HomeMy WebLinkAboutPLANNING MINUTES 1970-03-17 8812
MINUTES OF THE 215th REGULAR MEETING AND
1[40 A PUBLIC HEARING HELD BY THE CITY PLANNING
COMMISSION OF THE CITY OF LIVONIA
On Tuesday, March 17, 1970, the City Planning Commission of the City of Livonia
held its 215th Regular Meeting and a Public Hearing at the Livonia City Hall,
33001 Five Mile Road, Livonia, Michigan. Mr. Raymond W. Tent, Chairman, called
the Public Hearing to order at 8:15 p.m. with approximately 40 interested
persons in the audience.
Members present: Raymond W. Tent Harry Wrightman Marvin Moser
Donald Heusted H. Dow Tunis Joel LaBo
Charles W. Walker
Members absent: Robert Colomina
Messrs. Don Hull, Planning Director; John J. Nagy, Assistant Planning Director;
Daniel Andrew, Industrial Development Coordinator, were also present.
Mr. Wrightman announced the first item on the agenda ..is Petition 70-2-2-4 by
Green, Ettenheimer, Farber, Binkow and Shell Oil Company
requesting to be granted a waiver use permit to allow property
located on the northwest corner of Joy Road and Hix Road in
Section 31 to be used for a service station.
Mr. Tent made reference to a letter in the file from the Engineering Department
relating to unavailability of sanitary and storm facilities and the necessity
for a 10' permanent easement and a 40' wide temporary easement across the
entire Joy Road frontage in connection with the extension of Livonia Drain #29.
Mr. Tent stated the Ordinance requires that 65% of the property owners in the
area indicate their consent to the construction of this station at this location
and that such a record is on file.
Mr. Patrick Duggan, Attorney, was present representing the petitioners and
stated that his clients have asked for this waiver use because they feel this
is a good site for a Shell Service station as there are-no other stations on
Joy Road west of Merriman, the nearest being at Ann Arbor Road and Ann Arbor
Trail. He stated this will be an attractive service station built with the most
modern architectural design possible, and that his clients have selected this
site because there are sufficient people in the area who will benefit from
the station. Mr. Duggan stated that the land is zoned C-2 and will lend itself
to a station because of the shopping center and that people will be able to walk
there and leave their cars to be serviced and then pick them up. Heintroduced
Mr. A. J. Erwin of the Shell Oil Company.
Mr. A. J. Erwin, Real Estate Representative for Shell Oil Company, showed a
rendering of the proposed ranch-style station and also a lay-out of the station
stating that the station will sit back in the corner of the property and that
there is ample room on all sides. He stated their plans show landscaping along
Joy Road as well as on the station site and this will be treated anyway the City
of Livonia or the neighbors would like to have it treated. He stated there will
be no problems as far as traffic is concerned because the driveways are far apart;
' also that they do not want a lot of things they had in the past such as pennants
and signs all around the property. Mr. Erwin said there is a need for a station
here; that the freeway will cross Joy Road about three-quarters of a mile west
of this location and on the other side of the freeway most of the zoning is going
8813
to be industrial. He stated this is probably going to be what we call a neigh-
borhood service station and that he would like to See a time limit on the
operation of this station, but he can't.
Mr. Tent complimented Mr. Erwin on his presentation and stated that Mr. Erwin
has been before the Commission before and knows the Commission's feelings toward
service stations and that everything he has brought up has been brought before
the oil companies for the past six years. Mr. Tent said one thing concerns him -
a problem the Commission has been running into for about the last three years and
that is the inclusion of other facilities in the gas station business such as
the rental of trucks and trailers. Stations in the City have claimed to have a
lot of area but can do nothing with it like the station at Merriman and Five Mile
they did a beautiful job and then the owner began to rent trucks because he had
so much land and couldn't do anything with it; then he couldn't get a waiver use
so the rental business was removed. Mr. Tent questioned Mr. Erwin how the Shell
Oil people will prevent this from happening.
Mr. Erwin stated they have a problem as far as control goes. He stated they
can put it in their lease as being against it if the City has an ordinance
against it, and the company will be happy to enforce any ordinance the City has.
Mr. Wrightman stated that he is concerned about the promises made; it is nice
to have beautiful pictures to show the Commission but asked if Mr. Erwin has
seen some of his stations throughout the metropolitan area that have other
things beside their buildings like trucks, trailers, ice vending machines and
even picture frames. He stated he has taken the position that most people who
are in the rental business are not able to sell gas or repair cars and to allow
an accessory type business to exist in what normally is considered an auto-
mobile service business and not be able to control it is not permitted in the
Ordinance; the fact of shopping centers and does not believe they are attractive
to the shopping centers. He said we have 84 stations in 36 square mile and
would be tempted to take this matter to a study session.
Mr. Walker stated we are involved with a petition of granting a gas station and
the most important factor involved is location; he thinks Mr. Erwin presented
the reason for the location. Our experience is that when gas stations back up
to a shopping center it is most undesirable because the station becomes un-
sightly and adversly effects the aesthetic quality of the entire development. It
becomes a problem for them to police or do anything desirable with their own shop-
ing center because of the gas station on the corner. He said it is pretty con-
vincing to the Commission that this is very undesirable. Mr. Walker stated
there is another factor: we are taking a 200' square out of a piece that was
originally planned for a total complex shopping center and if this 200' square
of land is developed with a gas station what will that do to the calibre of the
development to come later.
Mr. Duggan stated that his client owns not only the parcel for the gas station
but the entire shopping center and it is to their best interest that the entire
parcel plus the shopping center be developed to maximum and that the people
involved are not going to run down the entire parcel for the sake of this gas
station; it will be designed in such a manner that it will not deter from the
entire shopping center and the parcel will bring the maximum value to the City
of Livonia. Mr. Duggan stated it is their thought that this station will be tied
in such a manner that you can shop and have your car serviced at the same time.
8814
Mr. James Nelson, 8881 Houghton, stated he could see this corner from his home
and there are four other gas stations within one mile of this site, He objected
to the petition because he can see no reason to flood the area with another
station.
