the east side of Middlebelt Road between Clarita and Pickford in the Northwest 1/4 of Section 12. Mr. Shane: There is a letter in the file from the Engineering Division stating they have no problems with this petition. That is the extent of our correspondence. John H. Mouat, Petitioner, 3773 East Ellsworth, Ann Arbor: .We went through site plan approval and what is proposed is the same as what was proposed almost a year ago and I just want to remind everyone that this is not new and I don't think anything has changed along the way. Mr. Soranno: When you first came in for zoning, did you ask for P.S. zoning at that time? Mr. Mouat: It was the previous owner that got involved in the rezoning. Originally they had asked for commercial. We came in after it was P.S. zoning. This use was brought out when we came in for site plan approval. Illir: There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 86-12-2-45 closed. On a motion duly made by Mr. Morrow, seconded by Mrs. Hildebrandt and unanimously adopted, it was ( l • 9898 41,4 #3-49-87 RESOLVED that, pursuant to a Public Hearing having been held on March 10, 1987, on Petition 86-12-2-45 by John H. Mouat requesting waiver use approval for general office use for a building located on the east side of Middlebelt Road between Clarita and Pickford in the Northwest 1/4 of Section 12, the City Planning Commission does hereby recommend to the City Council that Petition 86-12-2-45 be approved subject to adherence to all conditions set forth in Planning Commission Reso- lution #8-172-86, adopted on June 17, 1986, in connection with the approval of Site Plan Petition 86-6-8-31, for the following reasons: (1) The subject property has the capacity to accommodate the proposed use. (2) The proposed use complies in every respect with the special and general waiver use standards and requirements as set forth in Section 9.03 and 19.06 of Zoning Ordinance #543. (3) The proposed use is compatible to and in harmony with the surrounding 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. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. { Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-1-1-5 1: by Angelo DiPonio to rezone property located on the east side of Newburgh Road, north of Seven Mile Road in the Southwest 1/4 of Section 5, from RUFC to R-3C. Mr. Shane: There is a letter in the file from the Engineering Division which states that the nearest storm sewer system of sufficient size and capacity to service the site is located approximately 800 feet east of Fitzgerald Avenue along the Seven Mile Road right-of-way. That is the extent of our correspondence. Paul Riggio, Angelo DiPonio Enterprises, 13040 Merriman Road, was present. Mr. Smith: Did you hear anything in the Engineering report that surprises you? Mr. Riggio: No. Mr. Smith: What is the minimum size for the two story and one story homes? Mr. Riggio: The two story homes will be about 2,400 to 2,600 square feet and the ranches will be approximately 1,800 square feet. Mrs. Michael Fandrei, 19578 Fitzgerald, was present a read for the record a letter she had previously delivered to the Planning Department which stated that her belief that this property should be rezoned to the R-4 classi- Iiiii, fication to maximize its potential and that the larger lot would lend an air of uniformity with the surrounding subdivisions in the area. It also stated that she is a real estate broker with twelve years experience and a member of the Zoning Board of Appeals and she feels the R-4 lots could easily be marketed and be an asset to the City. 9899 Mr. Smith: What is the minimum square footage in the R-4 zoning? Li Mr. Shane: 90' x 130' or 11,700 square feet. Mr. Morrow: We have studied this area. I have nothing against R-3. However, I feel in keeping with the general area of RUF, R-4, and R-5 east of the area as well as backing up to the golf course and with a new golf course under development, that the lot sizes should be larger than R-3. Mr. Vyhnalek: Have you given any consideration to going from R-3 to R-4? Mr. Riggio: No. Mr. Vyhnalek: Is there any possible chance you will? It looks like some are for it and some against it. Mr. Riggio: The R-3 is pretty much set. We have a particular brand of house we build and develop in the R-3. In this case, the house would be a larger house than we have built in the past. Ten feet would make a lot of difference as far as the market is concerned. You can't put an R-4 house on an R-3 lot. Mr. Vyhnalek: If it was R-4, how many lots would you get? Mr. Riggio: With R-3, between 70 and 75 houses, maybe 80 depending on where the ILstreet is. R-4 would give us approximately 52 to 55. The