HomeMy WebLinkAboutPLANNING MINUTES 1964-01-21 4074
MINUTES OF THE. 158TH REGULAR MEETING
AND A PUBLIC HEARING BY THE CITY PLANNING OMISSION
OF TRE CITY OF LIVONIA
On.Tuesday, January 21, 1964, the City Planning Commission of the City of
Livonia . held the 158th Regular Meeting and a Public Hearing at the Livoni a
City Hail, 33001 Five Mile Road, Livonia, Michigan. Mr. Edward Milligan, Chair-
. :man, called the 158th Regular, Meeting to order at approximately 8:05 p.m. with
fin interested persons present+
' Members present: Edward Milligan Charles Walker W. E. Okerstrom
Donald Heusted Daniel Allen
Members absent: *Milton Ingold **Dennis Anderson James Cameron
R. L. Angevine
Mr. W. E. Okerstrom was secretary in theabsence of Mr. R. L. Angevine.
Mr. David McCullough, City Planner, was present.
Mr: McCullough announced the first item on the agenda is Petition Z-623 by
W. Warren Shelden for Sheldon Land Company, who is requesting the
rezoning of property located on the East side of Farmington Road,..
approximately 900 feet South of Plymouth Road,. directly South of
Shelden Shop Center in the Northwest 1/4 of Section 34, from C-2
and R2 to R-3. Public Hearing December 17, 1963,. advisement;
Special Meeting January 7, 1964, advisement.
Messrs. James Murphy and Nathan A. Agree, representing Shelden Land Company were
present.
Mr. Milligan asked about negotiaticns for 'land for library purposes.. Mr. Murphy
stated Mr. Shelden has been in Florida since the last meeting and that they have
not been contacted by the Library Commission.
Mr. Agree stated he was one representing Shelden Land Company who was at the
meeting with the Library Commission and the Mayor and that they had no
negotiations at all. Nothing was decided. The two sites were discussed; however,
it is his understanding that the Library Commission is looking at another site not,.
Mr. McCullough informed Commissioners that the City Council instructed the
Library Commission to obtain a price on a site at Merriman and Plymouth Roads
near the new proposed Post Office.
Mr. Milligan asked Messrs. Murphy and Agree whether as far as they were concerned
there is any reason to delay action on pending petition. They agreed there was
not.
Mr. Okerstrom asked whether preparations will be made to move Tot Lot.
Mr. Murphy assured commissioners that the Tot Lot would be moved in this area
under the same arrangements as the existing Tot Lot.
Mr. McCullough questioned how many stores are vacant at Shelden Shopping Center
now. Mr. Murphy stated Wrigley and a Hat Store are still vacant.
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Dr. Allen questioned how soon after approval is given will apartments be built.
Mr. Murphy assured commissioners that apartments will be built within four to six
months after City Council action. Dr. Allen asked whether this request is a means
to obtain R-3 zoning and then not use zoning but sell property. Mr. Agree
stated it was not and that he had a meeting with the merchants in Shelden Shopping
Center recently and promised them that apartments would be built as soon as
approval is granted.
Upon a motion duly made by Mr. Okerstrom, seconded by Mr. Heustedand unanimously
adopted, it was
#1-10-64 RESOLVED that, pursuant to a Public Hearing having been held on
December 17, 1963 on Petition Z-623 as submitted by
W. Warren Shelden for Shelden Land Company for a change of zoning
in the Northwest 1/4 of Section 34 from C-2 and R-2 to R-3, the
City Planning Commission does hereby recommend to the City Council
that Petition Z-623 be granted as it meets all of the planning
criteria for apartment zoning in that
(1) It occupies a considerable mile road frontage;
(2) It is on public transportation;
(3) It is near extensive shopping facilities;
f (4) It serves as a transitional use in two directions;
(5) There is a strong public interest in attempting to
increase purchasing power near this shopping center
which habitually has experienced difficulty in
maintaining tenants, and
FURTHERFESOLVED, notice of the above hearing was published in the
official newspaper, The Livonia-Qty Post under date of November 28,
1963 and notice of which hearing was sent to the Detroit Edison
Company, The Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone Company, The Consumers Power Company, City Departments and
petitioner as listed in the Proof of Service.
Mr. Milligan declared the motion is carried and the foregoing resolution is
adopted.
Mr. Milligan announced that Petition Z-625 by Bernard Edelman, President,
Tomorrows Homes, Inc. requesting a change of zoning in the Northeast
1/4 of Section 7 would be temporarily taken under advisement in order
to give Mr. Edelman an opportunity to be present.
