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HomeMy WebLinkAboutPLANNING MINUTES 1964-08-25 • 4263 MINUTES OF THE 165TH REGULAR MEETING AND A PUBLIC HEARING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, August 25, 1964, the City Planning Commission of the City of Livonia, held the 165th Regular Meeting and a Public Hearing (meeting being carried over from the meeting of August 18, 1964) at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Charles W. Walker, Chairman, called the 165th Regular Meeting to order at approximately 8:10 p.m. with approximately five interested persons in the audience. Members present:, Raymond W. Tent Charles W. Walker Donald Heusted James Cameron Peggy Anne Miquelon Members absent: Bob R. Whitehead Robert L. Angevine In the absence of Robert L. Angevine, Secretary, Peggy Anne Miquelon acted as Secretary pro tem. Messrs. Don Hull, Planning Director, and Harry C. Tatigian, First Assistant City Attorney, were present. Mrs. Miquelon announced the first item on the agenda is Petition M-325 by City Planning Commission on its own motion for the U. S. Post Office Department requesting approval to establish a second drive and a reduction.. in parking around the Post Office to be erected on property located on the East side of Merriman Road, approximately 647 feet North of Plymouth Road in the Southwest 1/4 of Section 26. Public Hearing 8/4/64. No one was present representing the Post Office Department. No one was present wishing to be heard either in favor of or opposed 1 petition as presented. Upon a motion duly made by Mr. Cameron, seconded by Mr. Tent and unanimously adopted, it was #8-159-64 RESOLVED that, pursuant to a Public Hearing having been held August 4, 1964, the City Planning Commission does hereby grant Petition M-325 by the City Planning Commission on its own motion for the U. S. Post Office Department requesting approval to establish a second drive and a reduction in parking around the Post Office to be erected on property located on the East side of Merriman Road, approximately 647 feet North of Plymouth Road in the Southwest 1/4 of Section 26 subject to altered site plan dated May 20, 1964 for the following reasons: (1) Loss of two parking stalls is not critical, and (2) The remaining parking stalls can more advantageously be serviced by two points of access thus increasing the capacity of overall parking, and (3) It is desirable to have a secondary access to a proposed building in case of an emergency, and 4264 FURTHER RESOLVED, notice ofthe above hearing was sent to property owners within 500 feet and City Departments as listed in the Proof of Service. The Chairman, Mr. Walker, declared the motion is carried and the foregoing resolution is adopted. Mrs. Miquelon announced the next item on the agenda is Petition Z-558a by Harry Griffith for Mrs. Albert C. Schroder, who is requesting the rezoning of property located on the Southwest corner of Schoolcraft and Merriman Roads in the Northeast 1/4 of Section 27, from C-1 to C-2. Public Hearing 8/4/64. Mr. Harry Griffith was present. Upon a motion duly made by Mr. Tent, seconded by Mrs. Miquelon and unanimously adopted, it was #8-160-64 RESOLVED that, pursuant to a Public Hearing having been held on August 4, 1964, on Petition Z-558a as submitted by Harry Griffith for Mrs. Albert C. Schroder for a change of zoning on the Southwest corner of Schoolcraft and Merriman Roads in the Northeast 1/4 of Section 27, from C-i to C-2, the City Planning Commission does hereby recommend to the City Council that Petition Z-558a be denied for the follow- ing reasons: (1) Do not believe as a matter of policy the City Planning Commission should make provisions for the construction I[: of four service stations at intersections where there are three in existence, and (2) Service stations can conflict the movement of traffic at intersections, and (3) An excessive number of competing service stations can saturate the market thus causing economic hardship to individual proprietors and ultimately effect economic balance of the community, and (4) A field survey shows that there are many service stations within the City of Livonia that are not well maintained or have been closed, and (5) A check shows that two (2) of the existing stations on this corner have each changed ownership twice within the last few years. Perhaps this indicates that at least two of the three (3) existing stations may be having financial problems, and (6) "Sick" gas stations usually became a problem to the City by expanding their scope of activity to uses that are often incompatible to adjacent development. Ex' uple: car wabh, used car sales, trailer sales, and ge..eral repair shops, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian-City Post under date of July 15, 1964 and notice of which hearing was sent to the Detroit Edison Company, The Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, The Consumers Power Company, City Departments, and petitioners as listed in the Proof of Service. 