HomeMy WebLinkAboutPLANNING MINUTES 1964-12-15 L 49
MINUTES OF THE 169TH REGULAR MEETING
AND A PUBLIC HEARING OF THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
410
On Tuesday, December 15, 1964, the City Planning Commission of the City of
Livonia, held the 169th Regular Meeting and a Public Hearing at the Livonia City
Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Charles W. Walker, Chairman,
called the 169th Regular Meeting to order at approximately 8:15 p.m. with
approximately ten interested persons in the audience.
Members present: Raymond W. Tent Charles W. Walker Harry Henry Wrigritmsn
James Cameron Donald C. Pollock
John J. Ward Bob R. Whitehead
Members absent: Donald Heusted
Messrs. Don Hull, Planning Director; John Nagy, Assistant Planning Director;
Milton Firestone, Assistant City Attorney; Daniel R. Andrew, Coordinator,
Industrial Development Commission; Howard Middlewood, Inspection Department; and
John DuFour, Parks and Recreation Department, were present.
Mr. Whitehead announced the first item on the agenda is Petition Z-651a by
the City Planning Commission on its own motion bo determine whether
or not to rezone property located in the Northeast 1/4 of Section 21.
approximately 660 feet east of Harrison and 400 feet north of Lyndon
(if cut through) from RUFB to RLA. Public Hearing 12/1/64.
Study Meeting 12/8/64.
Upon a motion duly made by Mr. Cameron, seconded by Mr. Wrightman, and
unanimously adopted, it was
X12-225-64 RESOLVED that, pursuant to a Public Hearing having been held on
December 1, 1964, on Petition Z-651a as submitted by the City
Planning Commission on its own motion for a change of zoning on
the property located approximately 660 feet east of Harrison and
400 feet North of Lyndon(if cut through) in the Northeast 1/4
of Section 24, firm RUFB to RLA, the City Planning Commission
does hereby recommend to the City Council that Petition Z-651a
be granted for the following reasons:
(1) This zoning change will be compatible to adjacent area and
will not adversely effect existing development, and
(2) This is the highest zoning category that can be practically
justified in this area, and
(3) The RLA zoning category will help to stalilize the school
problem within this area, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, Livonian Observer and City Post under date of
November 11, 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, 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.
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Mr: Whitehead announced the next item on the agenda is approval of the
r preliminary plat of Alexander Subdivision located on the east
side of Lyons Avenue between Oakley and Jamison Avenue, approxi-
ger ' mately 650 feet east or Harrison Avenue, approximately 400 feet
north of Lyndon Aventie in the :i4ort}ieast 1/4 of Section 24.
Study Mebtings 11/10/64 11/24/644 and 12/8/64. Public Hearing
11/17/64. Regular Meeting 11/17/64. Special Meeting 12/1/64.
Upon a motion duly made by Mr. Tent, seconded by Mr. Cameron and Unanimously
adopted, it was
#12-226-64 RESOLVED that, pursuant to a Public Hearing having been held
November 17, 1964, the City Planning Commission does hereby
give approval to the preliminary plat of the Alexander Sub-
division located on the east side of Lyons Avenue between
Oakley and Jamison Avenues, approximately 650 feet east of
Harrison Avenue, approximately 400 feet north of Lyndon
Avenue in the Northeast 1/4 of Section 24 for the following
reasons:
(1) It takes maximum advantage of the existing site and
provides 42 desirable lots, and
(2) It makes provision for continuous adjacent development
to both the east and to the south, and
(3) It does not conflict in any way with the existing land
pattern that has been established, and
FURTHER RESOLVED, notice of the above hearing was sent to the
abutting property owners, proprietor, City Departments as listed
in the Proof of Service and copies of the plat together with
notice having been sent to Building Department, Superintendent of
Schools, Fire Department, Police Department, Parks and Rec reation
Department, and Members of the Plat Committee.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Pollock, Wrightman, Ward, Tent, Cameron, Whitehead, and
Walker
NAYS: None
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-666 by
Douglass K. Fischer who is requesting the rezoning of property
located on the south side of Broadmoor Avenue and approximately
182 feet west of Harrison in the Southwest 1/4 of Section 13,
from RUFB to R1A. Public Hearing, 11/17/64. Study Meetings
11/24/64 and 12/8/64. Special Meeting 12/1/64.
Mr. Cameron questioned which street the existing house faces. Mr. Hull stated
the house faces Harrison.