There was no one present wishing to be heard regarding this item.
ILMr. McCullough stated the next item on the agenda was the proposed Golfview
Meadows Subdivision being a part of the Northeast 1/4 of Section 17 and
the Northwest 1/4 of Section 16, such proposed plat being situated on
the South side of Six Mile Road, approximately 4,000 feet East of
Newburgh Road between Farmington and Newburgh Roads... Public Hearing
January 7, 1964, advisement.
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No one was present representing the pethioner. No one was present wishing to
be heard regarding this item.
Mr. McCullough informed commissioners that this item would not be heard tonight
because there is a question with theSchool Board regarding getting the children
back and forth to school. The issue is whether or not to continue wide strebts
or the access drive along Six Mile Road, with a pedestrian bridge.
Mr. Milligan stated he had been informed by Mr. Don C. Geake, Land Planning
Consultant for this proposed subdivision, that there is also a problem on lot
sizes on one street.
Mr. Milligan announced that the proposed Golfview Meadows Subdivision would be
taken under advisement.
Mr. McCullough stated the next item on the agenda is the proposed Steven Brian
Subdivision being a part of the Northeast 1/4 of Section 20 such proposed
plat being situated on the North side of Lyndon Avenue and East of
Levan Road, appro: .mately 2,300 feet South of Five Mile Road.
Submitted by Stanley L. Satovsky, Builder. Public Hearing, January 7,
1964, advisement.
Mr. Stanley L. Satovsky was present.
Mr. McCullough informed commissioners that there is a letter from the Bureau of
Inspectbn stating that all lots in proposed subdivision can be built on.
I
Mr. McCullough questioned which way house on Lot 15 would face. Mr. Satovsky
stated the house would face Lyndon Avenue. Mr. McCullough suggested that if
proposed plat is approved, that it be approved subject to house on Lot 15 facing
Lyndon Avenue and maintaining a 25' side yard.
There was some discussion regarding the house on Lot 14 and that it would be
difficult to sell inasmuch as it is the only one facing side street.
Mr. Milligan stated he preferred a letter from Mr. Satovsky stated that a 25'
side yard would be adhered to rather than a condition in resolution for
approval.
**Mr. Dennis Anderson arrived at approximately 8:30 p.m.
Mr. Richard Close, 14509 ^airway Drive, was present regarding paving of Lyndon
Avenue continuing from Lot 9 to Fairway Drive in existing Idyl Wyld Estates Sub-
division. Mr. Satovsky stated he thought it would be an undue hardship on him to
pave this strip.
Mr. Satovsky assured commissioners that he would send to their office immediately
a letter stating that on Lot 15 he would maintain a side yard of 251 on both
Jo Ann and Lyndon Avenue.
Upon a motion duly made by Mr. Okerstrom, seconded by Mr. Walker, and unanimously
adopted, it was
#1-11-64 RESOLVED that, pursuant to a Public Hearing having been held
January 7, 1964 the City Planning Commission does hereby give approval
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t . to revised preliminary plat of Steven Brian Subdivision situated
on the North side of
Lyndon Avenue and East of Levan Road,
approximately 2,300 feet South of Five Mile Road in the Northeast
1/4 of Section 20, and
FURTHER RESOLVED, notice of the above hearing was sent to the
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 and
Recreation Department, and members of the Plat Committee.
Mr. Milligan declared the motion is carried and the foregoing resolution is
adopted.
Mr. McCullough stated the next item on the agenda is Petition V-78 by Burton A.
Binder who is requesting the vacation of the Westerly easement located
on Lot 491 in Burton Hollow Subdivision, No. 3 approximately 80 feet
East of Riverside Drive on the South side of Munger Drive, in the
Northwest 1/4 of Section 16. Public Hearing, January 7, 1964, advisement.
The petitioner nor a representative was present.
Mr. McCullough informed commissioners that the City of Livonia would have a 31
I: easement on either side of lot line. What the commission will be doing is
vacating existing easement, relocating it, and reducing easement from an existing
12' easement to a 61 easement. The easement is just a subsurface drainage
easement.
Dr. Allen asked width of a normal easement of this type. Mr. McCullough d,ated
it is usually 12'.
Mr. Okerstrom questioned type of equipment that would be required to have access
to easement. Usually a 61 easement is for utilities.
It was suggested that commissioners look at area before taking action on request.
hr. Milligan stated it is his opinion that builder built house knowing full well
he was building on an easement.