Mr. Wrightman asked what part is Shell Oil playing in this development if they
are not the landlords.
Mr. Duggan stated that Shell will be leasing this part of the entire package.
Mr. Wrightman asked if Shell is going to build the building.
Mr. Erwin stated that Shell will build the building and own the property.
Mr. Tent stated there have been problems before with shopping centers related
to gas stations.
There was no one else present wishing to be heard regarding this item.
Mr. Tent, Chairman, stated the item will be taken under advisement.
Mr. Wrightman announced the next item on the agenda is Petition 70-1-2-1 by
John R. Wilder and Dr. Richard Sullivan on behalf of Myron J.
Olson requesting to be granted a waiver use permit to use lower
two offices of existing building on property located on the
northeast corner of Farmington Road and Curtis in Section 10
for professional testing and screening of employment abilities
and for a life insurance company.
Mr. Tent explained that this item was scheduled for the last public hearing
but since the petitioner wanted to use the building for two purposes and only
one had been advertised, the petition was held until this public hearing when
both can be heard.
Dr. Richard Sullivan, petitioner, was present and stated they are petitioning
for a screening service and insurance company which previously located on
Farmington Road, about 2 1/2 miles north.
A representative for the insurance agency stated they have their offices in the
lower level of Dr. Sullivan's building and indicated that about 80% of their
working day would be spent in the office; a good share of the time they are
out on appointments, soliciting business, etc. He said there is Mr. Hayes,
himself and one other person in the business.
Mr. Tent questioned Mr. Hull regarding compliance with ordinances.
Mr. Don Hull, Planning Director, stated the building complies with the ordinances,
and there is no problem but he has a sign that is in violation of the ordinance
but has had it approved by the Zoning Board of Appeals.
Mr. Wrightman questioned if any additional amount of sign would be necessary
if the other activities are added to the building.
Mr. Sullivan stated, no, when they went through the Zoning Board of Appeals the
sign for the agency was included.
Mr. Wrightman questioned how many people would be employed by the screening
office and how many people would be there for screening.
8815
Dr. Sullivan stated the Mr. Olson who owns the screening agency and an office
manager comprise the staff.
Mr. Tent added that the screening is on an appointment basis and will be one
person at a time; this was brought out at the last meeting. He stated he felt
there would be no conflict regarding people.
There was no one else present wishing to be heard regarding this item.
Mr. Tent, Chairman, stated the item would be taken under advisement.
Mr. Wrightman announced the next item on the agenda is Petition 70-2-2-3
by Robert E. Densmore requesting to be granted a waiver use
permit to use present buildings on property located on the
west side of Stark Road between Schoolcraft and the C & 0 Rail-
way in Section 28 as a shop to straighten and align automobile
and truck frames.
Mr. Tent stated there were letters in the file from the Engineering Division
indicating there are no engineering problems and from Industrial Development
regarding the close proximity of the new industrial road and the effect of any
outside storage of damaged vehicles, and an existing structure.
Mr. Robert E. Densmore, petitioner, was present and stated that he is the owner
of the property and that he has a considerable investment in it and is proud of
it. He said it is now used as a sheet metal operation and would be leased but he
would not degrade his property by putting something undesirable on it. He added
that the entire area has a privacy fence.
Mr. Tent questioned the petitioner about the type of operation proposed and
outside storage of cars.
Mr. Anthony Nalbandian, 24680 Telegraph, Southfield, Michigan, familiarized
the Commission with this operation stating that it is a very limited facet of
the automobile repair industry and the need for storage is insignificant because
they will strictly align frames and wheels with maximum of five men on the
machines and the cars will be returned as soon as completed.
Mr. Tent questioned if the existing house will be continued.
Mr. Densmore stated, yes, he has put $15,000 to $20,000 into that building
and would not tear it down; it would be used in this new operation.
Mr. LaBo stated the business itself is not an unwanted business
but
with
whether or not this business will develop into an unsightly type ofthing
the appearance of cars which have been in an accident would cause. He said he
would be very interested in seeing this go to a study session and having the
petitioner come in with detailed site and landscape plans.
there is any{ Mr. Nalbandian stated that if storage of wrecked automobiles it
would be in the back of the building.
ii,
Mr. LaBo stated that if Mr. Nalbandian has $90,000 invested the Commission does
not want to have to give him trouble so he would like to see a complete plan
of his proposal.
8816
Wri htman questioned if he could estimate the length of the lease of this
Mr g
building.
4
Mr. Densmore stated it will be a long-term lease, at least ten years.
Mr. Moser asked if there is such an installation existing now.
Mr. Nalbandian stated there is no installation of this type in the area but
there are frame shops. He said this is a relatively new machine and the closest
machine to this is in Lansing.
An interested citizen stated that he is familiar with this operation and concurs
in it.
Mrs. Rafferty made the statement that the transfer of
cars car in ncee company
is very swift because she had a frame damaged andtoe
charged for the repair of the car until it is picked up and delivered.
There was no one else wishing to be heard regarding this item. ,'
Mr. Tent stated the item would be taken under advisement.
i
s Petition 70-2-1-3
Mr. Wrightmby announcedteenthe nextitem
Joseph Fernandeze agenda irequesting to rezone
by Stephen C. Cooper property located on the south side of Six Mile Road, west of
Inkster Road in the Northeast 1/4 of Section 13, from C-1 to C-2.
Mr. Tent advised that the letters in
netd eifilehindis cated dothere are no engineering
problems or utility problems conn
n.
Mr. Thomas Maguran, 36525 Plymouth Road, representing Joseph Fernandez, was that
present and stated he was employed at Darin Construction Company,
Mr. Fernandez is the owner oftKire buil
whding nd that Joe rma ttOut
most of the interest in the � elineHe Health Clubich is leasing the entire
building. Mr. Maguran stated he
is
ipresently
building
new
adance
restaurantstudio
and the
rear of the existing building andplanning onputting in
cocktail lounge for members only.
Mr. Tent questioned what Mr. Naguran's plans are for beautifying the area and
the building itself.
