HomeMy WebLinkAboutPLANNING MINUTES 1965-04-06 4450
MINUTES OF THE 201ST SPECIAL MEETING
AND A PUBLIC HEARING OF THE MTV PLANNING 'COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, April 6, 1965, the City P1/inkling Comp esibn of the City of Livonia,
held the 201st Special Meeting and a Public Hearing at the Livonia City Balli
33001 Five Mile Road, Livonia, Michigan Mr. Charles Wi 4fa1ker, Chairman, called
the 201st Special Meeting to order at approxina,td 0:20 pow with twenty
interested persons in the audience.
Members present: Donald Heusted James Cameron Donald C. Pollock
Raymond W. Tent Charles W. Walker Harry Henry Wrightman
Members absent: *John J. Ward Bob R. Whitehead
Messrs. Don Hull, Planning Director; John Nagy, Assistant Planning Director;
Harry C. Tatigian, First Assistant City Attorney; Victor Beale, Traffic
Commission; and Neal Hall, Traffic Commission, were present.
In the absence of Bob R. Whitehead, Raymond W. Tent presided as secretary pro tem.
Mr. Tent announced the first item on the agenda is the final 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. Mr. James Bonadeo was present.
Mr. Hull informed commissioners that the petitioner has complied with requested
easement for sanitary sewer and that it appears on the face of the plat. Stated,
however, that the wording on the face of the plat regarding flood plain land
should be revised to give greater control to the city. Petitioner has used the
old form rather than the new form. Mr. .bonadeo stated he would get together with
Mr. Hull regarding this.
Upon a motion dxly made by Mr. Wrightman, seconded by Mr. Cameron and unanimously
adopted, it was
#4-63-65 RESOLVED that, the final plat of Woodcreek Farms Subdivision,
No. 2 located in the West 1/2 of Section 15, being a replat of
an improved area, be and is given final approval in that it
substantially conforms to the previously approved
preliminary plat and all the requirements of the Planning
Commission have been met, and the Engineering Department has
no objection to the processing of this final plat, and
FURTHER RESOLVED, inasmuch as it appears on the records that
tentative approval of said proposed plat was given by the
City Planning Commission February 2, 1965, and it further
appearing that said proposed plat has been approved by the
Department of Public Works under date of April 12, 1965, and
it further appearing that no financial assurances are
required by Ccuncil Resolution #457-65 adopted May 5, 1965
as confirmed by a letter dated May 10, 1965 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.
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Mr. Walker, Chairman, declared the motioh is carried and the foregoing
resolution is added.
Mr. Tent announced the next item on the agenda is the preliminary plat of
Greenwood Farms Subdivision located on the north side of Five Mile Road
approximately 865 feet west of Newburg Road immediately west of the
Newburg Heights Subdivision in the Southeast 1/4 of Section 18.
Mr. James Bonadeo was present.
Mr. Walker stated that the proposed revised plat has made provision for a ser#ice
drive along the entire frontage of Five Mile Road thus reducing the lot yield
from 114 to 113 lots.
Mr. Weightman asked whether the park land has been dedicated. Mr. Hull assured
commissioners that a deed is in the pose _sion of the City Planning Commission.
Upon a motion duly made by Mr. Wrightman, seconded by Mr. Cameron and
unanimously adopted, it was
#4-64-65 RESOLVED that, pursuant to a Public Hearing having been held{ Oh
November 17, 1964, the City Planning Commission does hereby
recommend to the City Council that the preliminary plat of the
proposed Greenwood Farms Subdivision located on the north side of
Five Mile Road approximately 865 feet west of Newburg Road
immediately west of the Newburg Heights Subdivision in the South.
east 1/4 of Section 18, be approved for the following reasons!
(1) It is of sufficient design calibre to jus i.fy our
approval, and
(2) The owner has furnished us with an interim deed fdr'
the dedication of the park lands, and
(3) The density of this subdivL sion is consistent with
the adjacent development, 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 the Building Department, Superintendent
of Schools, Fire Department, Police Department, Parks and Recreation
Department, and Members of the Plat Committee.
Mr. Walker, Chairman, declared the motion is carried and the for.;oing resolution
is adopted.
