HomeMy WebLinkAboutPLANNING MINUTES 1964-10-13 4298
MINUTES OF THE 190TH SPECIAL MEETING
AND A PUBLIC HEARING OF THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, October 13, 1964, the City Planning Commission of the City of Livonia
held the 190th Special Meeting and a Public Hearing (meeting being carried over
from the meeting of October 6, 1964) at the Livonia City Hall, 33001 Five Mile
Road, Livonia, Michigan. Mr. Charles w. Walker, Chairman, called the 190th Special
Meeting to order at approximately 8:15 p.m.. with approximately thirty interested
peracna in the audience.
Members present: Raymond W. Tant Bob R. Whitehead Donald Heusted
James Cameron Charles w. walker
Members absent: None
Mr. Milton Firestone, Assistant City Attorney, and Mr. Don Hull, Planning Director,
were present.
Mr. Walker announced that the first item on t he agenda to be considered is the
appointment of a secretary for the City Planning Commission.
Mr. Cameron nominated Mr. Bob R. whitehead. The nomination was seconded by
Mr. Tent.
Mr. Walker stated if there were no other nominations for Secretary to the City
Planning Commission, the Chair would declare Bob R. Whitehead elected Secretary
to the City Planning Commission by acclamation.
Mr. Whitehead announced the next item on the agenda is Petition M-329 by
Sheldon Rose, Bishop Construction Company, requesting approval
of site plan for multiple dwelling units on property located
on the east side of Farmington Road, approximately 900 feet
south of Shelden Shopping Center, in the Northwest 1/4 of
Section 34. Public Hearing 9/1/64, Study Meetings 9/8/64 and
9/22/64. Mr. Sheldon Rose was present.
Mr. Hull stated commission has received letter dated October 13, 1964 from
William J. Strasser, Chief City Engineer, Division of Engineering, regarding storm
drainage for proposed development. Mr.Walker read letter.
Mr. Walker asked Mr. Hull if he is satisfied with plan as presented. Mr. Hull
stated that from the standpoint of petitioner's complying with commission's
requests regarding elimination of three bedroom units, making provision for outdoor
patio to achieve some sort of privacy for units, and letter from Engineering Depart-
ment regarding storm drainage, he is satisfied.
Mr. Cameron questioned dedication of Westmore Avenue as shown on proposed site plan.
li: Mr. Hull stated it is not dedicated and that it should be included along with
Shadyside. and Woodring Avenues where they are within the proposed development.
Upon a motion duly made by Mr. Cameron, seconded by Mr. Whitehead, and unanimously
adopted, it was
4299
#10-185-64 RESOLVED that, pursuant to a Public Hearing having been held on
September 1, 1964, the City Planning Commission does hereby grant
Petition M-329 by Sheldon Rose, Bishop Construction Company,
requesting approval of site plan for multiple dwelling units on
property located on the east side of Farmington Road, approximately
900 feet south of Shelden Shopping Center, in the Northwest 1/4 of
Section 34 subject to the following:
(1) The public dedication of Shadyside Avenue, Woodring Avenue,
and Westmore Avenue where they are within this proposed
development, and
(2) Letter dated August 28, 1964 from Robert E. Thorne, Sgt.
Livonia Police Department, except for Items 3,6,9, and
10, 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.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. whitehead announced the next item on the agenda is request dated August 7, 1964
from Richard T. Gieryn, Stout Home Developers, requesting a one year
extension on Castle Gardens Subdivision, No. 8 in the South he1f of
Section 19. A one year extension was granted August 20, 1963. Study
Meetings 9/8/64 and 9/22/64.
The petitioner nor a representative was present.
Upon a motion duly made by Mr. Tent, seconded by Mr. Cameron, and unanimously
adopted, it was
#10-186-64 RESOLVED that, pursuant to a request from Richrd T. Gieryn, Stout.
Home Developers, dated August 7, 1964 for a one year extension on
Castle Gardens SubcivisionNo. 8 located in the South half of
Section 19, the City Planning Commission does hereby grant said
request, subject, however, to all conditions prevailing on the
original preliminary approval and also, subject iu the Engineering
Department reviewing said subdivision plat before the final canvas
back plat is submitted for final approval for the following reasons:
(1) The exact location of the expressway and interchange is not '
final at this time, and
(2) It will still be possible to require plat revisions that the
Planning Commission deems advisable when the exact location
of the expressway is determined, and
(3) The City Planning Commission should not penalize this man at
this time when the Commission theoretically still has control
of the preliminary plat.