Mr. Milligan announeed that Petition V-78 would be taken under advisement.
Mr. McCullough stated the next item on the agenda is petition by the City
Planning Commission to hold a Public Hearing to determine whether or
not to adopt Part VII of the Master Plat which is also known as Land
Use, Generalized Plan. Public Hearing January 7, 1964, advisement.
Mr. McCullough informed commissioners that this part of the Master Plan is not
fixed forever and that it can be reviewed and changed when necessary.
IL Upon a motion duly made by Mr. Walker, seconded by Dr. Allen, and unanimously
adopted, it was
#1-12-64 RESOLVED, that pursuant to the provisions of Act 285 of the
Michigan Public Acts 1931, as amended, the City Planning Commission,
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having duly held a Public Hearing on January 7, 1964 on the
attached Generalized Land Use Plan relating to the proposed
use of land in Livonia and having given proper notice does
hereby adopt said plan as Part VII of the Master Plan of the
City of Livonia and that this resolution shall be recorded on
the map by the identifying signatures of the Chairman and the
Secretary of the Planning Commission and that an attested copy
of said map shall be certified to the City Council and the
Register of Deeds for the County of Wayne.
The Chairman declared the motion is carried and the foregoing resolution is
adopted.
Mr. McCullough stated the next item on the agenda is Petition Z-619 by Harry
Slatkin requesting rezoning of property located on the South tide of
Plymouth Road approximately 600 feet West of Yale Avenue in the
Northeast 1/4 of Section 32, from C-2 to R-3. Public Hearing
November 5, 1963, advisement; Special Meeting, November 26, 1963,
advisement; Special Meeting December 10, 1963, advisement.
The petitioner nor a representative was present.
Mr. Ken Warren, Acres Development Company, 15377 Farmington Road, Livonia
stated that in his opinion C-2 is best zoning for this property.
Dr. Allen stated in his opinion by changing this, Planrn.ng Commission would be
limiting existing C-2 in Livonia and also would be creating spot zoning.
Upon a motion duly made by Dr. Allen and seconded by Mr. Heusted, it was
#1-13-64 RESOLVED that, pir suant to a Public Hearing having been held on
November 5, 1963 on Petition Z-619 as submitted by Harry Slatkin
for a change of zoning in the Northeast 1/4 of Section 32 from
C-2 to R-3, the City Planning Commission does hereby recommend to
the City Council that Petition Z-619 be denied because
(1) Existing C-2 in the City of Livonia should be preserved; air'
(2) By making this R-3 area, it will be creating spot zoning;
(3) This would not serve as a transitional use in two
directions, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, The Livonia-City Post under date of October 16,
1963 and notice of which hearing was sent to the Detroit Edison
Company, The Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone Company, The Consumers Power Company, City Department and
petitioner as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Walker, Anderson, Hsusted, and Milligan
NAYS: Okerstrom
The Chairman declared the motion is carried and the foregoing resolution is
adopted.
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4079
IL Mr. McCullough stated the next item is Petition Z-625 by Bernard Edelman,
President, Tomorrows Homes, Inc., who is requesting the rezoning
on property located 1350 feet South of Seven Mile Road, 1320 feet
West of Newburgh Road, immediately South of Melody Manor Subdivision,
also, a parcel of land situated 200 feet South of Seven Mile Road
iamediately West of Melody Manor Subdivision from RUA to RLA, in
the Northeast 1/4 of Section 7. Public Hearing December 17, 1963,
advisement.
Mr. McCullough informed commissioners that Mr. Edelman has agreed that the
proposed cluster subdivision concept is superior to concept submitted by him with
some slight modifications. The only thing Mr. Edelman is concerned with now is
the depth of lots. Concept can go to 100' lots and still have a minimum of 75'
between lot lines for trees etc.
Mr. Edelman stated Ina is eager to cooperate with Commission to produce something
that would be attractive to the site. However, it is hard to say something is
superior or not without seeing it in its final plat form. It is reasonable to
expect that the lots should be adapted to the site and thought a plan could be
designed that would be satisfactory to all.
Mr. Milligan suggested that a resolution be adopted indicating continuance of the
City Planner to work with petitioner in the development of this parcel of land in
a special manner because of its uniqueness.
I Mr. Okerstrom stated that in his opinion commission should either grant or deny
petition as submitted and let petitioner develop land as he sees fit.
At 9:05 p.m. Mr. Edward Milligan relinquished the Chair to the Vice Chairman,
Charles Walker.
