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HomeMy WebLinkAboutPLANNING MINUTES 1962-10-16 3571 MINUTES OF A PUBLIC HEARING AND THE 143RD REGULAR MEETING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, October 16, 1962 the City Planning Commission of the City of Livonia held a public hearing'and the 143rd Regular 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: Donald Schubeck, W. E. Okerstrom, Charles W. Walker, Robert L. Algevi ne, James Cameron, Milton Ingold, Edward Milligan Members absent : *Dennis Anderson Mr. David R. McCullough, City Planner was absent because he was attending the American Institute of Planners° meeting. Mr. Ci.arles Forrest, Assistant City Attorney was present along with approximately 35 interested persons in the audience. Mr. Walker announced that in honor of Mr. James Watson, Jr. , Vice-Chairman of the Planning Commission who had passed away during the past week, there would be one minute of complete silence. Mr. Walker then announced that Item #1 on the agenda is an Honorarium Resolution which will be read by Mr. Angevine. Upon a motion duly made by M . Okerstrom, supported by Mr. Ingold, the following, resolution was read by Mr. Angevine: #10-192-62 ; MERF R:, the members of the Livonia City Planning Commission have learned with great sorrow of the passing of JAMES WATSON, JR. ; and WHEREAS, JAMES WATSON, JR. , was appointed a member of the City Planning Commission on December 27, 1960 and served continuously thereafter until his sudden passing and was a leading and most respected member of his community; and WHEREAS, JAMES WATSON, JR. was a public official who contributed quietly, but freely of his time and knowledge to the betterment of his community - a city that will long cherish his memory; NOW THEREFORE, BE IT RESOLVED, that the friends of JAMES "WATSON, JR., who have served with him during the past years on the Livonia City Planning Commission believe it fitting and proper to record at this time its affection and esteem for a beloved and respected public official and to share with his family and community the great loss sustained by the death of JAMES WATSON, JR. AND IT IS FURTHER RESOLVED, that copies of this resolution be transmitted to the family of JAMES WATSON, JR. A roll call vote on the foregoing resolution resulted in the following: AYES: Ingold, Schubeck, Milligan, Angevine, Okerstrom, Cameron and 3572 Walker NAYS: None Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. Walker announced the next item on the agenda is a proposed resolution by the City Planning Commission to create the Honorary position of President for the term of one year. Upon a motion duly made by Mr. Cameron, supported by Mr. Okerstrom and unanimously adopted, it was 410-193-62 RESOLVED that, the City Planning Commission does herebycreate the Honorary position of President for the term of one year. Mr. Walker declared the motion is carried and• the foregoing resolution.•is• adopted.-- Mr. Walker announced the next item on the agenda is a resolution by the City Planning Commission nominating Mr. James Watson, Jr. , as Honorary 'President of the Planning Commission-for a term of .one. year.. . , • -- Upon a motion duly made by Mr. Schubeck, supported by Mr. Milligan and unanimously adopted, it was 410-194-62 RESOLVED that, the City Planning Commission does hereby nominate Mr. James Watson, Jr. as 'Honorary President of the City Planning Commission for -a term of one year. 110 Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. Walker The next item on the ggenda is Petition Z-570 by the City Planning Commission to determine whether or not to rezone all of the RUFB property located on the South side of Schoolcraft Road between Farmington and Wayne Roads (if cut through) from RUFB to M-1, except the North 300 ft. thereof. Mr. :Walker- submitted area paps of the proposed rezoning and invited anyone in the audience to come forward and examine them. These maps indicated the boundary lines of the RUFB and M-1 districts. Mr. Walker then asked if there was anyone in the audience who wished to speak? Mr. George Kendrick, 33635 Schoolcraft asked if there would be an increase in taxes on that property rezoned to M-1? Mr. Angevine stated that the Planning Commission has always been assured by those who are authorized to say so that as long as the use of the land is the same, there will be no increase in taxes. -Mr. Walker informed those present that Mr. Milton Holly, City Assessor, was present and he_rgou1d' -3ery well answer any questions pertaining to this. IL. Mr. Holly informed the audience that as long as the property is used as residential, it will be considered residential. He stated most of the land in this area is taxed higher than what the industrial land is assessed. Because of this there should be 3573 no increase. The only time it can affect the property owner is if the property, becoming industrial, is used as industrial, then it will be taxed accordingly. Until 1[40 then, it will remain assessed as it is presently. Mr. Holly continued by stating that he would suggest a buffer area between the industrial and residential districts. The question was asked if the map as presented tonight is the way the boundary lines will be after the rezoning is official? This question was asked because the dividing line as shown seems to split certain property so that the south portion, becoming industrial is so small that it may actually become useless. Mr. Walker stated that this dividing line is not definite - it may be necessary to change it in some areas. Mrs. Asa Valentine, 34140 