HomeMy WebLinkAboutPLANNING MINUTES 1962-11-13 3586
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MINUTES OF A PUBLIC HEARING AND THE
153RD SPECIAL MEETING OF THE CITY PLANNING
COMMISSION OF THE CITY OF LIVONIA
On Tuesday, November 13, 1962 the City Planning Commission of the City of Livonia
held a public hearing and the 153rd Special Meeting at the Livonia City Hall, 33001 Five
'Mile Road, Livonia, Michigan.
Members present: Edilard Milligan, Donald Schubeck, Robert L. Angevine and Charles
W. Walker
Members absent : Dennis Anderson, James Cameron, W. E. Okerstrom and Milton Ingold#
Mr. David R. McCullough, City Planner and Mr. Charles Forrest, Assistant City Attorney
were present along with approximately twenty-five (25) interested persons in the
audience.
Mr. Walker explained to those present that although.five members are necessary in
order to have a quorum and act officially on the items of the agenda, he will open
the public hearing and if another member of the Commission shows up after the public
hearing, the items can be brought back under the Special Meeting and be acted upon
officially.
Mr. McCullough: The first item on the agenda is the Proposed Burton Hollow
Estates Subdivision #5 located approximately ]300 ft. South of Six Mile
Road between Burton Hollow Estates Subdivisions #3 and #4 and the proposed
Golfview Estates Subdivision in the West half of Section 16. Submitted by
Stephen F. Slavik, Rouge Building Company.
Mr. Dave Meinzinger was present for the petitioner.
Mr. .McCullough stated there was a permanent open drain in the area which would probably
require a major bridge costing approximately $100,000.00. At the present time only
the west half of the proposed subdivision to the west of Burton Hollows Estafes #5 has
been given approval . Burton Hollows #5 will not 'go through until the developer can
tie in with the subdivision to the west. He stated further that the schools should
have a pedestrian bridge across the permanently open water course to eliminate the
possibility of having to bus children to the proposed school in Burton Hollow Estates
Subdivision #4. The developer should be informed as to whether he should continue
either the second or the third cul-de-sac through to tl,}'e creek as a street or whether
the Planning Commission will permit a pedestrian cross walk with another across the
corresponding lot in Burton Hollows Estates #4. Until a school is built to take care
of the children in this new subdivision, part of the children will go to the school
in Subdivision #3 and part to the Lincoln School in the Southwest 1/4 of Section 16.
The cost of these pedestrian cross walks would amount to $25,000.
Mr. McCullough stated that the developer should also be informed as to whether his
easterly north/south street should continue so as to link up with the street to the
south in the Idyl Hills Subdivision.
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Mr. McCullough stated the school board had informed them if the pedestrian cross walks
were not installed, the children would have to be bussed to the schools.
Mr. Meinzinger stOted it was a question of whether or not the school board intends to
build the school in Section 17 first instead of in Section 16. This has not been
settled as yet. If it happens that the children from Subdivision #5 go to the school
in Section 17, there is only the small matter of a small bridge across the drain
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Mr. McCullough was asked to obtain from the school board what their decision was to
be in connection with the school site.
#Mr. Milton Ingold arrived at approximately 8:20 p.m.
Mr. Meinzinger felt it would be too costly to construct a major bridge to connect the
two subdivisions, namely Burton Hollows Estates #5 and Idyl Hills. He felt also
that some day Wayne Road, which is a half mile road, would continue south from the
Golfv4ew Estates Subdivision along the edge of the present golf course. When this
happens, there would be no need for the bridge linking Burton Hollows Estates #5 and
Idyl Hills.
It was suggested that possibly it would be better to stub Wayne Road in the Golfview
Estates Subdivision rather than in Burton Hollows #5.
Mr. Walker asked Mr. McCullough to obtain a recommendation from the Engineering
Department as to the proposed stub and also a recommendation from the School Board
relative to the pedestrian cross walks. After this information is received, this
item can be acted upon.
Mr. Walker asked if there was anyone in the audience who wished to speak? There being
..no: Qne, he declared that this item would be taken under advisement.
Mr. McCullough: The next item on the agenda is Petition M-263 by J. A. Tillotson
for Texaco Inc. , requesting approval to erect a gas station on the
Southeast corner of Five Mile Road and Newburgh Road in the Northwest
1/4 of Section 20.
