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HomeMy WebLinkAboutPLANNING MINUTES 1987-02-24 9882 MINUTES OF THE 532nd REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, February 24, 1987, the City Planning Commission of the City of Livonia held its 532nd Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. C. Russ Smith, Chairman, called the meeting to order at 7:00 p.m. , with approx- imately 230 interested persons in the audience. Members present: C. Russ Smith Herman Kluver Donald Vyhnalek Sue Sobolewski Michael Soranno Richard Straub Donna Naidow R. Lee Morrow Jeanne Hildebrandt Members absent: None Messrs. John J. Nagy, Planning Director, H. G. Shane, Assistant Planning Director, Ralph H. Bakewell, Planner IV, and Gary Clark, Assistant City Engineer, were also present. Mr. Smith 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 1: days in which to appeal the decision to the City Council; otherwise the petition is terminated. The Commission holds the only public hearing on a preliminary plat and/or a vacating petition. Planning Commission resolutions do not become effective until seven days after tonight. Mr. Smith stated that the Commission would take up several pending matters before beginning the public hearing on the new petitions, and that public hearings have already been held on the matters pending before the Commission. Mrs. Naidow, Secretary, announced the first item on the agenda is the Final Plat approval for Gill Woods Subdivision proposed to be located on the west side of Gill Road, north of Seven Mile Road in the Southwest 1/4 of Section 4. Mr. Nagy: All of the financial obligations imposed upon this proprietor by the City have been complied with and the Engineering Division has recom- mended approval of the Final Plat. The Final Plat has been drawn in compliance with the approval Preliminary Plat. On a motion duly made by Mr. Morrow, seconded by Mrs. Hildebrandt and unanimously adopted, it was #2-40-87 RESOLVED that, the City Planning Commission does hereby approve the final Plat for Gill Woods Subdivision proposed to be located on the west side of Gill Road, north of Seven Mile Road in the Southwest 1/4 of Section 4 lirfor the following reasons: I 9883 • (1) The Final Plat conforms in every respect to the approved Preliminary Plat. (2) The City Engineer has recommended approval of the Final Plat. (3) All of the financial obligations imposed upon the proprietor by the City have been satisfied. Mr. Smith, Chairman, declare(' Liae motion is carried and the foregoing resolution adopted. Mrs. Naidow, Sectretary, announced the next item on the agenda is a motion by the City Planning Commission to hold a public hearing to determine whether or not to vacate a storm drainage easement located with Fairway Sub- division #2, west of Gill Road, south of Eight Mile Road in the North- east 1/4 of Section 4. On a motion duly made by Mr. Soranno and seconded by Mr. Straub, it was #2-41-87 RESOLVED that, pursuant to Section 12.08.030 of the Livonia Code of Ordinances, the City Planning Commission does hereby establish and order that a Public Hearing be held to determine whether or not to vacate a storm drainage easement located within Fairway Subdivision #2, west of Gill Road, south of Eight Mile Road in the Northeast 1/4 of Section 4. FURTHER RESOLVED that, notice of the above hearing be given in accordance with the provisions of Section 12.08.030 of the Livonia Code of Ordinances, as amended. 140 Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Naidow, Secretary, announced the next item on the agenda is approval of the minutes of the 531st Regular Meeting & Public Hearings held by the City Planning Commission on February 10, 1987. On a motion duly made by Mrs. Hildebrandt, seconded by Mrs. Naidow and unanimously adopted, it was 412-42-87 RESOLVED that, the minutes of the 531st Regular Meeting & Public Hearings held by the City Planning Commission on February 10, 1987 are approved. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mrs. Hildebrandt and unanimously adopted, it was #2-43-87 RESOLVED that, the City Planning Commission does hereby determine to table Petition 87-1-8-2 by Shaw Electric Company requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to reconstruct a fire-damaged commercial building located on the east side of Farmington Road, north of Schoolcraft in Section 22, until the Planning Commission Study Meeting of March 17, 1987. • 9884 Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Straub and seconded by Mr. Soranno, it was 112-44-87 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 87-2-8-3 by Fred J. Armour requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543 in con- nection with a