HomeMy WebLinkAboutPLANNING MINUTES 1958-12-02 I
ItiMINUTE'S OF THE 99TH ST WIAL MEETING 2296
AND A PUBLIC HEARING OF THE CITY
PLANNING COUMISSI ON OF TILL CITY OF
LIVONIA
On December 2, 1958, the City Planning Commission of the City of
Livonia held a Public Hearing and the 99th Special Meeting at the
Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr.
Robert L. Angevine, Chairman, called the meeting to order at approx-
imately 8:10 p.m.
Memberspresent: Wilfred Okerstrom, William R. Robinson, Robert L.
- Angevine, Charles Walker, Leonard Kane, Robert
:ce.cock, and Dennis Anderson
• Members absent: H. Paul Harsha, and Robert Greene
• Mr. David Mc Cullough, City Planner and Mr. Rodney Kropf, Assis-
tant City Attorney were present along with approximately 17 persons.
Mr. McCullough announced the first item on the agenda was Pet-
- ition M-139 by Casimir C. Gawron requesting permission to build a two
Cstall sl,vice station on the Southwest corner of Ann Arbor Trail and
Ann Arbor Road and situated in the Northeast 1/4 of Section 31.
Mr. Gawron presented plans of the proposed gas station stating that
at the intersection of Ann Arbor Road and Ann Arbor Trail the width
of the streets were 120 ft. wide which eliminated any traffic
hazard. Stated further that the present zoning is C..1 and that the
gas station would not require the complete commercial area but only
the corner. A food store would be erected at a later nate.
Mr. Robinson suggested this item be taken under advisement. Mr.
Okerstrom concurred with Mr. Robinson.
There was no one in the audience who wished to speak in favor or
opposed to petition. Mr. Angevine declared this item would be
taken under advisement.
Mr. Mc Cullough announced the next item on the agenda was Petition
M-140 by Leonard E. Ricketts requesting permission to Ilse subject
property for cleaning plant and laundry plant, on the Southeast
corner of Middlebelt a nd Elsie Avenue and situated in the North-
west i/4 of Section 24.
[ Mr. Donald Deremo was present. Mr. Mc Cullough stated that the
ICpetition had faile d to comply with the ordinance inasmuch as the
required signatures had not been submitted to the Commission but
that Mr. Deremo has asked that the petition be approved subhect
to obtaining the necessary signatures .
Mr. Peacock stated he fel t that petition should not be on the
a''" nda until the petitioner had complied with the ordinance.
ILAL
:� r., tR
At .
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li: Mr. Deremo stated he understood that dry-cleaning plants will be
allowed in C-2 districts in the revised ordinance pending, with-
out the approval of the City Planning
subject to obtaining nnCommission,
m but
the
suggested
again that this petition be .app
necessary signatures .
There was no one in the audience who wished to speak in favor or
opposed to petition.
Upon a motion duly made by Mr. Robinson, supported by Mr. Kane,
it was
#12-367-58 RSOLVED that, pursuant to a Public Hearing having
been held on Tuesday, December 2, 1958, the City
Planning Commission does hereby grant Petition M-11.0
of Leonard E. Ricketts requesting permission to use
subject property for cleaning plant and laundry
plant in the Northwest 1/4 of Section 24, subject
to the petitioner complying with the requirements in
the proposed ordinance and also, subject to the pro-
curement of the necessary signatures and
FURTHER : R?SOL`ILD,notice of the above hearing was sent to
property owners within 500 feet, petitioner and City
EDepartments as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the
following:
AYES: . Kane, Vtalker, 0kerstroia, Robinson and Angevine
NAYS: Peacock, a nd Anderson
The Chairma n declared the foregoing resolution is adopted.
Mr. Mc Cullough announced the next item on the agenda was Pet-
ition M-141 by Walter T. Hall requesting permission to erect
42' x 40' flat face sign constructed of porcelain enamel and
plastic, lit internally with slim line lihting at 33501 Five
Mile Road between Surrey a nd Edington in the Southeast 1/4 of
Section 16.
Mr. Hall, who was present, stated that the proposed sign would
be installed flat against the building protruding approximately
84 from the wall with slimline li;;hting.
There was no one in the audience who wished to speak in favor or
opposed to petition.
E Upon a motion duly made by Mr. Walker, supported by Mr. Peacock,
it was
#12_368-58 RESOLVED that, pursuant to a Public Hearing having
been held on Tuesday, December 2, 1958
, City
Planning Commission does hereby grant Petition M-141
of waiter T. Hall requesting permission to erect
momemomm
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a 42' x 40 ' flat face sin constructed of porcelain
enamel and plastic, lit internally with slim line
lighting in the Southeast 1/4 of Section 16, and
FURTHt RESOL TED, notice of the above hearing was
sent to property owners within 500 feet, petitioner and
City Departments as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the
following:
AYES: Peacock, Kane, Walker, Anderson, Okerstrom,
Robinson, and Angevine.
NAYS: None
The Chairman declared the foregoing resolution is adopted.
Mr. Mc Cullough announced the next item on the agenda was the
proposed Kingsbury Heights Subdivision submitted by Mr. 3ruce
Polozker located on the Northwest corner of Five Mile and Levan
Roads in the Southwest 1/4 of Section 17. Preliminary approval
granted July 15, 1958. Plat revised since approval was granted.