Mr. J. A. Tillotson was present. He stated the gas station would be built of steel
porcelain enamel. Mr. McCullough asked if the hospital authorities would agree to this?
Wouldn't they want it to conform with their building?
Mr. T. Zukowsky, representative for the Felecian Sisters stated that since the gas
station was at least one-half mile away from the hospital, it did not matter.
Mr. Walker asked what plans were there for the balance of the C-2 property? IL .
Zukowsky stated there were no plans at the present time. Mr. Tillotson stated Texaco
only had the immediate corner.
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. Schubeck, it was
#11-2Q3-62 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, November 13, 1962 the City Planning Commission does hereby
grant Petition M-263 of J. A. Tillotson for Texaco,Inc. , requesting
permission to erect a gas station on the Southeast corner of Five
Mile Road and Newburgh Road in the Northwest 1/4 of Section 20,
subject, however, to the petitioner meeting all of the requirements
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of Ordinance #328 which is the section setting up standards for
£tlling stations, 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.
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A roll call vote on the foregoing resolution resulted in the following:
AYES: Ingold, Schubeck, Milligan, Angevine 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-265 by James Murphy
seeking approval to use certain property for a used car lot located
on the Northeast corner of Ann Arbor Trail and Ann Arbor Road in the
Northeast 1/4 of Section 31.
Mr. James Murphy was pt'esent. • . •
Mr. McCullough informed the Commission that Mr. Murphy has been advised about the
required protectl.ve wall. He suggested that Mr. Murphy located the cars no closer
than 135 ft. from the centerline of either road, erect the lights so that they reflect
away from any residential area and that the ingress and egress be approved by the
Police Traffic 'Officer.
Mr. Murphy asked why a protective wall was necessary on his property when there
was additional commercial property beyond his, between his property and the residential
area? He stated he was only using 100 ft.. from the service station. •
. .
After examining the area map, it was determined that a new `dfawidg should be made
indicating the exact area to be used for the used car lot. Mr. Murphy was informed
that the Planning Commission did not want the use to be intergrated with the gas
station. The question was raised as to what type of sprfacingchd Mr. Murphy intend
to put onto the lot. Mr. Walker stated that the zoning ordinance specifies the type
of surfacing required.
Mr. Murphy stated he did not intend this to be a big business, probably only five
cars at one time. He was asked if he intended to do any major overhauling and body
work? Mu: Murphy stated he did not.
Mr. Walker asked if there was anyone in the audience who wished to speak? Since there
were none, Mr. Walker stated this item would be taken under advisement until new maps
are made indicating the exact property to be used for a used car lot.
Mr. McCullough: The next item on the agenda is Petition M-266 by Leonard and Curtis
Martin, seeking approval to conduct open air sales for mobile homes on
property located on the Southwest corner of Hubbell and Plymouth Road in
the Northwest 1/4 of Section 35.
Mr. Leonard Martin was present. He stated that at the present time the gas station
is boarded up. It will be used for their office. They intended to remodel to take
away from the gas station appearance. The trailers are to be parked in the back.
He stated there would be approximately twelve trailers on the property.
Mr. McCullough asked Mr. Martin if it would be possible to maintain it so that they
(trailers) are at .least 60 ft. from the right of way of the road. Mt. Martin stated
this is possible. The question was asked if there would be lights on the property?
Mr. Martin stated there was a possibility of one or two additional lights, but it was
planned to close at 9:00 p.m. every night.
Mr. Walker asked Mr. Martin if the requirements pertaining to mobile homes had been
discussed between 'him 'Ana Mr. McCullough? Mr. Martin answered they had discussed the
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requirements and they plan on putting up a fence on'the':back but not on the street.
Mr. Walker stated the ordinance requires the area to be enclosed with a fence, ± h
the exception of the rear where a protective wall is required because it abuts a
residential zone.
Mr. H. Curtner, stated he owns the property at the rear and they would prefer not to
have the protective wall erected. Mr. McCullough stated if they don't want the wall,
they would have to appear before the Zoning Board of Appeals and ask for a waiver.