proposal to construct a new commercial building on the north side of Seven Mile Road between Shadyside and Farmington Road in Section 3 be approved subject to the following conditions: (1) that the Site Plan 86D-647, dated 2/20/87, prepared by Affiliated Engineers, Inc, which is hereby approved shall be adhered to; (2) that Building Plan 86D-647, dated 2/20/87, prepared by Affiliated Engineers, Inc. , which is hereby approved shall be adhered to; (3) that Landscape Plan 86D-647, dated 2/20/87, prepared by Affiliated Engineers, Inc. which is hereby approved shall be adhered to and all landscape materials installed on the site prior to building occupancy; and (4) that any roof-mounted mechanical units shall be screened from view. A roll call vote on the foregoing resolution resulted in the following: AYES: Straub, Soranno, Kluver, Morrow, Sobolewski, Naidow, Smith NAYS: Hildebrandt, Vyhnalek f Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Hildebrandt, seconded by Mr. Morrow and unanimously adopted, it was 112-45-87 RESOLVED that, the City Planning Commission does hereby approve Petition 87-2-8-4 by Mobil Oil Corporation requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to reconstruct a self-serve station located on the north side of Plymouth Road between Farmington and Stark Roads in Section 28, subject to the following conditions: (1) that Site Plan 04-D5M, dated 2/11/87, prepared by Eron Kleckner & Associates, which is hereby approved shall be adhered to; (2) that Landscape Plan 0887, dated 2/13/87, prepared by Eron Kleckner & Associates, which is hereby approved shall be adhered to; (3) that Building Plan 10415GA, prepared by Mobil Oil Corporation which is hereby approved shall be adhered to; (4) that Canopy Plan 4311-5A, prepared by Mobil Oil Corporation which is hereby approved shall be adhered to; and liE: (5) that all landscape materials shown on the approved Landscape Plan shall be installed on the site prior to building occupancy and there- after maintained in a healthy condition. 9885 Mr. Smith, Chairman, declared the motion is carried and the forgoing resolution adopted. EMr { ( . Smith announced that the public hearing portion of the meeting would proceed at this time and informed the audthecclose ofPetition public2hearingand even2though,would because acted on separately following both petitions related to the same property, they would be discussed as one petition. Mrs. Sobolewski, Acting Secretary, announced the next item on the agenda is the Pre- liminary Plat for Carrington Estates Subdivision proposed to be located south of Seven Mile Road between Wayne and Gill Roads in the Northwest 1/4 of Section 9. Mr. Nagy: A letter in the file from the Fire Department indicates they have no objection to this subdivision but their approval would be subject to the cul-de-sac having proper dimensions for fire apparatus movement. A letter from the Division of Engineering indicates they have no objections to the proposal from an engineering standpoint. The Police Department makes some recommendations regarding the width of the pave- ment being thirty-one feet and that an additional right turn lane is needed due to the traffic volume and nature of it on Seven Mile Road. Lt. Thorne, Lieutenant, indicates his reservations concerning the place- ment of spruce trees on the island of the cul-de-sac in that young children may find them a good place for a game of hide-and-seek and dash out in front of an unsuspecting motorist. Mr. Vyhnalek: What about the cul-de-sac concern of the Fire Department? Mr. Roskelly, 15126 Beech Daly: The minimum requirement is sixty feet and this is an eighty-foot radius. IL Mr. Nagy: I think the problem is that the dimensions were not present on the plan they had. Our office did send over a plan showing them. Exavor Giller, 34785 Seven Mile Road: I have property next door. I am opposed to this because we tried to purchase a part of the property about four years ago for a residence but we backed away because these people said they wanted to buy it for a residence themselves. Now they want to subdivide it. My taxes have doubled since I moved there. I put in a private lake and a swimming pool. A subdivision went in behind me and people were told that that was a public lake. I was told by the developer that this lake may have been put in illegally. This was supposed to be my retire- ment home, I didn't ask anybody for any assistance when I put up a six foot fence around the property. I am about 50% handicapped and I don't want to leave Livonia. I was not able to attend the hearing when the zoning change was taken up because I was out of town and I don't think my son was here. The subdivision developer behind me offerred me $22,000 per acre for my property. Rather than live next door to a subdivision, I will move. Larry Bennet, Attorney representing Exavor and Victor Giller: I got called this after- noon with regard to this matter and with the work I could accomplish, I think a better look should be given this area. The development 9886 proposed is a large density for a small area and I think one should act slowly in approving this change. An environmental study should be done. The people in the area have relied on the nature of the area and I see nothing in the plan which is attempting to accommodate the exist- ing homes and residences. I don't see any berms or landscaping. If this gets approved, it should be in a much different form with accom- modations to the residents. There is a need to blend this subdivision into what is there. I don't think it should be approved at all. What will this subdivision do for the City of Livonia? When you start affecting the rural area, you start affecting the whole of Livonia. I understand there is a significant price range and that leads me to believe you will be left with a subdivision that doesn't sell. You don't need an abandoned subdivision in the middle of this area. For those reasons, I request that you give us a chance to first study the ramifications that I outlined and give the developer an opportunity to propose to you the means to blend that subdivision into the rural area. Mr. Soranno: You are right that the price of the homes are very substantial and the lot sizes are ninety feet. What would you like to see end up there? If it is not single family homes, is there an appropriate use you see for it? Mr. Bennett: I feel a little disadvantaged in not having had an opportunity to study the matter but I think what is there is appropriate. The high priced homes concern me which promise the City a great tax base but if they don't sell . . . I have seen it before, and that doesn't add anything to the City. IL Mr. Soranno: I don't think we have had a problem with any subdivision. Mr. Roskelly: Mr. Giller indicated he was not in here when the rezoning was done but I would like to point out that Mr. Giller, Jr. , was here and did not raise any objection at that time. I think Mr. Giller implied that I said this was an illegal pond but I said only that it was not shown on a City map. Also, I think economics will permit the homes that I am going to build. I feel as confident about them as my other homes. I personally believe that due to this public hearing and the publication notice and the son being at the rezoning meeting, it would be unfair to me to table this tonight and I ask that the Board act on it tonight. Mr. Morrow: Has the zoning gone through the City Council? Mr. Roskelly: Yes. Charles Smith, 18981 Laurel: We have 200' on the east side of this plat. When we purchased the property in 1972, the reason was that it was zoned for small farms. We will lose the privacy that we enjoy so much. Mr. Smith: Were you at the rezoning hearing? Mr. Smith; No, I was not. Victor Giller, 18601 Laurel: I was here at the last meeting and I am definitely opposed lir: to this. • 9887 There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearing on the Preliminary Plat for Carrington Estates Subdivision closed. ILOn a motion duly made by Mr. Vyhnalek, seconded by Mrs. Hildebrandt and unanimously adopted, it was #2-46-87 RESOLVED that, pursuant to a Public Hearing having been held on February 23, 1987, the City Planning Commission does hereby recommend to the City Council that the Preliminary Plat for Carrington Estates Subdivision proposed to be located south of Seven Mile Road between Wayne and Gill Roads in the North- west 1/4 of Section 9 be approved, subject to the waiving of the open require- ment contained in the Subdivision Rules & Regulations, for the following reasons: (1) The proposed Preliminary Plat is drawn in compliance with the Subdivision Rules and Regulations and the Zoning Ordinance. (2) The proposed Preliminary Plat provides a reasonable design for the land area involved. (3) No reporting City department objects to the approval of this Preliminary Plat. 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 leDepartment and Parks & Recreation Department. 