HomeMy WebLinkAboutPLANNING MINUTES 1964-03-31 .
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MINUTES OF THE 180TH SPECIAL MEETING
AND A PUBLIC HEARING OF THE CITY PLANNING COMMISSION
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OF THE CITY OF LIVONIA
On Tuesday, March 31, 1964, the City Planning Commission of the City of Livonia
held the 180th Special Meeting and a Public Hearing at the Livonia City Hall,
33001 Five Mile Road, Livonia, Michigan. Mr. Edward Milligan, Chairman, called
the 180th Special Meeting to order at approximately 8:20 p.m. with approximately
25 interested persons present in the audience.
Members present: James Cameron W. E. Okerstrom Daniel Allen
Donald Heusted Edward G. Milligan
Members absent: Charles Walker Milton Ingold R. L. Angevine
Dennis Anderson
In the absence of Mr. Angevine, Mr. Okerstrom acted as Secretary.
Messrs. Harry C. Tat-I.gian, Assistant City Attorney and William J. Strasser, Chief
City Engineer, Divis- of Engineering, Department of Public Works were present.
Mr. Milligan announced the first item on the agenda is Petition Z-631 by
William Ponder, Attorney for Robert W. Comiskey who is requesting the
rezoning of property located approximately 660 feet East of Harrison and
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400 feet North of Lyndon (if cut through) in the Northeast 1/4 of Section
24, from RUFB to 13.1.A. Public Hearing 3/3/64, advisement.
Mr. William Ponder was present.
Upon a motion duly made by Mr. Okerstrom, seconded by Mr. Heusted, and
unanimously adopted, it was
#3-46-64 RESOLVED that, pursuant to a Public Hearing having been held on
March 3, 1964 on Petition Z-631 as submitted by William Ponder,
Attorney fog- aobert W. Comiskey for a change of zoning in the
Northeast 1/4 of Section 24 from RUFB to R1A, the City Planning
Commission does hereby recommend to the City Council that
Petition Z-631 be denied as this change of zoning is not in
keeping with the -planned and natural development of the area, and
FURTHER RESOL D. notice of the above hearing was published in the
Official newr>paper, The Livonia-City Post under date of February lb,
1964 and nod-• ce of which hearing was sent to the Detroit Edison
Company, The�Chesaapeake & Ohio Railway Company, Michigan Bell Tele-
phone Company, The Consumer Power Company, City Departments and
petitioners as J.tcted in the Proof of Service.
Mr. Milligan declared. bhe motion is carried and the foregoing resolution is
adopted.
Mr. Milligan stated. the nect item on the agenda is the proposed Alexand •r Sub-
divisionlocated on the East side of Lyons Avenue approximately 340
feet Sout:. of Jarf_son Avenue and just North of Oakley in the Northeast
1/4 of Section 24. Public Hearing 3/3/64, advisement.
Mr. William Ponder was present representing the petitioner.
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Mr. Milligan stated that without the rezoning (Petition Z-631 denied by
Resolution No. 3-46-64) the subdivision plat, which is developed into 60' lots,
is not applicable to the land.
Mr. Ponder stated that in view of the previous action (denial of Petition Z-631)
he wishes to withdraw the proposed Alexander Subdivision plat.
Upon a motion duly made by Mr. Cameron, seconded by Mr. Heusted and unanimously
adopted, it was
#3-47-64 RESOLVED that, City Planning Commission allow Mr. William Ponder,
Attorney for the petitioner, to withdraw the proposed Alexander
Subdivision located on the East side of Lyons Avenue approximately
340 feet South of Jamison Avenue and just North of Oakley in the
Northeast 1/4 of Section 24 inasmuch as the subdivision plat is
developed into 60' lots which is not applicable to the land.
Mr. Milligan declared the motion is carried and the foregoing resolution is
adopted.
Mr. Milligan stated the next item on the agenda is Petition M-302 by
Ernest McCausland requesting approval to erect and operate a car wash
and sell gasoline on said premises on property located on the Northwest
corner of Parkville and Seven Mile Road, in the Southwest 1/4 of
Section 1. Public Hearing 2/18/64, advisement; Special Meeting 3/3/64,
advisement. Messrs. McCausland and Rodney Kropf, Attorney for the
petitioner were present.