Maumee, Ohio, stated that they have purchased Mr. Kaline's
Mr. F. William King, �aumee�
interest in this place because
has
sodinterests
possiblyxa flowerand sgardenmoving
in�the
there. He said they plan to install
area along Six Mile Road directly in front.
Mr. Tent questioned if he would like help in his plans.
Mr. King stated he would like that very much and that in the past he a has spent
e
as much as $1800 on the front
and
made from thethat
standpoint of
appnimportant. He stated provisions for parking are
verbal commitments.
8817
Mr. Kenneth Nusley, 27476 Whitcomb, Livonia, Michigan, was present and stated
1110 he is the owner of Lot 142 and that he was not aware until this evening that
a liquor license is involved in this rezoning. He stated he and his neighbors
are concerned and to what this may turn into, perhaps a night club, when it
was originally supposed to be used for a dance studio. He asked what the
requirements are concerning the division of residential and commercial
property, and stated there was an easement when he built there, 10' on either
side.
Mr. Hull stated there is no rear yard setback in a commercial zone.
Mr. Maguran stated the easement has been vacated.
Mr. Tent stated that in instances where we have fences, etc. the Planning
Commission's instructions are very explicit but a property owner can go to
the Zoning Board of Appeals and receive a variance such as the elimination
of a wall. fence, etc. , so any waiver of Ordinance requirements would have
to have been done by that Board.
Mr. King stated they have to be in business for two years before it can become
strictly a club license and their ultimate plans are to change to a club
license as soon as possible. He said a club license is open to the public
but they will not publicize this, they are trying to restrict it to club
members and their -guests, and have the type of club they will be proud of.
Mr. Nusley stated no one would want to buy a house with a club with a liquor
license behind it.
try
Mr. Maguran stated that under these arrangements this becomes a club license
very similar to what a fraternal order may apply for and only a dues-paying
member is allowed to purchase liquor within the establishment but he may bring
in guests.
Mr. Agostino Longo, 27496 Whitcomb, Livonia, asked what would happen if they
decide to sell within a few years.
Mr. Tent stated that he cannot sell this establishment with the license to
another concern for that type of business.
Mr. Maguran stated that Mr. Fernandez is the owner of the building; these
people will lease it for ten years and this club will be mostly contractors,
lawyers, doctors - professional men, and will cause no trouble at all.
Mr. Hull advised that this petition is for a change of zoning only, from C-1
to C-2 so they can eventually get a liquor license but this petition does not
automatically give it to them; there are two remaining steps. One, they must
get their license and then come back to the Planning Commission and City Council
for a waiver use. A waiver use can be conditioned against certain things that
can be objectionable. Mr. Hull stated that he is a long way from being allowed
to operate a night club.
ti
i
i
8818
Mr. Tent expressed the Commission's concern that when this is finally approved
it will be compatible to the area and in good taste.
I
Mr. Longo stated there is not very much space there for parking cars.
Mr. Tent stated he has to comply with the regulations he will be required to
have a certain amount of parking spaces depending on how many members he will
have. If he does not have enough parking space, he will not be approved.
Mrs. Dewey Moore, 36220 Hazelwood, stated she is the owner of Lot 144 and
has been a resident for 30 years. She stated the people in the area have been
concerned for a long time as to what type of business would go in there and they
had agreed before that if it were changed to professional service they would
go along with that because they would be controlling the business that went
in there. She stated that from what she has seen of the health club, it has
not been a success and has changed hands and now here is somebody who is going
to use it as a stepping block for a liquor establishment. Mrs. Moore said
there are liquor establishments near in the area and is very much against
having this changed.
Mrs. Elaine Nusley, 27476 Whitcomb, Livnnia, stated there is bound to be an
o:': r and rats connected with this and that is something they do not need in
their area because nobody will want to buy a piece of property that is next
to a restaurant.
1EW Mr. Moser requested to know if the swimming pool they were planning to put
in has been eliminated.
Mr. King said at the moment, yes, but their ultimate plans are to put in
facilities to augment the health club such as tennis courts, etc.
Mr. Moser asked if the change to C-2 zoning on the parking area is necessary.
Mr. Hull stated the petition could be modified so that additional parking
would be on C-1 zoned land. They have the existing building but the dance
studio is being built to the rear and he believed it is being built entirely
on Lot 152. He stated they do meet the parking requirement.
There was no one else present wishing to be heard regarding this item.
Mr. Tent stated the item will be taken under advisement.
Mr. Wrightman announced the next item on the agenda is Petition 70-2-1-4
by Norman K. Akarakcian requesting to rezone property located
on the south side of Eight Mile Road, east of Middlebelt in
the Northwest 1/4 of Section 1, from RUF to P.S.
Mr. Tent stated there is a letter in the file from Consumrs Power Company
stating they have no objection to this change and a letter from the Engineering
Department indicating the petitioner should be advised regarding the drainage
ditch througlthe site.
Mr. Norman Akarakcian, 6423 Rockdale Court, Dearborn Heights, Michigan,
petitioner, was present and stated he proposes to build an office building
which he believes would be a definite improvement to the area and to the
neighborhood and will provide a transition between the commercial and adjacent
residential areas.
8819
Mr. Tent
asked if he has any definite plans for this P.S. development and if he
is planning a building now and if so does he have tenants
andILO d.
Mr. srakc
Akarakcian stated no, but there is indication of interest by certain parties
' most of these office buildings are started on a speculative basis; they
build a shell and the tenant takes over.
xp
nd
o
Mx. Tent
expressed the Commission's concern regarding rezoningtlaed d at to. ifSr'ir.
where there is no use for the land and it lies unused.
Akarakcian had a ligitimate tenant for the building and plans for the building
the
Commission would be interested in hearing of it. He asked how long Mr.
Akarakcian has owned the property.
Mr. Akarkcian stated for about seven years.
rezoni
Mr. Walker asked if the Commission views this inlotprospectivehatof and tingcemetery
wouldn't it bwreasonable
theosamenge zonethe three
so that they will
Mr. Hull replied, yes.
There was no one else wishing to be heard regarding this item.
Mr. Tent stated the item would be taken under advisement.