Mr. Walker, minirma.n, declared the motion is carried and the foregoing resolution
is adopted.
L. -- s_
4300
I: Mr. Whitehead announced ed the next item on the agenda is Peing tition Z-any, 650 :7
heob Menuck, Presidentprof Curtis
at dao the Southeast corner Section
the of
rezoning d of property
Hubbard Road and Six Mile ftoaHear Hearing 9/1/64.the
Northeast
Study Meeting
15, from RUFB to BLA. Public Attorney,
9/22/64. Messrs. Jacob Menuck and David A. Goldman,
were present.
Upon a motion duly
made by Mr. Tent, seconded by Mr. Whitehead and unanimously
adopted, it was held on
having
pursuant to a Public Hearing beencheob d onck,
#10-187-64 RESOLVED that,1, 1on Petition Z-650 as submitted by
September 1, 9 �+, Company, for a change of zoning on
thehesStt of Curtis of Hebbng PPlanning
Southeast corner of Hubbard Road and Six Mile
City in the
ohfrom RUFB t o ,
Northeast 1/4 of Section 15, '�,���.1 that Petition
recommend to the City
Commission does hereby reasons:be denied for the following
(1) This large a reduction in lot area is not compatible to
adjacent development, and
(2) This area, because of its physical -`:aracteristics and
otential for
strategic location, has tremendous p
ez-(i.. -, ,'.ly high calibre development, and
li] (3) This zoning category
does not put this land to its highest
and best use for the adjacent resiJ'.nts and for the City
economically
as a whole. It is possible to have development
feasible at a high zoning category, and
FURTHER
RESOLVED, notice of the above hearing was published in the
' newspaper, Livonian Observer and City Post under
official of
ugen Bell
August 12, 1964 and notice of which hearing was Michi.g
Edison Company, The ChesansaUkme & Phwe ior Company,ailway City Y Departments and
Telephone Company, The Co 0
petitioner as listed in the Proof of Service.
Mr. Walker, resolution
Chairman, declared the motion is carried and the foregoing
is adopted.
Mr. Whiteheadannounced the next item on the agenda is Petition
Z-648of -6
O 8 syy
y,� J. and Ruth F. Deuby, req ton R uesting the r ad, approximately est
y
located on thevest side of Farming o 4 of Section 16,
150
feet north of Rayburn Avenue in the Southeast
M/eting 9/22/64.
from RM to PS. Public Hearing 9/15/64.
de b Mr. Whitehead, secaided by Mr. Heusted and unanimously
Upon a motion duly ma Y
adopted, it was
that, pursuant to a Public Hearing having been held on
#10-188-64-64 RESOLVED 1964, on Petition Z-648 as submitted by Owers J. and
IL
RutheF. Deuby, e of zoning on the west side of Farmington
Ruth F. for a Changin the
Road, approxirm.telt 150 feet northof Rayburn the City PlanningeCo�-asion doe ss
t
1/4 of Section 16, from RM to PS,
hereby recommend to the City Council that Petition Z-648 be granted
for the following reasons:
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I: (1) This is the most compatible non-residential use that can
be granted within the c. ope of our Ordinance, and
(2) The adjacent land to the south is presently zoned PS, and
(3) The proximity to Farmington Road, which will carry a
tremendous volume of transient traffic, renders this site
unusable for residential purposes, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, ' ivonian Observer and City Post, under date of
August 26, 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
a nd petitioners as listed in the Proof of Service.
Mr. Walker, Chairman, declb.red the motion is carried and the foregoing resolution
is adopted.
Mr. whitehead announced the next item on the agenda is Petition Z-651 by the
City Planning Commission on its own motion on the question whether
or not to rezone the 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.
Public Hearing 8/25/64. Study Meeting 9/8/64 and 9/29/64.
Mr. William Ponder, Attorney, was present.
