HomeMy WebLinkAboutPLANNING MINUTES 1972-08-15 5060
MINUTES OF THE 244th REGULAR MEETING
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AND A PUBLIC HEARING HELD BY THE CITY
PLANNING COMMISSION OF THE CITY OF
LIVONIA
On Tuesday, August 15, 1972 the City Planning Commission of the City of Livonia
held its 244th Regular Meeting and a Public Hearing at the Livonia City Hall,
33001 Five Mile Road, Livonia, Michigan.
Mr. Daniel R. Andrew, Chairman, called the Public Hearing and Regular Meeting to
order at 8:10 p.m. with approximately 120 interested persons in the audience.
Members present: Daniel R. Andrew Joseph J. TAlbot Esther Friedrichs
Francis M. Hand Suzanne Taylor Charles Pinto
Herman H. Kluver
Members absent: David Merrion (vacation) Joseph J. Falk (vacation)
Messrs. John J. Nagy, Planning Director; Ralph H. Bakewell, Planner IV, and
Robert M. Feinberg, Assistant City Attorney, were also present.
Mr. Andrew informed the audience that if the petitions on tonight's agenda involve
a question of rezoning or vacating, this body recommends to the City Council that
certain action be taken and the Council subsequently decides whether or not a
petition is approved or denied, and if a petition for a waiver of use approval is
denied, the petitioner has ten days in which to appeal the decision to the Council.
Mr. Herman Kluver, Secretary, announced the first item on the agenda Petition
72-8-8-14 by Joseph Iannaci requesting approval of all plans
required by Section 18.47 of Ordinance #990, in connection
with the construction of a retail store proposed to be located
at the southeast corner of Myron and Seven Mile Road in the
Northeast 1/4 of Section 9.
On a motion duly made by Mr. Kluver, seconded by Mr. Pinto and unanimously adopted,
it was
#8-199-72 RESOLVED that, pursuant to Section 18.47 of Ordinance #543,
the Zoning Ordinance of the City of Livonia, as amended by
Ordinance #990, the City Planning Commission does hereby
recommend to the City Council that Petition 72-8-8-14 as
submitted by Joseph Iannaci requesting approval of all plans
required by Ordinance #990 in connection with the construction
of a retail store proposed to be located at the southeast corner
of Myron and Seven Mile Road in the Northeast 1/4 of Section 9,
be approved for the following reasons:
(1) The proposed development is .compatible to and in harmony with the
surrounding development of the area.
1[10 J
CONDITIONS OF APPROVAL:
(1) That Site Plan which is hereby approved, shall be adhered to.
(2) That all landscaping as shown on the approved site plan shall
be installed before issuance of a Certificate of Occupancy.
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(3) That this approval is subject to the granting of a front
yard variance by the Zoning Board of Appeals.
IL; Mr. Andrew, Chairman, declared the motion carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda Petition 72-8-8-17P by William Abney
requesting approval of all plans required by Ordinance #988 in connection
with an addition to the existing music store located on the east side
of Middlebelt Road, between Broadmoor and Rayburn in the Southwest
1/4 of Section 13.
On a motion duly made by Mr. Pinto, seconded by Mr. Hand and unanimously adopted,
it was
#8-200-72 RESOLVED that, pursuant to Section 18.58 of Ordinance .#543, the
Zoning Ordinance of the City of Livonia, as amended by Ordinance
#988, the City Planning Commission does hereby approve Petition
72-8-8-17P as submitted by William Abney requesting approval of
all plans required by Ordinance #988 in connection with an addition to
to the existing music store located on the east side of Middlebelt
Road between Broadmoor and Rayburn in the Southwest 1/4 of Section
13, for the following reason:
(1) The proposed development is compatible to and in harmony
with the surrounding development of the area.
CONDITIONS OF APPROVAL:
(1) That Site Plan dated August 15, 1972, which is hereby
approved, shall be adhered to.
(2) That Building Elevation Plan dated August 15, 1972
which is hereby approved, shall be adhered to.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is Petition 72-8-8-18P by
Michael Nalu requesting approval of all plans required by Ordinance
#988 in connection with the construction of retail stores proposed
to be located on the west side of Newburgh Road, north of Five
Mile Road in the Southeast 1/4 of Section 18.
On a motion duly made by Mr. Kluver, seconded by Mr. Pinto and unanimously adopted,
it was
#8-201-72 RESOLVED that, pursuant to Section 18.58 of Ordinance #543, the Zoning
Ordinance of the City of Livonia, as amended by Ordinance #988, the
City Planning Commission does hereby approve Petition 72-8-8-18P as
submitted by Michael Nalu requesting approval of all plans required by
Ordinance #988 in connection with the construction of retail stores
proposed to be located on the west side of Newburgh Road, north of
Five Mile Road in the Southeast 1/4 of Section 18 for the following
reason:
(1) The proposed development is compatible to and in harmony with the
surrounding development of the area.
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4111, CONDITIONS OF APPROVAL:
(1) That Site Plan No. 72-100, dated 7-20-72, which is hereby
approved, shall be adhered to.
(2) That Building Elevation Plan No. 72-100, dated 7-20-72
which is hereby approved, shall be adhered to.
(3) That all landscaping as shown on the approved Site Plan
shall be installed before issuance of a Certificate of
Occupancy.
(4) That all landscaping materials installed shall be permanently
maintained and kept in a healthy condition.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is a request by Van Allen
Builders, Inc., to modify previously approvedSite Plan, Petition
68-12-8-3, for a multi-family development proposed to be constructed
on Ann Arbor Trail, west of Wayne Road in the Southeast 1/4 of
Section 32.
On a motion duly made by Mr, Kluver, seconded by Mr. Talbot and unanimously
adopted, it was
#8-202-72 RESOLVED that, the City Planning Commission, having reviewed in
detail, the requested modifications to Petition 68-12-8-3 requesting
Site Plan approval for a multi-family development proposed to be
constructed on Ann Arbor Trail, west of Wayne Road in the Southeast
1/4 of Section 23, and having determined that these are minor
modifications and that the revised Site Plan is consistent with the
previously approved Site Plan, does hereby approve. revised Site
Plan dated 8/10/72.
Mr. Andrew declared the motion is carried and the foregoing resolution adopted.
Mr. Kluver announced the next itemonthe'agenda Petition 72-7-8-13 by Farris
Brothers Furniture requesting approval of all plans required by
Ordinance #990 in connection with a proposed addition to the
existing furniture store located at the southeast corner of Middlebelt
and Plymouth Road in Section 36.
On a motion duly made by Mr. Talbot, seconded by Mr. Kluver and unanimously adopted,
it was
#8-203-72 RESOLVED that, pursuant to Section 18.47 of Ordinance #543, the
Zoning Ordinance of the City of Livonia, as amended by Ordinance
#990, the City Planning Commission does hereby recommend to the
City Council that Petition 72-7-8-13 as submitted by Farris Brothers,
11500 Middlebelt, Livonia, Michigan, requesting approval of all plans
required.by Ordinance #990 in connection with a proposed addition
to the existing furniture store located at the southeast corner
of Middlebelt and Plymouth Road in Section 36, be approved.
for the following reason:
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(1) The proposed development is compatible to and in
harmony with the surrounding development of the area.
CONDITIONS OF APPROVAL:
(1) That Site Plan No. 6922, dated July 17, 1972 which is
hereby approved, shall be adhered to.
(2) That Building Elevation Plan No. 6922, dated May 15, 1972
which is hereby approved, shall be adhered to.
(3) That all landscaping as shown on the approved Site Plan shall be
installed before issuance of a Certificate of Occupancy.
(4) That all landscape materials installed shall be permanently
maintained and kept in a healthy condition.
Mr. Andrew announced the motion is carried and the foregoing resolution adopted.
Mr. Kluver announced the next item on the agenda is Petition 72-5-3-3- by
William D. Balmer and C. Frank McPhillips requesting to vacate
property located on the east side of Westbrook Drive, south of
Mallory Drive in the Northeast 1/4 of Section 17.
Mr. C. Frank McPhillips, petitioner, was present and stated this narrow piece
of land between the two lots will create a certain amount of excess traffic
when used to gain access to the public park in the rear of the lots and in view
of the fact that it is possible to gain access through the school property on
the south side, it would seem there is little necessity for the walkway.
Mr. Andrew asked if Mr. McPhillips was aware of the easement being in existence at
the time he purchased the property.
Mr. McPhillips stated, yes he was.
Mr. Kluver asked approximately how many children per day use that area.
Mr. McPhillips said, hardly any use it since it is not paved.
Mr. Andrew questioned if there is a large drain in the center of the park.
Mr. McPhillips stated yes, it runs along the east side pretty much.
Mr. Kluver questioned if the area is used for play by the youngsters in the area.
Mr. McPhillips stated it has not been developed so it is not available for play but
children do ride their bikes back there.
Mr. Hand asked if the easement were vacated, would the children have to go all
the way down the street and across the school property to get to the park.
Mr. McPhillips stated, yes.
Mr. Andrew stated that it runs through his mind that at one of the Board of
Education meetings, there was discussion about building a bridge between Hoover
School and the play area over the open water course. Mr. Andrew further asked
without a bridge, if the Commission goes along with Mr. McPhillips and vacates the
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the easement, how would the children gain access to the park through the school
property if there is an open drain there.
L
Mr. Nagy, Planning Director, stated that a drain, more or less, parallels the
subdivision on the east and the school lands on the north. The open drain separates
the subdivision park from the school lands. A bridge is necessary to connect the
school property and park property for children to cross over.
Mr. McPhillips stated that it seems to him that eventually there would have to
be some form of access across that drain into the park and in view of that it seems
there would be good access to the park. He said there is a similar bridge west
of here.
Mr. Pinto requested to know who owns Parcel Q2b.
Mr. Nagy stated the City of Livonia.
Mrs. Friedrichs stated she wondered if the vacating of this easement would
encourage youngsters to try to use other back yards if they had to go all the
way down to the other end and asked if Mr. McPhillips thought there would be
trouble with that.
Mr. McPhillips stated he wouldn't doubt that at all.
Mr. Pinto questioned if the Parks & Recreation Commission has been contacted about
this.
not
Mr. Nagy stated they had received notice of this hearing, but have/expressed an
opinion one way or the other.