Mr. Wrightman announced the next item onthtezonedapis Petition
tiion7 located 2-1-5 by
1160 Theodore Dunner requesting to
on
the west side of Farmington Road, north of Seven Mile Road
in the Southeast 1/4 of Section 4, from RUF to C-2.
Power
Mr. Tent stated there is a letter in the ile from
andCanletter from the City
stating they have no objection to this petition
Engineer indicating there are no storm sewers available to the site.
The Petitioner was not present nor was there anyone present representing the
petitioner. Mr. Tent requested to know if Mr. Dunner had been invited to the
hearing.
He said the petition
Mr. Hull stated he was sent a etoerezonegtheelandting.into the C-2 category in
before the Commission is a petitionpetitioner, he
a similar shiy s then existin the
residence on thethe
sitewest.
and conducts some type
ofated, presentlymacnehas opwhich is permitted because he is a legal
of light machine shop operationpetitioner's intention to
non-conforming use. Mr. Hull advised that
hithe ell the material which
engage in a retail operation that will p
is the logic behind his request for the C-2 zoning.
A W. Adams who stated he resides on Wayne Road questioned what is allowed in
a C-2 zone.
Mr. Hull stated that C-2 is a higher intensity of use than permitted in C-1
he said, permits the
which would allow minor shops and stores. The C-2 zoning, permits
full gamit of commercial activiSeethat he maysudh as epartment sell ma.chinerysonnthe retail
reason for applying for C-2 is to do.
market which presently he is not permitted
8820
Mr. Tent stated that inasmuch as the petitioner is not represented this evening,
this item will have to be referred to a study meeting of the Commission.
Mr. Walker stated that Mr. Hull has touched on the prime question -- that is
that the man had gone into this type of business before the Ordinance. He
stated the Commission will have to find out what his intent is and the feeling
is that he should be encouraged to come into conformity of the zoning rather
that continue the existence of the non-conforming status, and if he needs a
zoning not compatible here he should be encouraged to relocate.
There was no one else present wishing to be heard regarding this item.
Mr. Tent stated the item will be taken under advisement.
Mr. Wrightman announced the next item on the agenda is Petition 70-2-1-6
by Louis Stanford requesting to rezone property located
north of Plymouth Road, west of Farmington Road in the
Southeast 1/4 of Section 28, from R-6 to M-1.
Mr. Tent stated there is a letter in the file from the utility stating they
have no objections to this petition, and a letter from the City Engineer
indicating additional right-of-way is needed in regard to this petition.
Mr. Clarence Charest, Attorney representing the petitioner, was present and
stated it is the desire of the petitioner to use this property for manufacturing
and warehouse purposes and he proposes to build two buildings on the ten acres
of land. Mr. Charest stated it is felt that this is not a desirable location
for residential two-family use and it is apparent that it will not become
multi-use in this City. He stated that with the manufacturing abutting, it is
desirable to rezone this property for manufacturing purposes and the petitioner
has a use for it. Mr. Charest showed the Commissioners a site plan proposed
for the property.
Mr. Wrightman stated there would be a wall required on a portion of this
property.
Mr. Wrightman stated there would be a wall required on a portion of this
property.
Mr. Tent questioned if the type of buildings have been taken into consideration.
Mr. Charest stated the plans have not been drawn yet but they will of course
meeting the code and the property is large enough to build additional facilities
which the petitioner intends to do.
Mr. Tent asked if all the precautions have been taken in regard to noise in
view of the subdivision and will this be a problem.
Mr. Daniel Andrew, Industrial Dvelopment Coordinator, stated that he has talked
with the petitioner about the operation to be done on the property and he will
have to meet the ordinance relative to decibles.
Mr. Joseph Vanzo, 12066 Boston Post Road, questioned the width of a road
shown on the sketch as being 40 feet and asked if this is a minimum requirement.
8821
Mr. Andrew stated it is a private road and it can be any width they want it
1001 to be; it is still a private road where it crosses the C-2.
Mr. Vanzo raised the question as to whether or not this land would be landlocked.
Mr. Andrew stated the petitioner owns not only the R-6 but the C-2 frontage
also.
Mr. Vanzo requested to know what was meant when Mr. Charest said the operation
proposed is to assemble recreational vehicles; does that constitute trailers,
etc.
Mr. Charest stated campers and related vehicles, which is not a heavy type
manufacturing; they would have to have M-2 for that.
Mr. Vanzo stated that due to the surrounding zoning, the ingress and egress,
that the petitioner realizes the wall will have to be built and that it is
not proper to build two-family homes, he would like to say that he has no
objection.
Mr. Richard Householder, 33921 Beacon, stated that according to Mr. Andrew
there does have tobS wall in this particular area and asked if the residents
will have to put ui a fence or will the petitioner carry the retaining wall
through; there is about 200' involved.
Mr. Charest stated he could answer the question.
Mr. Andrew stated it would seem logical that if this is to be used for assembly
of recreational vehicles, it would be necessary to have fencing for security
purposes.
Mr. Charest stated that Mr. Stanford is not here but as to his proposed use
the plan shows that this is for fenced vehicles for unit storage on the back
property. He said he anticipates that there would be some type of fence but
in all fairness he doubted that it would be masonry or brick.
Mr. Householder stated that even a cyclone fence would be satisfactory.
Mr. Charest stated he would like to assure Mr. Householder that they are
agreeable to working out something agreeable.
There was no one else present wishing to be heard regarding this item.
Mr. Tent stated the item will be taken under advisement.
Mr. Wrightman announced the next item on the agenda is Petition 70-2-6-2 by
the City Planning Commission on its own motion to amend
Article XVIII of Ordinance No. 543, the Zoning Ordinance
by adding Section 18.57, Control of Development in the
Vicinity of the Six Mile Road and Newburgh Road Intersection.
8822
Mr. Tent stated that this petition parallels what we have e inthe
Wonderland
d
shopping area and the Livonia Mall shopping area andpetition
before the Planning Commission through the Council. He stated this hearing
is for the purpose of adding this restriction to this area.