Mr. Polozker was not present .
Mr. Mc Cullough submitted a letter dated December 2, 1958 from
the Bureau of Inspection, and a letter dated November 25,1958
from the Fire Department. He further stated that he had several
objections pertainins to proposed plat, as follows :
1. Marie has been used asa street name elsewhere, there-
fore Marie in this plat should be renamed.
2. No Contours shown,
3. Names and locations of all aujoining subdivisions
and streets missing,
4. Proposed location of sewer and water lines with fire
hydrant locations,
5. Name and address of subdivider omitted:,
6. No overall area plan provided as required by the Sub-
divisions Rules and Regulations,
7. Pedestrian crosswalks ought to be indicated until
such time as the subdivision Rules and Regulations
are amended to eliminate them,
There was no 'one in the audience who wished to speak in favor or
in opposition.
Mr. Okerstrom stated he felt this item should be tabled in order
to give the subdivider an opportunity to speak.
Mr. Robinson suggested that this item be taken under advise-
ment and to notify the subdivider when it will be on the agenda
for a Study Meeting.
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Mr. Angevine stated that this item would be taken under advise-
ment .
Mr. Cullough announced the next item on the agenda was the pro-
posed Burton Hollows Subdivision d2 submitted by Stephan F.
Slavik, Slavik Builder, Inc., located on the South side of Six
Mile Road Approximately 1400 feet West of Farmington Road in
the Northeast 1/4 of lection 16. This plat has been revised
since preliminary approval was granted July 16,1957 and an ex-
tension of one year granted July 1, 1958. Mr. S. Slavik was
present.
Mr. Mc Cullough submitted a letter dated December 2, 1958 from
the Bureau of Inspection.
The following objections were raised by the Plat Committee :
1. Gill Road on Major Thoroughfare plan would bisect Lots
353 and 354. If Approval is granted, it must be subject
to amending the Master Thoroughfare Plan so as to delete
Gill or change its location.
2. Approval must be subject to the subdivisions regu-
lations being amended to eliminate the necessity of
Pedestrian crosswalks on all 800 ft. blocks.
. Several blocks exceed the maximum length of 1320 ft.
. Burton Lane continuation on Burton Hollows Estates
3 is called Hollow Lane,
5. Contours needed particularly along the eastern boundpy..
6. No lcoation map showing surrounding subdivisions.
7. No distance shown to nearest north and south road.
8, wlii tcomb should be where Grove is shown..
9. Call nlitcomb something different .
10. Bloomfield should be Grove.
Fr. Slavik stated that there were no changes on this plat since
the preliminary plat was approved July 16, 1957 with the ex-
ception that the lots were increased in size which consequently
decreased the number of lots. Stated further that 96% of the
lots were nov80 ft. frontage in a R1A zone.
Mr. Okerstrom suggested that a turn around be designated at the
end of Burton Lane. Mr. Slavik stated that it was designated on
the plat originally approved, and that the contours, sewers and fire
hyd rants were also shown.
Upon a motion duly made by Mr. Walker, supported by Mr. Kane,
it was
#12- 58 RESOLVED that, pursuant to a Public Hearing having
been held on Tuesday, December 2, 1958, the City
Planning Commission does hereby give approval to the
preliminary plat of the revised Burton Hollows Sub-
division #2 located in the Northeast 1/4 of Section 16,
2300
subject however, to the following conditions :
IL: 1. That, the Major Thoroughfare Plan be amended
so as to delete or re-locate Gill Road from the
major thoroughfare plan,
2. That section 4.06 of the Subdivision Regulations
be amended subsequently in order to eliminate the
necessity of pedestrian crosswalks in this
subdivision
3. That the subdivider supply corrected street names
wherever such corrections are necessary in the
opinion of the City Planner, and further comply
with the subdivision rules and regulations in
all respects .
Mr. Anderson stated he felt that this plat should be identified
by date in the resolution and suggested that the resolution be
amended, to reflect this date.
Mr. Walker concurred to the suggestion, as did Mr. Kane.
Upon a motion duly made by Mr. Walker, supported by Mr. Kane and
unanimously adopted, it was
#12-369-58 RESOLVED that, pursuant to a Public Hearing having
been held on Tuesday, December 2, 1958, the City Plan-
ning Commission does hereby give approval to the re-
vised preliminary plat, dated October 17, 1958 of the
Burton Hollows Subdivision No.2 located in the North-
east 1/4 of Section 16, subject, however, to the
followins Conditions:
(1) that the major thoroughfare plan be amended so
as to delete or relocate Gill Road from the Major
Thoroughfare Plan,
(2) that Section 4.06 of the Subdivision Rule & Regu-
lations be amended subsequently in order to elim-
inate the necessity of pedestrian crosswalks in this
subdivision.
(3) that the subdivider supply corrected street names
wherever such corrections are necessary in the
opinion of the City Planner and further comply
with the Subdivision Rules and Regulations in
all respects, and
FURTH R RESOLVED, notice of the above hearing was
sent to the abutting property owners, proprietor, City
Departments as listed in the Proof of Service and
copies of the plat together with notice having been sent
to the Building Department, Superintendant of Schools,
Fire Department, Police Department, Parks & Recreation
Department and Members of the Plat Committee.
