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HomeMy WebLinkAboutPLANNING MINUTES 1967-12-12 5242 MINUTES OF THE 244th SPECIAL MEETING OF THE CITY PLANNING COMMISSION OF THE CITY OF mm Tuesday, December 12, 1967, the City Planning Commission of the City of Livonia held its 244th Special Meeting and a Public Hearing at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Collins, representing the Mobil Oil Company, and Mr. Bud Ault, operator, re- ceived awards from Mr. Charles 144 Walker, Chairman, oh behalf of the entire Com- missioh, in recognition of outstanding achievements and contributions to the City by their construction and operation of the newly constructed station located on the southeast corner of Plymouth Road and Merriman. Mr. Walker also presented ah Ward to On itobett J. ilorhbecic in recognition of his participation in civic affairs and for his assistance and cooperation with the Planning Commission in achietking its capital improvements goals' Dr. Robert J+ 16rnbeck ttceiVed the award and stated that he accepted it in the name of the Chamber of Commerce; that this was a community project and 99% of the work was dohe by people hot in the Chamber itself, bdt people of thb community. Mr. Walker, Chairman, called the Public Hearing to order at approximately 8:30 p.m. with approximately 25 interested persons in the audience, Members present: Charles W. Walker Donald Follock Harry Wrightmdn Donald Heusted Marvin Moser Raymond W. 'dent John J. Ward Myra chandler Members absent: Mimi Singer Messrs. John Nagy, Planner III; Ralph Bakewell, Planner III, and David Perry, Assistant City Attorney, were present. Mr. Wrightman announced the first item on the agenda is the preliminary plat approval for Gold Manor Subdivision No. 2 to be located in the west half of Section 8. Mr. Walker stated that the Commission would like to hold this plat under advise- ment until the transaction of land is completed between Mr. Gold and the School Board. Mr. Hyman Gold, petitioner, requested to know if the plat could be approved sub- ject to the exchange of land. Mr. Walker stated that he thought it could be done if that is what Mr. Gold wishes. Mr. Gold stated that the School Board basically has agreed and that it is just a matter of routine to transfer one to the other. Mr. Walker stated that this will be taken under consideration in discussion by the Commission during the course of the Special Meeting following the public hearing. Mr. Walker stated that this item will be taken under advisement. r 5243 Mr. Richard Kremko, 17875 Woodside, stated that the ditch the City furnished is not adequate to handle the present surface drainage and questioned how the addi- tional drainage from the new subdivision is to be handled. A resident, 17971 Woodside, stated that the construction work would probably be done in the spring creating additional drainage and that the drain would almost have to be closed. Mr. Gold commented that the matter is in the hands of the Engineering Department and has not been settled yet, but he didn't believe the drain was going to be closed. Mrs. Chend ::r stated her belief that the Planning Commission should know that this problem is solved before taking action on the subdivision. Mr. Pollock asked where the ditch is located. Mr. prank Kish, 17843 Woodside Drive, stated the ditch starts about 2-1/2' west of the electric line and continues almost to Six Mile Road. He stated that the Engineering Dpartment had informed him at one time that the property in back of his when developed would be at the same level as his. Mr. Tent stated that the ordinances of the City require water to be contained on the property that a developer is working and cannot drain on other property. Mr. Walker advised that normally the Planning Commission does not delve into drainage until after the approval of the preliminary plat; that this is usually done before the approval of the final plat after the Engineering Department has made their recommendations to the City Council, but that in all fairness this plat will be held until a letter is received from the Engineering Department to the effect that this problem has been considered e^.d that it will be taken care of. Mr. Walker further stated that when this information has been received and it is felt that the plat can be released, the Planning Commission will inform Mr. Frank Kish, Mr. Walker stated this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-11-2-20 by Joseph C. Strang requesting to be granted a waiver use permit to construct and operate a coin-operated car wash on the east side of Middlebelt Road between Elsie Avenue and Jamison Avenue in the _`orthwest 1/4 of Section 24. A resident, 14968 Cavour, questioned if there will be a protective wall constructed and why there has never been a wall constructed between the existing business and the residences, Mr. Walker stated there will be a wall constructed here but that the Commission has no control over items that have been taken care of a long time ago. The resident .;tared that she would like some assurance that there will be