4 Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Hildebrandt left the meeting at this time. Mrs. Naidow, Secretary, announced the next item on the agenda is Petition 87-2-1-8 by William Roskelly for Jack Shenkman requesting to rezone property located on the south side of Seven Mile Road, east and west of Newburgh Road in the Northeast 1/4 of Section 7 and the Northwest 1/4 of Section 8 from AG to R-3, R-4, R-7 and R-8; and, Petition 87-2-1-9 for rezoning of the same properties from C-2 and AG to C-2, C-4II, P.O. I and P.O. II. Mr. Smith requested that all parties speaking on this petition attempt to concentrate on zoning matters only. The site plan would not be discussed this evening and even though the site plan may have to be considered in discussions, he asked that the site plan issue be kept to a minimum of discussion. Mr. Nagy: Copies of the reports from the Police and Fire Divisions and the Engineering Division are in your notebooks. A petition was submitted this evening con- taining the signatures of six people who object to this rezoning proposal. There are also other petitions in the file with signatures of more than 180 people objecting to this proposal which were received in the Planning Department. 1 William Roskelly, petitioner for Jack Shenkman, was present. 4 9888 Patricia Smith, 22900 Five Mile Road, representing the petitioner: We did have an opportunity to meet with many of the neighbors and hopefully answered some of their questions. We made some constructive changes they wanted. Some people would like Margareta closed off. Others wanted Curtis Road to go all the way out to Newburgh. We have done that. We are here strictly for rezoning, however, I am going to assume that most of these people would want to know what we have in mind for the site. The owner and developer is Mr. Shenkman who has done a lot of work in Livonia and has been in real estate development since 1935. Mr. Shenkman is the owner and developer of the Livonia Mall. Kenneth Neumann, Architect, 26877 Northwestern Hwy. , Southfield: I am here to try briefly to explain the development. I will try to keep my remarks to the issue of zoning. The zoning packages were developed on the basis of a con- ceptual plan. We have a map of the area provided by the City showing Six Mile at the bottom, Seven Mile at the top and the Interstate at the left edge. Our proposal is a response to two scales of development within the area. One scale is single family housing. We have included on this photo developments approved by the City, some under construction, showing that in addition to the single family residential there was another scale of development which is a bi-product of development going along the Freeway. It was our plan to carry the existing zonings into future development. The outer ring remains residential, the inner ring non-residential. The edges of the site stay with the existing density and the most density is toward the center. Toward the center, we are asking for a classification that would accommodate an eight-story hotel. There is P.O. I and P.O. II in the heart of the development. We have also developed a road system showing additional connections to Newburgh Road. Approximately half the site is developed in a residential mode and half the site in a non-residential mode. The concept is that the highest building be furthest from residential. The intention of the developer is to develop one building of approximately 100,000 square feet in the P.O. on the west side of Neurgh the twohthe kindsrofldential develoopmentgcanvworked at a later time. We believe that together. We recognize that this project and buildings and increase in the residential will have an impact on the roads. We have retained Reid, Cool and Michalski, Traffic Consultants, and Mr. Carl Kleitsch, Traffic Engineer, is here this evening. Carl Kleitsch, Traffic Engineer, Reid, Cool & Michalski, 29623 Northwestern Hwy. , Southfield: We did a study of the existing traffic in the area at Newburgh and Seven Mile from 7 to 9 in the morning and 4 to 6 in the evening on an average day. We utilized traffic generation data to determine information as to trips that would be generated. We estimate that there would be 40% to and from the east, 40% to and from the west, 10% to and from the north, and 10% to and from the east. We found that the existing roadway would not be able to handle the existing traffic with the additional trips so we made the suggestion that Seven Mile be a divided highway with deceleration lanes into the development. Instead of left turn lanes, we have shown turn-arounds so that right turns would be made. Also, no left turn at the intersection with two right-turn lanes. Mr. Soranno: Your study was done in October? li:40 Mr. Kleitsch: On the 9th. • 9889 Mr. Soranno: Did ouryou develotake ment, likeconsideration anddevelopments Jonna, whichthat wouldare effectplace traffind c Y p patterns? 