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HomeMy WebLinkAboutPLANNING MINUTES 1984-11-13 21414 MINUTES OF THE 486th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY � PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, November 13, 1984, the City Planning Commission of the City of Livonia held its .486th 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 orderat 8:00 p.m. , with approx- imately 14 interested persons in the audience. Members present: R. Lee Morrow Donna Naidow ' Jeanne Hildebrandt Joseph J. Falk Herman Kluver Michael Duggan Donald Vyhnalek Members absent: .., Sue Sobolewski C. Russ Smith Mr. John J, Nagy, Planning Director, and Mr. Ralph H. Bakewell , Planner IV, were also present. Mr. Morrow informed the audience that if a petition on tonight 's agenda involves a re;oning 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 to terminated. Mr. Falk, Acting Secretary, announced the first item on the agenda is Petition 84-7-1-19, as amended, by Noel A. Gage and James T. Mather requesting to rezone property located on the south side of Plymouth Road, west of Alois Avenue in the Southwest 1/4 of Section 30 from RUF to R-1 and R-81I . Mr. Nagy: There is no new correspondence in the file relative to this petition. Kenneth Hale, 15195 Farmington Road, Attorney representing the petitioners : This is our compromise after recognizing the concerns of the neighbors. We feel the single family buffer zone will take care of those concerns. There are no immediate plans to develop the property. It is just an attempt to rezone it so eventually it can be developmed in accordance with the Master Plan. Mr. Vyhnalek: You say there are no plans for development as yet, but I think this is a good plan for a buffer and as one Commissioner, I feel it is a good plan . Mr. Kluver: In your amending of the petition , you did meet with the residents? Mr. Hale: Yes, at the last study session of the Commission. They indicated this would solve a lot of their problems. 1110 Douglas Mills, 38415 Plymouth Road : On the original petition and at the study session, there was professional service on Plymouth Road. No one mentioned anything negative on that. Why did he decide to take the P.S. off and open the multiple dwellings on Plymouth Road? With up to eight stories that close to our house, the value of our homes will go down. 21415 Multiples that close to Plymouth Road I think will be an eye-sore. I am concerned about all the people coming in and around our house. I thought the P.S . would buffer our house from that . Mr. Hale: We are giving up 2.3 acres by putting in single family dwellings and, frankly, single family dwellings are not that popular in Livonia. We are gaining by replacing the professional service with multiples. And, we will be landscaping the area for buffering. Dorothy Hanson, 11790 Alois : You don't feel single family would be economically feasible for you. You keep talking about multiple dwellings. Have you ever considered townhouses or condos? I don' t like the thought of rentals. How many multiples would there be? Mr. Hale: We don't know because we are not planning to develop it yet. Mr. Nagy: The R-8 would allow townhouses and/or condos, as you mentioned. Lynn Mills , 38415 Plymouth Road: When we bought this house, we bought it with the in- tention of selling it at a profit because we have frontage on Plymouth Road. Putting apartments right next to us will lessen the change of our selling it at a profit or even for what we paid for it. Just to get any value out of our property, we would need something like what is going in on Plymouth Road. Apartments will not help us at all . I think Plymouth Road is developing as a business road and I would like to see professional buildings go in there as you first recommended. It would be easier for us to sell our property if there was commercial or professional service next to us , but not multiples. s Mr. Falk: How much P.S. did you remove and change to R-81I ? Mr. Hale: Four acres of P.S. was on the original plan. Mr. Falk: There are two different names on the petition. Who owns the property? Mr. Hale: Mr. Gage is an Attorney and Mr. Mather a businessman. It is owned by those two people as an investment. Frank Kenel , 11544 Alois : There probably will be a lot of traffic going through there and with lights shining. I am not in favor of the high rise . Also, they probably will need a lot of the property for a parking lot and I would rather see ownerships in there rather than rentals. Mr. Mills : Is this pretty much set that it will be multiples? Mr. Morrow: We will know shortly how we will vote. When it goes to Council the zoning will be determined unless the petitioner requests a change to something else. Mr. Mills: I think everybody in there would like to see single family residential. It is really a pretty area, a nice rural area. Mr. Morrow: Has the owner done anything with the property since the first hearing? Mr. Hale: He attempted to have it rezoned to multiple some years ago. The neighbors were unhappy and he dropped it . He has tried to sell the property over the years but has been unsucce Jul . He would like to 21416 sell the property to someone who wants to develop it . But he can't sell it as RUF. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-7- 1-19 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Kluver and unanimously adopted, it was #11-231-84 RESOLVED that, pursuant to a Public Hearing having been held on November 13, 1984 on Petition 84-7-1-19, as amended, by Noel A. Gage and James T. Mather requesting to rezone property located on the south side of Plymouth Road, west of Alois A\enue in the Southwest 1/4 of Section 30 from RUF to R-1 and R-81I , the City Planning Commission does hereby recommend to the City Council that Petition 84-7-1-19 be approved for the following reasons : (1) The proposed changes of zoning are consistent with the Future Land Use Plan which recommends a medium density residential use for the subject property. (2) The proposed changes of zining will be compatible to and in harmony with the surrounding uses in the area. (3) The proposed changes of zoning will provide for uses that will take advantage of the large open space area provided by the Middle Rouge Parkway property. (4) The proposed changes of zoning will provide for a multiple family type of living experience for those persons who desire an alternative to the single family residence. 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, Cbairman, declared the motion is carried and the foregoing resoltuion adopted Mr. Falk, Acting Secretary, announced the next item on the agenda is Petition 84-10-2-33 by Gerardo J. D'Adamo requesting waiver use approval to construct a veterinarian clinic on the northeast corner of Ann Arbor Road and Ann Arbor Trail in the Northeast 1/4 of Section 31 . Mr. Nagy: A letter dated 10/19/84 in the file received from the Engineering Division indicates that Ann Arbor Road and Ann Arbor Trail have not been dedicated to their fullest extent in accordance with the City's Master Thoroughfare Plan and, in addition, there are no Ci.ty maintained storm sewers readily available to service the subject site. Gerardo J. D'Adamo, 30626 Puritan , Livonia, Petitioner: At the present time there is is an old gas station on the site which we are going to redo. There will be a future clinic in 2 ,450 square feet and the balance of 1 ,300 square feet will be leased out. Mr. Morrow: Are you the owner of the property? Mr. D'Adamo; I do not own the property yet but when I purchase it, I told Gary Clark I will give him the easement. Mr. Morrow: Anything from Engineering you cannot live with? i ?1 ,17 Mr. D'Adamo: No. 10 Mr. Morrow: Have the tanks been removed? Mr. D'Adamo: Yes, some time ago. Mr. Vyhnalek: You' re building this for your son? What business are you in? Mr. D'Adamo: Right. I am a general contractor. I have done business in Livonia. My office is on the east side. Mr. Vyhnalek: There won't be a party store? Mr. D'Adamo: No party store. Mr. Morrow: Is your son currently doing business in Livonia? Mr. D'Adamo: "Yesi,on Joy Road. Mr. Morrow: Is this an expansion of his business? Mr. D'Adamo: Yes, he will have this place and his other one. Mr. Kluver: Since it is a veterinary clinic, will there be any situations where animals will have to be housed there beyond twenty-four hours? Mr. D'Adamo: No. There was no one present wishing to be heard regarding this item and Mr. Morrow, Chairman declared the public hearing on Petition 84-10-2-33 closed. 4 On a motion duly made by Mr. Kluver, seconded by Mrs. Hildebrandt and unanimously adopted it was #11-232-84 RESOLVED that, pursuant to a Public Hearing having been held on November 13, 1984 on Petition 84-10-2-33 by Gerardo J. D'Adamo requesting waiver use approval to construct a veterinarian clinic on the northeast corner of Ann Arbor Road and Ann Arbor Trail in the Northeast 1/4 of Section 31 , the City Planning Commission does hereby recommend to the City Council that Petition 84-10-2-33 be approved subject to the following conditions : (1) that the Site Plan dated 9/2/84 prepared by A. J. Pucci & Assoc- iates, which is hereby approved shall be adhered to; (2) that the Floor Plan & Building Elevation Plan dated 9/2/84, pre- pared by A. J. Pucci & Associates, Architects, which is hereby approved shall be adhered to; and • (3) that the Landscape Plan dated 9/2/84, prepared by A. J. Pucci Associates, Architects , which is hereby approved shall be adhered to and the landscape materials shall be installed prior to the issuance of a Certificate of Occupancy and shall thereafter be permanently maintained in a healthy condition; for the following reasons : 21418 (1) The subject site has the capacity to accommodate the 4 proposed use . (2) The proposed use complies with all of the special and general waiver use standards set forth in Section 9.03 and 19.06 of Xoning Ordinance #543. (3) The proposed use is compatible to and in harmony with the surrounding uses in the area. (4) The proposed use is less intensive in nature than many of the uses that are permitted as a matter of right in the C-1 Zoning District. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted Mr. Falk, Acting Secretary, announced the next item on the agenda is Petition 84-10-2-34 by Bottles & Stuff, Ltd. , requesting waiver use approval for an SDD License to be utilized within an existing party store located on the west side of Newburgh Road, north of Five Mile Road in Section 18. Mr. Nagy: There is a letter in the file dated 10/19/84 from the Engineering Division stating there are no engineering problems connection with this proposal . 