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HomeMy WebLinkAboutPLANNING MINUTES 1967-11-14mow 5222 MINUTES OF THE 243rd SPECIAL MEETING 110: OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, November 14, 1967, the City Planning Commission of the City of Livonia held its 243rd 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 approxi- mately 8:30 p.m. with approximately 30 interested persons in the audience. Members present: Charles W. Walker Donald Pollock Harry Wrightman Donald Heusted Marvin Moser Myra Chandler Mimi Singer John J. Ward Raymond W. Tent Members abseht: None Messrs. Don gull, Planning Director; Ralph Bakewell, Flanner III; David Perry, Assistant City Attorney; Geotge Weible, Assistant City Attorney, and David Jones, Assistant Director of Public Works, were present. Mr. Wrightman announced the first item oh the agenda is Petition 67-9-1-32 by Carl W. Riegel requesting to rezone property located at the southwest corner of Schoolcraft and Merriman in the Northeast 1/4 of Section 27, from C-1 and M-2 to C-2. Mr. Carl Riegel, 14208 Cavell, Livonia, petitioner, was preseht and stated that he would like to relocate his present station to this new location because of the construction of the freeway. Mr. Crowson of the Gulf Oil Company, Park Ridge, Illinois, was present also and submitted a map prepared by the State Highway Department to the Commission for their review showing the freeway in relation to the existing Gulf station. Mr. Tent questioned if the existing station is going to be torn down and when will that action take place. Mr. Crowson stated the State was not able to tell him that yet, but that the property has been appraised. He stated that the State Department indicated that it may be sometime around the first of the year. Mr. Tent questioned if the change in stations will take place simultaneously. Mr. Crowson stated they would like to get the new station going as soon as possible so that Mr. Riegel will not lose any business. He stated that the State Highway Department will give him information regarding the length of time he can operate after construction of the freeway. Mr. Tent questioned what type of station this will be and if there will be any other business connected with the station. Mr. Crowson stated it will be a brick station and will be landscaped. Mr. Riegel stated that he will have utility trailers which will be part of this operation. 5223 Mr. Crowson stated that this is a large piece of property - 175' of service road. In the back of the station there will be a row of gravel and the rest will be blacktop. Mr. Walker stated that the Commission is interested in a different type of station than is presently in the City. He stated that the Commission is im- pressed with the station located at Plymouth and Merriman and that submission of a landscaping plan is required along with a request for a gas station, and they would desire something better than the present station. Mr. Crowson stated they do not have any objection to that. Mr. Hull questioned if the station built by Gulf Oil Company in Reston, Virginia, could be duplicated here. Mr. Crowson stated that he is not familiar with that station but they have a lot of plans available and indicated to the Commission the plan that Mr. Riegal prefers. Mr. Tent stated that he would like to look at the trailer operation proposed to go along with the station. Mr. Pollock stated that the Commission is happy that Mr. Riegal is continuing his business in this City but other oil companies have come in recently and have been encouraged to upgrade their operation and the results have been pleas- ing. Mr. Crowson stated that the Company will assist Mr. Riegal in this operation, but this is his money; if he can run this operation sucessfully they will not discourage him in any way. Mr. Walker stated his belief that Mr. Riegal is a good local businessman and the Commission will assist him in relocating. He requested Mr. Riegal to submit a landscape plan and several more varieties of stations and perhaps something can be worked out. Mr. Riegel stated that he is anxious to get the Commission's feelings on the petition this evening so that he may go ahead with his commitment on the land. Mr. Tent stated that there had been a bad experience with a Gulf Station on Eight Mile Road between Farmington and Middlebelt which was in very poor condi- tion and took years to get cleaned up. Mr. Hull stated that Mr. Riegal will have to come back to the Commission for a waiver use approval for the station and then a waiver use for the trailer rental business. He further stated that there is a letter of recommendation in the file from the Industrial Development Coordinator regarding this particular gas station. General discussion was held concerning the design of service stations which the Gulf Oil Company has built. Mr. Walker requested that the petitioner furnish the Commission with a plot plan and a site plan and stated that this item will be placed on an agenda for study two weeks from tonight when the plans will be reviewed. 