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HomeMy WebLinkAboutPLANNING MINUTES 1960-07-12 2910 MINUTES OF THE PUBLIC HEARING AND THE 117TH SPECIAL MEETING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, July 12, 1960 the City Planning Commission of the City of Livonia held a Public Hearing and the 117th Special Meeting at the Livonia City Hall, 33001Five Mile Road, Livonia, Michigan. Mr. Robert L. Angevine, Chairman, called the Public Hearing to order at approximately 8:05 p.m. Members present: Leonard K. Kane, Robert L. Angevine, H. Paul Marsha, William R. Robinson, Charles Walker, Robert L. Greene and Robert M. Peacock Members absent: Dennis Anderson and Wilfrod E. Okerstrom** Mr. David McCullough, City Planner and Mr. Charles J. Pinto, Assistant City Attorney were present along with approximately 10 interested persons in the audience. Mr. McCullough: The first item on the agenda is Petition M-202 by Joseph L. Cyr requesting permission to construct a church on property located on the Southwest corner of Lyndon and Brookfield in the Southwest 1/4 of Section 22. Mr. Cyr is not present because he had to go out of town. The commissioners examined the proposed plot plan of the church, school and rectory with the parking area included also. Mr. Walker: Will there be adequate parking facilities? I feel this should be ascertained. There doesn't seem to be any room for ex- pansion wither. **Mr. Okerstrom arrived at approximately 8:10 p.m. It was suggested that if the future convent and garage were situated differently, more parking area would be available. Mr. Angevine: Is there anyone in the audience who wishes to speak? This item will be taken under advisement until the next meeting. Mr. McCullough: The next item on the agenda is Petition M-203 by Murray Grushoff, Livernois-Tireman Nursery requesting permission to operate outdoor sales in the Shoppers Fair Building which is located on the Northeast corner of Middlebelt and Plymouth Roads in the Southwest 1/4 of Section 25. Mr. Grushoff is present. Mr. Okerstrom: What is the size of the outdoors nursery area? Mr. Grushoff: It is 30 x 100 ft. • Mr. Peacock: Will anything be set outside of the fenced-in area? Mr. Grushoff: Possibly peat, but nothing else. 1[11Mr. Angevine: Is there anyone in the audience who wishes to speak? '' Upon a motion duly made by Mr. Peacock, supported by Mr. Kane, it was #7-141-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, July 12, 1960 the City Planning Commission does hereby Brant Petition M-203 by Murray Grushoff requesting permission to operate outdoor sales in the Shoppers Fair Building located on 2911 the Northeast corner of Middlebelt and Plymouth Roads in the Southwest 1/4 of Section 25, and FURTHER RESOLVED, 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, Walker, Greene, Robinson, Marsha, Okerstrom, Kane and Angevine NAYS: None Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Walker, supported by Mr. Okerstrom, it was #7-142-60 RESOLVED that, the City Planning Commission does hereby duly adjourn the Public Hearing at approximately 8:15 p.m. on Tuesday, July 12, 1960. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Walker, Greene, Robinson, Marsha, Okerstrom, Kane Land Angevine NAYS: None Mr. Angevine: The motion is carried and the foregoing resolution is adopted. * * * * * * * * * Mr. Angevine called the 117th Special Meetingtn order at approximately 8:16 p.m. with all those present now who were present at the time the public hearing was adjourned. Mr. McCullough: The next item on the agenda is the proposed Madonna Estates Subdivision located on the Northeast corner of Schoolcraft Road and Levan Road in the Southeast 1/4 of Section 20. Submitted by Robert H. Zumstein, Civil Engineers, Inc. Public Hearing 6/21/60, item taken under advisement until certain revisions were made. Mr. Zumstein and Mr. Polgar, attorney are present. At the Public Hearing certain revisions were suggested by the commissioners which are shown on the plats submitted tonight. These are: access road on Schoolcraft, the R-3 area platted into outlots until such time that this portion is rezoned to R-1-A; revise the tier of lots backing up to a school and park site so that they do not back up to them; and change one of the east and west streets, so that it continues on to the eastern border of the subdivision to the property on the east side which is not platted as yet. 4 Mr. Angevine asked Mr. Harsha if he found the plat to be sat:afactory. Mr. Marsha r j stated he did. Mr. Okerstrom: Is Golfview Street too long/ it might be wise to put a road through,approximately where Lot 13 is located, to the school and park site on the east. 2912 Mr. McCullough: At our next meeting the matter of rezoning the R-3 area in this proposed plat to R-1-A is coming up for a hearing. The developer was agreeable at the last meeting to rezone this area to R-1-A but I have been informed that they now wish to retain theR-3 area. Since our last meeting the park site has been changed in this section. It might be wise to wait until our next meeting so we can determine if the School