ILMr. Walker informed those present that the City Planning Commission is ready to
entertain a motion to consider rezoning of the area specified in Petition Z-651
from RUFB to RL instead of RUFB to RM as stated in petition. This change in
the petition will require another public hearing. Mr. Ponder stated his clients
are agreeable to RL Zoning instead of RPS.
Upon a motion duly made by Mr. Cammron, seconded by Mr. Tent and unanimously
adopted, it was
#10-189-64 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 described
property:
That part of the N.e. 1/4 of Section 24, T.1.S., R.9E., City of
Livonia, Wayne County, Michigan, described as beginning at a
point distant S. 89° 49' w. 658.0 ft. and S. 00 194 30" E.,
1484.73 ft. and S. 89° 49' W. 661.18 ft. from the N.E. corner of
Section 24 and proceeding thence S. 89° 49' W. 264.24 ft.; thence
N. 0° 25' 50" w., 165.31 ft.; thence N. 89° 53' E., 264.55 ft.;
thence S. 0° 19' 30" E.165.0 ft. to the point of beginning.
1.00 acre (24J1a2)
That part of the N.E. 1/4 of Section 24, T.1.S., R.9.E., City of
IL: Livonia, Wayne County, Michigan, described as beginning at a point
distant S. 89° 494 w. 658.0 ft. and S. 0° 19' 30" E., 1484.73 ft. and
S. 89° 49' w., 558.0 ft. from the N.E. corner of Section 24 and
proceeding thence S. 0° 19' 30" E. 165.0 ft.; thence S. 89° 494
W. 497.83 ft.; thence N. 0° 254 50" W., 165.0 ft.; thence N. 89°
49' E., 498.13 ft., to the point of bekinning. 1.89 acres (24K1a2)
5
Z
j 1[40
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That part of the N.E. 1/4 of Section 24, T.1.S., R.9.E., City of
Livonia, Wayne County, Michigan, described as beginning at a point
distant S. 89° 49+ w., 658.0 ft. and S. 0° 194 30" E., 1649.73 ft. and
S. 89° 49' w., 558.0 ft. from the N.E. corner of Section 24 and
proceeding thence S. 00 19' 30" E., 165.0 ft.; thence S,. 89° 49' W.
761.53 ft.; thence N. 0° 25+ 50" w. along the E. line of Dutch Mill
Gardens Subdivision, as recorded in Liber 68, Page 70, Wayne
County Records, 165.0 ft.; thence N. 89° 49' E., 761.83 ft. to
the point of beginning. 2.89 acres (24L1b)
That part of the N.E. 1/4 of Section 24, T.1.S., R.9.E., City of
Livonia, Wayne County, Michigan, described as beginning at a point
distant S. 89° 49' W., 658.0 ft. and S. 0° 19+ 30" E., 1814.73 ft. and
S. 89° 49' w., 600.0 ft. from the N.E. corner of Section 24 and
proceeding thence S. 89° 49+ w., 719.53 ft.; thence S. 0° 254 50" E.
80.0 ft.; thence N. 89° 49+ E., 719.39 ft.; thence N. 0° 254 50" w.,
80.0 ft. to the point of beginning. 1.32 acres (24M1)
That part of the N.E. 1/4 of Section 24, T.1S., R. 9.E., City of
Livonia, Wayne County, Michigan, described as beginning at a point
distant S. 89° 49' W., 658.0 ft. and S. 0° 19+ 30" E., 1979.73 ft. and
S. 89° 40' W., 681.17 ft. from the N.E. corner of Section 24 and
proceeding thence S. 89° 494 w., 638.06 ft.; thence N. 0° 25+ 50"
IC IN., 85.0 ft.; thence N. 890 494 E., 638.22 ft.; thence S. 00 254 50"
E., 85.0 ft. to the point of beginning. 1.25 acres (24N1)
That part of the N.E. 1/4 of Section 24, T.1.S., R.9.E., City of
Livonia, Wayne County, ilichigan, described as beginning at a point
distant S. 89° 49+ w. along the N. section line, 658.0 ft. and S. 00
19+ 30" E. 2004.73 ft. and S. 89° 49' W., 558.0 ft. from the N.E.
corner of Section 24 and proceeding thence S. 0° 19' 30" E., 197.0
ft. thence S. 89° 49' w. 760.50 ft. to the E. line of Dutch Mill
Gardens Subdivision, as recorded in Liber 68, Page 70, Wayne
County Records; thence N. 0° 25' 50" w. along said E. line
222.0 ft.; thence N. 89° 494 E., 638.06 ft.; thence S. 0° 254 50" E.
