HomeMy WebLinkAboutPLANNING MINUTES 1962-07-31 3535
MINUTES OF A PUBLIC HEARING AND THE
149TH SPECIAL MEETING OF THE CITY PLANNING
IL: COMMISSION OF THE CITY OF LIVONIA
On Tuesday, July 31, 1962 the City Planning Commission of the City of Livonia held
the public hearing and the 149th Special Meeting at the Livonia City Hall, 33001 Five
Mile Road, Livonia, Michigan. Mr. Charles W. Walker, Chairman, called the public
hearing to order at approximately 8:05 p.m.
Members present: James Cameron, Edward Milligan, Robert L. Greene, Robert
L. Angevine, Leonard K. Kane and Charles W. Walker
Members absent : **Dennis Anderson,#W. E. Okerstrom, James Watson, Jr.
Mr. David R. McCullough, City Planner was present along with approximately 100 interested
persons in the audience.
Mr. Robert L. Angevine was appointed Secretary in the absence of Mr. Okerstrom.
Mr. Walker announced that the petitioner for the first item on the agenda, Petition
Z-566, was not present at this time. Due to the fact that there were approximately
thirty-five persons in the audience for this particular item, Mr. Walker stated that
this item would be postponed until the petitioner had arrived.
Mr. McCullough: The first item on the agenda is Petition Z-565 by Irving Stollman
requesting a rezoning of property located on the South side
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of Eight Mile Road between Angling Road and Floral in the
Northeast 1/4 of Section 1 from RUFB to C-2. Mr. Irving
Stollman is present.
It was determined that 'the proposed shopping center would include a department store,
a few small stores and a super market. It would be of face brick construction. There
would be 943 parking spaces and it was expected to start this year or early spring of
next year. It was stated that any houses on the property would be demolished.
**Mr. Dennis Anderson arrived at 6:10 p.m.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Mrs. Clifton Lowe, 20515 Angling, Mrs. Van Warmer, 20317 Gillman, Mr. Arthur Colvin,
20305 Gillman, Mr. Howard Taylor, 21244 Randall, Farmington, Michigan and Mr. Edwin
Waack, 20421 Angling Road stated their objections to the proposed rezoning.
Mr. Walker asked how many persons in the audience objected to this rezoning. There
were 10 people who raised their hands.
#Mr. W. E. Okerstrom arrived at 8:15 p.m. and presided as Secretary for the balance
of the meeting.
Mr. Milligan asked if the development of the shopping center went through as shown
on the proposed plan, wouldn't a wall be required around the back of the property?
It was determined that this was true.
Mr. Stollman stated the construction of this shopping center would cost in the
neighborhood of 1k million dollars.
Mrs. Van Warmer asked if the valuation of their homes would be effected by this
development. Mr. Walker answered he did not think so since it was fronting on
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Eight Mile Road. Mr. Milligan felt that this development would probably help the
tax base in this area, much more than if this area was developed for residential.
I: Upon a motion duly made by Mr. Greene, supported by Mr. Milligan, it was
#7-162-62 RESOLVED that, pursuant to a Public Hearing having been held
on Petition Z-565 as submitted by Irving Stollman for a change
of zoning in the Northeast 1/4 of Section 1 from RUFB to C-2,
the City Planning Commission does hereby recommend to the City
Council that Petition Z-565 be granted, for the following reasons:
(a) the City and School District badly need substantial taxable
assets of this variety (in excess of $1,000,000);
(b) although several houses on Angling and Deering would be
adversely affected by facing the proposed facility, the harm done
to these houses is outweighed by benefits accruing to the
entire City;
(c) there is a junk yard on the Farmington side of Eight Mile Road
at Angling Road; and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, The Livonian, under date of July 11, 1962 and
notice of which hearing was sent to The Detroit Edison Co. , Chesa-
peake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers
Power Co. , City Departments and petitioner as listed in the Proof of
Service.
1[410 A roll call vote on the foregoing resolution resulted in the following:
AYES: Milligan, Cameron, Greene, Angevine, Anderson, Kane,
Okerstrom and Walker
NAYS: None
Mr. Walker explained to those present that the resolution adopted is only a
recommendation to the City Council. It is not a final decision. Those who objected
will be notified by the City Clerk when this petition is before the City Council
for action.