Mr. Milligan stated that the present Zoning Ordinance deals in specific lot sizes
and that the basic purpose is to control growth and development of comm pity.
Area in question deals with 43 acres of very wooded land which could be treated
as an open space plan with free land used for community private park. Would like
to maintain density of zoning allowing 84 homes in the area. Part of the
commissions job is to develop lots to the best size and to preserve as much as
possible existing woo d areas. Thought if commission could work with petitioner
on an open space plan it would mean saving all the trees and he would be for
this cooperation.
*Ir. Milton Ingold arrived at approximately 9:20 p.m.
Mr. Edelman requested definite feeling of commissioners regarding ultimate action
on petition as submitted. Wanted to know whether commissioners thought 12,000'
lots unreasonable.
Mr. McCullough stated that inasmuch as he thought commission would have to have
legal advise on handling Petition Z-625 he would like to postpone definite
action on Petition Z-625 until such advise could be obtained in order that
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petition could be handled in the proper manner. As the Zoning Ordinance is
presently written, there is no provision for 12,000' lots whereas there is
provision for 15,000 ` or 9,600' lot. For the area in question 12,000' lots would
be acceptable but 9,600' lots would not and this is what is requested in petition
although petitioner has said he is going to plat 12,000' lots. However, once
change of zoning is in effect, lots could legally be platted into 9,600' lots.
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I[: Mr. Milligan stated that if area was a standard parcel he would have been
against change of zoning from 15,000' to 12,000'; however, area is unique in
location and is heavily wooded. Would not vote for change of zoning from 15,000"
to 12,000' if area was to be treated as a standard subdivision plat.
Mr. Walker relinquished the Chair back to the Chairman, Edward Milligan, at
approximately 9:25 p.m.
Mr. Walker discussed confusion to him in letter datedJanuary 17, 1964 from
petitioner to commission.
Mr. Edelman informed commissioners that the plat referred to in letter is plan
proposed by City Planner for 60' deep lots. Mr. Walker asked petitioner whether
he is definitely askingfor 12,000' zoning and that if granted petitioner will
not return to commission in the future and request further reduction.
Mr. Edelman stated this is what he wants and that he is pledged to sit down with
the City Planner and work out a plan with 12,000' lots.
Mr. Edelman requested that the strip of land situated 200 feet South of Seven
Mile Road immediately West of Melody Manor Subdivision in the Northeast 1/4 of
Section 7 remain same as existing Melody Manor Subdivision - 80' x 100' lots.
Mr. McCullough agreed that this should be.
At approximately 9:35 p.m. Chairman Edward Milligan relinquished the Chair to
Vice Chairman Charles Walker.
j
Upon a motion duly made by Mr. Milligan, seconded by Dr. Allen, and unanimously
adopted, it was
#1-14-64 RESOLVED that, pursuant to a Public Hearing having been held on
December 17, 1963 on Petition Z-625 as submitted by
Bernard Edelman, President Tomorrows Homes, Inc. for a change
of zoning in the Northeast 1/4 of Section 7, from RUA to RLA,
the City Planning Commission does hereby recommend to the City
Council that Petition Z-625 be granted only insofar as it affects
Tax Parcel B1 because that particular area abutts Melody Manor
Subdivision which contains lots of similar size and be it FURTHER
RESOLVED thatthe City Planner is instructed to continue to work
with Mr. Bernard Edelman in an effort to develop this t ract into
a subdivision with the same densities as presently permitted;
attempting particularly to preserve the existing trees and that
this work should be completed on or before the date of March 3,
1964 at which time the City Planning Commission again review the
work and make its final recommendation, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, The Livonian-City Post under date of November 27,
1963 and notice of which hearing was sent to the Detroit Edison
Company, The Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone Company, The Consumers Power Company, City Departments, and
petitioner as listed in the Proof of Service.
Mr. Walker declared the motion is carted and the foregoing resolution is adopted.
f
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Upon a motion duly made by Dr. Allen, supported by Mr. Heusted, and unanimously
adopted the City Planning Commission does hereby adjourn the 158th Regular
Meeting held on Tuesday, January 21, 1964 at approximately 9:50 p.m.
Mr. Edward Milligan, Chairman called the Public Hearing to order at approximately
10:10 p.m. with approximately 40 interested persons in the audience.
Mr. McCullough announced the first item on the agenda is Petition Z-627 by Ken
Warren, Acres Development Company, 15377 Farmington Road, Livonia,
Michigan who is requesting the rezoning of the property located East of
Stark Road, 650 feet North of Orangelawn Avenue and 460 feet South of
Plymouth Road in the Northeast 1/4 of Section 33, from RUFB to R-3.