Mr. Pinto stated that since what goes on here affects the property adjacent to
Mr. McPhillips he thought that it might be a courtesy to ask the Parks & Recreation
Commission for its opinion on the access. .
Mr. Andrew said he assumes the basic reason for this petition is to eliminate the
walkway.
Mr. McPhillips stated it would increase the value of his house.
Mr. Hand asked if Mr. McPhillips has improved the easement at all.
Mr. McPhillips stated no, owners on each side have put grass up to the easement
but is unpaved and undeveloped.
•
There was no one else present wishing to be heard regarding this item.
Mr. Andrew delcared the public hearing on this petition closed.
• Mr. Kluver made a motion to approve Petition 72-5-3-3 but there was no support.
Mr. Andrew declared the motion fails for lack of support.
On a motion duly made by Mr. Pinto, seconded by Mrs. Taylor, it was
#8-204-72 RESOLVED that, pursuant to a Public Hearing having been held on
August 15, 1972 on Petition 72-5-3-3 as submitted by William D.
Balmer and C. Frank McPhillips requesting to vacate property
located on the east side of Westbrook Drive, south of Mallory
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Drive in the Northeast 1/4 of Section 17, the City Planning
Commission does hereby determine to table this item pending
1r- receipt of a recommendation from the Parks and Recreation
Commission as to the propriety of vacating this particular
easement.
FURTHER RESOLVED that, notice of the above Public Hearing was
published in the official newspaper, the Livonia Observer under
date of July 26, 1972 and a notice of such hearing was sent to the
Detroit Edison Company, Chesapeake & Ohio Railway, Mlchigan Bell
Telephone Company, Consumers Power Company and City Departments
as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Talbot, Friedrichs, Pinto, Taylor, Andrew
NAYS: Hand, Kluver
ABSENT: Falk, Merrion
Mr. Andrew .declared the motion carried and the foregoing resolution adopted.
Mr. Kluver;announced the next item on the agenda is Petition 72-6-3-4 by Rodney
C. Kropf, Attorney for Chester Koppy, requesting to vacate property located
between Clarita Avenue and Curtis Avenue, east of Loveland Avenue in
the Northwest 1/4 of Section 10.
J Mr. Rodney C. ,Kropf, Attorney, was present representing Mr. Chester Koppy, the
petitioner, and stated this vacating is in preparation of a replat of Argyle
411111; Park Subdivision which is an existing 40' lot subdivision. He stated that if the
vacating is approved they intend to develop a subdivision of 80' lots and that
it cannot be developed in 40' lots. Mr. Kropf stated he believes this to be a
reasonable request and will enable them to put the property to work. He
said he understandssome property owners are not' overly impressed with this plan
but he doesn't know how their property can be brought into it since there can be
only one road put in there. He stated he would like favorable action from the
Commission on this.
Mr. Andrew asked the present depth of the platted lots .
Mr. Nagy stated, they are 121' x 40' .
Mr. Andrew requested if there are any utilities in Mayfield or Brookfield.
Mr. Nagy stated, yes, the Engineering Division has indicated that Livonia Drain
#28 exists in the west 30' of Mayfield and that an easement should be retained
to protect these City utilities.
Mr. Pinto asked if the depth of these lots, 121' , includes the alley.
Mr. Nagy stated it exludes the easement only.
141. Mr. Andrew stated that he assumed the difficulty with simply selling two forty-
foot lots as they exist today is not necessarily only on Mayfield but that they
would have to pave it and obtain the right-of-way on Brookfield.
Mr, Kropf stated there is no way to obtain any additional property to the east;
it is a park site and this is about the only way this property can be developed.
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Mr. Andrew questioned Mr. Feinberg as to whether or not the acquistion of grounds
through Federal funds precludes the sale of that property.
Sit; Mr. Feinberg stated there is a general law in that respect--that you can't forbid
anyone to dispose of property but he would rather reserve judgment on this.
Mr. Charles W. Allen, agent for the owner who lives in New York, stated that the
owner of this property had paid taxes on it for twenty years. He stated the owner
had put the property on the market to sell and had many inquiries but had a hard
time finding anybody interested in buying it because the existing zoning does not
allow the property to be developed. He said the land on the east is owned by the
City as a park site and he believes when the City checks into it, the Federal
Government will not allow land purchased through HUD to be relinquished. Mr. Allen
stated it is unfeasible to develop a street on a long strip piece with lots on only
one side so they have requested the vara ing of the 30' of Brookfield and the vacating
of the 60' of Mayfield and propose to put a street down the middle and give the
easement rights to the people on the west of Mayfield, then build on 80' lots which
would fit the City's zoning.
Mr. Hand questioned how deep are the lots on the west of Mayfield.
Mr. Nagy stated the depths of the lots facing Loveland are 272' deep and he
believed about 132' in width.
Mr. Joseph Keller, 18760 Loveland, stated he owns lot 769 and is speaking for
' the people in the area and referred to a petition signed by thirteen owners in the
area which basically objected to the vacating for the reasons that it would land-
lock their property to the rear so they would not be able to sell the back of the
Sh; property if they so chose.
Mrs. Rose Masters, former owner of Lots 773a and 773b, stated she has given these
two lots to her son and daughter and there is no way for them to use this property
unless Mayfield goes through.
Mr. Hand questioned if there is a possibility of developing this property with a
court-like arrangement where the development would be around the courts.
Mr. Nagy stated there is that physical possiblity but didn't know if that would be
more economical but would overcome the need for obtaining the other 30' of right-
of-way. Mr. Hand stated he is concerned about the people on the west side of
Mayfield and believes they should be given some consideration as to what happens
on the east side of Mayfield.
A resident, 18300 Loveland (lot 774) stated his objection to this vacating because
it would landlock property.
Mr. Andrew asked if Mayfield could be improved, would this proposal be okay then.
Mr. Kropf requested Mr. Andrew to ask the property owners if they would be willing
to go on an assessment for improving Mayfield.
141. Mr. Andrew asked if the property owners on the west side of Mayfield would be
agreeable to a special assessment procedure for the improvement of Mayfield Avenue.
The owner of Lot 774 stated a survey could be taken and the Commission given an
answer.
There was no one else present wishing to be heard regarding this item and Mr. Andrew,
Chairman, declared the Public Hearing on this petition closed.
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A motion was made by Mr. Hand and supported by Mr. Kluver to deny this Petition.
1rMr. Andrew stated that it is the opinion of the Chair that the suggestion by Mr.
Shi; Kropf about the property owners abutting Loveland being agreeable to a special
assessment has merit and that the petition should be tabled until such time as
the owners on Loveland come back with the information as to whether or not they
would favor a special assessment for Mayfield Avenue improvement.
Mr. Andrew turned over the gavel to Mr. Hand, Vice-Chairman, at this time.
On a motion duly made by Mr. Andrew and seconded by Mr. Pinto, it was
#8-205-72 RESOLVED that, pursuant to a Public Hearing having been held
on August 15, 1972 on Petition 72-6-3-4 as submitted by
Rodney C. Kropf, Attorney for Chester Koppy, requesting to
vacate property located between Clarita Avenue and Curtis
Avenue, east of Loveland Avenue in the Northwest 1/4 of
Section 10, the City Planning Commission does hereby deter-
mine to table this item.
FURTHER RESOLVED that, notice of the above Public Hearing
published in the official newspaper, the Livonia Observer,
under date of July 26, 1972 and a notice of such hearing was
sent to the Detroit Edison Company, Chesapeake $ Ohio Rail-
way Company, Michigan Bell Telephone Company, Consumers
Power Company and City Departments as listed in the Proof
of Service.
11110 A roll call vote on the foregoing resolution resulted in the following:
AYES: Friedrichs, Pinto, Talbot, Taylor, Andrew
NAYS: Hand, Kluver
ABSENT: Falk, Merrion
Mr. Hand, Vice-Chairman, declared the motion is carried and the foregoing resolution
adopted.
,Mr. Hand returned the gavel to Mr. Andrew, at this time .
Mr. Pinto asked that the people get together and poll the owners and let the
Commission know within a reasonable length of time .
Mr. Keller questioned the Commission regarding the assessment procedure.
Mr. Pinto stated that essentially, the City would make the assessment according
to the number of feet fronting on Mayfield of each property owner.
Mr. Hand stated he assumed that Mr, Kropf would then consider developing that
property in a different way.
Mr, Kropf stated, they will investigate it.
Mr. Hand stated there is a tabling motion to give the developer and the property
owners a chance to discuss the development of the property.
Mr. Kropf stated the Commission has given them an idea and they will investigate
it.
MUM
5068
Mr. Allen requested that the Engineering Department give these people an approx-
imate range of cost.
ir ,
Mr. Andrew asked Mr. Allen to contact Mr. Nagyon Thursday morning for some idea
as to the figures per front foot which are being referred to, then he can go to
the people with them.
Mr. Andrew stated this item will be tabled until the study meeting of September 19,
1972 and requested that Mr. Keller be present at that meeting.
Mr. Kluver announced the next item on the agenda Petition 72-6-1-35 by
Mt. Hope Congregational Church requesting to rezone property
located on the north side of Schoolcraft Road, east of Henry
Ruff in the Southeast 1/4 of Section 23, from RUF to R-9.
Mr. Thomas Chenot, Attorney for the Church, was present and stated what they are
attempting to undertake here as a Church, if they can get the rezoning, is a
senior citizens retirement apartment and that they have approximately 4 1/2
acres of unused property.
Mr. Andrew stated he assumed there will be a non-profit organization created
to build the apartments.
Mr. Chenot stated, yes, there already has been one formed.
Mr. Pinto questioned if the Church, through the device of a non-profit corporation
which, he assumed would be related to the Church, would be responsible for the
management of-these apartments.
41110 Mr. Chenot stated, yes.
Mr. Talbot questioned what type of housing this would be--one .story, two-story or
higher.
Mr. Chenot stated they anticipate it will not be higher than three stories; that
they originally had planned on two stories with approximately 76 units but after
talking with the FHA and MHA, they had stressed that, economically, going up one
more story would be to everybody's advantage and would increase the number of
apartments, and they prefer it this way. Mr. Chenot stated they had not yet made
any definite plan regarding this but have drawn sketches for two stories and that
is where they stand now. He said FHA prefers they have 100 apartments and MHA
definitely suggested that.