It was ascertained that because of the size of the trailers it would be difficult to
fence the entire area. It was suggested that this be decided by the Bureau of Inspection.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Upon a motion duly made by Mr. Milligan, supported by Mr. Angevine, it was
#11-204-62 RESOLVED that, pursuant to a Public Hearing having been
held on Tuesday, November 13, 1962 bhe City Planning
Commission does hereby grant said petition of Leonard and
Curtis Martin for approval to conduct open air sales for
mobile homes on property located on the Southwest corner
of Hubbell and Plymouth Road in the Northwest 1/4 of
Section 35, subject, however, to the following:
11[: (1) erection of the necessary protective wall or obtaining
the Waiver thereof by the Zoning Board of Appeals;
(2) an agreement that no trailer will be placed on the
property nearer than sixty-five feet (65) west of the
Center line of Hubbell,
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 and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Milligan, supported by Mr. Ii.gold, i t was
#11-205-62 RESOLVED that, the City Planning Commission does hereby adjourn
the Public Hearing held on Tuesday, November 13, 1962 at approximately
9:15 p.m.
A roll call vote on the foregoing resolution resulted in the follotii ng:
AYES: Ingold, Schubeck, Milligan, Angevine and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
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Mr. Walker called the 153rd Special Meeting to order at approximately 9:16 p.m.
with all those present now who were present at the time the public hearing was adjourned.
Upon a motion duly made by Mr. Schubeck, supported by Mr. Ingold and unanimously
adopted, it was
#11-206-62 RESOLVED that, the City Planning Commission does hereby
allow Slavik Builders to change the name of the Burton Hollows
Annex Subdivision to '"Burton Hollow Woods Subdivision" which
is situated in the Southwest 1/4 of Section 10.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough: The next item on the agenda is Petition Z-570 by the City Planning
Commission to determine whether or not to rezone allof the RUFB property
located on the South side of Schoolcraft Road between Farmington and Wayne
Road (if cut through) from RUFB to M-1, except the North 300 ft. thereof.
Public Hearing 10/16/62, item taken under advisement.
It was ascertained there had been only one question asked at the last meeting. This
was in reference to the boundary line of the M-1 on Lot #10. The property owner would
like this boundary line to be dropped approximately 50 ft. on his property so that his
entire parcel is included. Mr. McCullough stated this could be done by jogging the
line for thisone parcel.
Upon a motion duly made by Mr. Milligan, supported by Mr. Angevine and unanimously
adopted, it was
#11-207-62 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, October 16, 1962 on Petition Z-570 as submitted by the
City Planning Commission for a change of zoning in the north
half of Section 28 from RUFB to M-1, the City Planning Commission
does hereby recommend to the City Council that Petition Z-570
be granted subject to revising the map to run the M-1 line along
the south property line of Lot #10 located on the east side of
Stark Road and for the following reasons:
(1) that this area considering its proximity to the railroad is
most suited to industrial uses;
(2) that if it isn't zoned to industry, there is always the
possibility someone will attempt to plat it;
(3) that the area just north will develop soon and it will become
progressively more difficult at that time to accomplish this
zoning, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian-City Post under date of
September 26, 1962 and notice of which hearing was sent to Tie
Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan
Bell Telephone Co. , The Consumers Power Company, City Departments
and petitioner as listed in the Proof of Service.
ILMr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough: The next item on the agenda is a letter dated October 30, 1962
requesting a bond release for TA-42 by the Pershing Sand Company. This
application had been for topsoil removal from property located on the
Northeast corner of Levan and Schoolcraft in the Southeast 1/4 of Section 20.
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After a brief discussion it was determined that this item would be taken under
advisement until it was ascertained if the property in question xad been left in a
E safe and proper condition.
Mr. McCullough: The next item on the agenda is the final approval for the Idyl
Hills Subdivision located in the Southwest 1/4 of Section 16.
After a brief discussion it was determined to take this under advisement until it is
ascertained if the stub now located in the Idyl Hills Subdivision should be moved
further west.
Mr. McCullough: The next item on the agenda is the final approval for the
Newburgh Heights Subdivision located in the Southeast 1/4 of Section 18.
The question came up relative to paving Newburgh Road. It had not been a condition of
the approval for said plat. Mr. Milligan felt that not paving it put the burden upon
the City to maintain the road. Mr. T. Zukosky, representing the Paris Home Builders,
developers for the Newburgh Heights Subdivision, stated it would cost approximately
$15,000 for the half pavement in this area due to the fact that Newburgh is a mile
road. Mr. McCullough stated that the County would pay two-thirds of the cost but that
it may take a number of years before the County would be ready to pave that road.
