HomeMy WebLinkAboutPLANNING MINUTES 1964-03-17 4121
MINUTES OF THE 160TH REGULAR MEETING
AND A PUBLIC HEARING OF THE CITY PLANNING COMMISSION
OF THE CTTY OF LIVONIA
On Tuesday, March 17, 1964, the City Planning Commission of the City of Livonia,
W}3}� lthe 160th Regular Meeting and a Public Hearing at the Livonia City Hall
Five Mile Road, Livonia, Michigan. Mr. Edward Milligan, Chairman, called
the 160th Regular .;rAing to order at approximately 8:06 p.m. with 25 interested
persons present.
Members present: Edward G. Milligan Charles Walker James Cameron
Donald Heusted W. E. Okerstrom
Members absent: -Daniel Allen Milton Ingold xx4cR. L. Angevine
**Dennis Anderson
Mr. W. E. Okerstrom .ias secretary in the absence of Mr. R. L. Angevine.
Messrs. John Dufour;, Supt., Parks and Recreation Department, and Harry C. Tatigian,
Assistant City Attorney were present.
Mr. Milligan announced the first item on the agenda Petition M-307 by
Henry Koloff requesting permission to erect apartments on property
located on the South side of Five Mile Road between Fairlane Road
and Y ale in the Northwest 1/4 of Section 21. Public Hearing 2/18/64,
advisement Study Meeting 3/3/64, advisement. Mr. Koloff was present.
***Mr. R. L. AugevL e arrived at approximately 8:11 p.m.
Mr. Milligan iai_o:rmed commissioners that the Planning Consultant has submitted
three different site studies each of which plans the development of the area into
residential use as opposed to multiple use. Another sketch has been submitted by
Planning Consultant showing an "L" shaped multiple use building fronting on
Five Mile Road and Gary Lane to have a greater rear yard setback then proposed by
petitioner.
Mr. Walker suggested commission postpone action on item in order to have an
opportunity to study cite studies.
**Mr. Dennis Ande son arrived at approximately 8:16 p.m.
Mr. Okerstrom asked whether petition as submitted complies with all the
requirements of Zoning Ordinance for use of land. Mr. Milligan thought that the
commission had received the additional information from the Traffic Commission.
The L aw Department had replied to the question as to whether the land at the
drain could be considered for parking area.
Mr. Milligan stated that the single family site studies were submitted by
Mr. Driker to illustrate that the land could be developed into single family
homes. Mr. Koloff had stated that the land could not be used for single
family residential purposes. Mr. Okerstrom stated he understood that it was a
case of a financial question -- whether or not it would be profitable to use
area for residential purposes.
Mr. Koloff assured commissioners that the sketch submitted by the Planning
Consultant showing shaped building fronting on Five Mile Road and Gary Lane
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iuld be satisfactory with him provided it could be worked out.
Mr. Milligan informed commissioners that commission has to rule on original site
plan first.
Upon a motion duly made by Mr. Okerstrom and seconded by Mr. Angevine, it was
RESOLVED that, purstant to a Public Hearing having been held
February 18, 1964, the City Planning Commission does hereby
grant Petition M-307 by Henry Koloff requesting permission to
erect apartments on property located on the South side of Five
Mile Road between Fairlane and Yale in the Northwest 1/4 of
Section 21 inasmuch as the land has been zoned h, 'i for seven
years, the Land Use Generalized Plan shows Five Mile Road as a
major road, the land was platted and engineered to accomodate a
multiple development as presently proposed, and multiples
fronting on a major road is better land use than single family
houses, 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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Mr. Milligan relinquished the Chair to Vice Chairman Charles Walker.
Mr. Milligan stated commission has a situation here which is one of many multiple
use petitions being filed with the Board. Commission has in its files a letter
from the City Clerk to Commission indicating a resolution of the City Council ask-
ing the City Planner to make a study of multiple dwelling uses within the City of
Livonia and the desirability of them, how they effect school situation, etc.
This request has not been answered to date. Wondered advisability of passing any
more multiple uses within City of Livonia until Commission can at least look over
city and get a study made. Suggested requests of this type be taken under
advisement and that the Planning Consultant be requested to complete this study
at once. Where multiple dwellings should be located and how many. One of the
factors Commission must look at is whether or not the use involved 411 distrub
the development of the surrounding neighborhood. Site was planned to have R-3
section at mile road but wondered if the natural development is not in opposition
to the planned development. This multiple use will be in City for a long time.