Mr. Tent announced the next item on the agenda is Petition Z-676 by the City
Planning Commission requesting the rezoning of property located on the
sotith side of Plymouth Road approximately 245 feet west of Farmington
Road in the Northeast 1/4 of Section 33 from R-3 to RUFB.
*Mr. John J. Ward arrived at meeting at approximately 8:30 p.m.
Upon a motion duly made by Mr. Wrightman, seconded by Mr. ,Tent and unanimously
adopted, it was
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#4-65-65 RESOLVED that, pursuant to a Public Hearing having been held on
February 16, 1965, on Petition Z-676 as submitted by the City
Planning Commission on its own motion for a change of zoning on
property located on the south side of Plymouth Road approximately
245 feet west of Farmington Road in the Northeast 1/4 of Section
33 from R-3 to RUFB, the City Planning Commission does hereby
recommend to the City Council that Petition Z-676 be granted for
the following reasons:
(1) It is questionable as to whether high calibre multiple
family development can take place within this area, and
(2) It is doubtful whether adequate and logical access can
be provided for a high density development in this
area, and
(3) The apparent disinterest in developing a portion of
this land for multiple family by one of the owners
reduces the size and shape of this parcel to a size
which is questionable for multiple family use, and
(4) The development of multiple family in this area will
only increase the traffic congestion and thereby create
additional unwarranted hazards, and
(5) The character of the district and the general trend and
character of the area would indicate the unsuitability
of this particular use for the land involved, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, Livonian Observer and City Post, under date of
January 27, 1965 and notice of which hearing was sent to the Detroit
Edison Company, The Chesapeake & Ohio Railway Company, Michigan Bell
Telephone Company, The Consumer Power Company, 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. Tent announced the next item on the agenda is Petition Z-686 by Donald C. Deremo
for owners Robert C. Doyle and Elsie Magnusson requesting the rezoning
of property loaf ed on the west side of Farmington Road south of Clarita,
in the Northeast 1/4 of Section 9, from RM to PS. Mr. Deremo was present.
Mr. Walker questioned the dedication of the additional 7' for Farmington Road by
quit claim deed. Mr. Deremo stated he would not go along with this at the
present time. Stated he is not the owner of the property as yet. Also that this
was not brought up before.
Mr. Walker asked whether petitioner would be willing to try to acquire permission
from property owners to go along with dedication. Mr. Deremo stated he would try
to secure their permission. Stated he has discussed this with property owners but
has not been able to get their final answer.
Mr. Walker stated that the petition would be taken under advisement until such time
as commission hears from Mr. Deremo. Mr. Deremo questioned commission's not acting
on petition as is. Mr. Walker stand that this additional dedication is part of the
things commission wants to wrap up and there could be other things commission
would like to discuss.
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Mr. Tent announced the next item on the agenda is Petition Z-677 by the City
Planning Commission requesting the rezoning of property located on the
north side of Plymouth Road approximately 160 feet east of Newburg Road
in the Southwest 1/4 of Section 29, from RUF and C-1 to M-1.
Mr. Hull assurred commission that the property owner has had sufficient notice
that this item will be acted upon this evening.
Upon a motion duly made by Mr. Cameron, seconded by Mr. Wrightman and unanimously
adopted, it was
#4-66-65 RESOLVED that, pursuant to a Public Hearing having been held on
February 16, 1965, on Petition Z-677 as submitted by the City
Planning Commission on its own motion for a change of zoning on
property located on the North side of Plymouth Road approximately
160 feet east of Newburg Road in the Southwest 1/4 of Section 29,
from RUF and C-1 to M-1, the City Planning Commission does
hereby recommend to the City Council that Petition Z-677 be
granted for the following reasons:
(i) It is consistent with the creation of an industrial
belt, and
(2) Tt is consistent with the Planning Commission Land Use
Plan, and
(3) Industrial use in this area would be more beneficial to
the city than limited commercial use, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, Livonian Observer and City Post, under date of
January 27, 1965 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.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Tent announced the next item on the agenda is Petition V-83 by Harold A. Larson
requesting the vacation of Curtis Avenue (formerly Nacker Avenue) between
the east line of Pershing Avenue and the west line of Inkster Road, in the
Southwest 1/4 of Section 12. Mr. Larson was present.
