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HomeMy WebLinkAboutPLANNING MINUTES 1959-06-16 011[1. MINUTES OF THE 104TH REGULAR MEETING AND A PUBLIC HEARING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, June 16, 1959 the City Planning Commission of the City of Livonia held a Public Hearing and the 104th Regular Meeting at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Robert L. Angevine, Chairman, called the Public Hearing to order at approximately 8:10 p.m. Members Present: Dennis Anderson, Wilfred E. Okerstrom, H. Paul Harsha, Charles Walker, Robert Peacock, Robert Angevine and William R. Robinson Members Absent : Robert L. Greene* and Leonard K. Kane Mr. David R. McCullough, City Planner was present along with approximately 50 in- terested people. Mr. McCullough announced the first item on the agenda was Petition Z-392 by Joseph Rich, Walter R. and Aletha Phipps who are asking for a change of zoning on property located on the North side of Lyndon beginning approximately 600 ft. West of Farming- ton, in the Northeast 1/4 of Section 21 from RUFB to R1A. Mr. Deremo, attorney for petitioners, was present. Mr. McCullough stated a letter dated June 16, 1959 kt.d been received from Milton R. Holley, 14821 Farmington Road in which he requested that the lots proposed at the rear of his property be platted for 66 ft. wide in order to conform with the width ILof the lots facing Farmington. Mr. Deremo,in answer to Mr. Peacock's question if there was a proposed plat for this area, stated they had no plat as yet. He also stated that they had been before the Commission previously requesting R-3 for this area but that the Commission had not been agreeable. This was their reason for requesting R1A. %1•11...; was no one in the aud .:nce who wished to speak in favor or opposed to petition. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Peacock, it was #6-183-59 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z-392 as submitted by Joseph Rich, Walter R. and Albtha B. Phipps for a change of zoning in the Northeast 1/4 of Section 21 from RUFB to R1A, the City Planning Commission does hereby recommend to the City Council that Petition Z-392 be granted, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian under date of May 28, 1959 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, Walker, Harsha, Anderson, Okerstrom, Robinson and Angevine NAYS: None Mr. Angevine declared the foregoing resolution is adopted. .54/(, 2 110i Mr. Rodney C. Kropf, Assistant City Attorney arrived at approximately 8:15 p.m. Mr. McCullough announced the next item on the agenda was Petition V-45 by certain residents of the E. G. Settle Realty Company's Bonaparte Gardens Subdivision who are asking that the North-south alley lying between Louise and Melvin Streets, extending from Dover to the East-west alley lying north of Joy Road in said sub- division in the Southeast 1/4 of Section 35 be vacated. Mr. Peter Sergeiko, 8916 Melvin and Mr. Joseph Waligorski, 29900 Joy Road, were present. Ir. Robert L. Greene arrived at approximately 8:18 p.m. Mr. McCullough stated a letter dated June 8, 1959 had been received from Michigan Bell Telephone Company and also a letter dated June 15, 1959 had been received from the Department of Public Works. The DPW had recommended that the north-south alley be vacated with the proper easement but they had not recommended vacating the east- west alley. It was determined that the petitioners had only requested vacating the north-south alley. The Chairman asked if there was anyone in the audience who wished to speak. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Robinson, it was #6-184-59 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, June 16, 1959 on Petition V-45 as submitted by certain residents of the E. G. Settle Realty Company's Bonaparte Gardens Subdivision for the vacating of the north-south alley lying between Louise and Melvin Streets, extending from Dover to the east-west alley lying north of Joy Road in the Southeast 1/4 of 1[: Section 35, the City Planning Commission does hereby recommend to the City Council that Petition V-45 be granted, subject to creating an easement for the full width of the alley, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian under date of May 28, 1959 and notice of which hearing was sent to The Detroit Edison Co., Chesapeake & Ohio Rdlway Co., Michigan Bell Telephone Co., The Consumers Power Co., City Departments, petitioners and abutting property owners as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Walker, Harsha, Anderson, Okerstrom, Robinson and Angevine NAYS: None NOT VOTING: Peacock The Chairman declared the motion is carried and tb, foregoing resolution is adopted. Mr. McCullough announced the next item on the agenda was Petition M-155 by Anthony Romeo who is asking permission to have open air sales on the Northwest corner of Merriman and Five Mile Road in the Southeast 1/4 of Section 15. Petitioner has requested that his petition be withdrawn. 