a wall constructed there. Mr. Walker stated that he would like to say on behalf of the Commission that if this use is approved it would be the Commission's determination to see that a wall goes in. 5244 Mr. Pollock suggested that the people in this area address their thoughts to the Inspection Department and request to know why there is no wall between the business and residential property. The resident stated that the Inspection Department has been out there several times and agrees that there should be a wall, but that is all that has been done. Mr. Tent suggested that in order to help these people the Planning Commission could contact the Inspection Department about this. Mr. Walker stated that Mr. Tent and Mr. Moser are appointed to a Committee of two members to investigate the matter, Mrs. Chandler stated that the owner of the property should be questioned and asked why he has not fulfilled his obligations. Mr. Walker stated that the two-member committee will be sept out and the Commission will take action accordingly, He informed the lady that she can call the Department office in about three weeks for information. There was ho one else wishing to be heard regarding this item. Mr, Walker stated the item will be taken under advisements Mr. Wrightman announced the heat item on the agenda is petition 67-10-6-7 by the City Platltiing Commission bn its own motion to amend Ordinance Nos 543, the tohing Ordinance, by adding Section XXIX, Special Waiver Use Statdards for Interrelated Community Center Areas. Mr, Walket stated this item will be taken under advisement. On a motion duly made by Harry Wrightman, seconded by Mr; Moser, and unanimously adopted, it was #12-171-67 RESdLVED that, the City Planning Commission does hereby adjourn the Public tearing held ots Tuesday, December 12; 1967, at approximately 9t12 psm. * * * * * * * * * * * * * Mr. Walker, Chairman, called the 244th Special Meeting to order at approximately 9:13 p.m. with approximately the same number of people in the audience, On a motion duly made by Mr. Wrightman, seconded by Mr. Tent, and unanimously adopted, it was #12-172-67 RESOLVED that, the City of Livonia Planning Commission does hereby wish to publicly commend Dr. Robert J. Hornbeck for his participation in civic affairs within our City that has substantially effected Livonia's well being; FURTHER RESOLVED that, the Commission wishes to acknowledge and thank Dr, Hornbeck for the expenditure of his time, efforts and talents in participating in activities that will make Livonia a better City; 5245 FURTHER RESOLVED that, the Commission wishes to commend Dr. Hornbeck for the example he has set by his involvement in 1[0Civic affairs, whereby this involvement is motivated only by a desire to make Livonia a better City. 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 Gold Manor Subdivision No. 2 to be located in the West half of Section 8. Mr. Tent stated that he would like to make a recommendation that this plat be approved on the condition that the drainage problem will be corrected and that the minutes be held until the transfer of property is consummated to the satis- faction of both parties. On a motion duly made by Mr. Ward, seconded by Mr. Wrightman, and unanimously adopted, it was #12-173-67 RESOLVED that, pursuant to a Public Hearing having been held on December 12, 1967, the City Planning Commission does hereby recom- mend to the City Council that the preliminary plat of Gold Manor Subdivision No. 2, located in the west half of Section 8, be approved subject to the following condition: 1. That assurance be received from the Engineering Division of the Department of Public Works that the existing and future drainage problem has been considered and solved. 2. That the exchange of certain properties owned by Mr. Gold located north and south of the existing Dickinson Jr. High School site for property deemed necessary to acquire for the required right-of-way on Levan Road, be consummated to the satisfaction of both parties. 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, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-11-2-20 by Joseph C. Strang requesting to be granted a waiver use permit to construct and operate a coin-operated car wash on the east side of Middlebelt Road between Elsie Avenue and Jamison Avenue in the Northwest 1/4 of Section 24, 5246 On a motion duly made by Mr. Moser and seconded by Mr. Heusted, it was #12-174-67 RESOLVED that, pursuant to a public hearing having been held on December 12, 1967 on Petition 67-11-2-20 as submitted by Joseph C. Strang requesting to be granted a waiver use permit to con- struct and operate a coin-operated car wash on the east side of Middlebelt Road between Elsie Avenue and Jamison Avenue in the Northwest 1/4 of Section 24, the City Planning Commission does hereby recommend to the City Council that Petition 67-11-2-20 be denied for the following reasons: (1) The site is excessively small to accommodate this type of use and would be in direct violation of the Ordinances of the City of Livonia. (2) The flow of traffic along this sector of Middlebelt could be adversely effected by the incorporation of a high traffic generator such as a car wash. (3) This intended use could conceivably effect the stability of the adjacent commercial development and the stability of the adjacent residential neighborhood. FURTHER RESOLVED that, 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. 