Upon a motion duly made by Mr. Tent, seconded by Mr. Wrightman and unanimously
adopted, it was
#4-67-65 RESOLVED that, pursuant to a Public Hearing having been held
February 16, 1965 on Petition V-83 as submitted by
Harold A. Larson requesting the vacation of Curtis Avenue
(formerly Nacker Avenue) between the east line of Pershing
Avenue and the west line of Inkster Road, in the Southwest
1/4 of Section 12, the City Planning Commission does hereby
recommend to the City Council that Petition V-83 be denied
for the following reasons:
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(1) The future construction of a street within this right-
of-way would tend to alleviate the burden of traffic on
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the existing residential street, and
(2) The School Board wishes this potential point of access
to their lands immediately to the west, and
(3) The people of the area wish to have this right-of-way •
remain so that a future street could be constructed so
as to alleviate transient traffic from the residential
neighborhood, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, Livonian Observer and City Post, under
date of January 27, 1965 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, petitioner, City Departments, and abutting property
owners as listed in the Proof of Service.
Mr. Walker, Chairman, declared the motion is carried and the foregoing reso]ition
is adopted.
Mr. Larson questioned commission's action.
Mr. Tent stated there is no direct contact between Inkster Road and Deering Avenue
This area is adjacent to the school property and the park property.
Mr. Wrightman stated that in orde to get access to the community this street
should be opened and for that reason felt any attempt to close it off would not be
in the best interest of the community.
Mr. Walker read letter dated March 15, 1965 from Cecil H. Alford, Assistant Supt.,
Livonia Public Schools.
Mr. Tent announced the next item on the agenda is Petition Z-684 by the City
Planning Commission requesting the rezoning of property located north of
the Hawkins Drain, if extended westerly, between Merriman and Hubbard
Roads in the NRrth 1/2 of the Northeast 1/4 of Section 27, from RUF and
C-1 to M-2.
Mr. Hull stated that there is a question of the elimination of the C-1 area (which
he concurred with) from change of zoning.
Mr. Wrightman stated approval should be granted to request except for the C-1 area.
Ne C-1 area should be left as it is.
Upon a motion duly made by Mr. Pollock, seconded by Mr. Wrightman and unanimously
adopted, it was
#4-68-65 RESOLVED that, pursuant to a Public Hearing having been held
March 16, 1965, on Petition Z-684 as submitted by the City
IPlanning Commission on its own motion for a change of zoning
on property located north of the Hawkins Drain, if extended
westerly, between Merriman and Hubbard Roads in the north 1/2
of the Northead, 1/4 of Section 27 from RUF and C-1 to M-2,
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the City Planning Cbmtnission does hereby recommend to the
City Council that Petition 2-684 be granted excluding the C-1
area, for the following reasons:
(1) It is consistent with the creation of an industrial belt,
and
(2) It is consistent with tie Planing Commission Land Use
Plan, and
(3) There are interested industrialists who are ready to
develop portions of the land covered by this petition, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, Livonian Observer and City posts tinder
date of February 27, 1965 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.
Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is
adopted.
Mr. Tent announced the next item on the agenda is consideration of a resolution
by the commission to the City Court it regarding the extension of Wayne
Road from Plymouth Road to Schoolcraft Road.
Mr. Hull stated that before such a resolution is passed, he would appreciate the
opportunity to study item and make a recommendation.
Mr.'Walker asked how soon a recomme' dation could be presented to commission.
Mr. Hull stated he would have something for the next study meeting. Mr. Walker
stated that Mr. Hull can submit a report and that if commission is satisfied a
special meeting can be opened and a resolution adopted.
Mr. Pollock suggested securing a report from the Industrial Commission on this.
Referred to lands immediately east and west of proposed extension.
Mr. Ward suggested contacting Nankin Township regarding this extension inasmuch as
they may have other plans.
Mr. Walker suggested the Traffic Commission also be contacted to secure thir data
Mr. Pollock stated he would like to know whether the industrial land is ready for
industry. There is two miles of industrial property.
Mr. Walker stated there is a subdivision here also. If the proposed road continues
through,this subdivision will be destroyed. Also there will be four or five homes
that will have to be moved. Commission should know where this road should cut
through and whether it should continue nor.h. Mr. Hull stated this is an
important consideration all the way around and that he would like time to study
problem. Stated commission is primarily concerned with area south of Schoolcraft
Road and not north of Schoolcraft Road.