Mr. Andrew questioned if, prior to the time of the filing of the petition for
rezoning, had some feasibility studies regarding this project been made.
Mr. Chenot stated he would have to say that they have not gone into the financing
to that extent.
Mr. Hand stated his concern about this property bordering some very substantial
homes in the area. He said the original plan was for two stories which would not
infringe on the properties to the north and he thinks the petitioner should give
11110. the Commission some indication as to how high this building will be.
Mr. Chenot stated that he had said it will not go over three stories.
Mr. Talbot asked if he had understood Mr. Chenot to say that only two stories
would go up now but possibly a third story added later.
o...
5069
Mr. Chenot stated, no.
Mr. Pinto stated that he realized the Commission is being asked to act on a
rezoning and that they will be faced with a site, plan if the rezoning is approved,
but there seemed to be purpose to discuss the ultimate height of the building
because that seems to be uppermost in the minds of everybody. Mr. Pinto asked if
Mr. Chenot has been advised that a two-story site is economically unfeasible.
Mr. Emery stated there is no reason why they can't have a one, two or three-story
building but it is difficult tonight to try to say what they want to do without
presenting some sketches of one, two and three-stories and comparing it with the
existing neighborhood to know which building would blend in. He stated there
is more than the economy of a three story building involved and if they could put
in a three-story building, they could consolidate the area of the building and
allow more greenery around the area which would enhance the project. Mr. Chenot
stated he would prefer that we eliminate the necessity of rezoning on the basis
of whether it is two or three stories until they could come in with a sketch
and that he understood that any objections can be brought up at the time of
site plan approval.
Mr. Pinto stated that his original question was if it is economically feasible
to build a two-story.
Mr. Emery stated no, it is not.
Mrs. Taylor requested to know what portion of this property, with the R-9 zoning,
would be necessary to support the two-story or the three-story; the 76 units as
opposed to the 100 units .
Sil, Mr. Nagy stated the overall parcel on which the Church and Parsonage is located
as well as the proposed project is 7.6 acres; not all of that is being requested
for rezoning. He said the corner of Schoolcraft and Henry Ruff is being deleted
and would be a deletion from the 7.6 acres. Mr. Nagy stated they have requested
rezoning to support 98 one-bedroom units and their site plan shows a project of
76 units.
Mr. E. J. Given, 30820 Schoolcraft, stated he moved here 18 years ago and they have
an expressway going in in front of them, a factory across the street and now do
they have to look at a three-story building in back of them?
Mr. Hunter, 14040 Hillcrest, stated his property backs onto Henry Ruff and he
represents several of the residents of the area. He stated these are large homes
and a two or three story complex is not going to improve their property; probably
make it go down. Mr. Hunter said they are against this rezoning petition.
Mr. John Tomilo, 30247 Buckingham, stated the homes on Buckingham were there
before the Church and that he had paid extra to buy his lot because it was a
large size lot and bordered on an open field. He said when the Church first
asked their opinions about building the Church, one of the things the people
• were against was this type of housing for the elderly so the Church told them
to forget it--it was too far in the future. Mr. Tomilo stated that the Commission
It should consider the kind of dwelling which might be put in when they consider
rezoning property; the noise level will be greater; the property value will
be decreased and there will be more traffic in the area. He said building a
retirement home is a charitable kind of act but charity does not begin in his
pocket.
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Mr. George A. Jurick, 3016] Buckingham, stated he came to Livonia 3 1/2 years
ago and liked the open space in his backyard; that he was disturbed when he
heard of these apartments, especially three stories, and that on R-9 he under-
stands they can build within twenty feet of his property line.
Mr. Nagy stated the rear yard requirement of the R-9 District is forty feet and
five feet for each story over two stories.
Mr. Jurick stated, now we are talking about nine stories.
Mr. Andrew stated we are talking about R-9 zoning only; the number of stories
involved is a question of site plan approval and he stated he does not want to
get involved in the site plan of the petition.
Mr. Jurick questioned if this retirement project is built, will they pay taxes
to the City of Livonia and at the same rate.
Mr. Andrew stated it is the understanding of the Chair that there Mould be a tax
paid to the City of Livonia and every piece of property is taxed the same in
the City of Livonia.
Mr. Jurick asked if they are bang taxed at the present time.
Mr. Andrew stated, not at the present time.
Mr. Jurick stated the people in this area were agreeable at one time for this
property to be developed into some kind of play area and he believes the value
of his property will decrease with a retirement project behind it.
She
some of thesequestions which were brought
Mr. Emery stated he would like to answerg
up like an increase in noise and population, height of the building, etc. , and
agreed that some are right and some are wrong. He stated it is erroneous to say
that property values decrease--they never decrease by putting up a substantial
apartment project next to single family; and the noise problem--somebody wants to
put up a recreational facility here which would create a lot of noise. He said
they are talking about senior citizens and they are quiet people. Mr. Emery stated
there will be less car traffic because senior citizens have a ratio of 3.5 cars per
acre--there would be very little traffic created, and, senior citizens are not
known to increase populations. He stated this project will cost $18,000 for a
one bedroom unit and will be a beautiful project but they can't show these people
here anything until they can present a picture of their plans.
There was no one else wishing to be heard regarding this item.
Mr. Andrew, Chairman, stated the public hearing on Petition 72-6-1-35 closed.
On a motion duly made by Mr. Talbot and seconded by Mrs. Friedrichs , it was
RESOLVED that, pursuant to a Public Hearing having been held on
August 15, 1972 on Petition 72-6-1-35 as submitted by Mt. Hope
Congregational Church requesting to rezone property located on
the north side of Schoolcraft Road, east of Henry Ruff in the
1411 Southeast 1/4 of Section 23, from RUF to R-9, the City Planning
Commission does hereby recommend to the City Council that Petition
72-6-1-35 be approved for the following reasons :
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(1) The proposed zoning change will provide for uses that will
lio;
be compatible to the surrounding uses of the area.
(2) The proposed zoning change and the uses permitted in the
R-9 District, Housing for the Elderly, will be complementary
to the institutional uses to the south and to the single
family residential uses to the north.
(3) The proposed area of the zoning change is of sufficient
size, shape and location so as to accommodate the intended
use.
(4) The abutting roads of the area can accommodate any increase
in density of land use and in traffic generation proposed
by this zoning change.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Talbot, Pinto, Friedrichs
NAYS: Hand, Taylor, Andrew
ABSTAIN: Kluver
ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the resolution fails because of a tie vote.
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Mr. Talbot stated that about a year and half ago Trinity Baptist Church wished
to put up some senior citizen housing and there was a lot of comment then
from the neighbors but now it is a lovely development and better to look at
than a vacant field or professional service or commercial and since then the
people he has talked with are quite satisfied with this project. Mr. TAlbot
stated this gentleman tonight said this would be of a colonial nature and in his
mind he thinks it will appreciate the neighborhood instead of depreciating the
value of the homes.
•
On a motion duly made by Mrs. Taylor and seconded by Mr. Pinto, it was
RESOLVED that, pursuant to a Public Hearing having been held
on August 15, 1972 on Petition 72-6-1-35 by Mr. Hope Congrega-
tional Church requesting to rezone property located on the
north side of Schoolcraft Road, east of Henry Ruff in the
Southeast 1/4 of Section 23, from RUF to R-9, the City Planning
Commission does hereby recommend that Petition 72-6-1-35 be
approved as amended to delete the portion east of the Church.
Mr. Nagy explained to the Commission and audience that the corridor from
Schoolcraft leading into the area to be developed is not needed to support
the project as shown on the site plan submitted with the petition, as that
plan showns 76 units therefore, the area is not needed. He stated that tonight
however, they have revealed that they may be talking about 98 units and if there
is to be 98 units, they will need the area.
IL:
Mr. Chenot stated that if this cuts off their access, all the traffic would flow'
down Henry Ruff which, he believed, is not fully paved and not too desirable for
the residents.
Mr. Emery stated that if the project is being considered, a 98 or 100 unit project
is more feasible for this kind of project and it has been recommended that the
5072
project be kept as close to 100 units as possible.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Taylor
NAYS: *Pinto, Talbot, Hand, Andrew, Friedrichs
ABSTAIN: Kluver
ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the motion fails for lack of support.
*Mr. Pinto's support of the motion was made for purposes of discussion.
A motion was made by Mr. Hand to deny Petition 72-6-1-35. There was no support to
the motion and the Chairman declared the motion lost for lack of support.
On a motion duly made by Mr. Hand and seconded by Mrs . Taylor, it was
#8-206-72 RESOLVED that, pursuant to a Public Hearing having been held
on August 15, 1972 on Petition 72-6-1-35 as submitted by Mt.
Hope Congregational Church requesting to rezone property located
on the north side of Schoolcraft Road, east of Henry Ruff in the
Southeast 1/4 of Section 23, from RUF to R-9, the City Planning
Commission does hereby determine to table Petition 72-6-1-35
until the study meeting of September 19, 1972.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Friedrichs, Pinto, Taylor, Talbot, Hand
NAYS: Andrew
ABSTAIN: Kluver
ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the motion is carried and the foregoing
resolution is carried.
Mr. Kluver, Secretary announced the next item on the agenda Petition 72-7-1-36
by Patrick Duggan, Attorney for Robert Saks Mechigian, to rezone
property located south of Seven Mile Road, east of Melvin in the
Northeast 1/4 of Section 11, from R-5, R-1-A and P.S. to C-2.
Mr. Andrew, Chairman, stated that the Chair rules that the Commission will consider
Items #4 and #12 as one public hearing item.
Mr. Patrick Duggan, Attorney representing the petitioner, was present and stated
the purpose of this rezoning request is to construct a dealership and the land
in proximity to Livonia Mall has C-2 zoning to the north and east and P.S. on
the south. Some of the advantages to this development is the parcels involved
are three separate parcels, one already zoned P.S. and the other two could be
developed as residential but he believes everyone would agree with P.S. and
commercial fronting on Seven Mile it would have to become non-residential. He
stated the plans as submitted will have absolutely no access off Melvin, will be
landscaped and his client is not an out-of-town speculator; he_ is here tonight
because he wants to use this parcel for something he will be extremely proud of.
Mr. Duggan stated they are here tonight to talk specifics and what is presented
tonight on drawings will be built and what they say will be built including
landscaping and architectural design.
