HomeMy WebLinkAboutPLANNING MINUTES 1965-02-02 4392
MINUTES OF THE 195TH SPECIAL MEETING
AND A PUBLIC HEARING CF THE CITY PLANNING COMlU:SSION
OF THE CITY OF LIVONIA
On Tuesday, February 2, 1965, the City Planning Commission of the City of Livonia,
held the 195th Special Meeting and a Public Hearing at the Livonia City Hall,
33001 Five Mile Road, Livonia, Michigan. Mr. Charles W.Walker, Chairman, called
the 195th Special Meeting to order at approximately 8:15 p.m. with approximately
fifteen interested persons present.
Members present: Donald Heusted Harry Henry Wrightman John J. Ward
James Cameron Charles W. Walker
Members absent: Bob R.Whitehead Donald C. Pollock
Messrs. Don Hull, Planning Director; John Nagy, Assistant Planning Director; and
Milton Firestone, Assistant City Attorney, were present.
Mr. Ward presided as Secretary int he absence of Mr. Whitehead.
Mr. Ward announced the first item on the agenda is the final approval of
Golfview Meadove Subdivision located on the south side of Six
Mile Road, approximately 4,000 feet east of Newburgh Road between
Farmington and Newburgh Roads in the Northeast 1/4 of Section 17
and the Northwest 1/4 ofSection 16. The petitioner nor a
representative was present.
Mr. Walker announced that this item would be taken under advisement inasmuch as the
developer has not filed the nece'.sary bond.
Mr. Ward announced the next item on the agenda is letter dated January 20, 1965
from Stanley H. Kline requesting consideration of Petition V-79a which
is being resubmitted due to an error in the legal description of the
portion of the easement to be vacated. Planning Conmission approval was
given to this petition on 9/16/64; Council approval was given on 11/18/64.
Study Meeting 1/26/65.
Upon a r luly made by Mr. Wrightman, seconded by Mr. cameron and unanimously
t was
{2-18-65 RESOLVED that, the City Planning Commiskion, pursuant to Section 20.01
of the Zoning Ordinance, No. 60 of the City of Livonia and letter
dated January 20, 1965 from Stanley H. Kline, does hereby establish and
order that a public hearing be held to determine whether or not
to vacate the west four (4) feet of a twenty (20) foot wide easement
only within the limits of the house encroachment, the description of
such vacation to be as follows:
The west 4 feet of the North 24 feet of the South 145 feet of
a 20 foot wide easement, being more particularly described as
the east 20 feet of Lot 70, Livrance Estates Subdivision, as
recorded in Liber 67, Page 10, Wayne County Records, said
s,11-14 •lRinn being a part of the N.E. 1/4 of Section 14, T. 1 S.,
..- 9 E,, City of Livonia, Wayne County, Michigan.
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FURTHER RESOLVED, that a hearing be held and entice 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, Wrightman, Cameron, Walker, Heusted, and Ward
NAYS: None
Mr. Walker, Chainnan, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Ward announced the next item on the agenda is letter dated 11/12/64 from
Irving Levine, President, Burt Homes, Inc., requesting reaffm enation
of approval of preliminary plat of Meri-Lynn Farms Subdivision, No. 9.
Study Meetings 11/24/64, 1/12/65, and 1/26/65. Special Meeting 12/1/64.
Regular Meeting 1/19/65. The petitioner nor a representative was
present.
Mr. Hull stated that other than the original recommendation, this is the best
second choise.