Mr. Hull advised that the area covered by this ordinance would be the square
mile surrounding the intersection of Six M
leRoad addand Newburgh;
thatois,othe
quarter sections on the northwest endnortheast
the southwest and southeast, and that jurisdiction would cover all develop-
ment excluding single family residential.
There was no one else present wishing to be heard regarding this petition.
Mr. Tent declared the time would be taken under advisement.
Mr. Wrightman announced the next item on the agenda is the preliminary
plat approval for Nottingham Wcods West Subdivision, proposed
to be locatedin the Northeast 1/4 of Section 8.
Mr. William Ponder, Attorney, was present representing the developer and stated
they are seeking approval of Nottingham Woods West which is an extension of the
development as it proceeds north up to Curtis and they have included this area
in it.
Mr. Hull stated that this is a development that is related to the existing
development in the area. The deve"_cement is composed of large lots and with
these large lots many of the trees in the area will be preserved.
110:
Mr. Wrightman stated he understands there is going to be another preliminary
plat in the future called Nottingham Woods West Subdivision #2.
Mr. Walker stated he is pleased with the way this has worked out and it has
been fortunate working with a gentlemen like Mr. Menuck. He aaid now the City
is able to obtain good development on the land to the north wh'_ch had appeared
to be land set aside with nothing to tie into.
Mr. Charles Adams, 18675 Wayne
questioned
that therewillaare
biglocated
and the drainage plans. He expressed the
drainage problem in this area.
Mr. Ponder invited Mr. Adams to take a closer look at the plan for the sub-
division which he did.
Mr. Hull stated he is taking the drainage to the south and to the east and that
the final engineering drawings will take this into consideration.
Mr. Menuck stated he believed it would be desirable to preserve as many of the
trees as possible and so they want to keep the present grade if possible. He
said Mr. Strasser will advise him regarding the drainage.
Mr. Tent stated he will request the Planning Department to send a letter to
Engineering to check out this problem.
} Mr. Adams questioned what the plans for Van Road are.
8823
Mr. Adams questioned what the plans for Van Road are.
Mr. Hull stated he doesn't believe the City has any plans to force public
dedication of the road; he thinks it might happen sometime in the future but
only when the people of the area petition for it. He stated the City has taken
no actinn tO convert it to a public road.
Mr. McDonald, a resident, stated that in the spring Van Road is almost
impassable and that it will not take the traffic, and that there is already a
problem with fast-travelling cars on Wayne Road.
Mr. Menuck said they could block it off so traffic could not use it.
Mr. McDonald stated that would suit him fine.
There was no one else present wishing to be heard regarding this item.
Mr. Tent stated the item will be taken under advisement.
Mr. Wrightman announced the next item on the agenda is Petition 70-2-2-5 by
William B. Mills requesting to be granted a waiver use permit
for a fire repair contractor's operation to be located on
property on the south side of Schoolcraft between Stark and
Levan Roads in Section 28.
Mr. Tent stated there is a letter in the file from the City Engineer advising
there is not adequate storm sewer outlets for this area and a letter from
the Industrial Coordinator indicating there will be no outside storage and that
the use will not be obnoxious to the Master Plan of the City.
Mr. Philip Barth, Mooney Real Estate Company, Detroit, Michigan, was present
and stated that these people have been operating under this name since 1939
and are presently located on Schaeffer near Puritan and they have no outside
storage. He stated that in the fire repair business they work for the insurance
companies and they have very little walk-in trade; it is mostly office business
and that salesmen are in and out. Mr. Barth stated they operate ten trucks
and five autos and half the trucks which are half-ton panels, are taken home by
employees.
Mr. Walker questioned what they would do with damaged articles that were
removed from a job.
Mr. Mills stated the debris is taken to the City dump. He said there may be a
small amount of refurbishing done on their site.
There was no one else present wishing to be heard regarding this petition.
Mr. Tent stated the item will be taken under advisement.
On a motion duly made by Charles Walker, seconded by Mr. Tunis, and unanimously
adopted, it was
1
8824
#3-19-70 RESOLVED that, the City Planning Commission does hereby adjourn
the public hearing held on Tuesday, March 17, 1970, at approx-
imately 10:30 p.m.
Mr. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
*******************
Mr. Tent, Chairman, called the 215th Regular Meeting to order at approximately
10:55 p.m. with approximately 25 interested persons in the audience.
Mr. Wrightman, Secretary, announced the first item on the agenda is Petition
70-2-2-4 by Green, Ettenheimer, Farber, Binkow and Shell Oil
Company requesting to be granted a waiver use permit to allow
property located on'the northwest corner of Joy Road and Hix Road
in Section 31 to be used for a service station.
On a motion duly made by Joel LaBo, seconded by Marvin Moser, and unanimously
adopted, it was:
#3-20-70 RESOLVED that, pursuant to a public hearing having been held
on Tuesday, March 17, 1970 on Petition 70-2-2-4 as submitted
by Green, Ettenheimer, Farber, Binkow and Shell Oil Company
requesting to be granted a waiver use permit to allow property
located on the northwest corner of Joy Road and Hix Road in
Section 31 to be used for a service station, the City Planning
Commission does hereby recommend to the City Council that
Petition 70-2-2-4 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 access,
shall be such that the traffic 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 problem of future traffic at the intersection of Hix
and Joy Road will become extremely hazardous and a use of
this type will only compound the anticipated problem. There
are numerous service stations within close proximity that
can adequately service the needs of the people of our City.
(4) As of May, 1969, there were 84 operating gas stations, 5 vacant
and 8 converted to other uses, indicating that there is high
incidence of closed and converted stations. Closed and con-
verted stations usually cause problems for the City because
they cannot be readily converted to other uses because of
their location, architecture and amenities. Closed stations
cause police problems and a conversion of gas stations in
our City has always resulted in other types of marginal
operations which have not been creditable to the overall well
beingof the City.
8825
(6) This is a variation of the original development proposal
that was used as a vehicle to achieve the zoning change.
a The original concept brought before the Planning Commission,
City Council and people of the area did not envision a
service station in this location.
(7) Hix Road at the present time is in such bad condition
that it will not withstand the generation of a large
amount of additional traffic caused by the development
of a gas station at this location. The City has no plans
for the improvement of Hix Road in the near future.
