HomeMy WebLinkAboutPLANNING MINUTES 1972-04-25 4980
ii, MINUTES OF THE 266th SPECIAL
MEETING AND A PUBLIC HEARING
HELD BY THE CITY PLANNING
COMMISSION OF ,THE CITY OF
LIVONIA
On Tuesday, April 25, 1972, the City Planning Commission of the City of
Livonia held its 266th Special Meeting and a Public Hearing at the Livonia
City Hall, 33001 Five Mile Road, Livonia, Michigan.
Mr. Daniel Andrew, Chairman, called the Public Hearing to order at 8:05 p.m.
with approximately 75 interested persons in the audience.
Members Present: Daniel R. Andrew Suzanne Taylor Joseph Talbot
Francis M. Hand Herman Kluver
Charles Pinto David Merrion
Members Absent: Joseph Falk (Hospitalized)
H. Dow Tunis(business out of town)
Messrs. John J. Nagy, Planning Director; Ralph H. Bakewell, Planner IV;
H. G. Shane, Planner IV; Robert Feinberg, Assistant City Attorney; and
Dan Gilmartin, Industrial Coordinator; were also present.
ti Mr. Kluver announced the first item on the agenda, Petition 72-3-1-15 by the
City Planning Commission on its own motion to rezone property
to located on the south side of Ann Arbor Road, west of Knolson
Avenue in the Southwest 1/4 of Section 31, from C-1 to R-l.
Mr. Nagy stated there was a letter on file from Rodney Kropf representing
Mr. and Mrs. Rasmussen who own one of the parcels in question, and object
to the rezoning. There is also a letter on file from the Engineering
Department stating it was in favor of the rezoningbecause of the sewer
situation.
Mr. Chafe, 9241 Patton was present and asked whether this parcel would
become a subdivision if it were rezoned.
Mr. Andrew stated that could not be guaranteed.
Mr. Christiansen, 38901 Ann Arbor Road, was present and introduced Mr. Shaddock,
Professional Community Planner. Mr. Shaddock stated that from a planning
standpoint the current zoning seems to be a reasonable use for this area.
He went on to say that it does not look like it was ever planned for a single
family use. When you go from Commercial to Residential zoning, its almost
. impossible because of land values.
Mr. Hand stated it could develop as it stands now into three different
commercialized areas with no continuity whatsoever.
Mr, Shaddock stated there was no assurance of continuity of residential
development because there were three different owners. He further stated
that it was evident from the fact that the city had not provided any streets
into this area that it was never their intent for it to become a residential
section,
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Mr. Hand stated this area was zoned 14 years ago to commercial and as
the abutting property develops the zoning remaining on vacant leftover
undeveloped parcels many times becomes obsolete.
Mr. Pinto stated that if the present zoning remains the rear portion of
this land may be landlocked. He went on to say that the Commission was
opposed to the likelihood of this front portion being used for commercial
and are doubtful that the rear portion will be used for commercial.
Mr. Shaddock stated he felt this area was very suited for local businesses.
Mr. Pinto stated that it seemed that Mr. Shaddock was in disagreement because
of lack of access streets.
Mr. Shaddock stated, no, if this were going to go to residential the City
would have planned out streets a long time ago.
Mr. Kropf was present representing Mr. and Mrs. Rasmussen, property owner
of Tax Parcel T-lA. He stated his clients had bought this parcel many years
ago. They petitioned for C-1. Clients want to develop this parcel as commercial.
It is his client's desire to develop this property with a "small" user.
Mr. Andrew asked whether Mr. Rasmussen lived on this property.
Mr. Kropf stated they were living there for the last year.
Mr. Christiansen, 38901 Ann Arbor Road wanted to make it clear that they
were not moving. The tenant is moving. He further stated that the proposed
zoning would make them a non-conforming use and that the Commission was trying
to force them out,
Mr. Andrew stated that they were not trying to force them out. Mr. Andrew
also explained to him the recourse available to him under a non-conforming
use, Mr. Andrew also reassured Mr. Christiansen that it was the Commission's
desire that the nursery stay there forever.
Mr. Vorgitch was present and wondered whether this rezoning would have any
bearing on the north side of Ann Arbor Road.
Mr. Andrew stated that it was one of many considerations that go into a re-
zoning evaluation.
