HomeMy WebLinkAboutPLANNING MINUTES 1964-03-10 4116
MINUTES OF THE 178TH SPECIAL MEETING
OF THE CITY PLANNING COMMISSION OF THE
CITY OF LIVON IA
On Tuesday, March 10, 1964, the City Planning Commission of the City of Livonia
held the 178th Special Meeting at the Engineering Building, 13325 Farmington Road
Livonia, Michigan. Mr. Edward Milligan, Chairman called the 178th Special Meeting
to order at approximately 11:35 p.m.
Members present: Daniel Allen Donald Heusted Robert Angevine
Dennis Anderson Edward G. Milligan
Members absent: Milton Ingold James Cameron Charles Walker
W. E. Okerstrom
Upon a motion duly made by Mr. Angevine and supported by Mr. Anderson, it was
#3-40-64 RESOLVED that, the City Planning Commission, pursuant to Section
20.01 of the Zoning Ordinance No. 60 of the City of Livonia, does
hereby establish and order that a Public Hearing be held to
113:0 determine whether or not to amend Ordinance 60 by adding thereto
a new Article XXI, Special Waiver Use Standards for Open Space
Planned Residential Developments
Section 21.01 Statement of Intent. The intent of this article is
to provide, in the case of Open Space Planned Residential Develop-
ments, an added degree of flexibility in the placement, bulk and
interrelationship of the buildings and uses within the planned
project, and the implementation of nev design, concepts, while at
the same time maintaining the over-all intensity of land use,
density of population and amounts of light, air, access and
required open space as specified in this ordinance for the zoning
district in which the planned project is to be located. The City
Council does hereby determine that the several district regulations
pertaining to intensity of land use, density of population and
required open space are the minimum requirements for the promotion
and protection of the public health, safety and welfare. Nothing
in this article is intended to allow uses other than those
specified as permitted in the particular zoning district, nor a
greater density of population, nor less open space than that which
is specified in this ordinance for the zoning district in which a
proposed open space planned residential development is or is to be
located.
Section 21.02 Authority to Grant Waiver for Open Space Planned
Residential Development. Subject to the foregoing statement of
intent, and with regard to land located in a zoning district where
such use is listed as a waiver use, the Planning Commission may
grant a waiver authorizing an Open Space Planned Residential
Development but only after notice and hearing in the manner provided
for other waivers and subject to all other provisions of this
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article, and the City Planning Commission may, in the case of
planned projects, allow for modification of the provisions of this
ordinance.
Section 21.03 Application for Waiver for Open Space Planned
Residential Development. The owner or owners of any tract of land
comprising an area of not less than twenty (20) acres may submit to
the City Planning Commission an application for a waiver to use and
develop the entire tract in a manner not consistent with regular or
conventional street and lot patterns. The application shall be made
and filed in triplicate with the City Planning Commission and shall
either contain or be accompanied by the following:
(a) A legal description of the property under consideration,
which also shows that such property is at least twenty (20) acres
in area.
(b) The existing zoning classification of the property.
(c) A fully dimensional map of the land showing topographic
information at a contour interval of not less than two (2) feet.
(d) A development plan (site plan) showing the location of
all existing and proposed principal and accessory buildings and
structures, parking areas, driveways, buffer strips, distances
between buildings and between buildings and lot lines, setback
lines, all open spaces to be dedicated for parks, recreation,
light and air, etc., and also showing the location and design
of alllots to be subdivided and the dimensions of all lot
lines.
(e) A vicinity map showing the location of the site in
relation to surrounding properties, streets, parks, schools,
school sites, etc.
(f) Architectural sketches, at an appropriate scale, showing
building heights, elevations, etc.
(g) A declaration of private restrictions to be imposed upon
the property after it is subdivided to insure that the planned
character and use of the project will be preserved and protected.
Section 21.04 Action by Planning Commission. After a study of the
application for a planned project, the Planning Commission shall
make a determination based upon the following standards:
(a) The propo3ed use or uses shall be of such location, size
and character as to be in harmony with the appropriate and
orderly development of the zoning district in which situated and
shall not be detrimental to the orderly development of adjacent
zoning districts.