houses back up to the golf course area. In the event we have a street there, we will be able to get fewer lots. These houses will be a higher quality exterior than we have done in the past. Mrs. Hildebrandt: What will the prices be? Mr. Riggio: In excess of $150,000 to $160,000. Mr. Smith: Mrs. Fandrei, what are the maximum and minmum values in your sub- division? Mrs. Frandrei: About $120,000 to $130,000 minimum and $190,000 maximum. Mr. Soranno: The property to the left -- what is the status of those lots? Mr. Shane: They are vacant. As far as I know they are for sale. Mr. Soranno: How do these homes compare with Rennolds Ravines? Are they similar to those? Mr. Riggio: The are very typical. There will not be a small ranch as we have there. • There was one other resident present who was opposed to this petition. There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on Petition 87-1-1-5 closed. 9901 ILOn a motion duly made by Mr. Morrow and seconded by Mrs. Hildebrandt, it was 10 i #3-50-87 RESOLVED that, pursuant to a Public Hearing having been held on March 10, 1987, on Petition 87-1-1-5 by Angelo DiPonio to rezone property located on the east side of Newburgh Road, north of Seven Mile Road in the South- west 1/4 of Section 5, from RUFC to R-3C, the City Planning Commission does hereby recommend to the City Council that Petition 87-1-1-5 be denied for the following reasons: (1) The proposed change of zoning is not consistent with the pre- vailing lot sizes within the developing residential subdivisions occurring south of Eight Mile Road and west of Gill Road. (2) The proposed change of zoning will not provide for residential lot sizes compatible to the existing lots to the east in Fitzgerald Gardens Subdivision. (3) There is a need in the community for larger residential lots to serve those seeking substantial size single family homes. Mr. Soranno: I have been a proponent of larger lots in that area and I am pleased to see that the petitioner is at least going residential. I am con- cerned about what we could have on that property. I believe that the property would be better developed in R-4 as opposed to R-3. ILA motion on the foregoing resolution resulted in the following: AYES: Morrow, Hildebrandt, Kluver, Soranno, Sobolewski, Straub, Vyhnalek, Naidow NAYS: Smith Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. The public hearing portion of the meeting was concluded at this time and the Commission progressed to other matters pending before it. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Morrow and unanimously adopted, it was #3-51-87 RESOLVED that, pursuant to Section 23.01(b) of Zoning Ordinance #543, the City Planning Commission does hereby establish and order that a Public Hearing be held to determine whether or not to amend Section 2.10, Definitions of Miscellaneous Terms, of Zoning Ordinance #543, by incorporating language regarding the size of private garages. AND THAT, notice of the above public hearing be given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Smith announced that the approval of the minutes of the 532nd Regular Meeting and Public Hearings will be tabled until requested changes have been made in the minutes. ti . 9902 On a motion duly made by Mr. Vyhnalek and seconded by Mr. Soranno, it was ' #3-52-87 RESOLVED that, the City Planning Commission does hereby approve Petition li, 87-1-8-2 by Shaw Electric Company requesting approval of all plans required by Section 18.58 of Zoning Ordinance 41543 in connection with a proposal to reconstruct a fire damaged commercial building located on the east side of Farmington Road, north of Schoolcraft in Section 22 subject to the following conditions: (1) that the Site and Landscape Plan for Shaw Electric Company, dated 12/3/86, prepared by Kamp-DiComo Associates, which is hereby approved shall be adhered to; and (2) that the Building Plan for Shaw Electric Company dated 12/8/86 prepared by Kamp-DiComo Associates, which is hereby approved shall be adhered to. A roll call vote on the foregoing resolution resulted in the following: AYES: Vyhnalek, Soranno, Sobolewski, Straub, Smith NAYS: Kluver, Hildebrandt, Morrow, Naidow Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Soranno, seconded by Mr. Straub and unanimously adopted, irit was #2-53-87 RESOLVED that, the City Planning Commission does hereby approve Petition I: 87-2-8-5 by United Rental requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct an addition to an existing building located on the west side of Middlebelt Road between Morlock and Eight Mile Road in Section 2 sub- ject to the following conditions: (1) that Site Plan 8625, Sheet S-1, dated 3/7/87, prepared by