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HomeMy WebLinkAboutPLANNING MINUTES 1986-01-07 9513 MINUTES OF THE 508TH REGULAR MEETING AND PUBLIC HEARINGS. HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, January 7, 1986, the City Planning Commission of the City of Livonia held its 508th Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan, Mr, R. Lee Morrow, Chairman, called the meeting to order at 7:00 p.m., with approx- imately two hundred persons in the audience. Members present: R. Lee Morrow Herman Kluver Sue Sobolewski Donna Naidow Michael Soranno Michael Duggan C. Russ Smith Donald Vyhnalek Jeanne Hildebrandt Messrs, John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director, and Ralph H. Bakewell, Planner VI, were also present. Mr. Morrow informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission only makes a recommendation to the City Council who, in turn will hold its own public hearing and decide the question. If a petition involves a waiver of use request and the request is denied, the petitioner has ten days in which to appeal the decision to the City Council; otherwise the petition is terminated. Mr. Morrow informed the audience that at the time the City Planning Commission approved the site plan for the new police station a model was not available for review but the architect is with us tonight and he would take a few moments to present it to the Planning Commission. The architect then proceeded to show the plans. Mrs. Naidow, Secretary, announced the first item on the agenda is Petition 85-9-3-7 by Gregory J. Stempien for J.A.R. Company requesting the vacating of a portion of the right-of-way on Oporto from Eight Mile to Morlock in the Northeast 1/4 of Section 2. Mr. Nagy: There is a letter in the file from the Engineering Division dated November 25, 1985 stating that they note that this description is predicated on retaining a 20 foot wide easement for public utilities along the westerly 20 feet of the street right-of-way to be vacated but they have no objections to the proposal. There is also a letter in the file from Detroit Edison stating they have no objection to the proposed vacation. Gregory J. Stempien, 16832 Newburgh Road: I represent the petitioner in this matter. Originally this came before the City on a request to waive the set-back requirements for fencing. It was 9514 111, at that time that we determined there was a right-of-way. The right-of-way has been used expressly by the previous owner. My client, J.A.R. Company, recently purchased and we realized we couldn't get a waiver on the fence. The previous owner on the west had put a fence up along Eight Mile and along back of property enclosing the en- tire area. The right-of-way has been used as a driveway with access to the building that is presently on the property. Subsequent to that petition, my client then purchased the other half of Lot 172, 173, 174 and 175. We then presented to City Council a request for vacating this and it was referred to this committee. Mr. Morrow: Your petition runs all the way through Lot 175? Does your client own all of the property that is shown on the easterly side of the request for vacation? Mr. Stempien: Yes. Mr. Morrow: He owns Lots 173, 174 and 175? Mr. Stempien: That is right. You have to understand this was vacant. They had no particular use for it at that time and it is vacant and they just bought it as a buffer. to Mr. Morrow: The Planning Commission was not aware of the ownership of Lots 173, 174 and 175. Our concern is we could landlock 173 and 174 but your client does own all of the property. Mr. Stempien: Since I filed the petition my client had an option to purchase. They do now have clear title to that property - all of 168, 169 all the way down to Morlock. Mr. Morrow: Anything in the Engineering report or the Edison report that would be a problem? Mr. Stempien: No. Mr. Vyhnalek: They purchased that for a buffer? Mr. Stempien: Yes. They wanted to own the land behind them and they didn't want anyone building directly behind them. Mr. Vyhnalek: Three lots? No plans to put homes in there? Mr. Stempien: No. Mr. Vyhnalek: If we vacate this and he turns around and sells it and someone wants to put a home in there, it is landlocked. Mr. Stempien: We couldn't landlock it. We would be obligated to give them an easement. 9515 • IvMr. Morrow: Anyone in audience for or against? There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 85-9-3-7 closed. On a motion by Mr. Vyhnalek, seconded by Mr. Smith and unanimously adopted, it was #1-1-86 RESOLVED, pursuant to a Public Hearing having been held on January 7, 1986 on Petition 85-9-3-7 by Gregory J. Stempien for J.A.R. Company requesting the vacating of a portion of the right-of-way on Oporto from Eight Mile to Morlock in the Northeast 1/4 of Section 2, the City Planning Commission does hereby recommend to the City Council that Petition 85-9-3-7 be approved with respect to the portion of right-of-way adjacent to lots 169 through 175 subject to retention of an easement over the west 20 feet thereof, and for the following reasons: 1) No public purpose can be served by retaining the subject right-of-way in public ownership. 2) The subject right-of-way can more properly be used and maintained in private ownership. 3) No objections to the proposed vacating have been received from any reporting City Department or Public Utility Company. FURTHER RESOLVED that, notice of the above public hearing was given in accordance with the provisions of Section 12.08.030 of the Code of Ordinance, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-10-3-8 by Mark Gillespie requesting the vacating of the eastern 42 feet of the existing 60 foot easement retained over the former Laurel Road Right of Way between 8 Mile and Norfolk in the Northwest 1/4 of Section 4. Mr. Nagy: There is a letter in the file from the Engineering Division stating they have no reason to object to this petition from an engineering standpoint. There is also a letter in the file from Detroit Edison stating they have no objection to the proposed vacation. The petitioner was not present nor was a representative of the petitioner. Mr. Morrow: Mr. Nagy were you aware the petitioner might not come tonight? Mr. Nagy: No. Mr. Morrow: Is there anyone in the audience wishing to speak for or against this petition? Anthony Amon, 28419 Gito: I am interested in buying property off of Gillespie if it goes through. What will I have to do after that? _. 