Board desires any part of this proposed plat. Mr. Harsha: This plat could be approved omitting the tier of lots abutting the school and park sites. Mr. McCullough: Yes, and later after a determination has been made, another plat could then be submitted for approval. Mr. Walker: I would like to suggest that this be taken under advisement until our next week's meeting. Mr. Polgar: Our reason for asking for approval on this plat tonight is mainly because of another item on the agenda; Item #6, Z-456 which is a petition to determine whether or not Section 20 should have 60 or 70 ft. lots. It is presently 60 ft. which is the minimum lot size on this proposed plat. If this section is approved for 70 ft. lots, this would upset this complete plat. Mr. Greene: What position are we put in when we have advertised to rezone a piece of property from R-3 to R-1-A and then change our minds, that iso from a legal standpoint? Mr. Pinto: You can withdraw the petition at the time of the public hearing or you can act upon it. Mr. Greene: How will it affect the public that it has been readvertised to change the R-3 to R-1-A and now it has been decided to leave it as R-3? Mr. Pinto: You advertise that you are going rezone an area from R-3 to R-1-A. This is merely to inform the public that if they are interested they may come to the public hearing. After the public hearing is heard, the Planning Commission can make whatever decision they wish to make. Mr. Polgar: Why not withdraw the petition which is slated for next week's meeting and act upon this plat tonight? It was determined this could not be done since the petition had been advertised to be heard on the 19th of July. Mr. Robinson: We still couldn't act since we do not know if the school 0 wants a street to go to the school site. Upon a motion duly made by Mr. Robinson, supported by Mr. Walker, it was #7- -60 RESOLVED that, the City Planning Commission does hereby table the proposed Madonna Estates Subdivision located on the Northeast corner of Schoolcraft Road and Levan Road in the Southeast 1/4 of • 2913 of Section 20 until Tuesday, July 19th, 1960 in order to obtain I[: more information from the School Board in relation to a proposed school site in said section. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Walker, Greene, Robinson NAYS: Harsha, Okerstrom, Kane and Angevine Mr. Angevine: The roll call vote has resulted in a tie vote. Mr. Walker: I suggest that the Chair take this under advisement until the next meeting. Mr. Angevine: Is there any objection to this? Mr. Harsha and Mr. Kane both objection to this action. Mr. Greene: Ask the members of the commission who voted against tabling this item what reasons they have for not wanting it tabled? Mr. Kane: There is no reason for tabling it. I suggest that this plat be approved eliminating the lots abutting the school site, #1 - #18 and also eliminating the area that is now zoned R-3. Mr. Greene: But, it has been pointed out that we do not know the exact location of the school property. Mr. Zumstein: The schools have not contacted us in relation to this property in question. You are denying the owner the use of his property. Mr. Ckerstrom: If the school does purchase the area of Lots 1 - 18, what would become of the street, Golfview? Mr. Polgar: It would have to be changed to either a cul-de-sac or a possibly a right-of-way made into the park area. Mr. Kane: This is only a preliminary approval. If the school should decide to purchase these lots, a new plat can be submitted before final approval is granted. Mr. Angevine: There is nothing left to do but take this under advisement. Mr. McCullough: The next item on the agenda is Petition Z-449 by Douglas G. McLaren who is asking that the zoning classification on property located on the Northwest corner of Capitol and Inkster in the Southeast 1/4 of Section 25 be changed from R-1-B to P. Public Hearing 6/21/60, item taken under advisement. We have received a sketch of the proposed layout of the parking area. We have also received a letter from the Traffic Department, dated July 12, 1960 recommending that the proposed parking lot be used for an employee parking lot but not for customers. Mr. Walker: It appears that they (Pine Lumber Company) will be able to increase their parking area on their side of the street very 2914 1[110 soon. They are clearing an area by the lumber yard for parking. Mr. McCullough: A number of objectors to this petition felt the cars from this parking lot would penetrate through their subdivision. years Mr. Walker: This area has become muc h better in the last twelve /resi- dentially. Two of the lots involved would be adjacent to present homes and there is also a home on the lot on the south across the side street. Mr. Okerstrom: They want to use the proposed parking lot for employees. It is located on a busy thoroughfare and it stands to reason homes would not be built upon the 20 ft. lots. It was probably meant to be commercial along Inkster. The ingress and egress is on Inkster. Mr. Walker: Are you aware that Pine Lumber is cleaning up an area next door to their building