Mr. McCullough: The next item is Petition Z-566 by Jermme Hirsch for Frank
Hoffman requesting the rezoning of property located on the
Southeast corner of Ann Arbor Trail and Wayne Roads in the
Southwest 1/4 of Section 33 from RUFB and C-1 and C-2.
Mr. Hirsch informed the Commission that there was a frontage of b16 ft. along Ann
Arbor Trail and a frontage of 513 ft. along Wayne Road. The rezoning involved
approximately 15 acres. The shopping center would include a major department store,
a super market, a drive-in bank and possibly a drug store. Thebuildings would be
of face brick construction and there would be parking for approximately 1300 cars.
The approximate:valuation of this shopping center would be about 11/2 million to
2 million dollars. Mr. Hirsch continued by stating he could not tell the name of
the major department store at this time. He was asked if it was to be a discount
1:: house and he answered he could not say for sure.
Mr. George Thomson, member of the Nankin Planning Commission stated that they had
hopes of aJ. L. Hudson department store being located near this area and they didn't
want anything to happen to spoil these plans.
Mr. Charles Marcinkiewicz, 34115 Ann Arbor Trail objected to the proposed rezoning.
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He felt that this area should be left residential.
IL: Mr. Clifford Johnson, President of the Kirsch Subdivision, 893b Roslyn, presented
a petition objecting to the proposed rezoning.
A. petition was submitted by the Rouge View Trail Subdivision, objecting to the
proposed rezoning.
Mr. Paul Eldridge, 34500 Grandon, submitted a petition, objecting to the rezoning,
from the Cherokee Trail Subdivision.
Mrs. Elizabeth Kleaber, 8945 Norwick, stated her objections.
Mr. Edward Webber, on behalf of the Timothy Lutheran Church, stated his objections.
Dr. A. Katz, 34321 Dover, stated his objections.
Mr. Raymond Grime, owner of property in question, stated his reasons for favoring
the rezoning.
Mr. Edward Henzer, Cherokee Trail Subdivision questioned the need of ad additional
shopping center between Wonderland and Hudson's.
Mrs. Jean Panasiuk, 34176 Dover stated her objections.
Mr. J. Hoffman, representative for the petitioner, stated these stores would be
leased for 20 years and would be nationally known stores.
1[40
Mr. Ed. McDonald, 34276 Dover,askuld if Dover would be cut through to the shopping
center? The petitioner could not answer this question.
Mrs. Kleaber, stated that Ann Arbor Trail could not take the added traffic.
Mr. Hoffman stated the . Wayne County Road Commission has informed them that Ann
Arbor Trail would be made into a 120 ft. wide road.
Mr. Okerstrom stated that about a year ago, a report on commercial area in Livonia
indicated that there was sufficient C-2 property in the a rea.
Upon a motion duly made by Mr. Okerstrom and Mr. Angevine, it was
#7-163-62 RESOLVED that, pursuant to a Public Hearing having been held on
Petition Z-566 as submitted byJe.rome Hirsch for Frank Hoffman
for a change of zoning in the Southwest 1/4 of Section 35 from
RUFB and C-1 to C-2, the City Planning Commission does hereby
recommend to the City Council that Petition Z-566 be denied for
the following reasons:
(1) because much of the proposed development would be facing
the Cherokee Trail Subdivision;
(2) there is insufficient purchasing power in the area to support
fli: a facility of this size; and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, The Livonian, under date of July 11, 1962 and
notice of which hearing was sent to The Detroit Edison Co. , Chesapeake
& Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power
Co. , City Departments and petitioner as listed in the Proof of Service.
. 3530
Mr. Anderson felt the audience should realize that this is only a recommendation to
3 the Council. It is possible that they may reverse the recommendation and approve
the rezoning.
Mr. Doman,who was present representing the Chamber of Commerce, stated they were not
familiar with the property in question.
A roll call vote on Res. #7-163-62 resulted in the following:
AYES: Milligan, Cameron, Greene, Angevine, Anderson, Kane, Okerstrom
and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
The chairman called a recess at 9:18 p.m.
* * * * * * * * *
Mr. Walker called the Public Hearing back to order at approximately 9:25 p.m. with all
those present now who were present at the time recess was called.
Mr. McCullough: The next item oh the agenda is Petition Z-567 by James Trigali
requesting the rezoning of property located on the west side of
Cavell approximately 120 ft. North of Plymouth Road in the Southeast 1/4
of Section 25 from R-1B to P.