111; A roll call vote on the foregoing resoltuion resulted in the following: AYES: Tent, Heusted, Pollock, Ward, Moser, Wrightman, Walker NAYS: Chandler ABS ENT: Singer Mr. Walker, Chairman, declared the motion carried and the resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-10-6-7 by the City Planning Commission on its own motion to amend Ordinance No. 543, the Zoning Ordinance, by adding Section XXIX, Special Waiver Use Standards for Interrelated Community Center Areas. Mr. Walker stated that is there is no objection this petition will be taken under advisement on advice from the Legal Department. Mr. Wrightman announced the next item on the agenda is Petition 67-6-1-19 by Albert R. and Margaret D. Van Ness requesting to rezone property at Ann Arbor Road and West Chicago in the Northeast 1/4 of Section 31, from RUF to C-2 or C-1. On a motion duly made by Mr. Wrightman and seconded by Mrs. Chandler, it was RESOLVED that, pursuant to a public hearing having been held on July 18, 1967 on Petition 67-6-1-19 as submitted by Albert R. and Margaret D. Van Ness requesting to rezone property at Ann Arbor Road and West Chicago in the Northwest 1/4 of Section 31 , from RMF to C-2 or C-1, the City Planning Commission does hereby recom- mend to the City Council that Petition 67-6-1-19 be approved as amended to read from RUF to C-2. 5247 Mr. Tent questioned if plans for landscaping and treatment of the protective wall had been received by the Department. iL Mr; Nagit stated that the staff has re.orked the site plan to make building and parking comply in every way to the Ordinance and the Department is ready to transfer this work to the petitioner so he can revise his site plan accordingly. The point was raised that the proposed site is not adequate for this development. Mr. Pollock suggested that the Zoning Board of Appeals make a recommendation to the Planning Commission before the property is rezoned. Discussion was held concerning contacting the Zoning Board of Appeals by the people involved, or the lanning Commission, as to whether a double setback would be required on this specific piece of property or if a wall is constructed on the West Chicago side would that be in lieu of a 60' setback. Mr, Perry, Attorney, stated that it would appear that way to him; that they would not be required to have a setback on the side lot line. The petitioner stated that with a double setback it would be impossible to use the building he plans to construct and that it was his impression that the set- back requirement would be 60' on Ann Arbor Road and 25' on West Chicago. On a motion duly made by Mr. Tent and seconded by Mr. Moser, it was 110 #12-175-67 RESOLVED that, Petition 67-6-1-19 as submitted by Albert R. and Margaret D. Van Ness requesting to rezone property at Ann Arbor Road and West Chicago in the Northeast 1/4 of Section 31, from RUF to C-2 or C-1 , be tabled. Mr. Tent stated that the reason he has proposed this motion is that he does not want to encourage this development here until some clarifying information is obtained from the Inspection Department that would benefit the petitioners as well as the Commission. He stated he feels the Commission would be severly eritized without clarifying this with the Inspection Department. Mr. Walker stated that this information should have been made available to the Commission from the beginning and that the Planning Department should be asked for information on this questionable piece of property. A roll call vote on the foregoing resolution resulted in the following: AYES: Heusted, Pollock, Ward, Moser, Tent, Walker NAYS: Chandler, Wrightman ABSENT: Singer Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mrs. Chandler stated she would like a detailed report on this situation. i 10d 5248 Mr. Perry, Attorney, stated his belief that the proper action would be for the Commission to request an opinion from the Legal Department as to what side yards are required on this petition and if the opinion is two 60' setbacks then there would be a reason to go before the Zoning Board of Appeals, but if the opinion states a 25' setback, then there is no problem. Mr. Walker requested that a letter be sent to the Legal Department requesting its opinion on this matter and that a reply would be expected by the date of the Planning Commission's next study meeting. Mr. Wrightman announced the next item on the agenda is Petition 66-7-1-22 by Rodney C. Kropf for Frank J. Volk, requesting to rezone property located on the south side of Margareta Drive in Section 7, from R-5-C to R-7 for erection of multiple dwellings. Mr. Kropf, Attorney for the petitioner, explained the elevations that were sub- mitted to the Commission, and stated they are subject to