1[41, Upon a motion duly made by Mr. Robinson, supported by Mr. Peacock and unanimously adopted, it was #6-185-59 RESOLVED that, the City Planning Commission does hereby allow petitioner, Anthony Romeo to withdraw his Petition M-155 asking permission to have open air sales in the Southeast 1/4 of Section 15. • 3 LThe Chairman declared the foregoing resolution is ad:pted. Mr. McCullough announced the next item on the agenda was the proposed Arbor Estates Subdivision located between Ann Arbor Road and Joy Road approximately 600 ft. West of Hix Road in the Southwest 1/4 of Section 31, submitted by Richard D. Bleznak. Mr. Ble nak was present along with Mr. Spalding of Spaying Dedecker & Associates. Mr. McCullough announced letters were received from the Bureau of Inspection, dated June 15, 1959; from the Police Department dated June 15, 1999; from the Fire Depart- ment dated June 15, 1959 and from the School Board dated June 11, 1959. Mr. McCullough stated the letter from the School Board has requested additional property from the proposed subdivision property. He stated further that a petition requesting Mr. Bleznak to h • all property abutting on Hix Road platted into lots facing Hix Road, had been received from various property owners who presently reside on Hix Road. Mr. McCullough also stated that some of the streets names would have to be changed in order to conform with streets already designated. Mr. Angevine asked if there was anyone in the audience who wished to speak. Mrs. H. Rasmussen, 30902 Plymouth Road, stated she had several questions, how many lots are proposed in this subdivision; would the present school be adequate and will there be sufficient water in their wells after the subdivision is built. Mr. Harsha stated that the water level may become lower after the subdivision is in. Mrs. Rasmussen was told that there were approximately 102 lots in the subdivision and that ILthe school board had informed the developer that they will be needing additional property. Mr. Bleznak stated the sewer is to be on Ann Arbor Road and run into Knolson. If Mrs. Rasmussen desired to tap into this proposed sewer he was agreeable. Mr. Peter Christensen, 38901 Ann Arbor Trail, asked if the sewer would lower the irrigation ditch he has on the rear part of his property which is there for the nursery stock he grows. Mr. Harsha stated it might lower it some but that an opinion should be requested from the Engineering Department. Mr. Herman Tuller, 16891 Wormer Ave., Detroit asked where the proposed park site is designated. Mr. Spalding stated he believed the park site is designated where the cul-de-sac is shown onthe proposed plat, but that the Parks & Recreation had determined there was no need for additional property for the park site. The School Board had informed them that they would be needing approxi. :ltely three or four more acres. Mr. Bleznak asked if the plat could be approved subject to removing the cul-de-sac where the proposed park site is located. Mr. Walker felt that a determination should be had from the school board as to what particular properties they will be needing. 1[10 Mr. Angevine stated that this item would be taken under advisement until the school board has determined what area is proposed for the additional school site. Mr. McCullough announced the next item on the agenda was proposed Fairview Hills Subdivision located between Levan and Newburgh approximately 2000 ft. South of Six Mile Road in the Northwest 1/4 of Section 17; submitted by Herald Hamill in behalf of Fairview Hills, Inc. Mr. Robert Silberstein, Fairview Hills Inc., was present. • 4 c.r. c:.cCullou ;h a.t5mitted the following letters: Police Department dated June 15, IL1959; Bureau of Inspection dated June 15, 1959; Fire Department dated June 16, 1959 and from the Livonia Public Schools dated June 16, 1959. He stated further that the School Board and the Parks & Recreation are not going to need any additional property in this area. Mr. Angevine asked if there was anyone in the audience who wished to speak. Mr. McCullough submitted a pencil sketch of a revised street plan for the proposed subdivision. Mr. Peacock felt that the street plan as designated on the proposed subdivision plat was too hazardous and that the street should be made to curve more. Mr. Silberstein stated the present street plan had been suggested by Mr. Sheppard of the FHA instead of a straight street plan. Mr. Harsha stated that the Master Thoroughfare Plan would have to be amended if the street is curved and relocated. Mr. Silberstein stated he objected to having Marginal Access streets in his sub- division; felt it would be a tremendous burden imposed on them. He further stated that the surrounding subdivisions did not have them. It was determined that the Slatkin development had only a preliminary approval and that they could be required to have marginal access streets in the Country Homes Subdivision #5, before final approval is granted. Mr. Greene felt that the plat should be redesigned because the length .of the block 1[: was too long and also because the curve As shown was not sufficient to slow up traffic. He further suggested that Mr. Silberstein make a few pencil sketches and present them to the Planning Commission at the next Study Meeting. Mr. Harsha suggested that the Traffic Commission be contacted as to the layout of the street. Mr. McCullough stated he would take care of that. Mr. Angevine stated this item would be taken under advisement. Mr. McCullough announced the next item on the agenda was the proposed Newburgh Plaza (formerly Joy-Newburgh) Subdivision located between Joy Road and W. Chicago approximately 700 ft. East of Newburgh Road; submitted by Clarence Charest, located in the Southeast 1/4 of Section 31. Mr. Clarence Charest was present. Mr. McCullough stated that the School Board had informed him that they would be needing additional property in this area. Other letters were received from the Police Department dated June 15, 1959; Fire Department dated June 15, 1959 and from the Bureau of Inspection dated