1[40
It was ascertained that this property was the first lot on the west side of Cavell
north of the commercial property . The petitioner planned to tear down the existing
house and black top the area for the parking.
Mr. Walker asked if there was anyone from the audience who wished to speak?
Mr. Robert Markley, 11637 Cavell, who owned the lot adjacent to the one in question
stated his objections to the rezoning.
Mr. Leonard Cebulski, 12119 Arcola, President of the Elm Civic Association, presented
their reasons for objecting to the rezoning.
Mrs. Margaret Gniewek, 12010 Cavell stated the petitioner was going to have a cocktail
lounge south of the proposed rezoning. She felt that this was too close to the
existing church.
Mr. Walker stated that the liquor permit had been issued by the City Council and
approved by the State. He felt since this was done, it is doubtful if the church
was closer than the 500 ft. allowed.
Mr. Okerstrom felt that the plot plan did not show sufficient information as to
what surrounds the property to be rezoned.
I Mr. Gordon Jackson, 11741 Cavell stated his objections to the rezoning. He lived
in the third house north of the proposed rezoning.
The minister from the Free Missicnary Church objected to the proposed cocktail lounge.
The church was located at 11633 Arcola, on Lots 202-205.
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Mr. Walker informed those present that the question of parking on both sides of
Plymouth, north and south, is a very tight situation and in order for some of the
businesses to exist there will have to be additional property for parking. he stated
the Planning Commission would like to be fair to the petitioner and the other
property owners in the area. All along Plymouth Road the Planning Commission is
trying to designate additional parking area so that some of these businesses can
survive. This is the problem before the Planning Commission.
Mrs. Harold G. Scharf, 11677 Arcola objected to the proposed rezoning.
It was ascertained that the north/south alley was vacated but not the east/west
alley.
Mr. Walker declared that this item would be taken under advisement until a more
detailed plot plan had been submitted. He informed those present in the audience
interested in this matter that they would be notified by mail.
Mr. McCullough: The next item on the agenda is Petition M-256 by Faud
S. Hassan for the Kenwood Church of Christ requesting
permission to use the existing house on adjacent lot for a
temporary Sunday School on property located on the West
side of Middlebelt Road between St. Martins and Bretton
in the Southeast 1/4 of Section 36.
Mr. Faud Hassan was present.
It was ascertained that the church was located on the adiacsnt property to the south.
ro The petitioner was seeking permission to use the existing/ror a Sunday School and
also for additional parking area for the existin ch r h. The existing house on
the property in question is co be torn down/1nT eeSunaayeSchool would have a seating
capacity of 150 with 50 parking spaces.
Mr. Hassan stated they had contacted the Building Department and the Fire Department.
These departments have forwarded recommendations to him as to what has to be done.
Mr. At.gevine asked if the church would use any of the property in question
for parking now? Mr. Hassan answered if it was found necessary to do so they would
improve by surfacing it with material that was adequate.
Mr. Hassan stated they are willing to put up a greenbelt if it was required. The
submitted plan designated a greenbelt.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Upon a motion duly made by Mr. Cameron, supported by Mr. Milligan, it was
#7-164-62RESOLVED that, pursuant to a PL.blic Hearing having been held on
Tuesday, July 31, 1962 the City Planning Commission does hereby
grant Petition M-256 by Fuad S. Hasson for the Kenwood Church
of Christ requesting permission to use the existing house on
adjacent lot for a temporary Sunday School on property located
on the West side of Middlebelt Road between St. Martins and Bretton
Iro in the Southeast 1/4 of Section 2, subject, however, to the
site plan submitted c.—&that a greenbelt or protective wall be
erected along the north property line; and
FURTHER RESOLVED, notice of the above hearing was sent to property
owners with 500 ft, petitioner and City Departments as listed in
the Proof of Service.
• • 3540
A roll call vote on the foregoing resolution resulted in the following:
AYES: Milligan, Cameron, Greene, Angevine, Anderson, Kane,
IC:
Okerstrom and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough: The next item on the agenda is Petition M-257 by Helen
Pliskow requesting approval for a produce market to be located on the
North side of Joy Road between Floral and Harrison approximately 200
feet West of Floral in the Southeast 1/4 of Section 36.
Mrs. Helen Pliskow was present. It was ascertained there was an existing building
on the property which would be used. It is intended to sell evergreens, fruits and
vegetables on the outside and other produce from the store. Improvements are
planned for the present building such as painting on the inside and the outside.
