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HomeMy WebLinkAboutPLANNING MINUTES 1991-05-14 11645 MINUTES OF THE 623rd REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA `" On Tuesday, May 14, 1991, the City Planning Commission of the City of Livonia held its 623rd Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Jack Engebretson, Chairman, called the meeting to order at 7:30 p.m. , with approximately 7 interested persons in the audience. Members present: Jack Engebretson Herman Kluver William LaPine Raymond W. Tent Conrad Gniewek R. Lee Morrow James C. McCann Donald Vyhnalek Members absent: Brenda Lee Fandrei Messrs. H. Shane, Assistant Planning Director and Ralph H. Bakewell, Planner IV, were also present. Mr. Engebretson 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. Planning Commission resolutions become effective seven days after the resolutions are adopted. The Planning Commission has reviewed the petitions upon their filing and have been furnished by the staff with approving and denying resolutions. The Commission may use them or not use them depending upon the outcome of the hearing tonight. Mr. Tent acted as Secretary in the absence of Mrs. Fandrei. Mr. Tent, Acting Secretary, announced the first item on the agenda is Petition 91-4-1-12 by the City Planning Commission, pursuant to Council Resolution #141-91, requesting to rezone property located on the northeast corner of Clarita and Melvin Avenues in the Northeast 1/4 of Section 11 from R-7 to R-2. Mr. Bakewell presented a map showing the property under petition plus the existing zoning of the surrounding area. Mr. Shane: We have received a letter from the Engineering Department stating they have no objections to this rezoning proposal. We have also received a letter from Detroit Edison stating they have no objection to this petition. Mr. Engebretson: I will try to give a brief synopsis of what is going on here. This property was rezoned sometime ago and there was a site plan put forth to put some cluster housing, some condominiums, on this property, and while the zoning provided for the capability of constructing either condominiums or rental apartments, there was `. 11646 considerable opposition by the neighbors to having apartments put in, they would prefer the condominiums, and the property owner that put forth the site plan promised to do that. However, the property owner, under the law, could not be held accountable to fulfill that fir. promise and what happened, after a year passed the construction did not occur, the property changed hands and the City Planning Commission, on its own petition, sought to change the zoning from the R-7, multiple family, which would provide for either the condos or the apartments, to assure that condominiums went in there, to make sure the neighbors got what they wanted and what the City wanted as well. So we did that. We held a public hearing and moved it on to City Council and the City Council decided they didn't want it to be condominiums. They wanted it to be single family residential, R-2 district, even though that district would provide for the condominium type of construction to occur there. That is what this is all about. The City Planning Commission is the petitioner under direction from the City Council to hold this public hearing to look at the advisibility of changing the zoning district from R-7 to R-2. Since we are the petitioner, we will go immediately to the audience to see if there is anyone to speak for or against this zoning change. Nancy King, 18947 Melvin: I live right across the-street from this property. We are in favor of single family housing across there. I don't really want them closed in because our lots are set apart. I would really like to have kind of an open feeling but we are in favor of single family houses. Mr. Engebretson: I would like to mention to you that there apparently is a plan to put detached condominiums in there and this particular zoning 'guy district would provide for that type of housing. There would be a large common area in the back but they would be detached units like a single family home. Ms. King: I am really not in favor of that because I want to see the open feeling and when I saw that plan, it just seemed like they were closed in like mid-town Detroit where you could shake hands with your neighbors. That is how it looked. Mr. Engebretson: I understand that. I would try to give you some comfort in letting you know that the proposed zoning change would result in far fewer units being constructed there than if the zoning stayed either at R-7 or the proposed R-C district, which is the condominium district that we have talked about. This really is a step in the direction that would satisfy your wishes to have less density there. Ms. King: It is 240 feet deep. Would those cul-de-sacs kind of things, if you put that in, that would generate at least ten houses across there? Mr. Engebretson: I think the number is about ten. Unfortunately, we are dealing