5073
•
Mr. Robert Saks, petitioner, was present and stated that they had a choice of
coming up with a concrete fence or a belt, and they decided to put in a greenbelt
comparable to K-Mart's. They propose to barrier this all the way down at
considerable cost and propose not to put any driveways off Melvin, only off
Seven Mile Road. Mr. Saks stated he is presently an Oldsmobile dealer in
Grosse Point and he wants to put up a showpiece in Livonia and blend his
building with the area. He stated that the back section is for storage of new
cars and that section will be hidden, if possible. There will be no reflection
from lighting.
Mr. Hand asked if the rear piece bordering Melvin and Clarita is included in the
petition and what is the intention for the P.S. portion of the site.
Mr. Saks stated 300' is included and he is purchasing the whole thing.
Mr. Duggan stated there are no plans presently for P.S. use.
Mr. Hand stated that the rear portion does not lend itself to office development;
it does lend itself to parking facilities for the Oldsmobile dealership which now
infringes down Melvin to a residential area. That land would also be available
for development in a different way.
Mr. Saks questioned if Mr, Hand is proposing that he use P.S, for parking cars. He
stated it is possible that he could sell the P.S. since it is zoned P.S.
Mr. Hand stated he has seen dealerships develop very nice development and then
load the front of the lot with cars.
Mr. Saks stated he has one of the nicest dealerships in Grosse Pointe and that
is the type of operation he plans to run in Livonia; he is not emphasizing used
cars here. .
Mr. Andrew stated that a petition containing 39 signatures, 20 families, of people
who basically reside on Melvin Avenue and who oppose the petition, has been
received. He asked if there is a problem with turning movements on Seven Mile in
relation to the Mall.
Mr. Nagy stated the Engineering and Police Departments feel there is and since
Seven Mile is a County Road, the ingress and egress to be established must be
approved by the Wayne County Road Commission and since there is one opposite the
ingress and egress at the Mall, there is a serious question regarding it. Mr. Nagy
stated that we have, by letter, requested that that aspect of this petition be
investigated with the Wayne County Road Commission.
Mr. Saks stated he talked with a Mr. Grossman from the Wayne County Road Commission
and was told to go ahead and present his plans; they don't see any problems.
Mr. Thomas Clarke, 18214 Melvin, was present and stated he objects to the petition.
He said this type of business will create traffic patterns in a high accident
area, and that residents on Melvin have rejected improvement petitions because of the
children in the area, Coolidge School and St. Priscilla Church.
IL:
Mr. Andrew questioned if the first two streets west of Melvin dead-end at the
school.
Mr. Clarke stated, yes, there is only one access and that is Curtis.
5074
Mr. Duggan stated there is no question there will be traffic with the dealership
but the anticipated use of vehicles is five times as great for a medical office than
a dealership.
Mr. Wilbert Pieti, 18903 Melvin, stated that nothing has been said about the
vacant 300' which borders on Clarita and asked what is going to be done about his.
this.
Mr. Andrew stated the lands lying south of Clarita are not being discussed--the
man has indicated he does not own that property and there is no proposed use for
the property at this time so the Commission will not discuss it.
Mr. Robert Delter, 29764 Clarita, stated he objects to the whole thing because the
bump shop will be to the rear of the building and questioned if they have to put
in a fence or something.
Mr. Andrew stated that decision rests with this Commission and the Council.
Mr. Charles Daniels, 18903 Melvin, stated he does not doubt the petitioner's
veracity but Melvin is a speedway now with children on bicycles and if this
dealership goes in on Seven Mile, there is bound to be parking on the east side of
Melvin and he can't police this area so there will be more accidents than there
are now.
Mr. Delter asked what will happen to the creek that was diverted when they built
the Mall.
to
to Mr. Andrew stated the petitioner will have/relocate the drainage course if it
actually carries Corm water.
Mr. Donald Miller, 18332 Melvin, stated it is almost impossible to turn on to
Melvin from Seven Mile and Mr. Saks is trying to make this an acceptable project
by holding access off Melvin but this will greatly increase the traffic problem
on Seven Mile.
Mr. M. Goldberg, 29509 Lamar, stated that at the present time to get into this
subdivision you have to come off Seven Mile down Melvin or Curtis from Middlebelt
and the traffic is very bad and a youngster was killed before a light was put up
at Purlingbrook. With this and the traffic from the Mall in mind, if he has a
dealership there he will have to have an egress into that agency and there will
be chaos on Curtis and Melvin at that point in the morning and at night.
Mr. Howard King, 18947 Melvin, was present and objected to the petition.
Mr. Jerome Pfeiffer, 29555 Hillbrook, stated that no matter what business goes in
there the traffic problem will have to be solved but a car dealership should not
be located in a buffer zone; there should be professional buildings and offices.
Mr. Andrew asked how much stacking room there will be for cars on the property
when they come in to be serviced and how many stalls.
ILMr. Saks stated they can stack approximately 27 cars from Seven Mile to the service
' entry and they have 20 stalls, and an area where 10 cars will be when getting
written up.
Mr. Talbot stated that as far as Mr. Sak's proposal is concerned, he thinks what is
being proposed is very good but he also has to consider what the people have said
regarding traffic conditions.
5075
There was no one else present wishing to be heard on this item.
Mr. Andrew, Chairman, declared the public hearing on this petition closed.
On a motion duly made by Mr. Talbot and seconded by Mr. Hand, it was
RESOLVED that, pursuant to a Public Hearing having been held
on Petition 72-6-1-36 as submitted by Patrick Duggan, Attorney
for Robert Saks Mechigian, to rezone property located south
of Seven Mile Road, east of Melvin in the Northeast 1/4 of
Section 11, from R-5, R-1-A and P.S. to C-2, the City Planning
Commission does hereby recommend to the City Council that Petition
72-6-1-36 be denied for the following reasons:
(1) The proposed zoning change provides for uses that will be
detrimental to the abutting residential neighborhood
uses of the area.
(2) The proposed zoning change will provide for an increase
in intensity of land use that will cause an increase in
commercial traffic to use an unimproved residential street.
(3) The proposed zoning change will bring heavy commercial uses
immediately opposite the front yards of a residentially
developed area.
(4) The proposed zoning change is inconsistent with the Livonia
Mall Master Plan in that the proposed area of the zoning
{ change was to be a transitional and buffer area to be developed
principally in office uses so as to provide the separation
between the commercial uses located to the east from the
residential uses occurring along the west side of Melvin.
(5) The proposed zoning change will encourage the continued west-
ward expansion of commercial uses along Seven Mile Road and will
tend to convert other residentially zoned and developed land to
commercial uses.
(6) The proposed zoning change will discourage the orderly growth
and development of the surrounding area and will tend to
diminish the Master Plan land use recommendations for the
balance of the lands fronting along Melvin Avenue immediately
abutting the area under petition to the south.
A roll call vote on the' foregoing resolution resulted in the following:
AYES: Ftiedrichs, Hand, Talbot
NAYS: Taylor, Kluver, Andrew
ABSTAIN: Pinto
ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the resolution fails for lack of support.
On a motion duly made by Mr. Hand and seconded by Mr. Kluver, it was
5076
RESOLVED that, pursuant to a Public Hearing having been held
on Petition 72-6-1-36 as submitted by Patrick Duggan, Attorney
for Robert Saks Mechigian, to rezone property located south
of Seven Mile Road, east of Melvin in the Northeast 1/4 of
Section 11, from R-5, R-1-A and P.S. to C-2, the City Planning
Commission does hereby determine to table Petition 72-6-1-36.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Friedrichs, Hand, Kluver
NAYS: Talbot, Taylor, Andrew
ABSTAIN: Pinto
ABSENT: Falk, Merrion •
A motion was made by Mrs. Taylor to approve Petition 72...6.1-36, There was no
support to the motion and the Chairman declared the motion is lost for lack of
support.
A motion was made by Mrs. Taylor and seconded by Mr. Kluver to reconsider a
motion to table Petition 72-6-1-36.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Friedrichs, Talbot, Taylor, Kluver
NAYS: Hand, Andrew
ABSTAIN: Pinto
IL: ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Kluver and seconded by Mr. Talbot, it was
#8-207-72 RESOLVED that, pursuant to a Public Hearing having been held
on Petition 72-6-1-36 as submitted by Patrick Duggan, Attorney
for Robert Saks Mechigian, to rezone property located south of
Seven Mile Road, east of Melvin in the Northeast 1/4 of Section 11,
from R-5, R-1-A and P.S. to C-2, the City Planning Commission
does hereby determine to table Petition 72-6-1-36 to the study
meeting of September 19, 1972.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Taylor, Talbot, Friedrichs, Kluver
NAYS: Hand, Andrew
ABSTAIN: Pinto
ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the motion. is carried and the foregoing resolution
adopted.
•
Mr. Andrew, Chairman, stated the Chair rules that Petition 72-7-2-22 by Robert
Saks Mechigian, which is Item #12 on tonight's agenda, is also tabled.
Mr. Kluver announced the next item on the agenda is Petition 72-7-1-37 by
Harold Fischer for Elsner F Antonishek requesting to rezone
property located on the north side of Ann Arbor Trail between
Levan and Wayne Roads in the Southeast 1/4 of Section 32, from
RUF to R-7.
5077
There were three letters in the file from property owners regarding this petition.
One from Mr. & Mrs. Henry Fitz objecting to the rezoning; one from Ray Konrad object-
ing to the rezoning, and one from Mrs. Kathleen Kegler stating this petition meets
with her approval.
Mr. Fischer was present and Stated he is speaking for the petitioners and owners of
this property who are requesting the rezoning to R-7 to allow them to conform to
some existing zoning in the area and to construct an adult condominium project.
He stated the project meets all the requirements of the Planning Commission and
conforms to all ordinances. The petitioners, he stated, are here to answer any
questions.
Mr. Walter Ansemn, 35598 Ann Arbor Trail,. was present and Stated this area has all
fairly decent houses, Ann Arbor Trail is already congested and this development
would be a hardship to everyone on the Trail.
Mr. Kenneth Qualis, 35663 Ann Arbor Trail, was present and stated he lives across
from the area and that Mr. Mahrley has been a good neighbor but questioned about
who would be taxed for the sewage improvements, stating that he does not
want to be taxed more for sewage for someone else's use and asked how paving would
be apportioned for Ann Arbor Trail when it is improved. He stated they already have
ample apartments and condominiums in this area and would rather like to see it
developed into single family units .