It is planned to remodel the front part of the store.
Mr. Thomson, Nankin Planning Commission, felt the ingress and egress would be bad
due to the curb cuts. It was determined that the curb cuts were established by the
Wayne County Road Commission.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Upon a motion duly made by Mr. Angevine, supported by Mr. Kane and unanimously
adopted, it was
#7-165-62 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 31, 1962 the City Planning Commission does hereby
grant Petition M-257 by HelenPliskow requesting approval for a
produce market on property located on the north side of Joy
Road between Floral and Harrison in the Southeast 1/4 of Section
36, subject to and in accordance with site Plan "B", and
FURTHER RESOLVED, notice of the above hearing was sent to property
onwers within 500 feet, petitioner and City Departments as listed
in the Proof of Service.
Mr. Walker declared the motion is carried and the foregoing resolution isadopted.
Mr. McCullough: The next item on the agenda is Petition by the City
Planning Commission on its own motion to determine whether or not to
amend Part V of the Master Plan of the City of Livonia, entitled
"Master School and Park Plan" by designating certain property located
adjacent to the Adams School located South of Lyndon and East of
Harrison in the South 1/2 of Section 24 as a park site.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Upon a motion duly made by Mr. Anderson, supported by Mr. Kane, it was
- #7-166-62 RESOLVED that, pursuant to the provisbns of Section 6, 7 and
8 of Act 285, Public Acts of Michigan of 1931, as amended, and
1[0
City Planning Commission of the City of Livonia, having duly
held a public hearing on July 31, 1962 for the purpose of
amending Part V of the Master Plan of the City of Livonia,
entitled, "Master School & Park Plan", the same is hereby
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amended so as to ecsignate the following described property for
future public purposes:
1[10That part of the South 1/2 of Section 24, Town 1
South, Range 9 East, City of Livonia, Wayne County, Michigan
described as:
Beginning at a point on the North and South 1/4 line
distant South 00° 00' 35" East 706.91 feet from the
center 1/4 corner of Section 24, T. 1 S. , R. 9 E. and
proceeding thence South 69° 39' 12" East 655.65 feet;
thence South 00° 23' 30" West 300.00 feet; thence
North u9° 39' 14" West 817.62 feet; thence North 00°
07' 35" West 283.15 feet; thence North 89° 52' 25"
East 123.85 feet; thence North 68° 34'03" East 43.63
feet to the point of beginning. 5.585 acres,
RESOLVED further, that having given proper notice of such hearing
as required by said Act 285, as amended, the Planning Commission does
hereby adopt said amendment as a part of Part V of the Master Plan of
the City of Livonia and reference is expressly made to the map
containing descriptive and other matter intended by such Commission
to form a part of such Master Plan and said described property is
designated thereon: and
RESOLVED further, that said designation is in the best interest
of the City of Livonia; and this resolution shall be recorded
on the said map which describes Part V of the Master Plan by the
identifying signatures of the Chairman and the Secretary of said
Commission, and an attested copy of said amendment to Part V shall
be certified to the City Council, City Clerk and the City Planning
Commission; and to the Register of Oeeds of the County of wayne
and the following certification shall appear thereon:
"We certify that the foregoing resolution was duly adopted at
a meeting of the City Planning Commission held on Tuesday, July
31, 1962 by the following vote:
AYES: Milligan, Cameron, Greene, Angevine, Anderson, Kane,
Okerstrom and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough: The next item on the agenda is a Petition by the City
Planning Commission on its own motion to determine whether or not to
amend Part V of the Master Plan of the City of Livonia, entitled, "blaster
School and Park Plan" by designating certain property located east of
Middlebelt Road approximately 1048 ft. North of Five Mile Road in the
Southwest 1/4 of Section 13 as a park site.
Mr. Walker asked if there was anyone in the audience who wished to speak?
After a brief discussion it was determined that this item would be taken under
advisement for further study, due to the fact that the property in question is
smaller than the usual park site.
Mr. Walker stated that this item would be taken under advisement.
3542
Upon a motion duly made by Mr. Kane and supported by Mr. Milligan, it was
#7-167.62 RESOLVED that, the City Planning Commission does hereby adjourn
j
the Public Hearing held on Tuesday, July 31, 1962 at approximately
10:20 p.m.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Milligan, Cameron, Greene, Angevine, Anderson, Kane,
Okerstrom and Walker
NAYS: None
tyr. Walker declared the motion is carried and the foregoing resolution is adopted.