June 16, 1959. Mr. Angevine asked if there was anyone in the audience who wished to speak :either in favor of or in opposition to proposed subdivision. Mr. Peacock objected to Lots 30, 31, 32 and 33 being approximately 260 ft. in depth; felt another arrangement could be made to decrease the depth of these lots. IL: Mr. Charest stated that a letter would be submitted to the Commission changing the name of the subdivision from Joy Newburgh to Newburgh Plaza. He stated this had been requested by the City Treasurer. In antNer to Mr. Okerstrom4 s question what 4 re thegsbhools .requiring Mr. McCullough 5 stated that they had not indicated where they are contemplating a possible addition to the school. to Mr. Harsha questioned the square area in Lots 12 and 17. Mr. Okerstrom stated that a masonry wall would be required between the subdivision and the commercial area on the corner of Newburgh and Joy Roads, would the developer be willing to erect said wall at the time the subdivision is constructed. Mr. Charest stated they would be agreeable to do this. Mr. Angevine stated this item would be taken under advisement until a more definite answer has been received from the Jchool Board as to what particular area they are going to need for the addition to the school. Mr. William Robinson was excused at approximately 9:35 p.m. Mr. McCullough announced the next item on the agenda was the proposed Kimberly Oaks Subdivision #2 located betucen Brookfield and Farmington approximately 340 ft. North of Schoolcraft in the Southwest 1/4 of Section 22; submitted by the G. H. Pastor Development Company. Mr. Pastor and his attorney, Mr. J. Canham were present. Mr. McCullough stated letters dated June 15, 1959 had been received from the Fire Department, Police Department and the Bureau of Inspection; a letter dated June 16 had been received from the School Board. Mr. McCullough stated that the portion now owned by the Baptist Church and included in the proposed subdivision has not been rezoned along with the other property. Mr. IL McCullough further stated the plat could be approved as far as Summers Avenue until this property is rezoned. Mr. Canham stated that an agreement has been made with the church for this parti- cular parcel of property but before any sale could be made it would have to be presented to the congregation of the church for approval. The church is to have a meeting the next evening at which time a decision is to be made. Mr. William Robinson returned at 9:50 p.m. Mr. Angevine asked if there was anyone in the audience who wished to speak either in favor or opposed to subdivision. Mr. Walter Wessman, 14030 Farmington asked if there were going to be any stores on Farmington. Mr. Pastor stated he did not own the property on Farmington and that he was not contemplating any commercial area. Mr. Angevine stated tills item would be taken under advisement until the matter of the Church property is decided, and that it will be on the agenda for the meeting scheduled June 30, 1959. Mr. McCullough announced the next item on the agenda was Petition M-157 by Richard Gieryn in behalf of Stout Home Developers requesting permission to install swimming pool on Outlot B of the proposed Castle Gardens Subdivision located in Section 19. ri Mr. McCullough stated a waiver of notice of public hearing had been received from Mr. Gieryn with the necessary signstures. Mr. Gieryn stated this was a private pool for the residents of the Castle Gardens Subdivision. It has been approved by the Michigan State Health Department. The • 6 pool is to be maintained by the developer until such time there is an adequate 1110 number in the subdivision to take over. It is planned to have a charter made for the pool. It will be enclosed by a 6 ft. fence and will have a bath house. Mr. Harsha suggested that a guard be put on top of the six foot fence to further protect the children. Mr. Okerstrom objected to the parking area, felt it was not needed. Mr. Gieryn stated the parking area could be eliminated if so desired by the Commission. Mr. Girardin of the Parks & Recreation Department stated the plans of the swimming pool has not been presented to them to his knowledge. Mr. Walker felt that the feelings of the Parks & Recreation Department should be on record. The question was raised as to whether or not this area is a proposed park site on the Master School and Park Plan. Mr. Gieryn felt that this property was not designated as a park site. Mr. Kropf stated he would like to check into this further. :r. Harsha questioned whether or not the Master Thoroughfare Plan had been amended in relation to deleting Hix & Lyndon in this section. Mr. Angevine asked if there was anyone in the audience who wished to speak. Mr. Angevine declared that this item would be taken under advisement until the questions of the park site and the deletion of Hix & Lyndon is determined. This will be on the agenda for June 30, 1959. 1[0 Upon a motion duly made by Mr. Anderson, supported by Mr. Okerstrom, it was #6-186-59 RESOLVED that, the City Planning Commission does hereby duly adjourn the Public Hearing at approximately 10:15 p.m. on Tuesday, June 16,1959. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Greene, Anderson, Wel:. .r, Marsha, Okerstrom, Robinson and Angevine NAYS: None The Chairman declared the foregoing resolution is adopted. Mr. Angevine called the 104th Regular Meeting to order with all those present now that were present at the time the public hearing was adjourned. Mr. McCullough announced the next item on the agenda was the prcp:sed Melvin Gardens Subdivision located on the Northeast and Southeast corners of Melvin and Clarita in the Northeast 1/4 of Section 11; submitted by Carey Homes, Inc. Public hearing June 2, 1959, item taken under advisement. Mr. Karalbenick was present. Mr. McCullough stated a request from Mr. G. L. Poy, 18826 Melvin, Parcel B2a2 I[: has been received asking that the new homes set back to conform with his home. Mr. Karalbenick stated he would be willing to set back the house on the lot next to Mr. Poy's 5 ft. in front of Mr. Poy9s existing home. Mr. Poy suggested that the outside lots be made larger to conform with the 100 ft. width of his lot. Mr. Kropf advised Mr. Poy that the City cannot legally require ( rey Homes, Inc. to plat 1000 lots since it is zoned R1A. 7 Upon a motion duly made by Mr. Okerstrom, supported by Mr. Walker, it was IL #6-187-59 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, June 2, 1959 the City Planning Commission does hereby give approval to the preliminary plat of Melvin Gardens Subdivision located in the Northeast 1/4 of Section 11, subject to house on Lot #1 being set not more than five (5) feet in front of the existing home on Lot B2a2, and FURTHER 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, Superintendent of Schools, Fire Department, Police Department, Parks and Recreation Department and Members of the Plat Committee. A roll call vote on the foregoing resolution resulted in the following: AYES: Walker, Harsha, Anderson, Okerstrom and Angevine NAYS: Peacock, Greene and Robinson The Chairman declared the motion is carried and the foregoing resolution is adopted. Mr. Angevine called recess at approximately 10:30 p.m. The Chairman called the meeting back to order at 10:45 p.m. with all those present now who were present at the time recess w..s called. CMr. McCullough announced the next item on the agenda was a letter from Harold E. Edwards requesting a reduction of his topsoil bond in relation to Application TA-44 granted April 7, 1959. Original application stated 90 acres at $500.00 per acre. Mr. Edwards was not present. It was determined that this item would be taken under advisement until a recommendation from the Engineering Department could be obtained. Upon a motion duly made by Mr. Robinson, supported by Mr. Walker, it was #6-188-59 RESOLVED that, the City Planning Commission does hereby allow a one year extension on the preliminary plat of the Country Homes Subdivision #4 located in the Northcnst 1/4 of Section 32 subject to all conditions attached to the cuiginal pre- liminary plat approval. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Walker, Harsha, Anderson, Okerstrom, Robinson and Angevine NAYS: None NOT VOTING: Greene The Chairman declared the motion is carried and the foregoing resolution is adopted. Iro Upon a motion duly made by Mr. Robinson, supported by Mr. Walker, it was #6-189-59 RESOLVED that, the City Planning Commission does hereby allow a one year extension on the preliminary plat of the Curtis Acres Subdivision located in the West 1/2 of Section 10, <' S.6 8 ILsubject to all conditions attached to the original preliminary plat approval. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Walker, Harsha, Anderson, Okerstrom, Robinson and Angevine NAYS: ~; ,: NOT VOTING: Peacock The Chairman declared the foregoing resolution is adopted. Upon a motion duly made by Mr. Robinson, supported by Mr. Walker, it was #6-190-59 RESOLVED that, the City Planning Commission does hereby allow a one-year extension on the prelimira ry plat of the Sinacola Subdivision located in the Northwest 1/4 of Section 12, subject to all conditions attached to the original preliminary pllt approval. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Walker, Harsha, Anderson, Okerstrom, Robinson and Angevine NAYS: None NOT VOTING: Peacock The Chairman declared the motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Robinson, supported by Mr. Walker, it was C #6-191-59 RESOLVED that, pursuant to Section 20.01 of the Zoning Ordinance of the City of Livonia, Zoning Ordinance No. 60, as amended, the City Planning Commission at this time on its own motion does hereby provide for a Public Hearing to be held to determine whether or not subsection (a) should be deleted from Section 14.02 of Article 14.00 of the Zoning Ordinance, Ordinance No. 60 of the City of Livonia, which subsection presently reads as follows: (a) Any use of land or building which is permitted in an AG or C-2 District, except all types of dwellings, AND to determine whether or not Section 14.03, subsection (i) of Article 14.00 of the Zoning Ordinance, Ordinance No. 60 of the City of Livonia, which presently reads as follows: (i) Uses similar to the above specified uses; shall be amended so as to read: IE: (i) All commercial and professional uses unless the same is strictly incidental to a principal use permitted in Section 14.02 of this ordinance. that a hearing be held and that notice be given as provided in 9 ILIOSection 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Walker, Greene, Harsha, Anderson, Okerstrom, Robinson NAYS: Angevine The Chairman declared the motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Robinson, supported by Mr. Peacock and unanimously adopted, it was #6-192-59 RESOLVED that, pursuant to Section 20.01 of the Zoning Ordinance of the City of Livonia, Zoning Ordinance No. 60, as amended, the City Planning Commission at this time on its own motion does hereby provide for a Public Hearing to be