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HomeMy WebLinkAboutPLANNING MINUTES 1962-03-20 3418 MINUTES OF A PUBLIC HEARING AND THE 137TH REGULAR MEETING OF THE CITY --- IE PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, March 20, 1962 the City Planning Commission of the City of Livonia held a public hearing and the 137th Regular Meeting at the City Hall, 33001 Five Mile Road, Livonia. Mr. Charles W. Walker, Chairman, called the public hearing to order at approximately 8:05 p.m. Members present: W. E. Okerstrom, Leonard K. Kane, Dennis Anderson, James W. Watson, Jr. , James Cameron Members absent : **Arthur Samuels, *Robert L. Greene, ***Robert L. Angevine Mr. David R. McCullough, City Planner, was present along with approximately 30 interested persons in the audience. Mr. McCullough: The first item on the agenda is Petition M-241 by John Croft, Pastor of Pilgrim Holiness Church is requesting per- mission to erect a church on the north side of Terrence Avenue approximately 350 ft. west of Harrison Avenue in the Northwest 1/4 of Section 13. Mr. McCullough informed the commission and audience that the petitioner has requested IL: permission to withdraw his petition. A letter has been filed accordingly. _ *Mr. Robert L. Greene arrived at approximately 8:08 p.m. Mr. Walker asked if there was anyone in the audience who wished to speak in relation to this petition. Upon a motion duly made by Mr. Kane, supported by Mr. Okerstrom, it was #3-55-62 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, March 20, 1962 the City Planning Commission does hereby allow petitioner for Petition M-241,requesting permission to erect a church in the Northwest 1/4 of Section 13, to withdraw said petition. 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: Cameron, Greene, Watson, Anderson, Kane, Okerstrom and Walker NAYS: None Mr. Walker: The motion is carried and the foregoing resolution is adopted. W. McCullough: The next item on the agenda is Petition Z-548 by A. L. Karabelnick, The Channel Company, is asking that the zoning classification of property located on the north side of St. Martins Street approximately 350 ft. West of Middlebelt Road in the Southeast 1/4 of Section 2 be rezoned from R-1B and RUFB to R-3. W. A. L..Yarabelnick was present. • • 3419 Mr. McCullough submitted a petition in support of the rezoning. He stated there IEwere people in the audience who are opposed to it. Mr. McCullough asked Mr. Karabelnick to explain what he intended to do with the property. Mr. Karabelnick stated it was contemplated to erect an apartment building consisting of 40 units, brick construction with 250 ft. frontage along St. Martins. They had about 33 acres for this use. It would cost approximately $250,000. **Mr. Arthur Samuels arrived at approximately 8: 10 p.m. Mr. Walker asked if there was anyone in the audience who wished to speak? Mr. R. Bishop, 29537 Bretton, submitted a petition signed by several property owners who objected to the proposed rezoning. He stated they objected to the re- zoning because they felt the R-3 would hurt the value of their homes, deprive them of their privacy and it would overcrowd the schools to a point that the taxes would increase so as to be able to build additional schools. They also objected to the swimming pool proposed. Mr. Karabelnick stated at this point that there was to be no swimming pool. Mr. Bishop did not feel that 80 parking spaces was necessary for forty units unless it was contemplated to increase the apartment units in the future. He stated that he did not know why Mr. Karabelnick didn't built 6 or 8 homes on the property rather than erect an apartment building. Mr. Karabelnick stated he felt apartment buildings would help them more than one family residences. ***Mr. Robert L. Angevine arrived at appraKimately 6:15 p.m. Mr. Bishop asked Mr. Karabelnick how did apartment buildings help them? Mr. Kara- ^ belnick stated that generally apartment buildings were occupied by elderly people whose children are already married or by couples with very few children. This is due to the units only have one or two bedrooms. When their families grow so that two bedrooms aren't enough they usually move out. He felt that M:. BishcP was being over apprehensive about this matter. Mr. Charles Forrest, Assistant City Attorney arrived at approximately 8:20 p.m. Mr. Samuels inquired as to where the homes were located of the people who objected? Mr. Bishop indicated on the area map his home and the others who objected. Mr. Walker stated that petitions pro and con had been received onthis rezoning petition. He felt that the Planning Commission would have to study this for the whole area and not for just this particular piece of property. The Commission is concerned with this area of R-3 projecting into the surrounding residential property. This is also other land not yet developed. This should be taken into consideration too along with the property in the petition. Mr. Cameron asked if the superintendent of the Claranceville School District had been heard from. Mr. McCullough stated no communication had been received. Mr. Walker stated this was another point to be considered. He concluded by stating that this item would be taken under advisement. Mr. Bishop requested that he be notified as to the next meeting this item would be I:: scheduled for. Mr. Walker requested the secretary to notify Mr. Bishop. 