25.0 ft.; thence N. 89° 49+ E.,123.17 ft.; to the point of
beginning. 3.81 acres (24P2a1,24Q1a)
from RUFB to RLA. This property is located approximately 660 feet
east of Harrison and 400 feet North of Lyndon (if cut through) in
the Northeast 1/4 of Section 24.
FURTHER RESOLVED, that a hearing be held and notice be given as
provided in Section 20.01 of the Zoning Ordinance, Ordinance No. 60
of the City of Livonia and that there shall be a report submitted
and recommendation thereon to the City Council.
Mr. walker, Chairman, declared the motion is carried and the foregoing resolution
li] is adopted.
Upon a motion duly made by Mr. Whitehead, seconded by Mr. Cameron, and unanimously
adopted, it was
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1[40 #10-190-64 RESOLVED that, the City Planning Commission does hereby withdraw
without prejudice Petition Z-651 as submitted by the City Planning
Commission on its own motion on the question whether or not
to rezone the 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 based on previous
action in Resolution No. 10-189-64 adopted October 13, 1964 that this
same described area be rezoned from RUFB to RLA.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Whitehead announced that the next item on the agenda is request dated
September 8, 1964 from Jack N. Tucker requesting a one year extension
on Stark Gardens Subdivision, located in the Southwest 1/4 of
Section 21. Preliminary approval given September 17, 1963. Study
Meeting 9/29/64.
Upon a motion duly made by Mr. Tent, seconded by Mr. Cameron, and unanimously
adopted, it was
#10-191-64 RESOLVED that, pursuant to a request from Jack N. Tucker dated
September 8, 1964 for a one year extension on the Stark Gardens
Subdivision located in the Southwest 1/4 of Section 21, the
City Planning Commission does hereby grant request, subject,
however, to all conditions prevailing on the original preliminary
approval and also, subject to the Engineering Department review-
ing said subdivision plat before the final canvas back plat is
submitted for final approval.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr, Whitehead announced the next item on the agenda is Petition Z-655 by
Sidney C. Morgan, etal, requesting the rezoning of Lots 1 through
7, Storm and Fowierts Country Crest Subdivision located on the
west side of Middlebelt Road, between Morlock and Norfolk in the
Northeast 1/4 of Section 2, from RUFB to C-i. Public Hearing 9/1/64.
Study Meeting, 9/8/64 and 9/29/64.
Upon a motion duly made by Mr. Cameron, seconded by Mr. Tent and unanimously
adopted, it was
#10-192-64 RESOLVED that, pursuant to a Public Hearing having been held on
September 1, 1964, on Petition Z-( 55 as submitted by Sidney C.
Morgan, et al, for a change of zoning on the west side of Middlebelt
Road, between Morlock and Norfolk in the Northeast 1/4 of Section 2,
from RUFB to C-1, the City Planning Commission does hereby recommend
L
to the City Council that Petition Z-655 be granted for the following
reasons:
(1) This property is no longer suitable for residential use
because of its close proximity to the widened Middlebelt
Road, and
(2) Property values for this land will decrease rather than
increase due to the proximity to heavy traffic, thus
4304
I[:
effecting the present residents and ultimately the
economic balance of the City, and
(3) There is existing C-1 zoning immediately to the north, and
(4) The possibility of terminating this zoning at a logical
physical boundary, Norfolk Avenue, and
(5) The highest use for the land in this area is not residential.
Residences in this area will not maintain their valuation and
ultimately will be a liability to the adjacent residential
development. It will be better to have thriving commercial
development as opposed to depreciating residences adjacent
to the existing development, and
(6) The protective wall that must be constructed will offer
adequate protection to the adjacent residences, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, Livonian Observer and City Post under date of
August 12, 1964, and notice of which hearing wa s sent to the Detroit
Edison Company, The Chesapeake & Ohio Railway Company, Michigan Bell
Telephone Company, The Consumer Power Company, City Departments and
petitioners as listed in the Proof of Ser'ice.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Whitehead announced the next item on the agenda is preliminary approval of
Blue Grass Farms Subdivision being a part of the south half of Section
18, located on the North side of Five Mile Road, approximately 2060
feet west of Newburg"Road, just east of Holy Trinity Lutheran Church.