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.
Mr. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
Mr. Wrightman announced the next item on the agenda is Petition #70-1-2-1 by
John R. Wilder and Dr. Richard Sullivan on behalf of Myron J.
Olson requesting to be granted a waiver use permit to use
lower two offices of existing building on property located on the
northeast corner of Farmington Road and Curtis in Section 10
for professional testing and screening of employment abilities
and for a life insurance company.
On a motion duly made by Mr. Walker, seconded by Mr. Wrightman, and unanimously
adopted
1101 . , ,it was
,
#3-21-70 RESOLVED that, pursuant to a public hearing having been held on
March 17, 1970 on Petition 70-1-2-1 as submitted by John R.
Wilder and Dr. Richard Sullivan on behalf of Myron J. Olson
requesting to be granted a waiver use permit to use lower two
offices of existing building on property located on the north-
east corner of Farmington Road and Curtis in Section 10 for
professional testing and screening of employment abilities and
for a life insurance company, the City Planning Commission does
hereby recommend to the City Council thgt Petition 70-1-2-1 be
approved for the following reasons:
(1) It is a logical adjunct to the other existing uses within
the building.
(2) This type of use is completely compatible to the surrounding
area and will not change the nature of the existing facility
in any way.
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.
MrTentChairmandeclared the motion carried and the foregoing resolution
adopted.
8826
Mr. Wrightman announced the next item on the agenda is Petition 70-2-2-3 by
Robert E. Densmore requesting to be granted a waiver use permit
to use present buildings on property located on the west side
of Stark Road between Schoolcraft and the C & 0 Railway in
Section 28 as a shop to straighten and align automobile and
truck frames.
Mr. Tent stated this item will be taken under advisement and discussed in
detail with the petitioner.
Mr. Wrightman announced the next item on the agenda is Petition 70-2-1-3 by
Stephen C. Cooper for Joseph Fernandez requesting to rezone
property located on the south side of Six Mile Road, west of
Inkster Road in the Northeast 1/4 of Section 13, from C-1 to
C-2.
On a motion duly made by Mr. Walker and seconded by Mr. Wrightman, it was
RESOLVED that, pursuant to a public hearing having been held
on March 17, 1970 on Petition 70-2-1-3 as submitted by
Stephen C. Cooper for Joseph Fernandez requesting to rezone
property located on the south side of Six Mile Road, west of
Inkster Road in the Northeast 1/4 of Section 13, from C-1 to
C-2, the City Planning Commission does hereby recommend to
the City Council that Petition 70-2-1-3 be approved.
Mr. Moser expressed a concern as to whether the back portion of the property
which is to be used for parking should be changed to the C-2 category.
Mr. Walker questioned if the petitioner will be able to accomplish what he
wants to do without changing that portion to C-2.
Mr. Hull stated, yes.
Mr. Moser stated that he thinks the petition should be amended to include
Lot 152 only.
Mr. Walker stated if the petitioner can accomplish what he wants, then he will
modify his motion to that effect.
Mr. Tent questioned if the petitioner has agreed with the suggestion of the
Commission regarding the landscaping.
Mr. Hull stated it is his understanding that he does agree to it.
Mr. King stated. they agree.
On a motion duly made by Mr. Walker, seconded by Mr. Wrightman, and unanimously
adopted, it was
#3-22-70 RESOLVED that, pursuant to a public hearing having been held
on March 17, 1970 on Petition 70-2-1-3 as submitted by Stephen
C. Cooper for Joseph Fernandez requesting to rezone property
located on the south side of Six Mile Road, west of Inkster
Road in the Northeast 1/4 of Section 13, from C-1 to C-2.
8827
the City Planiing Commission does hereby recommend to
the City Council that Petition 70-2-1-3 be approved as
amended, to rezone Lot 152 only, for the following reasons:
tif (1) It is a logical extension of the existing zoning pattern
of the area.
(2) This change in zoning should not adversely effect the
development within this sector of the City.
(3) The land covered by this petition is already developed
and a change in zoning will not cause any ordinance
violations.
FURTHER RESOLVED, that notice of the above public hearing was
published in the official newspaper, the Livonia Observer,
under date of February 25, 1970 and notice of such hearing
was sent to the Detroit Edison Company, Michigan Bell Telephone
Company and City Departments and Petitioner as listed in the
Proof of Service.
Mr. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
Mr. Wrightman announced the next item on the agenda is Petition 70-2-1-4
by Norman K. Akarakcian requesting to rezone property located
on the south side of Eight Mile Road, east of Middlebelt in
the Northwest 1/4 of Section 1, from RUF to PS.
Mr. Tent stated this item will be taken under advisement for further study.
Mr. Wrightman announced the next item on the agenda is Petition 70-2-1-5
by Theodore Dunner requesting to rezone property located
on the west side of Farmington Road, north of Seven Mile
Road in the Southeast 1/4 of Section 4, from RUF to C-2.
Mr. Tent stated that the petitioner was not present at the hearing so the
Commission will take the item under advisement in order to meet with the
petitioner for details regarding the petition.
Mr. Wrightman announced the next item on the agenda is Petition 70-2-1-6
by Louis Stanford requesting to rezone property located north
of Plymouth Road, west of Farmington Road in the Southeast 1/4
of Section 28, from R-6 to M-1.
On a motion duly made by Mr. Walker, seconded by Mr. Moser, and unanimously
adopted, it was
#3-23-70 RESOLVED that, pursuant to a public hearing having been held
on March 17, 1970 on Petitton 70-2-1-6 as submitted by Louis
tio Stanford requesting to rezone property located north of
Plymouth Road, west of Farmington Road in the Southeast 1/4
of Section 28, from R-6 to M-1, the City Planning Commission
does hereby recommend to the City Council that Petition
70-2-1-6 be approved for the following reasons:
8828
(1) The rezoning of this land is consistent with the
creation of development in the industrial belt
between Plymouth and Schoolcraft Roads.
(2) The rezoning of this land is consistent with the
41000 Master Plan of the City.
(3) This land does not have desirable characteristics
for residential use and is ideal for industrial use
because of its location within the industrial belt
and especially because of its proximity to the rail-
road.
