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HomeMy WebLinkAboutPLANNING MINUTES 1967-02-14 / 7 5042 MINUTES OF THE 232nd SPECIAL MEETING OF THE CITY PLANNING COMMISSION CF THE CITY OF LIVONIA On Tuesday, February 14, 1967, the City Planning Commission of the City of Livonia held its 232nd Special Meeting and a public hearing at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Charles W. Walker, Chairman, called the public hearing to order at approximately 9:00 p.m. with approximately 35 interested persons in the audience. Members present: Charles W. Walker Donald Pollock Mimi Singer Raymond W. Tent Donald Heusted Myra Chandler Members absent: John J. Ward Marvin Moser Harry Wrightman Messrs. Don Hull, Planning Director; Ralph H. Bakewell, Planner II, David Perry, Assistant City Attorney; and Daniel Andrew, Industrial Coordinator, were also present. Mr. Tent announced that the._first item on the agenda is Petition 66-12-2-24 by George W. Grabenhorst requesting to be granted a waiver use permit to convert a vacant Gulf gasoline station located on the south side of Plymouth Road between Raleigh and Ann Arbor Road in Se^tion 32, to a two-bay, drive-through, automatic car wash. Mr. Rodney ':ropf, representing Howard Johnson restaurant, the Hines Park Motel and the skating rink located in this area owned by Mr. Lemay, was present and advised the Commissioners that Mr. Grabenhorst intended to request the Commission to allow him to withdraw this petition. Mr. Walker asked if this is correct. Mr. George W. Grabenhorst, the petitioner, stated that this was correct and that he would withdraw his petition. On motion by Mr,I_.1'ock, seconded by Mr. Tent, the following resolution was unanimously adopted: #2-1'-67 RESOLVED that, pursuant to the verbal request, this date, of Mr. George W. Grabenhorst to withdraw Petition 66-12-2-24 which requests that a waiver use permit be granted to convert a vacant Gulf gasoline station located on the south side of Plymouth Road between Raleigh and Ann Arbor Road in Section 32, to a two-bay, drive-through, automatic car wash, the City of Livonia Planning Commission does here- by approve the withdrawal of said petition. FURTHER RESOLVED, notice of the abbve public hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the fol Lowing: AYES: Pollock, Heusted, Singer, Chamdler, Tent, Walker NAYS: None ABSENT: Wr ,atman, Ward, Meer Mr. Walker, Chairman, declared the petition is withdrawn by request. • 5043 . Mr. Tent announced the next item on the agenda is Petition 66-12-2-25 by Recreational Equipment Co. , d/b/a Campers Paradise, requesting to 14 IL be granted a waiver use permit to display, rent and/or sell camping and traveling trailers at the northeast corner of Plymouth Road and Camden in Section 25. Mr. Peter Sirion and Mr. Eugene Schneider, petitioners, were present representing Recreational Equipment Company. Mr. Walker questioned the petitioners as to what they wished to do with this property. Mr. Schneider stated that there is presently existing a building which houses six model campers and in order to conduct their business there is at times a need to have these trailers displayed, either up or down, on the property behind the building. Mr. Schneider showed a picture of one of the six models and stated that it was called the Apache and is the largest unit; 21-1/2 feet opened up and 12 feet closed. He stated they would like to utilize approximately 150' of the rear property behind the building for the purpose of displaying these campers and for storage of the campers when they are being readied for delivery. Mr. George Tartoni, owner of the premises, stated the property is about 45' x 200' and as far as he is concerned the use of the property for this purpose is alright. Mr. Tent asked how many trailers would be stored in this area. iLMr. Schneider replied that it could be as many as 10 or 15, or it could be none, and that right now they have all trailers inside the building. Mr. Tent stated his concern over the fact that this would be an outdoor storage similar to a parking lot where trailers would be stored until they were ready to be sold and what the effect of it would be on the surrounding area. Mr. Schneider stated he didn't think it would be detrimental to the area, but thought it would enhance it. He stated that the units are very attractive whether they are up or down and that this is a family type business. In talking with people in the area he stated they had indicated they were of the opinion that the trailers were very attractive. Mr. Tent questioned if it wouldbe type suchasa showroom ble if this is to be a permanent business to construct a permanent Mr. Schneider stated that they do not buy unlimited supply of trailers and store them until theyar sold, but rather a unit is requested from t'e factory when an order for it is obtained, and is only in the premises for a few days. Mr. Tent stated that 15 to 20 trailers in a 150' area would fill the area quite completely. Mr. Schneider stated that at the peak season it could be. i Mrs. Singer questioned what is on either side of this property. 5044 Mr. Schneider stated that directly east is a salad oil distribution business, then a vacant home, a beer and wine store and a beauty salon. Directly across the street is a Standard station. Mrs. Singer questioned what the main crossroads are. Mr. Schneider stated they are situated on the corner of Camden and Plymouth, two blocks east of Middlebelta Mr. Walker asked how wide the building is that is on the lot. Mr. Tartoni replied it is 45 x 70' on a 45 x 325' lot. Mr. Walker questioned if he meant the building is right on the lot line and if so, where is the driveway. Mr. Tartoni stated that they are going to use Camden Avenue. Mr. Pollock made reference to a brochure presented by the petitioner in which the units were campers but stated the petition mentions travel trailers and questioned if it is their intention to store aluminum trailers on this lot. Mr. Schneider stated no, and that he is not sure how the petition had been filed but they don't intend to sell mobile