9516 li, Mr. Morrow: We have some easements in there that are precluding what Mr. Gillespie is trying to accomplish. We are going to vote tonight to see if those easements are still required or can be modified. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 85-10-3-8 closed. On a motion by Mrs. Naidow, seconded by Mr. Vyhnalek and unanimously adopted, it was #1-2-86 RESOLVED, pursuant to a Public Hearing having been held on January 7, 1986 on Petition 85-10-3-8 by Mark Gillespie requesting the vacating of the eastern 42 feet of the existing 60 foot easement retained over the former Laurel Road Right of Way between 8 Mile and Norfolk in the Northwest 1/4 of Section 4, the City Planning Commission does hereby recommend to the City Council that Petition 85-10-3-8 be approved for the following reasons: 1) The subject easement is no longer needed to protect public utilities in the area. 2) No objections have been received from any reporting City Department or Public Utility Company. FURTHER RESOLVED that, notice of the above public hearing was given in accordance with the provisions of Section 12.08.030 of the Code of Ordinances, as amended. 11, Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-11-3-9 by the City Planning Commission requesting the vacating of Ashurst Road between Rayburn and Oakdale and also the vacating of Oakdale and Rayburn Avenue between Southampton and Ashurst in the Southeast 1/4 of Section 16. Mr. Nagy: There is a letter in the file from the Engineering Division dated December 2, 1985 stating that since there is an existing 12" storm sewer within the Rayburn Avenue Right- of-Way as well as overhead utility lines within the Ashurst Right-of-Way, it is recommended that full width easements for public utilities be retained over all portions of rights-of-ways that may be vacated. We note further there is an existing sidewalk within the present right-of-way on Rayburn Avenue. Should this right-of-way be vacated, it should be the owners obligation to remove the existing public walk rather than the City of Livonia. There is also a letter in the file from Detroit Edison stating they have no objection to the proposed vacation. Irving Slotnick, 15925 Southampton: I am the owner of four lots north of Rayburn. 9517 • There is a sidewalk going down here which originally was a subdivision sidewalk. Will I have to bear the expense of removing that sidewalk? Mr. Morrow: This would be the indication of the Engineering Department and I am sure the indication of the Planning Commission. If the petition were passed, we would be vacating it but we would not be bearing any expense. Mr. Slotnick: I must accept the property because I am the adjacent owner. Is there any way I can avoid incurring that expense? Mr. Nagy: It is not mandatory for you to remove the sidewalk but if you want it removed, you must bear the expense. Mr. Slotnick: There is a storm sewer running along this property. That will be an easement. Mr. Morrow: Yes Mr. Slotnick: I can landscape it, etc? Mr. Morrow: It will become your property. Mr. Slotnick: The other question I have is when I get half of this property and the neighbors get the other half will we pay the taxes on the number of feet - is that thirty feet? 1100 Mr. Morrow: Well, I don't want to speak for the assessor. It would be your property subject to taxation. Mr. Nagy: I really can't speak either for the assessor. Obviously your property becomes 30 feet wider. You have this particular amount of real estate available to you for your own personal private use. You must look at the total value. I don't think that 30 feet is going to have a material affect on the value of your property. I really don't think it is going to make your house that much more valuable than the other houses. Mr. Morrow: Any concerns, stop by and see assessor. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 85-11-3-9 closed. On a motion by Mr. Soranno, seconded by Mr. Smith and unanimously adopted, it was #1-3-86 RESOLVED, pursuant to a Public Hearing having been held on January 7, 1986 on Petition 85-11-3-9 by the City Planning Commission requesting the vacating of Ashurst Road between Rayburn and Oakdale and also the vacating of Oakdale and Rayburn Avenue between Southampton and Ashurst in the Southeast 1/4 of Section 16, the City Planning Commission does hereby recommend to the City Council that Petition 85-11-3-9 be approved subject to the retention of full width easements over the respective rights-of--way for the following reasons: 9518 1) No public purpose can be served by retaining the subject rights- of-way in public ownership. 2) The subject right-of-way areas can more properly be used and maintained in private ownership. 41, 3) No objections have been received from any reporting City Department or Public Utility Company. FURTHER RESOLVED that, notice of the above public hearing was given in accordance with the provisions of Section 12.08.030 of the Code of Ordinances, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-12-2-47 by KFC Take Home Food Co. requesting waiver use approval to construct a Kentucky Fried Chicken restaurant proposed to be located on the west side of Farmington Road south of Schoolcraft Road in the Northeast 1/4 of Section 28. Mr. Nagy: There are letters in the file from the Police Department and the Fire Department stating they have no objections to the project. There is a letter in the file from Philip Barth, 18845 Beech Daly, stating he is opposed to this petition. There is a letter in the file from Engineering Department stating that it appears that an easement was retained over the original vacated alley to accommodate Detroit Edison iso facilities. The existing pole line within the vacated alley may have to be relocated in order to maintain specified 411, clearances from the proposed building area. In addition, it is recommended that the drive approaches be reviewed by both the Wayne County Road Commission and the Michigan Department of Transportation with respect to their interests in Farmington Road and Schoolcraft Road respectively. Norman Masters, Petitioner's Representative: Back on June 11th we appeared before this body and we then went to City Council and there was an election. On advice from the Mayor we were requested to with- draw our petition because of the election. It would be better if we had a full council. Mr. Morrow: You did not appeal at that time? Mr. Masters: That is right. We withdrew. I have with me tonight the architect and he informs me the State Highway has already approved our service drive and we have been to the County. We have worked with the Planning Department. We have given you landscaping and everything you desire. As far as we are aware of, we met all of your requirements. If not, we are not aware of it. I understand that there was 9519 approved a 24-hour donut shop on the northwest corner. The fact is we would not be a 24-hour operation. tw Mr. Morrow: It is under construction now. There was a donut shop approved to the north. 