FURTHER RESOLVED, that notice of the above public hearing was
published in the official newspaper, the Livonia Observer, under
date of February 25, 1970 and notice of such hearing was sent
to the Detroit Edison Company, Michigan Bell Telephone Company,
Chesapeake & Ohio Railway Company, Consumers Power Company and
City Departments and Petitioner as listed in the Proof of Service.
Mr. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
Mr. Wrightman announced the next item on the agenda is Petition 70-2-6-2
by the City Planning Commission on its own motion to amend
Article XVIII of Ordinance No. 543, the Zoning Ordinance,
by adding Section 18.57, Control of Development in the
Vicinity of the Six Mile Road and Newburgh Road intersection.
On a motion duly made by Mr. Tunis, seconded by Mr. Heusted, and unanimously
adopted, it was
#3-24-70 RESOLVED that, pursuant to a public hearing having been held
on March 17, 1970 on Petition 70-2-6-2 as submitted by the
City Planning Commission on its own motion to amend Article
XVIII of Ordinance No. 543, the Zoning Ordinance, by adding
Section 18.57, Control of Development in the Vicinity of the
Six Mile Road and Newburgh Road Intersection, the City Plan-
ning Commission does hereby recommend to the City Council
that Petition 70-2-6-2 be approved for the following reasons:
(1) This is a necessary tool to regulate the orderly growth
and development of this sector of the City and help it
to reach its maximum potential, and to keep all develop-
ment taking place in this area compatible to the adjacent
area.
FURTHER RESOLVED, that notice of the above public hearing was
published in the official newspaper, the Livonia Observer,
under date of February 25, 1970 and notice of such hearing was
sent to the Detroit Edison Company, Chesapeake & Ohio Railway
Company, Michigan Bell Telephone Company, Consumers Power
Company, City Departments and Petitoner as listed in the Proof
of Service.
8829
Mr. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
Mr. Wrightman announced the next item on the agenda is the preliminary plat
approval for Nottingham Woods West Subdivision, proposed to be
located in the Northeast 1/4 of Section 8.
On a motion duly made by Mr. Wrightman, seconded by Mr. Tunis, and unanimously
ddopted, it was
#3-26-70 RESOLVED that, pursuant to a public hearing having been held
on March 17, 1970, the City Planning Commission does hereby
recommend to the City Council that the prelithinary plat for
Nottingham Woods West Subdivision be approved for the follow-
ing reason:
(1) It is of sufficient design calibre to justify our approval.
FURTHRR 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. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
Mr. Wrightman announced the next item on the agenda is Petition 70-2-2-5
by William B. Mills requesting to be granted a waiver use
permit for a fire repair contractor's operation to be
located on property on the south side of Schoolcraft
between Stark and Levan Roads in Section 28.
Mr. Tent questioned if the conditions of approval have been reviewed with the
petitioner.
Mr. Hull stated, no.
Mr. Tent read the conditions of approval and the petitioner agreed to them.
On a motion duly made by Mr. Huested, seconded by Mr. Moser, and unanimously
adopted, it was
#3-25-70 RESOLVED that, pursuant to a public hearing having been held on
March 17, 1970 on Petition 70-2-2-5 as submitted by William
B. Mills requesting to be granted a waiver use permit for a
fire repair contractor's operation to be located on property
on the south side of Schoolcraft between Stark and Levan Roads
in Section 28, the City Planning Commission does hereby recommend
to the City Council that Petition 70-2-2-5 be approved with the
1[00 following conditions:
8830
(1) That detailed architectural elevations be sub:itted
'� to the Commission for approval within one year after
issuance of the waiver use permit.
(2) That a complete landscaping plan and site development
plan be submitted to the Commission for approval within
one year prior to the issuance of a building permit.
(3) That the landscaping and decorative treatment of the
site be installed according to the approved plan within
one year after the issuance of a building permit.
for the following reasons:
(1) It is a use that is consistent with the development of
our industrial belt.
(2) The intended use will not adversely effect adjacent
development.
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.
Mr. Tent declared the motion carried and the foregoing resolution adopted.
j
Mr. Wrightman announced the next item on the agenda is Petition 70-2-5-1
by Jack B. Anglin requesting to remove a stockpile of top-
soil from property located on the northeast corner of Six
Mile and Newburgh Roads in the Southwest 1/4 of Section 8.
On a motion duly made by Mr. LaBo, seconded by Mr. Wrightman, and unanimously
adopted, it was
#3-27-70 RESOLVED that, in conformance with Section 18.13D of Ordinance
No. 543, the Zoning Ordinance, the City Planning Commission
does hereby grant Petition 70-2-5-1 by Jack B. Anglin request-
ing to remove a stockpile of topsoil from property located
fI on the northeast corner of Six Mile and Newburgh Roads in the
Southwest 1/4 of Section 8, subject to compliance with regula-
tions of the Engineering Division and Police Department, for
a period of six months for the following reasons:
(1) It is necessary to grant this petition so that the
topsoil stockpiled on this site can be removed.
FURTHER RESOLVED, that the applicant shall have deposited
with the City Clerk a corporate surety bond in an amount
not less than $20,000 and a cash bond in an amount not less
1160 than $2,000; such bonds shall be for an indefinite period
until released and discharged by resolution of the City
Planning Commission; and further that the applicant shall
apply for and obtain the permit herein authorized within
thirty (30) days from the date of this letter.
8831
Mr. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
Mr. Wrightman announced the next item on the agenda is a letter dated
February 10, 1970 from Willard E. Lockwood requesting an extension
of waiver use Petition #66-4-2-9 to operate a fruit market on
the west half of lot 446 and all of lot #7 of Horton's Newburgh
Subdivision located in the northeast 1/4 of Section 31.
Mr. Tent asked Mr. Lockwood if he had received a letter from the Planning
Director relative to cleaning up and improving his site.
4r. Lockwood stated, yes, and that the debris has been removed and the site
cleaned up.