5224 Mr. Crowson requested to know if the Commission would advise Mr. Riegal to go ahead with this then. Mr. Walker stated his belief that the Commission is with Mr. Riegal on the site and on that basis he could go ahead with his plans. Mr. Walker further stated that the Commission is not committing itself on the extended use of the trailers; that will be taken up at a later time. There was no one else present wishing to be heard regarding this item. Mr. Walker stated that the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-10-1-33 by Rodney C. Kropf, Attorney for Stanley E. and Gladys B. Hayes, requesting to rezone property located on Middlebelt Road between Jamison and Five Mile Road in the north 1/2 of Section 23, from RUFA to C-2. Mr. Kropf was present and stated that Mr. Hayes has acquired this property and requests that the Planning Commission and Council consider rezoning it to commercial. The area to the south was rezoned with a petition 'by Harold Thomas several months ago. Mr. Kropf stated that Mr. Hayes has no intended use for the property at this time but he has a business on the developed part of the property and this rezoning will enable his trucks to turn around more easily. Mr. Tent questioned Mr. Hayes' reasons for rezoning this property to commercial if he does not need the additional rezoning for his business and indicated a concern over the fact that if the property is rezoned it will create a commercial area large enough to accommodate a regional shopping center to which this land does not lend itself well. Mr. Kropf stated that Mt. Hayes' idea is to square off the property and make the zoning uniform. Mr. Hull advised that the portion of the property remaining will have to be in conformance with the RUF zoning. Mr. Walker questioned what the total commercial zoning would be including the request tonight. Mr. Hull stated there would be about 15 acres of commercial zoning. There was no one else present wishing to be heard regarding this item. Mr. Walker, Chairman, stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-9-2-18 by Rafic Jordan requesting to be granted a waiver use permit to erect a car wash on property located on the south side of Plymouth Road, approximately 1,100 feet east of Stark Road in Section 33. The petitioner was not present. 1 Mr. Wrightman questioned if there is an access to the RUF land to the south or is it landlocked. 5225 Mr. Walker stated that just about all the area is landlocked and that the Commission attempted to open the area up at the time they dealt with the Big Boy people but were not successful. t Mr. Hull stated that the land to the south has been designated as park and the school was also interested in purchasing the land. Mr. Pollock stated that he doesn't feel the reissuance of a waiver use should be just blankly given to anybody without some idea of what is going to happen to the land. There was no one present wishing to be heard regarding this item. Mr. Walker, Chairman, stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-10-2-19 by Rodney C. Kropf, Attorney for George W. Grabenhorst, requesting to be granted a waiver use permit to erect an automatic car wash installation on property located on the south side of Plymouth Road, approximately 1,210 feet west of Farmington Road in the Northeast 1/4 of Section 33. Mr. Rodney Kropf was present and stated that the petitioner is seeking to obtain a waiver of use to allow installation of a building that will meet the artistic rendition which he then showed to the Commission. Mr. Kropf stated that this will be a $175,000.00 development and will be a show place for the equipment that is manufactured by the petitioner in Livonia who is the largest manufacturer of this equipment and soap in the United States. He stated the petitioner also has companies in several foreign countries. Mr. Kropf further stated that the development will be landscaped; that all requirements which the Livonia Police Department and Highway Commission have established with regard to ingress and egress will be met; that all requirements of the Ordinance and any conditions which the Commission would place on this operation will be met, and that they are prepared to build immediately. Mr. Walker referred to a letter in file from the Engineering Division relative to the necessity of making a storm sewer available and the need for acquistion of right-of-way. Mr. Kropf stated that the petitioner is a progressive man and will be happy to cooperate in these matters. Mr. Wrightman questioned what the hours of operation will be and if there will be on th_ Pr:;.;,_ty. Mr. Grabenhorst stated that the hours will be 7:00 to 10:00 in the automatic department but longer hours are preferred for the hand operated department, and that there very definitely will be supervision. Mr. Tent asked what Mr. Grabenhorst's relationship is with the business venture on the pro: -:47 next to this site. Mr. Kropf stated that his relationship was an offer to purchase the property subject to obtaining a building permit. Mr. Tent questioned if this will be a coin operated operation. 5226 Mr. Grabenhorst stated yes, 500 for automatic wash, wax and rinse and hand directed will be 750. Mr. Tent questioned how the petitioner would feel if restrictions were placed on the operation inasmuch as sometimes teenagers use these places for hangouts. Mr. Grabenhorst stated that the business will be attended. Mr. Tent stated he would be favorable to this type of thing if it was closed at 10:00 p.m. , attendant or no attendant, and that there are a lot of people who do not want an operation like this open all night. Mr. Kropf stated that he would have to go along with the laws of the City. Mr. Walker questioned if there is a way that the hours of operation could be controlled. Mr. Hull stated it is his opinion that the Commission has the right to condition a waiver use. Mr. Wieble, Attorney for the City, stated they do, within reason. Mr. Hull questioned if the space shown on the architect's rendering in front of the equipment room is intended for a use other than the car wash operation. Mr. Grabenhorst stated there is a possibility that it will be used for another ILO reason; they may want to use it as a Baskin & Robbins Ice Cream store, but it presently is intended for office use. Mr. Hull stated that it appears the entire area in front of the structure is paved and that he is of the opinion that the site plan needs revising. Mr. Walker advised the petitioner that the Commission will want him to revise his site plan a little and they will