held to determine whether or not Article 7.15, R-4 District Regulations, should be added thereto, which article reads as follows: Section 1. Ordinance No. 60, as amended, of the City entitled "Zoning Ordinance of the City of Livonia", is hereby amended by adding th6reto Article 7.15 as follows: R-4 DISTRICT REGULATIONS Section 7.16 Application of Article. The regulations set forth in this article shall apply in all R-4 Districts. C Section 7.17 Uses Permitted. In all R-4 Districts no building or land, except as otherwise provided in this ordinance, shall be erected or used except for one or more of the following specified uses: (a) All uses permitted in R-1 Districts; (b) All uses permitted in R-3 Districts in accordance with the yard requirements prescribed in Article 7.00 of the ordinance. (c) Motor courts or motels after approval of the City Planning Commission. The City Planning Commission may permit motor courts or motels in R-4 Districts after a public hearing is held and it is established by written instrument that sixty (60) per cent of the property owners within a radius of five hundred (500) feet from any part of the motor court or motel site have no ob- jection to said use and provided further that a lot area equal to that required for a residence shall be provided for manage- ment, and that each unit provides a lot area of one thousand (1,000) square feet for the first room of eighty (80) or more square feet and an additional area equal to twice the room area for each additional room area of eighty (80) square feet or more, and provided that each building shall have: two (2) side yards of not less than twenty (20) feet each, however, when a side yard abuts a side street then such side yard shall I[: not be less than twenty-five (25) feet; a front yard of not less than twenty-five (25) feet; a rear yard of not less than forty (40) feet; and further, that no separate buildings shall be less than forty (40) feet apart; and provided further, that each unit shall have one (1) room of not less than one hundred fifty (150) square feet of floor area, a bathroom of not less 10 than twenty-five (25) square feet of floor area, and a 3 kitchenette of not less than fifty (50) square feet of floor area, if a kitchenette is to be provided; and pro- vided however, that the building height shall not exceed two stories or thirty (30) feet. Notwithstanding the above regulations, the Planning Commission shall not grant its approval of any motor court or motel unless and until the commission determines that the following standards can and shall be complied with: (1) the front yard and side yard adjacent to a public street shall be landscaped in accordance with a plan prepared by the applicant and approved by the Parks and Recreation Department and shall be maintained in a clean, neat and healthy growing condition at all times. Where a front yard is used as an access road and/or to provide off-street parking space, a planting strip not less than eight (8) feet wide shall be provided and maintained along the front lot line, two drive- way openings not more than twenty-six (26) feet in width ex- cepted, as a landscaped area with a low continuous hedge or other planting plan; such plan approved of by the Parks and Recreation Department shall be submitted to the City Planning Commission before the commission shall grant its approval of said use. (21 A five (5) foot high chain link fence shall be erected and maintained on all motor court or motel boundary lines not bordering on a public street. (3) A greenbelt planting strip not less than eight (8) feet in width subject to the approval of the parks and Recreation Department shall be located along all motor court or motel boundary lines not bordering on a street. (4) No business of any kind, other than the motor court business shall be conducted on any motor court. Any approval of a motor court or motel shall be granted by the Planning Commission on the condition that the above standards and requirements are complied with satisfactorily. (d) Orphanages, sanitariums, nursing rest homes, convalescent and similar homes and hospitals, upon the approval of the City Planning Commission. (e) Seminaries, colleges, and similar campus type institutions. (f) Cemeteries, upon the approval of the City Planning Commission. (g) Billboards and signs in accordance with Section 4.16 of this ordinance pertaining to the use of the property on which they are erected; provided, however, said billboards and signs shall not exceed a total of thirty (30) square feet. 11 Section 7.1$ General Requirements; All uses permitted in R-4 I: Districts shall conform to the requirements prescribed under this ordinance for the specific type of use being constructed, erected, or altered. Section 7,19 Building Height. Shall be the same as called for i in the residentially zoned district which it abuts; provided, however, in the case where the R-4 residentially zoned district abuts upon more than one other residentially zoned district, the most restrictive requirement of the abutting residentially zoned district shall be applicable. Section 7.20 Percentaklp of Lot Coverage. Shall be the same as called for in the residentially zoned district which it abuts; provided however in the case where the R-4 residentially zoned District abuts�More than one other residentially zoned district, the most restrictive requirement of the abutting residentially zoned district shall be applicable. Section 7.21 Front Yard. Shall be the same as called for in the residentially zoned