Mr. Milligan read letter dated March 31, 1964 from Milton I. Firestone, Assistant
City Attorney regarding petitioner's compliance with consent provisions of
Section 11.02 (j), Zoning Ordinance No. 60 in which Mr. Firestone states 2051.03'
is 70% of the frontage within 300' radius of area in question and that petitioner
must have consent signatures representing this figure in order to comply with
ordinance requirement. Mr. Kropf stated he has submitted consent signatures
representing 2,202' frontage.
Mr. Milligan stated, according to his figures, petitioner has only 1723.02'
frontage and that this is less than the required 70%. Mr. Kropf suggested item be
temporarily adjourned in order that he and Messrs. Strasser and Tatigian can
review figures.
Mr. Milligan announced that Petition M-302 would be taken temporarily under
advisement.
Mr. Milligan stated the next item on the agenda is Petition M-309 by Bob Talsma,
Talar Enterprises, requesting approval for a Putt-Putt Golf Course,
along with a club house for the purpose of issuing golf clubs and taking
in greens fees and storage room and rest room facilities on property
1[440located on the East side of Middlebelt Road, approximately 1,170 feet
North of Plymouth Road, North of Shoppers Fair, inthe Southwest 1/4 of
Section 25, Public Hearing 3/17/64, advisement. Mr. Talsma was present.
Mr. Milligan referred to Section 11.15, Zoning Ordinance No. 60 regarding the
size of building in a C-2 District not being less than 400 square feet. Stated
petitioner would not be held to this if request is approved by the City Planning
Commission.
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Mr. Okerstrom questioned the rest room fac ilities as planned being insufficient
to the people that come to proposed Golf Course. Mr. Talsma stated that the
Building Department had approved his plans as shown on site plan.
Mr. Okerstrom questioned whether Mr. Talsma was aware of the protective wall being
required along the eastern lot line. Mr. Talsma stated he was not aware of this
requirement. It was ascertained that Mr. Talsma was not using all available
property and that he would therefore not be abutting a residential area.
Upon a motion duly made by Mr. Cameron and seconded by Dr. Allen, it was
#3-48-64 RESOLVED that, pursuant to a Public Hearing having been held March 17,
1964, the City Planning Commission does hereby grant Petition M-309 by
Bob Talsma, Talar Enterprises, requesting approval for a Putt-Putt
Golf Course, along with a club house for the purpose of issuing golf
clubs and taking in greens fees and storage room and rest room
facilities on property located on the East side of Misidlebelt Road,
approximately 1,170 feet North of Plymouth Road, North of Shoppers
Fair, in the Southwest 1/4 of Section 25, and
FURTHER RESOLVED, notice of the above hearing was sent to property
owners within 500 feet, petitioners and City Departments as listed
in the Proof of Service.
Mr. Okerstrom stated he objected to petition as submitted because of the size of
the building that will be used for sanitary facilities -- didn't believe them
large enough.
A roll call vote on Resolution No. 3-48-64 resulted in the following:
AYES: Allen, Cameron, Heusted, and Milligan
NAYS: Okerstrom
The Chairman declared the motion is carried and the foregoing resolution is
adopted.
Mr. Milligan stated the next item on the agenda is a request for a lot split by
Donald C. Deremo, Attorney for Dr. Robert M. Steward, and Norman J.
Cohen, Attorney for James S. Bonadeo, said lot being part of Lot 118a,
Greenbriar Estates Subdivision, No. 2, Lot 15 and part of Lot 16, Wood-
creek Farms Subdivision located in the Northwest 1/4 of Section 15.
Messrs. Deremo and Cohen were present.
Upon a motion duly made by Dr. Allen, seconded by Mr. Cameron and unanimously
adopted, it was
#3-49-64 RESOLVED that, City Planning Commission does hereby recommend
splitting of part of Lot 118a, Greenbriar Estates Subdivision, No. 2,
1!: Lot 15 and part of Lot 16, Woodcreek Farms Subdivision located in the
Northwest 1/4 of Section 15 provided there is confirmation that the
lots in question will each be 1/2 core.