Mr. Zukosky felt that the condition should have been made at the time the plat had been
given preliminary approval. Mr. Milligan asked Mr. Zukosky if he would approach the
developer on this matter. Mr. Zukosky stated he could but the models were already up
in the subdivision and all the streets and improvements were in.
It was also ascertained that deed restrictions should be filed with this office relative
to attached garages being built on those lots with less than 105 ft. in depth. Mr.
Zukosky stated he would see that these were forwarded.
Upon a motion duly made by Mr. Milligan, supported by Mr. Ingold and unanimously
adopted, it was
#11-208-62 RESOLVED that, final plat of the Newburgh Heights Subdivision located
in the Southeast 1/4 of Section 18 be given final approval, subject,
however, to deed restrictions being filed so that any lot with less
than 105 ft. in depth would have an attached garage, said deed restrictions
to be forwarded to the Planning Commission office, and
FURTHER RESOLVED, inasmuch as it appears on the records that tentative
approval of said proposed plat was given by the City Planning Commission
February 20, 1962; and it further appearing that said proposed plat
together with the plans and specifications for improvements therein
have been approved by the Department of Public Works under date of
February 27, 1962; and it further appearing that a surety bond in
the amount of $16,000.00 and a cash bond in the amount of $2,000.00
to cover the installation of improvements have been filed in the
office of the City Clerk under date of November 1, 1962; subh bonds
having been approved by C. J. Pinto, Assistant City Attorney on
November 2, 1962 it would therefore appear that all the conditions
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Building Department is hereby so notified.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
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Mr. McCullough: 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. Public Hearing 10/16/62, item taken under
advisement.
Mr. McCullough informed the Commission that the petitioner has decided to locate the
church elsewhere.
Upon a motion duly made by Mr. Ii.gold, supported by Mr. Angevine and unanimously
adopted, it was
#11-209-62 RESOLVED that, pursuant to a Public Hearing having been held
on Tuesday, October 16, 1962 the City Planning Commission does
hereby deny 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 for the reason that it is
located too close to manufacturing zoning to be used as a
church site, and
FURTHER RESOLVED, notice of the above hearing was sent to
property owners witiLin 500 feet, petitioner and City Departments •
as listed in the Proof of Service.
1[10 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.
Due to the fact that the rezoning petition for the property in petition M-243 was denied
by the City Council, said property can not be used for a filling station. Mr. McCullough
stated it will be necessary to remove this item from the agenda.
Upon a motion duly made by Mr. Milligan, supported by Mr. Schubeck and unanimously
adopted, it was
#11-210-62 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, June 19, 1962 the City Planning Commission does hereby
resolve to withdraw Petition M-243 by A. C. Schroder requesting
approval to erect a gasoline station on the Southwest corner of
Merriman and Schoolcraft Roads in the Northeast 1/4 of Section
27, from the agenda for the reason that the rezoning petition
for this property was denied by the City Council, thereby pro-
hibiting the erection of a gasoline station on said corner.
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.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
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II:
Upon a motion duly made by Mr. Ingold, supported by Mr. Milligan and unanimously
adopted, it was
#11-211-62 RESOLVED that, the City Planning Commission does hereby postpone
the Regular Meeting scheduled for Tuesday, November 20, 1962 to
Tuesday, November 27, 1962.
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, August 28th (adjourned to October 2, 1962) and
also October 2, 1962 and October 16, 1962.
It was suggested that the following sentence be stroek<_ from the minutes for the meeting
held on Tuesday, October 16, 1962. This is on Page 3580 in the seventh paragraph, and
was relative to the discussion regarding underground wiring.
"It was recognized that the City could not require this but that it must be on a voluntary
basis".
Upon a motion duly made by Mr. Angevine, supported by Mr. Schubeck and unanimously
adopted, it was
#11-212-62 RESOLVED that, the City Planning Commission does hereby approve
the minutes :(as Corrected) for the meetings held on Tuesday,
1[10August 28, 1962, October 2, 1962 and October 16, 1962.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Milligan, supported by Mr. Angevine and unanimously
adopted, the: City Planning Commission does hereby adjourn the 153rd Special Meeting
held on Tuesday, November 13, 1962 at approximately 10:30 p.m.
CITY PLANNING COMMISSION
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i'i '' ,?• :'--
obert L. Angev' e, Secretary
ATTESTED:
' lam, L�Ja-a
Charle- W. Walker, Chairman