* * * * * * * * *
Mr. Walker called the 149th Special Meeting to order at approximately 10:21 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 Petition M-255 by William
Ponder for Nicholas George requesting permission to erect a drive-in
theatre on property located on the north side of Plymouth Road
approximately 660 feet West of Levan Road between Levan and Newburgh
Roads in the Southwest 1/4 of Section 29. Public Hearing 7/3/62 item
taken under advisement; Regular Meeting 7/17/62; item tabled until
July 31, 1962.
1[411
Mr. William Ponder, Mr. Rodney C. Kropf and Mr. Nicholas George were present.
A letter from the Ford Motor Company had been received stating that it was ex-
pected to increase the number of employees approximately 50% . It was contemplated
that 558 cars would be coming out of their parking lot around 11:00 p.m. which
is around the same time that cars would be coming out of the drive-in theatre.
At the last meeting the question of how much the drive-in theatres yield in taxes
to a City was brought up. This has been checked for the City of Southgate and
it has been determined that the yield is $2500 per acre compared to $7,000 per
acre from an industrial plant such as General Motors.
Mr. Walker stated in addition to the letter from the Ford Motor Company, the
Planning Commission has received a letter from Local 182. They state that in the
next contract they expect to negotiate a 6 hour work day with Ford Motor Company
which will create another shift. This will necessitate expanding their present
facilities in Livonia. They feel that this drive-in theatre might jeopardize
the future expansion plans of the Ford Motor Company.
Mr. McCullough informed the Commission that no recommendation has been received
from the Traffic Commission. The Police Chief has forwarded certain recommendations
which can be incorporated in the resolution.
1[0 Upon a motion duly made by Mr. Angevine, supported by Mr. Kane, it was
#7- -62 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 3, 1962, the City Planning Commission does here
grant Petition M-255 by William Ponder for Nicholas George requesting
permission to erect a drive-in t;ieatre on property located on
the north side of Plymouth Road approximately 660 feet West of Levan
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Road between Newburgh and Levan Roads in the Southwest 1/4 of
Section 29. and
FURTHER RESOLVED that, having, received favorable reports from
the Wayne County Department of Health, the Fire Department,
Traffic Commission and that having been advised by the Police
Department that its investigation has been commenced and will
be completed prior to the City Council's acting upon this matter,
the City Planning Commission does hereby determine that the
proposed drive-in theatre is at least 1000 feet from any residentially
zoned district and does hereby certify that such proposed use is not
injurious to the surrounding neighborhood and not contrary to the
spirit and purpose of the Zoning Ordinance provided that the
following design requirements are met:
(1) that a deceleration and acceleration lane be provided on
Plymouth Road and an acceleration lane on Levan Road;
(2) that a left turn lane be provided on Plymouth Road in front
of the entrance if acceptable to the State Highway Department;
(3) that the proprietor shall have the option of providing police
officiers or traffic signals at the exits to facilitate the
movement of autos out of the theatre;
(4) that the proprietor shall arrange to discharge patrons at
such times that it will not conflict with the movement of vehicles
from the Ford Transmission Plant;
(5) such other conditions as the Traffic Commission shall require;
1[411 that the Planning Commission would prefer that the petitioner obtain
rights of way to Amrhein Road to obtain another exit and abolish the
exit on Plymouth Road although this is not a condition of approval,
and for additional reasons:
(1) that the Michigan Supreme Court in Bzovi vs City of Livonia
indicated that and we quote: "A Zoning Ordinance which prohibits
the construction of an outdoor drive-in moving picture theatre is
unreasonable and arbitrary where the neighborhing territory is
either vacant, inimproved land or devoted to heavy industrial
plants and t,.ere is ample vacant property for residential use".
(2) that the City of Livonia has prevented the land owner from using
this land for this specific purpose for the past four years, and as
of this date, no industrial buyers have attempted to buy this land;
(3) that even though this request is denied there is no means of
preventing the owner from splitting the same into four smaller
parcels and selling them to small industrial users;
(4) that the traffic and noise of which the hospital and church
complain could also accompany any industrial use. It is not
inconceivable that an industry, for example, might have more
employees per shift than the proposed theatre has seating capacity;
(5) that the petitioner has indicated that among other things, a
100 unit motel as well as other stores and restaurant will be
erected on the balance of the land. Therefore, the City should
realize substantial revenues from the land, 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.