1[Mr. Kleitsch: Yes, and I feel the traffic from Victor would utilize that very small segment of Seven Mile to the west. or Mr. Soranno: And, the impact of another hleeareaIandiIkameconcerned abouteither whetherplanned the developed in a two square m City need another hotel. Mr. Neumann: We have no interest in a hotel, per se. The hotel was developed as a subsequence of a major office park. The hotel would be a convenience to people in that office park. There may or may not be a need for that hotel. If a feasibility study shows no need for a hotel, then no hotel will be built. Mr. Soranno: Originally, we had been looking at that property as a prime source for single family residential or condos, particularly the east portion. Charlott Mahoney, 18633 Williams Ct. : There are more people in this room than abut the property and I think it is important to note that they have come to show their feelings. The land will not always stay agricultural and we are not opposed to change but the quality of life in this section of Livonia would be rudely interrupted with an eight-story office building. I think the single family and two- or three-story condos could be accepted and not be harmful to our property values. 0 Carl Ritter, President of Aspen Civic Association: Our Association has not had a chance to meet but we will be meeting two weeks from tonight. I am sure our Association will go on record as opposing anything but resi- sdpacial in that area. for moreGreenfield condosVillage why haveonly morehalf when wesold. ha have There is space open already development that is not even completed. Maureen Vollmer, 36694 Clarita: The developer made contact in our neighborhood and we had a meeting with him mainly because we wanted to know what was happen- ing. I have a petition with signatures of people who are opposed to this rezoning. We are looking for the land to remain in a residential use. This is a residential area. The land is flat and anything over two stories would be in view. The traffic is a major concern. It is very difficult to get out of the subdivision onto Seven Mile Road. Curtis going through to Levan Road -- we have a school on that road and we don't want people cutting through to avoid the traffic jam. The corners are commercial and we don't see any need to expand that com- mercial. Homes are selling in Livonia and you will have a lot of happy people if you keep this area residential. William Walsh,1do19n' Uhaverty engineeringPark edegreeare in trafficimpacted but therevery are approximately don't have an 1,000 people living in that area sitting on fifty acres. About 600 cars come out of there. About a year and a half ago we had a meeting with the Council requesting a stop light along Newburgh Road because people couldn't get hoursof the day. It'st schools thesamething onSunday. olthe with going li in and out all can't accept this at all. • 9890 William Lute, 19358 Newburgh: There are lines of traffic back to my driveway on Seven Mile Road. There are three hotels within a mile of here. I wanted to build a barn but the City of Livonia told me I can't go over a height of sixteen feet. Think of us people just once. t Robert Oliver, 37730 Dardanella: I represent Melody Manor and we are strongly against the commercial development of this property. We feel there is too much emphasis on the commercial aspects of this project. We are the people that are being effected. We are strongly against the R-8 zoning. Condos are fine. The single family houses are fine. With the continuation of Margareta into our subdivision, people would be going right through our subdivision. We want this to be residential. Mary Sora, 36697 Seven Mile Road: I have been a resident for thirteen years. We have tried for thirteen years to slow the speed limit down. The County is now broke. Who is going to fix the roads? There are accidents here all the time. I had to call an ambulance for a four-car accident. We have had cars catching on fire. When the traffic from Victor comes out and the traffic from this group, it will be much worse. This will take a lot more than a one hour traffic study. Joseph Lemieux, 18839 Blue Skies: This site plan makes a mockery of Livonia's Master Plan. It is surrounded on all three sides by high quality residential and puts high story buildings in the middle. Is it true that since this is a rezoning issue, the developer is not bound at all by these plans? Mr. Smith: That is true. IL William Hunter, 16395 Houghton: I represent 121 homeowners. I would like to hear the reports from the Fire and Police Departments that Mr. Nagy referred to earlier. Mr. Nagy read the letters received from the Police and Fire Departments. Mr. Hunter: I am curious as to whether or not the traffic study incorporated the traffic created by Jacobson's, when completed. Mr. Kleitsch: No, it did not. Mr. Hunter: I frequently exit left and wait a minimum of three minutes to get out into the traffic. 