Mr. Andrew stated that if there should be an assessment for Ann Arbor Trail, it
would be paid on a frontage basis and if the sewer is not a size sufficient to
handle the capacity, this is a problem for the petitioners and there would be no
cost to the people living on Ann Arbor Trail.
Mr. Hand asked what would be the maximum number of units that could be developed
on this site.
Mr. Nagy stated, by rough calculation, 70 to 74 units .
Mr. Talbot requested an estimation as to the number of single units that could
go on the property.
Mr. Nagy stated, two to the acre at RUF and four to the acre in R-1.
Mr. James Lakes, 8960 Parent, objected to the rezoning because of the traffic
situation and stated this is a high accident area, and the additional children.
Mr. Talbot stated his belief that statistics will bear out the fact that apartments
have no children to speak of whereas single dwellings will bring in more children.
Mr. Lakes stated he disagreed with that and that they have checked up on the number
of kids from other developments there that go to Lowell Jr. High School.
Mr. Laban Parton, 35675 Ann Arbor Trail, Stated there would be no way for these
people to get in or out without going onto Parent and with 72 dwellings proposed
in addition to what is already in the area, he sees no way this should go in. He
objected also to the R-7 zoning because of the possiblity of property value loss.
Mrs. Friedrichs asked if there is a plan for the improvement of Ann Arbor Trail.
Mr. Nagy stated it is on our Six Year Capital Improvement Program.
5078
There was no one else present wishing to be heard on this item.
Mr. Andrew, Chairman, declared the Public Hearing on this petition is closed.
On a motion duly made by Mr. Hand and seconded by Mrs . Friedrichs, it was
#8-208-72 RESOLVED that, pursuant to a Public Hearing having been held on
August 15, 1972 on Petition 72-7-1-37 as submitted by Harold
Fischer for Elsner $ Antonishek to rezone property located
on the north side of Ann Arbor Trail between Levan and Wayne
Road in the Southeast 1/4 of Section 32, from RUF to R-7, the
City Planning Commission does hereby recommend to the City
Council that Petition 72-7-1•-37 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 uses
of the area.
(2) The proposed zoning change will provide for uses that will
be consistent with new development occurring within the
area.
(3) The area of the proposed zoning change is of sufficient
size, shape and location to accommodate the permitted land
uses.
1
(4) The increase in intensity of the land use permitted by the
R-7 Zoning District will be complemented by the openness of
the parkway abutting the site to the north.
FURTHER RESOLVED that, notice of the above public hearing was
published in the official newspaper, the Livonia Observer, under
date of July 26, 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 Depart-
ments as listed in the Proof of Service .
A roll call vote on the foregoing resolution resulted in the following:
AYES: Pinto, Taylor, Talbot, Friedrichs, Hand, Kluver
NAYS: None
ABSTAIN: Andrew
ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is Petition 72-6-2-16 by
James Lyos requesting to be granted a waiver use approval to
construct a restaurant on the west side of Merriman Road, north
of Five Mile Road in the Southeast 1/4 of Section 15.
5079
(000 Mr. Seymour Zate was present representing Mr. Lyos, the petitioner, and stated
they propose to use a portion of this property for a restaurant and that they
have the plans which are required.
Mr. Andrew stated there is a letter in the file from Donald F. Carter, Church of
Christ, 15431 Merriman Road, which states that the Church has no objection to
the proposed petition and would, in fact, find this restaurant a welcome addition
to the neighborhood.
Mr. Zate stated they will be required to have a masonry wall on the north side;
that they have an opening so that the people from the Church can use the parking
lot on a Sunday morning when there would be little business at the restaurant.
He stated this is to be a Flaggs Restaurant.
Mr. Hand asked the definition of a fast-food restaurant, and if it meets all parking
requirements.
Mr. Zate stated that would be a restaurant where you would stand to order your
food and then take it with you.
Mr. Nagy stated that, based on the seating capacity of the restuarant, it meets
the parking requirements.
Mr. Andrew asked if the driveway on the south side of the restaurant is on his
property.
Mr. Zate stated, no.
Mr. Nagy stated that Marathon owns all the area.
Mr. Andrew asked if there is another Flaggs Restaurant in the area.
Mr. Zate stated thereis one at Middlebelt and I-94 near the airport and another
which is further out I-94 going west on Belleville Road.
Mr. Hand questioned if they included that portion where that second egress is and
included that parking that is involved, would the existing gas station then
meet the code from the area standpoint.
Mr. Nagy stated, no.
Mr. Andrew stated that the northerly driveway conflicts with the entrance to the
Merriman Five Shopping Center.
Mr. Hand questioned what the distance is from the driveway to the intersection
of Five Nile and Merriman where the shopping center is located.
Mr. Azate stated, 375' .
Mr. Ray Sheldon, Marathon Oil Company, stated this is a three-way agreement--
Showerman, Marathon and James Lyos.
Mr. Andrew stated that at the time they received their zoning for the Marathon
Station, there was talk of a Bill Knapp's .going in here.
5080
Mr. Sheldon stated that is true but that didn't come to pass--Mr. Lyos was a
franchised agent for Biff's, but dropped that and changed to Flaggs. He stated
the new restaurants have been upgraded and are very superior to the Biff's.
There was no one else present wishing to be heard regarding this item.
Mr. Andrew, Chairman, declared the public hearing on Petition 72-6-2-16 closed.
On a motion duly made by Mr. Hand, seconded by Mrs. Taylor and unanimously adopted,
it was
#8-209-72 RESOLVED that, pursuant to a Public Hearing having been held on
August 15, 1972 on Petition 72-6-2-16 as submitted by James Lyos
requesting to be granted a waiver use approval to construct a
restaurant on the west side of Merriman Road, north of Five Mile
Road in the Southeast 1/4 of Section 15, the City Planning Com-
mission does hereby recommend to the City Council that Petition
72-6-2-16 be denied for the following reasons:
(1) The area as petitioned for would leave the existing
gasoline service station in non-conformance with
the Zoning Ordinance requirements.
(2) The introduction of this restaurant would increase the
number of ingress and egress points onto Merriman Road
to eight within a-distance of 375' from the intersection
of Five Mile Road, creating a hazardous traffic conflict
in this area.
(3) The offset in alignment between the proposed driveway for
the restaurant and the existing driveway for the shopping
center would create a hazardous traffic conflict.
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. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is Petition 72-7-2-17 by
Thomas and Robert Armstong requesting to be granted a waiver use
approval to erect a new and used car dealership on property located
on the north side of Plymouth Road between Sears and Middlebelt in the
Southwest 1/4 of Section 26.
Mr. Armstrong, petitioner, was present and stated they propose to build this
dealership back from the road about 120' and to have outside display. He said
they had taken into consideration some of the things the Planning Commission
had mentioned when they drove by some existing dealerships and when Mr. Seger
drew these plans he took those things into mind. They have plans to build
this dealership back from the road because they want people to park their cars
and come in. He stated they have designed this with two entrances and exits;
1[40
one off Sears and the other is off Plymouth as far away from the intersection
as it could be put, and have taken some of the best ideas of the Planning Commission
to give the best they can.
.Mr. Seger stated that, as requested, he went over the landscaping plan with Mr.
5081
Shane and this is the result of it.
Mr. Nagy stated the Planning staff has reviewed the site plan and sympathizes
with the concept but would be very unhappy with a 1 1/2" tree and should have
mature trees and something better in plantings along the service side. He said
he finds fault with the numbers and sizes of the initial plantings.
Mr. Hand stated this plan is a departure from the original plan that was shown
to the Commission some time back; the original plan showed the used car lot on
the east side with no cars parked in the front, and questioned why the change
in the concept was made.
Mr. Armstrong stated they have to handle the people in and out, it is not just
display and there are a lot of things about our business that are not attractive
like the bump shop cars and customer cars while we are working on the. He
stated these have to go some place and they have tried hereto put these cars
in the back and the body shop is in the rear and from the street you should see
the large mall area.
Mr. Hand questioned the location of the visitors parking being changed from
the original plan.
Mrs. Taylor asked approximately how much stacking space is there.
Mr. Armstrong stated approximately 30 cars.
Mr. Seger stated there are four service writers and the concept is to get the
1110
people off the street into the service area,
Mrs. Taylor questioned the possibility of increasing the greenbelt along Plymouth
Road in front of the used car section.
Mr. Seger stated they have added to the greenbelt on Sears by nine feet.
There was no one else present wishing to to be heard on this item.
Mr. Andrew, Chairman, declared the public hearing on Petition 72-7-2-17 closed.
On a motion duly made by Mr. Talbot and seconded by Mrs. Friedrichs, it was
#8-210-72 RESOLVED that, pursuant to a Public Hearing having been held on
August 15, 1972 on Petition 72-7-2-17 as submitted by Thomas
and Robert Armstrong requesting to be granted a waiver use
approval to erect a new and used car dealership on property
located on the north side of Plymouth Road between Sears and
Middlebelt in the Southwest 1/4 of Section 26, the City Plan-
ning Commission does hereby recommend to the City Council
that Petition 72-7-2-17 be approved for the following reasons:
(1) The proposed use is compatible to and consistent with
the surrounding uses of the area.
(2) The proposed use complies with all of the requirements
of Zoning Ordinance #543.
5082
CONDITIONS OF APPROVAL:
(1) That Site Plan #L-1, dated 8/11/72, which is hereby
approved, shall be adhered to.
(2) That Architectural Elevation Drawing #A-3, dated 3/5/72,
which is hereby approved, shall be adhered to.
(3) That a detailed landscape plan showing the full landscape
treatment of the site as well as any free-standing signs,
light standards, their design and location shall be sub-
mitted to the Planning Commission before issuance of a
building permit.
(4) That all landscape materials as shown on the approved plan
shall be installed before issuance of a Certificate of
Occupancy.
FURTHER RESOLVED that, notice of the above Public Hearing was sent
to property owners within 500 feet, petitioner and City Departments
as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Talbot, Taylor, Friedrichs, Andrew
NAYS: Hand, Kluver
ABSTAIN: Pinto
118; ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is Petition 72-7-2-19 by
American Oil Company requesting to be granted a waiver use approval
to construct.a service station on property located on the northeast
corner of Six Mile Road and Haggerty in the Southwest 1/4 of
Section 7.