Upon a motion duly made by Mr. Wrightman, seconded by Mr. Tent and unanimously
adopted, it was
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#12-227-64 RESOLVED that, pursuant to a Public Hearing having been held on
November 17, 1964, on petition Z-666 as submitted by
41110 Douglass K. Fischer for a change of zoning on the south side
of Broadmoor Avenue, and approximately 182 feet west of Harrison
in the Southwest 1/4 of Section 13 from RUFB to R1A, the City
Planning Commission does hereby recommend to the City Council
that Petition Z-666 be granted because the petitioner already
has the right to divide his property into two lots and this
action will only increase the size of the lots, and subject
however, to the provision that the area be divided into two 801
lots, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, Livonian Observer and City Post, under date of
October 28, 1964, and notice of which herring was sent to the Detroit
Edison Company, The Chesapeake & Ohio Railway Compan.", Michigan Bell
Telephone Company, The Consumers Power Company, City Departments and
petitioner as listed in the Proof of Service.
The Chairman, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Whitehead announced the next item on the agenda is Petition M-335 by the
Father Lord K of C Council #3959 requesting approval to convert a
vacant residence into a clubhouse for the Council on property
located on the north side of Sohoolcraft Road between Eckles and
Newburgh Roads in the Southwest 1/4 of Section 19. Study Meeting
12/8/64. Mr. Donald Armstrong, Deputy Grand Knight, was present
representing the petition.
Mr. Hull informed commissioners that this item does not require a publ*t
hearing. Also there will be no conflict with the 196 freeway.
Mr. Wrightman questioned use of clubhouse. Mr. Hull stated it would be for club
facilities. Mr. Wrightman stated a clubhouse could be used for many things.
Mr. Armstrong stated there will be small meetings and such for members only.
Mr. Whitehead questioned location of another K of C Hall in area.
Mr. Armstrong stated there is an existing hall on the property as well as the
vacant residence they wish to convert into a clubhouse.
Mr. Tent asked whether the existing parking facilities will be sufficient for
use. Mr. Armstrong stated inasmuch as the house and hall are on the same piece
of property, the same parking facilities will be used. The facilities will be
sufficient.
Mr. Pollock reminded petitioner that if the proposed freeway route as presently
established goes through, there will be no access to the property. Hated to see
petitioner put money and time into converting residence when there is this
possibility. Mr. Armstrong stated they will have at least two years before the
freeway is developed and then at that time realize that both buildings will
be used for freeway purposes.
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Upon a motion duly made by Mr. Whitehead, seconded by Mr. Tent and unanimously
adopted, it was
#12-228-64 RESOLVED that, the City Planning Commission does hereby grant
Petition M-335 as submitted by the Father Lord K of C Council
: ' J #3959 requesting approval to convert a vacant residence into
a clubhouse for the Conncil on property located on the north
side of Schoolcraft Road between Eckles and Newburgh Roads
in the Southwest 1/4 of Section 19.
The Chairman, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Whitehead announced the next item on the agenda is letters from
John and Sigrid Pasanen and Maxine and Gerald Glass regarding
rezoning from R-3 to RUFB (re: Petition Z-583) on our own
motion. Study Meetings 12/1/64 and 12/8/64.
Mr. Kenneth Warren, Acres Development Company, requested item be held over
temporarily to allow his clients to appear.
kr.. Walker announced that rezoning from R-3 to RUFB in the Northeast 1/4 of
Section 33 would be temporarily set aside to allow property owners opportunity
to appear.
Mr. Whitehead announced the next item on the agenda is request from the
Industrial Development Commission to consider rezoning on its own
IL
motion Parcel 29N1 located in the Southwest 1/4 of Section 29 from
RUF and C-1 to M-1. Study Meetings 12/1/64 and 12/8/64.
Mr. Andrew stated the marketability of the property would be greatly incrpPsgd
if this is rezoned as requested. As it is now there are three different zoning
classifications on the property. This is a part of the over-all zoning of the
industrial belt.
Upon a motion duly made by Mr. Cameron, seconded by)Ir. Wrightman and
unanimously adopted, it was
#12-229-64 RESOLVED that, the City Planning Commission, pursuant to Section
20.01 of the Zoning Ordinance, No. 60 of the City of Livonia and
Resolution No. 119-11-64 adopted by the Industrial Development
Commission of the City of Livonia on November 23, 1964, does
hereby establish and order that a public hearing be held to
determine whether or not to rezone the following described property:
Beginning at a point distant S. d° 001 30" E. 848.00 ft.
along the west line of Section 29, T. 1 S., R. 9 E., City
of Livonia, Wayne County, Michigan, and N. 89° 591 30" E,
205.84 ft. from the west 1/4 corner of said Section 29,
and proceeding thence N. 89° 591 30" E. 154.16 ft.; thence
S. Co 001 30" E. 1215.00 ft.; thence S. 74° 014 00" E. 143.96
ft.; thence S. O° 004 30" E. 360.00 ft. to the centerline of
IL
Plymouth Road; thence N. 740 014 00" W. along said center
line of Plymouth Road, 300.00 ft.; thence N. 0° 001 3011 W.