revision. Mr. Nagy, Planner III, stated that the site plan has been revised and in every way is in accordance with the Department's recommendations and in conformance with the Ordinances of the City. General discussion was held regarding the site plans submitted. Mr. Walker stated that the Commission will expect to discuss improved elevation plans with the builder. On a motion duly made by Mr. Moser and seconded by Mr. Wrightman, it was #12-176-67 RESOLVED that, pursuant to a public hearing having been held on September 6, 1966 on Petition 66-7-1-22 as submitted by Rodney C. Kropf, Attorney for Frank J. Volk, requesting to rezone property located on the south side of Margaret Drive in Section 7, from R-5-C to R-7 for erection of multiple dwellings, the City Planning Commission does hereby recommend to the City Council that Petition 66-7-1-22 be approved for that portion only of Parcel 7B2b covered by the following legal description: "The South 690 feet of the N. E. 1/4 of Section 7, T. 1 S. , R. 9 E. , City of Livonia, Wayne County, Michigan." subject to submission of elevation and site plans which are acceptable to the Planning Commission, for the following reasons: (1) This proposed rezoning is consistent with the Master Plan for the Northwest sector of the City. (2) The site is ideal because of its shape, size and natural features for this use. (3) The land is adjacent to a proposed park so a reasonable increase in density can be easily absorbed. (4) The location of the site is so located that it will not conflict with the residential neighborhood to the north because of the intervening school and park. 5249 (5) Vehicular egress and ingress to and from the site will be primarily oriented toward Newburgh Road so there will be no conflict with traffic volumes on existing residential streets. 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 17, 1966 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. Tent questioned if the records could show that the petition is being approved with Mr. Volk as the exclusive agency. Mr. Kropf stated that the Commission can take his reputation as an Attorney that this will be the case; that the property is not for sale, and will be developed by Mr. Volk or one of the family. A roll call vote on the foregoing resolution resulted in the following: AYES: Pollock, Chandler, Moser, Tent, Heusted, Wrightman, Walker NAYS: Ward ABSENT: Singer Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. 5249a Mr. Wrightman announced the next item on the agenda is Petition 67-9-8-5 by Van Allen Builders, Inc. for site plan approval for multi-family development to be located near the intersection of Six Mile Road and Middlebelt Road in the Southeast 1/4 of Section 11. Mr. Walker stated that if there is no objection it would be his recommendation that this item be held until landscape plans can be checked out by the Planning Department and right-of-way is taken care of. Mr. Van Every stated that they do not intend to put in a development of this type without making adequate plans for landscaping. Mr. Walker suggested that he be assisted by the Planning Staff who are quali- fied to help him. Mr. Pollock stated that he is favorably impressed with the quality of the buildings on the plan and will vote in the affirmative with the stipulation that they do work with the Planning Department in their landscaping plan. On a motion duly made by Mr. Pollock, seconded by Mr. Wrightman, and unanimously adopted, it was #12-177-67 RESOLVED that, the City Planning Commission, pursuant to Section 8.02 of Ordiance No. 543, the Zoning Ordinance, as amended, having reviewed Site Plan dated 12-7-67, presented in connection th Petition 67-2-1-3 approved by City Planning Commission Resolution #4-59-67 adopted on 4/18/67, and the City Council by Resolution #737-67 adopted on 7/10/67, does hereby approve Site Plan for a multi-family development proposed to be located near the intersection of Six Mile Road and Middlebelt Road in the Southeast 1/4 of Section 11, subject to submission of detailed landscape plan which is acceptable to the Planning Commission, for the following reasons: • 5250 (1) It is of sufficient calibre to justify our approval. (2) It is consistent with the requirements of the Ordinances of the City of Livonia. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Tent stated then that it is his understanding that there is a mutual agree- ment between the staff end developer on the site and landscape plan, and that the minutes be held until the landscape plan has been submitted. 