Public Hearing 8/4/64. Study Meetings 8/10/64 and 9/29/64.
Mr. Hull requested that action be postponed on this proposed subdivision in
order that there be further study. The owner has been contacted and he is agree-
able to further investigation.
Mr. Walker announced that the proposed Blue Grass Farms Subdivision would be
taken under advisement.
Mr. Whitehead announced that the next item on the agenda is Petition Z-659 by the
City Planning Commission on its own motion on the question whether or
not to rezone property located on the west side of Merriman Road,
approximately 550 feet north of the center of the Chesapeake & Ohio
Railway and approximately 1730 feet south of Schoolcraft Road in the
Northeast 1/4 of Section 27, from M-1 to M-2. Public Hearing 9/15/64.
Study Meeting 9/29/64.
Upon a motion duly made by Mr. Heusted, seconded by Mr.Whitehead, and unanimously
Il] adopted, it was
#10-193-64 RESOLVED that, pursuant to a Public Hearing having been held on
September 15, 1964, on Petition Z-659 as initiated by the .city
4305 .
Iro Planning Commission on its own motion pursuant to Industrial
Commission request, for a change of zoning of property located
on the West side of Merriman Road, approximately 550 feet north
of the center line of the Chesapeake & Ohio Railway and approxi-
mately 1730 febt south of Schoolcraft Road in the Northeast 1/4
of Section 27, from M-1 to M-2, the City Planning Commission does
hereby recommend to the City Council that Petition Z-659 be '
granted because the proposed zoning change is consistent with the
general plan and also consistent with the creation of an industrial
belt which excludes residential use in this area, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, I:vonian Observer and City Post under date of
August 26, 1964 and notice of vh ich hearing was sent to the Detroit
Edison Company, The Chesapeake & Ohio Railway Company, Michigan Bell
Telephone Company, The Consumers Power Company, City Departments as
listed in the Proof of Service.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Whitehead announced the next item on the agenda is Petition Z-658 by
Earl D. and Antoinette O'Hara, requesting the rezoning of property
located on theSouth side of Plymouth Road, approximately 320 feet
s east of Eckles Road in the Southwest 1/4 of Section 30, from RUFB to
C-2. Public Hearing 9/15/64. Study Meeting 9/29/64.
Mr. Tent questioned h.w long petitioners have been operating catering business
in this area. Mr. Hull stated since 1950.
Upon a motion duly made by Mr. Whitehead, seconded by Mr. Cameron and unanimously
adopted, it was
#10-194-64 RESOLVED that, pursuant to a Public Hearing having been held on
September 15, 1964 on Petition Z-658 as submitted by Earl D. and
Antoinette O'Hara for a change of zoning on theSouth side of
Plymouth Road, approximately 320 feet east of Eckles Road in the
Southwest 1/4 of Section 30, from RUFB to C-2, the City Planning
Commission does hereby recommend to the City Council that Petition
Z-658 be granted because it is the intention of the petitioners to
expand and improve their operation so the granting of commercial
zoning in this area will make this existing development more
compatible to the area, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, Livonian Observer and City Post under date of
August 26, 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.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Whitehead announced the next item on the agenda is final approval of the
Merriman Road Industrial Subdivision in the Northwest 1/4 of Section
— 1_ __
1::
26. Study Meeting 9/29/64. 4306
Mr. Daniel Andrew, Coordinator, Industrial Development Commission, stated that as
soon as the plat is approved, lots can be sold.
Mr. Hull stated that Commission has not received notification from the City Clerk
that a satisfactory bond has been deposited by the developer. This requirement
seems unnecessary because the improvement of this subdivision will be done by the
city and assessed back to the adjacent property owners; however, the City Council
has adopted a resolution requiring a bond. There is nothing the commission can do
because of this Council resolution. There are three means of handling this
technicality: (1) filing a bond; (2) City Council withdrawing their resolution;
or (3) Establishing a district establishing that this h .e a benefiting assessment
-- the improvements are charged back to the owners of the property to be
benefited by the improvement then the City may special assess them by adding to
their tax bill a prorated portion of the benefit.