homes. Mr. Pollock asked if there would be a resident on the premises overnight. Mr. Schneider stated no, the trailers will be put down and locked at night, and that if approval is obtained steps will be taken to safeguard the area against pilferage. Mr. Tent asked what is the maximum amount of trailers that will be there and stated he would like to see a plan showing where the trailers will be displayed, where the storage area will be and some off-street parking area. Mr. Schneider approximated that they would not have more than 35 trailers at any one time, the largest being 6-1/2' x 12' , and that the area would be adequate to park 150 cars. Mrs. Singer questioned if the area would be black topped. Mr. Schneider stated that it is now grass and they would like to leave it grass but in the back of the building there is a hard surface that would accommodate an additional 8 to 10 cars. Mr. Hull stated that with the widened right-of-way of Plymouth Road there will not be much area for parking. There is only a 33' dedication as opposed to the standard 60' along Plymouth Road, and in the future there will be virtually no parking in the front of the area. 5045 Mr. Schneider stated that it would be unusual to have a great number of people at one time. People come in one, two, three at a time and there is no need for large parking facility; three or four parking areas would be adequate for this business. There being no one else present wishing to be heard either for or against this petition, Mr. Walker announced that the item would be take under advisement. Mr. Tent announced the next item on the agenda is Petition 67-1-2-1 by Consumers Power Company requesting to be granted a waiver use o permit to erect a gas distribution regulator station/property located at the southwest corner of Newburgh Road and Northland in Section 6. Mr. Preston Clements, representing Consumers Power Company in the purchase of this site, was present and stated that the proposed site is 108' from the centerline of Northland and 133' from the centerline of Newburgh and that .they are proposing to build a structure far back so that when Newburgh is widened there will be no interference. The proposed building will have a flat roof and will house distribution regulators to serve the immediate neighborhood. The structure will be approximately 10 square feet and 8 to 10' high. There will be varied valves built underground with shrubs planted around the valves, rather than the valves being housed in a pit, with wheels to control the regulators. Mr. Walker questioned if the area was planned to be fenced. Mr. Clements stated they had not planned to fence the area and that there would be a drive for a service vehicle and a turn-around area. Mr. Walker asked if the drive would be paved. Mr. Clements stated the plan is to have stone. The exterior of the building will be brick or brickcrete. Mr. Walker questioned if Mr. Clements had been sent by Consumers Power with authority to talk about dedication of the right-of-way in front of the property. Mr. Clements stated they have no objection to it being dedicated and that the Company would dedicate it. Mr. Pollock stated that some time ago the Company had some labor difficulties and during this time all the gas was turned off with the outside wheels and that he would much prefer to see some kind of enclosure over thine. Mr. Clements stated that they could put a chain through the wheel with a padlock and that they have such a station at Thirteen Mile and Middlebelt and have found this to be more effective than a padlock on the door. Mr. Pollock questioned if there was any way to put it inside the building. a 1Ft? 5046 Mr. Clements stated that in case there should be a fire in the building they it would want them far enough away from the building so the gas supply could be shut off. Mr. Thomas Turiciano, residing on Northland Drive, was present and stated his objections to this petition and questioned if a determination has already been made that this station is going up. He stated his feelings that before discussion is held on the value of the locks on the building it-should be determined whether+ or not the people even want the building. Mr. Walker stated that Mr. Clements is presenting to this Commission and the public just what they are proposing to do and that the Commission is asking questions now and then questions will be heard from the floor. This, Mr. Walker stated, is the purpose for which this public hearing is being held. Mr. Clements said they are currently trying to serve the community of Livonia from gas lines with regulator stations along Middlebelt and on Farmington Road by the railroad track. At the present time they are serving the customers along Six and Seven Mile Road from the gas main on Farmington Road. They are planning to construct a high pressure main up Newburgh Road from Five Mile and they hope to eventually have another source of supply into the Livonia area. This regulator station willsatisfy the new construction in the area around Seven Mile and Farmington and along Farmington Road between Five and Eight Mile. Several commercial areas and multiple dwellings are being planned for that area and they hope to be in a postion to serve the people when they come on the line. Mr. Clements explained the effect of pressure on the residents in the City. Mr. Pollock questioned if there is a particular reason why the Company has avoided constructing on mile roads. Mr. Clements explained that attempts had been made to purchase sites on mile roads but they are under option at this time and they have been unable to deal. Mrs. Chandler questioned if they presently have an option on this property. Mr. Clements stated, yes. Mr. Walker questioned that if it is a necessity to the community does the Company have the right of condemnation. Mr. Clements stated they have never to his knowledge condemned in order to build a gas regulator station. Mrs. Singer asked if there is any danger, odor or anything unpleasant involved. Mr. Clement stated that they are aware that natural gas mixed with air is explosive