want to tie in some conditions that they hope the petitioner will go along with. Then, he stated, the item will be put on a study agenda and possibly acted on within three weeks. There was no one else present wishing to be heard concerning this petition. Mr. Walker stated this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-7-3-6 by Mrs. John Gamble and other residents requesting the vacation of an alley located south of and parallel to Plymouth Road between Cavell and Arcola in Section 36. Mr. Walker advised the Commission that he and Mr. Hull had visited the site and that actually the same condition exists all the way over to the bank on Deering which takes in four blocks and that the wall is already erected from Inkster west for one block and was built at the time the gas station came in. He stated that the wall at that time was built one foot inside the residential property line which gave all the area of the vacated alley to the commercial property. Mr. Walker stated that if the Commission is going to consider this they should consider it all across so the area can be cleaned up. Mr. Wrightman questioned if it would be more practical to call the people in and see if the property could be added to the business site. 5227 Mr. Walker stated the Engineering Division has made studies of the area and { he concurs that the vacated alley will serve no useful purpose to the residents in the area but it will serve the commercial business, and that an agreement would have to be worked out that the commercial business pay the residents for the property. Mrs. Gamble, petitioner, was present and stated that she talked with the builder of the new restaurant on the corner and the man stated he did not want any part of the property. She stated that if the property is given over to the business section it will leave a dead spot where the residents have had trouble with teenagers' being noisy at night. She stated that a wall will interfere with backing out of her driveway and she would rather have half of the alley because she believes she could utilize it more than the restaurant. Mr. Walker stated that in order for the Commission to work this out they will have to meet with the commercial people as well as the residents, then they will be able to determine where the wall should go and where the vacation should be. He advised that the existing wall was required by the Commission because of the closeness of the business to the residential section and if the Commission determines the wall should go one foot outside the residential property line there will be no cost involved to the residential owners. Mrs. Gamble stated that she feels it will be advantageous to her to have the 1L; half of the alley that she has been landscaping. Mr. Walker questioned if Mrs. Ga-ble had requested an improvement of the alley such as paving at the time she instigated the petition, or is she aware that this is part of the proposal. Mrs. Gamble replied, no, she didn't. There was no one else present wishing to be heard regarding this petition. Mr. Walker, Chairman, stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-10-1-35 by the City Planning Commission on its own motion to rezone property located 300 feet east of Rougeway Drive on the south side of Six Mile Road in Section 13, from RUT' to C-1. Mr. Walker stated that this rezoning is to clear up the Zoning Map and that the buildings have proper setbacks. He stated that this area will some day be developed into a nice commercial development. There was no one present wishing to be heard regarding this petition. Mr. Walker stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-9-6-6 by The City Planning Commission on its own motion to amend Section 10.02 and Section 11.03 (c) of Ordinance No. 543, the Zoning ' Ordinance, pertaining to restaurants. Mr. Hull stated this ordinance was tailored to meet the request of the Com- mission and in his opinion it does. 5228 There was no one present wishing to be heard regarding this petition. Mr. Walket stated the petition will be taken under advisement. Mt4 Wrightman announced the next item on the agenda is Petition 67-10-1-34 by the City Planning Commission On its own motion to rezone property located on the east side of Haggerty between Six Mile and Seven Mile Roads in the Southwest 1/4 of Section 71 from R-5-C to M-L. Mr. Joseph Augustine, 17800 Haggerty, stated there are very few residents in the area but he has a petition with names of several who object to this rezoning He stated that he objects to the rezoning because it will cause him to lose about 90% of the equity he has in his property, and he doesn't believe ML zoning will be compatible to the College. Mr. Walker questioned how many homes are in the area Mr. Augustine is dis- cussing and if Mr. Augustine uses his land now. Mr. Augustine stated there are five homes south of the College and the College took two others, and that he uses his property as an orchard. He stated his feeling that with an industrial zoning the first piece of property could be sold for a profit and any subsequent transactions would be for considerably less. Mr. Tent stated that even though property is rezoned to ML property owners could go on living and using the property as before and taxes would not be effected from an industrial point unless it was sold in the case that some developer camein and offered to buy all the property, and this rezoning would make the entire area industrially zoned. Mr. Wrightman questioned what Mr. Augustine thought of the College buying his property. Mr. Augustine stated he understands the College has the right of eminent domain and he would have no choice in that case. Mr. Walker questioned what the total acreage is of the area being discussed. Mr. Hull stated twenty to thirty acres. Mr. Walker stated that