Commission has a recommendation from the Planning Consultant that this is not
good planning. Also, previous City Planner, David McCullough, advised it was
not good planning.
Mr. Okerstrom stated this is not a large development and that in his opinion it
would not do much harm. Mr. Milligan stated the quetion is use on the site and
that the size of the development is somewhat academic.
Mr. Koloff stated that although there are several requests before Commission for
multiple uses within City of Livonia, wondered whether requests were for change
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of zoning whereas this request is for the is e. Stated he is using An Early
American style of design to conform with area. There will be a nice entrance to
the subdivision w hich will enhance area. Because of the cemetery and churches
in immediate area, use will not be in the middle of residential area.
Mr. Walker asked whether Mr. Koloff has invested in engineering that would be
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costly if request is denied. Mr. Koloff stated that because of the zoning, he
did not run lot laterals for sewers. Had he intended to put area into
individual lots he would have put in laterals for each lot. Have to go down for
each lot which would cost approximately $4,000. Have one large lead for sewers
which would take care of apartments.
Mr. Milligan stated that the City Planner, David McCullough, when requested to
indicate where multiple uses in City of Livonia should be, supplied commission with
a map indicating this site not be developed as R-3. In the recommendation he
prepared, certain land zoned R-3 was removed and this area in question was one of
them. Two Planners have recommended that this not be used for R-3. This use is
on a mile road which is considered desirable and it has been zoned R-3 for a long
time; however, it is not near public transportation, it is not near a shopping
center, it does not se=re as a transitional use, and it does not induce desirZol e
development within the City (no over-all public good to be derived by this action).
These are also guides for commission to consider.
Mr. Georbe Munday, 14557 Ellen Drive, stated that Mr. Stan Moore at the Public
Hearing tried to prove to Commission that this was in direct violation to
Section 17.05, Zoning Ordinance No. 60.
IL A roll call vote on resolution made by Mr. Okerstrom and seconded by Mr. Angevine
resulted in the following:
AYES: Okerstrom and Angevine
NAYS: Anderson, Walker, Heusted, Milligan, and Cameron
Mr. Anderson suggested item be taken under advisement until such time as stud;,'
mentioned by Mr. Milligan has been completed. Mr. Milligan stated it should be
completed within two week period.
Mr. Walker suggested that this would give the commissioners an opportunity to
study data presented by Planning Consultant. Stated item would be taken under
advisement.
Mr. Milligan resumed Chair and announced that the next item on the ag .: Lb
Petition Z-633 by City Planning Commission pursuant to request c:oted
December 27, 1963 by the City Council to rezone the North 150 feet
of the property located immediately South of Schoolcraft Road, east
of Merriman and approximately 1970 feet West of Middlebelt Road in
the Northwest 1/4 of Section 26, from RUFB to M-1. Public Hearing
3/3/64, advisement.
x,. Walker stated he would not like to take position of Planning Consultant that
this commission not recommend rezoning to City Council on its own motion but that
Commission would take under consideration a petition by the property owners for
the rezoning. The residents were before the City Council and the main reason
they wanted area rezoned was that their property is divided by two separate
IL zoning ci=lsifications. Residents felt commission would follow this through and
if commisgion takes action as suggested thought residents would feel commisc on
had misle., them. Thought Commission should either vote for or against item as
presented.
Mr. Angevine agreed with Mr. Walker. In effect the petition for rezoning ";as
initiated by the City Council. Could not see starting all over again with new
petition.
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Mr. Walker stated commission at the time of the public hearing had no indication
for denial of request.
Ar. Milligan read letter dated December 27, 1963 from Marie W. Clark, City Clerk
regarding City Council resolution No. 965-63 adopted December 18, 1963. In
litter City Council does not ask commission .) change zoning but only to make a
recommendation.
Mr. Walker stated that in any request for change of zoning, Commission studies the
facts and recommends to the City Council either approval or denial. This item
is no different
Mr. Angevine asked v:hat difference it makes who initiates petition -- the action
is called for.