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(b) The location and size of the proposed use or uses, the
nature and intensity of the principal use and all accessory
uses, the site layout and its relation to streets giving access
to it, shall be such that traffic to and from the use or uses,
and the assembly of persons in connection therewith, will not
be hazardous or inconvenient to the neighborhood nor conflict
with the normal traffic of the neighborhood. In applying this
standard, the Commission shall consider, among other things;
convenient routes for pedestrian traffic, particularly of
children; the relationship of the proposed project to main
traffic thoroughfares and to street and road intersections; and,
the general character and intensity of the existing and
potential development of the neighborhood. In addition, where
appropriate, the Commission shall determine that noise,
vibration, odor, light, glare, heat, electromagnetic or
radioactive radiation, or other external effects, frau any
source whatsoever which is connected with the proposed use,
will not have a detrimental effect upon neighboring , property
or the neighboring area in general.
(c) The location and height of buildings, the location and
nature and height of walls and fences, and the nature and extent
of landscaping of the site shall be such that they will not
hinder or discourage the proper development and use of adjacent
land and buildings nor impair the value thereof.
(d) The standards of density and required open space in the
proposed project are at least equal to those required by this
ordinance in the zoning district in which the proposed project
is to be located.
(e) There shall be no uses within the proposed project which
are not permitted uses in the zoning district in which the
proposed project is to be located.
The Commission may require such changes or modifications in the site
plan as are needed to achieve conformity to the standards as
herein specified. Upon the finding by the Commission that all of
the standards as herein specified have been met, it may approve the
project and the requested minor modifications to the provisions of
this ordinance, if any, and recommend approval of the same to the
City Council. It shall also, where it deems appropriate and
necessary, recommend to the City Council those conditions to be
imposed upon the project, its operation, or both, that are needed to
assure adherence to the aforesaid standards.
(1111: Section 21.05 Conditions Upon which Waiver is Granted. Any waiver
granted to authorize such a planned project shall in every case be
subject to the following express conditions:
(a) Immediately after waiver approval by the City Planning
Commission, the applicant shall submit the proposal to the City
Council and obtain its concurrence in the waiver; unless the
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approval of the City Council is obtained, the City Planning
Commissionvs approval shall not be effective; if the City
Council rejects, then the action of the City Planning Commis-ion
shall be deemed null and void.
(b) The owner or owners shall thereafter submit proposed and
final plats for the planned open space development for approval
as in the case of other subdivision plats and in compliance with
all ordinances and regulations pertaining to the procedures and
requirements for the approval of plats except to the extent that
such requirements have been waived or modified by the City
Planning Commission and City Council.
(c) Such plats shall be in strict conformity with the
approved waiver, the conditions attached thereto, the
development plan submitted with the waiver, and the provisions
of this article.
(d) Appropriate private deed restrictions shall be submitted
to the City in recordable form sufficient to assure the use and
IIdevelopment of the planned project in accordance with t he
waiver, development plan and the provisions of this article.
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(e) The development plan shall be incorporated into such deed
restrictions and recorded with the Register of Deeds and Bureau of
Inspection and all building shall thereafter be in accordance
with the development plan and the setback lines shown thereon.
Section 21.06 Public Improvements within Planned Project. The
applicant for a waiver to authorize an open space planned residential
development may apply to the City Council for a modification of the
nature and extent of public improvements required to be installed in
new subdivisions. The City Council may in its discretion relieve
the applicant from installing public improvements as would otherwise
be required to the extent that it determines such improvements to be
unnecessary within the planned project. In the event of such a
determination, the City Council shall incorporate the same in its
resolution granting the waiver for the planned project.
FURTHER RESOLVED, that a hearing be held and notice be given as
provided in Section 20.01 of the Zoning Ordinance, Ordinance
No. 60 of the City of Livonia and that there shall be a report
submitted and recommendation thereon to the City Council.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Anderson, Heusted, Angevine and Milligan
NAYS: None
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Mr. Milligan, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
Upon a motion duly made by Mr. Heusted, supported by Dr. Allen, and unanimously
adopted, the City Planning Commission does hereby adjourn the 178th Special
Meeting held on Tuesday, March 10, 1964 at approximately 11:45 p.m.
CITY PLANNING COMMISSION
gi9V
R. L. Angevaf,f,"'41---cretary
ATTESTED:
Edward G. Milligan, Chairman