812.66 ft.; thence N. 16° 411 30" E. 197.72 ft.; thence N.
38° 301 00" W. 179.66 ft.; thence N. 0° 004 30" W. 260.00 ft.;
thence N. 200 464 20" E. 143.32 ft. to the point of beginning.
Portions of Bureau of Taxation Parcel 29N1.
from RUF and C-1 to M-1 for the following reasons:
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(1) It is consistent with the general land use plan of the City, and
(2) It is consistent with the concept of creating an industrial
belt which precludes development that conflicts with industrial use.
This property is located on the North side of Plymouth Road, approximately
160 feet east of Newburgh Road in the Southwest 1/4 of Section 29, and
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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Tent, Ward, Pollock, Wrightman, Cameron, Whitehead and Walker
NAYS: None
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 the final plat
for VIV Manor Subdivision located in the Southwest 1/4 of Section
13. Mr. Nelson Dembs was present.
Mr. Walker informed commissioners that there have been no changes from the
preliminary plat.
Mr. Tent questioned whether this completes this subdivision. Mr. Dembs stated
it does.
Mr. Ward stated he would like to know what is going to happen to outlots as shown
along Middlebelt. Mr. Dembs stated he did not own this property. Stated there
is a gas station and nursery that exists there now.
Upon a motion duly made by Mr. Tent, seconded by Mr. Cameron and unanimously
adopted, it was
#12-230-64 RESOLVED that, the final plat of VIV Manor Subdivison located in the
Southwest 1/4 of Section 13 be given final approval in that it is
consistent with the preliminary plat which was previously approved
by the City Planning Commission and it is consistent with the Honing,
and
FURTHER RESOLVED, in asmuch as it appears on the records that tentative
approval of said proposed plat was given by the City Planning Com-
mission 8/18/59, 8/9/60, 7/20/61, 6/19/62, 6/4/63, and 6/2/64; and
it further appearing that said proposed plat together with plans
and specifications for improvements therein have been approved
by the Department of Public Works under date of 6/18/63 and 10/30/64;
it further appearing that the financial assurances required in
City Council Resolutions #536-63 adopted 7/10/63 and #920-64
adopted 11/25/64 as confirmed by a letter dated 12/30/64 from
Addison W. Bacon, City Clerk, it would therefore appear that all
the conditions necessary to the release of building permits have
been met and the Building Department is hereby so notified.
The Chairman, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
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. Mr. Whitehead announced the next item on the agenda is consideration of a
motion to hold a public hearing on an ordinance amending
Section 4.46 of Article 4.00 of the Zoning Ordinance No. 60 by
adding subsection (h) regarding parking of abandoned cars.
Mr. Wrightman questioned whether this would be a brand new ordinance.
) Mr. Walker stated it will. Wondered who will determine fine. Mr. Hull stated
410 there is a standard fine for any violation of ordinance.
Mr. Walker stated he knows of places where there are 40-50 cars parked and did
not think fine for this should be same as an individual who had just one car.
Mr. Firestone stated there is a maximum fine of $500 and 5 days. Referred to
Section 20.04
Mr. Firestone stated the problem is one of having an enforceable provision
relating to the use of land. For the maintainance of traffic there is the
Traffic Ordinance but this covers public-right-of-way and use of public right
way. The ordinance relates to the use of land where land is used for storage.
Mr. Walker asked Mr. Hull if he is satisfied with proposed ordinance so that
commission man hold a public hearing. Mr. Hull stated the big thing is that
City of Livonia has a legal tool that will stand up in court. This is a legal
tool to enforce this problem that exists. Thought commission should hold
public hearing and adopt proposed ordinance similar to way it is written.
Mr. Pollock stated that the largest violators of this ordinance would be service
stations regularly dealing in the selling of gasoline and that have extended
their use into storage of cars. Did not feel there is enough teeth in ordinance
as written.to cover this type of situation.