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 Sta::h Road in Section 33. On a moton duly mode by br. Wrightman, seconded by Mr. Heusted, and unanimously adopted, it was #12-178-67 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 on Petition 67-9-2-18 as submitted 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 1,1D0 feet east of Stark Road in Section 33, the City Planning Commission does hereby recommend to the City Council that Petition 67-9-2-18 be denied for the following reasons: (1) The proposed use is not of such location, size and character that it will be in harmony with the appropriate and orderly development of the surrounding area, (2) The intended use is relatively high traffic generator and will conflict with the vehicular turning movements in relation to routes of traffic flow. (3) There are existing facilities within the general area that will p: ' --ide similar service to the people of the City. FLIRT JT. RITCOLVED, that notice of the above public hearing was sent to pLoperty owners within 500 feet, petitioner and City DepsrtmonZs Els listed in the Proof of Service. Mr. Pollock questionel `ir_ . Jorden as to why he has not responded to the Commissiont reque.�t to at nd m'eti:igs for the purpose of discussing this petition. Mr. Jordan stated that ho has been in the process of moving, but did attend one study meeting a_i_i felt tont ha shoull not attend the last meeting held by the Commission so that the Commissionars could discuss it. Mr. Tent stated that EL . Jordan had been encouraged but then the Commission was lead to believe that l'r. Grebenhorst had become a partner, then withdrew his interest in `a:•cr o'f c:is own car wash and the Commission did not want to see two car washes going in next to each other. 5251 Discussion was held regarding Mr. Grabenhorst's involvement in the business with Mr. Jordan, then Mr. Jordan was questioned as to whether or not he was interested in going ahead with this plan. Mr. Tent stated that since Mr. Jordan's petition was filed first the Commission had wanted to hear it first but that the night of the meeting which Mr. Jordan attended he did not stay long enough to be heard. Mr. Donald Deremo, representing Mr. Jordan, stated that Mr. Jordan is very interested in going ahead with this plan. He stated that there were originally three partners, Mr. Reed and two Mr. Jordan's, then due to a promotion Mr. Reed had to fat out. A Mr. Thomas came into the picture and then also wanted out, now only the two Mr. Jordans are interested in going on with this, and didn't realize until too late that their permission had run out. Mr. Walker stated that there are now two petitions side by side and that the Board may consider one but definitely not two. He stated that is is the obligation of the Board to determine which would be best for the City as a whole and which has the most lgitimate claim and right for what he is petitioning. He further stated that there is evaluation and recorded history on the two petitions, one being a local business man with a reputation for this type of business. The Board will have to decide which one should be considered. Mr. Deremo stated that it would have been up to the Board to grant an extension. Their permit ran out on August 15th and he stated he did not know when a new petition was filed but only by about 15 - 20 days is this man being penalized and he doesn't feel he should be son penalized. Mr. Deremo indicated that Mr. Jordan has every intention of going ahead immediately. Mr. Tent stated that Mr. Grabenhorst's plan is something new in car washes and that there is high aesthetic quality in his building. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is a motion by the City Planning Commission, pursuant to a request dated 10/11/67 from the Parks & Recreation Commission, to hold a public hearing to determine whether or not to amend the Master School and Park Plan, Part V of the Master Plan of the City of Livonia, by deleting a twelve-acre park site located in Section 14. On a motion duly made by Mr. Moser, seconded by Mr. Tent, and unanimously adopted, it was #12-179-67 RESOLVED that, pursuant to Section 23.01 of the City of Livonia Zoning Ordinance, No. 543, as amended, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to amend the Master School and Park Plan, Part V of the Master Plan of the City of Livonia, by deleting the following described property: "That part of the N. W. 1/4 of Section 14, T. 1 S. , R. 9 E. , City of Livonia, Wayne County, Michigan, described as begin- ning at a point on the N. & S. 1/4 line of Section 14, said point being the intersection of said 1/4 line and the south 5252 line of Munger Avenue (60 feet in width) as extended and proceeding thence westerly along the south line of Munger I: Avenue as extended 640 feet to the west line of Bureau of ti Taxation Parcel No. 14 G1 ; thence south along said west line 370 feet to the S. W. corner of said parcel; thence east along the south line of said parcel 65 feet to the N. W. corner of Bureau of Taxation Parcel No. 14 PLc2; thence south along the west line of said Parcel 14 PLc2, 525 feet; thence east 560 feet to the N. & S. 1/4 line of Section 14; thence north along said 1/4 line 890 feet to the point of beginning." IT IS FURTHER RESOLVED that, a hearing be held and notice be given as provided in Section 23.01 of the Zoning Ordi- nance of the City of Livonia, and that there shall be a report submitted and recommendation thereon to the City Council. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-8-2-15 by E.L. O'Keefe & Horace D'Angelo requesting- to be granted a waiver use permit to construct a nursing home on the north side of Five Mile Road, approximately 440 feet west of Middlebelt Road in Section 14. 