Upon a motion duly made by Mr. Cameron and seconded by Mr. Wrightman, it was
#2-19-65 RESOLVED that, pursuant to a request from Irving Levine, President,
1[1; Burt Homes, Inc. dated November 12, 1964 for a year's extension on
the Meri-Lynn Farms Subdivision, No. 9 located on the Southwest
corner of Lyndon Avenue and Merriman Road in the Southeast 1/4 of
Section 22, the City PlanningCommission does hereby grant said
request, subject to the following:
(1) Subject to all conditions prevailing on the original
preliminary approval, and
(2) Subject to the Engineering Department reviewing said
subdivision plat before the final canvas back plat is
submitted for final approval, and
(3) Subject to turn-arounds being constructed on each lot
• so as to eliminate cars from backing onto Merriman
Road, and
(4) That every attempt be made by the developer to reduce
the conflict of traffic generated by this development
and the traffic on Merriman Road.
Mr. T snt stated that while this is a hardship case he is not totally in accord.
This area is developed and this is an exception and not the rule. Going along with
proposed action because of local conditions.
A roll call vote on Resolution No. 2-19-65 resulted in the following:
AYES: Wrightman, Cameron, Heusted, Tent, Ward and Walker
NAYS: None
Mr.Walker, Chairman , declared the motion is carried and the foregoing g ng resohtion
is adopted.
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Mr. Ward announced the next item on the agenda is letter dated Janiary 4, 1965
from Stanley L. Satovsky, President, Metropolitan Homes Inc.,
requesting a one year extension on the preliminary plat of Steven Brian
Subdivision, located in the Northeast 1/4 ofSection 201 Study Meeting
1/26/65. Mr. Satovsky was present.
Upon a motion duly made by Mr. Tent, seconded by Mr. Wrightman, and unanimou3y
adopted, it was
#2-20-65 RESOLVED that, pursuant to a request from Stanley L. Satovsky,
President, Metropolitan Homes, Inc., dated Jantary 4, 1965 for
a year's extension on the Steven Brian Subdivision located on
the North side of Lyndon Avenue and East of Levan Road, approxi-
mately 2000. feet South of Five Mile Road in the Northeast 1/4
of Section 21, the City, Planning Commission does hereby grant
said request for the following reasons:
(1) This is the same preliminary plat as previously submitted
and approved by the City Planning Commission, and
(2) The Engineering Department has no objection to granting
this extension, and
(3) The subdivision conforms to the Zoning Ordinances, and
subject, however, to all conditions prevailing on the original
preliminary approval and also, subject to the Engineering
Department reviewing said subdivision plat before the final
canvas 'lack plat is submitted for final approval.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Ward announced the next item on the agenda is the preliminary plat of
Woodcreek Farms Subdivision, No. 2 located approximately 1,050 feet
east of Farmington Road, and approximately 1,210 feet west of Hubbard
Roac., directly east of Woodcreek Farms Subdivision in the west half of
Section 15. Public Hearing 11/17/64. Regular Meetings 11/17/64 and
1/19/65. Study Meetings 11/24/64, 1/12/65, 1/26/65. Special Meeting
12/1/64. Messrs. James Bonadeo and Norman Cohen, "; �rney, were presei .
Mr. Hull stated he has reviewed the proposed plat and can seenothing wrong with
Mr. Cohen statl they did not want to be compelled to build a 60' house. If a
client wants a larger home, they want to be able to build one. Mr. Walker stated
commission did not request this to tie developer down to exact size etc.
Commission wanted to see what developer had in mind and how it would shape into
what is already existing in area.
Mr. Wrightman asked whether people involved have been contacted. Mr. Cohen
stated that each of the attorney's received six copies. Mr. Ponder agreed that
he had received six copies. Stated he is representing Mr. and Mrs. Parker H. Thayer
only. Delivered copy of plan to client and they went over it. They do not favor
change but after going over plans, are not going to actively oppose proposed
subdivision. Stated he wished City Planning Commission to make reference to this
.
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proposed survey (dated 1/28/65) in its resolution that this is the plan in
substance that developer has agreed to for the purpose of the record. Cannot
IL hold developer to the 60' house but client does not want proposed house any
closer to property line than 30' as shown on the plan. Client's home is 12' from
lot line which makes a total of 42' . Stated they are in accord with 6' minimum
set back as shown.