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The Chairman declared the foregoing resolution adopted:
Mr. Mc Cullough announced the next item on the agenda was a
Petition by the City Planning Commission on its own motion to
determine whether or not the Master Thoroughfare Plan of the
City of Livonia should be amended so as to change the designation
and width of Yale Avenue a nd to reduce the width of Lyndon.
There was a brief discussion as to there Yale Road was located
on the Master Thoroughfare Plan. The question was asked if the
road would be changed from where it is presently located on the
Master Plan. Several commissioners examined the Merucci Bros.
Subdivision plat which recently had its preliminary approval
and which has Yale Avenue designated for the entire length of
the subdivision.
Mr. Anderson stated he felt that this item should be taken under
advisement for further study before action is taken.
Mr. Robinson stated he felt that the matter of Yale Avenue
should be acted upon tonight even if the remaining items
in the petition were not acted upon.
Mr. Anderson questioned eliminating one of the mile roads by
decreasing the width of Yale.
Mr. calker questioned having a half mile road designated in a
subdivision as it is at present, felt this was not proper
planning.
Mr. Angevine stated that in the Traffic Study, Yale is not
designated as a 120 ft. highway.
An interest/property owner stated she objected to the jog of Yale
Avenue when it reaches Six Mile Road.
Mr. Kane stated he would like to make a motion to approve afore-
mentioned petition insofar a s it related to Section 20 and 21.
Mr. Robinson supported Mr. Kane 's motion.
Mr. Kropf stated that an amendment to the Master Plan requires
an affirmative vote of at least six members of the Planning
Commission.
A roll call on the foregoing motion made by sir. Kane and support-
ed by Mr. Robinson resulted in the following:
AYES: Kane, Walker, Robinson and Angevine
NAYS: Peacock and Okerstrom
NOT VOTING: Anderson
The Chairman declared the foregoing motion was no carried.
2302
Upon a motion duly made by Mr. Kane, supported by Mr. Robinson and
unanimously adopted, it was
#12-370-58 RESOLVED that Petition by the CitysPlan ingoCommiseion
to determine whether or not the
Plan of the City of Livonia should be amended so as to
change hewidth of Lyndon, is
of Yale Avenue and
hereby tabled until
to reduce
the next regular meeting.
The Chairman declared the motion is carried.
Jar. Mc Cullough announced the next item on the agenda was a Pet-
ition by the City rianning Commission on its own motion to deter-
mine whether or not the
soastodelete Hix and Lyndon Roads aeTrletPlan of the dof
Livonia should be
Section 19.
Mr. 1"'ilfred Cann, 11}1}75 Newburgh objected to deleting Lyndon Avenue
and inquired as to who would be made to pave a road if designated.
Mr. Robinson informed Mr. Cann that the portion ofthe
road
finth the
subdivision would be paved by the developer . 1Jr. Robinson
r
stated that he felt that the petition is incorrect and that it
should be taken evedetermined
Planner would tudythis item fther and submit his recommendations
to the Commission at a Study Meeting.
Upon a motion duly made by Mr. Kane, supported by Mr. Okerstrom
and unanimously adopted, it was
#12-371-58 RESOLVED that this Public Hearing is hereby duly ad-
journed at 9:25p.m. on Tuesday, December 2, 1958.
Recess was called at approximately 9:26 p.m.
Mr. Angevine called the 99th Special Meeting to order at approximate-
ly 9:35 p.m. with all those present now who were present a the end
of the Public Hearing.
Upon a motion duly made by Mr. f'-alker, supported by Mr. Peacock,
it was
#12-372-58 RESOLVED that, pursuant to a Public Hearing
hvng
been held on Tuesday, September 2, 1958, City
Planning Commission does hereby deny Application TA-39
by Hugh Caverly requesting permission to remove top-
soil located on the North side of Five Mile Road, east
of Newburg Road in the Southwest 1/4 of Section 17,
for the reason that the information submitted by the
petitioner has not sufficiently shown the proper
grade of the property so as to enable the Commission
to favorably grant this Petition, a nd
FURTHER RESOLVED, notice •.of the above hearing was
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sent to the property owners within 500 feet petitioner,
City Departments as listed in the Proof of Service
aEd recommendations having been obtained from.' the
Department of Public Works under date of August 6, 1958
and from the Police Department under date of August
6, 1958.
A roll call vote on the foregoing resolution resulted in the follow-
ing:
AYES: Peacock, Kane, Walker, Anderson Robinson & Angevine
NAYS: None
NOT VOTING: Okerstrom
The Chairman declared the resolution is adopted a nd petition is
denied.
Upon a motion duly made by Mr. Kane, supported by Mr. Peacock,
it was
#12-373-58 RESOLVED that, pursuant to Public Hearing
aayssubmiten
held on November 18, 195 on Kelly for a chane
by John Hamilton agent for Lambrecht-
of zoning in the Northeast 1/4 of Section 31 from RUFB to
C-24 the City Planning Commission does hereby recom-
mend to the City Council that Petition 7,-318 be denied
for the follwing reasons:
(1) zoning
would not
be
in harmony
with the comprehensive zningplanofthe City,
(2) that the existing zoning is in harmony with the
zoning of the surrounding properties and the uses
permitted thereunder are sufficient to enable the
petitioner to develop such land without undue
hardship or detriment, and
FURTHER RESOLVED, notice of the above hearing was pub-
lished in the Official newspaper,
eandan ticeheofiwhichnhearing
under
date of October 30, 195 eak & Ohio
was sent to The Detroit Edison Co. , Chesapeak
Railway Co., Michigan Bell Telephone Co. , oOhio
Power Co., City Department and petitioner as listed in
the Proof of Service.