but the gas is handled in such a way that it has no opportunity to mix with the air, He added that there may be some odor involved but a deodorant is put in the gas to avoid it. i 5047 Mr. Hull questioned if this is normal. Mr. Clements stated, no, these are safety precautions. If there is an odor they would expect someone to report it, and it would be smelled long before it would become dangerous. Mrs. Singer questioned if the Company had examined other areas that could serve this purpose. Mr. Clements stated that he would have to say yes, they had been examining property for nine months but prime corners are under option to companies such as Marathon. Mr. Tent questioned if this site is denied what effect would it have on the immediate area. Mr. Clements explained that they would do everything they could to avoid any interruption in service and that they would have no difficulty until this coming winter when there may be some problems serving the area between Seven and Eight Mile. Mr. Walker questioned Mr. .Clements relative to locations of other stations. Mr. Clements advised that they have a regulator station .at Five Mile, one at Nine Mile and Twelve Mile, about two and one-half miles apart, and they 114 are planning this one at Seven Mile. Mr. Turicie,no stated that he has been a homeowner in Livonia for five years and he is sure another piece of land could be found elsewhere for this use; perhaps the golf course p:Jperty. He stated that he did not believe the Commission should vote for something here they would not vote for in their own area. Mrs. Chandler stated that the members of the Planning Commission would not vote for anytt- sc in Mr. Turiciano's area that they would not vote for in their own area. Donald Robinson, 37475 Northland Drive, stated that this area is already being served by Consumers Power Company so why does he need this station ac-c: across the street from him. Mr. Clements stated that there is gas in the area but it is a fringe area that is now being served by the station at Five Mile and Newburgh and Five Mile and Middlebelt, and their hope is to put gas into homes in Livonia as they are built; this is the means by which they p' -1 to do it. Mr. Robin^cn questioned if there is currently a = -" pressure line coming down Newburgh. Mr. Clements replied there is one that terminate- at New burgh and Five Mile. I Mr. Webb E. Smith, 37510 Northland Drive, stated his objections to the petition. r 5048 Mr. Homer Lute, 19380 Newburgh, stated he is opposed to the petition. Mr. Walker asked for a show of hands of those in the audience who are in oppostion to approval of this petition. There were thirteen. Mr. Walker announced this item would be taken under advisement. Mr. Tent announced the next item on the agenda is Petition 67-1-2-2 by Merritt, Cole and McCallum, Architects, to be granted a waiver use permit to erect a church on property located on the east side of Newburgh Road approximately 800' south of Six Mile Road in Section 17. Mr. McCallum, representing the architects, was present. Mr. Walker questioned Mr. Hull as to whether or not the site plan which was submitted here is satisfactory and in conformity to the prior plan. Mr. Hull advised the Commision that it is consistent with the plan prepared by the Planning Department for development in this area and that his site plan is acceptable. Mr. Walker asked how soon this building will be erected. Mr. McCallum advised that bids are due next Thursday afternoon and that building will begin shortly after that. 11 Mr. Walker asked if it will be a total development or partial. Mr. McCallum stated that this will be the first unit of the complex and that additions will be made according to the growth of the congregation. Mr. Tent questioned if he had an architectural rendering showing the type of building. Mr. McCallum replied that they have one but it is not available this evenin . Mr. Tent stated that he would be interested in seeing an architectural rendering and how close would the development be to the rendering. Mr. McCallum stated the development would be exactly like the rendering, like a rubber stamp. Mrs. Singer questioned what the building material will be. Mr. McCallum replied, face brick. Mr. Walker questioned if a letter dedicating the right-of-way could be submitted. Mr. McCallum stated that this has been taken care of, that a letter had been sent to the Engineering Division. Mr. Walker stated that this item would be taken under advisement. i V 5049 Mr. Tent announced the next item on the agenda is Petition 66-11-6-14 by the City Planning Commission, pursuant to request from the Industrial Coordinator, to amend Ordinance No. 543, the Zoning Ordinance, by removing certain Special Trade Contractor's Uses from the M-1 District and incorporating them as Waiver Uses in the M-2 District. Mr. Daniel Andrew, Industrial Development Coordinator, was present and stated that for a considerable length of time he has been concerned about certain uses that are permitted uses in the M-1 zoning district. He stated he felt there is difficulty in controlling outside storage and there is a tendency to destroy property values and also create problems relating to the development of adjacent areas. Contractor's Yards, where they have large quantities of material stored outside, for instance, has been one of the basic problems in resolving the Eight Mile industrial problem. Mr. Andrew stated that he is suggesting this action be taken so that the Planning Commission has some degree of control over a development as it is proposed. Mr. Don Hull, Planning Director, stated that he concurred with Mr. Andrew and that this is a positive step in getting better control of development in our industrial area. There being no one else present wishing to be heard regarding this petition, Mr. Walker announced it would be taken under advisement. Mr. Tent announced the next item on the agenda is Petition 67-1-1-1 by the City Planning Commission to rezone property located on the west side of Farmington Road, south of Clarita, in the Northeast 1/4 of Section 9 from