Mr. Vorgitch stated he was in favor of C-i and not an R-1 zoning.
Mrs. Stefers, 38741 Ann Arbor, was present and stated she was opposed to the
petition.
Mr. Kluver stated that the vehicle count on Ann Arbor Road was 12,163.
There was no one else present wishing to be heard and the Chairman declared
the public hearing closed on this item.
1 On a motion duly made by Mr. Hand, seconded by Mr. Kluver and adopted it was,
r
4982
IL; #4-117-72 RESOLVED that, pursuant to a Public Hearing having been held
on April 25, 1972, on Petition 72-3-1-15 as submitted by the
(100 City Planning Commission on its own motion to rezone property
located on the south side of Ann Arbor Road, west of Knolson
Avenue in the Southwest 1/4 of Section 31, from C-1 to R-1,
the City Planning Commission does hereby recommend to the City
Council that Petition 72-3-1-15 be approved for the following
reasons :
(1) The proposed zoning district will provide for uses that
will be compatible to and in harmony with the surrounding
uses of the area.
(2) The physical size, shape and location of the existing com-
mercial district will encourage strip commercial uses which
will be detrimental to the surrounding residential uses of
the area.
(3) There is no need to retain unused commercial zoning in this
general area as adequate provision has been made in the
general area to satisfy commercial land use needs.
(4) Ann Arbor Road is unable to handle an increase in commercial
traffic which would be generated by the development of this
strip commercial district. The traffic-carrying capacity of
�� the road is already severely taxed. The road is only two
lanes in width, therefore, it cannot handle the turning
movements into strip commercial development m. ich would front
along the road right-of-way.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the -Livonia Observer, under
date of April 5, 1972 and a notice of such hearing was sent to
the Detroit Edison Company, Chesapeake & Ohio Railway Company,
Michigan Bell Telephone Company, Consumers Power Company and
City Departments as listed in the Proof of Service.
A roll call vote resulted in the following:
AYES : Pinto, Taylor, Hand, Kluver, Andrew
NAYS: Merrion, Talbot
ABSENT: Tunis, Falk
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr, Kluver announced the next item on the agenda, Petition 72-3-1-16 by the
City Planning Commission on its own motion to rezone property
located on the west side of Merriman Road, north of Schoolcraft
in the Southeast 1/4 of Section 22, from PE to P.S.
3to There was no one present wishing to be heard on this item and the Chairman
declared the public hearing closed.
On a motion duly made by Mr. Kluver, seconded by Mr. Hand and unanimously
adopted it was,
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#4-118-72 RESOLVED that, pursuant to a Public Hearing having been held
1Ft; on April 25, 1972 on Petition 72-3-1-16 as submitted by the
City Planning Commission on its own motion to rezone property
located on the west side of Merriman Road, north of Schoolcraft
in the Southeast 1/4 of Section 22, from PL to P.S. , the City
Planning Commission does hereby recommend to the City Council
that Petition 72-3-1-15 be approved for the following reasons:
(1) The proposed zoning change will provide for uses that
will be compatible to and in harmony with the surrounding
use of the area.
(2) Professional service zoning provides for compatible
buffer and transitional uses , separating the nearby
residential neighborhood from the effects of the
commercial intersection and Schoolcraft corridor.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Livonia Observer,
under date of April 5, 1972 and a 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.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Petition 72-3-1-17 by
Nicholas George, Nicholas George Theatres, requesting to rezone
property located on the east side of Farmington Road north of
Plymouth Road in the Southwest 1/4 of Section 27 from M-1 to
C-2.
Mr. Nagy stated there was a letter on file from the Engineering Department
stating there were no engineering problems connected with the development.
Widening of Plymouth Road at the entrance and exits might be requested.
Mr.Louis George, 6621 Allen Road, Allen Park, was present and stated the
reason for the request in zoning is so they might build additional theaters
adjacent to the Mai Kai theater. The existing zoning will not allow these
two theaters and additional parking.
There was no one else present wishing to be heard and the Chairman declared
the public hearing closed.
