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HomeMy WebLinkAboutPLANNING MINUTES 1952-02-13 11.511 MINUTES OF TEE PUBLIC HEARING AND TWENTY- FIRST SPECIAL MEETING OF THE CITY PLANNING COMMISSION LA public hearing and special meeting were held on February 13, 1952 at Bentley High School, Livonia, Michigan. The meeting was called to order at approximately 8:05 PM by Chairman Bentley. Roll was called with the following result: Members present: George Bentley Harold Bower Helen Byers Edwin Conway Dallas Hay Clarence Jahn Walter Russell Members absent: Robert Maclntyre Also present were Mr. Wm Brashear, City Attorney and Mr. Malcolm Waring, Planning Consultant. There were approximately 85 persons in attendance. The Chair announced that the first petition to be heard would be #26A - Cathedral Street. Mr. Dallas Hay then read Petition #26A to the assembly. Chairman Bentley asked if anyone wished to speak for or against the petition. Walter C. Green, 9105 Middlebelt Road - When I met with your Commission some time ago to discuss the approval of Grandon Woods Subdivision #2, I was told the subdivision had not been approved. I was interested in keeping Cathedral Street open. The subdivision is developed and I now wish to reverse nay decision that I will go along with the closing of Cathedral. If it is closed, the property owners should be notified. Signey Baggett - 9162 Danzig - I would like to have the street closed. Give the property to the adjacent owners. Mr. Bufford -9071 Beatrice - That petition you have was drawn up last winter and should have been taken care of a year ago. If it has to be a 30 foot street, it should be closed. Mr. Walter Raven, 9101 Middlebelt - If Cathedral is closed, will that leave dead-end streets? Mr. Wolfe advised Mr. Raven that it would not leave dead-end streets, and then explained about the improvements that would be made. Mr. Cornetet, 9107 Melvin - The reason I want the street closed is because the backs of all lots on the new street are going to face our side yards. Their back yards will be on our side yards, and back yards contain junk. If that street is closed and the land given to us, we can do something to hide the junk. Mr. Albitus, 9108 Melvin - With regards to Cathedral Street, I never changed my mind. I am still for maintaining Cathedral Street as it was laid out in the first place, a 60 foot street. I do not want the street closed. Mr. Cornetet, 9107 Melvin - If only tentative approval is granted, would they go ahead and spend thousands of dollars before the final approval? I don't think anyone is going ahead and spend that kind of money for sewers, etc. as they have up there and not know if approval will be granted. 155 Mr. Wolfe explained to the group exactly which subdivisions had been granted final approval and those which had only tentative approval. Mr. Bufford - The other day some people attached to our water line and the water became muddy in our line. We had to have the muddy water flushed out and while that was being done at the hydrant, I couldn't get any water out of my wash basin upstairs. Do you think that is fair to draw more water from that line? Mr. Wolfe explained that when a hydrant is opened, everything lets loose, and it is not unlikely that the water pressure would be lowered. Mr. Bufford - Don't you think it would be good planning to have more things done before these dwellings are invited in there? Mr. Raven, 9101 Middlebelt - We have so many streets that start and stop across the city that if you keep on you won't have any decent through streets in Livonia. The Chair asked the Planning Commission if they wished to make a decision on Petition #26A. Upon a motion duly made by Harold Bower and seconded by Helen Byers, it was RESOLVED, that a recommendation be made to the City Council that Cathedral Street be closed, and the land on the closed part be deeded to the present property owners in the E. G. Settle Realty Company's Bonapart Gardens Subdivision abutting on the south of said land in Petition #26A. Ed Conway asked if the sewers were in in that subdivision and was informed by Mr. Cornetet they were. A roll call vote was taken on the foregoing with the following result: AYES: Walter Russell, Clarence Jahn, George Bentley, Harold Bower, Helen Byers and Dallas Hay. NAYS: None Mr. Conway declined to vote. Petition #44, Louis Savage, was then read by Mr. Hay. Chairman Bentley asked if the petitioner wished to speak for his petition. Mr. Louis Savage, 1266 Penobscot Building - We own a piece of property on Plymouth and Middlebelt Roads. We want the corner zoned for C-2 classifi- cation to bring in business. We request that the entire 40 acres be changed. Mr. Englund, 9611 Cardwell - Will this be one big lot where a drive-in theatre for example might be erected, or will it be in smaller lots? The question then arose as to what might be permitted under a C-2 classification. Chairman Bentley asked Mr. Brashear to read to the assembly the business per- mitted under the C-2 classification and also under C-1 classification. 