3420 Mr. McCullough: The next item on the agenda is Petition Z-549 by Donald Deremo for Otonas Vaitas, M.D. , who is asking that the zoning classi- fication on property located on the north side of Orangelawn and west side of Farmington Road in the Northeast 1/4 of Section 33 be rezoned from RUFB to PS. Mr. Donald Deremo and Dr. Vaitas were present. Mr. Deremo explained the request to the audience. He stated this property was located north of Orangelawn and west of Farmington Road with a frontage of 208 ft. on Farmington Road and a total overall depth of 327 ft. At the present there is a residence on the northwest corner of Orangelawn and Farmington Road. He stated Dr. Vaitas was presently practicing from the office of Dr. Novack located across the street on Farmington. Mr. McCullough asked Mr. Deremo what was located immediately north of the property in question, and also what was the zoning on the east side of Farmirg ton Road? Mr. Deremo answered there were three single homes north of this property and there were duplexes in a:R-3 zone on the east side of Farmington Road. There were single home residences on Orangelawn. Mr. Deremo stated they plan to use this property for a medical clinic which would cost in the neighborhood of $40,000 for the building alone. It is located on a busy thoroughfare and has been for sale for a considerable length of time. North of this property beyond the residences there are additional professional offices. The building will front on Farmington. At the present time it is not intended to use the back portion of the property but there could be a long range plan to use this property for a convalescent home in the future but if this happens, Mr. Deremo stated, they would have to come before the Planning Commission. again. 1[40 Mr. Walker asked how many lots does the doctor own? Mr. Deremo stated he owned 32 lots. Mr. Walker asked Mr. Deremo if his client would be interested in only an area large enough for the particular use he has in mind at this time? Mr. Deremo stated they would prefer not to have it that way. The property is vacant behind their property. There has been rumors of some doctors purchasing this property for a hospital.They would prefer to leave it PS for the entire parcel, because if it is to be developed later it would mean they would have to come back before the commission for a PS zoning. It is probable that if there are strong objections at this time, they would be satisfied with just the portion for the medical clinic. Mr. Walker asked if there was anyone in the audience who wished to speak? Mr. R. Lantzer, 10375 Farmington Road voiced his objections to the proposed rezoning. Mr. R. Simonds, 33417 Orangelawn objected to the proposed rezoning also. He stated Farmington Road may be a main artery but Orangelawn wasn't. I:: Mr. Walker stated the Commission is aware of this and for this reason, they are attempting to find out if the petitioner would be willing to amend his petition so as to request a rezoning for that portion fronting on Farmington Road. Mr. Lantzer asked if the petitioner does receive, the rezoning for Farmington Road, what about the convalescent home? , 3421 Mr. Walker stated if the petitioner received a rezoning at this time, it would be only for that portion fronting on Farmington Road and only sufficient land for a medical clinic. There would not be sufficient land for a convalescent home because we would not be rezoning the rear part of the property at all. L Mr. Lantzer asked what happens to the property between the two professional areas? Mr. Walker stated this was hard to say. Mr. Simonds questioned the type of architecture that would be built if the rezoning was approved? Mr. Deremo sta ted that it was planned to have the same architect for this medical clinic as for the professional village north of their property. Mr. Greene asked if the petitioner is willing to accept the limited frontage on Farmington Road? Is he willing to amend his petition? Mr. Deremo stated they would like to have an opportunity to take this under advise- ment and table this for another two weeks in order to give the doctor and his associates time to discuss the proposals involved. Mr. Walker suggested that in discussing it they keep in mind the property lines of the property and to try and match them so that they won't stagger. Mr. Anderson suggested that the depth of the property be kept at 200 ft. Mr. Deremo thought that there was a sewer located 100 ft. west of the centerline .