On a motion duly made by Mr. Talbot, seconded by Mr. Merrion and unanimously
adopted it was
#4-119-72 RESOLVED that, pursuant to a Public Hearing having been held
on April 25, 1972 on Petition 72-3-1-17 as submitted by Nicholas
George, Nicholas George Theatres, requesting to rezone property
located on the east side of Farmington Road, north of Plymouth
Road in the Southwest 1/4 of Section 27, from M-1 to C-2, the
City Planning Commission does hereby recommend to the City Council
that Petition 72-3-1-17 be approved for the following reasons :
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(1) The proposed zoning change will provide for the zoning
ti district to reflect the land use.
(2) The proposed zoning change is a limited extension to
an existing commercial district.
(3) The proposed zoning change will provide for uses
compatible to the surrounding uses of the area.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Livonia Observer,
under date of April 5, 1972 and a 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.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Petition 72-3-1-20 by
the City Planning Commission on its own motion to rezone property
located south ofEight
from Cle �2dto M-1 andSCa2Yandein R-3 toee PNorth-
west 1/4 of Section3,
Mr. Nagy read a letter from Mr. and Mrs. Rhone, 20080 Shadysidtheir neichborhood,
they protest against Supreme Tri-Bit encroaching further into g
A letter is also on file from North Central Civic Association signed by
IL president, James A. Muir, objecting to rezoning.
M. Katalski, representing Supreme Tri-Bit, was present and is in favor of
petition as presented. He explained that the manufacturing
area was
is noteing
t
being pushed back but rather that this
was an aproposed. `
Y
Me, Redy,
19938 Shadyside, was present and stated this same property was under
, s
petition several years gtha dtimey aHeuobjectsitonaastraig'htthat 1M-1 which wouldre
of their future needs atack to the 0 ft. line
permit outside storage. He further
stated
withoutthat
encroachithe ng into the30residential
would give them plenty of parking area
section. He objected to all Tri-Bit's traffic using their street for access
to the plant.
Mr. Andrew asked if situation would be relieved if "No truck" signs were
installed on their street.
Mr. Redy stated somewhat but that they would still get employee traffic.
Mr. Hand explained that the Commission initiated this motion primarrilCy2because
of the zoning in that area. A lot ofan� o
split zoning
1tiexists
Duringthere.
a discussion
Tri-Bit a lot of say about what they want
with Tri--Bit it was learned that ancbe builtbbybuil
TritBit withoutfuture.
the With
zoning as it stands now, an office
sha a could or form. Therefore, this petition was
IL
Commission being consulted in any p parking buffer.
initiated for reason of giving residents. a p g
AM
4985
Mr. Redy stated he was violently opposed to M-1. ML is more compatible.
Mrs. Redy, 19938 Shadyside, stated these people had bought a house and are
LIparking there too.
Mr. Rodiquez, 20260 Shadyside, stated there was a lot of traffic coming down
Shadyside and more parking lot would mean more cars.
Mr.Muir, 20222 Shadyside, was present and complained of traffic.on Shadyside
which this lot certainly would not eliminate.
There was no one else wishing to be heard on this petition and the Chairman
declared the public hearing closed.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously
adopted it was,
#4-120-72 RESOLVED that, pursuant to a Public Hearing having been held
on April 25, 1972 on Petition 72-3-1-20 as submitted by the
City Planning Commission on its own motion to rezone property
located on the south side of Eight Mile Road, west of Shadyside
in the Northwest 1/4 of Section 3, from C-2 to M-1, and C-2 and
R-3 to P, the City Planning Commission does hereby recommend to
the City Council that Petition 72-3-1-20 be approved as amended
to the extent that the portion of C-2 and R-3 zoning requested
for a change of zoning to the P (parking) classification be
granted, but that the portion of C-2 zoning requested for a
Le change of zoning to the M-1 classification be amended and rezoned
to the ML zoning classification, for the following reasons :
(1) This will remove conflicting and incompatible zoning
districts existing on a lot of record.
(2) The proposed change will have the zoning districts
more closely follow property lines.
(3) The proposed zoning change will provide for a
limited and minor extension of an existing use.
(4) Parking uses when well screened, adequately land-
scaped and well maintained will not adversely affect
residential uses.