3544
A roll call vote on the foregoing resolution resulted in the following:
AYES: Angevine and Kane
NAYS: Milligan, Cameron, Greene, Anderson, Okerstrom and Walker
IL:
Mr. Walker declared the motion was not carried, therefore the foregoing resolution
is not adopted. He stated the floor was open for an alternate motion.
Upon a motion duly made by Mr. Cameron, supported by Mr. Okerstrom, it was
#7-168-62 RESOLVED that, pursuant to a Public Hearing having been held
on Tuesday, July 3, 1962 the City Planning Commission does hereby
deny Petition M-255 by William Ponder for Nicholas George requesting
permission to erect a drive-in theatre on property located on the
north side of Plymouth Road approximately 660 ft. west of Levan
Road between Levan and Newburgh Roads in the Southwest 1/4 of Section
29, for the following reasons:
(a) considering present traffic volumes and the 50% increase in
employment and consequent traffic volumes at the Ford Plant and
the traffic volumes attendant upon the operation of a drive-in
theatre, it is our judgment that the drive-in would adversely
affect the safe movement of persons and autos from the Ford Plant;
(b) because of the positioning and size of the motel, from the
conservation standpoint, insufficient sight distance exist for
autos traveling easterly off Ann Arbor Trail to bring their
autos to a stop:
DRIVER STOPPING DISTANCES
Initial Speed Distance
(mph) (feet)
30 160
40 250
50 360
60 4u0
70 610
(c) that the traffic generated might impede the movement of
emergency vehicles up Levan Road to the hospital;
(d) that Livonia has an acute shortage of large industrial
acreages in single ownerships and they should be preserved
for large industrial users.
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: Milligan, Cameron, Greene, Anderson, Okerstrom and Walker
NAYS: Angevine and Kane
I[: Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough: The next item on the agenda is Petition M-252 by David N.
Hoffman, presiding Minister, Livonia Congregation of Jehovah's Witnesses
requesting approval to build an assembly hall on the Northwest corner
• 3545
of Schoolcraft and Stark Road in the Southeast 1/4 of Section 21.
Public Hearing 7/3/62, item taken underadvisement.
There was a brief discussion during which it was ascertained that the City Planner
would confer with the petitioner in order to locate a more suitable site for the
proposed assembly hall.
Upon a motion duly made by Mr. Kane, supported by Mr. Cameron and unanimously
adopted, it was
#7-169-62 RESOLVED that, the City Planning Commission does hereby table
Petition M-252 by David N. Hoffman, presiding Minister, Livonia
Congregation of Jehovah's Witnesses requesting approval to build
an assembly hail in the Southeast 1/4 of Section 21, until the
meeting scheduled for Tuesday, August 23, 19620 for the reason
that an effort will be made to locate an alternate site for the
proposed assembly hall.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough: The next item on the agenda is Petition M-243 by A. C.
Schroder requesting permission to erect a gasoline
service station on the Southwest corner of Merriman and School-
craft Roads in the Northeast 1/4 of Section 27. Public
Hearing 5/19/62, item taken under advisement.
It was determined that the rezoning of the property in question had not been acted
upon as yet by the City Council. The question of a protective wall surrounding the
entire area was brought up and it was suggested that the owner of the property be asked
to erect the wall.
Mr. Walker declared that this item would be taken under advisement.
Upon a motion duly made by Mr. Kane, supported by Mr. Angevine and unanimously
adopted, it was
#7-170-62 RESOLVED that, pursuant to the 149th Special Meeting held
on Tuesday, July 31, 1962, the City Planning Commission does
hereby grant request dated July 2, 1962 from Donald Burns
fol a year's extension on the preliminary approval of the
Evelyn Burns Subdivision located in the Southwest 1/4 of
Section 9, subject, to all conditions in said approval.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Anderson, supported by Mr. Kane, it was •
#7-171-C2 RESOLVED that, pursuant to the 149th Special Meeting held
on Tuesday, July 31, 1962 the City Planning Commission does
hereby grant request dated July 18, 1962 from the Gay Land
Company for a year's extension on the preliminary approval
on the remaining portions of the Castle Gardens Subdivision,
I[: Subdivisions #5 - #9) located in Section 19, subject, however,
to all conditions prevailing on the original approval.