Mr. Cohen stated 42' is three times the separation as provided for in the
ordinance. To impose this on developer is excessive. Mr. Bonadeo stated he had
a house sold on lot but had to refund purchaser's money. If another buyer wants
the lot, does not know at this time what he may want. Have not as yet gone over
a 65' house. If there is an East 12' side yard on the Thayer home, why should
lot 98 have a 30' side yard on its west side.
Mr. Walker stated that it is commission's desire when this item is disposed of
that there will be no opposition to proposed plat.
Mr. Ponder stated client is opposed to proposed plat; however, they will give in
on everything except for house being no closer than 30' from property line as
shown. There was only one lot here when client purchased home and now there are
two.
Mr. Walker suggested 27k' from lot line to lot line.
Mr. Tent stated that this commission can approve three lots as proposed
subdivision was originally submitted if the board so desires. This has been
discussed a long time and group is now asking for something that•is unreasonable.
ILMr. Walker asked is 27k' agreeable to everyone.
Mr. Cohen asked whether compromise meets with the approval of the Greenbrier
Estates Subdivision representative and if it does meet with their approval that
this be in the record. Mr. Hull stated he has had no communication from
Greenbrier Estates Subdivision.
Dr. James D. Zebranek, 32589 Greenland Court, asked what is going to be done to
plain area. Only thing they received is plat submitted to commission and this has
already been changed.
Mr. Walker stated it will be recommended that the treatment of the flood plain land
be controlled at the crest of the flood plain and the rest would be held in its
natural status as it is held now.
Dr. Zebranek asked when they would have an opportunity to see resolution adopted
by commission. Mr. Walker stated that inasmuch as he is a representative of the
group of the area, commission wishes to hear from him as to his approval of the
submitted plan. Dr. Zebranek stated he represents Greenbrier Estates Civic
Assocation and that in order not to create a baard .ftip on Mr. Bonadeo, felt the
compromise is a workable one and willing to go along with it provided its
spelled out in writing regarding flood plain, contours, and the water shed.
Mr. Walker suggested resolution spell out that developer will protect the growth
1!: and contour of the flood plain area in its natural status as it is now.
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Upon a imtion duly made by Mr. Wrightman, seconded by Mr. Cameron and unanimously
adopted, it was
#2-21-65 RESOLVED that, pursuant to a Public Hearing having been held on
November 17, 1964, the City Planning Commission does hereby give
approval to the preliminary plat of Woodcreek Farms Subdivision,
No. 2 located approximately 1,050 feet east of Farmington Road,
and approximately 1,210 feet west of Hubbard Road, directly east
• of Woodcreek Farms Subdivision in the west half of Section 15 for
the following reasons:
(1) This proposed subdivision is consistent with adjacent land
use, and
(2) It is in accordance with the Zoning Ordinance, and
(3) These two lots are larger than the other lots within the
subdivision and will be ,f i asset to the adjacent
development, and
(4) There are no engineering problems related to this proposed
subdivision t and
subject to the following:
(1) That the building on Lot 98 will not be any closer than 27?
to the west property line, and
(2) That the flood plain area below contour 40 be kept at its
natural state as much as possible and that the natural growth
not be distrubed, 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 Recreation Department,
and Members of the Plat Committee.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Heusted, Tent, Wrightman, Ca..c-.ron, Ward and Walker
NAYS: None
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Cohen asked that record show that Messrs. Ponder and Zebranek consent to
resolution as prepared. Mr. Ponder stated that he has stated that he has
discussed this with client and see no objection to it. Dr. Zebranek stated he
would be glad to consent to it after he reads it - wants to see it in writing.
Mr. Ward announced the next item on the agenda is Petition M-334 by
David N. Hoffmann, requesting, approval to erect a church on property
located on the east side of Henry Ruff, between Greenland and Puritan
Avenue in the Northeast 1/4 of Section .14. Public Hearing 12/15/64.
