HomeMy WebLinkAboutPLANNING MINUTES 1962-10-02 MINUTES OF THE ADJOURNED PUBLIC
HEARING AND THE ADJOURNED 142ND REGULAR MEETING
OF THE CITY PLANNING COMMISSION 3554
OF THE CITY OF LIVONIA
On Tuesday, October 2, 1962 the City Planning Commission of the City of Livonia
held the adjourned Public Hearing and the adjourned 142nd Regular Meeting of August
28, 1962 at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr.
Charles W. Walker, Chairman, called the adjourned Public Hearing to order at
approximately 8:10 p.m.
Members present: Donald Schubeck, James Cameron, W. E. Okerstrom, Milton
Ingold, Edward Milligan, James Watson, Jr. , Robert L.
Angevine, Dennis Anderson and Charles W. Walker
Members absent : None
Mr. David R. McCullough, City Planner and Mr. Charles Forest, Assistant City Attorney
were present along with approximately 200 interested persons in the audience.
Mr. Walker introduced the two new Planning Commission members to the other members
and to the audience, Mr. Donald Schubeck and Mr. Milton Ingold.
1[10 Mr. McCullough: The first item on the agenda is Petition Z-569 by Leo Stein
who is requesting the rezoning of property located on the Southeast
corner of Seven Mile Road and Sunset in the Northwest 1/4 of Section
11 from R-1A to PS. Public Hearing was adjourned 8/28/62.
Mr. Leo Stein was present. He stated it was planned to erect a professional building
on the property to conform with the residential area. The proposed building would
be 70 ft. x 27 ft. , consisting of face brick. It would be a single story building.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Mrs. Lloyd Sprinkle, 19323 Hillcrest , representative of the Hillcrest Gardens Civic
Association stated their objections to the proposed rezoning. It was felt that a
medical clinic was not needed in this area. There were a number within the vicinity.
They also felt that the proposed rezoning would hurt the value of their homes and
probably open up the a rea to more of the same.
Mrs. David Jones, 18335 Sunset, representative of the Beverly Gardens Civic Association
stated if this proposed rezoning was-given approval, it would set a precedent along
Seven Mile Road. It should remain residential.
Mr. A. Mann, 19028 Flamingo, stated that Mr. William J. Lock, who resided at 30715
W. Seven Mile Road is the nearest resident to the property in question. He is opposed
to the rezoning mainly because of the parking.
Mr. Walker asked for a show of hands of those in the audience who objected to the
IL:
rezoning? Approximately 18 hands were raised in opposition.
Upon a motion duly made by Mr. Cameron, supported b; Imo.. Schubeck, it was
3555
#10-179-62 RESOLVED that, pursuant to a Public Hearing having been held
on Petition Z-569 as submitted by Leo Stein for a change of zoning
in the Northwest 1/4 of Section 11 from R-1A to PS, the City
Planning Commission does hereby recommend to the City Council
that Petition Z-569 be denied for the following reasons:
(1) that it would constitute spot zoning and
(2) that it would tend to generate additional requests in
nearby illogical locations rather than positioning professional
zoning at mile road intersections to act as a transitional use,
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian-City Post under date of
August 8, 1962 and notice of which hearing was sent to The Detroit
Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell
Telephone Company, 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: Ingold, Schubeck, Milligan, Angevine, Watson, Anderson,
Cameron, Okerstrom and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
He informed the audience that the above action is only a recommendation to the
City Council. Their decision will be final.
Mr. McCullough: The next item on the agenda is Petition M-261 by Richard
J. Price seeking approval to erect apartments on property located on
the West side of Hubbard Road, approximately 600 feet South of Five Mile
Road, (across from Bentley High School) in the Northwest 1/4 of Section
22. Public Hearing adjourned 8/28/62.
Mr. Richard Price was present.
Mr. Price presented site plans to the commissioners. He stated the dimension of the
area was 620' x 122' . He also submitted the determination made by the Zoning Board
of Appeals. He had asked for a variance on the side yard requirements, is-efback,:_rear. -d
yard requirements and excessive lot use. All were granted.
Mr. Angevine questioned the number of parking spaces. Mr. Price stated they were shy
4 parking spaces, but they could provide the 4 spaces by deleting the landscaping at
each side of the building. This would allow 2 spaces on each side.