Mr. Walker declared that the proposed Merriman Road Industrial Subdivision
would be taken under advisement.
Mr. Whitehead announced the next item on the agenda is consideration of a motion
by the City Planning Commission to determine whether or not to rezone
Outlots B and C, Madonna Estates SubdividLon, from R3 to R1. The
la:
property is located on the east side of Levan, just west of the
Madonna Estates Subdivision.
Upon a motion duly made by Mr. Whitehead, seconded by Mr. Tent and unanimously
adopted, it was
#10-195-64 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:
Outlots B and C, Madonna Estates Subdivision located on the
East side of Levan Road approximately 400 feet North of
Schoolcraft Road, just west of of the Madonna Estates Sub-
division in the Southeast 1/4 of Section 20, Town 1 South,
Range 9 East, City of Livonia, Wayne County, Michigan.
from R-3 to R-1.
FURTHER RESOLVED, that a hearing be held and notice be given as
provided in Section 20.01 of the Zoning Ordinance, Ordinance No.
60 of the City of Livonia, and that there shall be a report
submitted and recommendation thereon to the City Council.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. whitehead announced the next item on the agenda is approval of minutes of
meetings of September 1 and September 15, 1964.
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Upon a motion duly made by Mr. Whitehead, seconded by Mr. Tent and unanimously
adopted, it was
#10-196-64 RESOLVED that, the City Planning Commission does hereby approve
minutes of meetings held September 1 and September 15, 1964.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution ! '` ,,
is adopted.
Mr. Whitehead announced the next item on the agenda is consideration of a motion
by the City Planning Commission to hold a public hearing on the
question whether or not to rezone Lot 227, Rosedale Gardens Subdivision
No. 2 from P to C-1.
Upon a motion duly made by Mr. Cameron, seconded by Mr. Whitehead, and unanimously
adopted, it was
•
#10-197-64 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 pursuant
to a request by the Industrial Development Commission dated
October 12, 1964 to determine whether or not to rezone the follow-
ing:
IL: Lot 227, Rosedale Gardens Subdivision, No. 2, Town 1 South, Range 9
East , City of Livonia, Wayne County, Michigan. This parcel is
located on the South side 6f Plymouth Road between Blackburn and
Ingram, approximately 65 feet East of the corner of Blackburn and
Plymouth Road, in the Northeast 1/4 of Section 34. •
from P to C-1.
FURTHER RESOLVED, that a hearing be held and notice be given as
provided in Section 20.01 of the Zoning Ordinance, Ordinance No: 60
of the City of Livonia, and that there shall be a report submitted
and recommendation thereon to the City Council.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Upon a motion duly made by Mr. Whitehead, supported by Mr. Heusted and unanimously
adopted, the City Planning Commission does hereby adjourn the 190th Special
Meeting held on Tuesday, October 13, 1964 at approximately 9:15 p.m.
Mr. Charles w. Walker, Chairman, called the Public Hearing to order at approximately
9:25 p.m. with approximately the same number of interested persons in the
audience as were present at the 190th Special Meeting.
1[90 Mr. Whitehead announced the first item on the agenda is Petition Z-661 by
Luther G. and Gladys Lentz requesting the rezoning of property
located on the north side of Ann Arbor Trail, approximately 450
feet west of Ann Arbor Road, in the Northeast 1/4 of Section 31,
from R1B and PS to R-3. Mr. Robert E. Childs, Attorney, 2164
Penobscot Building, Detroit, and Melvin Sachs, Architect, 6052 North-
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field, Birmingham, were present.
Mr. Childs informed commission that there are three parcels altogether but that
one is already zoned R-3. There is a total of five acres. In 1958 when the
zoning of these parcel s wase before this board, it was suggested that the
parcels be zoned R-3; however, client did not agree with suggestion at that time.
There will be 74 units: 32-1 bedroom units and 42-2 bedroom units. The rental
will be $185 and $235. These are to be luxury, high-class apartments. There
will be no government financing. Before client could go into this type of tle
project, there were many studies made. Cited the Detroit Metropolitan Regional
Planning Commission's study of population projection in region and stated that
Livonia and Nankin Tattnship are the two hotest spots for projected increase.