'r Mr. Duggan: For clarification, the City Council did turn down your petition. It was after the election and an outgoing council member brought a motion for reconsideration. They did consider it and turned it down. Mr. Masters: Maybe you are correct. I have a copy of a letter dated Novem- ber 20 asking that we be withdrawn from the agenda. Was that after your election? Mr. Duggan: That was a motion for reconsideration? Mr. Masters: I stand corrected. Mr. Duggan: They did not withdraw their petition. It was voted down by City Council but there was a reconsideration. Mr. Morrow: Any questions of the petitioner before we go to the audience. Mrs. Sobolewski: Are there any changes at all? 1110 Mr. Masters: Not that I am aware of. It is the same basic plan as before. Mr. Soranno: You mentioned you are not going to be open 24 hours. What will your hours be? 460 Mr. Masters: Ten to eleven hours a day. Mr. Smith: Back in June or May, I don't know about all the references you made to the election, we, at least I did, weighed the facts on what was detrimental to the neighborhood and I felt that that was not the proper spot for a Kentucky Fried Chicken and I voted to deny and I see no change in that regardless of what feelings came along with the election so I see no reason to change my vote. Mr. Masters: Let me say this. This type of building is a new concept. It is not just a take-out. It is take-out, set-down and drive-through. Mr. Morrow: Anyone in audience wishing to speak for or against? Mr. Kurtz, Shaw Electric Company: I have two big problems with this franchise going in. The first is the traffic problems. During rush hours both morning and afternoon, it is a tough intersection to get on or off the expressway. During evening hours it 9520 would be a prime time for business. They would be running in and out and would add to traffic problems. My second problem is all the fast food enterprises, personal opinion, big red bucket, is the ugliest thing I can think of. To have it sitting on the corner of the intersection where 40/ people are coming into the Civic Center. This is what we see? I think that would not look good at all. We have some nice developments on the three corners. This would do nothing but detract from them. The donut shop looks good. He did a good job on it. Mr. Morrow: You said you represent Shaw Electric? Mr. Kurtz: Shaw Electric and Metro Plex. Mr. Duggan: Kentucky Fried Chicken is at the end of my street. Those red and white buckets, you do get used to them. Mr. Morrow: He is entitled to his opinion. Angelo D'Orazio, 17823 Country Club: I own building south of property and I don't think that is the right place to put a restaurant because of the smell. You will see trucks on my parking lot. I have problems now with people parking on my property. I don't like to see restaurant next to office building. 110 Mr. Masters: If bucket is a problem, we do not have to have it. There are cases where we do not put the bucket up. It is not something we couldn't get away from. As far as traffic is concerned, we were involved in Middlebelt and Schoolcraft. That intersection is the same as this intersection and you 46, have had no problems relative to traffic flow. I don't think it is a problem. As to last gentleman, if we could develop this area, we wouldn't let people park on his lot. Mr. Morrow: Anyone else wishing to speak for or against? There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 85-12-2-47 closed. On a motion by Mrs. Hildebrandt, seconded by Mr. Duggan and unanimously adopted, it was #1-4-86 RESOLVED that, the City Planning Commission does hereby deny Petition 85-12-2-47 by KFC Take Home Food Co. requesting waiver use approval to construct a Kentucky Fried Chicken restaurant proposed to be located on the west side of Farmington Road south of Schoolcraft Road in the Northeast 1/4 of Section 28, for the following reasons: 1) The petitioner has failed to affirmatively show that the proposed use is in compliance with the general waiver use standards and requirements set forth in Section 19.06 of the Zoning Ordinance. 9521 2) The proposed use would be detrimental to and incompatible with the surrounding uses in the area. 3) The proposed use would not promote the orderly growth and development of the surrounding area in accordance with the Future Land Use Plan. FURTHER RESOLVED that, notice of the above public hearing was given in accordance with the provisions of Section 12.08.030 of Ordinance #543, as amended. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Preliminary Plat for Canterbury Estates Subdivision proposed to be located on the east side of Shadyside Avenue, north of Seven Mile Road in the Southwest 1/4 of Section 3. Mr. Nagy: There are letters in the file from the Police Department and the Fire Department stating they have no objections to the project. The petitioner was not present nor was a representative of the petitioner. to Mr. Nagy: I cannot explain his absence. Mr. Morrow: We will proceed without him. Anyone wishing to speak for or against? Kenneth Dunivant, 19371 Shadyside: Going to be rezoned from commercial to 46, professional building? Mr. Nagy: No, single family residential. Zoning is not being changed. This is a hearing on the proposed subdivision. Henry Kostin, 19241 Shadyside: Would it be possible that a road would be running from east to west. Could that be planned? Mr. Morrow: Not according to plans. Mr. Dunivant: The reason I'm asking is the last time I attended a developer was showing a proposed so-called road. Mr. Nagy: No provision is made for any future roads. Only single family housing is proposed. Mr. Ford, 19175 Shadyside: I wasn't even notified of this meeting and I want to ask why. Mr. Morrow: Only property owners immediate to plat. toMr. Ford: Don't you think these homes will be affected? Mr. Morrow: We do publish it in paper of record. 