1 Mr. Walker advised the Commission that notification had been received from the petitioner that he has found . -.pother site and is building his establishment in a surrounding community. On a motion duly ::- '.e by Mr. Tent, seconded by Mr. Wrightman, an unanimously adopted, it was #12-180-67 RESOLVED that, pursuant to a public hearing having been held on September 19, 1967 on Petition 67-8-2-15 as submitted by E.L. O'Keefe & Horace D'Angelo requesting to be granted a waiver use permit to construct a nursing home on the north side of Five Mile Road, approximately 440 feet west of Middlebelt Road in Section 14, the City Planning Commission does hereby recommend to the City Council that Petition 67-8-2-15 be denied for the following reasons: (1) This City has numerous facilities of this type, some within relatively close proximity, hence the need for additional facilities cannot be justified. (2) The physical location of this site adjacent to commercially zoned land which could accomodate a large shopping complex, does not seem conducive to this proposed use. FURTHER RESOLVED, that 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. I Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. 5253 Mr. Wrightman announced the next item on the agenda is Petition 67-6-5-2 by Ervin A. Harvat for Borman Foods requesting to remove topsoil and sand from property located at the southwest corner of Deering and Eight Mile Road in the Northeast 1/4 of Section 1. On a motion duly made by Er. Tent, seconded by Mr. Moser, and unanimously adopted, it was #12-181-67 RESOLVED that, pursuant to request dated December 4, 1967 from Stanley B. Friedman, Forman Food Stores, Inc. , requesting with- drawal of Petition 67-6-5-2 as su' mitted by Ervin A. Harvat for Borman Foods requesting to remove topsoil and sand from property located at the southwest corner of Deering and Eight Mile Road in the Northeast 1/4 of Section 1 , the City Planning Commission does hereby recommend to the City Council that this request for withdrawal be granted. Mr. Walker, Chairman, stated the motion carried and the foregoing resolution is adopted. 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 autom':`:c car wash installation on pi : erty located on the south side of Plymouth Road, approximately 1,210 feet west of Farmington Road in the Northeest 1/4 of Section 33. Mr. Walker stated that at the lest meeting Mr. Grabenhorst had stated his in- tention to have a gas pump or did he wish to remove that from his request. Mr. Grabenhorst stated that he would like to remove the request for the gas pump. On a motion duly made by Mr. Moser and seconded by Mr. Tent, it was RESOLVED that, pursucr,t to a public hearing having been held on November 14, l67 on Petition 67-10-2-19 as submitted 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, the City Planning Commission does hereby recommend that Petition 67-10-2-19 be approved. A roll call vote on the foregoing resolute :.. resulted in the following: AYES: �'ollock, Poser, Tent, Walker NAYS: Heusted, Ward, Chandler, Wrightman Mr. Walker, Chai.rmar., declared the motion is not carried and the foregoing resolution not adopter. On a motion duly made by Mrs. Chandler and seconded by Mr. Ward, it was 51154 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 on Petition 67-10-2-19 as submitted by Rodney C. Kropf, Attorney for George U. 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, the City Planning Commission does hereby recommend that Petition 67-10-2-19 be denied. Mr. Pollock stated that Plymouth Road has recently been widened and he agreed with the previous motion because he feels this type of installation is a requirement for a City the size of Livonia and that the peop'.e behind this installation are sincere in investing money in putting up. a structure to serve the people of Livonia. He stated he feels the conditions have changed in the last year or two as far as traffic is involved. Mr. Moser stated he believes something like this should be encouraged in Livonia and that Mr. Grabenhorst is known to be a reputable business man in the City. He also stated he felt the traffic problem has been solved. Mr. Tent stated that Mr. Crabenhorst has cooperated fully and completely with the Planning Commission in his request to uee this property for a showroom and not for the purpose of pumping gas; and in designating hours of operation to be from 5:00 a.m. to 10: 00 p.m. Mr. Tent stated that he feels Mr. ':.rabenhorst has shown faith in the Commission and that since this is a quality development that the Commission should show faith in Mr. Grabenhorst, Mrs. Chandler stated she feels that Plymouth Road, even widened, is still inadequate to handle the traffic on Plymouth Road, Mr. Wrightman stated the reason he voted as he did in the previous resolution is because of the over abundance of traffic on Plymouth Road between Wayne Road and Farmington Road and if it 77as anywhere else he would have given it his blessings. He stated that Mr. Moser's and Mr. Tent's comments do have merit. Mr. Walker questioncd w'.