600 cars will extend that period by quite a bit. We object also on the basis of the lights that will be illuminating from buildings in this development. We don't think Livonia needs this devel- opment. The residents here expect the City of Livonia to look at our interests first. We also believe a development of this magnitude will be a burden on the Police and Fire Departments. I hope that the Livonia Mall is not representative of the development. Five years after develop- ment without proper maintenance, developments like Livonia Mall appear. John Casey, 19377 Fitzgerald: Everybody on Fitzgerald is against this project. Nobody objects to the residential inside; only outside. The Livonia Ordinance states that if 10% of the residents object to the rezoning, it takes a 3/4 vote of the Council to pass it. If Mr. Shenkman develops the outer liE: area with residential, he will own all the land and we will have no rights at all. 9891 Resident, 18274 University Park: I live in the Woods. If this is allowed to be com- pleted, I doubt if there will be any woods. I agree with most of what has been said but would like to go on record as being opposed to the R-7 zoning. Lawrence Millen, 36744 Curtis: When we purchased in the City, we were told that heavy development had to set aside an area as a common area. These plans do not show this common area. I object to the hotel. Phillip Jakubowski, 18628 Comstock: I moved here from Canton because Canton seemed to be going down. With the amount of office space going up now on the north side of Seven Mile and the Victor complex and the Schoolcraft College proposed development, do we really need this kind of office develop- ment in Livonia? Has a study been done in and around the City of Detroit to show what would be available in 1987? Crain's says that 1.5 million square feet of office space will be available in 1987. Do we need more? What do we really gain by this development? Lawrence DiBasio, 19249 Fitzgerald: The problems here will be magnified one hundred times the last development for the corn field here. I would ask that you don't turn Livonia into another Southfield. I would ask that you review both of these petitions and keep the area residential. Jack Engebretson, 18871 Comstock: I am here in opposition to this project. You in- formed us in your opening statement what was going on here and said if the petitooner is denied, he has the right to appeal. 1[4e Mr. Smith: This will go to the City Council after the Commission acts on the peti- tion. The right to appeal is on a waiver of use petition. Mr. Engebretson: Do we as citizens who are opposed to this commercial development have any legal recourse or right to appeal? Mr. Smith: We send a recommendation to the City Council and they will hold a public hearing just like this one. After that, there is the court. Mr. Nagy: You always have the right to appeal in court but your elected officials are there to represent you in this. Mr. Engebretson: I challenge Mr. Neumann to show me proof mathmatically as to how I won't be shadowed by that monster of a building when I am on my patio. I live in the house right here (closest house). And, how can you even consider giving a license even to any citizen of Livonia let alone hotel people who may not even build a hotel here? I think there has been mis- interpretation and I think the plans have been flubbed. I want you to know we are damned concerned about this. Mr. Morrow: You asked why we even consider this. It is because the gentleman is a property owner and he is allowed to petition to see if he can develop his property which is the right of any property owner. By law, we are required to consider any petition brought before us. Mr. Engebretson: I'm sorry, I meant no offense. • 9892 Resident: We have a new home in Pride's Court. In front of our subdivision we have the airlines and the green monster sitting off to the side. It adds nothing to our subdivision. It has wrecked our subdivision. j' I am very upset even thinking about having an office building here. George Boller, 36270 Hammer: Howhere muchhas studybeen has gone intoot�histbyand the Commission? by the Commission. Mr. Smith: Quite a bit but we are interested in your comments. We have had quite a detailed study. Mr. Boller: Can I assume the members are quite familiar about the details? Mr. Smith: Assume what you want but we are interested in hearing your comments. e tters Mr. Boller: Nagy read Isers from there anyhe othere. Was that correspondencelinhtheethat were Mr. file? Mr. Nagy: There is a petition that was delivered this evening. I read the two reports from the Fire and Police Departments and there is a letter from the Engineering Division. Mr. Boller: Is there a letter from Harold Thomas Nursery in the file? Mr. Nagy: In Petition 87-2-1-9, there is a letter from Harold Thomas Nursery. Mr. Boller: Would you read that letter please? III Mr. Nagy read the letter from Harold Thomas Nursery which indicated that they have no Itobjection to this petition. : Mr. Boller: Is that on Harold Thomas's stationery? Mr. Nagy: Yes. Mr. Boller: Now, don't you think Harold Thomas would like to sell some nursery stock for this development? Mr. Smith: You are questioning everybody and it is not your place to do that. Your place is to give your opinion as a Livonia citizen. Mr. Boller: My opinion is that this Commission is deficient in its duty if the developer is not called on instead of having his servants here. Mr. Boller: Mr. Neumann, has this developer applied for a tax break? t ur place to k. like to Mr. Smith: No,hearheyo rsopinionot dbutat wels areonot ointerested insyourlotherdcomments. Mr. Boller: I am entitled to speak my piece and I resent your interruptions. Mr. Morrow: The developer tried very dddiligently y to stick to zoning issues and I ILO would ask Mr. dr • 9893 • Mr. Boller: In connection with the rezoning, is it not correct that a rezoning for office can include a zone for apartments? Mr. Smith:Li No. IL/ Mr. Boller: Have these studies been scrutinized by the Engineering Department? Mr. Smith: They have. Mr. Clark, Assistant City Engineer, is here and will answer any questions anyone may have. Gary Clark, Assistant City Engineer: Our office has reviewed the rezoning petition but have not seen any site plans. We have projected some ideas as to the impact that this development may have on the City. Some areas have already been covered like storm drainage and sanitary sewer and, to a lesser degree, water along Newburgh Road. I have seen no hard plans as yet on this project. Mr. Boller: Do any members of the Commission live within the affected area? Mr. Smith: Some do. Mr. Kluver: I do and I live in the flood plain. Mr. Boller: Are any Commissioners going to refrain from voting on the petitions? One of the members is not here. Mr. Morrow: The members here will be voting. Upon further urging of interested persons in the audience, Mr. Boller gave up the j micro-phone and returned to his seat. Bruce Bussell, 17869 University Park: The strips that are for R-7 -- compared with the areas already existing -- how could they be commercial feasible for condos? Looking at the site plans, I think they are a bunch of balderdash. I live next to Brashear Tower and I can see that build- ing from a half-mile away. We would have a skyline of six- and eight- story buildings that would over-awe all other developments. I am opposed to the project. I think it is a red herring. Mrs. Robert Sleep, 18755 Blue Skies: Has a study been done to find out how feasible it is to live in Livonia? If you look ar any multi-listing, houses sell almost immediately. I think the whole area as residential can sell. The Traffic Engineer said 1,800 cars per day. We sat in on all the Victor hearings and I don't agree with what the Engineer said. Irene Szalay, 18815 Blue Skies: I went door-to-door last night to get a feeling of how people feel about this and not one was happy about what's proposed for this development. I bought a nuuse that needed a lot of work and put my heart into it. There are many young people here with children. If I have to sell my house at a loss, will you pick up the loss like Detroit? Mr. Smith: When you first bought and saw a stub street like Clarita, what did you (1 think was going to happen to that land there? 9894 Ms. Szalay: I had a little faith in Livonia. I thn»ght that eventually it would be residential. Carolyn Diaz, 19555 Fitzgerald: At a meeting with Mr. Shenkman, I asked what would go if the hotel did not go in and he said probably another eight-story office building. Larry Bartell, 37655 Margareta: I am opposed to the petition. Mr. Smith: Mr. Shenkman, the developer, is here tnlevening and I believe he wants to say a few words. Through this hearing, he has listened to the com- ments of you people and I would hope that you would show him the same respect. Jack Shenkman, Developer: We have tried to do a good planning job and I think that all the information we have we can defend. I bought the property and I own it. I am not petitioning for tax abatement or economic development funds to finance the project. It will all be done by private financing. Lawrence Schweiger, sooyti .,unnydale: I am concerned about sewers. When you replace seepage with concrete, you have to allow somewhere for water to run. This could be a major problem in the future. The people here will have to put the pressure on the Council, not this Commission. Kurt Nims, 18262 University Park: I am the Treasurer