ILMr. Walker questioned storage period of 72 hours and that there could be some
public complaint of this time limit. Mr. Wrightman statedtime limit could be
extended. Mr. Firestone stated there are qualifying words in ordinance and the',:,
these words have to be read together to derive their meaning. Not saying every
car parked 72 hours but cars in rusted, wrecked, junked, etc. condition. If a
person is over ambitious in the enforcing of the ordinance, then the court wou_.
settle this.
Mr. Whitehead suggested discussion of these points at the study meeting but tha:.
commission could authorize public hearing at this time. Mr. Ward wondered whe'
study meeting should come before determining public hearing. Mr. Tent suggests._
public hearing be held up until such time as commission is satisfied.
Upon a motion duly made by Mr. Tent, seconded by Mr. Wrightman and unanimously
adopted, it was
#12-231-64 RESOLVED that, the City Planning Commission, pursuant to Section
20.01 of the Zoning Ordinance No. 60 of the City of Livonia and
Resolution No. 654-64 adopted by the City Council August 5, 1964,
does hereby establish and order that a Public Hearing be scheduled
after a Study Meeting is held on the question whether or not to
adopt the following proposed ordinance:
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AN ORDINANCE AMENDING SECTION 4.46 OF
ARTICLE 4.00 OF ORDINANCE NO. 60, AS AMENDED
OF THE CITY OF LIVONIA, KNOWN AND CITED AS "THE
WOO ZONING ORDINANCE", BY ADDING SUBSECTION (h)
HERETO.
THE CITY OF LIVONI A ORDAINS:
Section") 1. Section 4.46 of Article 4.00 of Ordinance No. 60, as amended,
of tfie pity of Livonia, known and cited as "The Zoning Ordinance", is hereby
amended by adding subsection (h) thereto which shall read as follows:
(h) For the purposes of this section, a motor vehicle of any kind,
licensed or unlicensed shall be deemed abandoned when it has remained
parked, stored, or left or been permitted to be parked, stored, or left
on private property for a period of seventy-twa (72) continuous hours or
more, which hehicle is in rusted, wrecked, junked, partially dismantled,
or inoperative, or abandoned condition, whether attended or not, unless
same is completely enclosed within a garage or other suitable building
or structure. Provided, however, that this section shall not be applicni2..
where a vehicle is being stored, used or repaired, in connection with
and on the premises or a business enterprise lawfully situated and
licensed for same including but not limited to the following designated
uses:
(1) auto repair and service garages;
(2) junk jards and businesses handling junk, wastes, trash
or rubbish; and
(3) used auto parts or auto wrecking establishments.
Section 2. All ordinances or parts of ordinances in conflict herewith art:
hereby repealed only to the extent necessary to give this ordinance full force
and effect.
Section 3. Should any portion of this ordinance be held invalid for any
reason, such holding shall not be construed as affecting the validity of an
of the remaining portions of this ordinance.
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.
A roll call vote on the foregoing resolution resited in the following:
AYES: Pollock, Wrightman, Cameron, Ward, Tent, Whitehead, and
Walker
NAYS: None
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-670 by
the City of Livonia on its own motion to determine whether or
not to rezone property located in the Southeast 1/4 of Section
20 on the east side of Levan Road approximately 400 feet north
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of Schoolcraft Road, just west of the Madonna Estates Subdivision
1: from R-3 to R1A.
Upon a motion duly made by Mr. Tent, seconded by Mr. Cameron and unanimousi:,
adopted, it was
#12-232-64 RESOLVED that, pursuant.tp a g11,410 Hearing having been held on
December 1, 1964/WsrthiraNcebrlhe City Planning Commission
on its oHn motion for a change of zoning on the east side of
Levan Road approximately 400 feet north of Schoolcraft Road,
just west of Madonna Estates Subdivision in the Southeast 1/4 (-_,1
Section 20 from R-3 to R1A, the City Planning Commission does
hereby recommend to the City Council that Petition Z-670 be
granted for the following reasons:
(1) The lack of cooperation by the developer to submit an
acceptable site plan indicates that theproposed multi-
family development may not be of high calibre and may
not be compatible to adjacent areas, and
(2) The lack of detailed information submitted by the
developer for site plan approval indicates that the
city has no assurance that this proposed development
will be compatible to the adjacent development, and
(3) The density of this overall area is relatively high
because of the numerous small lots without adequate
open space. An additional increase in density can be
detrimental and adversely effect the entire area, and
(4) The proposed multi-family development is not segregated.
from the adjacent single family development, and this
area of high der ty will contribute substantially to the
traffic on the existing residential streets, and
(5) The site is small and somewhat peculiarly shaped, thus
not lending itself to a high calibre development at the
density proposed by the developer, and
FURTHER RESOLVED, notice of the above hearing was published in.
the official newspaper, Livonian Observer and City Post, uncle_
date of November 11, 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 as listed in the Proof of Service.