Mr. Ken Warren presented a picture of the proposed apartments that would be built
on the 13 acre site. Parking would be provided two to one. The exterior of the
building is going to be brick and will look similar to those presently being built
in Plymouth, Michigan by tr. Heinz G. Dittmar. The apartment buildings in
Plymouth are renting for ; 115 - •; 137 with carport.
Mr. Milligan informed petitioner that according to present Zoning Ordinance
(Section 7.10) each of the apartment units must front on a public street.
Mr. McCullough stated that a recent legal opinion on another specific case
stated Section 7.10 referred to either a public street or an improved private
street or parking lot.
Mr. Walker suggested that petitioner may have to include other land in his plans.
According to his present plans, he is completely land-locked and this may not
meet the requirements of the Police and Fire Departments.
Dr. Allen stated he would like to see this proposal in relation to those
previously submitted for behind the Big Boy. Suggested a sketch showing proposed
roads behind Big Boy and submitted proposed roads and how they would line up.
Realized there is to be 600' between the two developments but wanted to see
complete area.
Carol Cutter, 10738 Stark Road stated she purchased her property as an
investment and did not want to be boxed in by this development.
Mr. Warren assured those present that if the area requested in petition is
approved, it is their intent to purchase 300' or more from adjacent property
owners.
Mrs. Edwin Summers, 10634 Stark Road asked if additional property is purchased
whether it would also have to come in for change of zoning. Stated she was not
interested in selligg property. Would be interested if this change must come but
requested petition be held until such time as she and her neighbors have been
I!: contacted.
Kr. Warren stated they intend to acquire additional land. Will build 100 units
on 13 acre site described in petition and when these units are leased they will
want to build additional units (total of 225 units and 20 acres).
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II: Mr. William McNeil, 10582 Stark Road stated he has no intent to sell property.
Mr. E. Blankenship, 10426 Stark Road asked whether plans are for property
extending only to Lot 81, Supervisor's Livonia Plat, No. 2. Mr. Warren
stated that this is correct.
Mr. Milligan requested Mr. Warren to contact or not contact owners of additional
property depending on their wish and Commission would consider total plan.
Mr. Warren assured commissioners that he would have additional information in time
for Study Meeting Tuesday, January 28, 1964.
Mr. Heinz G. Dittmar, Glasgow Investment Assoc., 5741 Shore Drive, Orchard Lake,
Michigan explained plan of apartments. Stated in Plymouth, Michigan there are
44 units rented and there are only three children, all over 12 years of age.
Mr. Milligan declared Petition Z-627 would be taken under advisement.
Mr. McCullough stated the next item on the agenda is Petition Z-628 by the City
Planning Commission on its own motion to determine whether or not to
rezone property located on the Northwest corner of Pembroke and Milburn
Avenues in the Northwest 1/4 of Section 2, from RUFB to R-1.
The property owner, Mr. Aurel J. Bacon, 19905 Milburn was not present.
Mr. Milligan reminded commissioners that Mr. Bacon previously submitted an
unworkable lot split in the previous petition and that at that time Commission
told Mr. Bacon if he submitted a workable split the commission would consider
his request. The property is 130' wide by 143' deep.
Mr. Okerstrom suggested that property be divided into a 70' lot and a 60' lot.
Mr. McCullough informed commissioners that lots to the North are 601 but to the
South they are larger.
Mrs. C. W. Farmer, 19824 Milburn stated her house will face two houses.
Mrs. Betty Ludos, 19825 Milburn questioned how house will face. It was
established that new house will face Pembroke.
Mr. Walker asked whether Mrs. Farmer and Mrs. Ludos were objecting to petition
because it is the corner lot in question. They stated that this is true and
that their property value would be reduced.
Mr. Milligan declared Petition Z-628 would be taken under advisement.
Upon a motion duly made by Mr. Ingold, seconded by Dr. Allen, and unanimously
adopted, it was
#1-15-64 ,IESOLVED that, the City Planning Commission does hereby adjourn the
I!: Public Hearing held on Tuesday, January 21, 1964 at approximately
10:45 p.m"
The Chairman declared the motion is carried and the b • c Hearing is adjourned.
'A e 1.,,,,,.. .---... ...,`
ATTESTED. W. E. Okerstrom, Secretary pro tem
741.,..-*7--------0
Edward Milligan, Chairman