district which it abuts; provided however, in the case where the R-4 residentially zoned district abuts upon more than one other residentially zoned district, the most re- strictive requirement of the abutting residentially zoned district shall be applicable. Section 7.22 Side Yards in General. Shall be the same as called for in the residentially zoned district which it abuts; provided C however, in the case where the R-4 residentially zoned district abuts upon more than one other residentially zoned district, the most restrictive requirement of the abutting residentially zoned district shall be applicable. Section 3.23 Side Yards Abutting Upon Street. Shall be the same as called for in the residentially zoned district which it abuts; pro- vided however, in the case where the R-4 residentially zoned district abuts upon more than one other residentially zoned district, the most restrictive requirement of the abutting residentially zoned district shall be applicable. Section 7.24 Rear Yards. Shall be the same as called for in the residentially zoned district which it abuts; provided, however, in the case where the R-4 residentially zoned district abuts upon more than one other residentially zoned district, the most re- strictive requirement of the abutting residentially zoned district shall be applicable. Section 7.25 Off-Street Parking Facilities. Shall be the same as called for in the residentially zoned district which it abuts; provided however, in the case where the R-4 residentially zoned district abuts upon more than one other residentially zoned district, I[: the most restrictive requirement of the abutting residentially zoned district shall be applicable. Section 2. All other ordinances or parts of ordinances in conflict herewith are hereby repealed only to the extent necessary to give this ordinance full force and effect. i 12 ILSection 3. Should any portion of this ordinance be held invalid for any reason such holding shall not affect the validity of the remaining portion of this ordinance. The Chairman declared the foregoing motion is carried and resolution is adopted. Vice-Chairman Mr. Angevine was excused at 11:00 p.m. and Mr. H. Paul Harsha/assumed the Chair for the duration of the meeting. Upon a motion duly made by Mr. Peacock, supported by Mr. Okerstrom and unanimously adopted, it was #6-193-59 RESOLVED that, pursuant to Council's Resolution #106-59 and to Section 20.01 of the Zoning Ordinance of the City of Livonia, Zoning Ordinance No. 60, as amended, the City Planning Commission does hereby on its own motion provide for a..rublic hearing to be held to determine : whether or not Section 4.32 of Article 4.00 of the Zoning Ordinance, Ordinance No. 60 of the City of Livonia, shall have the following language added thereto: PROVIDED however, anything contained herein to the contrary notwithstanding, that in all RL, RU and RUF districts, no building of a one (1) floor plan used as a one-family dwelling shall be constructed or altered containing less than one- I(:: thousand two hundred (1200) square feet of usable floor area; no building of one and one-half (1-1/2) story plan used as a one-family dwelling, shall be constructed or altered where the ground floor area of said building contains six hundred twenty-four (624)square feet and the aggregate livable floor area of the entire building shall not be less than one thousand two hundred (1200) square feet; and no building of a two (2) story plan used as a one-family dwelling shall be constructed or altered where the ground floor area of said building contains less than six hundred twenty-four (624) square feet and the aggregate livable floor area of the entire building shall not be less than one thousand two hundred (1200) square feet. whether or not Section 5.06 of Article 5.00 of the Zoning Ordinance Ordinance No. 60 of the City of Livonia, shall have the following language added thereto: PROVIDED however, notwithstanding any other provision to the contrary, in cases involving detached garages, that all lots in R-1 Districts which are required to be a I[: minimum of seventy (70) feet in width shall have two (2) side yards each having a width of not less than six (6) 1 5.51 13 1:: feet and a combined width of not less than sixteen (16) feet•if s garages, ca rports or breezeways are attached or structurally made a part of the principal dwelling, or if garages are within ten (10) feet of the rear wall of the principal building, the minimum side yard on either side shall be seven (7) feet. whether or not Section 5.57 of Article 5.50 of the Zoning Ordinance, Ordinance No. 60 of the City of Livonia, which presently reads as follows: Section 5.53 Side Yards in General. All lots in RL Districts shall have two (2) side yards each having a width of not less than six (6) feet and the combined width shall not be less than fifteen (15) feet. shall be amended so as to read: I[: Section 5.57 Side Yards in General Notwithstanding any other provision to the contrary all lots in RL Districts shall have two (2) side yards each having a width of not less than eight (8) feet and the com— bined width shall not be less than eighteen (18) feet in cases involving detached garages. If garages, carports or breezeways are attached or structurally made a part of the principal dwelling, or if garages are within ten (10) feet of the rear wall of the principal building, the minimum side yard on either side shall be eight (8) feet. that a hearing be held and that notice be given as provided 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 