Mr. McCullough asked how many people could use the swimming pool?- Mr. Price stated
it was going to be large enough to accommodate the renters. No one else would be
allowed to use it, such as the neighborhood children.
Mr. McCullough stated the side yard requirement on each side should be 20 feet, which
does not include the parking area.
1:: Mr. Price stated there was a total of 108 ft. between the south end of the building
and the next door building to the south.
Mr. Walker asked the petitioner if he attempted to purchase additional property in
order to comply with the requirments of the ordinance. Mr. Price stated he did not.
3556
II: Mr. Watson asked Mr. Price if the major issue he presented to the Zoning Board of
Appeals was for a variance on excessive lot use? Mr. Price stated this was so. Mr.
Watson asked if he went before the Zoning Board of Appeals with the approval of the
Planning Commission? Mr. Price stated he did not.
Mr. Anderson askdd Mr. Price if he ever intended to abide, he requirement of 3,000 ft.
per unit? Mr. Price stated they felt it was too stringent.
A property owner stated he lived on Hubbard Rodd and there was enough traffic on this
road already due to the High School. He did not feel the road could take much more.
Mr. Watson asked what was the condition of the road now? Mr. Price said it was black
top but if the street is ever: improved they would be assessed the same as anyone else.
Mr. Milligan asked Mr. Price if they were willing to avoid a problem of not enough
parking now by adding 4 more spaces instead of waiting until there was a problem? Mr.
Price stated he would but it was thought that it wouldn't be as aesthetic with the
parking spaces underneath the windows on either end as without the parking spaces.
The petitioner was asked if he would consider planting a greenbelt at the bear property
line? He stated he would like to leave it as it is.
Mr. Walker asked what the rentals would be for these apartments? Mr. Price stated
the rent would be $125.00 for the one bedroom apartments and $135.00 for the two bed-
room apartments. Mr. Walker asked if they would be comparable to the apartments
on Middlebelt Road? Mr. Price stated they would be different because the apartment
buildings on Middlebelt Road had full basements and they all had two bedrooms.
Mr. Watson asked if any recommendation had come from the Board of Educatthon? Mr.
McCullough stated they had no objection.
Mr. Okerstrom asked Mr. Price again if he would be willing to have a greenbelt at the
rear? Mr. Price stated if this is what the Planning Commission wanted, then the
greenbelt would be planted.
Upon a motion duly made by Mr. Okerstrom, it was
#10- -62 RESOLVED that, pursuant to a Public Hearing having been held
on Tuesday, August 28, 1962 the City Planning Commission does
hereby grant Petition M-261 by Richard J. Price seeking approval
to erect apartments on the west side of Hubbard, south of Five
Mile Road in the Northwest 1/4 of Section 22, subject, however,
to the following:
(1) that the petitioner create the necessary addt<tienaAc_parking
spaces at each end of the building;
(2) that the petitioner establish an eight foot greenbelt according
to the specifications of the Parks & Recreation Department on the
west property line by the parking area.
fir1 Mr. Walker asked if Mr. Okerstrom was going to overlook the requirement of the side
yards? Mr. Okerstrom stated he was going along with the determination made by the
Zoning Board of Appeals.
Mr. Angevine stated he would like to support Mr. Okerstrom's motion but he objected
to the condition pertaining to the additional parking spaces.
3557
Mrs. Wm. Carter, 32240 Barkley felt that the apartment building would look better
without the parking spaces underneath the windows at either end of the building.
Mr. Cameron stated he would support Mr. Okerstrom's motion for approval.
Mr. Milligan stated he concurred with ML . Angevine and Mrs. Carter. He suggested that
the motion be amended to read"that these 4 additional parking spaces would be
added when it was determined necessary by the Department of Public Safety".
Mr. Walker stated that. according to-parliamentary procedure, Mr. Milligan is asking
that Mr. Okerstrom consaderamending'his motion'.for approvaLJ..He: asked Mr. Milligan
if this was his intention? Mr. Milligan stated he would like to request that an
amendment be made to•the motion for approval.