46, Mr. Ford: How do I get to see this? 9522 Mr. Morrow: You read the Observer. Mr. Ford: The petitioner is not here but five people have come. They can have these meetings over and over again. Mr. Morrow: We do publish it in our official newspaper, the Livonia Observer, at least fifteen days prior to meeting. Mr. Ford: I don't have any objections. I have no idea what he plans to do. Mr. Morrow: He plans to sell lots and build homes on those lots. Mr. Nagy: You will have a full width street, 60 feet from right-of- way line to right-of-way line so you will have a full street instead of a half street. Mr. Ford: If they build an apartment complex, I would not want the heavy flow of traffic on Shadyside. Mr. Morrow: It is not on plan. Anyone else wishing to speak for or against petition? Mr. Morrow, Chairman, announced that the public hearing on Preliminary Plat for Canterbury Estates Subdivision was closed. 1100 On a motion by Mr. Smith, seconded by Mrs. Hildebrandt and adopted, it was #1-5-86 RESOLVED that, pursuant to a Public Hearing having been held on January 7, 1986 on Preliminary Plat for Canterbury Estates Subdivision proposed to be located on the east side of Shadyside Avenue, north of Seven Mile Road in the Southwest 1/4 of Section 3, the City Planning Commission does hereby recommend to the City Council that Preliminary Plat for Canterbury Estates Subdivision be approved for the following reasons: 1) The proposed Plat is drawn in compliance with the Subdivision Rules and Regulations and the Zoning Ordinance #543. 2) No adverse comments have been received from any reporting City Department or other agency. FURTHER RESOLVED that, notice of the above hearing was sent to abutting property owners, proprietor, City departments as listed in the Proof of Service and copies of the plat together with notice have been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Department. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Hildebrandt, Soranno, Sobolewski, Duggan, Naidow, Smith Morrow NAYS: Vyhnalek L 9523 ta Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 85-11-1-35, as amended, by Charles Tangora for Victor International requesting to 46, rezone property located on the east side of 1-96/I-275 Freeway between Seven and Eight Mile Roads in Section 6 from RUFC to C-4III; PO III; PO. Mr. Nagy: We have a letter in the file from the Engineering Department stating (1) Consideration should be given to requiring the developer to construct circular turn-around areas at the ends of Hickory and Meadowview Lanes in Livonia Hills Estates Subdivision and St. Martins and Northland Avenues. (2) The widening of Newburgh Road and the installation of a traffic signal at the intersection of Newburgh and the proposed new two-lane road may be required. (3) There is no adequate storm sewer outlet for the site. (4) The City has recently awarded a contract for the construction of a sanitary sewer on Seven Mile Road between Wayne Road and the freeway, as well as sewers on Newburgh, St. Martins and Northland. It may be necessary to make changes in the sizes of sewer lines to be constructed under the recently awarded contract. (5) The construction of a 16" water main easterly from Haggerty Road across the freeway corridor and southerly to Seven Mile Road may be required in connection with the development of this site. (6) It is anticipated that Wayne County will require certain improvements on Eight Mile Road and Seven Mile Road in order to handle increased traffic volumes and to facilitate ingress and egress from 46, the site. We have a letter in the file from the Police Department stating that any development of the area, be it residential or commercial, will increase the crime statistics and need for police service. We do not anticipate any unique problems that would be generated by a project of this nature that cannot be absorbed and controlled by the City of Livonia Division of Police. We have a letter in the file from the Fire Department stating they have no objections to its development. There is a letter in the file from Edward and Bernadine Jowski, 19493 Newburgh indicating their opposition to the granting of this petition. There is a letter in the file from Thomas and Carol Sata, 37741 St. Martins, in- dicating their opposition to the granting of this petition. We have a letter in the file from Joe and Lillian Komos, 37715 St. Martins in opposition to the petition. There 9524 is a letter in the file in opposition from Raymond Gaston, 38685 Jahn Dr, There is a letter in our file from Kenneth Stone in support of the petition. There are also letters in our file from the Legacy Committee and the Chamber of Commerce in support of this petition. Mr. Morrow: We have received a good deal of correspondence from the neighbors to this site. Is the petitioner here? Charles Tangora, 32900 Five Mile Road: I represent the petitioner. We are going to have some of these experts who have made studies and have them presented to the Planning Commission. Please present any questions when they are making their presentation or when they are through. We also have the architect and I would like to stress here, before I turn it over to Mr. Johnson to introduce the architect, that concept is a term we are going to use throughout our presentation, Twelve slides were shown. Mr. Tangora: The tax base is obviously good. It will run anywhere from six to ten million dollars, There will be expanding job opportunities in the while collar area. The petition that you will see, I think, completely meets the rules and policies of the 1-275 study done by the City. We have a developer who is going 11110 to develop the whole project. I would like to stress that because of the size of this project, it will not be accomplished within a year or two. It will take