A roll call vote on the foregoing resolution resulted in the follow-
ing:
AYES : Peacock, Kane, Walker, Anderson, Robinson & Angevine
NAYS : None
NOT VOTING: Okerstrom
The Chairman declared the resolution is adopted and petition is
E denied.
Upon a motion duly made by Mr. Ka ne , supported by Mr. Peacock, it
was
•
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11 #12-374-58 RESOLVED that, pursuant to a Public Hearing having been
{ held on Tuesday, November 18, 1958 on Petition Z-320
as submitted by Mr. & Mrs . John E. Connolly, Mr & Mrs.
John Martin and The Coventry Corporation for a change
of zoning in the Southeast 1/4 of Section 16 from1R1B
to PS, the City Planning Commission does hereby recom-
mend to the City Council that Petition 71-320 be denied
for the following reasons :
(1) that the requested zoning would not be in harmony
with the comprehensive zoning plan of the City.
(2) that the existing zoning is in harmony with the
zoning of the surrounding properties and the uses
permitted thereunder are sufficient to enable the
petitioner to develop such land without undue
hardship or detriment , and
FURTH Jt RESOL VID, notice of the above hearing was
published in the official newspaper, The Livonian,
under date of October 30, 1958 and notice of which
hearing was sent to The Detroit Edison Co., Chesapeake
& Ohio Railway Co., Michigan Bell Telephone Co. , The
Consumers Power Co. , City Departments and petitioners
as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the
following:
AYES: Peacock, Kane, Walker, Anderson, Robinson & Angevine
NAYS: None
NOT VOTING: Okerstrom
The Chairman declared the foregoing resolution is adopted and pet-
ition is denied.
Upon a motion duly made by Mr. Anderson, supported by Mr. Walker,
it was
#12-375-58 RESOLVED that, pursuant to a Public Hearing having been
held on Tuesday, November 18, 1958 on Petition Z-322
submitted by Leo R. Burton & Margaret Burton, !°aalter
H. Minge, and Gwendolyn Minge for a change of zoning
in the Northw est 1/4 of Section 24 from RUFB to C-2
the City Planning Commission does hereby recommend
to the City Council that Petition Z-322 be denied
for the following reasons:
(1) that the requested zoning would not be in harmony
with the comprehensive zoning plan of the city,
li (2) that the existing zoning is in harmony with the
zoning of the surrounding properties and the uses
permitted thereunder are sufficient to enable the
petitioner to develop such land without undue hard-
1
1,
2305
ship or detriment, and
FURTHER RESOLVED, notice of the above hearing was publish-
ed in the official newspaper, The Livonian, under date
of October 30, 1958 and notice of which hearing was
sent to The Detroit Edison Co. , Chesapeak & Ohio
Railway Co., Michigan Bell Telephone Co., The Consumers
Power Co. , City Departments and petitioners as listed
in the Proof of Service .
A roll call vote on the foregoing resolution resulted inthe follow-
ing:
AYES: Peacock, Kane, Walker, Anderson Robinson & Angevine
NAYS: None
NOT VOTING: Okerstrom
The Chairman declared the resolution is adopted and petition is
denied.
Mr. Mc Cullough announced the next item on the agenda was Petition
Z-324 by Mildred Melow, Abbie Curtis Scheunemann and Eckels
Development are asking that the zoning classification on a parcel
of land located on the Southwest corner of Five Mile and Newburgh
Roads in the Northeast 1/4 of Section 19, portion of the proposed
Castle Gardens Subdivision, be changed from RUFB to C-2, Public
Hearing November 18, 1958 item be taken under advisement; study
meeting November 25, 1958.
Mr. Valker that area in petition is shown on the proposed master
pattern to be a sh opping area for this residential section and
it is also shown on the proposed shopping plan of the City. It was
determined that the area in the petition was larger than designated
on the Master Pattern.
Mr. Walker further stated he felt that this area was in need of a
shopping area because of the proposed subdivision and if no area
is designated the residents of this subdivision would have to
shop in the neighboring townshio which borders the proposed sub-
division. Felt that the Planning Commission should determine a
shopping area for this reason.
Mr. Robinson stated he concurred with Mr. Walker and that before
any action is taken on this petition, a study should be made to
determine just how much of a commercial area there should be in this
section. He stated that there w ere commercial areas in the surround-
ing area proposed near the Country Homes Subdivision #5 and also the
proposed Kingsbury Heights Subdivision.
Mr. Angevine stated that this item would be taken under advisement
for further study of the commercial area in this section.
Mr. Angevine stated that the next item on the agenda was Petition
Z-325 which pertains to a shopping center on a parcel of land
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located on the Southeast corner of Five Mile Road and Eckles Road
in the Northwest 1/4 of Section 19 be changed from RUFB to C-2,
would also be taken under advisement for further study.