FURTHER RESOLVED that, notice of the above public hearing
was published in the official newspaper, the Livonia Observer,
under date of April 5, 1972 and a 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.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Petition 72-3-2-5 by
Li
Angelo D'Orazio requesting to be granted a waiver use approval
to operate a cement contractor's business in an existing building
located on the east side of Surrey Avenue between Schoolcraft
Road and Graytona in the Southeast 1/4 of Section 28.
1
4986
Mr. Nagy stated there was a letter on file from City Engineering stating
there were no engineering problems.
Dr. Purvis, Livonia Veterinary Hospital, 13389 Farmington Road, objects
to this waiver use because of the unkeptcondition of the property.
Mr. Andrew asked Mr. D'Orazio when he would finish the landscape plans.
Mr. D'Orazio stated in a few months.
Mr. Gilmartin stated he would like to raise the point of improving Surrey
Avenue because it would be beneficial to other nearby property for development
purposes.
Mr. Pinto wondered whether landscaping should be provided along Graytona
Avenue so as to provide some screening.
Mr. Nagy stated that was the purpose for requiring the separate landscape plan
that is requested as a condition of approval.
Mr. Hand proposed the Commission make suggestiorn as to some landscaping.
Mr. D'Orazio objected to landscaping on Graytona fearing he would not
have room left to store his vehicles.
Mr. Merrion asked about the size of equipment to be stored on this site.
Mr. D'Orazio stated they would be trucks.
Mr. Merrion asked further about a greenbelt or landscaping.
Mr. Wilson, Attorney for Greenfield Company, was present and stated his
client had bought four lots of Newman Subdivision. They hope to put up offices
of 80 thousand square feet costing in the neighborhood of 1 million 700 thousand
dollars for Marketing Communications which will be within 300 ft. of this
proposed business. Therefore, Greenfield Company objects to this petition for
the following reasons :
1. Feel area should remain high class office.
2. The proposed use on Surrey and Graytona will affect
use of their property.
3. The proposed use of sand and gravel trucks which would
cause noise, smell and dust in and around the area.
4. The character and use of the land around it would be
"one bad apple will spoil a barrel". It can create a
spreading use of this area for businesses such as this.
Mr. Andrew stated that the structure that was purchased was a construction
building and already in use.
Mr. Andrew asked Mr. Nagy whether the waiver use was applicable to Lot 70, 71
and 72 only.
Mr. Nagy stated the applicant chose to petition for the full use of all six lots.
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Mr. Andrew asked Mr. D'Orazio whether he would stockpile sand and gravel.
Mr, D'Orazio stated they would not be storing material, just equipment.
There was no one else present wishing to be heard on this item and the Chairman
declared the public hearing closed.
Mr. Andrew notified Mr. Wilson that he could attend the Study Meeting of May 2,
1972.
On a motion duly made by Mr. Pinto, seconded by Mr. Talbot and unanimously
adopted, it was
#4-121--72 RESOLVED that, pursuant to a Public Hearing having been
held on April 25, 1972 on Petition 72-3-2-5 as submitted
by Angelo D'Orazio requesting to be granted a waiver use
approval to operate a cement contractor's business in an
existing building located on the east side of Surrey Avenue
between Schoolcraft Road and Graytona in the Southeast 1/4
of Section 28, the City Planning Commission does hereby
160: determine to table this item to the May 2, 1972 Study Meeting.
The Chairman declared the motion carried and the foregoing resolution adopted.
The Chairman declared a short recess at 10:00 p.m.
The meeting was reconvened at approximately 10:05 p.m. with all members
present as were present for the initial roll call.
Mr. Kluver announced the next item on the agenda, Petition 72-3-2-6 by
John Del Signore requesting to be granted a waiver use approval
to construct an addition to an existing restaurant located on
the north side of Plymouth Road between Merriman and Hubbard
Roads in the Southeast 1/4 of Section 27.
Mr. Nagy stated there was a letter on file from the City Engineering office
which states storm drainage is somewhat in question. There is also a letter
on file from Rosedale Garden Civic Association stating the Italian Hut is
in several violations, and hope that the Commission will not waive these
violations.
Mr. Nagy read a letter from Edwards Glass Company whereby they state conditions
etc. of leasing parking spaces to the Italian Hut.
Mr. Andrew asked Mr. Feinberg if the Planning Commission can be third party
lk: to a lease.
Mr. Feinberg stated not without its consent. He elaborated further, we would
not be a party to the agreement. The letter seems to imply something different.