Special Meeting 1/5/65. Study Meeting 1/26/65. The petitioner nor
41) a representative was present.
. 4397
Mr. Walker stated commission has on file letter dated January 311965' from
Mrs. J. McDonald approving request.
li:0
There were fifteen present objecting to request.
Mr. Cameron requested Mr. Firestone answer his question regarding commission's
requirement that church site be minimum of two acres and a portion of
petitioner's property being laated across the street from main portion of site.
14.1. Firestone stated that the present ordinance does not have requirement regard-
ing minimum of two acres for church site. Two acres for a church site would be
a reasonable standard. Stated where a main site is separated by a st:•eet, the
total of the two sites cannot be considered one two acre site. Having part of the
site across the street would not be considered part of the site.
Upon a motion duly made by Mr. Tent, seconded by Mr. Cameron and unanimously
adopted, it was
#2-22-65 RESOLVED that, pursuant to a Public Hearing having been held
December 15, 1964, the City Planning Commission does hereby deny
Petition M-334 by David N. Hoffmann, 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 for the following reasons:
(1) It would be detrimental to the public health, safety, and
general welfare of the community, and
(2) There is inadequate area, and
(3) Churches do generate considerable traffic, and when located
ILin residential neighborhoods they adversely effect the
area, and
(4) Unless a church has adequate off-street parking the use of
public residential streets can adversely effect the area, and
(5) The high ratio of ground coverage by most churches on small
sites is not aesthetically desirable, and
FURTHER RESOLVED, notice of the abs ve hearing was sent to property
owners within 500 feet, petitioner and City Departments as listed
in the Proof of Service.
Mr. Walker, C'h:innan, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Ward announced the next item on the agenda is a resolution requesting Council
to sustain the Planning Commission action in denying petition by
Mr. Menuck to rezone property located on the Southeast corner of Hubbard
and Six Mile Road in the Northeast 1/4 of Section 15, from RUFB to
RLA. (Petition Z-650)
Upon a motion duly made by Mr. Heusted, seconded by Mr. 'Dant and unanimously
adopted, it was
#2-23-65 RESOLVED that, the City Planning Commission does hereby request the
fell City 0 uncil to sustain the Commission's action in Res>lution
#10-lb7-64 ado . ed October 13, 1964 denying Petition Z-650 as
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submitted by Jacob Menuck, President of Curtis Building Company,
for a change of zoning on the Southeast corner of Hubbard Road and
Six Mile Road in the Northeast 1/4 of Section 5, from RUFb to RLA
due to the fact that a public hearing has been scheduled by the
Planning Commission on its own motion to rehear this petition for
a change from RUFB zoning to RU zoning instead of RLA zoning. If
there is a solution for developing this parcel it must be at a
higher zoning category than RLA.
Mr, Walker, Chairman, declared thenotion is carried and the foregoing resolution
is adopted.
Mr. Ward announced the next item on the agenda is consideration by the commission
of a motion to rezone lands covered in Petition Z-650 from RUFB to RU.
Upon a motion duly made by Mr. Tent, seconded by Mr. Cameron and unanimously
adopted, it was
#2.24-65 RESOLVE ;that,, the city Planning Commission, pursuabt to
Sectioe2001 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:
Commencing at a point pn the North and South 1/4 line of
Section 15, Town 1 South, Range 9 East, City of Livonia,
Wayne County, Michigan, distant South 9 degrees 11 minutes
secds West, 60.00 feet from the north 1/4 corner of
said section 15; thence along the south line of Six Mile
Road (120.00 feet wide) due East 1649,98 feet to a point
on the boundary of Supervisor's Livonia Plat No. 10
(recorded in Liber 66 of Plats, Pages 61, 62 and 63);
thence along said boundary, South Q degrees 11 minutes
30 seconds west 880.50 feet, and due east 156.79 feet,
and south 0 degrees 11 minutes 30 seconds west 585.75
feet, and due west 1806.77 feet to a point on the
north and south 1/4 line of said Section 15; thence
along said line, north 0 degrees 11 minutes 30 seconds
east 1466.25 feet to the point of beginning,
containing 60 acres, more or less, said parcel being
subject to the rights of the public in the westerly
334k feet thereof for highway purposes.
from RUFB to RU. This property is located on the Southeast
corner of Six Mile Road and Hubbard Road in the Northeast
1/4 of Section 15.