Upon a motion duly made by Mr. Walker and seconded by Mr. Anderson, it was
#3-41-64 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, March 3, 1964, the City Planning Commission does hereby
gran Petition Z-633 by the City Planning Commission on its own
motion to determine whether or not to rezone the North 150 feet
of the property located immediately South of Schoolcraft Road,
East of Merriman and approximately 1970 feet West of Middlel Lt
Road in the Northwest 1/4 of Section 26, from RUFB to M-1, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, The Livonian-City Post under date of February 10,
1964, and notice of which hearing was sent to the Detroit Edison
Company, The Consumers Power Company, Michigan Bell Telephone Company,
Chesapeake & Ohio Railway Company, City Departments and property
owners as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Cameron, Walker, Anderson, Heusted, Angevine, and Okerstrom
NAYS: Milligan
The Chairman declared the motion is carried and the foregoing resolution is
adopted.
Mr. Milli ._i announced that the next item on the agenda is Petition M-313 by
it„ Hope Church Congregation requesting approval to erect a church
on property located on the North side of Schoolcraft Road and
approximately 450 feet West of Melvin, ' in the Southeast 1/4 of
3eccion 23. Public Hearing M arch 3, 1964, advisement.
Mr. Walker stated that it was agreed upon at the public hearing that there would
IL be a 704 side yard. Mr. Anderson suggested that this not be part of the
approval resolution inasmuch as condition could be taken care of when the site
plan is presented to commission prior to issuance of the building permit. Until
the commission taken off this contingency the Building Department cannot issue a
permit.
Mr. Tatigian stated that under other circumstances would frown on such a
condition; hewever, it appears in this instance it would be best to place this
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condition on approval. This would be the most practical thing to do.
Mr. Walker questioned whether condition would interfer with purchase of property.
Mr. Milligan stated that petitioner assured commissioners that they would act on
land if commis Ion allowed congregation to use land for church purposes.
Upon a motion duly made by Mr. Walker, seconded by Mr. Cameron and unanimously
adopted, it was
#3-42-64 RESOLVED that, pursuant to a Public Hearing having been held
March 3, 1964, the City Planning Commission does hereby grant
the land use of the site described in Petition M-313 by
Mt. Hope Church Congregation requesting approval to erect a
church on property located on the North side of Schoolcraft
Road and approximately 450 feet West of Melvin, in the South-
east 1/4 of Section 23 with the subsequent issuance of a
building permit contingent upon approval of the site plan by
the City Planning Commission, 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.
li; The Chairman declared the motion is carried and the foregoing resolution is
adopted.
Upon a motion duly made by Mr. Angeinve, supported by Mr. Heusted and
unanimously adopted the City Planning Commission does hereby adjourn the 160th
Regular Meeting held on Tuesday, March 17, 1964 at approximately 9:05 p.m.
Mr. Edward G. Milligan, Chairman, called the Public Hearing to order at
approximately 10:05 p.m. with approximately 75 interested persons in the audience.
*Dr. Daniel Allen and Mr. Dan Andrew, Industrial Coordinator were also present.
Mr. Milligan announced that the first item on the agei:da is Petition Z-634 by
Arthur Rilack who is requesting the rezoning of the property located
approximately 790 feet South of Pickford immediately East of Middle-
belt Road and immediately West of Harrison Road, abutting cemetery
property in the West 1/2 of Section 12, from R1B to R-3.
Mr. Arthur Pollack was present.
Mr. Pollack stated this is a 30 acre tract which will be developed into
apartments. Are planing an 86' right-of-way for continuance of West Chicago
Road.
Mr. E. M. York, President, Parkview Acres Association, submitted petition with
approximately 130 signatures objecting to request.
Mrs. Doris Bachman, 18001 Lathers, stated they have only one entrance into
Parkview Acres Subdivision and that Deering is a half street. Already have a
traffic hazard and with proposed change this hazard will be increased. Gillman,
Deering, and Floral are narrow streets and parking is a problem.
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Mr. Hugh Nevin, 18509 Maplewood, stated approval of this request would take
away proposed park site. Surrounding area is in large lot parcels and request
takes in the flood plain which was party filled in last year. There is the
transportation aspect - can only get in and out of area by using residential
streets.