Mr. Andrew stated that was what he thought.
An investigation into Ordinance limitations regarding this matter ensued.
(19.06 General Waiver Requirements) .
4988
It was further brought out that it was apparent that the petitioner was
deficient in parking spaces, and Mr. Andrew pointed this out to Mr. Del Signore.
Mr. Del Signore stated that was why he leased from Edwards Glass.
Mr. Andrew asked how long the lease was for.
Mr. Del Signore stated 10 to 15 years .
Mr. Andrew asked what would happen after this time.
Mr. Del Signore stated that it would be renewed.
Mr. Raymond, of the Zoning Board of Appeals, was present and stated that
Mr. Del Signore had appeared before the Zoning Board and that the Board
had encouraged him to buy additional property and seek an arrangement with
Edwards Glass.
a
Mr. Del Signore indicated that he had choice of building/new building and
they would tear down existing building and put building there according to
correct setback.
Mr. Hand asked whether he had increased width of the driveway.
Mr. Del Signore stated they had 24 ft. of driveway.
Mr. Pinto asked if he would be building a new building.
Mr. Del Signore stated he would be building a new building.
There was no one else wishing to be heard on this item and the Chairman
declared the public hearing closed.
•
On a motion duly made by Mr. Talbot, seconded by Mr. Pinto and unanimously
adopted it was,
p4-122-72 RESOLVED that, pursuant to a Public Hearing having been held
on April 25, 1972 on Petition 72-3-2-6 by John Del Signore
requesting to be granted a waiver use approval to construct an
addition to an existing restaurant located on the north side
of Plymouth Road between Merriman and Hubbard Roads in the South-
east 1/4 of Section 27, the City Planning Commission does hereby
determine to table this item to the Study Meeting of May 2, 1972.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Petition 72-4-2-7 by Dennis
Novara requesting to be granted a waiver use approval to erect an
automatic car wash with accessory gas pumps on property located
on the south side of Grand River between Inkster Road and
Rensellor in the Northeast 1/4 of Section 1.
Nt Nagy stated there was a letter on file from the Engineering Department
stating there were sewer problems.
Another letter is also on file from a resident in the area against waiver
use approval for automatic car wash.
4989
Mr. Dennis Novara and Mr, Condor were present.
Mr. Andrew stated it appeared that there was going to be a traffic problem on
Grand River,
Mr. Condor advised the Commission that Mr. Novara had another car wash on
Telegraph and he washes 1,000 cars a day and they never have backup into
Telegraph.
Mr. Andrew asked how they intended to resolve the storm sewer problem.
Mr. Condor stated they would talk to the Wayne County Road Commission.
Dr. R. Dock, (dentist) 17229 Magnolia, Southfield was present and stated he
proposed to construct a dental office right next to this proposed use and
he did not want to be next door to a car wash.
Mr. Wallace, 15775 Asbury Park, Detroit, was present and stated that the doctor
could not build an office on this property because it was only 21 feet wide and the
alley behind this property was vacated so he has no access to rear portion of
the property.
Mr. Talbot asked Dr. Dock how wide his lot was .
Dr. Dock stated 21 ft. The parking would be in front with access off
Grand River. The lot, he stated, was 120 feet deep.
Mr. Wallace stated the lot was only 110 ft. deep because 10 ft. was vacated
alley.
Orr' Mr. Hand asked Mr. Nagy if this was sufficient site planning to accommodate the
intended use?
Mr. Nagy stated that the traffic situation was very bad; the building is in
violation of front yard setback and that the whole site plan is very confusing
and awkward. Cars would discharge from the facility at the rate of 100 per hour
directly onto Grand River with no stack up space available if traffic prevents
immediate egress to Grand River Avenue.
Mr. Pinto asked whether an auto wash could be laid out on that property.
Mr. Nagy stated a car wash facility with a different building arrangement could
be laid out on this site.
Mr. Pinto asked whether further discussion was worthwhile.
Mr. Nagy stated that the question first was , whether this operation was
appropriate for this area. If it was then he felt that through proper planning
an acceptable site plan could be prepared.
Mr. Andrew stated he did not feel the Planning Department should design the site
plan.
v'
Mr. Hand asked Mr. Condor if he would locate this building differently.