The Chairman declared the motion is carried and the foregoing resolution is
adopted.
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Mr. Milligan stated the next item on the agenda is a request for a lot split by
Phillip D. Rathbun, said lot being Lot 20 and 21, Bell Creek Farms
Subdivision located in the Northwest 1/4 of Section 1C. Mr. Rathbun
was present.
Upon a motion duly made by Mr. Okerstrom, seconded by Mr. Cameron, and unanimously
adopted, it was
#3-50-64 RESOLVED that, City Planning Commission does hereby recommend splitting
of Lots 20 and 21, Bell Cret:k Farms Subdivision located in the North-
west 1/4 of Section 15.
The Chairman declared the motion is carried and the foregoing resolution is
adopted.
Mr. Milligan stated the next item on the agenda is Petition Z-638 by the City
Planning Commission on it's own motion pursuant to a request from the
Industrial Development Commission, to rezone property located at the
Southwest corner of Schoolcraft and Levan Roads in the Northwest 1/4
of Section 29, from RUFB and C-2 to M-1. Public Hearing 3/24/64,
advisement.
Upon a motion duly made by Mr. Cameron, seconded by Dr. Allen, and unanimously
IIadopted, it was
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#3-51-64 RESOLVED that, pursuant to a Public Hearing having been held on
March 24, 1964, on Petition Z-638 by the City Planning Commission on
it's own motion pursuant to a request from the Industrial Development
Commission, requesting the rezoning of property located at the Southwest
corner of Schoolcraft Road and Levan Road in the Northwest 1/4 of
Section 29, from RUFB and C-2 to M-1, the City Planning Commission does
hereby recommend to the City Council that Petition Z-638 be granted
provided General Motors shall calculate their Schoolcraft setback from
the South right-of-way line of the freeway, as best as can be presently
determined from the Highway Department, and
FURTHER RESOLVED, notice of the above hearing was published inthe
official newspaper, The Livonian-City Post under date of March 4, 1964,
and notice of which hearing was sent to the Detroit Edison Company,
The consumers Power Company, Michigan Bell Telephone Company, Chesapeake
and Ohio Railway Company, and City Departments as li.=ted in the Proof of
Service.
The Chairman declared the motion is carried and the foregoing resolution is
adopted.
Mr. Milligan stated the next item on the agenda is the approval of minutes for
meetings held on February 4, 18,25, 1964.
IIUpon a motion duly made by Mr. Cameron, seconded by Mr. Okerstrom and unanimously
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adopted, it was
#3-52-64 RESOLVED that, the City Planning Commission does hereby approve the
minutes of meetings February 4, 18, and 25, 1964.
The Chairman declared the motion is carried and the foregoing resolution is
adopted.
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Mr. Milligan stated the next item on the agenda is motion to hold a public hearing
on all the RUFB property located south of Schoolcraft Road extending
from Surrey to Alois (vacated), except those lots in Schoolcraft Manor
Subdivision, No. 2 which carry Deed Restrictions; a C-1 zoned ares at
the Southeast corner of Schoolcraft and Newburgh Roads; that parcel of
land between Newburgh and Levan Roads presently zoned M-l; and that
parcel of 1?nd zoned RUFB and C-2 lying at the Southwest corner of
Levan and Schoolcraft Roads, from RUFB to M-1.
Upon a motion duly made by Mr. Okerstrom, seconded by Mr. Heusted and unanimously
adopted, it was
#3-53-64 RESOLVED that, the City Planning Commission, pursuant to Section
20.01 of the Zoning Ordinance No. 60 of the City of Livonia,
does hereby establish and order that a Public Hearing be held to
determine whether or not to rezone the following:
Section 28:
That part of the N. 1/2 of Section 28. T. 1 S., R. 9 E., City of
Livonia, Wayne County, Michigan described as beginning at a point
distant West 329.98 feet from the N.E. corner of Section 28, T. 1
S., R. 9 E.; thence South 402.0 feet; thence West to the East lot
11140 line of Lot 10, said lot being part of the Newman Schoolcraft
Farms Subdivision, as recorded in Liber 69, Page 90, Wayne County
Records; thence Southwesterly along said east lot line of Lot 10
to the South lot line of said Lot 10; thence West along said south
lot line extended to the center line of Stark Road; thence
Northeasterly along said center line of Stark Road to a point
402.0 feet South of the North line of Section 28: thence West,
2518.0 feet; thence North, 100.0 feet; thence West, 655.0 feet;
thence South 100.0 feet; thence West to the West line of
Section 28; thence North to the North line of said Section 28;
thence East along the North line of Section 28, to the point of
beginning.