Mr. Augustine's concern seems to be that if one lot is taken for industrial he might be on the bottom of the funnel in a squeeze. He stated that if the people could go along with the zoning, this could be a con- trol whereby the total parcel would have to be developed for the protection of all. Mr. Pollock stated that he is in agreement with Mr. Agustine and that plans surrounding a College should not be ML, but should be the highest residential use, expressway or no expressway. Mrs. Chandler stated that Schoolcraft is a vocational college and would lend it- self very well to ML zoning. She stated her feeling that an island section of the City can't be considered for residential when it has been felt it should be industrial within the plan made by the Commission. Mrs. Chandler stated she feels it poor planning to consider five homes a buffer between the College and ML zoning, and that Mr. Augustine will never suffer hardship from industrial zoning because the property value will be higher. 5229 Mr. Pollock stated that six miles of area for industrial expansion has been set aside and there are many acres still available in this six mile area that can be used for industrial. He stated that he is going to resist the rezoning of industrial land outside of this industrial belt because he doesn't believe the City needs that much more industrial expansion until the belt is filled. Mr. Augustine stated that he asked Dr. Bradner of the college's intention re- garding the property in the area and that Dr. Bradner stated they were making a survey which would show requirements for fifteen years from now but wouldn't have an answer for about six months. Mr. Hull stated that the study made by the Commission for the northwest sector of the City indicates nonresidential use up to the north line of the previous petition and that the Commission had in mind when the study was prepared was expansion of the College to the south. • Discussion was held regarding the use of the land between the existing in- dustrially zoned land and the college, and regarding the intention of the college concerning the property. Mrs. Singer expressed a concern that if the property is rezoned to ML it will be more expensive for the College if they decide to purchase it, and perhaps it should be left as it is until such time as a developer offers something specific. Mr. Walker questioned if Mr. Augustine would be willing to notify the College as to what is going on and come back to the Commission. Mr. Augustine stated he believes the College is aware of what is going on. Mr. Hull stated that the College was sent a notice of this meeting. Mr. Orville Barron, 38600 Six Mile Road, stated that he owns considerable acreage in this area and had raised the question before as to why this property was not rezoned to ML at the time the property on the south was rezoned. He stated that the College is aware as to what is going on here and that he talked with Mr. Fisher regarding the sale of his property to the College. He suggested that since the Planning Commission had already rezoned a portion of the property in the area to ML that they now rezone this portion because the college does not know what they are going to do. He also stated he would like the balance of his property, amounting to five acres, included in this petition. There was no one else wishing to be heard regarding this item. Mr. Walker stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-10-1-37 the City Planning Commission on its own motion to rezone property located on the south side of Seven Mile Road approxi- mately 330 feet east of Middlebelt Road in the Northwest 1/4 of Section 12, from R-7 and RUF to P.S. 5230 Mr. Walker advised that this item has been discussed and looked into. He stated ILO that the Armenian Home is actually used as a senior citizen establishment and there are a number of problems involved with the property that is under petition that the rezoning of it should be considered. He stated the property is only 50' wide and the building was originally shown to be built right on the property line of the Armenian Home because the building was proposed to be 25' 6 The building would have to be moved to provide for the side yard and probably turned around and then the back of the building will be against the parking lot of the restaurant. The building will have to be designed so that the site will have a front dress, but this will all have to be worked out with the developer. Mr. Wrightman questioned if this falls within the area covered by the plan for the Livonia Mall area. Mr. Hull advised that this will be consistent with the plan for this area of the City. He stated there was a petition to rezone the property to C-1 on which the Commission and Council acted favorably but before the ordinance was published, and at the time of the adoption of Ordinance #543, the Legal Department requested that the Council not take' action on the ordinance; that the rezoning was cover- ed by the new Zoning Ordinance. Mr. Walker stated that this will have to be worked out with the developer as to whether or not he will be happy with the P.S. zoning instead of C-1. Mr. Hull stated that the petitioner is very upset about the fact that the petition he filed a few years ago had not been acted on and this would be a change of zoning different from his request. Mr. Walker stated that the Commissioners will attempt to resolve this problem and that Mr. Hull will work out the side yard and relocation of the building with the developer. Mr. Wrightman announced the next item on the agenda is Petition 67-10-1-36 by the City Planning Commission on its own motion to rezone property located on the east side of Ann Arbor Road between Ann Arbor Trail and West Chicago in Section 31, from RUF to C-1. There was no one present wishing to be heard