Mr. Condor stated if they did the building would not be big enough.
y-
4990
There was no one else wishing to be heard and the Chairman declared the
public hearing closed.
Mr. Andrew advised Mr. Novara that in the event the waiver was denied he had
ten days to appeal the decision.
On a motion duly made by Mr. Hand, seconded by Mrs. Taylor and unanimously
adopted it was,
#4-123-72 RESOLVED that, pursuant to a Public Hearing having been held
on April 25, 1972 on Peetition 72-4-2-7 as submitted by Dennis
Novara requesting to/granted a waiver use approval to erect
an automatic car wash with accessory gas pumps on property
located on the south side of Grand River between Inkster Road
and Rensellor in the Northeast 1/4 of Section 1, the City
Planning Commission does hereby recommend to the City Council
that Petition 72-4-2-7 be denied for the following reasons :
(1) The building setback is deficient by 35 feet which
means that only 25 feet of stack-up space is provided
for washed cars coming out of the building. This
could cause problems for cars having to enter Grand
River Avenue at this point.
(2) The site location and layout for this particular
use does not lend itself to efficient vehicle
flow because of its angular shape and the congestion
of six lanes of traffic entering one entrance to the
car wash.
(3) The nature of the proposed use could adversely affect the
enjoyment of the adjacent neighborhood by virtue of noise,
fumes, dust, hours of operations and site congestion.
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.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Petition 72-3-6-7 by the
City Planning Commission to amend Section 17.02 of Ordinance
#543, the Zoning Ordinance, to delete retail sales of new
furniture when such use is accessory to a furniture warehouse
establishment from permitted uses in the M-2 District Regulations.
There was no one present wishing to be heard and the Chairman delcared the
public hearing closed.
On a motion duly made by Mr. Kluver, seconded by Mr. Hand and unanimously
adopted it was,
irt; #4-124-72 RESOLVED that, pursuant to a public hearing having been held
on April 25, 1972 on Petition 72-3-6-7 as submitted by the
City Planning Commission on its own motion to amend Section
17.02 of Ordinance #543 the Zoning Ordinance, to delete
retail sales of new furniture when such use is accessory
4990
to a furniture warehouse establishment from permitted
uses in the M-2 District Regulations, the City Planning
Commission does hereby recommend to the City Council
that Petition 72-3-6-7 be approved for the following
reasons :
(1) The proposed language change is needed to clarify the
M-2 District regulations with respect to the prohibition
of the retail sales of new furniture when such use is
accessory to a furniture warehouse.
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.
The Chairman delcared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Petition 72-4-6-8 by the
City Planning Commission to amend Article XXVIII of Ordinance
#636, Flood Plain District Regulations, so as to incorporate
the U. S. Army Corp of Engineers' flood plain information
report.
There was no one present wishing to be heard and the Chairman declared the
public hearing closed.
On a motion duly made by Mr. Kluver, seconded by Mr. Merrion and unanimously
adopted it was ,
#4-125-72 RESOLVED that, pursuant to a public hearing having been held
on April 25, 1972 on Petition 72-4-6-8 as submitted by the
City Planning Commission on its own motion to amend Article
XXVIII of Ordinance #636, Flood Plain District Regulations, so
as to incorporate the U. S. Army Corp of 'Engineers' flood
plain information report, the City Planning Commission does
hereby recommend to the City Council that Petition 72-4-6-8 be
approved for the following reasons:
(1) The proposed language change is needed to upgrade the
Flood Plain District regulations.
(2) The proposed language change is recommended by the
City Engineering and Law Departments.
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.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Andrew announced the public hearing portion of the meeting was closed.
Mr. Kluver announced the next item on the agenda, Petition 72-3-8-2 by Louis
Wiltse requesting site plan approval for the construction of a two
auditorium addition to the present Mai Kai Theater located at the
northeast corner of Plymouth and Farmington Roads in Section 27.