Schoolcraft, asked how would the people who buy the property behind them get back to that property? Mr. Walker informed those present that the Master Thoroughfare Plan designated an industrial highway between Schoolcraft and the C & 0 Railway. This is approximately 1320 ft. south of Schoolcraft. It is to be an eighty-Rix foot highway and would be restricted for industrial use only. The ingress and egress to this highway would be off of the mile roads. If this industrial road materializes, it means that there would be frontage on both the north and south sides of this road and the property on the north side of the industrial road would back up to the RUF district fronting on Schoolcraft. This is how the land would be opened up for industrial use. Mrs. Valentine stated it was thought that the industrial property owners would use some of the vacant lots for a road to get back to their property. Mr. Walker stated that the Planning Commission could not absolutely guarantee that this would not happen. Some of this property could be purchased by industrial concerns, the homes torn down and a private road constructed. It would not be a public road. Mrs. Valentine asked if there would be a buffer zone such as a greenbelt? Mr. Walker stated there were different kinds of buffers —sometimes it is a transitional use, or a masonry wall or a greenbelt. It is required by the ordinance. A complaint can be filed with the Building Department, they in turn will investigate and file a charge if there has been a violation; Mr. Willam England, 15343 Grayfield, Detroit, stated he owned Lots 73, 74 and 75 along Surrey. The map did not indicate that his property was included in the rezoning. This would leave an area zoned Residential as a buffer between two commercial zones. He stated he was agreeable to having his property rezoned to industrial also. Mr. Walker asked if there was anyone else in the audience who wished to speak? He then suggested that this item be taken under advisement in order that the City Planner, David McCullough, could investigate the boundary lines of the proposed rezoning. After this has been done, a new map will be presented. *Mr. Dennis Anderson arrived at approximately 8:57 p.m. Mr. Walketo G The next item on the agenda is Petition Z-572 by Woodrow Ashley requesting the rezoning of property located on the East side of Beatrice approximately 150 ft. North of Morlock Street in the Northeast 1/4 of Section 2 from RUFB to R-2. 3574 Mr. Woodrow Ashley was present. 1[0 Mr.. Walker asked Mr. Angevine for his report on this item. Mr. Angevine stated the house at the present time is boarded up and not in too good of a condition. The property immediately to the north is a yard for a taxi-cab company. The homes in the area are in a good condition,'.the house across the street having new alumunum siding. He felt that anything done to the property would be an improvement under its present condition. Mr. Ashley stated his neighbors were in favor of this rezoning. Mr. Milligan stated he knew the owner of Lot #99 across the street is very much in favor of it. Mr. Okerstrom asked if this would be a two story duplex? Mr. Ashley stated it would be. Mr. Okerstrom asked why couldn't it remain as a one family dwelling? MI . Ashley stated it was much too large, having five or six rooms upstairs and downstairs. Mr. Walker asked if tiere was anyone in the audience who wished to speak? Upon a motion duly made by Mr. Milligan, supported by Mr. Angevine it was #10-195-62 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z-572 as submitted by Woodrow Ashley for a change of zoning in the Northeast 1/4 of Section 2 from RUFB to R-2, . the City Planning Commission does hereby recommend to the City Council that Petition Z-572 be granted f of:tht following reasons: (1) it constitutes a desirable transitional use; (2) the other housing in the neighborhood is not of such quality, as would be adversely affected by the duplex; (3) it may improve the appearance of this house which is now boarded up, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of September 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 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, Anderson, Cameron Okerstrom and Walker NAYS: None Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. Walker: The next item on the agenda is Petition V-70 by Carl Waara requesting the vacating of the north/south alley lying between Farmington and Westmore in the Southwest 1/4 of Section 3. Mr. Carl Waara was resent. 3575 Mr. Walker asked Mr. Milligan to make his report on this item. Mr. Milligan stated he had talked to both Mr. Waara and Mr. Mason who has a business on Farmington Road next to the alley and who is also the land owner of several lots in this area. Mr. Mason was concerned about the businesses on Farmington Road which were serviced by the alley at the present time. He stated they came in on Farmington Road and used the north/south alley at the rear of the stores. The parking facilities in the front of the store building would be insufficient to handle the the unloading of produce and supplies to these businesses plus the customer parking. He further stated when he spoke with Mr. Waara, his main concern was the problem of people parking at-the back of his home in the alley. The suggestion was made to vacate only that part of the alley north of the last lot owned by Mr. Mason. Mr. Milligan stated Mr. Waara was agreeable to this suggestion in order that the home owners could beautify the area and he had no objection to the southern part of the alley being left as itis in order ,that. it could be used to service the stores. Mr. Angevine stated that the alley in question is one of the widest in the City. It is overgrown by weeds and is of no use to anyone. Mr. Walker asked if there was anyone in the .audience who wished to speak? Mr. Mason stated he was the owner of the store on Farmington and several lots north of the store and he needed the alley in back of his property. Mr. Waara stated he had no argument with Mr. Mason. It is the people who travel through the alley. Also there is a parking problem at night in this alley. Mr. Okerstrom asked if the Police Department had been notified of these cars parked 1:10 in the alley? They had not. Mr. Waara stated it wasn't the businesses that made the alley a nuisance. Mr. Walker stated that the alley could not be entirely vacated due to the businesses. To vacate the north part of the alley would necessitate that an easement be dedicated for that portion. There is also a question of whether vacating the northern portion would be a hardship upon the businesses due to the trucks using this alley for un- loading, etc. Mr. Mason asked that the petition be denied. Mr. J. Bradley, 545 Cadillac, Farmington, Michigan, asked if the alley, is to be closed iaouldn'teve to be an easement created? Mr. Walker answered that was true. Also, in the-letter submitted by the Engineering Department, dated October 16, 1962 it is recommended that the petition be granted only if a twenty foot easement is created in order to service the existing sewer within the present alley. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Milligan, it was #10-196-62 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, October 16, 1962 on Petition V-70 as submitted by Carl Waara requesting the vacating of the north/south alley lying between Farmington and Westmore in the Southwest 1/4 of Section 3, the City Planning Commission does hereby recommend to the City Council that Petition V-70 be denied for the following reasons: (1) that the possible closing of the alley would not be feasible 3576 for the existing businesses. (2) that there is an existing combination sewer in the alley 1[0 FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of September 26, 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, petitioner and abutting property owners 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, Cameron, Okerstrom and Walker NAYS: None Mr. Walker declared the motion is carried and the foregoing resolution is adopted. He • then instructed the secretary to forward a letter to the Police Department recommending that the alley be policed so that the problem of cars parking in the alley during the night could be eliminated. Mr. Walker: The next item on the agenda is Petition V-69 by Robert Pastor requesting an easement to be vacated on the west side of Lot 421 in the Kimberly Oaks Estates Subdivision #2 located in the Southwest 1/4 of Section 22. It was determined that the petitioner had requested that he be allowed to withdraw his petition due to the fact that the description in the petition was inaccurate. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Ingold and unanimously adopted, it was #10-197-62 RESOLVED that, the City Planning Commission does hereby allow petitioner for -Petition V-69 to withdraw said petition. This petition requested an easement to be vacated on the west side of Lot 421 in the Kimberly Oaks Estates Subdivision #2 located in the Southwest 1/4 of Section 22. Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. Walker: The next item on the agenda is Petition M-264 by the Unity of West Suburbia requesting approval to erect a church on property located on the South side of Schoolcraft Road west of Farmington Road in the Northeast 1/4 of Section 28. Mr. Walker asked if there was anyone in the audience who wished to speak. Mr. Harold Kees was present for the petitioner. Mr. Kees stated they were presently conducting services in the Bentley High School. They have a membership of seventy persons. Due to the fact that the rent is very high at the school, they have been scouring Livonia for property on which to build their church. They wanted a site on which they could build an office and classrooms. 1[0: Mr. Walker asked if they were planning on building the church building in one unit 3577 or would they have a building program over a period of years? Mr. Kees stated they would begin with starter buildings and eventually over a period of years they would develope the full site with church buildings. They only had tentative plans at the present time. Mr. Walker stated the lot is relatively narrow but is a rather deep one. Did they have an option on the whole piece? Was it their intent to use the entire parcel of land? Mr. Kees stated they had an option on the whole lot but it was hard to say whether they would develope the entire parcel. They did intend to have recreational facilities on the south end of the parcel, using whatever property is not needed for the church, sunday school buildings and other educational facilities. Mr. Angevine asked if the petitioner was aware of the pending ini ustrial rezoning? Mr. Kees answered that when they obtained an option on the property, they did not know of this action but he did not see what effect this would have on their property. Mr. Walker asked if there was anyone in the audience who wished to speak? Mr. George 'Kendrick, 33635 Schoolcraft, felt the petition should be denied due to the possible rezoning ofthe area. Mr. Frank Waskelis, 13540 Stark Road, stated he owned the property on the corner of Stark and Schoolcraft