The Chairman, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Whit head announced the next item on the agenda is consideration of a
motion to hold a public hearing on the zoning text and map.
Mr. Hull informed commissioners thatthe zoning text and map will be prese:rc .
at the public hearing exactly as it came back from the City Council.
commission will make its recommendations and send it back again to the City
Council. There will be four hearings: One on the text and one each o.i
sections of the Zoning Map.
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•
Upon a motion duly made by Mr. Whitehead, seconded by Mr. Cameron. and
unanimously adopted, it was
#12-233-64 RESOLVED that, a public hearing will take place before the City
Planning Commission of the City of Livonia in the City Hall
Building, 33001 Five Mile Road, Livonia, Michigan on the following
matter:
The proposed adoption of a new comprehensive zoning ordinance of
and for the City of Livonia prepared and formulated pursuant to
the provisions of Act 207 of the Public Acts of Michigan of 1921,
as amended, which ordinance provides for the manner in which the
regulations and boundaries authorized by said Act 207 may be
determined and enforced, and which proposed ordinance is
accompanied by a new comprehensive zoning map of and for the City
of Livonia, which proposed comprehensive zoning ordinance and map
shall be on file in the office of the City Clerk at the City Hall
Building, 33001 Five Mile Road, Livonia, Michigan, during the
period of fifteen (15) days immediately proceding the date of the
aforesaid hearing in order that the same may be examined in said
office by any and all interested persons.
The following schedule of meetings will be followed for the
aforementioned public hearing:
Thursday, January 21, 1965 - text
Thursday, January 28, 1965 - Zoning Map Sections 1 - 12
Thursday, February 4, 1965 - Zoning Map Sections 13 - 24
Thursday, February 11, 1965- Zoning Map Sections 25 - 36
This notice is given to the public by publication in the official
newspaper of the City of Livonia and by registered United States
Mail to each public utility company and to each railroad company
owning and operating any public utility or railroad within the
City of Livonia, Wayne County, Michigan in accordance with the
provisions and requirements of Act 207 of the Public Acts of
Michigan of 1921, as amended.
iC.roll call vote on the foregoing resolution resulted in the following:
AYES: Ward, Tent, Pollock, Wrightman, Cameron, Whitehead, and
Walker
NAYS: None
The Chairman, Mr. Walker, 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
to schedule a public hearing to rezone Tax Pardel 26G4a1 from M-1 to
M-2.
1[0 Mr. Andrew stated this property is 120' wide. Stated user has 400 ton presses.
Mr. Ward suggested that because the vibration etc. will lower the value of the
surrounding property that the whole area be rezoned. Mr. Andrew stated user
is presently operating within 50' of residences and there is no problem. Did
not think use would have detrimental effect on the surrounding property. How-
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ever, under the existing ordinance has to have M-2 zoning classification but
the performance standard in the new proposed zoning ordinance would allow use
in M-1 zoning classification. The existing building on the property will be
torn down and new building built.
Upon a motion duly made by Mr. Pollock, seconded by Mr. Cameron and unanimously
adopted, it was
#12-234-64 RESOLVED that, the City Planning Commission, pursuant to Section
20.01 of the Zoning Ordinance No. 60 of the City of Livonia and
departmental correspondence dated December 15, 1964 from
Daniel R. Andrew, Coordinator, Industrial Development Commission,
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 S.W. 1/4 of Section 26 described as
beginning at a point on the W. line of said section
distant S. 0° 45' 20" W, 219.50 feet from the W. 1/4
cornerection 26 and proceeding thence
S. CA15t 0" W. along said W. line, 121.75 feet;
415' thence S. 88° 57' 40" E, 629.64 feet; thence N. 0°
45' 20" E, 121.75 feet; thence N. 880 57' 40" W,
629.64 feet to the point of beginning. Except the
west 60 feet thereof. 1.59 acres. Tax Parcel 26G4al.
from M-1 to M-2. This property is located on the East side of
Merriman Road approximately 225 feet South of Chesapeake & Ohio
Railroad right-of-way, and 2300 feet North of Plymouth Road.