Mr. Don Madigan was present and stated that previously they were granted a waiver
use approval on this property but because there were no sewers available for storm
water Wayne County would not allow them to put in approached so they held off for
a year. The line was brought in in 1971 and then we had a-problem because there
was no saitary sewer and none was planned at the time. Mr. Madigan stated they
had to get a permit from the Wayne County Health Department for the sanitary
sewer and now all they need is the waiver use approval.
Mr. Nagy stated there is fault with the landscaping plan but the waiver use could
be approved subject to submittal of a landscaping plan.
Mr. Hand questioned if this station will be owned and operated by American Oil
Comp any.
Mr. Madigan stated it will be leased.
There was no one else wishing to be heard on this item.
Mr. Andrew declared the public hearing on Petition 72-7-2-19 closed.
5083
On a motion duly made by Mr. Kluver, seconded by Mr. Hand and unanimously adopted,
16; it was
#8-211-72 RESOLVED that, pursuant to a Public Hearing having been held on
August 15, 1972 on Petition 72-7-2-19 by American Oil Company
requesting to be granted a waiver use approval to construct a
service station on property located on the northeast corner of
Six Mile Road and Haggerty Road in the Southwest 1/4 of Section 7,
the City Planning Commission does hereby recommend to the City
Council that Petition 72-7-2-19 be approved for the following
reasons:
(1) The proposed use complies with the requirements of Zoning
Ordinance #543 and the special waiver use standards for
gasoline service stations .
CONDITIONS OF APPROVAL:
(1) That Site Plan #0008, dated June 13, 1972, shall be adhered to.
(2) That a detailed landscape plan showing the full landscape
treatment of the site shall be submitted to the Planning
Commission for approval within thirty (30) days.
(3) That all landscape elements as shown on the approved
landscape plan shall be installed before issuance of a
Certificate of Occupancy.
(4) That all landscape planting materials shall be kept in a
healthy condition and permanently maintained.
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. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is Petition 72-7-2-18 by
E. Frank Craver requesting to be granted a waiver use approval to
construct a funeral home on property located on the north side
of Five Mile Road between Doris and Oporto in the Southeast 1/4
of Section 14.
•
Mr. Frank Craver, petitioner, was present and stated he has lived here for
fourteen years and would like to bring his business out here too.
Mr. Andrew stated the Commission has studied this petition and one of its concerns
is whether or not they should advocate the erection of a wall to the north of
this property and also along the east side, which are required by Ordinance, and
would like some reaction from the neighbors of the area.
Mr. Michael Reiser, 15429 Doris, stated that the petitioner has contacted most
of the people in the area and has been very cooperative. Mr. Reiser said he
doesn't know of anyone in the areawho is opposed to the plan but they would like to
see the drive on Doris deleted.,
5084
Mr. Andrew asked if the petitioner would have any objection to deletingthe
driveway on Doris.
Mr. Craver stated, none at all; whatever they want.
Mr. Talbot questioned if it would be necessary to put in the wall if something
else could be substiuted which would look better than a stone wall along the
structure.
Mr. Pinto stated he leans toward requiring a wall because landscaping often times
dies; that along the northerly line he would be inclined to the wall but wouldn't
object to the landscaping also.
Mr. Craver stated he thought he would go for a wall.
Mr. Pinto stated it is his feeling that the wall along the northerly side should
be shown on the site plan and that no mention should be made of the wall on the
easterly line and if Mr. Craver chose to go to the Zoning Board of Appeals, he
may, but the northerly wall should be on the site plan as an extra requirement
of this Board.
Mrs. Taylor asked for an indication as to the lights proposed.
Mr. Craver stated the parking lot is not very close to a lot line at any place;
there is 150 to 180 feet between any parking place and homes. He said they don't
need bright lights at all because they are only open until 9:00 at night.
There was no one else wishing to be heard regarding this petition.
Mr. Andrew, Chairman, declared the public hearing on Petition 72-7-2-18 closed.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously adopted,
it was
#8-212-72 RESOLVED that, pursuant to a Public Hearing having been held on
August 15, 1972 on Petition 72-7-2-18 as submitted 'by E . Frank
Craver requesting to be granted a waiver use approval to
construct a funeral home on property located on the north side
of Five Mile Road between Doris and Oporto in the Southeast 1/4 of
Section 14, the City Planning Commission does hereby recommend
to the City Council that Petition 72-7-2-18 be approved for the
following reasons:
(1) The proposed use will be compatible to and in harmony with
surrounding uses of the area.
(2) The proposed use complies with all of the requirements of
Zoning Ordinance #543 and the special standards of the
P.S. waiver use district regulations.
(3) The proposed use is consistent with the planned use as
indicated at the time that the zoning change was approved.
CONDITIONS OF APPROVAL: :
(1) That Site Plan #2088, dated 2/23/72, which is hereby approved,
shall be adhered to.
5085
(2) That Building Elevation Plan dated 7/10/72 and Floor Plan
#2067, which are hereby approved, shall be-adhered to.
(3) That Landscape Plan, File No. 148, dated 7/20/72, which is
hereby approved, shall be adhered to with all elements of
the Landscape Plan to be installed before issuance of a
Certificate of Occupancy.
(4) That the wall on the north boundary line shall be shown on
the Site Plan and defined as such.
(5) That a lighting plan shall be submitted to the Planning
Commission for approval.
(6) That the driveway egress to Doris Avenue shall be eliminated.
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. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is Petition 72-7-2-20 by
Carl W. Riegal requesting to be granted a waiver use approval to
construct an island hut on the pump island in front of the existing
station located on the west side of Merriman Road between Schoolcraft
and the C & 0 Railway in the Northeast 1/4 of Section 27.
Mr. Riegal, petitioner, was present and stated he would like to give more gasoline
service to his customers and community and he would like to put something up to
put his money in at night.
Mr. Andrew questioned if this is similar to the building at Sears and Roebuck.
Mr. Riegal said, yes, same height.
Mr. Hand stated he thinks the introduction of another building, no matter what size
it may be, on a gas station site does not provide for better service to the
customer and he is opposed to it because he doesn't think it can do anything but
hinder the service and obstruct cars coming in and this may set a precedent for
every other gas station in the City.
Mr. Pinto said he gathers the object of the hut is so that the operation of the
station can be left open twenty-four hours a day without the main building and if
there is only one man servicing customers from the hut, that man is rather vulnerable
to someone who drives up and wants more than gas.
Mr. Riegal stated there will be a safe in there and the l will be no change of
money involved. He said things have progressed beyond the point of an every day
service station and the business he is mainly interested in is tires and service
but he still wants to sell gasoline and because of his inventory, he doesn't
feel he can send mechanics home and leave the station open for people to be
wandering in. He believes with this hut he can give service to his customers and
protect himself too.
There was no one else present wishing to be heard regarding this petition.
5086
Mr. Andrew announced the Public Hearing on Petition 72-7-2-20 closed.
On a motion duly made by Mr. Hand, and seconded by Mr. Pinto, it was
RESOLVED that, pursuant to a Public Hearing having been held on
August 15, 1972 on Petition 72-7-2-20 as submitted by Carl W.
Riegal requesting to be granted a waiver use approval to construct
an island hut on the pump island in front of the existing station
located on the west side of Merriman Road between Schoolcraft
and the C $ 0 Railway in the Northeast 1/4 of Section 27, the
City Planning Commission does hereby recommend to the City
Council that Petition 72-7-2-20 be denied.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Pinto, Hand, Andrew
NAYS: Friedrichs, Talbot, Taylor, Kluver
ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the resolution fails for lack of support.
On a motion duly made by Mr. Kluver and seconded by Mr. Talbot, it was
#8-213-72 RESOLVED that, pursuant to a Public Hearing having been held on
August 15, 1972 on Petition 72-7-2-20 as submitted by Carl W.
Riegal requesting to be granted a waiver use approval to construct
an island hut on the pump island in front of the existing station
located on the west side of Merriman Road between Schoolcraft
and the C & 0 Railway in the Northeast 1/4 of Secticn 27, the
City Planning Commission does hereby recommend to the City Council
that Petition 72-7-2-20 be approved for the following reason:
(1) The proposed use is consistent with and complementary to
the existing use already established on the site.
(2) The prop;,sed use represents a very minor addition to the
established use of the site.
CONDITIONS OF APPROVAL:
(1) That Site Plan #MR:532, dated 10/25/68, which is hereby
approved, shall be adhered to.
(2) That Building Elevation Plan #1209, dated 5/1/72, which
is hereby approved, shall be adhered to.
FURTHER RESOLVED that, notice of the above Public Hearing was
sent to property owners within 500 feet, petitioner and City
Departments as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Talbot, Taylor, Friedrichs, Kluver
NAYS: Pinto, Hand, Andrew
ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
5087
111 Mr. Kluver announced the next item on the agenda is Petition 72-7-2-21 by
Rodney C. Kropf requesting to be granted a waiver use approval
to construct a Big Boy Restaurant on property located on the
south side of Six Mile Road between Newburgh Road and Levan
Road in the Northwest 1/4 of Section 17.
Mr. Rodney C. Kropf, Attorney, was present stated that in behalf of the petitioner
this matter is before the Commission to seek a restaurant approval on property
owned by the Newburgh Building Company. He stated this was previously involved in
litigation with the City which came about when they attempted to put a Topps
on the property. Mr. Kropf said this will be a free-standing building and a
non-drive-in restaurant and it is for the Commission to decide whether or not
this meets the requirements of the judgment.
Mr. Hand said that what bothers the Commission most is that before any opportunity
has been given to evaluate the Center itself and its ultimate development, the
petitioner is already in for a waiver use for a restaurant and this makes it
extremely difficult to evaluate the Center or the restaurant. He said when
the plans were made for the Center, these plans were to come in at a much later •
date and he can't understand the departure from the original timetable.
Mr. Kropf stated that evidently the property owner feels there is a need for a
Big Boy.
possibly
Mr. Andrew said, this is the fifth Big Boy in Livonia and/another going in on Five
Mile and Levan and that Mr, Kropf can convey to Mr. Frankel that one member of
this Commission is extremely disappointed in this type of development and it seems odd
to him that Mr. Frankel can develop developments like Somerset Mall and then
come in and put this in Livonia.
Mr. Pinto asked if this is Company owned.