Section 29:
That part of the N. 1/2 of Section 29, T. 1 S., R. 9 E. , City
of Livonia, Wayne County, Michigan, described as beginning at
the N.E. Corner of Section 29, T. 1 S., R. 9 E., and proceeding
thence South 402.0 feet; thence West, 2310.35 feet; thence South,
1009.33 feet; thence West, 343.0 feet to the North and South
1/4 line of Section 29; thence North along said North and South
1/4 line to the North line of Section 29; thence East along said
North line to the point of beginning.
also
That r_e.rt of the N. 1/2 of Section 29, T. 1 S., R. 9 E., City of
Livonia, Wayne County, Michigan described as beginning at a point
on the West, line of Section 29, distant South, 450.0 feet from the
N.W. corner of Section 29, T. 1 S., R. 9E., and proceeding
thence Sou-,h along said West line 402.0 feet; thence East,
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343.0 feet; thence North, 402.0 feet; thence East, 670 feet;
thence North, 450.0 feet to the North line of said Section 29;
thence West along said North line 680.0 feet; thence South, 450.0
feet; thence West 333.0 feet to the point of beginning.
Section 30:
Lot 29, 30 and 31, Schoolcraft Manor Subdivision No. 2, as
recorded in Liber 69, Page 57, Wayne County Records, said
subdivision being part of the East 1/2 of Section 30, T. 1
S., R. 9 E., City of Livonia, Wayne County, Michigan
also
That part of the Schoolcraft Manor Subdivision as recorded
in Liber 0, Page 45, Wayne County Records, said subdivision
being of part of the N. 1/2 of Section 30, T. 1 S., R. 9 E.,
City of Livonia, Wayne County, Michigan described as beginning
at the N. 1/4 corner of said Section 30 and proceeding thence
S. 0° 051 W. along the N. & S. 1/4 line of Section 30, 402.0
feet; thence S. 89° 28' E., 251.58 feet; thence N. 0° 191 E,
100.0 feet; thence S. 89° 28' E., 800.0 feet; thence S. 0°
191 W, 100.0 feet; thence S. 89° 281 E., 200.0 feet to the
east subdivision line of said Schoolcraft Ptanor Subdivision;
thence N. 0° 19' E., along said east subdivision line, 402.0
feet to the North line of said Section 30; thence N. 89° 28'
W. along said North line, 1252.0 feet to the point of beginning.
The above descriptions exclude those lots in Schoolcraft Manor
Subdivision, No. 2 which carry Deed Restrictions; a C-i zoned
area at the Southea t corner of Schoolcraft and Newburgh Roads;
that parcel of land between Newburgh and Levan Roads presently
zoned M-1; and that parcel of land zoned RUFB and C-2 lying at
the Southwest corner of Levan and Schoolcraft Roads.
from RUFB (Rural Urban Farms) to M-1 (Light Industrial). This
property is located south of Schoolcraft Road extending from
Surrey to Alois (vacated).
FURTHER RESOLVED, that a hearing be held and notice be given as
provided in Section 20.01 of the Toning Ordinance, Ordinance 60
of the City of Livonia and that there shall be a report submitted
and recommendation thereon to the City Council.
Mr. Milligan declared the motion is carried and the resolution is adopted.
Mr. Milligan stated commission would again consider Pettion M-302 by
Ernest McCausland requesting approval to erect and operate a car wash
and sell gasoline on said premises on property located on the Northwest
corner of Parkville and Seven Mile Road, in the Southwest 1/4 of
Section 1. Messrs. McCausland and Rodney Kropf, Attorney were present.
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Mr. Kropf stated Mr. Milligan left out three figures in determining the 70% of the
frontage within 3009 radius. Accordingly, he and Messrs. Strasser and Tatigian
reached a figure of 2,216.52 which is well over the 2051.03? determined by
Mr. Firestone in his letter.