On a motion duly made by Mr. Moser, seconded by Mr. Wrightman, and unanimously
adopted, it was
#3-28-70 RESOLVED that, pursuant to a request dated February 10, 1970 from
Willard E. Lockwood requesting an extension of his waiver use
Petition #66-4-2-9) approval to operate a fruit market on the west
1/2 of lot #6 and all of lot #7 of Horton's Newburgh Subdivision
situated on the north side of Ann Arbor Trail between Newburgh
Road and Horton Avenue in Section 31, the City Planning Commission
does hereby determine to grant an extension for a period of one
year, such approval to expire on June 20, 1971, for the following
reason:
(1) It is a logical intermin use for the property prior to
the time it reaches its maximum commercial potential.
Mr. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
Mr. Wrightman announced the next item on the agenda is Petition 70-3-8-2
requesting Planning Commission approval of all plans required
by Ordinance #784, amendment of Zoning Ordinance 44543 in
connection with construction of an office building for the
Livonia National Bank proposed to be located on the northeast
corner of Five Mile and Farmington Road in the Southwest 1/4
of Section 15.
Mr. LaBo stated that it has been agreed to with Mr. Barron that the existing
station would be eliminated and the Commission has Mr. Barron's assurance that
they will vacate the premises and tear it down and build what is shown on the
plan.
Mr. Tent stated that regarding the matter of a waiver use approval, it can be
conditioned.
On a motion duly made by Mr. Tunis, seconded by Mr. Wrightman, and unanimously
adopted, it was
I
8832
#3-30-70 RESOLVED that, the City Planning Commission, pursuant to
request dated January 2, 1970 from Ray J. Smith, Jr. , and
pursuant to Section 18.47, as amended, of Ordinance #543, the
Zoning Ordinance of the City of Livonia, does hereby recommend to
the City Council that Petition 70-3-8-2 requesting site plan
approval of a proposed office building for the Livonia National
Bank to be located on the northeast corner of Five dile and
Farmington Road in the Southwest 1/4 of Section 15, be approved
with the following conditions:
(1) That the site plan prepared by Sacharski & Associates
dated March 17, 1970 be adhered to.
(2) That the architectural plan dated March 17, 1970 pre-
pared by Sacharski & Associates be adhered to.
(3) That similar brick be used as is presently being used
on the drive-in facility.
(4) That the service station will ultimately be eliminated
to accommodate expansion of this facility.
(5) That a detailed landscape plan for the site be submitted
for Planning Commission approval within six months.
(6) That landscape material and decorative treatment be installed
1[; as called for on the approved plan within one year after the
building permit has been issued.
for the following reason:
(1) It is of sufficient calibre to justify our approval and
will be an asset to this sector of the City.
Mr. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Wrightman, seconded by Mr. Tunis, and unanimously
adopted, it was
#3-29-70 RESOLVED that, pursuant to Section 23.01 of Ordinance #543, the
Zoning Ordinance of the City of Livonia, and pursuant to Council
Resolution #138-70, the City Planning Commission does hereby
establish and order that a public hearing be held to determine
whether or not to rezone a portion of Parcel 17F2 located east
of Newburgh Road, south of Six Mile Road, in Section 17, and
legally described as being:
That part of the N. W. 1/4 of Section 17, T. 1 S. , R. 9 E. ,
City of Livonia, Wayne County, Michigan, being more particularly
described as beginning at a point on the north line of Section 17,
said point being S. 89° 35' 20" E, 133.0 feet from the northwest
corner of said Section 17; proceeding thence S. 89° 35' 20" E,
along the north line of said Section 17, 679.05 feet; thence S.
0° 06' 15" W, 254.42 feet; thence S. 89° 22' 20" E, 80.0 feet;
thence S. 0° 06' 15" W, 410.0 feet; thence N. 89° 22' 20" W, 890.09
feet to a point on the West line of said Section 17; thence N. 0° 04'
{
8833
00" W. along the West line of said Section 17, 386.37 feet; thence
tS. 89° 35' 20" E, 133.0 feet; thence N. 0° 04' 00" W, 275.0 feet to
the north line of Section 17 and the point of beginning.
i
from R-3-B and C-2 to C-1.
FURTHER RESOLVED that, a hearing be held 'and notice be given as
provided in Section 23.05 of Ordinance #543, the Zoning Ordinance
of the City of Livonia, as amended, and that there shall be a
report submitted and recommendation thereon to the City Council.
Mr. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
Mr. Wrightman announced the next item on the agenda is a request for permission
to split the Subdivision presently known as Country Homes Estates
Subdivision #4 into two parts and to rename it to Nottingham Woods
West #2.
On a motion duly made by Mr. Walker, seconded by Mr. Heusted, and unanimously
adopted, it was
#3-32-70 RESOLVED that, pursuant to request dated March 13, 1970 from
McNeely, Lincoln & Schrader, Inc. , the City Planning Commission
does hereby recommend to the City Council that the plat here-
to-fore known as Country Homes Estates Subdivision #4 be split
ILinto two separate and distinct subdivisions with lots #437
through #460 being one separate and distinct subdivision to
be known as Nottingham Woods West #1 and shall include all
the private park lands within the previous plat and that park
lands shall be developed in accordance with the development
commitment set forth in letter dated January 12, 1966 from
Irvin Hermanoff, Secretary, Harry Slatkin Builders, Inc. AND
that, lots #461 through #493 be considered a separate and
distinct subdivision to be known as Nottingham Woods West #2,
AND that, the City Planning Commission hereby sanctions all
minor modifications in these preliminary plats.
Mr. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Wrightman, seconded by Mr. Tunis, and unanimously
adopted, it was
#3-31-70 RESOLVED that, the minutes of the meeting held by the Planning
Commission on January 20, 1970 are hereby approved.
Mr. Tent, Chairman, declared the motion carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Wrightman, seconded by Mr. Tunis, and unanimously
adopted, the City Planning Commission adjourned its 215th Regular Meeting held
on March 17, 1970 at approximately 11:20 p.m.
11°
ATTE CITY PLANNING IMISS IN
Ra mo W. Ten `�" mow ' ''.7 {/
Y
G� Cha rman Har�htman
r'Y g Secretary