approximately ten years to develop. It is the type of development that we are going to be looking for corporate headquarters type of users and to set their needs into the total development. The owner, Mr. Johnson of Victor International, will retain complete control. He will keep control of the landscaping, architectural, etc. He is known as a quality developer. The types of products he builds and develops in the metropolitan area are quality products. He is not going to be selling off parcels of land. He will present a master plan and will adhere to that plan. This developer is not going to utilize any of the residential streets. I would like to introduce you to the president and owner of Victor International, Mr. Johnson. I would like to mention that Mr. Johnson is sort of a home grown product of Livonia. He lived here in Livonia for a number of years. He is a graduate of Bentley High School. He went on to Michigan State and is a graduate of Michigan State . Mr, Johnson: Good evening. I am proud to be before you tonight. As Mr. Tangora mentioned, I am a long time resident of Livonia. I have been a developer for fifteen years. This project f 9525 represents a long term goal of me personally and our company. We have worked, through the years, developing criteria of what we thought could be the ideal luxury office buildings. We determined to develop the property we needed in excess of 80 acres. We would like to have property that had topography, that it was essential that it have expressway exposure and have available utilities and could be buffered with surrounding residential areas. We are extremely excited about it. It will be an asset to the City of Livonia. I would like to show a few slides that highlight the property. 1st slide shows accessibility. 2nd slide shows a general overview. 3rd slide shows aerial view. 4th slide looks easterly over top of CBS Fox, 5th slide shows exit ramp at 275 northbound. 6th slide shows closer view of southerly section. 7th slide shows the high point at the north looking back to 2.75 8th slide shows northerly section looking over the Novi Hilton. 9th slide shows across expressway about where the Jonah project starts. 10th slide is a concept model. Now I would like to introduce the architect, Mr. Kenneth Newman. Kenneth Newman, 26887 Northwestern Hwy: We want to retain existing trees very close to what presently exists. Would give us good exposure to passing motorists and out of sight of residents. We would put more cars in parking structure and maintain more green space. The trees are a major factor in isolation. 11, This is not a project to be developed overnight. We see ten years in developing. We would make the parking structures as quiet statements as possible. It is important for us to maintain a good relationship with neighbors. In order to accomplish this we have developed a zoning plan. Develop that area for commercial with home of hotel. P.O. maximum of four stories. POIII will vary from four to twelve stories. We can build a cohesive project that would make a handsome contribution to the neighborhood. Mr. Tangora: I would like to introduce the Traffic Engineer, Mr. Cool. Mr. Cool: I will basically go through some of the items that we have undertaken with regard to this project, We determined just what traffic was in existence already on the adjacent street system during the peak hours of 7:15 - 8:15 and 5:00 - 6:00. We tried to forecast traffic by this project during morning and afternoon peak hours. Based on our professional knowledge of the area of traffic patterns, 75% will be utilizing the I-275 freeway with 30% going north and 45% going south. We have taken into consideration the total build out over ten years and forecast traffic and added that to existing traffic loads and have made recommendations on improvements needed. It is our professional opinion that with these improvements that the traffic added by this project will be able to be accomodated by the roadway system with no significant negative impact on the other streets. 9526 1,110 Bruce Holman, Consulting Engineer: After reviewing well logs, it became apparent that ground water existed in two separate zones. Monitor wells could be constructed on northern bounds. Septic fields would not be impaired. Only four wells were at shallow depth. Mr. Morrow: Do you own property? Mr. Johnson: I own majority of property and two parcels on a purchase agreement. Mr. Morrow: Mr. Johnson, have you met prior to this hearing with the area residents? Mr. Tangora: He had told the subdivision president at meeting Mr. Johnson attended for the Livonia Hills Subdivision, and Mr. Johnson indicated at meeting, that he would meet with entire subdi- vision and they felt that they would rather meet with them than with entire subdivision. Mr. Morrow: An attempt was made to meet with larger bodies. Mr. Tangora: Other attempts have been made and we are ready, willing and able to meet with them at any time, at any place. Mr. Morrow: This is not the first time for some of the people tonight. Mr. Vyhnalek: Traffic seems to be the big item for a lot of people Mr. Cool. Did you take a survey of the traffic from I-275 on to Eight and Seven Mile Roads? Mr. Cool: Yes. Mr, Vyhnalek: What hours? Mr. Cool: Four hours in the morning and four hours in the afternoon. Mr. Vyhnalek: Was there backup on I-275 when getting off on Eight Mile Road? Mr. Cool: There is backlogging of traffic but it wasn't that bad. Mr. Vyhnalek: Everytime I go out that way it has been difficult. Traffic really bothers me. Same way Eight Mile to Newburgh. Mr. Cool: Quite frankly, I don't have all the material of the surveyors with me tonight. I can't be specific with regard to the exact extent of the backup. Mr. Morrow: Somebody said the first phase they would just use Seven Mile exit. Mr. Cool: Two office buildings and hotel. Yes, they could be accomodated by Seven Mile. Mrs, Hildebrandt: Mr. Cool, have you taken into your study the total project? 