of the Woods: The Board dis- cussed what might be happening. We were to meet tonight. I ask that the Commission table this pending input from the people in our area. 10 There was no one else present wishing to be heard regarding this item and Mr. Smith, Chairman, declared the public hearings on Petitions 87-2-1-8 and 87-2-1-9 closed. On a motion duly made by Mr. Straub and seconded by Mr. Morrow, it was X12-47-87 RESOLVED that, pursuant to a Public Hearing having been held on February 24, 1987 on Petition 87-2-1-8 by William Roskelly for Jack Shenkman request- ing to rezone property located on the south side of Seven Mile Road and on the east and west sides of Newburgh Road in the Northeast 1/4 of Section 7 and the Northwest 1/4 of Section 8 from AG to R-3, R-4, R-7 and R-8, the City Planning Commission does hereby recommend to the City Council that Petition 87-2-1-8 be denied for the following reasons: (1) The proposed changes of zoning are not supported by the Future Land Use Plan which recommends retention of the Golf Course on the west and low-density residential on the east. (2) The proposea changes of zoning will not provide for the subject area to be developed in keeping with the established character of the surrounding neighborhoods. (3) The proposed changes of zoning are not in the best interest of the City of Livonia or the adjacent neighborhoods in that they will not adequately protect and enhance the peace and tranquility of the area. 9895 • FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance 41543, as amended. L Mr. Morrow: The question in my mind is, should the development we see along I-275 be continued along this particular section of Newburgh Road. I do not feel that it should. I view Livonia primarily as a residential area. My feeling is that we must reserve the residential property for resi- dential growth in the future. We don't have that much left and when a piece of property is developed, it should be developed in its entirety. Mr. Straub: I believe this to be a major departure from the Master Plan and I think it is not in the best interests of the City. Mr. Vyhnalek: I am for the houses and condos but I have to go along with Mr. Morrow that the entire parcel should be developed at one time. Mr. Kluver: The traffic study is an emgineered analysis. A large development with impact to the area will generate a tremendous amount of new traffic. Many years ago, the City put in a good road system to permit orderly growth and development, however, the size of this development will effect the traffic in the surrounding area and I am concerned about the ripple effect that this traffic would have in the area. My other concern is sanitary and storm sewers. I believe we should look at these things in our planning and development with prudent use of land. A roll call vote on the foregoing resolution resulted in the following: AYES: Straub, Morrow, Kluver, Soranno, Sobolewski, Vyhnalek, Naidow NAYS: Smith ABSENT: Hildebrandt Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Soranno, seconded by Mr. Kluver and unanimously adopted, it was #2-48-87 RESOLVED that, pursuant to a Public Hearing having been held on February 24, 1987 on Petition 87-2-1-9 by William Roskelly for Jack Shenkman request- to rezone property located on the south side of. Seven Mile Road and on the east and west sides of Newburgh Road in the Northeast 1/4 of S@ction 7 and Northwest 1/4 of Section 8 from C-2 and AG to C-2, C-4II, P.O. I and P.O. II, the City Planning Commission does hereby recommend to the City Council that Petition 87-2-1-9 be denied for the following reasons: (1) The proposed changes of zoning are not supported by the Future Land Use Plan. (2) The proposed changes of zoning will not promote development of the area which is compatible to and in harmony with the estab- lished residential uses in the surrounding area. (3) The proposed changes of zoning will provide for a collection of uses which will have an unacceptable level of adverse impacts on the area such as a significant increase in vehicular traffic volumes and noise levels. 9896 (4) The proposed changes of zoning are incompatible to and not in harmony with the existing developments in the area. it:i FURTHER RESOLVED that, notice of the above hearing was given in accordance IA/ with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Smith, Chairman, declared the motion is carried and the foregoing resolution adopted. adopted. On a motion duly made, seconded and unanimously adopted, the 532nd Regular Meeting and Public Hearings held by the City Planning Commission on February 24, 1987 was adjourned at 10:10 p.m. Donna J. Naidow, Secretary (T) .A..4[1-)S;r1/C4K ATTEST: C. Russ Smith, Chairman ac