Mr. Kropf stated this is not a franchise operation; it is owned by Elias Brothers.
Mr. Feinberg, Assistant City Attorney, read from the Consent Judgment paragraph (g)
which outlined the type of use which can be placed on this property.
Mrs. Taylor asked if any other restaurants had been considered.
Mr, Kropf stated he didn't know; he was asked to represent these people for this
particular restaurant and they apparently think this is a very desirable location.
Mr. Charles Flint, 36834 Six Mile, stated it seems to him that every time he turns
around there is harassment over this corner and you can't even get into the bank
parking lot for the traffic. He said that due to the lateness of the hour, most
of the people who were here to object to this petition went home. Mr. Flint said
he can'see why a judge can say that a restaurant is the only thing to be located
on this site; he had counted 110 restaurants , taverns and dairy bars in this
area and doesn't think another is needed; this is uncalled for.
Property owner living at 17189 Fitzgerald stated his concern is the traffic in
this will be going through the residential streets being a hazard to the children.
Mr. Flint stated he had called the City when he move out here and was told that
professional services were being considered in this area. He objects to this
petition because he believes there is traffic enough on Six Mile Road.
5088
Mr. Murlin Heidelmeyer, 17271 Fitzgerald, stated his objection to the restaurant.
There was no one else present wishing to be heard regarding this petition.
Mr. Andrew, Chairman, declared the Public Hearing on Petition 72-7-2-21.closed.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously adopted
it was
#8-214-72 RESOLVED that, pursuant to a Public Hearing having been held on
August 15, 1972 on Petition 72-7-2-21 as submitted by Rodney C.
Kropf requesting to be granted a waiver use approval to construct
a Big Boy Restaurant on property located on the south side of
Six Mile Road between Newburgh Road and Levan Road in the North-
west 1/4 of Section 17, the City Planning Commission does hereby
determine to table this item until the study meeting of September
19, 1972.
--Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced that Petition 72-7-222 by Robert Saks Mechigian had been
tabled earlier in the meeting by the Planning Commission and that the
next item on the agenda is Petition 72-7-8-11 by Ralls-Hamill-Becker
Associates, Inc. , requesting approval of all plans required by
Section 18.47 of Ordinance #543, as amended by Ordinance #990,
submitted in connection with a four-story office building pro-
posed to be located on the south side of Roycroft between
Farmington Road and Westmore Avenue in Section 15.
On a motion duly made by Mr. Kluver, seconded by Mr. Hand and unanimously adopted,
it was
#8-21572 RESOLVED that, pursuant to Section 18.47 of Ordinance #543,
the Zoning Ordinance of the City of Livonia, as amended by
Ordinance #990, the City Planning Commission does hereby
recommend to the City Council that Petition 72-7-8-11 as
submitted by Ralls-Hamill-Becker Associates, Inc., requesting
approval of all plans required by Ordinance #990 in connection
with a four-story office building proposed to be located on
the south side of Roycroft between Farmington Road and Westmore
Avenue in Section 15, be approved subject to the following con-
ditions:
on-ditions:
(1) That Site Plan dated July 25, 1972, which is hereby approved,
shall be adhered to in all details.
(2) That Building Elevation Plan dated July 25, 1972, which is
hereby approved, shall be adhered to.
(3) That a detailed landscape plan showing the full landscape
treatment of the site shall be submitted to the Planning
Commission for approval within thirty (30) days from the
date of this approval.
(4) That all elementsof
the landscape
a dsc pop plan
Occshall be installed
before issuance of a
5090
Discussion was held regarding provision for an acceleration and deceleration lane.
Mr. Pinto stated that it seems to him that one of the advantages to this would be
the lesser amount of traffic that you would expect on C-2 property and felt it would
not be fair to expect this petitioner to provide improvements which would be used
more by other uses.
There was no one else present wishing to be heard regarding this petition.
On a motion duly made by Mr. hand, seconded by Mr. Kluver and unanimously adopted,
it was
#8-216-72 RESOLVED that, pursuant to Section 18.47 of Ordinance #543,
the Zoning Ordinance of the City of Livonia, as amended by
Ordinance #990, the City Planning Commission does hereby
recommend to the City Council that Petition 72-7-8-12 as
submitted by James P. Lawson requesting approval of all plans
required by Ordinance #990 in connection with an enclosed
tennis facility proposed to be located on the east side of
Newburgh Road, north of Six Mile Road in Section 8, the City
Planning Commission does hereby recommend to the City Council
that Petition 72-7-8-12 be approved subject to the following
conditions:
(]) That a detailed landscape plan outlining the number,
types and sizes of plant materials to be installed
on the site shall be submitted to the Planning
Commission for approval prior to issuance of a building
permit.
(2) That a building elevation plan showing building height
and materials and color of materials shall be submitted
to the Planning Commission for approval.
(3) Should the operation of this facility not be continued
as an indoor tennis facility, that the building will be
disassembled and removed within six months.
(4) That the radii on the entrances and exits to Newburgh Road
shall conform to Wayne County Road Commission standards
and to the requirements of the Engineering Division of the
City of Livonia.
(5) If a sign is tobe attached to the building, or a free-
standing sign is to be erected on the site, that a plan .
showing details of any sign be submitted to the Planning
Commission for approval.
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. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr, Kluver announced the next item on the agenda is a request for approval of
a plan showing the dosing and location of a sign submitted
in connection with a condition of approval of Petition 72-2-2-3
by John F.S. Yee, requesting to be granted a waiver use approval
5089
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is Petition 72-7-8-12 by
James P. Lawson requesting approval of all plans required by
Section 18.47 of Ordinance #543, as amended by Ordinance #990,
submitted in connection with an enclosed tennis facility proposed
to be located on the east side of Newburgh Road, north of Six
Mile Road in Section 8.
Mr. James P. Lawson, petitioner, was present and stated they are here to
ask for plan approval for the indoor tennis facility and that they have a
rendering and a model of it and the City has another model which indicates the
height in relation to the other houses. They have taken suggestions offered
and tried to put them into use and apply them to the extent that this building
will be sunk into the ground and have a lower roof level and the lighting
system level can be lowered. He stated the tennissport is developing to a
great extent but _they are not in direct competition with any other business
and there is a definite need for this use. Mr. Lawson said they probably
generate the lowest and smallest traffic pattern of anything that could be
put into this area; any other type of retail business would generate a much .
higher traffic pattern and they have more than adequately provided for the
parking that will be needed.
Mr. Hand stated he assumes the relationship of the trees to the building reflects
a mature, full-grown tree and he is sure Mr. Lawson heard the discussion about
small trees previously and questioned if Mr. Lawson would be willing to
complement this building with trees that are of an adequate size so they, in a
few years, will accomplish the screening he is trying to accomplish.
Mr. Lawson stated, yes; and the lighting will be screened by shrubbery.
Mr. John Hookey, 36698 Richland, stated he is representing the Livonia Tennis
Club which is the only organized tennis club in the City and the need for this
facility is obvious . He stated they are neutral with regard to any specific
plan but the need for the facility is here and urges that the Planning Commission
to provide this kind of facility in Livonia.
Mrs. Virginia Carpenter stated she does not live in the area but question if this
will be a private club or open to the public; if there are plans for a facility
like this at Ford Field, and what are the hours of operation.
Mr. Lawson stated it will be open to the public on a paying proposition and there
will be memberships in the club and will be open from 7 a.m. to 10 p.m. seven days
a week.
Mr. Nagy stated only outdoor tennis facilities are planned for Ford Field.
Mr. Pinto: stated that the YMCA has announced plans for such a facility. He
questioned how many tennis courts there will be.
Mr. Lawson stated eight tennis courts are proposed; four in each arm of the L.
Mr. Pinto asked what would be the maximum number of cars in the parking lot if
I:
all courts were being used.
Mr. Lawson stated that there would be 32 people if all drove separately, or with 32
going on 32 going off, that would be 64.
• 5 091
to operate a restaurant in a building located on the south
side of Eight Mile Road between Farmington Road and Gill
Road in the Northeast 1/4 of Section 4.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanimously adopted,
it was
#8-217-72 RESOLVED that, pursuant to a request by Philip Pisto for approval
of a plan showing the design and location of a sign submitted
in connection with a condition of approval of Petition 72-2-2-3
by John F. S. Yee requesting to be granted a. waiver use approval
to operate a restaurant in a building located on the south side
of Eight Mile Road between Farmington Road and Gill Road in the
Northeast 1/4 of Section 4, the City Planning Commission does
hereby approve the sign design and location as shown on Sign
Design Plan dated 8/15/72 and signed by Philip Pisto subject
to the following conditions:
(1) That the Sign Design Plan as submitted by the Petitioner
be adhered to.
(2) That the previously approved Site Plan is hereby revised
and approved with respect to the location of the ground sign.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is Petition 72-5-2-12 by
by Michael Vorgitch requesting a waiver use approval to operate
an automobile repair shop on property located on the south side
of Ann Arbor Road between Hix and Knolson in the Southwest 1/4 of
Section 32.
On a motion duly made by Mrs. Taylor, seconded by Mr. Kluver and unanimously adopted,
it was •
#8-218-72 RESOLVED that, pursuant to a Public Hearing having been held on
July 18, 1972 on Petition 72-5-2-12 as submitted by Michael
Vorgitch, requesting to be granted a waiver use approval to
operate an automobile repair shop on property located on the
south side of Ann Arbor Road between Hix and Knolson in the
Southwest 1/4 of Section 31, the City Planning Commission does
hereby recommend to the City Council that Petition 72-5-2-12 be
approved for the following reasons:
(1) The proposed use complies with all of the requirements
of Zoning Ordinance #543.
(2) The proposed use is compatible to and in harmony with the
surrounding uses of the area.
CONDITIONS OF APPROVAL:
(1) That Site Plan dated May 30, 1972, which is hereby approved,
shall be adhered to provided, however, that the approved Site
Plan shall include: •
5092
(a) The exact location of any free-standing signs proposed
to be erected and the Site Plan and/or Architectural
Elevation Plan shall indicate the design, overall
dimension, height from ground level and method of
i l luminati on of any such sign.
(b) The approved Architectural Elevation and/or Site Plan
shall show the design, height from ground level, and
direction of illumination of any lighting facilities .