Mr. Mc Cullough announced the next item on the agenda was Petition
7-332 by the City Planning Commission on its own motion pursuant
to request from the City Council to determine whether or not Section
4.05 of Article 4.00 of Ordinance No. 6o, entitled "zoning Ordinance
of the City of Livonia" should be amended. Public Hearing November
18, 1958 item taken under advisement; study meeting November 25, 1958,
This petition pertained to the minimum lot size required in the City
Of Livonia.
Mr. Patrick Foley, who was representing Rodman Meyers, Attorney for
several property owners in the northwest part of the City, asked
if he would be allowed to speak at this time, in spite of the fact
that this was not a public hearing.
Mr. Angevine asked Jr.+ Robinson to take a poll of the Commission
to determine whether or not they wished Mr. Foley to speak.
AYES: Kane, 17alker, Anderson, Okerstrom, Robinson & Angevine
NAYS: Peacock
Mr. Angevine asked Mr. Foley to limit the time to three minutes.
Mr. Foley stated they objected to the proposed ordinance due to the
fact that a large part of the area has been platted at 60ft. and that
there was no reasonable reason for upgrading the zoning as it will
force the builders to build more expensive homes. Felt that the new
ordinance would retard the development of the area and would also
complicate the proposed master pattern and would not develope into
a uniform pattern for the city. Stated further that they would like
to see this amendment defeated.
Upon a motion duly made by Mr. Peacock, supported by Mr. Anderson,
it was
#12- -58 RESOLVED that, pursuant to a Public Hearing having been
held on November 18, 1958 on Petition No. Z-332 by the
Planning Commission on its own motion pursuant to a request
from the City Council, the City Planning Commission does
hereby recommend to the City Council that Petition Z-332
be approved; provided, however, the Planning Commission does
further recommend that Sections 19, 20, and 21 not be
included in its recommendation with reepect to the proposed
amendment to the zoning ordinance.
FURTH :.R RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian, under date of
October 30, 1958 and notice of which hearing was sent to
The Detroit Edison Co., Chesapeake & Ohio Railway Co.,
Michigan Bell Telephone Co. , The Consumers Power Co., City
Departments as listed in the Proof of Service.
2307
> A roll call vote on the foregoing resolution resulted in the follow-
ing:
AYES: Peacock, Anderson, Angevine
NAYS:: Kane, Walker, Okerstrom and Robinson
The Chairman declared the motion was not carried, therefore resolu-
tion is not adopted.
Mr. Robinson questioned the hardships allowed in the ordinance in
these particular areas. Mr. Angevine felt that this was probably
a hang over from the original ordinance. Mr. Walker suggested that
the Planning Commission formulate a motion amending the Council's
amendment in relation to hardships .
Mr. Robinson suggested deleting the statement ". . . .and provided fur-
ther, that where any property owner can show to the Council of the
City of Livonia that the seventy (70) foot minimum frontage and eighty
four hundred (8400) squa re foot minimum lot area requirements
impose a practical hardship upon the use of property due to
special circumstances aria;ing from the location of such property,
the Council, upon recommendation of the City Planning Commission
may reduce such requirements to the extent that they seem such
reduction is necessary. . . ."
Upon a motion duly made by Mr. Robinson, supported by Mr.Anderson,
it was
#12-376-58 RESOLVED that, pursuant to a Public Hearing having been
held on Tuesday, November 18, 1958 on Petition Z-332
as submitted by the City Planning Commission pursuant
to a request from the City Council, the City Planning
Commission does hereby recommend to the City Council that
Petition 7-332 be approved, provided, however, that
the following is deleted from said petition:
". . .and provided further, that where any property owner
can show to the Council of the City of Livonia that the
seventy (70) foot minimum frontage and eighty-four
hundred (8400) square foot minimum lot area requirements
impose a practical hardship upon the use of property due
to special circumstances arising from the location of
such property, the Council, upon recommendation of the
City Planning Commission may reduce such requirements
to the extent that they deem such reduction is
necessary. . . ."
and,
FURTHER RESOLVED, notice of the above hearing was pub-
lished in the official newspaper, The Livonian, under
date of October 30, 1958 and notice of which hearing
, C
was sent to The Detroit Edison Co. , Chesapeake & Ohio
Railway Co., Michigan Bell Telephone Co., The Consumers
i
•
2308
Power Co. , City Departments as listed in the Proof of
Service.
A roll call vote on the foregoing resolution resulted in the follow-
ing:
AYES: Peacock, Walker, Robinson, and Angevine
NAYS: Kane, Anderson and Okerstrom
The Chairman declared the motion is carried and the resolution is
adopted.
Mr. Mc Cullough announced the next item on the a gena was a motion
by the City Planning Commission to hold a public hearing to deter-
mine whether or not to amend Section 4.07 of Article 4.00, Section
7.05, 7.08, and 7.10 of Article 7.00 of Ordinance No. 6o of the City
of Livonia. (R-3 Requirements)
Mr. Peacock suggested that sub-section (c) of Section 4.07 of Article
4.00 be amended to read "2800 feet for each dwelling unit" instead
of "3000 feet for each dwelling unit".