157 Earlmont H. Dill, 4000 Cumberland, Berkley - I represent the owners of the property and I want to point out and say that this property is well located and the uses referred to for the property could never and certainly would never be used for these things. Stores of all kinds to be used as a center for the service of the entire area, will be erected there and will not be unfavorable. Mr. Bentley asked of the Planning Commission members wished to make a decision on Petition #44. Upon a motion duly made by Helen Byers and seconded by Clarence Jahn, it was RESOLVED, to table Petition #44 for more time to study and for detailed discussion. Roll call vote was taken on the foregoing resolution with the following result: AYES: Bentley, Bower, Byers, Conway, Hay, Jahn and Russell NAYS: None Petition #45, Louis Savage, was then read by Mr. Hay. Chairman Bentley asked if the petitioner would like to speak for his petition. Mr. Savage - We have a corner on Plymouth and Farmington Roads. We have negotiated with chain store tenants and have plans showing how these will look. Miss Byers - You mention you have plans showing how these centers will be developed. Will you have the same thing on Middlebelt and Plymouth? Mr. Savage - No. Mr. Dill - Developing of that corner has not progressed that far. Mr. Brashear inquired as to whether or not they were familiar with the thorough-fare plan of the city and if proper dedications would be made, etc. Mr. Savage - Yes. He then presented the drawings on the proposed shopping center. Chairman Bentley asked the members of the Planning Commission if they would like to make a decision on Petition #45. Upon a motion duly made by Dallas Hay and seconded by Clarence Jahn, it was RESOLVED, to table Petition #45 for further discussion. Roll call vote was taken with the following result: AYES: Bentley, Bower, Byers, Conway, Hay, Jahn and Russell. NAYS: None Petition #46, Albert P. Acton, was then read by Mr. Hay. Chairman Bentley asked if the petitioner would like to speak for his petition. 159 Albert P. Acton, Redford Township, 15736 Telegraph, Detroit 23 - In connection with this request we have taken into consideration that every community must have, along with single homes, etc. some rental units. Some districts in Livonia have rejected multiple dwellings. . In requesting this rezoning we will do nothing that will harm anyone. This would amount to a quarter million dollars of taxable property. I have tonight a tentative sketch to give an idea of how we propose to develop that property and provide off-street parking. Building will take place in multiples of ten units at a time and ultimately there will be 28 or 30. Chairman Bentley asked Mr. Acton if he expected to build this building with new material. Mr. Acton said that he did not expect to discuss that at this meeting. He said your building code covers quite clearly about the materials. Mr. Englund, 9611 Cardwell - Aren't multiple dwellings already in there? There is one on the north side of Plymouth Road. Mrs. Robert Maltby, Cardwell Street - This board has already set a precedent against multiple dwellings. The Chair asked if the Planning Commission was ready to make a decision. Upon a motion duly made by Clarence Jahn and seconded by Dallas Hay, it was RESOLVED, to table Petition #46 for further study and discussion. Roll call vote was taken with the following result: AYES: Bentley, Bower, Byers, Conway, Hay, Jahn and Russell. NAYS: None At approximately 9:05 PM, Robert Maclntyre arrived. Petition #47, Joseph and Hannah Schultz, was then read by Mr. Hay. Chairman Bentley asked if the petitioner would like to speak for his petition. Mrs. Ed Blazenik of Detroit, daughter, of Joseph and Hannah Schultz - My father is out of the state and cannot come tonight. Chairman Bentley advised Mrs. Blazenik that changing the classification from C-1 to C-2 does not allow for a tool shop. Mrs. Cazello, 19124 Middlebelt - We do not want to change to a C-2 classifi- cation. There are nice homes and we do not want machine shops. Mr. Cazello - My grandmother has a farm across the street. The place used to be a grocery store and is now going to be a machine shop. Mrs. Cazello - I talked to Mr. Ziegler and some of the neighbors and they are all against the C-2 and want it left as C-1. Mrs. Blazenik - If all the people objected to it, why didn't they have a petition? Mrs. Cazello - We could not find out what was going in there. I didn't see the newspaper about the petition for the change. 