regarding this item. Mr. Walker stated the item will be taken under advisement. On a motion duly made by Mr. Ward, seconded by Mr. Wrightman, and unanimously adopted, it was #11-157-67 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, November 14, 1967, at approximately 10:20 p.m. * * * * * * * * * * * * * 5231 Mr. Walker, Chairman, called the 243rd Special Meeting to order at approximately 10:45 p.m. with approximately the same number of persons in the audience. Mr. Wrightman announced the first item on the agenda is Petition 67-9-1-32 by Carl W. Riegel requesting to rezone property located at the southwest corner of Schoolcraft and Merriman in the Northwest 1/4 of Section of 27, from C-1 and M-2 to C-2. Mr. Walker stated that this item will be taken under advisement for further study by the Commission. Mr. Wrightman announced the next item on the agenda is Petition 67-10-1-33 by Rodney C. Kropf, Attorney for Stanley E. and Gladys B. Hayes, requesting to rezone property located on Middlebelt Road between Jamison and Five Mile Road in the North 1/2 of Section 23, from RUFA to C-2. Mr. Walker stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-9-2-18 by Rafic Jordan requesting to be granted a waiver use permit to erect a car wash on property located on the south side of Plymouth Road, approximately 1,100 feet east of Stark Road in Section 33. Mr. Walker stated the item will be taken under advisement. ILO Mr. Wrightman announced the next item on the agenda is Petition 67-10-2-19 by Rodney C. Kropf, Attorney for George W. Grabenhorst requesting to be granted a waiver use permit to erect an automatic car wash installation on property located on the south side of Plymouth Road, approximately 1,210 feet west of Farmington Road in the Northeast 1/4 of Section 33. Mr. Walker stated that this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-7-3-6 by Mrs. John Gamble and other residents requesting the vacation of an alley located south of and parallel to Plymouth Road between Cavell and Arcola in Section 36. Mr. Walker stated this item will be taken under advisement for further study. On a motion duly made by Mr. Wrightman, seconded by Mr. Tent, and unanimously adopted, it was. #11-158-67 RESOLVED that, WHEREAS, the City of Livonia Planning Commission deems it absolutely necessary that the City have adequate funds to launch a minimum Capital Improvement Program which is in the best interests of the City of Livonia's people; and WHEREAS, this Bond Issue will make provision for basic necessities such as roads, overpasses, sidewalks and rights-of-way which must be provided for the health, safety, cultural and physical well being of our people; and 5232 WHEREAS, the said capital improvements will be a lesser economic burden to our citizens at this time than in the future, 1101 NOW, THEREFORE, BE IT RESOLVED that we take this means to express our wholehearted support of the proposed $15 million Capital Improvements Bond Issue and do hereby recommend to the general public that the proposed Bond Issue be adopted on November 21, 1967. Mr. Wrightman announced the next item on the agenda is Petition 67-10-1-35 by the City Planning Commission on its own motion to rezone property located 300 feet east of Rougeway. On a motion duly made by Mr. Ward and seconded by Mr. Tent, it was #11-159-67 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 on Petition 67-10-1-35 as submitted by the City Planning Commission on its own motion to rezone property located 300 feet east of Rougeway Drive on the south side of Six Mile Road in Section 13, from RUF to C-1 , the City Planning Commission does hereby recommend to the City Council that Petition 67-10-1-35 be approved for the following reasons: (1) This rezoning will now make the zoning consistent with the land use. (2) This action will validate previous action by the City that granted use of this property for this purpose. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Livonia Observer and City Post, under date of October 25, 1967, and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Con- sumers Power Company and City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resolution in the following: AYES: Moser, Pollock, Ward, Heusted, Singer, Chandler, Tent, Walker, Wrightman NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-9-6-6 by the City Planning Commission on its own motion to amend Section 10.02 and Section 11.03 (c) of Ordinance No. 543, the Zoning Ordinance, pertaining to restaurants. On a motion duly made by Mr. Tent and seconded by Mr. Wrightman, it was 5233 #11-160-67 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 on Petition 67-9-6-6 as submitted by the City Planning Commission on its own motion to amend Section 10.02 and tiO 11.03 (c) of Ordinance No. 543, the Zoning Ordinance, pertaining to restaurants, the City Planning Commission does hereby recommend to the City Council that Petition 67-9-6-6 be approved for the following reason: (1) There is a need to impose greater control on this type of facility within our City. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonia Observer and City Post, under date of October 25, 1967, and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company, and City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Pollock, Ward, Heusted, Singer, Chandler, Tent, Moser, Walker, Wrightman NAYS: None ABSENT: None toMr. Walker, Chairman, declared the motion carried and the foregoing resolution is i adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-10-1-34 by the City Planning Commission on its own motion to rezone property located on the east side of Haggerty between Six Mile and Seven Mile Road in the Southwest 1/4 of Section 7 from R-5-C to ML. Mrs. Singer and Mr. Moser indicated they would like the petition to be held until the College has been approached formally. Mr. Pollock stated that he felt the college should be notified that the property may be rezoned to ML and would like something in writing from the College stating their intentions regarding the property now or in the future. Mr. Walker requested that a letter be sent to the college notifying them of the date action will be taken on this petition and that the Commission will expect to hear from them by then, and at the time the Commission will take action. Mr. Walker stated this petition will be taken under advisement until that time. Mr. Wrightman announced the next item on the agenda is Petition 67-10-1-37 by . the City planning Commission .on its own motion to rezone property located on the south side of Seven Mile Road approximately 330 feet east of Middlebelt Road in the Northwest 1/4 of Section 12, from R-7 ana RUF to P.S. 1 Mr. Walker stated this item will be taken under advisement. 5234 Mr. Wrightman announced the next item on the agenda is Petition 67-10-1-36 by the City Planning Commission on its own motion to rezone property located on the east side of Ann Arbor Road between Ann Arbor Trail and West Chicago in Section 31, from RUF to C-1. On a motion duly made by Mr. Ward, seconded by Mr. Moser, and unanimously adopted, it was #11-161-67 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 on Petition 67-10-1-36 as submitted by the City Planning Commission on its own motion to rezone property located on the east side of Ann Arbor Road between Ann Arbor Trail and West Chicago in Section 31, from RUF to C-1, the City Planning Commission does hereby recommend to the City Council that Petition 67-10-1-36 be approved for the following reasons: (1) This will round out the land use and zoning pattern for this sector of the City. (2) It will rectify the intent of previous Planning Commission and Council action when this land was zoned commercial. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Livonia Observer and City Post, under date of October 25, 1967, and notice of such hearing was sent to the Detroit Edison Company, Cheaspeake & Ohio Railway Company and City Departments as listed in the Proof of Service. Mr. Walker, Chairman, declared the foregoing motion carried and the resolution is adopted. Mr. Walker stated that the next item on the agenda, Petition 66-7-1-22, will not be taken up at this meeting. He stated that in order to have access to the property they need a private road and it is felt that they should obtain a road recommendation from the Engineering, Police and Fire Departments. Also, it is felt there should be some changes in the plan which the petitioner has agreed to and that they will meet with the Engineering Department regarding the road changes and will have all changes on the plan for upgrading it made by Tuesday and that possibly the item will be placed on the agenda for the next meeting. Mr. Wrightman announced the next item on the agenda is Petition 67-5-1-17 by the City Planning Commission on its own motion to rezone lot 495 located at the southeast corner of St. Martins and Purlingbrook in Section 2 from RUFA to R-8 for the Senior Citizens Housing Project. On a motion duly made by Mr. Ward, seconded by Mr. Moser, and unanimously adopted, it was #11-162-67 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 on Petition 67-5-1-17 as submitted by the City Planning Commission on its own motion to rezone Lot 495 located at the Southeast corner of St. Martins and Purlingbrook in Section 2, from RUFA to R-8, the City Planning Commission does hereby recom- mend to the City Council that Petition 67-5-1-17 be approved for the following reasons: 5235 (1) There is a need for this type of zoning and this type of facility within this sector of the City. (2) This site is ideal for this type of zoning because of its proximity to community facilities, open space, transportation and shopping. (3) This zoning is consistent with the Master Plan of this sector of the City& FURTHER RESOLVED that, Notice of the above public hearing was published in the official newspaper, the Livonia Observer and City Post, under date of October 25, 1967, and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. David L. Jones, Assistant bitector bf Public Works, was present and presented architectural site plan and architectural schematic floor plans of the proposed Senior Citizens Housing Project to be located on the above mentioned property, along with details relating to the building and its purpose. Mr. Chester Goldstein, President of the Hillcrest Gardens Civic Association, stated that this was slipped by the residents of the area they are accepting it but only as fail accompli. He stated that what the residents obtained in return 1LV is that the second building, when it comes, will be set further back by agree- ment with the Mayor, Mr. Jones and the Building Commission, and this is what they want to have on the record; this is a reason why they are withdrawing their objection, and they do not want this to be taken for a precedent for the vacat- ing of land to the west for apartments so that they will be screened by apart- ments on both sides. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is the preliminary plat approval for Tiffany Park Subdivision No. 4 located north of Schoolcraft and east of Haggerty Road in the west 1/2 of Section 19. On a motion duly made by Mr. Wrightman, seconded by Mr. Pollock, and unanimously adopted, it was #11-163-67 RESOLVED that, pursuant to a public hearing having been held on May 16, 1967 the City Planning Commission does hereby recommend to the City Council that the preliminary plat of Tiffany Park Subdivision No. 4, located north of Schoolcraft and east of Haggerty Road in the West 1/2 of Section 19, be approved for the following reasons: (1) It conforms to all the Ordinances of the City of Livonia. (2) It is of high enough design calibre to justify our approval. 