Upon a motion duly made by Mr. Peacock, supported by Mr. Walker and
unanimously a dopted, it was
,A""" #12-377-58 RESOLVED that, pursuant to Section 20.01 of the Zoning
" Ordinance of the City of Livonia, Ordinance No. 60, as
amended, the City Planning Commission at this time on its
own motion does hereby amend sub-section .(c) of proposed
revision of Section 4.07 of Article 4.00 to read "2800.
sq. ft. '+ and,
FURTHER RESOLVED that, a public hearing be held to deter-
mine whether or not to amend Section 4.07 (as amended)
of Article 4.00, Sections 7.05, 7.08 and 7.10 of Article
7.00 of Ordinance No. 6o of the City of Livonia, entitled
"ronine Ordinance of the City of Livonia" as follows :
THE CITY OF LIVONIA ORDAINS:
Section i. Section 1}.07 of Article 1}.00 of Ordinance No. 60, as
amended, is hereby amended to read as follows :
Section 4 007 Minimum Lot Area for Dwellings. The minimum lot
areas regired for the sites of all dwellings, together with
accessory buildings, hereafter erected, are hereby established
as follows :
(a) One-family dwellings. Each one-family dwelling, to-
gether with accessory buildings, shall be located on a
lot of a size and width not less than the minimum re-
quirements for a lot provided in Section 4.05 of this
ordinance;
(b) Two-family dwellings. Each two-family dwell_1ng
shall be located on a lot o a s ze and width noess ._
2309
than the minimum requirements for a lot provided in Sec...
rnJl .bc of this ordinance, plus four hundred' 00
square feet for each room of ei, .ht _0130 or more square
feet use or dwe ing purposes iin�-excess on one lj
living unit;
(c) Other dwellin s. teach dwelling other than a one-
famil or two- amil dwellin shall be located n a
loto su icient area to provide twe-thousand eoight
hundred (21300) square feet for each dwelling unit to
be contained therein;
(d) Lot Limitations . N o more than one dwelling shall
be placed on a single lot within a recorded plat, ex-
cept that parcels described as "outlots" may be so
arranged or subdivided as to provide for one or more
dwellings when the land area allocated to each dwell-
ing is equal to or greater than the lot area required
for the district, and the dwelling a nd land complies
with all of the ocher requirements of the district in
which it is located.
section 2. All ordinances or parts of ordinances in conflict
herewith are hereby repealed only to the extent necessary to give
this ordinance full force and effect.
flo Section ,. Should any portion of this ordinance be held invalid
for any reason, such holding shall not be construed as affecting
the validity of the remaining portion of this ordinance.
THE CITY OF LIVONIA ORDAINS:
Section 1. Article 7.CO of Ordinance No. 6o, as amended as follows :
Section 7.01__ plication of Article. The regulations
set forth in this article siva 1 apply in all R-3 Districts .
Section 7,02 Uses Permitted. In all R-3 Districts no build-
ing or i n' except as otherwise provided in this ordin-
ance, shall be erected or used except for one or more
of the following specified uses :
(a) All uses permitted in R-2 Districts :
(b) Multiple dwellings, apartment houses, rooming
houses , and hotels, on a roval of f the City Planning
Commission. The app Leant shall submit to the Citz_
Plannin: Commission a site .lan indicati _ the loca-
t on o a .ui d ngs s ruc ores oin s o in ess
a�ncle resss and off-street parkin facilities. Cit
arming Commission a rove s a e_ran a on y
wnie�'e the require s to plan indicates that the pprro_
posed use is not likely to enda er or be detrimental
to tie pu is safety an welfare, and where all other
2310
reqirements of this article have been complied with.
Section Z.03 Building Height. No building hereafter
erected or altered in R-3 Districts shall exceed
thirty-five (35) feet in height or two and one-half
(2-1/2) stories, except, however, that buildings per-
mitted in these dis tricts under this ordinance for
non-dwelling purposes, other than accessory buildings,
may be erected to a height not to exceed fifty-five
(55) feet, if approved by the City Planning Com-
mission as not being injurious to contiguous pro-
perty and if being in accordance with the spirit
and purposes of this ordinance.
Section 7:Q) Front Yard. Each lot in R-3 Districts
s a aye a front ya rd of not less than thirty-
five ( ) feet in depth•
Section .0 Side Yards : Residential Use. Every lot
on which a multiple dwelling erect d hall be
provided with a side yard on each sdde of such lot.
Each such side yard shall have a minimum width of
twenty (20) feet which shall be increa sed by one-
half (1/2) foot of each ten (10) feet or part there-
of by which the length of the multiple dwelling ex-
ceeds fifty (50) feet in over-all dimension along the
1[40 adjoining lot line.
Sectioim 7.06 Side Yards; Non-Residential Use. Every
lot on which a building or structure used for non-
dwelling purposes, other than accessory buildings
is erected, shall be provided with a side yard on
each side of such lot. Each such side yard' shall
have a minimum width of twenty (20) feet w hich shall_
be increased by one (1) foot for each five (5) feet
or part thereof by which the length of the building
or structure exceeds fifty (59) feet in over-all
dimension along the adjoining lot line and also, ty an
additional one (1) foot for every two(2) feet or part
thereof by which the height of such building or
structure exceeds thirty-five (35) feet.