Upon a motion duly made by Mr. Heusted, seconded by Dr. Allen and unanimously
adopted, it was
#3-54-64 n SOLVED that, pursuant to a Public Hearing having been held
February 18, 1964, the City Planning Commission does hereby grant
Petition M-302 by Ernest McCausland requesting approval to erect and
operate a car wash and sell gasoline on said premises on property
located on the Northwest corner of Parkville and Seven Mile Road, in
the Southwest 1/4 of Section 1 because it has been decided
affirmatively, in accordance with the methods established in letter
dated March 31, 1964 from Milton I. Firestone, Assistant City Attorney,
that petitioner has filed with commission consent signatures of 70%
of the frontage within 300v radius of area in question subject to:
(1) Petitioner first obtaining title to the area showing
employee parking, and
(2) Petitioner providing improved access roads to the east
and west of his proposed building, and
(3) Petitioner reducing the building length since there
should be a distance of 135 feet from the centerline
of Seven Mile Road (the 135v setback was recommended
by David McCullough), and
(4) re iioeer agreeing that lining up of cars will not be
allowed on any public right—of—way, and would be subject
to a traffic violation, and
(5) A g_'eenbelt and wall will be required where abutting
existing residential zones in accordance with Section
11.04 and 4.45, as amended, 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 S rvice.
The Chairman declared the motion is carried and the foregoing resolution is
adopted.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Heusted and
unanimously adopted, the City Planning Commission does hereby adjourn the
160th Special Me:' _ng held on Tuesday, March 31, 1964 at approximately 9:30 p.m.
Mr. Milligan called the Public Hearing to order at approximately 9:45 p.m. with
approximately 75 interested persons in the audience in addition to those present
at the 180th Special Meet_ng.
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Mr. Milligan announced the first item on the agenda is Petition Z-632 by
William Ponder, Attorney for Harold E. Edwards, who is requesting the
rezoning of property located immediately North of Five Mile Road
approximately 2500 feet West of Newburgh and approximately 1260 feet East
of Eckles Road (if cut through) in the South 1/2 of Section 18, from RL
to RM and R-3. Mr. Ponder was present.
Mr. Ponder stated this is the area commonly known as the Blue Grass Farms
property which totals approximately 74 acres. Clinnt is asking to reduce lot
size from 80? to 704 and to obtain 7.5 acres for multiple dwelling in the South-
east corner of property next to the church site. Client has planned 804 lots
around the perimeter of the property. There is a church site immediately to the
east. On the interior, the lots are 704 which is brought about by financial
circumstances. Requesting a change of zoning to RM is a matter of economics
basically. The more money that is put into the land the less put into the
residence itself. The homes should be $20,000 to $25,000.
Mr. Milligan stated in the 67.5 acres zoned RL petitioner would get approximately
170 homes; however, if zoned HM, petitioner could get 212 homes. The density
change in the area would be 42 homes in addition to request for R-3 which has
112 units.
Mr. Ponder stated that on a mile road, client felt apartments would be a good
thing.
Mr. Stephen J. McKeon, 14708 Susanna, representing Castle Gardens Subdivision
Civic Association and residents living on Five Mile Road, Eckles Road and
Newburgh Road, submitted petition signed by approximately 495 people objecting
to request. Also submitted a map of the area and read letter dated
March 31, 1964 citing reasons for objecting to request.
Rev. John Hiemstra, Reform Church in America, 6500 N. Wayne, Wayne, objected to
requested R-3 zoning. Stated that by developing an apartment area, it would con-
tribute to the break-down of the spirit of the community. The people who live in
apartments live in apartments only a short period of time and are not as
interested in community as home owners.
Mr. Richard Kelil, 3242 Woodstock, Detroit, questioned whether change of zoning
would affect the entire Section 18. Mr. Milligan assured Mr. Kelil that request
pertains to only 75 acres in Sertion 18.
Mr. Donald Barrett, 15431 Huff, objected to petition as submitted.
Mr. Okerstrom stated he talked to several interested persons regarding item and
wondered what feeling would be if R-3 request was eliminated from petition and
request was for only change of zoning from RL to RM.