Dennis Bishop & Associates, which is hereby approved shall be adhered to; (2) that Building Plan 8625, Sheet A-1, dated 3/7/87, prepared by Dennis Bishop & Associates, which is hereby approved shall be adhered to; (3) that the landscaping shown on Sheet S-1, prepared by Dennis Bishop, which is hereby approved shall be adhered to, and all landscape material installed on the site prior to building occupancy and thereafter permanently maintained in a healthy condition; (4) that a proper sprinkling system as required by the Zoning Board of Appeals shall also include the right-of-way along Middlebelt Road; it (5) that any roof-mounted units shall be properly screened from view; and 9903 (6) That a plan showing any signs proposed to be located on the site shall be submitted for approval by the Planning Commission. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mrs. Hildebrandt and unanimously adopted, it was #2-54-87 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 87-2-8-6 by Kenneth Neumann/Robert Greger Associates requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543 in connection with a proposal to construct three multi-story office buildings on the south side of Seven Mile Road between Haggerty and I-275 in Section 7 be approved subject to the variance being granted by the Zoning Board of Appeals for a deficient number of parking spaces and for deficient parking bay sizes as well as the following conditions: (1) that Site Plan 8727, Sheet 1, dated 3/7/87, prepared by Kenneth Neumann/Robert Greger Associates, which is hereby approved shall be adhered to; (2) that Building Plan 8727, Sheet 10, dated 2/24/87, prepared by Kenneth Neumann/Robert Greger Associates, which is hereby approved shall be adhered to; and ', (3) that Landscape Plan dated 2/24/87, prepared by Michael J. Dul Associates, which is hereby approved shall be adhered to. Mrs. Sobolewski: What do you mean by trash removal area? Mr. Neumann: Trash will be taken down an elevator from the upper floors to a room in the service area where it will be compacted. Mrs. Sobolewski: It will be stored inside after it is compacted? Mr. Neumann: Yes. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Straub and unanimously adopted, it was #3-55-87 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 87-2-8-7 by the Foresta Group, Inc. , request- ing approval of all plans required by Section 18.47 of Zoning Ordinance #543 in connection with a proposal to renovate an existing office build- ing located on the north side of Five Mile Road between Edington and Stamford in Section 16 be approved subject to the following conditions: (1) that Site Plan 86/138, Sheet AS-1, dated 2/20/87, prepared by the Foresta Group, which is hereby approved shall be adhered to; 9904 (2) that Building Plans 86/138, Sheets A-3 and A-4, dated 4 2/20/87, prepared by the Foresta Group, which are hereby approved shall be adhered to; (3) that Landscape Plan L-1, dated 2/21/87, prepared by R. D. Leszczynski, L.A. , which is hereby approved shall be adhered to and all landscape material installed on the site at the time the renovation is completed; and (4) that there shall be no outside trash container located on this site. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously adopted, it was #3-56-87 RESOLVED that, the City Planning Commission does hereby approve the Revised Site Plan submitted in connection with Petition 86-6-8-34 by Mayflower Development Company requesting approval of all plans required by Zoning Ordinance #543 in connection with a proposal to construct a shopping center on the south side of Plymouth Road between Stark and Farmington Roads in Section 33, subject to the following conditions: (1) that Revised Site Plan #86-1992, dated 3/9187, prepared by Schrader-Porter & Assoc. , Inc. , which is hereby approved shall be adhered to; (2) that Revised Landscape Plan 86-1992, dated 3-9-87, prepared by Schrader-Porter & Assoc. which is hereby approved shall be adhered to and all landscape materials installed on the site prior to issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; (3) that Building Elevation Plan dated 12-8-86, prepared by T. W. Kurmas & Assoc. , which is hereby approved shall be adhered to; and (4) that at least 30% of the tenants who occupy the proposed shopping center shall provide for the inside storage of trash by means of a trash compactor or other such method. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 533rd Regular Meeting and Public Hearings held by the City Planning Commission on March 10, 1987, was adjourned at 8:30 p.m. CITY MILICOMMISSIO gitzSylic/ADonna J. Naido , Secretary pATTEST: tel C. Russ Smith, Chairman ac