(c) A protective wall, pursuant to Section 18.45 of
Ordinance #543, shall be shown along the entire
southerly property line and said Site Plan and/or
Architectural Elevation Plan shall indicate the
proposed material to be used and such material shall
simulate the brick veneer to be used on the proposed
automobile tune-up shop.
(2) No outside storage or trash receptacles, or any such other
items, shall be permitted within the front or side yard
provided, however, that any such storage occurring in the
rear yard shall be screened from view by a method to be so
indicated on the approved Site Plan.
(3) No overnight storage of, automobiles or trucks shall be
permitted in the front or side yards.
(4) The entire parking lot to be initially installed pursuant
to the approved Site Plan shall be improved with a permanent
hard surface as per City of Livonia Engineering specifications
prior to issuance of a Certificate of Occupancy unless waived
by the Planning Commission for a specified period of time.
(5) That the Building Elevation Plan # which is hereby.
approved, shall be adhered to.
(6) That all landscape materials as shown on the approved Site
Plan shall be installedprior to issuance of a Certificate
of Occupancy and shall thereafter be permanently maintained
in a healthy condition .
(7) That the 12' drive as shown on the approved Site Plan to be
located east of the proposed automobile tune-up shop shall
be permanently improved with a permanent, hard surface as per
City of Livonia Engineering specifications prior to issuance
of a Certificate of Occupancy and shall be kept permanently
unobstructed.
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. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
5093
•
Mr. Kluver announced the next item on the agenda is Petition 72-5-1-31 by James
' 11. Carell requesting to rezone property located on the east side
of Purlingbrook, south of Eight Mile Road in the Northeast 1/4
of Section 2, from R-1 to R-6.
On a motion duly made by Mr. Pinto, seconded by Mr. Kluver and unanimously adopted,
it was
#8-219-72 RESOLVED that, pursuant to a Public Hearing having been held on
July 18, 1972 on Petition 72-5-1-31 as submitted by James M.
Carell requesting to rezone property located on the east side
of Purlingbrook, south of Eight Mile Road in the Northeast 1/4
of Section 2, from R-1 to R-6, the City Planning Commission does
hereby recommend to the City Council that Petition 72-5-1-31 be
denied for the following reasons:
(1) The increased density of the R-6 District Regulations would
adversely affect the area.
(2) The proposed zoning change would be detrimental to the orderly
growth and development of the surrounding area.
(3) With the increased density as permitted by the R-6 District
regulations, it would burden the existing public facilities
and City utilities in the area.
FURTHER RESOLVED that, notice of the above Public Hearing was
published in the official newspaper, the Livonia Observer under
date of June 28, 1972 and notice of such hearing was sent to
the Detroit Edison Compnny, Chesapeake & Ohio Railway Company,
Michigan Bell Telephone Company, Consumers Power Company and
City Departments as listed in the Proof of Service.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is a request for approval
of a landscape plan submitted in connection with Petition
72-6-2-15 by Holy Trinity Lutheran Church requesting to be
granted a waiver use approval to build a new sanctuary and
Sunday School addition on an existing church located on the
north side of Five Mile Road between Knolson and Haggerty
Roads in the Southwest 1/4 of Section 18.
On a motion duly made by Mr. Pinto, seconded by Mr. Kluver and unanimously adopted,
it was
#8-220-72 RESOLVED that, the City Planning Commission does hereby approve
Landscape Plan dated August 15, 1972 submitted in connection
with Petition 72-6-2-15 by Holy Trinity Church requesting
to be granted a waiver use approval to build a new sanctuary
and Sunday School addition on an existing church located on
the north side of Five Mile Road between Knolson and Haggerty
Roads in the Southwest 1/4 of Section 18, subject to the
following conditions:
(1) That Landscape Plan dated August 15, 1972 shall he
adhered to.
5094
Ili:00 (2) That all elements of the Landscape Plan shall be installed
before issuance of a Certificate of Occupancy.
(3) That all landscape materials installed shall be permanently
maintained and kept in a healthy condition.
(4) That all landscape materials as shown on the approved
plan shall be installed before issuance of a Certificate
of Occupancy or as may otherwise be extended by the
City Planning Commission.
Mr. Andrew, Chairman, declared the moiton is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is Petition 72-5-2-10 by
St. Mary's Orthodox Church requesting to be granted a waiver
use approval to erect a church on property located on the east
side of Merriman Road between Six and Seven Mile Roads in the
Southwest 1/4 of Section 11.
On a motion duly made by Mr. Pinto, seconded by Mr. Kluver and unanimously adopted,
it was
#8-221-72 RESOLVED that, pursuant to a Public Hearing having been held on
June 27, 1972 on Petition 72-5-2-10 as submitted by St. Mary's
Orthodox Church requesting to be granted a waiver use approval
to erect a church on property located on the east side of Merriman
Road between Six and Seven Mile Roads in the Southwest 1/4 of
Section 11, the City Planning Commission does hereby recommend
to the City Council that Petiticn 72-5-2-10 be approved for the
following reasons:
(1) The proposed use will be compatible to and in harmony with
•
the surrounding uses of the area. .
(2) The proposed use and its development plan complies with
all of the requirements of Zoning Ordinance #543.
CONDITIONS OF APPROVAL:
•
(1) That Site Plan dated August 2, 1972, which is hereby approved
shall be adhered to.
(2) That Euildir_g Elevation Plan dated August 2, 1972, which is
hereby approved, shall be adhered to.
(3) That a landscape plan shall be submitted to the Planning
Commission for approval within thirty (30) days from the
date of this approval.
(4) That all elements of the landscape plan shall be installed
before issuance of a Certificate of Occupancy.
FURTHER RESOLVED that, notice of the above Public Hearirg was sent
to property owners within 500 feet, petitioner. and City Departments
as listed in the Proof of Service.
5095
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is a resolution by the
City Planning Commission relative to the 1-96/I-275 Corridor
Master Plan.
On a motion duly made by Mr, Kluver, seconded by Mr. Talbot and unanimously adopted,
it was
#8-222-72 RESOLVED that, the City of Livonia Planning Commission has
reviewed, in detail, the I-96/I-275 Corridor Master Plan,
Phase I, prepared by the City Planning Department staff and
hereby takes this means to inform the City Council that it
concurs in the recommendations set forth in this Plan; and
FURTHER RESOLVED that, the Commission desires to have a joint meeting
with the City Council to review and explain the I-96/I-275 Corridor
Master Plan and to seek agreement on the land use recommendations
and formal adoption of the Plan, and further, to work with
the City Council in the effectuation of the Master Plan and the
recommended land use classifications .
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is a resolutionby the
City Planning Commission commending H. Dow Tunis for
service on the City Planning Commission.
On a motion unanimously made and supported the following resolution was unanimously
adopted:
#8-223-72 WHEREAS, H. Dow Tunis has diligently served on the City Planning
Commission fer three years , beth as an officer and member, and
has unselfishly given of his time and talents to help Livonia
formulate development policies and guide its growth and develop-
ment in an orderly manner; and
WHEREAS, in the course of such service he has exerted leadership
and set an example by his extreme dedication to the formulation
of a sound planning program; and
WHEREAS, he has withstood public pressure to make unbiased judgments
for the betterment of the entire City; and
WHEREAS, his willingness to participate and give freely of his
time for all worthwhile cause relating to the improvement of
our City is an example for all public officials and public
servants,
NOW, THEREFORE, BE IT RESOLVED that the City of Livonia Planning Commission
and Planning Director take this means to express their sincere
appreciation and heartfelt thanks to H. Dow Tunis for a job well
done.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
5096
Mr. Kluver announced the next item on the agenda is a resolution by the
City Planning Commission amending Section 10 of Article VI ,
Hearings, of the Commission's Rules of Procedure.
On a motion duly made by Mr. Kluver, seconded by Mr. Hand and _unanimously adopted,
it was
#8-224-7Z RESOLVED that, the City Planning Commission does hereby amend
Section 10 of Article VI, Hearings, of the Commission's Rules
of Procedure so as to read:
"When the Commission acts by resolution, the resolution
shall become effective seven (7) days after the adoption
of said resolution except as may otherwise be provided
in the resolution."
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Hand and seconded by Mr. Kluver, it was
#8-225-72 RESOLVED that, the minutes of the meeting held by the City
Planning Commission on June 27, 1972 are hereby approved.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Pinto, Talbot, Taylor, Hand, Kluver
NAYS: None
ABSTAIN: Friedrichs, Andrew
ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made by Mr. Kluver and seconded by Mr. Hand, it was
#8-226-72 RESOLVED that, the minutes of the meeting held by the
City Planning Commission on August 8, 1972 are hereby
approved.
A roll call vote on the foregoing resolution resulted in the followipg:
AYES: Friedrichs, Pinto, Talbot, Hand, Kluver, Andrew
NAYS: None
ABSTAIN: Taylor
ABSENT: Falk, Merrion
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Kluver announced the next item on the agenda is Petition 72-7-5-3 by
Jack B. Anglin requesting to remove topsoil from property
located on the south side of Seven Mile, west of Wayne Road
in the Northeast 1/4 of Section 8.
On a motion duly made by Mr. Kluver, seconded by Mr. Hand and unanimously adopted,
it was
5097
#8-227-72 RESOLVED that, in conformance with Section 18.13D of Ordinance
#543, the Zoning Ordinance of the City of Livonia; the City
Planning Commission does hereby grant Petition 72-7-5-3 by
Jack B. Anglin requesting to remove topsoil from property
located on the south side of Seven Mile Road, west of Wayne
Road in the Northeast 1/4 of Section 8, subject to compliance
with regulations of the Engineering Division and Police Depart-
ments for the following reason:
(1) The removal of topsoil will not adversely affect any
:adjacent development and will not adversely affect the
development potential of the site.
FURTHER RESOLVED that, the applicant shall deposit with the City
Clerk a corporate surety bond in the amount of $5,000 and a
cash bond in the amount of $500.00; such bonds shall be for an
indefinite period until released and discharged by resolution
of the City Planning Commission, and
FURTHER RESOLVED that, the applicant shall apply for and obtain
the permit herein authorized with thirty (30) days from the
date of this res olnti on.
Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made, seconded and unanimously adopted, the 244th Regular
Meeting held by the City Planning Commission on August 15, 1972
was adjourned.
CITY PLANNING COMMISSION
erman H. Kluver, Secretary
ATTEST:
Daniel R Andrew, Chairman