4265 The Chairman, Mr. Walker, declared the motion is carried and the foregoing resolution is adopted. Mrs. Miquelon announced the next item on the agenda is Petition Z-646 by ' John Antishin who is requesting the rezoning of property located on the Southeast corner of Ann Arbor Road and Hix Road in the Southeast 1/4 of Section 31, from C-1 to PS. Public Hearing 8/4/64. The petitioner':nor a representative was present. Upon a motion duly made by Mr. Heusted, seconded by Mr. Cameron, and unanimously adopted, it was #8-161-64 RESOLVED that, pursuant to a Public Hearing having been held on August 4, 1964, on Petition Z-646 as submitted by John Antishin for a change of zoning on the Southeast corner of Ann Arbor Road and Hix Road in the Southeast 1/4 of Section 31, frac C-1 to PS, the City Planning Commission does hereby recommend to the City Council that Petition Z-646 be granted for the following reasons: (1) Zoning change requested is for a higher rather than a lower zoning catagory and should be more compatable with adjacent development, and (2) Reduced front set-back in the PS District should not cause any problem, and FURTHER RESOLVED, notice of the above hearing was published in I[: the official newspaper, The Livonian-City Post under date of July 15, 1964 and notice of which hearing was sent to the Detroit Edison Caapany, The Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, The Consumers Power Company, CityDepartments, and petitioner as listed in the Proof of Service. The Chairman, Mr. Walker, declared the motion is carried and the foregoing resolution is adopted. Mrs. Miquelon announced the next item on the agenda is petition by the City Planning Commission on its own motion to amend the Master School and Park Plan by deleting lots 579 and 580 of Supervisor's Livonia Plat #10, part of the East 1/2 of Section 15, for park purposes and adding it for the Board of Education purposes. Upon a motion duly made by Mr. Cameron, seconded by Mr. Tent and unanimously adopted, it was #8-162-64 RESOLVED that, pursuant tothe provisions of Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission of the City of Livonia having duly held a Public Hearing on August 4, 1964 for the purpose of amending Part V of the Master P".an of the City of Livonia, entitled, "Master School and Park Plana the same is hereby amended so as to delte lots 579 and 580 of Supervisor's Livonia Plat #10, part of the East 1/2 of Section 15, for park purposes and adding it for the Board of Education purposes because the land transfer has already taken . 4266 IL: place and this is a mere technicality to keep the planning process consistent, AND having given proper notice of such hearing as required by Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission does hereby adopt said amendment as part of the Master School and Park Plan of the City of Livonia, which is incorporated herein by reference, the same having been adopted by resolution bf the City Planning Commission under date of December 15, 1953 , with all amendments thereto, AND FURTHER that this amendment shall be filed with the City Conncil, City Clerk, and the City Planning Commission; and a copy shall also be forwarded to the Register of Deeds for the County. of Wayne with the following certification contained thereon: "rWe certify that the foregoing resolution was duly adopted at a meeting of the City Planning Commission held on Tuesday, August 25, 1964 by the following vote: AYES: Tent, Cameron, Heusted, Miquelon, and Walker NAYS: None The Chairman, Mr. Walker, declared the motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Cameron, seconded by Mr. Heusted, and unanimously adopted, it was #8-163-64 RESOLVED that, the City Planning Commission does hereby approve minutes of meeting held August 10, 1964. The Chairman, Mr. Walker, declared the motion iscarried and the foregoing resolit ion is adopted. Upon a motion duly made by Mr. Tent, supported by Mr. Cameron and unanimously adopted, the City Planning Commission does herebyadjourn the 16:th Regular Meeting held on Tuesday, August 25, 1964 at approximately 8:15 p.m. HHH A brief study session was held prior to the Public Hearing at which Don Hull, Planning Director, was given a vote of confidence by the commissioners on his submission of Plat #7-1 pertaining to the proposed sub division by Bernard Edelman President, Tomorrows Homes, Inc. located 1,350 feet South of Seven Mile Road and 1,320 feet West of Newburgh Road immediately South of Melody Manor Subdivision in the Northeast 1/4 of Section 7 and is known as Tax