--•- of Farmington Road on which no building can be built. Mr. Lantzer stated there was ilsI no sewer located there. Mr. Walker stated this item would be taken under advisement until the next meeting. Mr. McCullough: The next item on the agenda is Petition Z-436a by Casimir Gawron who is asking that the zoning classification of property located on the Northeast corner of Mix and Joy Roads in the Southeast 1/4 of Section 31 be rezoned from C-1 to C-2. Mr. C. Gawron was present. Mr. Gawron stated he had no specific plans for this property at the present time. It has been zoned for commercial use since 1928. East of his property was the Edison sub-station and south of Joy, located in Nankin Township, was a small grocery store. Mr. Gawron submitted photographs of the area to the commission. Mr. Walker asked if there was anyone in the audience who wished to speak? Mr. James Getzen, 8820 Hix Road asked what were Mr. Gawron plans for the corner? Mr. Gawron stated he had no immediate plans. He felt that since the C-1 zone was made more restrictive it was hard for him to sell this property under that zone. He stated if he had a chance for a gasoline station he would be able to accept the 1:: offer if the property were zoned C-2. M . Getzen asked what was the difference between C-1 and C-2? Mr. Walker stated one difference is that if he had an opportunity to put in a gasoline station he could if he had the C-2 but not in C-1. He would be more restricted in the size of building he could erect. The C-1 zone allows only up to 5 employees. 3422 Mr. Getzen stated he felt he could get enough people to object to a gasoline station being erected on that corner. - i Mr. Gawron asked Mr. Getzen what would he suggest be built on that corner. Mr. Getzen stated he would prefer something other than a gasoline station because he felt this would bring down the value of his home. Mr. Gawrcn stated he was limited as to the types of business on this corner due to its small size. He stated he was not asking for approval of a gasoline station. he was only asking for a rezoning. Mr. Getzen stated he was objecting because of the. building the Edison Company. had built immediately vast of the property in question. They had said it would be a small sub-station and it turned out to be a 75 ft. tall building. Mr. Okerstrom stated that there is an ordinance which requires a protective wall between this commercial area and the residential area. He also asked Mr. Getzen if he would be interested in vacating the alley which would give him an additional 10 feet. Mr. Getzen asked how high would the wall be? Mr. Okerstrom stated six feet. There were no further comments from the audience. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Angevine, it was #3-5,1- 2 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z-436a as submitted by Casimir Gawron for a change of zoning in the Southeast 1/4 of Section 31 from C-1 to C-2, the IC- City Planning Commission does hereby recommend to the City Council that Petition Z-43ua be granted for the following reasons: (a) that the Edison sub-station on the adjoining lot probably makes it unacceptable for many types of business and therefore, the land ower needs a broader range of permissible uses. FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of February 26, 1962 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Co. , City Departments and petitioner as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Samuels, Cameron, Angevine, Greene, Watson, Anderson, Kane, Okerstrom and Walker NAYS: None Mr. Walker: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by M . Okerstrom, supported by Mr. Angevine, it was 1:400 #3-57-62 RESOLVED that, the City Planning Commission does hereby adjourn the/Public Hearing at approximately 9:05 p.m. held on Tuesday, March 20, 19u2. A roll call vote on the foregoing resolution resulted in the following: 3423 AYES: Samuels, Cameron, Angevine, Greene, Watson, Anderson, Kane Okerstrom and Walker I/: NAYS: None Mr. Walker: The motion is carried and the foregoing resolution is adopted. The Chairman, Mr. Walker, called recess at approximately 9:06 p.m. * * * * * * * * * * Mr. Walker called the 137th Regular Meeting to order at approximately 9;15 p.m. with all those present now who were present at the time recess was called. Mr. McCullough: The next item on the agenda is Petition Z-542 by M. J. Sharpley who is asking that the zoning classification of property located on the west side of Middlebelt Road between Minton and Westfield in the Southeast 1/4 of Section 35 be rezoned from RUFB and R-2B to PS. Public Hearing 2/20/62, item taken under advisement; Special Meeting 3/6/62, item taken under advisement. Mr. Walker informed those present that he had been contacted by the Library Commission they were examining the property and would like a little more time to make a decision. Mr. Walker asked Mr. Griffin, representing Mrs. Sharpley, if they were agreeable to having this item taken under advisement until the Planning Commission's next meeting. Mr. Griffin stated they had no objection to setting aside this item for another two weeks. Mr. Walker informed the audience that this item would be taken under advisement. Mr. McCullough: The next item on the agenda is Petition Z-547 by Robert Serota who is asking that the zoning classification of property located between Deering and St. Francis immediately south of Hamlin Court in the Northeast 1/4 of Section 1 be rezoned from P and RUFB to C-2. Public Hearing 3/6/62, item taken under advisement. Mr. McCullough stated Mr. Serota has submitted revised plans of the proposed motel. Mr. Serota stated