161 Mrs. Blazenik - My father tried to make a small shopping center but was not able to buy the property. He has an invetment and had the property before the city was born. Upon a motion duly made by Dallas Hay and seconded by Harold Bower, it was RESOLVED, that a recommendation be made to the City Council that the request in Petition +47 to change the zoning from C-1 to a C-2 be granted on the following conditions: 1. That the petitioner understands that a machine shop is not allowable in a C-2 zoning. 2. That a greenbelt of trees and shrubs be made and main- tained in a healthy growing condition of not less than 8 feet in width where his property abutts or adjacent to residential property. 3. That utilities easements be granted. 4. That road right-of-way be provided for according to the MASTER THOROFARE PLAN for the City of Livonia, A roll call vote on the foregoing resolution was taken with the following result: AYES: BEntley, Bower, Byers, Conway, Hay, Jahn, Russell and Maclntyre NAYS: None Petition +48, Keith M. and Majie Gale, was than read by Mr. Hay. Chairman Bentley asked if the petitioner wished to speak for his petition. An amendment was presented at the hearing and was also read by Mr. Hay. Mr. H. C. Pratt, 38275 West Six Mile - This plot of land is 750 feet wide and over a half mile deep and is zoned for agriculture. A concrete building is on the property and is 24 by 48 feet and in the past was used for a dairy barn. Mr. Gals has ordered a light metal moulding machine to go into business for himself. This type of operation would be on a small scale and would be for light moulding products. I have two products that will be produced if granted permission by this board. (Mr. Pratt displayed two pieces of metal approximately 5 inches in length.) Mr. Gale does not desire to have entire plot rezoned. 274 feet wide 280 feet deep to provide ingress and egress to the building. A petition was submitted to the Commission and was read by the secretary. The petition was dated December 15, 1951, contained 24 signatures and ad- dresses, and objected to the machine shop and requested that petition +48 be denied. Chairman Bentley asked Mr. Pratt to examine the petition if he so desired. Mr. Pratt examined the petition and discovered one person had signed his petition for the change in zoning and had also signed the peittion against the change in zoning. He stated that he did not know if the noise factor would be present in this shop but there would be no odors. The nearest neighbor is 1,000 feet away. No one was present to speak against the petition. Upon a motion duly made by Edwin Conway, seconded by Dallas Hay, it was RESOLVED, to table petition +48 for further study and discussion. 168 A roll call vote was taken with the following result: AYES: Bentley, Bower, Byers, Conway, Hay, Jahn, Maclntyre, Russell. NAYS: None Petition #49, Ira Petersime, was then read by Mr. Hay. Mr. Fred Detloff- 3725 Field, Detroit - I am a property owner in the Sub- division and I would like to know what is to become of the property I have here in Livonia. Mr. Brashear - Part of the lot will be in the Civic Center, in which case, the City intends to buy the property or will have to condemn same. Homer Wixson, 32838 Five Mile - I am right across the road from the Civic Center and the property is zoned for homes now. It would be commercial. The Chair advised Mr. Wixson to petition for a zoning change (Mayfield and Lovett). Upon a motion duly made by Dallas Hay, seconded by Walter Russell, it was RESOLVED, to recommend to the City Council that the streets and alleys be vacated as requested in Petition #49, which should also include Hubbard Road within said subdivision. Roll call vote was taken on the foregoing resolution with the following result: AYES: Bentley, Bower, Byers, Conway, Hay, Jahn, Maclntyre and Russell. NAYS: None Petition #50, Dunbar McGee, was then read by Mr. Hay. The Chair asked if the petitioner wished to speak for his petition. John L. Potter, representing Mr. McGee - This is a pie shaped parcel, etc. (gave detailed description) and we are hoping if this board grants the change in zoning, to improve that corner. We intend to change it from a hazardous corner to a desirable corner by good lighting. We intend to erect a building. Mr. McGee has been in Livonia for five years and he intends to make a drive-in restaurant on that corner. We have contacted some of the people around there and they seem to have no objections. Joan Barber, 9062 Butler - The entrance is going to be off West Chicago, is that right? Mr. Potter - The entrance will be off W. Chicago and also off Ann Arbor Road. Miss Barber - There have been many accidents out there and our roads are nearly impassable in the spring. What are they going to do about the