P. S. to R-3. Mr. Tent questioned if Mr. Deremo was in the audience, and stated that he assumed, since Mr. Deremo is an attorney in the City of Livonia, that he is knowledgable of contracts and agreements. Mr. Deremo stated that he is. Mr. Tent stated that about one and one-half years ago Mr. Deremo was here before this Board to ask for rezoning to P.S. of this property, and indicated at the meeting that he intended to build his office here. Mr. Deremo verbally agreed that he did. Mr. Tent continued by stating that the Commission at that time stated it would allow Mr. Deremo two building seasons to construct his law office and if that not done the property would revert back to its original zoning category and Mr. Deremo had agreed to this. Mr. Tent stated that at that time Mr. Deremo was asked why he had not decided to construct on other C-2 property in the City. • 5050 Ce1Mr, Deremo stated that there was no such contract or agreement. He stated that it was asked of him and he had said that he most certainly would, and at that time he stated he intended to construct within the 1-1/2 years, Mr. Deremo stated that he is disappointed with the treatment he has been afforded on this matter and that if it hadn' t been for a severe snow storm causing him to be home reading the newspaper he would not even have known this matter was to be heard tonight, He doesn't think this is the way for a City to conduct business and believes he could have been contacted by phone and asked to come. Quite honestly, Mr. Deremo stated, he is quite perturbed at the way the City has brought this on; without giving him an opportunity, he stated, the Commission has asked him if he has violated a contract. Mr. Deremo continued by saying that there was no contract and that he was questioned at the time if he intended to build. He stated he believed it would have been the fair thing for him to be asked in and questioned as to his intentions in that regard now. Mr. Deremo questioned what had changed the minds of the Commissioners when at that time they did not feel the property was compatible for residential use, and made reference to petty politics. Mr. Walker questioned what has happened to the drain that wr-t across the property. Mr. Deremo replied that the drain is still open. Me.. Walker questioned if Mr. Deremo had found out if it is going to be closed. Mr. Deremo state' it is gong to be closed. Mr. Walker questioned if property owned by Magnusson's was involved in this rezoning. Mr. Deremo stated that Magnusson's have a lot 40' wide which is part of the property that was rezoned at the same time. Mr. Walker requested to know if Mr. Deremo is still proposing to use that 40' . Mr. Deremo replied, not necessarily so; that he has not been able to deal with them at a reasonable figure. Mrs. Chandler questioned if this piece of property is up for sale. • Mr. Deremo stated that he does have a sign on the property; that the ordinance did not become effective until the latter stpapart t ofth19t 65 and e and at that time it was too late to build that year. He intended to develop this with a particular architect, but because he wasn't able to go ahead that far he did -put up a for sale sign. Mrs. Chandler stated that the Commission transacts business with a lot 4 of strangers but sometimes the word fta man t whoehho has asgoo ouddreput not tken is taken based on that reputation and i '. offense when he is called on it. P.S. zoning Mr. Tent stated that other people in the City have been given in this City and when problems arise they have called the Commisssion. �- 5051 Mr. Pollock questioned if Mr. Deremo could see any connection in a Planning Commission which allowed a rezoning to P.S . to a citizen and then the citizen sell the pro_- i.y after the value of ti_e property had jumped up because of the change of zoning, and didn' t he think that could be interpreted as petty politics, and could anybody, a year from now say that about this Commission based on the facts of the zoning. Mr. Deremo stated that there has been a great deal of rezoning to P.S . on Farmington Road, the Planning Commission having been overrreled on the Dooley and W :r petition whi_eh was denied by the Commission and overruled by the Council. Mrq Chandler questioned if an agreement could be made with Mr. Deremo; that if he is going to build he can keep the P.S. zoning and if he is going to sell it will revert back to its original zoning. Mr. Deremo stated that he would certainly give the Commission 90 days notice if he intends to sell . Mr. Pollock stated that any agreements entered into by the Commission should be drawn up by the City Attorney. Mr. Deremo stated that he did not accuse the Commission of playing petty politics. Mr. Walker stated that the Planning Commision has requested the Planning Department ti make a study of all unused P.S. land in the City-. He questioned if the purpose for Mr. Deremo's rezoning request was that even though there may have been P.S. zoned property available the o^m ers wanted too much money for it. Mr. Walker made reference to a letter in the file which had been received from Chris H. Magnusson and that it is not the Commission's desire to leave property useless.. Mr. Walker stated this item would be taken under advisement. Mr. Tent announced the next item on the agenda is Petition 67-1-1-2 by the City Planning Commission to rezone property located on the north side of Seven Mile Road, east of Hggerty Road, in the • west 1/2 of Section 6, from RUFC to M-1 , excluding commercially zoned property. Mr. William Ponder, representing Mr. and Mrs. Kinney, was present and stated he had no remarks to make except that this ; r a pectticn by the Planning Commission itself and that he is in agreement. There was no one else present wishing to be heard on this petition. Mr. Walker stated the item would be taken under advisement. #2-18-67 RESOLWT that the City Planning Commission does hereby adjourn the Public. Hearing held on Tuesday, Febroe 14, 1967, at approxir-.ately 10: 30 P.M. 5052 Mr. Walker, Chairman, called the 232nd Special Meeting to order at 