with the zoning issue here tonight and we cannot condition anything on some planned site plan. There will be a separate site plan `r.. 11647 process, which you will have the opportunity to participate in, but the good news is that the wish that you have expressed would be better served and more likely to result in a satisfactory outcome than if nothing happened. `tor Mr. Morrow: I think one of the reasons the City Council sent it back to us with an R-2 is apparently the property owner had advanced some plans that you are making reference to that they could live with an R-2 with certain configurations, which we really haven't studied. So I think what you are telling us here tonight is you are not opposed to the R-2 but you are not embracing this plan that City Council saw. Would that be a fair summation? Ms. King: Yes. that is right on the head. Mr. Morrow: We are not here tonight to condition the zoning in any way, shape or form. Mr. Engebretson: But you will have another chance. That chance coming at the site plan meeting. Ms. King: Can we be notified of that? Mr. Shane: If the zoning is changed and the property owner carries through with his plan to develop a single family cluster development, that in itself would require a waiver use. If you received notice of this hearing, you will receive notice of that hearing. It is a similar process but it would require another public hearing. Brent Snyder, 8961 Beacon Lane, Northville: I represent Homestead Development, who is also a petitioner for the R-2 zoning. John Gargaro and our engineer, Vern Schrader, are also present if you have any other questions. Mr. Engebretson: I don't know if there is a lot that we would have for you since the issue is pretty clear cut and while that proposed plan is of interest to give a sense to how appropriate the zoning would be, obviously we can't hold you to that. We will deal with that when the waiver use and/or site plan process goes on but I would encourage you to share that information with the lady that spoke to keep her as informed as possible. There was no one else present wishing to be heard on this petition and Mr. Engebretson, Chairman, declared the public hearing on Petition 91-4-1-12 closed. On a motion duly made by Mr. McCann, seconded by Mr. Morrow and unanimously approved, it was #5-88-91 RESOLVED that, pursuant to a Public Hearing having been held on May 14, 1991 on Petition 91-4-1-12 by the City Planning Commission, pursuant to Council Resolution #141-91, requesting to rezone property located on the northeast corner of Clarita and Melvin Avenues in the Northeast 1/4 of Section 11 from R-7 to R-2, the City Planning Commission does hereby 11648 recommend to the City Council that Petition 91-4-1-12 be approved for the following reasons: 1) That the proposed change of zoning is compatible to and in harmony with the surrounding uses in the area. 2) That the proposed change of zoning will provide for uses that will compliment the existing single family residential uses in the neighborhood. 3) That this general area is currently well served with uses permitted by the existing R-7 zoning designation of the subject property. 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. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Engebretson, Chairman, announced that the public hearing portion of the meeting is concluded and the Commission would proceed with items pending before it. On a motion duly made by Mr. Gniewek, seconded by Mr. Kluver and unanimously approved, it was #5-89-91 RESOLVED that, the minutes of the 622nd Regular Meeting and Public Hearings held on April 30, 1991 are approved. Mr. Engebretson, Chairman, declared the motion is carried and the foregoing '441m" resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Gniewek and unanimously approved, it was #5-90-91 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Sign Permit Application by Hillman Properties, Inc. on behalf of Victor Corp. Park for an on site building identification ground sign at the Victor Corporate Park be approved subject to the following conditions: 1) That the sign plan for Victor V Building prepared by Baldwin Design on behalf of Hillman Properties, Inc. dated 4/15/91 is hereby approved and shall be adhered to; 2) That this approval is made subject to the petitioner successfully obtaining a Zoning Board of Appeals variance for excessive sign area of four (4) square feet and a deficient setback of five (5) linear feet. 3) That the sign be limited to 3 businesses in the center of the sign and if they are not all the same graphics, they must come back before the Planning Commission for review. 11649 Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Nie. On a motion duly made, seconded and unanimously adopted, the 623rd Regular Meeting and Public Hearings held on May 14, 1991 was adjourned at 7:59 p.m. CITY PLANNING COMMISSION , � • ,,/ / Raymo d W. Tent, Acting Secretary i /4 / ATTEST: tlr k.��1 t/lit.1' (,ti Jack Engebreson, Chairman jg