4991
On a motion duly made by Mx, Pinto, seconded by Mrs. Taylor and unanimously
adopted it was
#4-l26x-72 RESOLVED that, pursuant to Section 11,02 of Ordinance #543,
the Zoning Ordinance, as amended by Ordinance #606, the City
Planning Commission, having reviewed Petition 72-3-8-2 as
submitted by Louis Wiltse, 110 Madison Avenue, Detroit, 48226,
requesting site plan approval for a two auditorium addition
to the present Mai Kai Theatre located at the northeast corner
of Plymouth and Farmington Roads in Section 27, does hereby
recommend to the City Council that Petition 72-3-8-2 be approved
subject to the following conditions :
(1) That Site Plan #2693, dated 4/25/72, prepared by Crane,
Kiehler & Kellogg, Architects, shall be adhered to.
(2) That a landscape plan shall be submitted to the Plan-
ning Commission for approval within sixty (60) days
from the date of this approval.
(3) That the building elevation plans identified by #2693,
prepared by Crane, , Kiehler & Kellogg, Architects, shall
be adhered to.
(4) That all landscape materials as shown on the approved
landscaped plan shall be installed before issuance of
ir, a Certificate of Occupancy.
(5) That this Site Plan approval is granted subject to
the final approval of the proposed zoning change.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mrs Kluver announced the next item on the agenda, Petition 72-3-8-4 by
Jack W. Brown & Associates, Inc. requesting site plan approval
for a professional building proposed to be located on the
north side of Schoolcraft Road between Berwick and Merriman
in the Southeast 1/4 of Section 22.
On a motion duly made by Mr. Pinto, seconded by Mrs. Taylor and unanimously
adopted it was,
#4-127-72 RESOLVED that, pursuant to Section 9.02 of Ordinance #543, the
Zoning Ordinance, as amended by Ordinance #606, the City Plan-
ning Commission, having reviewed Petition 72-3-8-4 as submitted
by Jack Brown & Associates Architects , Inc. , 1145 West Long Lake
Road, Bloomfield Hills, 48013, requesting site plan approval
for a professional building proposed to be located on the north
side of Schoolcraft Road between Berwick and Merriman Roads in
the Southeast 1/4 of Section 22, does hereby recommend to the
City Council that Petition 72-3-8-4 be approved subject to the
following conditions:
(1) That Site Plan dated 2/8/72, prepared by Jack Brown &
44; Associates Architects, Inc. .shall be adhered to.
(2) That building elevation plans dated 2/8/72, prepared by
Jack Brown & Associates Architects, shall be adhered to.
•
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(3) That a separate landscape plan shall be submitted to the
Planning Commission for approval within sixty (60) days
{ from the date of this approval.
(4) That all landscape material as shown on the approved landscape
plan shall be installed before issuance of a Certificate
of Occupancy.
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, motion by the City Planning
Commission to hold a public hearing to determine whether or not to
amend Part V of the Master Plan of the City of Livonia, the
Master School & Park Plan, so as to delete property located
approximately 300 feet north of Greenwood Farms Subdivision
in the East 1/4 of Section 18.
On a motion duly made by Mr. Hand, seconded by Mr. Pinto and unanimously adopted
it was,
#4-128-72 RESOLVED that, pursuant to the provisions of Act 285 of
the Public Acts of Michigan, 1931, as amended, the City
Planning Commission does hereby establish and order that
a public hearing be held in the City Hall of the City of
Livonia, to determine whether or not to amend Part V of
V the Master Plan of the City of Livonia, the Master School
and Park Plan, so as to delete property located approximately
300 feet north of Greenwood Farms Subdivision in the East
1/2 of Section 18. (Parksite EE)
FURTHER RESOLVED, that notice of time and place of said
hearing shall be published in a newspaper of general
circulation in the City of Livonia and a notice by
registered United States mail shall be sent to each
public utility or railroad company owning or operating
any public utility or railroad within the City of Livonia
in accordance with the provisions of Act 285 of the Public
Act of Michigan of 1931, as amended.
The Chairman delcared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, motion by the City Planning
Commission to withdraw Petition 72-1-1-1 by the Planning Commission
on its own motion to rezone property located on the northwest
corner of Five Mile and Middlebelt Roads in the East 1/2 of
Section 14, from C-2 to P.S.
On a motion duly made by Mr. Hand, seconded by Mr. Talbot and unanimously
adopted it was,
. 47129--72 RESOLVED that, the City Planning Commission does hereby
determine to withdraw Petition 72-1-1-1 as submitted
by the Planning Commission on its own motion to rezone
property located on the northwest corner of Five Mile and
Middlebelt Roads in Section 13, from C-2 to P.S. and deems
that no further action by the City is necessary.