next to the proposed. church. What effect would the church have on his property for a future business? Mr. Walker answered that, for instance, if a bar wanted to build there, they would not be allowed by the Michigan State Liquor irCommission because of the church. IL. Mr. Milligan stated that some types of industrial businesses would be very distracting and disturbing _-to the church. It would not be a good place to have a church. He asked Mr. Kees if he had conferred with Mr. McCullough about other sites. Mr. Kees stated they had but nothing has come up, mainly due to the price asked for other sites. Mr. Walker asked Mr. Kees if they would cooperate with the City Planner to determine if it is possible to obtain another site more suitable to the use intended. He felt that industry was very important to the City of Livonia and due to the possible encrochment of industrial district to this property in question it may be wise to look into this more thoroughly. Mr. Kees agreed this sounded very reasonable and they would not object to this. Their option was up on November 15th, 1962. Mr. Walker stated that this item would be under advisement and would be on the agenda for the meeting scheduled for Tuesday, November 13, 1962. Mr. Cameron felt that Mr. Kees should inform his congregation of the impending rezoning of a portion of this property to an industrial zone. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Angevine it was #10-198-62 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, October 16, 1962 at approximately 9:50 p.m. 3578 • A roll call vote on the foregoing resolution resulted in the following: 11[: AYES: Ingold, Schubeck, Milligan, Angevine, Anderson, Cameron, Okerstrom and Walker NAYS: None Mr. Walker declared the motion is carried and the foregoing resolution is adopted. * * * * * * Mr. Walker called the 143 Regular Meeting to order at approximately 9:52 p.m. with all those present now who were present at the time the public hearing was adjourned. Mr. Walker: The next item on the agenda is a letter dated September 11, 1962 requesting a bond release in connection with TA-37, TA-45 and TA-62 for the Raney Brothers. This is in relation to the removal of topsoil from the Northeast 1/4 of Section 19 (Castle Gardens Subdivision). Upon a motion duly made by Mr. Okerstrom, supported by Mr. _Anders(); and unanimously adopted, it was #10-199-62 RESOLVED that, pursuant to the report and recommendation of the Bureau of Inspection dated September 11, 1962, the City Planning Commission does herein authorize the release of the bond dated June 3, 1958 in the amount of $22,500.00 by the St. Paul Fire and Marine Insurance Company posted with the city in connection with topsoil removal operations performed under Permit 'Nos. 44, 50 and 61, (Applications TA-37, TA-50 and TA-61) issued to Edward Raniszewski and Leonard Raniszeski (Raney Brothers); it appearing from the above report that all ordinance provisions and rules and regulations have been complied with; and the City Clerk is herein authorized to do all things necessary to the full performance of this resolution. '. Walker declared the motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Cameron, supported by Mr. Milligan and unanimously adopted, it was #10-200-62 RESOLVED THAT, the City Planning Commission does hereby approve the minutes for the meeting held on Tuesday, Aug st 28, 1962 except for that person who was not present, he abstain from voting. Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. Walker announced the next item on the agenda is the election of Chairman and Vice-Chairman by acclamation; and the election of the office of Secretary. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Angevine and unanimously adopted, it was #10-201-62 RESOLVED that, the City Planning Commission does hereby elect Charles W. Walker as Chairman and Edward Milligan as Vice-Chairman, by acclamation. Mr. Walker declared the motion is carried and the foregoing resolution is adopted. 3579 Mr. Walker announced the election of the Secretary would now take place. After the ballots were counted, it was ascertained that Mr. Robert L. Angevine was the new Secretary for the City Planning Commission. Mr. Walker informed the Commissio9 members that he would prepare the different committees before the next meeting at which time he would announce them. He asked that if any member of the Commission preferred to work on a particular committee, would that member please contact him during the week? Mr. Walker announced the next item was a discussion with representatives from The Detroit Edison Company with relation to underground wiring. Mr. Van Tyle submitted pamphlets to the commission members. There was a very lengthy discussion during which it was determined that this new service costs somewhat more than the present system. This is why the subdivider and builder are asked by the Edison Company to contribute to this program. Instead of a cash contribution they have worked this out so the subdivider contributes for the trench and back filling along the rear property line and the builder of the residence provides the underground cable for the service from the transformer to the residence. The cost varies with the size of the lot and the location of the building to the transformer but the rear lot trenching amounts to approximately $50.00 a lot to the subdivider (this includes possible tree removal) and from $100.00 to $300.00 for the cost of the underground dervice to each of the residences so that there is an added cost of approximately $300.00 to $400.00 for each home to