9527 t: Mr. Cool: Yes. Mr. Nagy: The traffic report that was prepared by Mr. Cool does make specific recommendations about traffic. Mr. Johnson: We intend to cooperate with the city. Mr. Morrow: Does the study indicate how many vehicles, etc. Mr. Cool: They do this in peak hours. At completion of phase 3, two office buildings and hotel, in the morning inbound traffic would be 759 vehicles and outbound would be 188 vehicles. In the afternoon, 180 vehicles inbound with 542 outbound. Phase 1, initial office building, in the morning 335 inbound and 63 outbound, and in the afternoon 49 in and 245 out. At total buildout, in the morning 2580 in and 577 out and in the afternoon 619 in and 1933 out. Mr. Morrow: I appreciate that. Mr. Soranno: You are not planning to connect that upper portion to parking? You are going to have an additional green area? Mr. Johnson: Yes. We would enhance it with landscaping. No need for that to be parking. 11, Mr. Morrow: C4-III - phase 1- that would go up to twelve stories? Is that really the height contemplated? Mr. Johnson: It would give us the flexibility I feel we need. We are in the 8 - 10 range on hotel. Mr. Morrow: Anyone in the audience wishing to speak for or against the petition? Michael P. Linkevich, 37718 Northland Dr.: The reason I am here I represent lots of the homeowners in the area. What I have to say to you tonight are the feelings and beliefs we share in common. It has such an impact on where we live. Basically all of us in this area moved here because of the zoning that was there. I moved here seven years ago generally because of the way it looked and in viewing the master plan. We don't mind having neighbors if developed as residential. We have looked at this development and we basically have some very strong objections. We have signed petitions which I can give to you now. The first one is signed by all but one property owner who lives within 100 feet of proposed building complex. It states owners object to development and we request that rezoning petition should not be approved. I understand the way in which things have been changed that this is not exactly as relevant as it had 9528 been but it does give us an idea of the feelings of the people who border the property. The other petition states that people who live in Section 6 object to buildings and should not be approved. Another petition from people in Section 5 that also objects to these buildings for reasons I will go into in a little while. Quite a few people showed up tonight. We object to just the building - 8-12 story building. The highest building in Livonia right now is eight stories and that just stuck out like a sore thumb and so will these build- ings. We find it to be shocking and unsightly. The issue of I-275 being noisy is not an issue. We are concerned about a facility that will cause noise 24 hours a day. Crime. I heard the report that Mr. Nagy read that it shouldn't have any impact. It said they were looking at something similar. There isn't anything like this in Livonia. We are going to see crime and this has raised some really big fears. Mr. Morrow: Getting back to report. Was Mr. Nagy talking in general terms or Livonia only? Mr. Nagy: The Police Chief's experience in relationship to developments in Livonia. Mr. Linkevich: The last thing I really want to talk about is traffic. Traffic is the thing that has us most concerned. Right now there is an increase in traffic in this area. Jacobsons is going to break ground in spring. There will be increased traffic on the roads just from Jacobsons. Eight Mile is a real problem. It is a bottleneck right now. Even with the improvements being suggested, we feel there will be problems. The parasitic affect will bring more traffic. We feel it will create a lot of problems with traffic, crime, etc. and we want to live our lives and raise our families there and we object. Mr. Morrow: Traffic is important. Mr. Vyhnalek: Affect on property values. Could any of these gentlemen shed any light on this. Mr. Brian: We have looked at a couple of studies in Phoenix and Denver. Properties have increased in value. You have to take into consideration the kind of project going up. We think it will have a positive effect. Mr. Morrow: Thank you very much. Ernest R. Andree, 37766 Northland Dr. : This is the only area up and down that is basically surrounded by residential or historical land. These are all older houses but they tend to be the type of house anyone in project wants to buy. 9529 Nancy Gaston, 38685 Jahn: Back of my property backs up to project. I wanted to say that we have an organization in our subdivision and I am not thrilled with the project going in. I think it is a beautiful project. I could see why Livonia would like this. We are residents. We are paying a lot of high taxes in that area. We don't get any city services. We don't complain. Mr. Cool is invited over to my house any time to observe traffic at Eight Mile and I-275. It starts up at 7:30 - 8:00 and 3:30 - 6:00. It ties up on expressway at Eight Mile Road. Also there are cars that have broken down with no where to go. So we know traffic problems. My home is a large home costing $100,000.00 and I am one of the highest tax payers. I will never get the asking price for my house. Ten years of construction in my backyard. Mr, Morrow: Mr. Tangora there were a number of questions asked. Would anyone respond. Mr. Tangora: We have built luxury residential in Detroit area but it will not go here, You will be proud of the hotel that will go in there. Julia Sleek, 18755 Blue Skies: We just purchased our house six months ago. I check on zoning. It was strictly residential. I would never have purchased a $70,000.00 house in that area if I knew I would look out my back door and see a commercial skyscraper. Robert Siegmund, 38525 Eight Mile Road: Driveway would be at Eight Mile. Getting in and out is great fun. School buses take four or five minutes getting out. Widening road is going to cause distinct problems. There is a large water main in front of our house which will be a problem. I violently oppose any change. Mr. Nelson: I hear these gentlemen talk about a buffer zone of 150 feet and it is better than nothing but I see there is a buffer and it is called an expressway. Why can't they keep these large industrial complexes on the other side of expressway and keep residential on east side of expressway. Livonia was a bed- room community and then it got changed. Mr. Ashner, 38605 Morningstar: I work on Northwestern Highway. Do you know what it is like to pull out on Eight Mile off Morningstar and come off I-275 and