Mr. Hugh Storms, 18261 Brentwood, stated Brentwood is a dead end street.
Mr. Earlie Walker, 17983 Lathers, asked number of propoeed apartments to be
constructed. Mr. Milligan informed Mr. Walker that the use of property would be
discussed at a future public hearing if the requested change of zoning is
granted.
Mrs. Robert Bennett, 29509 Ravine Drive, stated she is against change of zoning
because apartments increase the density to the land which in turn increases city
services and taxes. This could also be a hardship on Taft School. The area has
enough non-residential zoning now.
Mr. Milligan announced that the Petition Z-634 would be taken under advisement.
Mr. Milligan announced the next item on the agenda is Petition Z-635 by
Casimir C. Gawron who is requesting the rezoning of property
11: located on the Southwest corner of Ann Arbor Trail and Ann
Arbor Road in the Northeast 1/4 of Section 31 from C-1 to R-3.
Mr. Gawron was present.
Mr. Gawron stated this has been a business corner since 1957. The taxes are
high and he would like to put property to some me. The area will be 221.94 x
418.70 x 280 and there will be 24 units. This will create a buffer between
residential and business areas. Before submitting petition to commission, sub-
mitted plans to the subdivision civic association and the plans as submitted
were accepted. There is existing business all around area in question.
Mrs. Barkley, 38412 Richland, %onfirmed that Mr. Gawron presented plans to civic
association and that it was felt that request would be a nice addition to area
a.d that it would serve as a buffer.
Mr. Milligan stated Petition Z-635 would be taken under advisement,
Mr. Milligan announced the next item on the agenda is Petition Z-636 by
Samuel Ginsbert and Herman Broder who are requesting the rezoning
of property located on the Sott h side of Five Mile Road, approxi-
mately 285 feet West of Hubbard Road in the Northwest 1:4 of
Section 22, from C-2 to R-3. Mr. Broder was preeent.
Mr. Broder stated it is their intent to dedicate area along Five Mile Road for
future road widening.
Mr. Henry Banks, B. E. Taylor, Inc., 12156 Cavell, stated B. E. Taylor owns
property just South of area in question and that they have no objection to request
Mr. Milligan stated Petition Z-636 would be taken under advisement.
Mr. Milligan announced the next item on the agenda is Petition. :.-309 by
Bob Talsma, Talar Enterprises, requesting approval for a
Putt-Putt Golf Course, along with a club house for the purpose
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of issuing golf clubs and taking in greens fees and storage room
and rest room facilities, on property located on the East side
of Middlebelt Road, approximately 1170 feet North of Plymouth
Road North of Shoppers Fair, in the Southwest 1/4 of Section 25.
Mr. Talsma was present.
Mr. Talsma stated there is no sani ary sewer in area but there is a storm sewe .
They have a permit to put in a septic tank. Will be leasing property from
Shoppers Fair Stores.
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Mr. Cameron asked size of proposed club house. Mr. Talsma stated it will be
1 ' x 10' and that the public does not enter building. Building is for issui::
golf clubs and taking in the greens fees during operation of course. There w-
also be a building 10' x 14' for rest rooms and storage room. There are no
refreshments except a vending machine for pop.
No one was present either in favor of or objecting to petition as presented.
Mr. Okerstrom suggested petitioner plan for more parking area than that
required by ordinance. Mr. Talsma stated there are 200 parking spaces provid:;d
for. Could allow more but in a different pattern. The operation will be s. t
back 60' from Middlebelt Road to allow for parking in front.
Mr. Heusted stated according to site plan, only 86 parking spaces are shown.
Mr. Talsma stated that there is additional property available for parking.
Dr. Allen referred to Mr. Talsma's operation at Houghton Lake and asked how mo12::
parking spaces used during peak hours. Mr. Talsma stated there is a 200' ps.r-kin
area which is 60' deep and that they have just added an additional 100' . Arc;.
not filled up and there was more parking than needed. Stated 200 people coule.
be accomodated on proposed course at a time. Thisia a family sport.
Mr. Cameron asked when course would be constructed. Mr. Talsma stated as soon a;
possible. Stated their busy period starts at approximately 7:00 or 8:00 in the
evening.
Mr. Milligan announced that the Petition M-309 would be taken under advisement.