Upon a motion duly made by Mr. Milligan and supported by .Mr. .Angevine, it was
#10- -62 RESOLVED that, the City Planning•Commission does hereby amend
the foregoing motion for approval for Petition M-261 by Richard
Price seeking approval to erect apartments on Hubbard Road,
south of Five Mile Road in the Northwest 1./4 of Section 22, by
requiring that the 4 additional parking spaces not be added::ae
the present time but at such time in the future when it is
determined necessary by the Department of Public Safety.
1[40 A roll call vote on the amendment resulted in the following:
AYES: Ingold, Schubeck, Milligan and Angevine
NAYS: Watson, Anderson, Cameron, Okerstrom and Walker
Mr. Walker declared the motion was not carried, therefore the amendment is not adopted:.
Mr. Walker asked for a vote on the original motion for approval on Petition M-261.
A roll call vote on the resolution for approval resulted in the following:
AYES: Schubeck, Cameron, Okerstrom
NAYS: Ingold, Milligan, Angevine, Watson, Anderson and Walker
Mr. Walker declared the motion isnot carried and the resolution is,therefore,not
. dppbed:. He informed the Commission that an alternate resolution could be made or
this matter could be taken underadvisement for fufther study.
Mr. Milligan asked Mr. Price when did they intend to start building? Mr. Price answered
it had been their intention to begin immediately in order to be ready for Spring
rentals.
•
Mr. Milligan stated that his reason for voting "Nay" on the resolution offered by
Mr. Okerstrom was because of the condition immediately requiring the•4 additional
parking spaces. It was not his intention to cause further delay to the petitioner.
He felt that since the Zoning Board of Appeals had approved the 61 parking spaces,
1:11. `it had been his thought that the additional four parking spaces could be controlldd
by the Department of Public Safety.
Mr. Angevine stated he concurred with Mr. Milligan.
3558
Upon a motion duly made by Mr. Milligan, supported by Mr. Angevine, it was
#10-180-62 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, August 28, 1962 the City Planning Commission does hereby
grant Petition M-261 by Richard Price, seEking approval to erect
apartments on property located on the West side of Hubbard Road,
approximately 600 feet 'South of Five Mile Road (across from Bentley
High School) in the Northwest 1/4 of Section 22, subject, however,
to the following:
(1) that the petitioner will place 4 additional parking spaces to
meet the minimum standards upon direction by the Department Public
Safety,based on the findings of the Department of Public Safety
that a situation exists requiring this action, and further
(2) that the petitioner place a greenbelt at the rear of the
property linea•id .g're ,ube1t., to' be:.apprb5iedLby the:
Department of Parks & Recreation;
(3) that any outside lights be reflected away from surrounding single
family residential uses; 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: Ingold, Schubeck, Milligan, Angevine, Cameron and Walker
NAYS: Watson, Anderson and Okerstrom
Mr. Walker::declared the motion is carried and the foregoing resolution is adopted.
Mr. Walker suggested at this time that the Planning Commission depart from the
regular order of the agenda in order to consider an item on the agenda of the
adjourned Regular Meeting because there were people waiting to have this item
heard. He understood that this item was to be withdrawn.
Upon a motion duly made by Mr. Ingold and supported by Mr. Milligan, it was
#10-181-62 RESOLVED that, the City Planning Commission does hereby adjourn
the Temaining part of the Public Hearing at approximately _".8:45 p.m.
in order to consider an item onthe agenda of the adjourned Regular
Meeting for the reason that several people in the audience were
waiting for this item to be heard.
A roll call vote on the foregoing resolution resulted in the following:
•
AYES: Ingold, Schubeck, Milligan, Angevine, Anderson, Cameron,
Watson, Okerstrom and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution •is adopted.
Mr. Walker called the adjourned 142nd Regular Meeting to order at approximately
:.8:47 p.m. with all those present now who were present at the time the public
hearing was adjourned.
3559
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 of Schoolcraft and Stark Roads in the Southeast 1/4
of Section 21. Public Hearing 7/3/62 item taken under advisement;
Special Meeting 7/31/62; Adjourned Regular Meeting 8/28/62.
Mr Walker _informed the audience that the petitioner for M-252 has submitted a
letter requesting that the petition be withdrawn.
Upon a motion duly made by Mr. ILgold, supported by Mr. Milligan and unanimously
adopted, it was
#10-182-62 RESOLVED that, the City Planning Commission does hereby allow
petitioner for Petition M-252, David N. Hoffman, to withdraw
said petition. This petition had requested approval to build
an assembly hall on the northwest corner of Schoolcraft and
Stark Road in the Southeast 1/4 of Section 21.