'approximately 11:00 p.m. with approximately 22 interested people in the audience. Mr. Walker, Chairman, announced that Agenda Item #1 had been withdrawn during the Public Bearing, and that the next item would be taken up at this time. Mr. That announced that the next '.tem on the agenda is Petition 66-12-2-25 by Recreational Equipment Co. , d/b/a Campers Paradise, requesting to be granted a waiver use permit to display, rent and/or sell camping and travelling trailers at the northeast corner of Plymouth Road and Camden in Section 25. Mr. Walker questioned Mr. Schneider as to whether he would be able to supply this Commission with a site plan of the proposed development which would show the proposed access to the property from Camden, the dimension of the building as it related to the lot, the proposed parking in the front and in t 'c rear. Also, if this petition is approved do they plan to vacate the present building. Mr. Schneider stated that he would get this information to the Planning Commission Office, Mr. Walker, Chairman, announced that this item would be taken under advisement. Mr. Tent announced that the next item on the agemtea is Petition 67-1-2-1 by Consumers Power Company requesting to be granted a waiver use permit to erect a gas distribution regulator station on property located at the southwest corner of Newburgh Road and Northland in Section 6. Mr. Walker stated that it is the desire of the Commission that represents tives of Consumers Power Corcpany be contacted to see if it is possible to relocate this station in a more desirable location. Mr. Hull stated that he would do that. Mr. Walker, Chairman, announced that this item will be taken under advisement. Mr. Tent announced thst the next item on the agenda is Petition 67-1-2-2 by Merritt, Cole and Mc Callum, Architects , to be granted a waiver use permit to erect a church on r.ro perty located on the east sic.e of Newburgh Road approximately 800' south of Six Mile Road in Section 17. Mr. Hull stated th^t he is satisfied with this use on this property and he believes it is ingical and reasonable, and that the site plan is adequate. Upon a motion dull, .:iAdc byM: . Singer and "`m'i'nd ' y M'". :rousted, it was. #2-19-67 RESOLVED that, pursuant to a public hearing having been505he3 ld on February 14, 1967 on Petition 67-1-2-2 as submitted by Merritt, Cole and McCallum, Architects, requesting to be granted a waiver use permit to erect a church on property located on the east side of Newburgh Road approximately 800' south of Six Mile Road in Section 17, the City Planning Commission does hereby recommend to the City Council that Petition 67-1-2-2 be approved subject to the following condition: (1 ) That a set of architectual plans be submitted to the City. Planning Department for their review and approval prior to the issuance of a bulding permit; for the following reasons: (1) There is a need for this type of facility in this sector of the City. (2) The site is of adequate size to accommodate this intended use. (3) There will be no conflict with the adjacent residential neighborhood due to the fact that access is limited to a main traffic street (Newburgh Road). FURTHER RESOLVED, notice of the above public hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted the following: AYES: Tent, Pollock, Heusted, Singer, Walker NAYS: None ABSENT: Wrightman, Ward, Moser, Chandler Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution is adapted. Mr. Tent announced the next item on the agenda is Petition 66-11-6-14 by the City Planning Commission, pursuant to a request from the Industrial Coordinator to amend Ordinance No. 543, the Zoning Ordinance, by removing certain Special Trade Contractor's Uses from the M-1 District and incorporating them as Waiver Uses in the M-2 District. Upon a motion duly made by Mr. Pollock and seconded by Mr. Tent, it was. 3 5054 1[0 #2-20-67 RELOLVED THAT, pursuant to a public hearing having been held on February 14, 1967 on Petition 66-11-6-14 as submitted by the City Planning Commission, pursuant to a request from the Industrial Coordinator, to amend Ordinance No, 543, the Zoning Ordinance, by removing certain Special Trade Contractor's Uses from the M-1 District and incorporating them as Waiver Uses in the M-2 district„ the City Planning Commission does hereby recommend that Petition 66-11-6-14 be approved for the following reasons: (1) This ordinance amendment will make development within M-1 Districts more compatible with adjacent development and give the city greater control over types of development that may be questionable. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonian Observer and City Post, under date of January 25, 1967, and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company and Consumers Power Company, City Departments as listed in the Proof of Service. A roll call vot on the foregoing resolution resulted in the following: AYES: Tent, Pollock, Heusted, Singer, Walker NAYS: None ABSENT: Wrightman, Ward, Moser, Chandler Mr. Walker, Chairman, declardd the motion is carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-1-1-1 by the City Planning Commission to rezone property located on the west side of Farmington Road, south of Clarita, in the Northeast 1/4 of Section 9, from P.S. to R-3. Mr. Walker, Chairman, stated for the record that the Planning Department file shows that notice of this hearing was mailed to the property owner that is presently listed on the tax rolls of the City. Upon a motion duly made by Mr. Tent and seconded by Mr. Pollock, it was. #2-20a-67 RESOLVED THAT, pursuant to a public hearing having been held on February 14, 1967 on Petition 67-1-1-1 as submitted by the City Planning Commission requesting to rezone property located on the west side of Farmington Road, south of Clarita, in . the Northeast 1/4 of Section 9, fr^m P.S. to R-3, the City Planning Commission does hereby • recommend to the City Council that Petition 67-1-1-1 be approved and that the zoning of this property revert back to P.S. , its original zoning category. 