for additional parking facilities? Mr. Pinto, is it legal for the Planning Commission to make a motion to create a parking area for employees use only? Mr. Pinto: You can make the motion subject to that condition, however, while the resolution would be legal the enforcement probably 1[110 would be so difficult that it would present more problems. It would not be anything that the Police Department could enforce. It would have to be proved that the cars parked were customers' cars and not employees' cars. Upon a motion duly made by Mr. Okerstrom, it was #7- -60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, June 21, 1960 on Petition Z-449 as submitted by Douglas McLaren for a change of zoning in the Southeast 1/4 of Section 25 from R-1-B to P, the City Planning Commission does hereby recommend to the City Council that Petition Z-449 be granted, subject, however to the condition that this parking area will be used by employees only and not customers. Mr. Angevine: There is no support to your motion, therefore, it has died • for lack of support. Upon a motion duly made by Mr. Walker, supported by Mr. Peacock, it was #7- -60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, June 21, 1960 on Petition Z-449 as submitted by Douglas McLaren for a change of zoning in the Southeast 1/4 of Section 25 from R-1-B to P, the City Planning Commission does hereby recommend to the City Council that Petition Z-449 be denied for the reason that the creation of this zoning in this particular area would be detrimental and harmful to the surrounding homes and it would create an unsafe hazard of crossing in this area. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Greene, Walker and Harsha NAYS: Robinson, Okerstrom, Kane and Angevine 2915 Mr. Angevine: The vote has resulted in a tie vote, therefore this item will be taken under advisement. Mr. McCullough: The next item on the agenda is Petition Z-452 by Bernard Krause who is asking that the zoning classification on property located on the West side of Harrison, approximately 160 feet North of Joy Road in the Southwest 1/4 of Section 36 be changed from C-2 to R-3-A. Public Hearing held 6/21/60, item taken under advisement until plot plan has been submitted. Mr. Krause has asked that this item be tabled for another week. He was unable to get the plot plan made in time for this meeting. Mr. Angevine: This item will be taken under advisement. The next item on the agenda is Petition Z-456 by the City Planning Commission on its own motion, pursuant to City Council's Resolution #134-60 to determine whether or not Section 4.05 of Article 4.00 of the Zoning Ordinance, Ordinance No.60 should be amended so as to change the 60 foot minimum lot sizes, now existing in Section 20, to 70 feet. Public Hearing 6/21/60, item taken under advisement. Mr. Polgar explained a map designating the zoning in Section 20 and a'.so in Sections 19 and 21. It was determined that the majority was already platted into 60 ft. lots. Upon a motion duly made by Mr. Kane and supported by Mr. Robinson and unanimously adopted, it was #7-143-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, June 21, 1960 on Petition Z-456 as submitted by the City Planning Commission pursuant to City Council's Res. #134-60, I[: to determine whether or not Section 4.05 of Article 4.00 of the Zoning Ordinance, Ordinance No. 60 should be amended so as to change the 60 foot minimum lot sizes, now existing in Section 20 to 70 ft. , the City Planning Commission does hereby recommend to the City Council that Petition Z-456 be denied for the following reason: (1) that the character of this particular section has already been determined by the zoning in Sections 19 and 21, FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of June 1st, 1960 and notice of which hearing was sent to The Detroit Edison Co. , Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Company, City Departments and petitioner as listed in the Proof of Service. Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition V-55 by Marvin M. Bresoff, et al, is requesting the alley between Rensellor Avenue and Inkster Road and adjacent to Lots 530 through 541 in the Bostford Park Subdivision in the Southeast 1/4 of Section 1, be vacated. Public Hearing 6/21/60, 1[1. item taken under advisement. Mr. Bresoff had contemplated building a medical center on the corner of Seven Mile and Rensellor. If this alley is vacated, it would affect the set back necessary for this clinic. This is his reason for asking that this petition be withdrawn. The other petitioners wish it to be vacated. Mr.Peacock• At the time we approved the Clark Oil gas station they were 2916 informed there was to be a greenbelt. They have not complied and the area is a mess. Mr. Walker: They use part of the alley for dumping oil. Mr. McCullough: We have written the other petitioners of this petition asking them to let us know what they wish to be done but to date we have received no answers. This item could be tabled until next week. Mr. Walker: The two home owners adjacent to alley are fully in accord to have alley vacated. The other