FURTHER RESOLVED, that a hearing be held and notice be given
as provided in Section 2 ,,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.
1) A roll call vote on the foregoing resolution resulted in the following:
AYES: Cameron, Heusted, Tent, Wrightman, Ward, and Walker
NAYS: None
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Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Upon a motion duly made by Mr. Cameron, seconded by Mr. Wrightman and unanimously
adopted, the City Planning Commission does hereby adjourn the 195th Special
Meeting held on Tuesday, February 2, 1965 at approximately 9:10 p.m.
. . . .
Mr. Walker, Chairman, called the Public Hearing to order at approximately 9:10 p.m.
with four interested persons in the audience in addition to those present for the
special meeting.
Mr. Ward announced the only item on the agenda is Petition Z-673 by
Richard T. Gieryn for owners Henry S. Alper, Robert L. Alper,
Joshus J. Stone, Donald A. Krupp, Abe GreenAubrey H. Ettenheimer
and Leonard R. Farber, requesting the rezoning of property located
on the Southeast corner of Five Mile Road and Eckles Road in the
Northwest 1/4 of Section 19 from Rla to C-2, for purpose of building
a motel and restaurant. Mr. Gieryr was present.
Mr. Gieryn stated that the parcel in question has been owned by principles since
1956 and that with the proposed highway it is felt it would be a good location for •
a motel and restaurant to serve people of the area and people using proposed
highway. It would be an asset to the community. There is 10 acres in the parcel.
Mr. Tent questioned type of motel and restaurant. Mr. Gieryn stated it would most
likely be a national chain like Holiday etc. Have talked to some but until the
land is rezoned nothing is definite.
Mr. Wrightman stated if the freeway goes through or if the freeway does not go
through, will this be your plan in either case. Mr. Gieryn stated if it does or
does not go through, feel we can go ahead with ou" plans. In any case the freeway
will be in close proximity.
Mr. Hull stated it is certain to go either east or west of Schoolcraft College.
Stated there is one problem as to access. There is no point of access planned
and there may be some question of highway oriented view. Request is a reasonable
one. It has been suggested that there be access at mile roads and cross overs at
1/2 mile roads.
Mr. Walker stated a member of the Northville Planning Board was present earlier
but unable to stay for hearing and he wished to inform Commission that the
Northville Board has reviewea721P3has no objection. Also that they are
proposing industry on their side of road.
Mr. Norman Planck, Sr., 38420 Ross, Officer in the Castle Gardens Civic
Association, stated that residents in area have to live with fact that something
will be erected on the corner. They strongly object to shopping center or
apartments. The only question was what type of motel would it be - first rate
chain or.... Received no response of any objecting nature from the people in area.
J ^^^^
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Felt that if it is going to be a good motel there would be no objection.
Mr. Gieryn stated that it is difficult to talk to a national chain at this
point but will when area is changed in classification.
Upon a motion duly made by Mr. Wrightman, seconded by Mr. Cameron and
unanimously adopted, it was
#2-25-65 RESOLVED that, the City Planning Commission does hereby adjourn the
Public Hearing held on Tuesday, February 2, 1965 at approximately
9:25 p.m.
Mr. Walker, Chairman, declared the motion iscarried and the Public Hearing is
adjourned.
CITY PLANNING COMMISSION
_ 0) C
Jo . Wareq Secretary pro tem .
ATTEST NI•
C /
Charles . Walker, Chairman
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