Section 7.07 Side Yards; Abutting Upon, Street In R-3
Districts the width of side yards abutting upon a
street shall not be less than twenty (20) feet at
the first floor level, when rear yards abut rear
yards; however, in the case of a rear yard abutting
a side yard of an adjacent lot, the side yard abutting
upon a street shall not be less than twenty-five
(25) feet .
Section 7.08 Rear Yards Each lot in an R-3 District
shall have a rear yard of a depth of not less than
thirty-five (35) feet.
2311
"` Section 7.09 Off Street Parking Facilities. Off-Street
parking facilities shall be provided as herein.before
specified in Sections 4.37 to 4.40, inclusive, of
this ordinance.
Section 7.10 Frontin& o n Public Street. Each multi-
p1e dwelam. ng s a ron on apubl is street.
Section 2. All ordinances or parts of ordinances in conflict
fierewith are hereby repealed only to the extent necessary to give
this ordinance full force and effect.
Section 3. Should any portion of this ordinance be held invalid
for any reason, such holding shall not be contrued as affecting
the validity of the remaining portion of this ordinance.
that a hearing be held and that notice be given as pro-
vided in Section 20.01 of the zoning Ordinance,
Ordinance No. 60 of the City of Livonia and that there
shall be a report submitted and recommendation thereon
to the City Council.
The Chairman declared the motion is carried and a public hearing
will be held.
I: The following resolution was made by Mr. Peacock which died for
lack of support :
#12- -58 RESOLVED that, pursuant to a Public Hearing having been
held on November 18, 1958 on Petition 2-316 as submitte d
Frank J. & Viola Volk for a change of zoning on a parcel
of land located South of Six Mile Road approximately
4000 ft. East of Newburgh between Farmington and Newburgh
in the Northeast 1/4 of Section 17 and Northwest 1/4
of Section 16 from AGB to R1A, the City Planning Commis-
sion does hereby recommend to the City Council that
Petition 7-316 be denied for the following reasons :
(1) that the requested zoning would not be in harmony
with the comprehensive zoning plan of the City,
(2) that the existing zoning is in harmony with the
zoning of the surrounding properties and the uses
permitted thereunder are sufficient to enable the
petitioner to develop such land without undue hard-
ship or detriment.
Upon a motion duly made by Mr. Robinson, supported by Mr. Anderson,
it was
#12-378-58 RESOLV 2D that, Petition Z-316 by Frank J. & Viola Volk
requesting a change of zoning on a parcel of land locat-
ed South of Six Mile Road approximately 44000 ft. East of
Newburgh between Farmington and Newburgh in the Northeast
2312
ILJ1/4 of 'section 17, is hereby tabled until the next re-
gular meeting in January.
A roll call vote on the foregoing resolution resulted in the
following :
AYES: Kane, Walker, Anderson, Robinson a nd Angevine
NAYS: Peacock a nd Okerstrom
The Chairman declared the motion is carried and Petition Z-316 is
tabled.
Mr. Mc Cullough announced the next item on the agenda was Petition
Z-327 by John F. Uznis Builders, Inc., who are asking that the
zoning classification on a parcel of land located on the South side
of Five Mile Road approximately 1300 feet East of Leval Road in the
Northeast 1/4 of Section 20 be c8hanged from AGB to R1A and item taken under advisement; study
Public Hearing November 18, 1958,
meeting November 25, 1958.
Mr. Uznis, who was present, was his
sasked
would
e willing
to
delete the request of R 3 petition asfiledandto verbally
amend it to read R1A. Mr. Uznis stated he would be a greeable.
Upon a motion duly made by Mr. Robinson, supported by Mr. Peacock
IL and unanimously adopted, it was
#12-379-58RES0LVED that, Mr. John F. Uznis be allowed to verbally
amend Petition 7-327 to delete his request for R-3 zoning
and to amend his request from R1 to R1A and that a letter
confirming this be submitted to the Planning Commission.
The Chairman declared the motion is carried and petition is amended.
Upon a motion duly made By Mr. Peacock, supported by Mr. Okerstrom
and unanimously adopted, it was
##12-380-58 RESOLVED that, pursuant to a Public Hearing having been
held on Tuesday, November 18, 1958 on Petition Z-327,
as amended by Resolution #12-379-58, submitted by John F.
Uznis 3uilder, Inc., for a change of zoning in the North-
east 1/4 of Section 20 from AGB to R1A, the City Planning
Commission does hereby recommend to the City Council that
Petition Z-327 be gra nted, as amended, and
FURTH11 RESOLVED, notice of the above hearing was publish-
ed in the official newspaper, The Livonian, under date of
October 30, 1958 and notice of which hearing was sent to
The Detroit Edison Co. , Chesapeake & Ohio Railway Co. ,
Michigan Bell Telephone Co. , The Consumers Power Co. ,
City Departments and petitioner as listed in the Proof of
Service.
The Chairman declared the motion is carried and Petition Zi4327 is
granted as amended.