owner would not be affected by the vacating. He has plenty of room to build. The Clark Oil Company can use the easement. If they were given an additional 9 feet of alley they could put up a greenbelt which would shelter their station from the residences. Can we legally approve this vacating if all abutting land owners do not approve the vacating? Mr. Pinto: Yes, you can. Upon a motion duly made by Mr. Walker, supported by Mr. Peacock, it was #7- -60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, June 21, 1960 on Petition V-55 as submitted by Marvin M. Bresoff, et al, for the vacating of an alley between Rensellor Avenue and Inkster Road and adjacent to Lots 530 through 541 in the Botsford Park Subdivision in the Southeast 1/4 of Section 1, the City Planning Commission does hereby recommend to the City Council that Petition V-55 be granted subject to an easement being created for the full width of the alley. Mr. Greene: How do we know if the gas station will put up a greenbelt if they are given another 9 feet? Mr. Peacock: As it is now, they would have to rip up pavement to establish a greenbelt. If the alley is vacated they will have more room to establish one. Mr. Harsha: Is the Clark Oil Company the only business establishment between Inkster and Rensellor? There is the possibility of a future business going in? Have we contacted the utility companies? Mr. McCullough: Yes to all the questions. Mr. Harsha: Is there another piece of property next to the Clark Oil and between the Clark Oil and the proposed business? It was determined that the Clark Oil Company owned the property but that the gas station is on only part of it. They own the property between their gas station and the area proposed for the medical center. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Walker and Kane NAYS: Greene, Robinson, Harsha, Okerstrom and Angevine 2917 Mr. Angevine: The motion is not carried, therefore the resolution is not adopted. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Robinson, it was #7-144-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, June 21, 1960 on Petition V-55 as submitted by Marvin M. Bresoff, et al, for the vacating of an alley between Rensellor Avenue and Inkster Road and adjacent to Lots 530 through 541 in the Botsford Park Subdivision in the Southeast 1/4 of Section 1, the City Planning Commission does hereby recommend to the City Council that Petition V-55 be denied for the reasonsthat it is not advisable to close a service alley out when a commercial property is facing a busy mile road, and one of the original petitioners now wants the matter withdrawn, FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian under date of June 1, 1960 and notice of which hearing was sent to The Detroit Edison Co. , Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Company, City Departments, petitioners and abutting property owners as listed in the Proof of Service. Mr. Walker: I would like to heartily recommend to the other members of the commission before they vote on this motion that they seriously consider the vacating of this alley and I would ask them to consider voting "No" on this until such time IL: that this is more fully examined by the rest of the commission. 0 ce you have seen this area you may have a different opinion. Mr. Okerstrom: The depth of the lot is not advisable for building. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Robinson, Marsha, Okerstrom and Angevine NAYS: Peacock, Walker and Kane Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Br. McCullough: The next item on the agenda is a request from the Detroit Edis,,n Company to change the north-south street of -7estfield in the Schulgren Sub- division #3 in the Southwest 1/4 of Section 32 to read Raleigh. Taken under advise- ment at the 116th Regular Meeting to determine if another name would be more suitable. Upon a motion duly made by Mr. Robinson, supported by Mr. \)kerstrom,it was #7-145-60 RESOLVED that, the City Planning Commission having considered the request of the Detroit Edison Company and having reviewed the street plan of said subdivision, does hereby recommend to the City Council that Westfield in the Schulgren Subdivision #3 in the Southwest 1/4 of Section 32 be changed in name to Lionel in order to provide a more consistent and convenient scheme of designation for streets in said subdivision. sA 1 t ; A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Palker, Robinson and Jkerstrom NAYS: Marsha, Kane and Angevine NOT VOTING: Peacock • 2918 Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. vkerstrom, supported by Mr. Kane, it was #7-146-60 RESOLVED that, pursuant to the provisions of Sections 6, 7 and 8 of Act 285, Public Acts of Michigan of 1931, as amended, the City Planning Commission of the City of Livonia does hereby establish and order a public hearing to be held in the City Hall of the City of Livonia to determine whether or not Part VI of the Master Plan of the City of Livonia entitled, "Master Fire Station Plan of the City of Livonia" adopted on June 19, 1956, should be amended by removing the