the foregoing resolution is adopted. sss 14 Upon a motion duly made by Mr. Robinson, supported by Mr. Peacock, it was 1[10 #6-194-59 RESOLVED that, pursuant City Council's Resolution #111-59 and to Section 20.01 of the Zoning Ordinance of the City of Livonia, Zoning Ordinance No. 60, as amended, the City Planning Commission at this time on its own motion does hereby provide for a Public Hearing to be held to determine whether or not sub-section (f)of Section 6.02 of Article 6.00 of Ordinance No. 60, entitled, "Zoning Ordinance of the City of Livonia", which presently reads as follows: (f) A residence may be used for a home occupation, provided no goods are publicly displayed or sold on the premises, and no sign or advertisement is shown thereon other than a sign not exceeding two (2) square feet in area bearing the name and occupation (word only) of the practitioner, after approval has been granted by the City Planning Commission; shall be amended so as to read: (f) A residence may be used for a home occupation after approval has been granted by the City Planning Commission provided: no goods are publicly displayed or sold on the premises, no sign or advertisement is shown thereon other than a sign not exceeding two (2) square feet in area bearing the name and occupation (word only) of the practitioner, the home occupation shall be of such li: nature that at no time will patrons be required to frequent the premises for the purpose of buying goods or servicesand the home occupation shall be of such nature that at no time will goods or supplies be delivered to the premises in order to facilitate the carrying out of such home occupation. that a hearing be held and that notice be given as provided 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Greene, Walker, Anderson, Okerstrom, Robinson and Harsha NAYS: None The Vice-Chairman declared the motion is carried and the resolution is adopted. Mr. McCullough announced the next item onthe agenda was a resolution by the City Planning Commission to amend previous resolution #5-135-59 adopted on Tuesday, May 5, 1959 in relation to Petition Z-354 amending the C-1, C-2 District Regulations and adding thereto C-3 District Regulations. It was determined that the new resolution would designate filling stations in C-2, bars and taverns in C-2 and nightclubs and dance halls in C-3. 1 Mr. Robinson made a motion to approve Petition Z-354 as amended which died for lack of support. Mr. Harsha stated this item would be taken under advisement until fur' er study is made at the next Study Meeting of the City Planning Commission. 15 Mr. McCullough announced the next item on the agenda was a motion by the City Plann- 1[10 ing Commission to hold a public hearing to determine whether or not to amend Articles 10.00 and 11.00 of Ordinance No. 60 as amended, by adding thereto Sections 10.17 and Section 11.19, pertaining to the Commercial Set-back. There was a brief discussion as to the amount of set back to be designated. It was suggested that it be increased to 60 ft. It presently reading 40 ft. Mr. Harsha felt that a hardship clause should be inserted in relation to lots having only a depth of 100 ft. He felt that the property owners with lots only having this depth could not comply with the 60 ft. set back. Upon a motion duly made by Mr. Peacock, supported by Mr. Anderson and unanimously adopted, it was #6-195-59 RESOLVED that, pursuant to Section 20.01 of the Zor;- g Ordinance of the City of Livonia, Zoning Ordinance No. 60, as amended, the City Planning Commission at this time on its own motion does hereby provide for a Public Hearing to be held to determine whether or not Articles 10.00 and 11.00 of Ordinance No. 60, as amended, entitled, "Zoning Ordinance of the City of Livonia" by adding thereto Sections 10.17 and 11.19 as follows: THE CITY OF LIVCN IA ORDAINS: Section 1. Article 10.00 of Ordinance No. 60, as amended, entitled "Zoning Ordinance of the City of Livonia", is hereby amended by adding thereto the following section: 1E: Section 10.17 Setback Line. No building shall be erected, recon- structed or altered in any C-1 District with its street wall nearer than sixty (60) feet from the front lot line of the lot or parcel upon which such building is to be constructed, and on corner lots, no building shall be erected, reconstructed or altered with its street wall nearer than twenty-five (25) ft., from the side lot line of the lot or parcel upon which such building is to be erected; and provided further, that notwithstanding the foregoing provisions of this section, where any such lot or parcel abuts a major thoroughfare having an existing or planned width of eighty-six (86) feet or more as shown on the Master Thoroughfare Plan, the setback shall be measured from the outside boundaries of such major thoroughfare as shown on the said Master Thor:ugh- fare Plan. Notwithstanding the above, the Bureau of Inspection may issue a permit authorizing the construction of such proposed building with its street wall distant from the front or side lot line, as the case may be, the average distance therefrom of existing commercial buildings on the same side of the street and within one hundred (100) feet of the proposed building. Provided further, that in any case in which at the time of the enactment of this section, the commercial land is ode hundred (100) feet or less in depth, the City Planning Commission may, upon application, reduce the required setback. 