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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Tent, Pollock, Wrightman, Cameron, Ward, Whitehead, and
Walker
NAYS: None
The Chairman, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Whitehead announced the next item on the agenda is letters from
John and Sigrid Pasanen and Maxine and Gerald Glass regarding
rezoning from R-3 to RUFB (re: Petition Z-583) on our own
motion. Study Meeting 12/1/64 and 12/8/64. Mr. Kenneth R.
Warren, Acres Development Company and Mr. and Mrs. John Pasanen
were present.
Mr.. Warren stated the options have expired and the property owners want to
rezone property back to RUF as it was zoned before. The property is not up for
sale. Stated he did not have anything to do with institution of original
petition. These are two 80' parcels west of the Big Boy on the South side of
Plymouth Road.
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Mr. Pollock asked Mr. Warren whether he had anticipated use of the land in
future. Mr. Warren stated he did not.
Er. Pollock questioned taxes. Mr. Warren stated this is not a tax deal. The
property will not be used for multiples and if it remains R-3 Mr. Milton Holley.
Assessor, will re-evaluate tax assessment. Stated property owners were not
going to be in town and that is the reason they asked him to represent them at
this meeting.
Mr. Hull stated this request only includes half the area in the R-3 zoning
classification. Mr. Walker stated it would be wrong in his opinion to leave
rest of the property that is R-3 as such. The City Planning Commission should
change the rest of it too. Multiple- zoning would be unsuitable for area.
Mr. Warren clarified that he does not represent other property owners.
Upon a motion duly made by Mr. Wrightman, seconded by Mr. Tent and unanimously
adopted, it was
#12-235-64 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 ro rezone the following described
property:
The South 537.03 feet of Lots 202, 203, 20 .c and 205c,
Supervisors Livonia Plat No. 2, as recorded in Liber
66, Page 1, Wayne County Records, said plat being a
part of the S. 5/8 of the N.E. 1/4 and the E. 1/2 of the
.s N. 3/8 of the N.E. 1/4 of Section 33, T. 1 S., R. 9 E.,
City of Livonia, Wayne County, Michigan.
from R-3 to RUFB. This property is located on the South side of
Plymouth Road approximately 245 feet west of Farmington Road in
in the Northeast 1/4 of Section 33. The readoasfor this public
hearing is because it is in the best interest of the City of
Livonia to have control of this land in the RUFB zoning category
rather than the R-3 zoning category.
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.
(roll call vote on the foregoing resolution resulted in the following:
AYES: Cameron, Ward, Tent, Pollock, Wrightman, Whitehead, 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. Wrightman, seconded by Mr. Tent and unanimor-1:
4360
adopted, the City Planning Commission does hereby adjourn the 169th Regular
Meeting held on Tuesday, Decenber 15, 1964 at approximately 9:15 p.m.
Mr. Walker, Chairman, called the public hearing to order at approximately
9:25 p.m. with approximately 75 interested persons in the audience in addition
to those present for the Regular Meeting.
Mr. Whitehead announced the first item on the agenda is Petition Z-668 by
Aram Kevorkian who is requesting the rezoning of property located
345 feet west of Southwest corner of Merriman and Schoolcraft Roads
in the Northeast 1/4 of Section 27 from C-1 to R-3. Mr. Kevorkian
was present.
Mr. Tent asked whether petitioner owns property. Mr. Kevorkian stated he has an
option to purchase and owner is aware of condition.
Mr. Alexander West, 13741 Merriman Road, stated it was his understanding that
all the zcting was to be industrial from Plymouth to Schoolcraft Roads and
railroad would be running parallel to these two sections. There is not enough
room for multiples with the proposed expressway route. Objected to petition as
• presented.
Mr. Daniel Andrew objected to petition because (1) request is contrary to land
use plan; (2) detrimental effect that this zoning could have to surrounding
property. Industrial people do not want to be next to residential piece; and
(3) about ten months ago had a meeting with the Greater Schoolcraft Civic
Association and it was agreed that this property would be rezoned industrial.
Mr. Kevorkian stated he is aware of the expressway; however, it may or it may
not take this route.
Mr. Walker announced that Petition Z-668 would be taken under advisement.
Mr. Whitehead announced the next item on the agenda is Petition M-333 by
Joe Niestray for Atlas Neon Company, requesting approval to erect
an oversized sign on property located on the Southeast corner of
Eight Mile Road and Grand River Avenue in the Northeast 1/4 of
Section 1. Mr. Paul Niestray was present. Also Mr. Arnold,
Texaco Gas Company was present.