1[0 , David Field, 11165 Park Land, Farmington Hills: We are running a business currently selling beer, wine and groceries. We were rejected once by the Liquor Control Commission . Our Attorney now indicates that we should re- apply because our waiver of use approval expired and that we have to start the process over again. Mr. Morrow: If we should deny your request for waiver use, you have ten days to appeal to the City Council . The record will indicate that we denied your original request because a City Ordinance precludes granting of a Liquor License where there is, another within 1 ,000 feet. What is the reason you were denied in Lansing? Mr. Field: I was surprised at that. Livonia is known as a well-run City. I think there was a little politics involved. Basically, it is a no-no to have two licenses within one-half mile but there are exceptions to the rule. One is that if you are in close proximity to a four- lane highway a waiver can be granted. Mr. Vyhnalek: Ordinance #543 requires a 1 ,000' separation so we have no choice but to say no. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 84-10-2-34 closed. On a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously adopted, it was All-233-84 RESOLVED that , pursuant[ h) •, Public Hearing having' ' 'en held on November 13, 198h '.0 r tition 84 10 '•') 1 Toll le F• Stuff I �, ' ,rF use approval for an ;nnI -. to he of i 1 faeri i1 e 21419 Ar store located on the west side of Newburgh Road, north of Five Mile Road in Section 13, the City Planning Commission does hereby recommend to the City Council that Petition 84-10-2-34 be denied for the following reason : (1) The proposal fails to comply with the specific waiver use standards set forth in Section 11 .03(r) (1 ) of Zoning Ordinance #543 which requires a 1 ,000 foot separation between a proposed SDD Licensed establishment and an existing sir Licensed estab- lishment. 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 On a motion duly made by Mr. Kluver, seconded by Mr. Vyhnalek and unanimously adopted, it was #11-234-84 RESOLVED that, pursuant to a Public Hearing haying been held on September 25, 1984 on Petition 84-8-1-26 by the City Planning Commission pursuant to Council Resolution -#489-84 to rezone property located on the northwest corner of Six Mile Road and Newburgh Road in the Southeast 1/4 of Section 7 from C-2 to P. O. , the City Planning Commission does hereby recommend to the City Council that Petition 84-8-1-26 be approved for the following reasons : (1) The proposed change of zoning would be consistent with the surrounding land uses of the area. (2) The property has been zoned for over ten years in the C-2 classification and no development has occurred. (3) The City is suffering a loss of tax base as a result of the property not being developed and offices would be consistent with the emerging land uses of the area . (3) Offices tend to be more compatible than general commercial in relation to residential uses. FURTHER RESOLVED, 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 On a motion duly made by Mr. Kluver, seconded by Mrs . Naidow and unanimously adopted, it was #10-235-84 RESOLVED that pursuant to a letter dated 10/24/84, the City Planning Commission does hereby approve a one-year extension of approval of Petition 81-1-8-4P by Rolland D. Schlosser requesting approval .of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct a commercial building on the southwest . 21420 corner of Five Mile Road and Santa Anita in Section 24 subject to all the conditions as were attached to the original approving resolution 119-166-81 , adopted by the Planning Commission on September 1 , 1981 for the reason that the petitioner has made some effort to improve the property and maintain the property by the installation of the paved driveway and parking lot with related landscaping adjacent thereto. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted On a motion duly made by Mrs. Naidow, seconded by Mrs. Hildebrandt and unanimously adopted, it was #11-236-84 RESOLVED that, the Minutes of the 4586 Regular Meeting & Public Hearings held by the City Planning Commission on October 23, 1984 are approved. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted On a motion duly made by Mrs. Naidow, seconded by Mrs. Hildebrandt and unanimously adopted, it was #11-237-84 RESOLVED that, the minutes of the 351st Special Meeting held by the City Planning Commission on October 30, 1984 are approved. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Falk and unanimously adopted, it was 4 #10-238-84 RESOLVED, that, pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby approve the Revised Site Plan submitted in connection with Petition 84-8-8-31P by Harold Thomas Nursery requesting approval of all plans required by Section 13.53 in connection with a proposal to add a florist shop addition to the existing garden center located on the west side of Middlebelt Road between Five Mile Road and Linda Avenue in Section 23, subject to the following conditions : (1) that Revised Site Plan 84D-598, Sheet 1 , dated 11/7/34, prepared by Affiliated Engineers , Inc. , which is hereby approved shall be adhered to; and (2) that Revised Building Elevation Plan #84D-598, Sheet 2 , dated 11/7/84, prepared by Affiliated Engineers, Inc. , 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, seconded and unanimously adopted, the 436th Regular Meeting and Public Hearings held by the City Planning Commission on November 13, LI1984 was adjourned at 9: 10 p.m. C Y PLANNING COMMISSION ATT T: -LI . --et- -d •ase J. al in p� g Secretary cretary • R. Lee rrow, Chat ma