A roll call vote on the foregoing resolution resulted in the following:
3546
AYES: Cameron, Greene, Angevine, Anderson, Kane, Okerstrom
and Walker
NAYS: Milligan
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Kane and unanimously
adopted, it was
#7-172-62 RESOLVED that, the City Planning Commission, pursuant to Section
20.01 of the Zoning Ordinance No. 60 of the City of L1vonia, does
hereby establish and order that a public hearing be held to
determine whether or not to rezone the following:
Beginning at a point which is situated 1320 ft. east of and 402 ft.
north of the southwest corner of Section 24; thence east 1980 ft. ;
thence north 660 ft. thence west 1960 ft; thence to the place of
beginning, constituting all of the land now zoned R-3 (Multiple
Dwellings) in the east one-half of the Southwest 1/4 of Section 24
and the west one-half of the Southeast 1/4 of Section 24,
from R-3 (Multiple Dwelling) to R-lA (One Family Residential).
This property is located approximately 402 ft. north of the
centerline of Schoolcraft Road between Lyons and Middlebelt
Road in the South half of Section 24.
FURTHER RESOLVED, that a hearing be held and 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.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough: The next item on the agenda is the approval of the minutes
for the meetings held on Tuesday, July 3rd and July 17th, 1962.
Mr. Milligan stated that he felt a correction should be made in the wording of
the resolution giving final approval to the Bretton Gardens Subdivision #2
located in the Southeast 1/4 of Section 2 . This appears on Page 3525 in the minutes
for Tuesday,. July 3, 1962. The resolution should be corrected to read as follows:
(See copy of corrected resolution attached)
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Angevine and unanimously
adopted, it was
#1-173-62 RESOLVED that, the City Planning Commission does hereby approve
the minutes for the meetings held on Tuesday, July 3rd, (as corrected)
and July 17, 1962,
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Anderson and unanimously
. I: adopted, it was
#7-174-62 RESOLVED that, the City Planning Commission does hereby postpone
the Regular Meeting scheduled for Tuesday, August 21st, 1962 to
Tuesday, August 28th, 1962.
3546a
Copy of corrected resolution originally adopted at the meeting held on Tuesday,
July 3, 1962:
#7-151-62 RESOLVED that, final plat of the Bretton Gardens #2
Subdivision located in the Southeast 1/4 of Section
2 be given final approval subject, however, to the
following:
(1) that the developer record deed restrictions prohibiting the
erection of detached garages on any lot Laving any length
dimension of less than 110 feet;
(2) that the developer provide any additional bonds as may
be required by the Director of Public Works; and
FURTHER RESOLVED, inasmuch as it appears on the records that
tentative approval of said proposed plat was given by the City
Planning Commission on September 19, 1961; and it further
appearing that,except for compliance with the two conditions
mentioned in the preceding paragraph, said proposed plat
together with the plans and specifications for improvements
therein have been approved by the Department of Public Works
under date of December 26, 1961; and it further appearing that
a cash bond in the amount of $6,500.00 to cover the installation
of improvements has bean filed in the office of the City Clerk
under date of June 29, 1962, pursuant to Res. #16-62, adopted
by the City Council on January 8, 1962 and as amended by
Res. #470-62 adopted by the City Council on June 20, 1962; such
bond having been approved by the City Attorney on July 3, 1962
it would therefore appear that all the conditions necessary to
the release of building permits will have been met at such time
as the additional bond is filed and the deed restriction
recorded and the Building Department is hereby notified.
3547
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
li: Mr. McCullough: The next item on the agenda is a request by Rodney C. Krbpf
for a determination of whether or not an "insurance office" is a professional
use in order that a client of his may erect an insurance office in the
PS zone located in Outlot A of the Pearl Wilson Subdivision, situated in
the Southwest 1/4 of Section 36 on the East side of Middlebelt Road,
south of W. Chicago.
Mr. Kroft stated the City Attorney had informed him that this question should be
brought before the Planning Commission and if it is their intent, all that is necessary
is for the Planning Commission to pass a resolution determining that in this particular
case, an insurance office is a professional use.
for this area
Mr. Angevine felt that if this use was considered a professional use,/it might open
the door to other insurance offices being allowed in other professional zones.
After a brief discussion, it was determined that in this particular case, the
"insurance office" is a professional use. Mr. Kropf submitted a letter from the
President of the civic association in that area in which he states the property
owners in the subdivision do not object to the use of the property for an insurance
office building.