make left turn off Eight Mile? They are not telling you we are going to be totally ignored. We are not going to be able to get out of our subdivision and we are going to have to go all the way to Newburgh, Shirley Koherr, 37742 Northwestern: My dad was on Planning Commission way back when big issue was fence in front yard, I am very proud of Livonia. I am against project. Iv Robert Oliver, 37730 Dardenella: Mr, Tangora pointed out it would generate millions of dollars in tax money. How many years would it take? I do not like parking decks. I do not want 9530 to look out my back window and see tall buildings when I 16: see beautiful trees now. James Voigt, 20410 Meadowview: In letter from traffic report did I hear clearly that part of improvements would involve turn-arounds at end of streets in subdivision? Mr. Nagy: If you do not want cul-de-sacs, you do not have to have them. Mr, Morrow: If this goes through, it might be better to put in cul-de-sacs. Mr. Voigt: They anticipate traffic coming into the subdivision? Mr, Gary Clark, Assistant City Engineer: Whenever we have a street system that dead ends, we have problems with garbage and snow removal trucks so we recommend that cul-de-sacs be placed not because of traffic but to accomodate garbage and snow removal vehicles, etc, Darlene Kilends: Exit on subdivision goes out on Seven Mile and would go into our street. There would be trucks going in and out widening roads. etc. This would be going on for ten years and I don't think it is fair. On Seven Mile cars go by now at 50 miles per hour, Joe Waterman, 20336 Meadowview Lane: This is suppose to be buffer zone. One hundred feet and then you see hi rise. I have lived in Livonia over twenty years. I always had neighbors five feet away. I finally bought here seven years ago. I bought a $100,000.00 house. The value is going to go down if they build that thing. Alexander Stark, 37701 Northland: Property value of house I am mostly concerned about, I had planned on staying a long time. My house will never be worth what I paid for it. This is where I want to live and raise kids. Jean Begue, 20315 Hickory Lane: I am next to buffer zone. My house is on hill. I hear that noise from I-275 morning, nite, 2:00 in the morning, I counted trucks for five nights. 10:00 to 10:15 22 trucks passed by. A lot of noise. 10:40-10:45 35 trucks. There is nothing to keep that noise away. They are going to give me 100 feet and go on for ten years building and all that noise, Nothing could stop it. I chose Livonia Hills to live in and they told me I could live beautiful in Livonia. I sure hope I can. Kip Bonds, 38560 Morningstar: The gentlemen talked a lot about a precedent being set. There is no precedent in this area. How tall 9531 is a twelve-story building? How can you hide that with a tree? Look at Farmington Hills and what we have. It is all residential. Well samples taken on survey but no one tells us where water comes from. Crime is referenced to Laurel Park. There is no Laurel Park. The Legacy Committee is obviously promoting business. Going on for ten years. Is there a plan for who pays and when it is going in? Building looks nice but that would put the tallest build- ing on highest point of land. Who has control of what gets built here? The builder? Mr. Morrow: He still gets site plan approval. The city will still have control. Mr. Evans, 19777 Fitzgerald: I listened to these gentlemen and we are all impressed by big bucks and three-piece suits and we have heard statistics on traffic. Has anyone done a study on what this traffic is going to do to our. children? There are children standing on corners waiting for school buses. We have concerns about crime. Everyone on our street has signed petitions against development. Mr, Snyder, Blue Skies: I-275 is a large buffer that is there keeping the commercial area away from the residential area. We don't have the burden of traffic and noise, Right now it is zoned rural urban farm, Susan DeVries: I lived in Detroit thirty years, Last year I lost a husband, got mugged in a parking lot and sold my house in Detroit to move to suburbs. I found this beautiful house and my daughter and I felt we have security and I have lived there two months and all of this is going on and I am very unhappy. Joseph Mysliwiec, 20464 Meadowview: All I know is when I bought my piece of property about a year ago I bought into a residential area. I would like it to stay a residential area. Bruce Sleep, 18755 Blue Skies: I will keep this brief. Most corporate headquarters are very wealthy and big. Most of them have helicopters. Are they going to be flying helicopters into this area? Roger Beaune, 20558 Hickory Lane: Can't see one man buying up so much property without knowing he was going to get it rezoned. Gina Voigt, 20410 Meadowview: You are kidding yourself if you think this will not bring in any crime. I was working in Southfield when only Michigan Bell was there, There was a time when I could go to Northland and not be afraid. I would hate to see this happen to Livonia. 9532 Mr. Morrow: I want to compliment all of you here. It is your home. In this country we have people who want to develop land. I want to commend you all in how we handled this tonight. Before we leave we have to take a vote. Mr. Smith: I am for the change in zoning. It is not a popular position and I understand that everyone in this room who lives in that area cannot benefit from it. I first found out about the change in zoning when all of you did. I tried to look at it for all of Livonia. What benefits would it be for all of Livonia. In 1975 the Planning Commission adopted goals and policies in regard to freeway corridor. The goal is to increase the development of office area. When you look to change zoning, you have to ask have conditions changed? Mr. Morrow: Since I have been on Commission, this is the biggest thing that has happened in Livonia, We have known about it for several weeks and months but we haven't met that frequently. I am convinced, in my own mind, that that particular area is not going to go residential. If we go up and down expressways in Livonia, we see a good deal of office and commercial on 96 and residential living in harmony together. One of my concerns is that Livonia has been a low profile community and I