Mr. Walker stated proposed road is 1201 between Schoolcraft and Plymouth Roads but
that north of Schoolcraft it is not proposed to be as wide.
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Mr. Hull stated that there is discussion of an overpass or underpass as they
intersect with railroad tracks.
Mr. Walker stated that this is a major unloading area for trains and that the
problem of crossing the tracks should be studied.
Mr. Tent annouhced the next item on the agenda is consideration of a motion by
the Planning Commission to transmit a copy of the proposed Greenwood
Farms Subdivision to the Traffic Commission for their review.
Upon a motion duly made by Mr. Wrighttan, seconded by Mr. Heusted, and unanimously
adqted, it was
#4-69-65 RESOLVED that, the City Planning Commission does hereby- transmit
a copy of the revised proposed Greenwood Farms Subdivision
located on the north side of Five Mile Road approximately 865
feet west of Newburg Road immediately west of the Newburg Heights
Subdivision in the Southeast 1/4 of Section 18 to the Traffic
Commission for their review.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Tent announced the next item onthe agenda is consideration of a motion by the
Planning Commission to request the Traffic Commission to consider the
extension of Levan Road to Edward Hines Drive.
Upon a motion duly made by Mr. Tent, seconded by Mr. Wrightman and unanimously
adopted, it was
#4-70-65 RESOLVED t hat, the City Planning Commission does hereby request
the Traffic Commission to consider the extension of Levan Road
to Edward Hines Drive in the North 1/2 of Section 32.
Mr. Walker, Chairman, declared the motion carried and the foregoing resolution _
is adopted.
Upon a notion duly made by Mr. Cameron, seconded by Mr. Heusted and unanimously
adopted, it was
#4-71-65 RESOLVED that, the City Planning Commission does hereby approve minutes
of meetings February 23, 1965, March 2, 1965 and March 16, 1965.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resoluti c..
is adopted.
Upon a motion duly made by lir. Wrightnn, n, seconded by Mr. Tent and unanimously
1() adopted, the City Planning Commission does hereby adjourn the 201st Special
Meeting held on Tuesday, April 6, 1965 at approximately 9:00 p.m.
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Mr. Walker, Chairman,. called the Public Hearing to order at approximately 9:?0
p.m. with fifty interested persons in the audience in addition to those present
at the Special Meeting.
Mr. Tent announced the first item on the agenda is Petition Z-606a by Walter J.
Abraham requesting the rezoning of property located on the south side
of Five Mile Road between Paderewski and Garden in the Northwest 1/4 of •
Section 24 from R-1443 to C-2. Messrs. Abraham and William Szlinis,
Attoney, 35115 Park, Wayne, were present.
Mr. Szlinis stated original petition was filed about two years ago. Stated labs
are 201 wide and cannot be sold as residential property. When township became a
city, the property was zoned C-2 at that time. Subsequently a plan was developed
and in 1952 the zoning was changed. Could not obtain an F.H.A. as residential lots
and it is doubtful that a permit could be issued for residential lots. Five Mile
Road is a heavily travelled road and at some time in the future will be a five
lane highway►. The property across the street is presently zoned R-3 which was
originally residential. The property is vacant. Requests change of coning so
that property owner can better utilize property.
Mr. Wrightman questioned whether owner had any immediate use for property.
Mr. Abraham stated the property on the Southeast corner of Paderewski is presently
proposed for a Rent-It Shop; however, does not have a definite use for the rest
of the area. Has not been able to sell it as residential but as commercial there
is more market.
Mr. Tent questioned whether petitioner has considered C-1 or PS zoning
classification. Mr. Abraham stated a Ps classification would not allow Renin-It
Shop. There is a possibility property could be C-1. Inasmuch as this is two
blacks from Middlebelt Road, the continuation of C-2 area would be more logical.
Mr. Wrightman questioned history of property prior to 1950. Asked what lavas
zoned then. Mr. Abraham stated property was zoned C-2 prior to 1950. In 1952 a
master plan was developed and it was changed to residential.