designated fire station site on portions of Parcel J44, J45 and J46 located in the Southeast 1/4 of Section 6, and IT IS FURTHER RESOLVED, that notice of the time and place of said public hearing shall be published in a newspaper of general circulation in the City of Livonia and that a notice by registered mail be sent to each public utility or railroad company owning or operating any public utility or railroad within the City of Livonia in accordance with the provisions of Section 5.2998 of Michigan Statutes Annotated and in accordance with the provisions of Act 285 of the Public Acts of Michigan of 1931, as amended. A roll call vote on the foregoing resolution resulted in the following: IL: AYES: Peacock, Greene, Walker, Robinson, Harsha, Okerstrom, Kane and Angevine NAYS: None Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Hr. McCullough: The next item on the agenda is a resolution to rescind Res. #6-112-60 adopted on June 7, 1960 which denied the proposed plat of the Parkview Manor Subdivision in the Southwest 1/4 of Section 15. The Law Department has determined that this is not necessary. Mr. McCullough: The next item on the agenda is the proposed new Master School and Park Plan with all amendments thus far adopted. It was determined after a brief discussion that the submitted plan should be examined for any errors and broughtback to the commission at the next meeting at which time a motion to hold a public hearing will be made. Upon a motion duly made by Mr. Robinson, supported by Mr . Kane , it was #7-147-60 RESOLVED that, the City Planning Commission does hereby approve minutes for meeting held on Tuesday, June 7, 1960 except for that member who was not present, he abstain from voting. a A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Greene, Walker, Robinson, Okerstrom, Kane and Angevine 4 NAYS: None NOT VOTING: Harsha Mr. Angevine: The motion is carried and the foregoing resolution is adopted. 2919 IC: Mr. McCullough: The next item on the agenda is Petition Z-447 by Margaret Larson who is asking that the zoning classification on property located on the East side of Newburgh Road approximately 475 feetSouth of Eight Mile Road in the Northwest 1/4 of Section 5, be changed from RUFA to PS. Public hearing held 5/10/60; item taken under advisement; 116th Regular Meeting, 6 /21/60; item taken under advisement until Mrs. Larson has complied with suggestions made by the Fire Department of the City of Livonia. A letter dated July 1, 1960 has been received from the Fire Department regarding the violations at Mrs. Larson's location. The majority of these violations have been complied with and the others will be in a matter of a month or so. Upon a motion duly made by Mr. Peacock, it was #7- -60 RESOLVED that, pursuant to a Public Hearing having been held on May 10, 1960 on Petition Z-447 as submitted by Margaret Larson for a change of zoning in the Northwest 1/4 of Section 5 from RUFA to PS, the City Planning Commission does hereby recommend to the City Council that Petition Z-447 be denied for the reason that the petitioner has not complied with the present fire code of the City of Livonia. There was a discussion among the commission members in relation to state and city regulations for hospitals and convalescent homes. li: Mr. Peacock did not feel that the zoning should be changed until Mrs. Larson had complied with all regulations. Mr. Okerstrom: Why not have the Inspection Department investigate and if they are satisfied, then the Planning Commission can act upon this petition. Mr. Walker: This area is a desirable location for a PS use. I feel we owe Mrs. Larson this much and approve her request. She has come a long way and has complied very favorably. I think we should go ahead and approve this rezoning because she has spent a lot of time and money to improve this hospital. Mr. Angevine: Mr. Peacock's motion has died for lack of support. Upon a motion duly made by Mr. Walker, supported by Mr. Robinson, it was #7-148-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, May 10, 1960 on Petition Z-447 by Margaret Larson for a change of zoning on property in the Northwest 1/4 of Section 5 from RUFA to PS, the City Planning Commission does hereby recommend to the City Council that Petition Z-447 be granted for the reason that the property is presently occupied for that use and the petitioner has complied with all the recommendations of our Fire Department, and 1 FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of April 20, 1960 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Company, The Consumers Power Co. , City Departments and petitioner as listed in the Proof of Service. 2920 110 A roll call vote on the foregoing resolution resulted in the following: AYES: Walker, Greene, Robinson, Harsha, Okerstrom, Kane and Angevine NAYS: Peacock Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Hr. Peacock, supported by Mr. Kane and unanimougly adopted, the 117th Special Meeting was duly adjourned at approximately 10:55 p.m. on Tuesday, July 12, 1960. CITY PLANNING COMMISSION L onard K. Kane, Secretary ATTESTED: 'Rf 'Anirrnan A