Mr. Niestray stated that the reason for this type of sign is that the layout of
the property does not permit use of sign Texaco usually uses. Area does not
give enough room for usual sign. There will be 150 square feet of sign area.
Mr. Tent questioned whether theye is some provision in the ordinance whereby
the sign should be set back a certain number of feet governed by the height.
Mr. Middlewood stated there is no control in the ordinance on the height of the
sign from the property line. The only thing the height controls is radio tower-
Mr. Niestray stated it will be 101 within the property line.
Mr. Ward questioned why sign had to be so tall. Mr. Niestray stated it is
so that sign can be seen from a distance.
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Mr. Pollock questioned physical demensions of sign. Mr. Niestray stated there
will be a 12TH pipe, 618" x 7' high for seven letters.
IL Mr. Pollock stated according to his calculations the sign will be 200 square
feet with spacing. Mr. Niestray stated his figure of 150 square feet did not
include spacing.
Mr. Walker informed commission that the Sears sign at the Mall is 851 high.
Mr. Niestray stated building was used by Sunoco but that it is now a Texaco
Station.
No one else was present wishing to be heard either in favor of or opposed to
petition as presented.
Mr. Walker announced that Petition M-333 would be taken under advisement.
Mr. Whitehead announced the next item on the agenda is Petition M-334 by
David N. Hoffman requesting approval to erect a church on
property located on the East side of Henry Ruff Road between
Greenland and Puritan Avenue in the Northeast 1/4 of Section 14.
Mr. Hoffman was present.
Mr. Hoffman presented a picture of the building they have in mind. Stated it
conforms with residential nature of area. There will be no social or musical
programs in this building. The amount of time this building will be used is
2-3 hours on Sunday and a like amount one night during the week. The number
of members will not exceed 160.
Mr. Walker stated the amount of information submitted is not enough inasmuch as
commission needs to know more about ingress and egress, parking, etc.
Mr. Hoffman stated the area is two acres and that the building in comparison
is small.
Mr. Hull informed commissionersthat the drawing submitted is not drawn to
scale.
Mr. John H. Moore, 30230 Puritan, stated the property is too small for use.
Stated there are dead-end streets in area (Henry Ruff and Greenland).
Mr. John Alberti, 30145 Greenland, objected to petition as presented.
Mrs. Anne Callaghan-Bushway, 15505 Pomona, Detroit, objected to petition.
Mr. Pollock questioned Mrs. Callaghan's address and whether she lives on
property. Mrs. Callaghan stated there is a home on property but does not
live in it herself.
Mr. Hoffman stated there will be sufficient parking on the property. The
building is not any larger than two homes would be. Building will suit
member' s needs. If there is growth in the congregation, another congregation
will be established elsewhere. The congregation is almost at its full growth
E .
now.
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Mr. Tent questioned where meetings are held now. Mr. Hoffman stated they meet
outside Livonia on Ann Arbor Trail. Established that the denomination will be
Jehovah Witness.
Mr. Walker questioned how many of the members live in Livonia. Mr. Hoffman
stated approximately 75%.
An unidentified man asked how many people infiltrate from other churches.
Mr. Hoffman stated none whatsoever. If there is to be a large meeting, they
meet in another building. There is a large meeting scheduled at the Franklin
High School soon.
Mr. Pollock questioned whether it isn't unusual to have no social activities,
no musical programs and meetings only 2-3 hours on Sunday and a like number of
hours one night during the week. Mr. Hoffman stated this is the amount of use
of building.
Mrs. Callaghan stated this is a church in a residential area. Classified a
church as a business use. Mr. Hoffman stated almost all of the churches in
Livonia are on residential streets.
Mr. Tent asked whether petitioner had an option on the property. Mr. Hoffman
stated they have a purchase agreement.
An unidentified man asked how this is going to down-grade the propetty if it is
going to be such a beautiful building as shown in the picture submitted.
Mrs. Callaghan stated it is just a picture.
Mr. James Durant, 29519 Greenland, stated he strongly objects to this request
and structure as not being compatible with other buildings in the area.
An unidentified man stated the area is a rural area and there are several
dead-end streets. There will be an increase in traffic.
Mr. Adolph Schill, 16147 Henry Ruff, stated he is in favor of petition as
there will be one building as opposed to two homes.
Mr. James Seter, 29908 Greenland, objected to petition.
Mr. Bill Rafus, 30420 Greenland, objected to petition and stated a lot of
actility would occur from this proposed use.
There were thirteen persons present objecting to petition as presented.
Mr. Walker announced that Petition M-334 would be taken under advisement.