Mr. Walker declared the motion is carried and the foregoing resolution is hereby
adopted.
Upon a motion duly made by Mr. Okerstrom, supported by M r. Watson and unanimously
adopted, the City Planning Commission does hereby adjourn the 142nd Regular Meeting
at approximately_ :..8.4 p.m. in order to ..tontinne with the remaining items on the
previously adjourned public hearing.
IL:
Mr. McCullough: The next item on the agenda is Petition Z-568 by Jacob
Gelfand, President of Tom's Northweood Market, Inc. , is requesting the
rezoning of property located on the West side of Middlebelt Road
approximately 425 feet South of Seven Mile Road in the Northeast 1/4
of Section 11 from RUFB and P-1 to C-2. Public Hearing adjourned 8/28/62.
Mr. Jacob Gelfand and his attorney, Mr. William Ponder were present.
Mr. Ponder stated Mr. Gelfand was requesting the rezoning in order to erect small
stores for use such as shoemaker, beauty parlor, etc. The area involved measured
approximately 200'x 300' . On the opposite side of the street it was zoned C-2.
Mr. Gelfand was asked why didn't he use some of the vacant stores in the shopping
center for these particular uses. He stated the. stores in the shopping center were
too large for a use such as a shoemaker. They only require small stores.
Mr. Walker asked if tee parking area for the shopping center would be used for these
small stores. Mr. Gelfand stated it would not for the reason that these small stores
would only have a depth of 60 ft.and the parking for these stores would be in front.
Mr. Milligan asked in light of the intended:use, ofLthis,prpperty, wouldn't a C-1
zone be satisfactory?
1:: Mr. Ponder stated the reason for requesting a C-2 zone was because it was thought
that if bile of the uses did need a C-2-.zone, they would have to come back to the,
Commission for a rezoning if the property was zoned C-1.
Mr. Milligan stated that this C-2 rezoning would be right next to a residential
district. He felt that it would be more advisable to ask for a PS zone or the C-1
next to the residential area. 3560
Mr. Ponder explained to Mr. Gelfand the difference between the C-1 zone and the C-2
zone.
Mr. Gelfand stated he was agreeable to the C-1 zone rather than the C-2 as requested
in the petition.
Upon a motion duly made by Mr. Milligan, supported by Mr. Watson and unanimously
adopted, it was
#10-183-62 RESOLVED that, the City Planning Commission does hereby
allow the petitioner for Petition Z-568, Jacob Gelfand
to amend his petition to read"RUFB and P-1 to C-1" instead
of "RUFB and P-1 to C-2" as originally requested.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. Walker asked if there was anyone in the audience who wished to speak?
The :question was raised as to whether or not part of the property in question was
zoned for Parking. ' The petitioner did not think that it was zoned for Parking, only
residential. Mr. McCullough stated he would investigate the matter before the
petition is forwarded to the City Council for action.
Mr. Milligan stated the petition can be approved according to the way it was advertised
in the paper.
Upon a motion duly made by Mr. Milligan, supported by Mr. Ingold and unanimously
adopted, it was
#10-184-62 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, August 28, 1962 on Petition Z-568 by Jacob Gelfand,
President, of Tom's Northwood Market, Inc. , for a change of zoning
in the Northeast 1/4 of Section 11 from RUFA and P-1 to C-1, the
City Planning Commission does hereby recommend to the City Council
that Petition Z-568,7as„amended by Res. #10-183-62, be granted for
the following reasons:
(1) it faces commercial on the east side of Middlebelt and the
C-1 zone constitutes ar.transi£ionainetween the shopping center
to the north and the residential to the south,
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, The Livonian, City Post under date of August
8, 1962 and notice of which hearing was sent to The Detroit Edison
Company, Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. ,
The Consumers Power Company, City Department and petitioner as
listed in the Proof of Service.
1::
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Milligan, supported by Mr. Schubeck, it was
#10-185-62 RESOLVED that, the City Planning Commission does hereby adjourn
the Public Hearing held on Tuesday, October 2, 1962 at approximately
8:57 p.m. 3561
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ingold, Schubeck, Milligan, Angevine, Anderson, Cameron,
Watson, Okerstrom and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. Walker called for a recess at - 8:58 p.m.