4993
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, motion by the City Planning
Commission on its own motion, pursuant to Section 23.01(a) of
Zoning Ordinance, to rezone property located at the northeast
corner of Terrence and Middlebelt in the Northwest 1/4 of
Section 13, from RUF to C-1.
On a motion duly made by Mr. Kluver, seconded by Mrs. Taylor and adopted it was
#4-130-72 RESOLVED that, pursuant to Section 23.01(a) of Ordinance #543,
the Zoning Ordinance of the City of Livonia, the City Planning
Commission does hereby establish and order that a public hearing
be held in the Livonia City Hall to determine whether or not
to rezone property located at the northeast corner of Terrence
and Middlebelt in the Northwest 1/4 of Section 13, from RUF 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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Merrion, Pinto, Talbot, Taylor, Kluver, Andrew
NAYS: None
ABSTAIN: Hand
ABSENT: Tunis , Falk
The Chairman declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda, Council Resolution #535-70
referring the matter of the preservation of certain land located
in Section 7 commonly referred to as Volk's Woods as a park and
nature study to the City Planning Commission for report and
recommendation.
duly
On a motion f made by Mr. Kluver, seconded by Mr. Hand and unanimously adopted
it was
#4-131-72 RESOLVED that, having considered Council Resolution #535-70
requesting a report and recommendation from the City Planning
Commission with respect to the preservation of certain land
located in Section 7 commonly referred to as "Volks Woods"
as a park site and nature study, and inasmuch as the subject
land is the approved site of the already partially constructed
multi-family development known as "The Woods", such development
having received approval by the City of all necessary plans
in connection with the present zoning and site plan, the City
Planning Commission does hereby determine that no further action
by the City is necessary.
The Chairman declared the motion carried and the foregoing resolution adopted.
4994
Mr. Kluver announced the next item on the agenda, motion by the City
Planning Commission on its own motion to incorporate the
property north of Volk's Woods in the Northeast 1/4 of
Section 7 on the Master Park Plan.
On a motion duly made by Mr. Pinto, seconded by Mr. Hand and unanimously
adopted it was,
#4-132-72 RESOLVED that, pursuant to Act 285 of the Public Acts of Michigan,
1931, as amended, the City Planning Commission does hereby
establish and order that a public hearing be held in the City
Hall to determine whether or not to amend Part V of the Master
Plan of the City of Livonia, the Master School and Park Plan,
so as to incorporate Tax Parcel 07b2 located south of Seven
Mile Road, west of Newburgh Road in the Northeast 1/4 of
Section 7.
FURTHER RESOLVED that, notice of time and place of said public
hearing shall be published in a newspaper of general circulation
in the City of Livonia and a notice by registered United States
mail shall be sent to each public utility or railroad within the
City of Livonia in accordance with the provisions of Act 285
of the Public Acts of Michigan of 1931, as amended.
Mr, Andrew, Chairman, declared the motion carried and the foregoing resolution
adopted.
Mr, Kluver announced the next item on the agenda, resolution letter to
Mr. Patrick Duggan re protective wall for K-Mart.
On a motion duly made by Mr. Pinto, seconded by Mr. Kluver and unanimously
adopted it was,
#4-133-72 RESOLVED that, previous approval of Site Plan 611A-1, prepared
by Leonard Siegal and Associates, initially granted by the
City Planning Commission upon request of Schostak Brothers,
Inc. is hereby, for clarification purposes, modified to the
following extent : that the protective wall shown on and along
the northerly line of the property encompassed by such Site
Plan, in the case of this particular Site Plan, was shown only
for purposes of illustrating the protective wall to the extent
and as otherwise required by Zoning Ordinance #543 and not to
any extent otherwise, such as a separate and independent con-
dition of 'the Site Plan approval heretofore granted.
Mr. Andrew, Chairman, declared the motion carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously
adopted the 266th Special Meeting held by the City Planning
Commission on April 25, 1972, was adjourned at 12:00 midnight.
CITY PLANNING COMMISSION
1L;
ATTEST:U,2‘, � Herman H. Kluver, Secretary
Daniel R. And ewe Chairman