5055 Mrs. Singer questioned if the record will show that notice was mailed to the property owner. Mr. Walker stated, no, the record will show that notice was mailed to Mr. Doyle whose name appears on the tax roll. Mr. Perry, Assistant City Attorney, advised the Commission that the current tax roll shows the previous property owner and that apparently Mr. Deremo neer came in to change the roll. Under the Ordinance, Mr. Perry stated, the notice is valid. Mr. Pollock stated that he felt Mr. Deremo should have been given notice of the public hearing whether the tax roll is right or wrong. Mr. Perry stated that the legalities have been met, Mrs. Singer stated that it seems to her that the proper use for this land is still somewhat vague and on that basis she feels it should be taken under advisement. Discussion was held regarding the proper use for the property in question and the study that is in the process cof being prepared by the Planning Department, Mr. Tent stated that the Planning Commission is starting from scratch; that the P. S. zoning has not been removed and the Planning Department is the process of a zoning study, and what happens if the property is sold to an unsuspecting person who pays the high dollar. Mr. Walker questioned Mr. Hull as to how long it will be before the overall study showing what this and other pieces of property is to be used for. Mr. Hull stated that the study tit-led "Development Along Mile Roads" is complete. The overall recommendation on mile road zoning will be completed after the other study has been discussed with the council. Mr. Tent stated that he is against Mr. Deremo's selling this P.S. zoning and that it is contrary to the agreement previously made. Mr. Pollock stated that he would withdraw the foregoing motion, Mr. Tent stated that he would withdraw this second of the foregoing motion, Mrs. Singer questioned if there is any legal way the property can be held. Mr. Perry stated, no, the man can do with the property as he wishes as long as it conforms to the ordinance. 1 5056 Mr. tlalker, Chairman, announced that this item would be taken under advisement. Mr. Tent announced that the next item on the agenda is Petition 67-1-1-2 the Planning Commission to rezone property located on the north side of Seven Mile Road, east of Haggerty Road, in the west 1/2 of Section 6, from RUFC to M-1, excluding commercially zoned property. Mr. Albert Barnes, 20178 Haggerty Road, owner of part of the property proposed to be rezoned, was present and stated that he is not entirely against this rezoning but he has not had enough time to do any thinking on it and that plans for the highway have never been finalized but he believes part of his property will be taken by the freeway. He further stated that taxes would probably go up if the property is rezoned to M-1 and he would like time to do some thinking about the matter before action is taken. Mr. Pollock asked how much property Mr. Barnes owns. Mr. Barnes stated that he owns ten acres fronting on Haggerty, north of Philips, and there is a house on the property. (Mr. Barnes is, not the actual owner of the ten acres of property included in parcel Glbla. In checking the records, this office found the name appearing on the Livonia tie:,, City Assessor's tax roll to be Mary McShane, 20170 Haggerty Road, and the name of the owner of the property shown on the Tract Index, City-County Building, Detroit, to be Ben A. Goddard. Mr. Barnes was called on February 28, 1967 for clarification and stated that Mary McShane, a relative, is purchasing the property on a land contract from Mr. Goddard and that he appeared at this public hearing as representative of Mary McShane. ) Mr. Pollock questioned what property has been rezoned. Mr. Hull stated that none of the property has been rezoned to date and that this hearing covers all the land west of the freeway, south of Eight Mile excluding presently zoned commercial property. He stated it is within the power of the Commission to recommend rezoning as advertised or recommend rezoning of any portion of the property advertised; they can also recommend rejecting the entire petition. Mr. Walker questioned if Mr. Barnes is here on just his ten acres and if he felt the property can be used for something else other than this proposed use, and if so, would he prefer that the ten acres be excluded from the petition at this time. Mr. Barnes stated that he would prefer that. Mr. Tent explained to the gentlemen that if he does not wish his property rezoned at this time but deci ed later that he did there would be rezoning fees involved. Mr. Walker questioned if 60 days will give Mr. Barnes adequate time to make a decision. Mr. Barnes replied, yes. 5056a Mr. Walker stated that the Commission will appreciate hearing from Mr. Barnes in 60 days and that his ten acres will be excluded from the petition tonight but that it will be left under the public hearing status for the 60 days. Upon a motion duly made by Mr. Tent and seconded by Mr. Heusted, it was. #2-21-67 RESOLVED THAT, pursuant to a Public Hearing having been held on February 14, 1967 on Petition 67-1-1-2 by the City Planning Commission to rezone property located on the north side of Seven Mile Road, east of Haggerty Road in the west 1/2 of Section 6, from RUFC to M-1 , excluding commercially zoned property, the City Planning Commission does hereby recommend to the City Council that Petition 67-1-1-2 be approved excluding the following described property, which property will rennin under public hearing status for a period of sixty (60) days from the date of this public hearing: The west 15 acres of the south 50 acres of the West 1/2 of the Northwest 1/4 of Section 6 except the south 540 feet thereof and also except that part thereof described as beginning at a point distant north, 540.0 feet and east, 241.0 feet from the West 1/4 corner of Section 6 and proceeding thence north, 340.0 feet; thence east, 141.0 feet; thence south 340.0 feet; thence west, 141.0 feet to the point of beginning. (9.16 acres) for the following reasons: (1) There is need for this type of zoning in this sector of the City. (2) It is a logical land use to the I-96 freeway. (3) The 1-96 freeway will completely separate this intended use from any adjacent residential development. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonian Observer and City Post, under date of January 25, 1967, and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company and Consumers Power Company, City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Pollock, Heusted, Singer, Tent, Walker NAYS: None ABSENT: Wrightman, Ward, Moser, Chandler Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution is adopted. 5057 Mr. Tent announced the next' item on the agenda is Petition 66-12-2-23 by Charles S. Baldree requesting to be granted a waiver use permit to erect a church on the northwest corner of Merriman and Six Mile in the Southeast 1/4 of Section 10. #2-22-67 RESOLVED that, pursuant to a public hearing having held on Petition 66-12-2-23 as submitted by Charles S. Baldree requesting to be granted a waiver use permit to erect a church on the northwest corner of Merriman and Six Mile in the Southeast 1/4 of Section 10, the City Planning Commission does hereby recommend to the City Council that Petition 66-12-2-23 be approved based on the site plan (H-165) submitted by the petitioner to the City Planning Commission on February 14, 1967 and subject to the following condition: (1) That a set of architectural plans be submitted to the City Planning Department for their review and approval prior to the issuance of a building permit; for the following reasons: (1) It is a logical use for this parcel of ground because it will not adversely effect the adjacent residential neighborhood. (2) This is an ideal location for a church because it is adjacent to mile roads that are capable of carrying the increased volume of traffic that it will generate. (3) The site is largo enough to adequately provide for the present church needs and any logical expansion. FURTHER RESOLVED, notice of the above public hearing for was sent to property owners with 500 feet, petitioner and City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Walker, Pollock, Heusted, Singer, Tent NAYS: None ABSENT: Chandler, Ward, Moser, Wrightman Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution is adopted. Mr. Tent announced the next item on the agenda is Petition 66-12-2-22 by A. J. Erwin for the Shell Oil Company, requesting to be granted a waiver use permit to erect a gas station on the west side of Farmington Road between Seven Mile and Clarita in the Northeast 1/4 of Section 9. 5058 Mr. A. J. Erwin, representing Shell Oil Company, was present and stated that he believed this to be a good corner for a station and that it can be adopted to the corner with no problems, but it is just a matter of whether or not the Commission wants a gas station on this corner. Upon a motion duly made by Mr. Tent and seconded by Mr. Heusted, it was. #2-23-67 RESOLVED that, pursuant to a public hearing having been held on January 17, 1967 on Petition 66-12-2-22 as submitted by A. J. Erwin for Shell Oil Company requesting to be granted a waiver use permit to erect a gas station on the west side- side of Farmington Road between Seven Mile and Clarita in the Northeast 1/4 of Section 9, the City Planning Commission does hereby recommend to the City Council that Petition 66-12-2-22 be denied for the following reasons: (1) The proposed use would not be in harmony and appropriate with the orderly development of the surrounding area. (2) The location and size of the proposed use, the nature and intensity of the principal use and accessory uses, the site layout and. its relationship to streets giving to4 access, shall be such that the traffice to and from the use and assembly of persons in conjunction with the use, will be hazardous and inconvenient to the area and will unduly conflict with the normal traffic of the area. (3) The location of the building and its accessories will be such that the proposed use will have a detrimental effect upon the neighboring property and the neighboring area in general. It may impair the value of the neighboring property and discourage the appropriate development and use of the adjacent land or building. FURTHER RESOLVED, notice of the above Public Hearing was sent to property owners within 500 feet, petitioner and Citty Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Heusted, Singer, Tent, Pollock, Walker NAYS: None ABSENT: Wrightman, Ward, Moser, Chandler Mr. Walker, Chairman, Declared the motion is carried and the foregoing resolution is adopted.. i 5059 Mr. Tent announced the next item on the agenda is Petition 67-1-8-1 by Carl Wagenschutz requesting approval to construct a sign on a commercial building situated on Lot 306 located in the Northwest 1/4 of Section 22 and within 300 feet of property designated as Civic Center property. Mr. Wysong stated that Mr. Gotsis has seen this sign and that he has no complaint. Mr. Pollock questioned if Mr. Wysong thought Mr. Gotsis would send a note stating that he has no objection, to the Commission. Mr. Wysong stated he believed Mr. Gotsis would do this provided it would not delay this petition. Upon a motion duly made by Mr. Heusted and seconded by Mr. Pollock, it was. #2-24-67 RESOLVED that, pursuant to Section 18.47 of Ordinance No. 543 the Zoning Ordinance of the City of Livonia, the City Planning, Commission does hereby approve Petition 67-1-8-1 as submitted by Carl Wagenschutz requesting approval to construct a sign on a commercial building situated on Lot 306 located in the North- west 1/4 of Section 22 and within 300 feet of property designated as Civic Center property, for the following reason: (1) It is compatible with the adjacent development. A roll call vote on the foregoing resolution resulted in the following: AYES: Pollock, Heusted, Singer, Tent, Walker NAYS: None ABSENT: Wrightman, Ward, Moser, Chandler Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution is adopted. Mr. Tent announced the next item on the agenda is Petition 66-10-1-30 by William N. Ponder for Donald E. Green and Llyod J. Dunn requesting to rezone property