There is only a possibility of 10 homes on this property with its present zoning
classification.
Mr. Walker questioned figure used for density of 74 units in that it included the
right-of-way of Anil Arbor Trail. There is an additional 27' to be dedicated and
this 27' shoulgeb included in computing density. Suggested plan be revised
giving actual figure and showing dedication of 274.
Mr. Charles F. Wheeler, 38360 Ann Arbor Trail, thought this is a project any
community would be proud of; however, in his opinion it is in the wrong place.
Mr. Paul Knecht, 10128 Hix Road, objected to requested change of zoning.
Mr. Leslie L. Srann, 9759 Houghton, informed commissioners that the property to
the South is zoned R-1 and is completely built upon.
Mr. Don Keene, 38426 Ann Arbor Trail, objected to proposed change of zoning.
There were 12 residents present objecting to change of zoning.
Mr. Edward Wlodarczyk, 9783 Houghton, cited apartments now located in area.
Mr. Roy Hamer, 9795 Houghton, objected to requested change of zoning.along with
Mr. Marion Jarzyma, 9794 Houghton.
Mr. Walker announced that Petition Z-661 would be taken under advisement.
Mr. Whitehead announced that the next item on the agenda is Petition Z-660 by
Rodney C. Kropf, Attorney for Burt Freedman, requesting rezoning of
property located on the north side of Seven Mile Road approximately
2,600 febt east of Newburgh Road, (if Levan Road were extended North
of Seven Mile Road, this parcel would be located on the N rtheast
corner of Seven Mile Road and Levan Road) in the Southeast 1/4 of
Sectionc:5 be rezoned from RUFB to C-2. Mr. Kropf was present.
Mr. Kropf stated parcel is 165' wide and 3964 deep. The Master Street Plan of
the City of Livonia shows Levan going through to the North side of Seven Mile
Road and this would necessitate 60' for road width. The reason for the
requested change of zoning is that at this intersection, client wants to construct
a drug store. Now is the time to move for this type of use and similar use
before homes are built on 36 acre parcel. Stated that the Beatrice Gardens
Subdivision; is being developed on the south side of Seven Mile Road and if a
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man wants commercial zoning he should get it before the people buy homes.
People in area wonder whether there will be and where there will be
commercial areas. Because Levan Road is a half mile road, it would be
reasonable to expect commercial areas on corners.
Mr. Walker stated that according to the Master Thoroughfare Plan, a 43'
dedication for Levan Road would be all that is necessary off of the West end •
of property in question. Mr. Kropf stated client is willing to dedicate whatever
is necessary for the continuance of Levan Road.
Mrs. M Adkins, 36221 Seven Mile Road, and Mrs. Sophie Goudeseune, 36616 Seven
Mile Road, were present seeking information.
Mrs. Grace Franjac, 37355 Eight Mile Road, stated petitioner does not hold
option on property as yet. Mr. Kropf stated he will contact his client to find
out whether or not he holds an option on the property in question. Requested
permission to amend petition if Mr. Freedman is not owner of property.
Mr. Walker announced that Petition Z-660 would be taken under advisement.
Mr. Phitehead announced that the next item on the agenda is Petition M-331 by
LeVanway Sign Company, requesting approval to erect an over-sized
sign above the Burton Hollow Drugs Store, said property being
located on the east side of Farmington Road, just North of Six Mile
IL: Road, in the Burton Hollow Shop Center, in the Southwest 1/4 of
Section 10, which property is identified on Page 39 of the Wayne
County Bureau of Taxation Records. The petitioner nor a
representative was present. Mr. LeVanway was present at the
Study Meeting held October 6, 1964.
Mr. Walker reviewed for commissioner's information that the petitioner stated at
the Study Meeting that he recognized that request is for an over-sized sign.
He will go along with anything commission grants over the ordinance requirement
provided letters are readable from Farmington Road. Proposed sign will be
plastic face with soft, interior, illuminating light. A 501 by 12" is too narrow
for this type of advertising. The building sets back too far from highway.
Request 14" letters. Can see 12" letters at 100' but at 30 mph can see 12"
letters at 50'.