5236 FURTHER RESOLVED, notice of the above hearing was sent to the abutting property owners, proprietor, City Departments as listed in the Proof of Service and copies of the plat together with notice have been sent to the Building Depart- ment, Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Department, Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Tent questioned if the Legal Department is satisfied with the acquisition that was discussed. Mr. Perry, Attorney for the City, stated they are satisfied to this extent: we have not received the Deed as yet because Mr. Waring didn't receive it until this morning, but Mr. Hull has assured that the resolution will be held in the Department until receipt of the Deed. Mr. Wrightman announced the next item on the agenda is the preliminary plat approval for Gold Manor Subdivision located on the north side of Six Mile Road and east of Newburgh Road in the Southwest 1/4 of Section 8. The subject of a warranty deed was brought up and Mr. Perry, City Attorney, stated that the Commission could withhold any final plat approval until a warranty deed is received to replace the Quit Claim Deed. Mr. Walker stated that a corner of 600 x 1000 feet is being left and the developer should not feel that this action tonight necessarily assures him commercial zoning because the Commission intends to study and evaluate this matter and come back later in a meeting with the Council. Mr. Walker stated that he hopes the Commission agrees that approving this Subdivision does not mean they are assuring commercial zoning. On a motion duly made by Mr. Tent, seconded by Mr. Pollock and unanimously adopted, it was: #11-164-67 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 the City Planning Commission does hereby recom- mend to the City Council that the preliminary plat of Gold Manor Subdivision located on the north side of Six Mile Road and east of Newburgh Road in the Southwest 1/4 of Section 8, be approved for the following reasons: (1) It is in conformance with all of the Ordinances of our City. (2) It is of sufficient design calibre to justify our approval. FURTHER RESOLVED, notice of the above hearing was sent to the abutting property owners, proprietor, City Departments as listed in the Proof of Service and copies of the plat together with notice have been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Department. Mr. Walker, Chairman, declaredthe motion carried and the foregoing resolution is adopted. 5237 Mr. Wrightman announced the next item on the agenda is Petition 67-9-8-6 by David Phipps (now Jack Green) requesting site plan approval for a convalescent home to be located on the north side of Ann Arbor Trail between Wayne and Newburgh Road in Section 33. Mr. Green was present and stated the convalescent home has been cut to 155 units. Mr. Tent stated that he wanted to see less units proposed and that the site plan submitted by Mr. Green tonight should be taken into a study session and checked for conformance to all ordinances, codes and requirementsof the City. Mr, Walker questioned if Mr. Green would be agreeable to dedicate the required right-of-way. Mr. Green stated he is agreeable to the dedication of the required right-of-way. On a motion duly made by Mr. Ward and seconded by Mr. Wrightman, it was #11-165-67 RESOLVED that, pursuant to Section 9.03 of Ordinance No. 543, the Zoning Ordinance, as amended, the City Planning Commission having reviewed Site Plan dated 11-8-67, presented in connection with Petition 67-4-2-8 approved by City Planning Commission Resolution #5-68-67 adopted on May 16, 1967, and the City Council by Resolution #595-67 adopted on June 5, 1967, does hereby recommend to the City Council that Petition 67-9-8-6 requesting site plan approval for a convalescent home to be located on the north side of Ann Arbor Trail between Wayne and Newburgh Road in Section 33, be approved subject to receipt by the Planning Commission of a letter from the Board of Health stating their approval of the new revised site plan dated 11-8-67 and subject to the dedication by the petitioner of the required right-of-way, for the following reasons: (1) The site plan is of sufficient calibre to justify our approval. (2) It will be compatible to the adjacent development and not cause any practical problems within the area. A roll call vote on the foregoing resolution resulted in the following: AYES: Pollock, Ward, Heusted, Singer, Chandler, Moser, Wrightman, NAYS: Tent, Walker ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-7-1-28 by Brashear, Brashear, Mies and Duggan, Attorneys for Tony and Antoinette Rossi and Arthur and Jean Noggle, to rezone property located on the west side of Westmore Avenue approximately 160 feet north of Five Mile Road and approximately 180 feet east of Farmington Road in Section 15, from R-1 to C-2. Mr. Pollock questioned if the petition should be amended to C-1 rather than C-2 for this use. 5238 Mr. James Mies, representing the petitioners, stated they would be agreeable to that and in fact, it is requested that the petition be amended to C-1. On a motion duly made by Mr. Pollock, seconded by Mr. Wrightman, and unanimously adopted, it was ##11-166-67 RESOLVED that, pursuant to a public hearing having been held on September 19, 1967 on Petition 67-7-1-28 as submitted by Brashear, Brashear, Mies and Duggan, Attorneys for Tony and Antoinette Rossi and Arthur and Jean Noggle, to rezone property located on the west side of Westmore Avenue approximately 160 feet north of Five Mile and approximately 180 feet east of Farmington Road in Section 15, from R-1 to C-2, the City Planning Commission does hereby recommend to the City Council that Petition 67-7-1-28 be approved as amended from C-2 to C-1, for the following reasons: (1) This is a logical extension of zoning and land use for this sector of the City. (2) A plan has been proposed that will not destroy the potential of this area. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonia Observer and City Post, under date of August 30, 1967, and notice of such hearing was sent to the Detroit Edison Company,,Cheaspeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service: Mr. Wrightman announced the next item on the agenda is Petition 67-8-1-31 by Brashear, Brashear, Mies and Duggan, Attorneys for Abe Green; Aubrey H. Ettenheimer; Leonard R. Farber; Howard Binkow; and Rose-Hill Investment Company, to rezone property located at the northwest corner of Hix Road and Joy Road in Section 31, from R-1 and C-1 to C-2 and R-7. On a motion duly made by Mr. Moser and seconded by Mr. Pollock, it was #11-167-67 RESOLVED that, pursuant to a public hearing having been held on September 19, 1967 on Petition 67-8-1-31 as submitted by Brashear, Brashear, Mies and Duggan, Attorneys for Abe Green; Aubrey H. Ettenheimer; Leonard R. Farber; Howard Binkow; and Rose-Hill Investment Company, to rezone property located at the northwest corner of Hix Road and Joy Road in Section 31, from R-1 and C-1 to C-2 and R-7, the City Planning Commission does hereby recommend that Petition 67-8-1-31 be denied for the following reasons: (1) The proposed development does not seem to fall into a logical physical pattern with multi-family zoning sur- rounding a shopping center. The shopping center could have a dilatory effect upon the quality of living gen- t; erated within the multi-family project because of the noise, lights, dust, debris and fumes that would be generated by the commercial activity. H 5239 (2) The roads in this sector of the City have not been sufficiently improved to accommodate increased volumes of traffic at this time. The traffic genetated will seriously tax the existing roads within the areas FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Livonia Observer and City Post, under date of August 30, 1967, and notice of such hearing was sent to the Detroit Edison Company, Chesa- eake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed ih the Proof of Service. Mr. Tent stated his belief that the petition should be tabled. On a motion duly made by Mr. Tent, and seconded by Mr. Ward, it was RESOLVED that, the above motion be withdrawn and that Petition 67-8-1-31 be tabled. A roll call vote on the foregoing motion resulted in the following: AYES: Ward, Tent, Walker NAYS: Moser, Pollock, Heusted, Singer, Chandler, Wrightman ABSENT: None • Mr. Walker declared that the foregoing resolution was not adopted. A roll call vote on resolution #11-167-67 resulted in the following: AYES: Pollock, Heusted, Moser, Singer, Chandler, Tent, Wrightman NAYS: Ward, Walker ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Ward, seconded by Mr. Wrightman, and unanimously adopted, it was #11-168-67 RESOLVED that, the City of Livonia Planning Commission does hereby commend the Mobil Oil Company for designing and con- structing a new service station at the southeast corner of Merriman Road and Plymouth Road which typifies the intent of our Zoning Ordinance in providing for quality development within the City of Livonia; and FURTHER RESOLVED that, this commendable action took place on their own initiative; and FURTHER RESOLVED that, the site development also typifies the intent of the City Planning Commission's desire to make develop- ments' within our City aesthetically pleasing and compatible to adjacent development. On a motion duly made by Mr. Wrightman, seconded by Mr. Tent, and unanimously adopted, it was 5240 #11-169-67 RESOLVED that, the minutes of the meeting held by the City Planning Commission on September 19, 1967 are hereby approved. tie Mr. Walker announced that the next item on the agenda, Petition 67-6-5-2, will be tabled pending receipt of a request from the petitioner that the petition be voided. Mr. Walker advised the Commission of his appearnce before the Council regarding Section 19 with two members of the Highway Commission and that details were worked out regarding the freeway through this Section. He stated the mission's plan for eliminating Haggerty Road awas acceptable and agreement with the Highway Commission was reached on landscaping and park sites; everything was agreeable and will cost the City about $50,000 in the end. The Coiincil passed a resolution to that effect. There are four homes between the freeway and Haggerty Road, in Plymouth Township and one in Livonia, which will have no value to Plymouth. They will be purchased and the property then sold back to the City. Some property belongs to the City and some has been acquired through open space. Tiffany Park Subdivision #4 has been approved, but Tiffany Park Subdivision #5 has to come back to the Commission because the Council is not satisfied with the shape and size of the parcels of the park. In this area there would be three parks and it wouldn't be practical or economically good to maintain the three parks. Tiffany Park Subdivision #5 will be reworked and taken back to Council without effecting the agreement with the State Highway Commission at all. Mr. Walker stated that the previous election of officers for the City Planning Commission took place in November of 1966, and it was agreed that the next 16100 election of officers would take place at the next meeting of the Commission. On a motion duly made by Mr. Wrightman, seconded by Mr. Ward, and unanimously adopted, the City Planning Commission adjourned its 243rd Special Meeting held on November 14, 1967, at approximately 12:00 midnight. CITY PLANNING COMMISSION i44L Harry Wri ' tman, S retary ATTEST: VfeetAAV-) aittd-b/2 Charles W. Walker, Chairman