respect the petitioner's right to go eight, ten, twelve stories, I think it will go commercial and PO but some of the areas are too intense. Traffic is a big concern to me. I certainly respect the parking garage because they will keep more green space but I will have to vote against the petition as I see it now. Mr. Johnson: In conclusion, we are concerned about the feelings of the residents. If you look at the development in the last twenty years along Six Mile. We did not install I-275 and we purchased the property based on the guidelines adopted by the Planning Commission. We feel we have a quality project. We have done a tremendous amount of work. We urge you to approve it tonight. Mr Soranno:• I am the newest member of the Planning Commission. Before I was chairman of homeowners association. Sometimes you have to take a step back and look at how the entire community is going to be affected by this. My biggest concern is traffic. Whatever the commission does, we have to take everything into consideration. There was no one else present wishing to be heard regarding this item and Mr. Morrow, Chairman, declared the public hearing on Petition 85-11-1-35 closed. On a motion duly made by Mr. Duggan, seconded by Mr, Kluver and adopted, 9533 IL it was #1-6-86 RESOLVED that, pursuant to a Public Hearing having been held on January 7, 1986 on Petition 85-11-1-35, as amended, by Charles Tangora for Victor International requesting to rezone property located on the east side of I-96/I-275 Freeway between Seven and Eight Mile Roads in Section 6 from RUFC to C-4III; PO III; PO, the City Planning Commission does hereby recommend to the City Council that Petition 85-11-1-35 be approved for the following reasons: 1) The proposed zoning is consistent with the Planning Commission's I-275 Freeway corridor development policy. 2) The proposed zoning provides an opportunity to significantly increase the tax base and the prospects for additional employment in the community. 3) The proposed zoning would provide for uses that are consistent with the general development pattern emerging along the I-275/2-96 Freeway corridor. 4) The proposed zoning would provide for uses that would help to buffer existing single family residential development from the freeway noise. IIW 5) The proposed zoning would provide for development that would have a positive effect on the local economy. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Vyhnalek, Sobolewski, Duggan, Naidow, Smith, NAYS: Hildebrandt, Soranno, Morrow Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Morrow, Chairman, announced that the public hearing portion of the meeting was concluded and the Commission would now proceed with items pending before it. On a motion duly made by Mr. Smith, seconded by Mrs. Sobolewski and adopted, it was #1-7-86 RESOLVED that, the minutes of the 507th Regular Meeting and Public Hearings held by the City Planning Commission on December 10, 1985 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES:, Kluver, Soranno; Vyhnalek. Sobolewski, Duggan, Naidos, Smith, Morrow NAYS: None ABSTAIN: Hildebrandt 9534 ILMr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Kluver and unanimously adopted it was #1-8-86 RESOLVED that, the City Planning Commission does hereby approve Petition 85-12-8-30P by Sam Grillo requesting approval of all plans required in connection with a proposal to construct two commercial buildings on the north side of Schoolcraft between Inkster and Harrison in Section 24 subject to the following conditions: 1) That the site plan for Commerce Center - Livonia dated 12/20/85 prepared by Kamp-Dicomo Associates is hereby approved and shall be adhered to; 2) That the building elevations shown on a plan dated 12/20/85 pre- pared by Kamp-Dicomo Associates is hereby approved and shall be adhered to; 3) That the landscape plan dated 11/30/85 by Kamp-Dicomo Associates is hereby approved and shall be adhered to with the added condition of an underground sprinkler system for all lawn areas; 4) That the approved landscaping be installed on site prior to building occupancy and thereafter maintained in a healthy condition. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Kluver and unanimously adopted, it was #1-9-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 85-9-8-20 by James Blain requesting approval of all plans required in connection with a proposal to con- struct a one-story office building on the south side of Six Mile between Quakertown Lane and Haggerty in Section 18 be approved sub- ject to the following conditions: 1) That the site plan for Livonia IBC as shown on sheet 1 dated 8/30/85 by James Blain and Robert Wakely Architects is hereby approved and shall be adhered to; 2) That the building elevations for Livonia IBC as shown on Sheet 2 dated 8/30/85 by James Blain and Robert Wakely Architects are hereby approved and shall be adhered to; 3) That the landscape plan with underground sprinkler system as shown on sheet 1 is hereby approved and shall be installed on the site prior to building occupancy. 9535 1: Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Smith and unanimously adopted, it was #1-10-86 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 85-11-8-29 by Roger Ajluni requesting approval of all plans required by Section 9.02 of Zoning Ordinance #543 in connection with a proposal to construct a three-story office/ medical building on the southeast corner of Farmington Road and Curtis in the Southwest 1/4 of Section 10 be approved subject to the following conditions: 1) That site plan AE 5063 Sheet C-2 prepared by Ventura and Associates is hereby approved and shall be adhered to; 2) That building elevation plan AE 5063 sheets A-6 and A-7 prepared by Ventura and Associates are hereby approved and shall be adhered to; 3) That a detailed landscape plan for the revised site plan be submitted for Planning Commission approval within 30 days. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution ly adopted. On a motion duly made, seconded and unanimously adopted, the 508th Regular Meeting and Public Hearings held by the City Planning Commission on January 7, 1986 was adjourned at 11:40 p.m. CITY PLANNING COMMISSION n , Zi_. t,,��� Donna J. Naidow, Secretary jg ATTEST: /e /4J4041 711y� R. Lee Morrow, Chairman