Parcel 07B2b which contains 38.76 acres. With this vote of confidence, commission authorized Mr. Hull to proceed in contacting Mr. Edelman to work out a final scheme for the development of this subdivision and to use his own discretion on a final agreement on density. Mr. Charles W. Walker, Chairman, called the Public Hearing to order at approxi- mately 9:30 p.m. with approximately thirty-five interested persons in the 4267 audience in addition to those present for the Regular Meeting. Mrs. Miquelon announced the first item on the agenda is Petition M-326 by A. J. Erwin for Shell Oil Company, requesting approval to erect a gasoline service station on property located on the Southeast corner of Five Mile and Merriman Roads in the Northwest 1/4 of Section 23. The petitioner was present. Mr. Erwin stated the proposed station will be a ranch-type service station similar to the ones located now at Schoolcraft and Farmington Roads, Six Mile and Farmington Roads, and Six Mile and Inkster Roads. He presented a scale model of the proposed station. Sketched briefly the existing zoning in area, existing buildings and uses in area and that the proposed use exceeds the ordinance requirements as to size. The station property is 1734 on Five Mile Road and 148v7' on Merriman Road. Submitted for commission's inspection a topographical survey of the property. The two homes owned by Messrs. Garchow and Petsch will be torn down to allow for station. No one else was present wishing to be heard either in favor of or opposed to request as submitted. Mr. Tent asked type of greenbelt or fence petitioner intended to erect on the East side of property next to the existing home. Mr. Erwin stated they have none proposed. Stated ordinance does provide that if use is adjoining residential property a masonary wall must be provided; however, property in question is I[: completely surrounded by commercial property even though there is a home in area. Thought it not a good idea to erect a masonary wall on the East because at some future date this home will be sold for commercial use. Asked what commission thought would be desirable. Mr. Tent stated the owner of the home is not in the audience to voice an opinion. Mr. Walker asked full size of commercial property in area. Mr. Erwin stated there is 6254 East on Five Mile Road. The residential home is in a commercial area. Mr. Erwin suggested a woven wooden fence separating existing home and gas station. Mr. Walker stated that if the Commercial area ends at the gas station property, then there should be a masonary wall as provided for in the ordinance, but if the commercial area extends further, than a masonary wall is not necessary. Mr. Walker, Chairman, declared that Petition M-326 would be taken under advisement. Mrs. Miquelon announced the next item on the agenda is Petition V-80 by Gordon and Florence Belt, requesting the vacation of two feet of a twelve foot wide easement of Lot 19 of O'Connor & Porter Subdivision, located on the West side of Doris Avenue between Curtis Avenue and Seven Mile Road in the Northeast 1/4 of Section 11. Mr. Dave Zuehlke, Builder, 679 Sheryl Pontiac, was present representing the petitioners. (FE 8-9767) Mr. Hull asked whether the survey submitted shows the location of the Irt utilities within the easement. This is the information requested by Mr. William Strasser, Chief City Engineer. Mr. Zuehlki stated the survey shows only the easement on the property and not the location of the utilities within the easement. Mr. Hull stated there is a 12' sanitary sewer within the easement that Mr. Strasser wants to know the location of. Where is the sewer located N 4268 relative to the home. E Mr. Walker, Chairman, declared that Petition V-80 would be taken under advisement. Mrs. Miquelon announced the next item on the agenda is Petition Z-651 by the City Planning Commission on its own motion to determine whether or not to rezone property located approximately 660 feet East of Harrison Avenue and 400 feet North of Lyndon Avenue (if cut through) in the Northeast 1/4 of Section 24 from RUFB to RM. Mr. William Ponder, Attorney, 32510 Plymouth Road, Livonia, was present representing developer of area in question. Mr. Ponder clarified that item was originally presented to commission for a change of zoning from RUFB to R-1-A but that commission ruled that request was out of character with the surrounding area and thought lots should be larger. The recommendation of the commission was forwarded to the City Council and they seemed to indicate that they felt the same way and referred the question back to the commission for change of zoning to RM. There is approximately seven to eight acres involved. Mr. William Coppel, 14701 Lyons stated land has been zoned for 1/2 acre sites. Objected to reduction