�^t really can be done about the flow of traffic for the next ten years. Mr. Wrightman stated that the thing the Commission can do is to not put these things right there and that the Traffic Commission has advised that this sec- tion of Plymouth n.oad `s the mcg t widely travelled. Mr. Walker stated his belief that the traffic almost anywhere along Plymouth Road is probably worse than in this particular location. Mr. Kropf stated that with respect to handling of traffic off Plymouth Road, this particular entrance from Plymouth Road will be approximately 400' deep. Mr. Moser stated that the City has been searched and there is nothing else available for a car ,.lash. A roll call vote on the foregoing resolution resulted in the following: AY"TS : Haunted, Ward, Chandler 71'17S: iAlock, Moser, Tent, Walker, Wrightman Mr. Walker, Chairman, dee'lred the motion is not carried and the foregoing resoultion is not adopted. r 5i15 5 On a motion duly made by Mr. Moser and seconded by Mr. Tent, it was #12-182-67 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 on Petition 67-10-2-19 as submitted by Rodney C. Kropf, Attorney for George W. Grabenhorst, request- ing 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, the City Planning Commission does hereby recommend to the City Council that Petition 67-10-2-19 be approved with the following conditions: (1) That the structure at the front of the car wash facility will be used only for office purposes. (2) That the petitioner will conform to the landscape and site plan prepared by the Planning Department. (3) That the operation be closed down between the hours of 10:00 p.m. and 5:00 a.m. (4) That no gas will be pumped on the premises. (5) That there will be an attendant on duty at all times when the car wash is being operated. for the following reasons: (1) This is a demonstration unit for a Livonia-based IL manufacturing concern. (2) The site plan indicates that a substantial investment will be made in the development and embellishment of the site. (3) The site will allow for sufficient storage of automobiles so as to eliminate any back-up traffic along Plymouth Road. FURTHER RESOLVED, that 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 in the following: AYES: Ward, Pollock, Moser, Tent, Wrightman, Walker NAYS: Heusted, Chandler ABSENT: Singer Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. IL Mr. Wrightman announced the next item on the agenda is Petition 67-9-1-32 by Carl Riegal 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. W56 On a motion duly made by Mr. Wrightman, seconded by Mr. Heusted, and unanimously adopted, it was #12-183-67 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 on Petition 67-9-1-32 as submitted by Carl W. Riegal 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, the City Planning Commission does hereby recommend to the City Council that Petition 67-9-1-32 be approved for the following reasons: (1) This small quantity of zoning will not have an adverse effect upon adjacent land use. (2) Commercial zoning on the opposite corner will be eliminated by the freeway, hence it is reasonable to make provision for a similar use in 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 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 listed in the Proof of Service. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. 11:: 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 RUF.', to C-2. Om a motion duly made by Mr. Tent and seconded by Mr. Wrightman, it was #12-184-67 RESOLVED that, pursuant to a public hearing having been held on November 14, 1967 on Petition 67-10-1-33 as submitted 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, the City Planning Commission does hereby recommend to the City Council that Petition 67-10-1-33 be denied for the following reasons: (1) There is presently excessive commercial zoning in this sector of the City and it should not be encouraged. 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 lib; Power Company, and City Departments as listed in the Proof of Service. 4 , 5 ,57 A roll call vote on the foregoing resolution resulted in the following; AYES: Heusted, Pollock, Tent, Walker, Wrightman NAYS: Ward, Chandler, Moser Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. John Nagy, Planner III, presented a report titled "A Design Concept for an Industrial Research Park", prepared by the City Planning Department to the Commission. On a motion duly made by Mr. Wrightman, seconded by Mr. Heusted, and unanimously adopted it was: #12-185-67 RESOLVED that the minutes of the meeting of the City Planning Commission held on October 24, 1967, are hereby approved. On a motion duly made by Mr. Ward, seconded by Mr. Wrightman, and unanimously adopted, the City Planning Commission adjourned its 244th Special Meeting held on December 12, 1967, at approximately 11:15 p.m. CITY PLANNING COMMISSION fT --- ./...z4Ati:00( o: Harry Wr' tman, ,f retary ATTEST: iitA-ZA) 10, W E2.�j�p- Char_es W. Walker, Chairman a