*. * * * * * * *
Mr. Walker called the ,adjodrned 142nd Regular Meeting back to order at approximately
9:10 p.m. with all those present now who were present at the time the public hearing
was adjourned and recess was called. ..
Mr. McCullough: The next item on the agenda is Petition Z-567 by James
Tringali requesting the rezoning of property located on the West side
of Cavell, approximately 120 feet North of Plymouth Road in the
Southeast 1/4 of Section 25 from R-1B to P-1. Public Hearing 7/31/62
item taken under advisement; adjourned Regular meeting 8/28/62.
Mr. James Tringali was present.
It was brought out that the house situated on the property in question had. recently-
been burned down. Mr. Tringali submitted a letter from the owner -of the property
immediately north of the property in the petition stating he had. no ob'jection. to the
rezoning. This property owner had objected at the public hearing. Mr. Leonard
Cebulski, President of the Elm Civic Association stated there were numerous names on
the petition submitted objecting to the rezoning compared to the one property owner
who did not object.
Mr. Watson stated that during the past year the Planning Commission has tried in
several instances to compell the commercial property owners on Plymouth Road to
provide adequate parking for their businesses. This is one instance whereby the
property owner is trying to provide the adequate parking so very much needed on
Plymouth Road.
Mr. Milligan stated he appreciated the fact that there was a problem of parking
along Plymouth Road. He asked Mr. Tringali if the property to the north of the
property next to his is available for parking? Mr. Tringali stated it was not.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Watson, it was
x`10•-_ -62 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 31, 1962 on Petition Z-567 as submitted by James
Tringali for a change of zoning in the Southeast 1/4 of Section
25 from R-1B to P-1 the City Planning Commission does hereby
recommend to the City Council that Petition Z-567 be granted for
the following reason:
(1) it will provide additional parking along Plymouth Road where
in the past the facilities for parking have been inadequate and
1[40 3562
(2) the one property owner who would be adversely affected
by the rezoning has indicated he no longer objects to the
rezoning.
Mr. Milligan stated the person who has changed his mind about objecting to the
rezoning is moving out of the neighborhood.
Mr. Walker asked Mr. Okerstrom to take the roll call.
The roll call vote on the foregoing resolution resulted in the following:
AYES: Watson, Anderson, Okerstrom and Walker
NAYS: Ingold, Schubeck, Milligan, Angevine and Cameron
Mr. Walker declared the motion is not carried, therefore the resolution is not adopted.
Upon a motion duly made by Mr. Milligan, supported by Mr. Ingold, it was
#10-186-62 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 31, on Petition Z-567 as submitted by James Tringali
for a change of zoning in the Southeast 1/4 of Section 25 from
R-1B to P-1 the City Planning Commission does hereby recommend to
the City Council that Petition Z-567 be denied for the following
reasons:
1[: (1) if granted, it would constitute a commercial intrusion into
an otherwise all residential neighborhood;
(2) that .the residential area is a declining one and to install
this use will only worsen the situation.
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonia-City Post 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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ingold, Schubeck, Milligan, Angevine, Anderson and
Cameron
NAYS: Watson, Okerstrom and Walker
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 approval to erect a gasoline service station on
the Southwest corner of Merriman and Schoolcraft Roads in the Northeast
1/4 of Section 27. Public Hearing 6/19/62 item taken under advisement;
Special Meeting 7/31/62, item taken under advisement; adjourned Regular
Meeting 8/28/62.
It was ascertained that the rezoning had not become official as yet. For this reason,
this petition was taken under further advisement.
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
3563
of the Master Plan of the City of Livonia, entitled, "Master
School and Park Plan" by desginating 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. Public
Hearing 7/31/62, item taken under advisement; adjourned Regular
Meeting 8/28/62.
It was decided to take this under further advisement until more information could be
received from the Parks & Recreation Department.
Upon a motion duly made by Mr. Watson, supported by Mr. Angevine and unanimously
adopted, the City Planning Commission does hereby adjourn the 142nd Regular Meeting
at approximately 7_9:30 p.m.
CITY PLANNING COMMISSION
� e -
L.1.
W. E. Okerstrom, Secretary
ATTESTED;
, / 4) W, 440
Charl- . W. Walker, Chairman