Mr. Tent informed commissioners that the Wrigley Store has changed to a Packer
Store and that Packer's have erected their own sign. Wondered whether they had
permission to erect over-sized sign and whether all over-sized signs have to
have the approval of the City Planning Commission.
Mr. Walker stated that this request has put the City Planning Commission in an
awkward position. The over-sized Packer sign is up and LeVanway Sign Company
is before commission pleeding for a sign 1/2 the size of one already erected.
Either all over-sized signs should come before commission or none. This
commission shouldn't be placed in a position whereby some come in for approval
I[] and some do not.
Mr. Hull asked whether it would be prudent to address letter to the Building
Department clarifying whether or not this sign (Packer) is in violation.
Mr. Walker suggested commission go further and ask Building Department whether
they are issuing any permits for signs that are over-sized according to
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ordinance that do not come before commission. I think commission should amend
ordinance requirements if the ordinance specifies sign size that is unrealistic
and does not do the job it is suppose to. On the other hand, if this is a good
Sign Ordinance, then it should be abided by. Did not know if ordinance is
unreasonable or not. Did not like Planning Commission put into position of a
waiving board. If ordinance needs waiving so many times, then it should be
changed. Requested Mr. Hull make a study of Sign Ordinance and size signs
allowed.
Mr. Walker announced that Petition M-331 would be taken under advisement.
Mr. Whitehad announced the next item on the agenda is Petition M-332 by
Robert M. Myers, attorney for the Sixteenth Street Holding Company,
requesting approval to erect a church on property located on the
Northwest corner of St Martins and Parkville, east of Middlebelt
Road and North of Seven Mile Road in the Southwest 1/4 of Section 1
which property is identified on Page 3 of the Wayne County Bureau
of Taxation Records. Mr. George VanDusen, 18626 Schoolcraft Road,
Detroit, was present representing Mr. Myers who was unable to
attend meeting. Messrs. Jay Binkelman and Allan Marshell were also
present.
Mr. VanDusen stated the Sixteenth Street Holding Company is a voluntary religious
and business adviser of this Plymouth Brethan Faith. Stated they plan to erect
a 404 x 604 church on site described in petition. The building will be red brick,
full basement (rest rooms, furnace and kitchen with dining area in basement).
The building will be air-conditioned. Presented two site plans for
Commission's inspection. One plan showed 36 spaces for cars with an additional
13 spaces along the West 19' driveway. The seating capacity will be for 160.
The building will set back 70' from St. Martins.
Mr. Hull stated the ordinance requires one car space for each four seats in
building which would be 40 stalls.
Mr. Leo Lesniewicz, 19614 Parkville, objected to petition and stated that this is
an all residential area. There will be many more automobiles in area than there
are now and this will create a hazard. The r=add are only 18' wide and they are
gravel. All the other churches in area are on main roads.
Mr. N,rman D. Hall, 19642 Parkville, objected to petition. Stated the cars will
be coming out of parking area right in front of his home.
Mr. Walker asked if most of the lots in area are built upon. Mr. Hall stated
they are.
Mrs. Lesniewicz stated there are no sidewalks and that in the spring and fall the
roads are bad.
Mr. VanDusen stated congregation has been in present location since 1928 or 1929
and that their conduct has been of benefit to the community. Moving to this area
because many of the present congrefation (which are second and third generation)
lives in this area.
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It was brought out that a petition for a church site had been denied at Inkster
Road between Five and Six Mile Roads.
Mr. Van Dusen stated they talked to Mr. Perry, Livonia Fire Department, regarding
the fire plug mentioned at the Study Meeting. Mr. Perry recommended that there
be a fire plug; however, the Fire Department was not objecting to the building.
Mr. Walker announced that Petition M-332 would be taken under advisement.
Upon a motion duly made by Mr. Cameron, seconded by Mr.Tent and unanimously
adopted, it was
#10-198-64 RESOLVED that, the City Planning Commission does hereby adjourn the
Public Hearing held on Tuesday, Octoberb 13, 1964 at approximately
10:45 p.m.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted and the Public Hearing is adjourned.
CITY PLANNING COMMISSION
/‘‘,. 9P-Ae:€,06.44k
Bob R. Whitehead, Secretary
ATTESTED:
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Cha W. Walker, Chairman