in size of lots. Stated that lots in area are all larger than 70' x 110' - some may be 70' but are much deeper. Interested in neighborhood as a whole. Mr. Walker informed Mr. Coppel that the subdivision to the South(Buckingham Village Subdivision) has 60' lots. Mr. Coppel stated that they are deeper than 1104. Mr. Walker stated lots are 60' x 1204 , and that the proposed subdivision would have lots 73' x 120'. Mr. Coppel stated that at the suggestion of the commission, he talked to the developer and was amazed at the reception he received. Mr. John Orel, 14751 Cavell, stated the previous plan submitted by Mr. Ponder's clients left his property land-locked. Mr. Walle r stated-.commission will contact the Engineering Department regarding Lake Como Flood Plain. This area may be developed at a later date. Mr. Hull informed commissioners that it is the intention that this area not be held for flood plain and it will be developed but will take some time because fill will have to settle. Mr. Ponder informed commissioner that the developer intends to build $16,000- $20,000 homes in area. Mr. Walker asked Mr. Ponder to submit for commission's inspection a tentative plan for development of area. Mr. Ponder submitted requested plan. Mr. Walker announced that Petition Z-651 would be taken under advisement. Mrs. Miquelon announced that the next item on the agenda is Petition Z-652 by the City Planning Commission on its own motion on the question whether or not to amend and change Reeblution #5-80-64 adopted by the City Planning Commission amending Section 4.46 of Article IV, where all 4269 future construction will back onto Eckles Road and the depth of lots platted be at least 130 feet with no construction being allowed on the 10 feet of the property immediately adjacent to th e right-of- way. Mr. Walker stated that this amendment would put into effect the agreement made between commission and the Plymouth Township Board. No one was present wishing to be heard either in favor of or opposed to petition as presented. Mr. Walker announced that Petition Z-652 would be taken under advisement. Mrs. Miquelon announced that the next item on the agenda is petition by the City Planning Commission on its own motion on the question whether or not to amend the Master Thoroughfare Plan to include the location 6f the Industrial Road in the North half of Section 26. The Industrial Road traverses in an irregular path across the north half of Section 26 going westerly from Middlebelt Road to Merriman Road. No one was present wishing to be heard either in favor of or opposed to petition as preseted. Mr. Walker announced that the petition would be taken under advisement. 1[40 Mrs. Miquelon announced that the next item on the agenda is petition by the City Planning Commission on its own motion on the question whether or not to amend the Master Thoroughfare Plan to include the location of a proposed expressway with a right-of-way of approximately 350 feet in width. The proposed expressway is located coincidential with the west boundary line of the City of Livonia (Haggerty Road) between the centerline of Five Mile Road and Eight Mile Road. Mr. Peter Terpstra, 17400 Haggarty Road, stated that the Schoolcraft Community College buildings are facing Haggerty Road. There was much discussion regarding the proposed expressway as to its exact location, time of construction and completion. Mr. Walker informed those present that the proposed expressway is only in a discussion stage and that there will be many, many meetings in the future before some questions can be fully answered. The State has given the City of Livonia general descriptions of area involved but these are subject to change. Mr. Walker also informed those present that adoption of this amendment give the City of Livonia a bargening power when the City of Livonia does sit down with the State to work out details. This amendment will be added to the Master Thoroughfare Plan so that the State could review the City of Livonia plan with their plan. The City of Livonia has to be in a position to 'give reasons why the Livonia Plat does or does not tie in with the State Plan. The City Planning Commission's only interest is to see that the proposed expressway best serves the community. Mr. Walker announced that the petition would be taken under advisement. 4270 IL Upon a motion duly made by Mr. Cameron, seconded by Mr. Tent and unanimously adopted, it was #8-164-64 RESOLVED that, the City Planning Commission does hereby adjourn the Publi c Hearing held on Tuesday, August 25, 1964 at approxi- mately 11:05 p.m. Mr. Walker, Chairman, declared the and ion is carried and the Public Hearing is adjourned. CITY PLANNING COMMISSION --- J P Ae Miquelon, Sec ary pro tem ATTESTED: v al, 602t1h) Char es W. alker, hairman