located approximately 210 feet south of Six Mile and approximately 260 feet west of Middlebelt Road in Section 14, from RUFA to C-2. Mr. Ponder, representing the petitioner, was present and stated that his clients have a building facing Six Mile Road and there is a possibility of putting up another building to the rear and additional parking. He stated this proerty belongs to Moy's restaurant. Mr. Pollock questioned if they owned the big block of C-2 property just north of this. Mr. Ponder replied, yes. Mr. Walker questioned if Mr. Ponder's clients would be interested in developing this (Moy's) property also. 5060 Mr. Ponder stated that eventually Moy wants to put up a new restaurant but his plans are not finished. Upon a motion duly made by Mr. Tent and seconded by Mr. Heusted, it was. #2-25-67 RESOLVED that, pursuant to a Public Hearing having been held on November 1, 1966 on Petition 66-10-1-30 as submitted by William N. Ponder for Donald E. Green and Lloyd J. Dunn requesting to rezone property located approximately 210 feet south of Six Mile and approximately 260 feet west of Middlebelt Road in Section 14, from RUFA to C-2, the City Planning Commission does hereby recommend that Petition 66-10-1-30 be approved for the following reasons: (1) It is a logical extension of the existing zoning. (2) It conforms to the Master Plan for this area. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonian Observer and City Post, under date of October 12, 1966 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company and Consumers . Power Company, City Departments as listed in the Pr000f of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Heusted, Singer, Tent, Pollock, Walker NAYS: None ABSENT: Wrightman, Ward, Moser, Chandler Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution is adopted. Mr. Tent announced the next item on the agenda is a discussion of property covered in Petition 65-12-1-41 in the Southeast 1/4 of Section 21. Mr. Hull advised the Commission that this is the land that is immediately west of Stark Road that the Commission has originally recommended be changed to multi-family. The present status of the land is that the Commission has designated all of it on the Master School and Park Plan for park development and for the possible anquistion of the YMCA. He stated it is a thirty-acre parcel ; twenty acres for park and ten acres for YMCA. Mr. Walker stated that this matter has not been finally acted on by the City Council, and for that reason it is felt that the Commission should continue it under advisement. 5061 Mr. William Ponder advised the Commission that the Y wants the south 10 acres of this property and that negotiations had begun last September. The City became interested in acquiring the balance of the property for a site adjacent to the Y and negotiations have been going en all winter by..the officials ,of the City and Mr. Ponder now feels there is agreement in the plans for the entire 30 acres; that the Y would get the south 10 acres for $6,000.00 per acre and the City the north 20 acres for the same price. The City Council passed a resolution two weeks ago saying they would negotiate to acquire the property and also ask for federal funds and the only thing being waited for now is a letter of consent before the City eaters into a purchase agreement. Mr. Walker, Chairman, announced that this item will be taken under advisement. Mr. Tent announced the next item on the agenda is Petition 66-11-1-33 by Harry Hartunian requesting to rezone property located at the northewest corner of Dover Street and Middlebelt in the Southeast 1/4 of Section 35 from R-1 to C-1, Mr. Hull advised the Commission that this item has been continued under advisement.until some uniform mile road policy can be established, butt in a rec0rtt telephone conversation Mr. Hartunian expressed a desire for the Commission to take action one way or another. Mr. Hartunian, the petitioner, was present and stated that that is correct; he would like to know as soon as possible what the Commission's action will be. Mr. Walker stated that if Mr. Hartunian insists that the Commission act on the petition tonight it would have to be in a negative manner. He explained that the Commission will be supplied tonight with a Mile Road Study and after examinlng the study they will attempt to act on some of the matters which have been held up while waiting for it. Mr. Walker asked Mr. Hartunian to allow the Commission another thirty days to see what can be worked out. Mr. Hartunian agreed. Mr. Walker, Chairman, announced this item will be taken under advisement. Mr. Tent announced the next:.item on the agenda is the approval of the minutes of the Planning Commission meeting held on December 6, 1966 and December 20, 1966. On a motirn duly made by Mr. Pollock, seconded by Mrs. Singer, and unanimously adopted, it was. #2-26-67 RESOLVED that the minutes of the City Planning Commission meeting held on December 6, 1966 and December 20, 1966 are hereby approved. Mr. Walker, Chairman, , declared the motion is carried and the resolution is adopted, 5062 4 Upon a motion duly made by Mr. Tent and seconded by Mr, Pollock, it was, #2-27-67 RESOLVED, City of Livonia Planning Commission authorizes the City Planning Department to correct the zoning Map of the City of Livonia to reflect the dimensions of a parcel of land located in the Northeast 1/4 of Section 31 , in the area bounded on the south by Ann Arbor Trail and on the north by the Rouge River Parkway, approximately 800' west of the intersection of Ann Arbor Road and Ann Arbor Trail. A roll call vote on the foregoing resolution resulted in the following: AYES: Pollock, Heusted, Singer, Tent, Walker NAYS: None ABSENT: Wrightmcn, Ward, Moser, Charldler On a motion by M::. Pollock, secorded by Mr. Heusted, and unanimously adopted, the City "'lancing Coc:,'_ssion adjourned its 232nd Special Meeting held on February 14, 1967 at approximately 11: 30 p.m. CITY PLANNING CONMISSION / / 2 .4-4,..r,/ar LA../ Ray:^. Ld tW W. Tent, Vi e-Chairman Atter • e_ __L_(IL__M4/L/Char es W. Walker, Chair;_u:e t 1 1