Mr. Milligan announced that the next item on the agenda is Petition M-314 by
William Ponder, Attorney for Elmdale Inc., requesting approval to
erect apartments on property located approximately 280 feet North of
Five Mile Road, and 340 feet East of Middlebelt Road, between Cavour
and Harrison in the Southwest 1/4 of Section 13. Mr. Ponder was
present.
Mrs. Francis Moore, 15192 Paderewski, stated she is within 500' of proposed
use and that she has no objection to request. Stated on the South side of FI,
Mile Road there are 10-12 families that have no objection to request. Have so,-
the proposed plans and would rather see well kept apartments than a commerc'_al
10 use. A commercial use is the only other use permitted in area. This is
4 land-locked property.
Mr. Ponder stated area has been rezoned for use requested however he realized
commission denied request and the City Council approved rezoning. This is a
good use of the property. There will be 175 units altogether (100-2 bedroor
units and 75-1 bedroom units). There will be two parking spaces available for
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each apartment. A 25' drive will completely surround property. Had planned to
keep this private but to comply with law, client is willing to dedicate the 25'
drive surrounding property.
Mr. Milligan stated this would not meet size requirements of City of Livonia.
A 60' right-of-way is required size of City Streets. Mr. Ponder stated this is
not stated in ordinance and that they are willing to comply with any ordinances.
The City of Livonia has never had apartments built on private property -- this
is a new situation. Mr. Tatigian stated it would be up to the City Council to
determine whether or not 25' dedication would be acceptable.
Mr. Ponder stated they are not asking the commission to do anything wrong or
illegal but do want the commission to look at plans as good planning. If it
isn't within the power of the commission to rule on the 25' drive surrounding
property, then they would go to the City Council. Mr. Milligan stated the
dedication of the drive would have to proceed the action of the commission.
Mr. Elliot Schubiner, 19311 Berkley, Detroit, stated he could not say whether or
not there would be 175 units if the drive is dedicated to the City of Livonia.
There is an additional 20' parking area which abuts the dedicateddrive. This
would total 45' altogether. Mr. Milligan stated that the commission would have
lito have dedication of right-of-way, site plan would have to be reworked, and
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then commission could take action.
Mr. Schubiner stated he hopes to have apartments built within the next 18 months.
Mr. Angevine asked how trash would be handled. Mr. Ponder stated there would be
one incinerator per building. What could not be handled by an incinerator would
have to be handled by the City of Livonia in the usual manner. Mr. Schubiner
stated he would be willing to put in a commercial type container.
Mr. Angevine suggested a play area for children. Mr. Schubiner stated they have
ample area for this.
Mr. Harold Laukka, 29021 Roycroft, submitted petition with 34 signatures object-
ing to request. Read an article in which School Board is not in favor of
multiple uses. Could not see why homes could not be constructed here and that
original plan calls for single homes. There is another apartment area just 1/2
mile from area in question.
Mr. Mike Kadian, 28568 Sunnydale, objected to petition.
Mr. Al Girard, 15900 Alexander, asked proposed rental of units. Mr. Schubiner
stated one bedroom apartments would rent for $125 - $130 and two bedroom apart-
ments would rent for $145. Mr. Girard stated apartments on Middlebelt Road are
asking for tax relief because they are not rented.
Mr. Richard Moore, 15873 Foch, asked why petitioner didn't buy R-3 property to
begin with.
Mr. Schubiner stated a 6' red-wood fense would completely surround area.
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Mr. Girard questioned traffic problem and Five Mile Road which cannot be gotten
onto now. Mr. Milligan stated that this would be checked with the Traffic
Commission whether or not there would be a traffic problem. They would advise
commission on this.
Mr. Milligan stated Petition M-314 would be taken under advisement.
Upon a motion duly made by Dr. Allen, seconded by Mr. Angevine and unanimously
adopted, it was
#3-43-64 RESOLVED that, the City Planning Commission does hereby adjourn
the Public Hearing held on Tuesday, March 17, 1964 at approximately
12:00 p.m.
The Chairman declared the motion is carried and the Public Hearing is adjourned.
W. E. Okerstrom, Secretary pro tem
ATTESTED:
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Edward G. Milligan, Chairman
Charles Walker, Vice-Lairman
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