Upon a motion duly made by Mr. Milligan, supported by Mr. Kane, it was
#7-175-62 RESOLVED that, having considered the request of Rodney C. Kropf on
whether or not an "insurance office" is a professional use, and
li: acting pursuant to Section 9.52 (b) of Ordinance No. 60, Zoning
Ordinance of the City of Livonia, the City Planning Commission
does hereby determine than an "insurance office" is a professional
use within the meaning of this particular section of the ordinance,
and, that this determination shall be applicable only to that
Professional Services District located on the East side of Middlebelt
Road, south of W. Chicago, known as Outlot A, Pearl Wilson Subdivision,
in the Southwest 1/4 of Section 36, and none other. .
A roll call vote on the foregoing resolution resulted in the following:
AYES: Milligan, Cameron, Greene, Angevine, Anderson, Kane and Walker
NAYS: None
NOT VOTING: Okerstrom
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough: The next item on the agenda is Taylor Gardens Subdivision
located on the West side of Hubbard Road approximately 1500 ft. South of
Five Mile Road in the Southwest 1/4 of Section 22. Mr. Taylor is requesting
final approval for said subdivision.
It was determined that the proposed bond for the subdivision had not been established
by the City Council as yet. It was scheduled for the next City Council's meeting.
For this reason, Mr. Walker declared that this item would be taken under advisement
1:: until the bond had been established by the City Council and a letter to that effect
is forwarded to the Planning Commission.
Mr. McCullough: The next item on the agenda is the preliminary approval of
the Burton Hollows Annex Subdivision located on the Northeast corner of
Six Mile Road and Farmington Road in the Southwest 1/4 of Section 10.
•
3543
The public hearing on this subdivision was held on Tuesday, June 5, 1962.
There was a lengthy discussion among the commission members, Mr. David Meinzinger,
the representative for the petitioner and the property owners who had objected to
the proposed subdivision at the public hearing, pertaining to several conditions
to the approval of said subdivision.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Kane, it was
#7-176-62 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, June 5, 1962 the City Planning Commission does hereby
give approval to the preliminary plat of the Burton Hollows
Annex Subdivision located on the Northeast corner of Six Mile
and Farmington Roads in the Southwest 1/4 of Section 10, subject,
however, to the following conditions:
(1) Retain Bennett Avenue with the subdivider making a sufficient
improvement on Bennett Avenue east of his land to accomodate
movement of autos and pedestrians;
(2) Requirement of Stub B, as shown on the "Area Plan", with cul-
de-sac;
(3) Requirement of Stub A on Lot #31 for a period of two years;
(4) That all lots facing the mile road shall have concrete design
arrangement which precludes backing into the mile roads;
(5) That all houses shall have attached garages;
(6) That the side lines on Lots 10 and 11 be redrawn;
(7) That the street names be supplied by the City Planner
(8) That the front setback on Lot #54 shall be at least equal
to that on the first house East thereof; the setbacks on Lots
#1 through #4 and Lots #55 and #56 shall have a staggered
setback range from 70 ft. to 90 ft. designated as follows:
The setback on Lot #55 shall not be less than 90 ft. ;
The setback on Lot #56 shall not be less than 66 ft. ;
The setback on Lot #4 shall not be less than 82 ft. ;
The setback on Lot #3 shall not be less than 78 ft. ;
The setback on Lot #2 shall not be less than 74 ft. ; and
the setback on Lot #1 shall not be less than 70 ft. ;
FURTHER RESOLVED, notice of the above hearing was sent to
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 & Recreation Department and Members of the Plat Committee.
Mr. Milligan stated he felt that a rc?d cut through to Farmington would be better
than the proposed cul-de-sac. He would have to vote "No" on the approval of
this plat for this reason. Mr. Cameron concurred with Mr. Milligan.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Anderson, Kane, Okerstrom and Walker
NAYS: Milligan, Cameron and Angevine
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
3549
Upon a motion duly made by Mr. Kane, supported by Mr. Anderson and unanimously
adopted, the City Planning Commission does hereby adjourn the 149th Special Meeting
on Tuesday, July 31, 1962 at approximately 11:50 p.m.
CITY PLANNING COMMISSION
i/oe _ ---- ,
W. E. Okerstrom, Secretary
ATTESTED:
c-elt-t)
Charl-s W. Walker, Chairman