roads? Mr. Potter said that improvements would be made around the drive-in restaurant. Mr. Jennings, 38115 Menton - I would like to read what I have to say. (He presented an enlarged drawing of the location of the proposed drive-in restaurant). For 23 years we have witnessed six serious accidents on this curve. Two of them resulted in death. Later the accidents will be getting worse. The mail boxes are demolished at least once a month out there. At Houghton where cars would be entering the highway from the restaurant, there is an incline that would be doubly hazardous in slippery weather. The building of a drive-in restaurant would create a worse traffic hazard than we have now. 165 Rudolph Fetus, 9466 Vermont - Houghton Street is the only other outlet besides Hix for traffic to leave. At approximately 9:55 PM, Walter Russell left the meeting. Mr. Fred Hearn, 9199 Hix - How many times has this property been changed. First it was farm land and then it went to residential. How did the gas station get in? It was changed to put the gas station in. It was revealed that Mr. Hearn was not talking about the same property as mentioned above. Mr. W. A. Cooper, 38116 Menton - I talked to Mr. Waymeier, Safety Engineer of Wayne County Road Commission and he said it should not be used for a drive-in restaurant. He recommended that the property be condemned by the City and used as a park. Mr. W. H. Gabhart, 9438 Backwell - Last fall we purchased a piece of property which is three blocks from the restaurant and we paid a pretty sum of money for it. If the restaurant goes in, it will lower the value of my property. We are all against having it go in. Chairman bentley asked all those in favor of changing the zoning for a drive- in restaurant to raise their hands. One hand was raised. Approximately 25 hands were raised in opposition. Upon a motion duly made by Dallas Hay, seconded by Robert Maclntyre, it was RESOLVED, to recommend to the City Council that the request in Petition #50 be denied. Roll call vote was taken on the foregoing resolution with the following result: AYES: Bentley, Bower, Byers, Conway, Hay, Jahn and Maclntyre NAYS: None Petition #51, Harry E. Wolfe, et al, was then read by Mr. Hay. Mr. Waring made a brief explanation to the assembly regarding the necessity of off-street parking and the greenbelts that would be required in the new zoning ordinance. Mr. H. S. Wolfe said that the purpose of deepening the property zoning is for off- street parking. He also said that the petition was probably worded wrong, but he was interested in having the front section of the lot remain in a C-2 classification. Mr. John Hulett, 31485 Five Mile Road - I represent the Livonia Garden Civic Association and I have 117 names of people in the subdivision and 13 names of ad.ja.ctnt land owners who object to the petition in respect to the fact that people in the neighborhood do not want business property so close. They had all purchased property with the understanding that there would be another residence in that space. They do not object to the C-2 zoning on Five Mile as they would like to have stores in there. The present owner probably has no other plans than a parking lot in the back part of the lot, but what about the next owners? After making a study, we find that a C-2 zoning is not needed for parking. 167 Mr. Wolfe said that he wanted a thorough understanding about the lot, he does not care about the particular classification in the back part just so it can be used for parking, but the front part is to remain C-2. Mr. Brashear asked if it would be satisfactory to change the zoning for parking only, and asked also if the people felt that the ideas of providing parking with greenbelts is a good proposition. Mr. Hulett: Don't you think it would be best to wait and see where the green- belts will be? Joe Krauss, 15160 Arden - There is no law saying that there has to be green- belts, is there? There is no guarantee that there will be greenbelts. What if he didn't develop the property? What if he sold it? Mary McKay, 15232 Melrose - Mr. Wolfe is asking for parking space. What kind of a business is going in there? Mr. Wolfe- The front part is zoned for C-2. If you provide off-street parking you could get better tenants. Mary McKay - The property is not big enough for super markets. Smaller stores should go in there. Mr. Bentley explained about the serious problem that has been created on Plymouth Road regarding the lack of off-street parking. Leon Kehoe, 15160 Auburndale - Regarding greenbelts, could they also be a solid brick wall? Sore people in Detroit ended up with a concrete wall about three feet from their house. Mr. Robert Durivage, 14943 Melrose - I understood the complete area was resi- dential. I think it wan misrepresented to me in the first place. I didn't realize that it was 0-2 until now. Mr. Wolfe objected and said that it was not misrepresented to anyone. Mr. Art Davis, Merriman Road - You were asked by a lady a little while ago what kind of business would go in there and you ignored the question. Who can request a rezoning, the property owner, or can anyone request it. Kay Durivage, 14943 Melrose - If they will be buildings for Livonia Gardens people, why have parking? It will be 100 feet between property owner and the stores. Mr. Deremo, 15137 Auburndale - I object to the petition. It is too broad. There is too much arca for parking and there should be more than 8 feet for greenbelts. 