IIRev. Hiemstra and Messrs. Kelil and McKeon stated they are' only objecting to
R-3 request and not change of zoning from RL to RM.
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Mrs. George Shirley, 37552 Howell, questioned whether a $20,000-525,000 home
could be placed on a 70? lot. Mr. Milligan assured her that this is possible
and cited homes on smaller lots and more costly in other areas.
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Mr. Otto Dykstra, Jr., 15379 Huff, stated he objects to R-3 request and request
to reduce lot sizes. Realized that some of the lots in his subdivision are 709
however most of the lots are larger.
Mr. Milligan announced that Petition Z-632 would be taken under advisement.
Mr. Milligan stated the next item on the agenda is Petition Z-637 by
Richard D. Blaznak, President of Arbor Development Company, Detroit,
who is requesting the rezoning of property approximately 650 feet
North of Joy Road, approximately 730 feet East of Eckles Road and
approximately 1,260 feet West of Hix Road in the Southwest 1/4 of
Section 31, from AGB to R1A. Mr. Blaznak was present.
Mr. Blaznak stated this is the property commonly known as the Christensen
Nursery property. There is a total of 16 acres.
No one was present objecting to request.
Mr. Milligan announced that Petition Z-637 would be taken under advisement.
Mr. Milligan announced that the next it em on the agenda is Petition V-79 by
Stanley H. Kline and Ruby Kline who are requesting the vacating of
11: property located North of Greenland Avenue approxiEately 1270 feet
West of M:S_ddlebelt Road and approximately 1100 feet East of Henry
Ruff Road in the Northeast 1/4 of Section 14.
The petitioner nor a representative was present.
Mr. William J. Strasser stated this is the west 39 of a 209 easement for surface
drainage located on the East 20' of Lot 70, Livrance Estates Subdivision. The
house encroaches on this easement. If the 31 is vacated there will still be 17'
which is enough for surface drainage.
Mr. Albert Jungles, 29931 Munger, questioned how this would effect him.
Mr. Milligan assured him it wouldn't.
Mr. Milligan announced that Petition V-79 would be taken under advisement.
Mr. Milligan stated that the next item on the agenda is Petition M-315 by
Delmar and Z ,lla Cockrum, requesting approval to use raid premises
to operate an open-air sales of fresh fruits and vegetables, located
on the Southwest corner of Arthur and Plymouth Roads, known as
35841 Plymouth Road, across the street from the Ford Motor Transmission
Plant, in the Northeast 1/4 of Section 32. Mr. and Mrs. Cockrum were
present.
Mr. Milligan stated it was his understanding that Mr. David McCullough, former
IICity Planner, requested that petitioner set back 1609 which petitioner is not
doing. This request was made because site is located across from Ford Trans-
mission Plant and the traffic hazard.
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Mr. Crockrum stated 1609 would put them behind the house. They are planning on
a set back of 120c
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Dr. Allen questioned future width of Plymouth Road and how far back petitioner
would be when Plymouth is widened. Mr. William J. Strasser stated there will be
120' right-of-way throughout and pavement will be 60'. There will be five lanes
of highway. Mr. Milligan stated petitioner will be 40' off of right-of-way.
Mr. Milligan stated he would like to see how petitioner is going to direct
traffic in and out of area.
Mr. Kenneth Warren, 15156 Nola, stated there was just recently a two car accident
in this area. Though something e'ould be done in area.
Mr. Daniel Andrew, Indust5Coordinator, stated that if situation is so bad on
Plymouth Road then the zoning ordinance should be changed accordingly.
Mr. Milligan announced that Petition M-315 would be taken under advisement.
Upon a motion duly made by Dr. Allen, seconded by Mr. Okerstrom and unanimously
adopted, it was
#3-55-64 RESOLVED that, the City Planning Commission does hereby adjourn the
Public Hearing held on Tuesday, March 31, 1964 at approximately
11:00 p.m.
The Chairman declared the motion is carried and the Public Hearing is adjourned.
1110
cu , A. Aft:-
W. E. Okerstrom, Secretary pro tem
ATTESTED:
..4411.7e
*2.14,„0..-...„.%
Edward G. Milligan, Chairman