__ --__ __
2313
Mr. Mc Cullough announced the next item on the agenda was Petition
2.4335 by the City Planning Commission on its own motion to determine
whether or not a parcel of land located approximately 402 ft . north •
of Schoolcraft between Middlebelt and the west line of Buckingham
Village Subdivision #2 and situated inthe Southwest and Sourtheast
1/4 of Section 2 be changed from R-3 to R1A. Public Hearing
November 18, 195 , item taken under advisement; study meetingNovember
25, 1958.
Mr. Mc Cullough stated that a Mr. Wilson representing certain property
owners of property designated in Petition Z-335 has requested that
this petition be tabled until he can formerly submit his objections
to the petition.
Mr. Okerstrom suggested that Mr. V;ilson be allowed to speak at this
time in order to give the Commission an idea of his objections
now rather than by letter. Mr. Gordon, of Gordon-Begin requested
that he be allowed to speak also.
Mr. Angevine requested Mr. Robinson to take a poll on whether or not
the Commission desires Mr. Wilson and Mr. Gordon to speak.
AYES: Peacock, Kane, Walker, Anderson, Okerstrom, Robinson
and Angevine.
NAYS: None
Mr. Angevine requested that these gentlemen limit their statements
to three minutes.
Mr. Gordon stated he felt that the reason the Commission is request-
ing this change from R-3 to R1A is a fear that the developer may build
• intermittently. single' and multiple dwellings within the same area;
Mr. Gordon further stated if this is the Commission's reason for this;
rezoning, that they would be willing to enter some arrangement that
would prohibit this to take place, and they would also be willing to
replatt it in order to prevent such a thing to happen.
Mr. Okerstrom stated that was one of the reasons and asked Mr.
Gordon if he owned the adjacent property. Mr. Gordon stated they
did not, that Mr. rilson was the owner of this property.
Mr. Wilson stated he represented the property owners of the property
in question and they object to the proposed change in zoning.
Stated further that the property has been zoned R-3 since the zoning
ordinance has been enacted, and that the property owners feel this
is confiscating their land without due process of law. Felt that re-
zoning to R1A was downgrading the property. Stated he would like to
submit his written objections to this rezoning.
Mr. Robinson stated he would like to see the proposed replatting of
this area as suggested by Mr. Gordon. Mr. Gordon stated he mould
have this drawn up for the next study meeting of the Commission,
December 9, 1958.
Mr. Angevine stated that this item would be taken under advisement
until after the next Study Meeting.
2314
Mr. Mc Cullough announced the next item on the agenda was Petition
Z-328 by the City Planning Commission on its own motion to determine
whether or not Section 20.01 of Article 20.00 of Ordinance No.60,
entitled "Zoning Ordinance of the City of Livonia" should be amended.
Public Hearing November 18, 1958, item taken under advisement;
study meeting November 25, 1958. (Filing Fees)
Mr. Patrick Foley, representing Rodman Meyers for property owners in
the Northwest section of the City, requested. permission to speak
at this time but was denied the privilege 'after a roll call vote
on the subject.
A roll call vote resulted in the following:
AYES: Kane, Walker, Angevine, Peacock, Anderson, Okerstrom
and Robinson
NAYS: None
Upon a motion duly made by Mr. Robinson, supported by Mr. Kane and
unanimously adopted, it was
#12-381-58 RESOLVED that, Petition Z-328 having been considered at
a Public Hearing on November 18,1958, the Planning Com-
mission does hereby amend that portion of the petition
relating to filing fees so as to provide that such fee
shall in no event exceed 01500.00 with respect to any
request for a change of zoning.
The Chairman declared the motion is carried and petition Z-328
is amended.
Upon a motion duly made by Mr. Robinson, supported by Mr. Walker,
it was
#12-382-58 RESOLVED that, pursuant to a Public Hearing having
been held on Tuesday, November 18, 1958 on Petition
Z-328 as submitted by the City Blanning Commission
on its own motion to determine whether or not Section
20.01 of Article 20.00 of Ordinance No. 60, entitled
"Zoning Ordinance of the City of Livonia" should be
amended, the City Planning Commission does hereby
recommend to the City Council that Petition Z-328
as amended by Resolution #12-381-58 be approved,
and
FURTHER RESOLVED, notice of the a bove hearing was pub-
lished in the official newspaper, The Livonian, under
date of October 30, 1958 and notice of which hearing
was sent to the Detroit Edison Co., Chesapeake & Ohio
Railway Co. , Michigan Bell Telephone Co. , The Consumers
Power Co., City Departments and petitioner as listed
on the Proof of Service.
Mr. Angevine asked Mr. Robinson to take a poll whether or not the
audience should be allowed to speak at this time.
.
2315
AYES: Kane, ?T°alker and Angevine
3 NAYS: Peacock, Anderson, Okerstrom and Robinson
A roll call vote on Resolution #12-382-58 Resulted in the following:
AYES: Peacock, Kane, r"alker, Anderson, Okerstrom, Robinson,
and Angevine
NAYS: hone
The Chairman declared the motion is carried and Petition 7-328
is approved as amended.
Upon a motion duly made by Mr. Robinson, supported by Mr. Kane
and unanimously adopted, this 99th Special Meeting was duly
adjourned at approximately 10:45 p.m. on Tuesday, December 2, 1958.
ATTESTED:
if?fit' _--. ... .- .....------ - ---- .
R. . An vine, C airman
tilliam R. Robinson, Secretary