have this service. This system is designed to eliminate the poles on the rear lot lines. The transformers are placed above grade. They are approximately 40" high and about 30" to 36" wide. 110 This system is a joint system with the Michigan Bell Telephone Company. Their facilities are buried in the same trench but not on the same level. The trench is 42" deep, the Edison lines are at the bottom, then fill dirt, then the MBT facilities and then completed and finished off with more back filling. Mr. Van Tyle stated there were certain requirements that had to be met by the subdivider in order to qualify for this underground service. This is all explained in the pamphlets submitted tonight. The question was asked what must be done by the City? Mr. Van Tyle stated that easements would have to be acquired for this use the same as with the overhead installation. It also requires deed restrictions for the under- ground service and grading of the area so that the service can be installed at the proper level. The question was also asked if there would_have to be a minimum amount of homes required before this service could be installed? Mr. Van Tyle answered there was a minimum. It is offered to any subdivision of not less than two acres and they have taken care of as few as five (5) lots. The maximum number that can be used by one transformer would be eight (8) lots. Another question asked was if a large enough area were to be serviced, would the Edison Company come only to the perimeter or would poles have to be erected in the suadivision? Mr. Van Tyle answered if the area to be serviced was not much further than 1/2 mile from thesubstation they could probably get away without additional overhead line construction. Otherwise they would have to have additional overhead lines on the mile roads. 3580 Mr. Van Tyle stated that Edison Company was not planning too far ahead with this 1[40 type of service. They were taking subdivisions on as agreements were made with the subdividers. The question was asked if the Edison Company wbuld cooperate with municipalities, such as Livonia, on a long range program. Mr. Van Tyle answered that they felt that this service requires a contribution that adds to the cost of the home which has not been acceptable for the lower price range homes. The homes costing better than $20,000 are the ones that have been serviced and have been interested in it. The question was asked if this service wouldn't pay for itself in the long run. Mr. Van Tyle answered they were hopeful it would but it was too new to say at this time. He stated they were not planning ahead. The suggestion was made that possibly this could be required by legislation. But the representative from the Edison Company stated that any legislation to force the acceptance of this type of service would result into too many prbblems. They would prefer to continue as they have been. The question was asked why didn't the Michigan Bell Telephone have a charge for this? Mr. Van Tyle answered that the MBT puts their cable right in the ground. They do not have a conduit. He further stated that this system works for them better than for the Edison Company because of the fact that Edison uses more voltage. The MBT cost for underground system is the same as the overhead system. Mr. Walker thanked the, representatives from the Edison Company for coming out and discussing this with the Commission. The purpose of this meeting was to better inform the Commission ab.out this:jnewctypeeofoservice.' It was recognized that the City could not require this but that it must be on a voluntary basis. The Commission felt it was a good plan and one that would beautify the City. Mr. Walker announced the next item on the agenda was a discussion with relation to a revised plat for Rosemor Manor Subdivision located in the south half of Section 22. Mr. George Paster was present. He stated he was purchasing this subdivision from the Fort Investment Company and that it would be renamed the Kimberly Oaks Estates Subdivision #5. The School Board informed him that a portion of this subdivision located on Brookfield was being purchased for an additional elementary school in Section 22. Mr. Pastor submitted copies of the proposed plat to the Commissioners. There were only slight changes on this proposed plat as compared with the original Rosemor Manor Subdivision. The new plat indicated the proposed school site and also a proposed swimming pool club. The swimming pool club was to be situated on a portion of the park site donated by the Fort Investment Company. Members of the Young & Yagoda Subdivision, Meri-Lynn Farms Subdivision and the Kimberly Oaks Estates Subdivision were present and indicated they would file a petition for approval of the swimming pool club as soon as it is verified that they can comply with the requirements of the ordinance. It was determined also that the Parks & Recreations Department had to give approval to using a portion of the proposed park site for the swimming pool club. Additional property from the proposed plat was to be included in the park site to match that designated for the swimming pool club. After a brief discussion it was determined that after all the changes have been :bade the proposed plat would be submitted for approval at a later date. 3581 Upon a motion duly made by Mr. Okerstrom, supported by Mr. Anderson and unanimously adopted, the City Planning Commission does hereby adjourn the 143rd Regular Meeting at approximately 11:30 p.m. CITY PLANNING COMMISSION //a,/( 4. E. Okerstrom, Secretary ATTESTED: , WI wa-aq Chart=, W. Walker, Chairman