100 feet are needed. Pat Kennedy, 15223 Merriman - There stores are usually open until 9 to 10 PM on Thursday, Friday and Saturday evenings, and in the summertime with cars continually coming and going, the gases and noise would be objectionable. I would not have bought my property if I had known the zoning. Mr. Sias, 15026 Auburndale - I would like to ask a question, is there any provision in the Zoning Ordinance covering this? Could Mr. Wolfe submit a plan for development of that area subject to the review of the Civic Association. Could the zoning be made subject to the basis of the plan? 169 Mr. Wolfe - For future use, you should have parking space. You should set up a regulation right now for parallel parking. I was asked to do something about the situation on Five Mile Road. Upon a motion duly made by Dallas Hay and seconded by Clarence Jahn, it was RESOLVED, to table Petition #51 until the regular meeting to be held on March 26, 1952. Mr. Wolfe requested that the Planning Commission change the perition for lesser classification. Roll was called on the above resolution with the following results: AYES: Bentley, Bower, Byers, Conway, Jahn, Maclntyre and Hay. NAYS: None At approximately 10:40 PM, the public hearing was adjourned. * * * * * * * * * * * * MINUTES OF THE TWENTY-FIRST SPECIAL MEETING The Chair called the meeting to order at approximately 10:55 PM. Following a discussion on Petition #14, Louis Savage, a motion was duly made by Harold Bower, seconded by Edwin Conway, and it was RESOLVED, to recommend to the City Council that Petition #44, be granted. A roll call vote was taken with the following results: AYES: Edwin Conway and Harold Bower NAYS: Bentley, Byers, Hay, Jabn and Maclntyre. Petition #45, Hoke Levin, et al, was then discussed and upon a motion duly made by Harold Bower and seconded by Edwin Conway, it was RESOLVED, that the request in Petition #45 be granted by the City Council on the following conditions: 1. That a building line set back of 60 feet be provided from the center line of Plymouth Road and the center line of Farmington Road. 2. That the development and use of said property be coincident with a certain preliminary sketch for a commercial development prepared by Charles N. Agree, Inc. entitled, "Scheme C, Job 1033," and identified by the signature of the secretary of the Planning Commission. 3. That where land in Petition #45 abutts or adjacent to residential property that a proper greenbelt of trees and shrubs be provided and maintained in a healthy growing condition of not less than 8 feet in width. 1[1: 4. That all utilities easements be granted. 171 A roll call vote on the foregoing was taken with the following result: AYES: Bentley, Byers, Conway, Hay, Bower, Jahn and Maclntyre NAYS: None Following a discussion on Petition #46, a motion was euly made by Dallas Hay seconded by Clarence Jahn, and it was RESOLVED, to table Petition #46, Albert Acton, until the regular meeting to be held on March 26. A roll call vote was taken with the following result: AYES: Bentley, Byers, Conway, Hay, Jahn, Maclntyre NAYS: Bower. Mr. Acton said that he had purchased his property on an option and it would expire very shortly. We propose to bring in a used apartment building which is now located on Kirby and 16th Streets in Detroit. Mr. Bentley said that R-3 is for 2 or 3 lots only and would be in an R-2 district. He advised that this would be spotty zoning and is not normally granted. Upon a motion duly made by Harold Bower, seconded by Dallas Hay, it was RESOLVED, to recommend to the City Council that the request to change zoning to an M-1 classification in Petition #48, EKeith and Majie Gale, be denied. Roll call vote was taken on the foregoing with the following result: AXES: Bentley, Byers, Conway, Hay, Jahn, MacIntyre and Bower. NAYS: None Upon a motion made by Edwin Conway, seconded and unanimously carried, it was RESOLVED, to adjourn this meeting. At approximately 11:30 Pm, the Chair declared the meeting adjourned. �.Lc, ( elen E. Byers, Secy ary ATTESTED: --c7"---4 ,,/,._c,�.-_�. l ,,/ George N. Bntley, Chairman 1