they have plans now for 100 units. They have eliminated 17 units from the plans previously submitted and have added 13 additional car spaces. He stated the plans submitted tonight were very close to what will be built. Upon a motion duly made by Mr. Kane, supported by Mr. Greene, it was #3-53-62 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, March 6, 1962 on Petition Z-547 as submitted by Robert Serota for a change of zoning in the Northeast 1/4 of Section 1 from P and RUFB to C-2, the City Planning Commission does hereby recommend to the City Council that Petition Z-547 be granted, for the following reasons: (a) it will permit the erection of a motel which is a substantial commercial addition to the tax rolls; (b) that part of the land in question is probably unuseable unless it is developed in connection with the adjoining commercial tract; FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of February 14, 1962 and notice of which hearing was sent to the Detroit Edison Company, 34 24 Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co., The Consumers Power Company, City Departments and petitioner as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Samuels, Cameron, Greene, Angevine, Watson, Anderson, Kane, Okerstrom and Walker NAYS: None Mr. Walker: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Watson, supported by Mr. Angevine and unanimously adopted, it was #3-59-62 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, March 6, 1962 the City Planning Commission does herebY_grant Petition M-240 of Robert Serota who is requesting permission to construct a motel with restaurant and private swimming pool on property located on the South side of Grand • River between Deering and St. Francis Street in the Northeast 1/4 of Section 1, and,in addition t_givesapproval to the revised site Elan dated March 8; 1962 , Wand FURTHER RESOLVE, notice of the above hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. IEMr. Walker: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition Z-544 by the City Planning Commission, pursuant to City Council's Res. #64-62 to determine whether or not to rezone property located on the east side of Middlebelt Road approximately 150 ft. north of Clarita in the Northwest 1/4 of Section 12 from RUFB to C-2. Public Hearing 3/6/42, item taken under advisement. Mr. Walker stated that he had been informed that the matter of purchasing property for a fire station site was on the agenda of the City Council for tomorrow night. Because of this, he would like to suggest that this item be held up until the Council has made a decision on the matter. Mr. Broombaugh, representative for the owner of the property in question, stated he felt this was a question of rezoning not whether or not the city would purchase the adjoining property. Mr. Walker felt this item should be taken under advisement until Mr. Davis, who objected to the proposed fire station site being located in that area, has had a meeting with the City Council. This item will be taken under advisement. Upon a motion duly made by Mr.Anderson, supported by Mr. Angevine, it was #3-60-42 RESOLVED that, the City Planning Commission of the City of Livonia having given due consideration to the designated proposed width and location of Myrna between Loveland and Farmington Road in the City of Livonia which is I[: located in the Southwest 1/4 of Section 15, of said City, and it appearing that the present width of Myrna in said section and as shown on the Master Thoroughfare Plan is excessive and unnecessary for the health, safety and general welfare of the community and that said width would not carry out the intent and purpose of the Master Plan; and it also appearing that the designated proposed location of Myrna in the Southwest 1/4 of Section 15 as presently shown on said Master Thoroughfare Plan should be changed from its 3425 present location to a new location, the legal description of which is stated below, for the reason that said relocation would be in the best IC: interests of the health, safety and general welfare of the community and more appropriately carry out the purpose of intent of the City's Master Thoroughfare Plan; the City Planning Commission on its own motion 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 I of the Master Plan of the City of Livonia, that is the Master Thoroughfare Plan, should be amended as follows: (a) so as to reduce the proposed width of Myrna Avenue between Loveland and Farmington Road in the Southwest 1/4 of Section 15 of the City of Livonia from 86 ft. to u0 ft. ; and (b) designate the south line of the 60 ft. relocated right-of-way for Myrna to read as follows: Beginning at a point on the West 1/4 line distant S. 0° 5' 50" east, 523.60 ft. from the west 1/4 corner of Section 15, City of Livonia; thence north 89° 54' 10" east along the south line of a right- of-way 86 ft. wide, 240 ft. ; thence north 89° 54' 10" east along the south line of a right-of-way of decreasing width, 30 ft. ; thence on a curve concave to the left (radius 280 ft. ; delta 23° 29' 40", T. 53 ft. chord distant 114.01 ft.) along the south line of a right-of-way of decreasing width 114.82 ft. to the