Mr. Whitehead announced the next item on the agenda is Petition M-314a 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.
Mr. Ponder stated that the 12 acres in question have been zoned R-3 for sometime.
Stated this new site plan is quite a bit different than the original one
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submitted. Client is willing to dedicate the right-of-way as shown on the site
plan. The first plan had 176 units whereas this plan has 152 units. The
storm drainage and sewer is adequate to take care of situation. Have talked to
all the neighbors in the area and have obtained a petition from the majority of
the people in the immediate area approving of this site plan. There will be
76 - 1 bedroom and 76 - 2 bedroom units.
Mr. Wrightman questioned vacant area on the Northeast corner of Five Mile Road
and Cavour. Mr. Ponder stated he had no control over this area and that his
client did not own it.
Mr. Pollock questioned ingress and egress to area. Mr. Ponder stated there is
an entrance off Five Mile Road and one off of Cavour Avenue (both on Five
Mile Road really).
Mr. W. E. Okerstrom, 15011 Lyons, stated there is a 274 right-of-way for
Cavour. Suggested letters be obtained from the Fire Departmet, Police Depart-
ment, and Engineering Departmetit regarding adequacy of right-of-way. Cavour
feeds all of the commercial on the west side of Middlebelt Road.
Mr. Ponder stated that the parking north of Cavour is on clients property.
Mr. Schubiner, represehting Elmdale, Inc., stated Cavour is a 604 right-of-way
up to property line to permit sufficient ingress and egress and that it is
32.6 from there on north. Mr. Okerstrom stated that there are 65 trucks going
in and out of area a day and that some are large trucks.
to41
Mrs. Michael Novak, 28974 Five Mile Road, stated Mr. Schubiner notified her
that in the event Elmdale Inc. paves Garden that he will petition the City
Council to pro-rate the charge. Mr. Schubiner stated he will pay cost of
paving subject to the site plan approval. Will pave the street and dedicate
it to the City.
Mr. John Rieger, 27975 Five Mile Road, stated he had no objection to petition.
Mr. Walker announced that Petition M-314a would be taken under advisement.
Mr. Whitehead announced the next item on the agenda is the proposed Tiffany
Park Subdivision, No. 3 located on the east side of Eckles Road,
approximately 700 feet south of Five Mile Road and adjacent to the
Castle Gardens Subdivision, No. 4 in the Northwest 1/4 of
Section 19. Mr. Richard T. Gieryn was present.
Mr. Gieryn stated one of the two alternate plans will be used depending on
freeway.
Mr. Pollock questioned homes in some areas being built on the interior of the
subdivision and then an unliked valued home built later on the exterior of the
subdivision. Mr. Gieryn stated Alto Building Company is the developer and the
L builder of this area and that they are not speculators. An ethical builder will
build about the same priced and sized home throughtout subdivision. Stated they
will stay within the ordinance and what the market is.
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Mr. Middlewood asked commission to check lot size. The 106' and 1101 lots are
110, shallow. The problem is not now but when the home owner wants to build an
addition he cannot do so without first appearing before the Zoning Board of
Appeals. Referred to Lots 11-71. Mr. Walker suggested Mr. Gieryn get
together with Building Department to see if something can't be worked out.
Mr. John DuFour called to commissions attention the park area situation in
Section 19. Stated there are 870 homes occupied in Section 19 now. The
saturation point is 2,000 homes and more. There is only a five acre park site
in the entire section. There should be 10 acre park site per 1,000 people
whereas there exists 5 acre park site per 10,000 people. Suggested City Planning
Commission and Park and Recreation Commission sit down and do some thinking before
all of the area is gone. Hands are tied and the land is going fast.
Mr. Walker questioned whether there is any land in this section proposed in the
Master Plan. Mr. DuFour stated there was some but it was developed before plan
was adopted. This area now under discussion is all that is left.
Mr. Walker announced the proposed Tiffany Park Subdivision, No. 3 would be
taken under advisement.
Upon a motion duly made by Mr. Wrightman, seconded by Mr. Cameron and
unanimously adopted, it was
#12-1101 64 RESOLVED that, the City Planning Commission does hereby adjourn
the Public Hearing held on Tuesday, December 15, 1964 at
approximately 11:20 p.m.
Mr. Walker, Chainnan, declared the motion is carried and the Public Hearing
is adjourned.
CITY PLANNING COMMISSION
Bob R. Whitehead, Secretary
ATTiFE 1
4 a} , U_I-a-at..1
Charles W. Walker, Chairman