4 � sFC 16 1[10Section 2. Article 11.00 of Ordinance No. 60, as amended, entitled "Zoning Ordinance of the City of Livonia", is hereby amended by adding thereto the following section: Section 11.19 Setback line. No building shall be erected reconstructed or altered in any C-2 District with its street wall nearer than sixty (60) feet from the front lot line of the lot or parcel upon which such building is to be constructed, and on corner lots, no building shall be erected, reconstructed or altered with its street wall nearer than twenty-five (25) feet from the side lot line of the lot or parcel upon which such building is to be erected; and provided further, that notwithstanding the foregoing provisions of this section, where any such lot or parcel abuts a major thoroughfare having an existing or planned width of eighty-six (86) feet or more as shown on the Master Thoroughfare Plan, the setback shall be measured from the outside boundaries of such major thoroughfare as shown on the said Master Thorough'-re Plan. Notwithstanding the above, the Bureau of Inspection may issue a permit authorizing the construction of such proposed building with its street wall distant from the front or side lot line, as the case may be, the average distance therefrom of existing commercial buildings on the same side of the street and within cne hundred (100) feet of the proposed building. Provided further, that in any case in which at the time of the enactment of this section the commercial land is one hundred (100) feet or less in depth, the City Planning Commission, trty upon application, reduce the required set back. Section .). 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. Section 4. Should any portion of this ordinance be held invalid for any reason, such holding shall not be construed as affecting the validity of any of the remaining portions of this ordimnce. The Vice-Chairman, Mr. Harsha declared the motion is carried and the foregoing __... resolution is adopted. Niummummu ! 17 IL: Upon a motion duly made by Mr. Robinson, supported by Mr. Peacock, it was #6-196-59 RESOLVED that, the City Planning Commission does hereby approve statement of A. Munson's in the amount of ' 199.76 and that it be forwarded to the proper department for payment. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Greene, Walker, Anderson, Robinson and Harsha NAYS: None NOT VOTING: Okerstrom The Vice-Chairman declared the motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Peacock, supported by Mr. Robinson and unanimously adopted, it was #6-197-59 RESOLVED that, the City Planning Commission does hereby approve statement of the Livonian, Inc., in the amount of $18.70 and that it be forwarded to the proper department for payment. The Chairman declared the foregoing motion is carried and the resolution is adopted. Upon a motion duly made by Mr. Peacock, supported by Mr. Robinson and unanimously 1[41 adopted, itwas #6-198-59 RESOLVED that, minutes of meeting on June 2, 1959 be approved except for that member who was not present, he abstain from voting. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Greene, Walker, Anderson, Okerstrom, Robinson and Harsha NAYS: None The Vice-Chairman declared the foregoing resolution is adopted. Mr. McCullough announced the next item on the agenda was a proposed amendment to Petition Z-321 in relation to adding some PS in the Southeast 1/4 of Section 17. Mr. Cohn and Mr. J. Boneado were present and stated that the reason they are requesting a rezoning of this property at this time was due to the fact that the City Council would not approve a bond for their proposed Bonnydale Subdivision #3 until this piece cf property shown as an Outlot on the plat, is rezoned. Mr. McCullough stated that a public hearing had been held on Tuesday, October 1[4, 21, 1958 on various sections West of Farmington which included this property. It was Petition Z-321 in relation to the Master Pattern. A resolution had been adopted on Tuesday, May 5, 1959 recommending rezoning changes in Sections 4, 5, 6, 7, 8, 16, 17 and 18. The City Planning Commission can amend Resolution #5-134-59 at this time to include the outlot shown on the proposed Bonnydale Subdivision #3 and lommomminimmm 18 . designate it as PS. Mr. Kropf advised the Planning Commission that this land could be rezoned under Petition Z-321. Mr. Boneado presented a sketch of the proposed medical building to be erected on the property. It was determined that the area in question was 650 ft in length and 177 ft. in depth. Upon a motion duly made by Mr. Peacock, supported by Mr. Walker, it was #6-199-59 RESOLVED that, the City Planning Commission does hereby amend Resolution #5-134-59 adopted by the Commission on Tuesday, May 5, 1959 in relation to Petition Z-321 and Z-317, so as to recoa¢mend to the City Council that the following described area be rezoned from R1A to PS: The East 650' of the West 9934 of the South 2102 of the West 1/2 of the Southeast 1/4 of Section 17, T. 1 S., R. 9 E., City of Livonia, Wayne County, Michigan. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Greene, Walker, Okerstrom and Robinson NAYS: Anderson and Harsha. The Vice-Chairman declared that the motion is carried and the foregoing resolution is adopted. 1[40 Upon a motion duly made by Mr. Robinson, supported by Mr. Okerstrom and unanimously adopted, the City Planning Commission does hereby adjourn the 104th Regular Meeting at approximately 11:30 p.m. on Tuesday, June 16, 1959. CITY PLANNING CCIIMISSICN William R. Robinson, Secretary ATTESTED: . L. Angevi , Chairman IL/ H. Paul Harsha, Vice-Chairman