point of tangent; thence north 6J° 24' 30" east along the south line of right-of-way of decreasing width 26.37 ft. ; thence , north 6J° 24' 30" east along the south line of right-of-way 60 ft. wide 527.31 ft. ; thence on a curve concave to the right (radius 444.55; delta IL24° 07' 30" tangent 95.00 ft. , chord distant 185.80 ft.) 187.18 ft. to the point of tangent; thence south 89° 2d' 00" east along the south line of right-of-way 60 ft. wide, 31.96 ft. ; thence on a curve concave to the right (radius 60 ft. delta 23° 33' 34" chord distant 24.50 ft. , tangent 12.51 ft.) along the south line of a right-of-way of increasing width 24.67 ft. ; thence on a curve concave to the left (radius 60 ft. , delta 135° 20' 29" chord distant 111.00 ft. tangent 146.08 ft.) along the south line of a right-of-way of increasing width 93.45 ft. to the point of termination, IT IS FURTHER RESOLVED that notice of the time and place of said public hearing be published in a newspaper of general circ,lation in the City of Livonia and that proper notice by registered mail be sent to each public utility company and railroad company owning or operating any public utility or railroad within the City of Livonia in accordance with the provisions of Act 265 of the Public Acts of 1931, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Samuels, Cameron, Greene, Angevine, Watson, Anderson, Kane, Okerstrom and Walker NAYS: None Mr. Walker: The motion is carried and the foregoing resolution is adopted. 1[ 4 Mr. McCullough: The next item on the agenda is the approval of the revised plans of Idyl Wyld Subdivision #3 located in the Northeast 1/4 of Section 20. Submitted by John Uznis. It was determined that this was a matter of 10 lots which previously had been designated as an Outlot when the preliminary plat was given approval. Mr. Samuels raised the question as to whether or not this area was for sixty (60) foot lots or seventy (70) 3426 foot lots. At the time the preliminary plat was given approval, this area was zoned for 60 foot lots, but it was thought that at the time the zoning map was revised for the RM District Regulations (70 foot minimum lot size) this area was included in that revision. Mr. McCullough stated he would investigate and determine what the zoning was in that area. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Cameron and unanimously adopted, it was #3-61-4 RESOLVED that, pursuant to the 137th Regular Meeting held by the City Planning Commission on Tuesday, March 20, 1962 on a request by John Uznis for approval of the revised plat of Idyl Wyld Subdivision #3 located in the Northeast 1/4 of Section 20, and having considered the oral report of the Assistant City Attorney that a new public hearing was unnecessary, and acting pursuant to Section 4.05, the City Planning Commission does hereby recommend to the City Council that Idyl Wyld Estates #3's preliminary approval be amended by including therein Lots numbered 189 through 192, inclusive and 226 through 229, inclusive, the hardship being that Section 20 and 21 presently have 1169, 7200 sq. ft. lots either preliminarily or finally approved; The members were advised that the plat was originally approved on June 6, 1960 pursuant to Ordinance #268 which became effective October 12, 1959. Mr. Charles Forrest was again questioned by Mr. Arthur Samuels as to whether this approval was proper. Mr. Forrest examined Section 4.05 and advised the Planning Commission that the correct procedure was to recommend to the City Council which would ultimately determine minimum lot size. Mr. Walker stated the motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Kane, supported by Mr. Watson, and unanimously adopted. it was #3-62-62 RESOLVED that, pursuant to the 137th Regular Meeting held on Tuesday, March 20, 1962 and to a request dated March 16, 1962 from Clarence R. Charest for a one-year extension on the approval of the preliminary plat of the Idyle Hills Subdivision located in the Southwest 1/4 of Section lu, the City Planning Commission does hereby grant said request subject, however, to all conditions prevailing on the preliminary approval. Mr. Walker stated the motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is a request for additional funds in order that four members of the Planning Commission may attend the ASPO Convention at Atlantic City, New Jersey from April 28th to May 3rd, 1962. Upon a motion duly made by Mr. Anderson, supported by Mr. Cameron and unanimously adopted, it was #3-63-62 RESOLVED that, the City Planning Commission does hereby request that the City Council appropriate the sume of $1,092.00 to the Travel & Education Account for the purpose of sending four of its members to 3427 Atlantic City, New Jersey on April 28, 1962 through May 3, 19u2 to attend the American Society of Planning Officials Annual Convention. Mr. Walker: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Kane, supported by Mr. Okerstrom and unanimously adopted, the City Planning Commission does hereby adjourn the 137th Regular Meeting held on Tuesday, March 20, 1962 at approximately 10:05 p.m. CITY PLANNING COMMISSION W. E. Okerstrom, Secretary ATTESTED: Char es W. Walker, Chairman