Mr. Tent questioned whether property has been before commission before.
Mr. Abraham stated two years ago. Commision felt that a transitional area and
that a certain period of time should go by to see what happens.
Mr. Pollock referred to the two excljsions in petition. Mr. Abraham informed
commission that there are two homes on the property. One home is owned by
Caryll Popihan and is included in petition. The other home is owned by
Clark Richardson and is not included in petition. There is however, a For Sale
sign on the Richardson property.
Mr. Pollock wondered whether there is any chance of including the Richardson
property in petition. Mr. Abraham stated this is owned by Mrs. Richardson
(husband rec.ntly died) and he has not had contact with her for about a year.
Stated he will contact her regarding petition.
Mr. Hull stated that the Richardson property is included in the advertising
but that it is not included in the petition as filed. If Mrs. Richardson does
1[) decide to join in the petition, it will not have to be readvertised because it
was included. Will have to work out something to utilize isolated parcel.
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mr. Walker stated if petition is granted not including the Richardson prgaerty,
the commission will be designing a parcel of land that will not have any benefit
to the city or the property owner. Five Mile Road is not desirable for residential
use. Asked the width of Ric.'. •rdson property. It was established it is 40/ wide.
Mr. Ward stated that these lots are only 100/ deep and that if Five Mile Road is
going to be widened for a four lane road, there will not be much parking.
Mr. Abraham stated a workable proposed plan was submitted with the original petition.
The one parcel that there is immediate use for has adequate parking inasmuch as
there are six lots involved.
Mr. Ward stated he is very much opposed to anything like Plymouth Road where there
is parking all over the place. Mr. Hull stated that the entire 120/ width has not
been dedicated.
Mr. Wrightman questioned block east of Haller and whether it is vacant. It was
established that it is.
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Mr. Walker stated that the commission has preferred to see C-2 area designed where
there is a larger amount of land (shopping center areas). A string development
like this should better be zoned C-1. Suggested petitioner see what he can do about
isolated parcel owned by Mrs. Richardson.
Mr. George Ramsey, 15182 Garden, stated area was residential when he purchased
his home. Referred to area west of Farmington Road and that there are homes being
built on Five Mile Road now. Could not see where there will be any less traffic
there than at this point of Five Mile Road. Stated PS would be better but to have
it commercial would be a mistake.
Mr. Wrightman stated that the character of Five Mile Road is what this commission
is determining future use of. It has been laying idle for fifteen years and no
one wants it as residential property.
Mr. Ramsey stated if property owner wants a commercial price on the property when
it is zoned residential it will not be sold. Perhaps it is unfairly priced and
that is reason why it has laid idle.
Mr. Abraham stated property is $50 a foot. Stated it is not over priced.
Mr. Ramsey stated his lot on a residential street sold for $1500 and it is 50/ wide
This is $30 a foot.
Mr. Clyde Kennedy, 34015 Glenview Drive, Farmington, stated no one would build a
residence on Five Mile Road and that this is a transitional area.
Mrs. Frances Moore, 15192 Paderewski, representing Mrs. Frieda Harder, 15192
Paderewski, and Mrs. Clark Richardson, 29105 Five Mile Road, stated she objects
to petition. Cited several other people she represents and submitted a copy of
petition originally filed with original petition. Stated if petition is not
acceptable she will contact people again and secure another petition for
commission. Stated there is a For Sale sign on the Richardson property but that
because of the death of her husband, she is confused and does not know what she
wants. There has never been a traffic cunt in this area but the heavy truck
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traffic is less than it was two years ago. In the Livonia Police Department, the
traffic accident map shows that where there is a high concentration of commercial
property it is a heavy accident area. Referred to Rent-It Shop now locared on the
other corner of Five Mile Road.
There were four present objecting to petition as presented.
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Mr. Tent questioned whether Mrs. Moore would be satisfied with C-1 or PS zoning.
Mrs. Moore stated PS would be fine.
1[0 Mr.Ramsey also stated PS would be fine. With the apartments across the street, PS
would be needed in this area.
Mr. Walker announced that petition would betaken under advisement.
Mr. Tent announced the next item on the agenda is Petition Z-683 by Stephan F.
Slavik, Presicent of Barton Inc., requesting the rez9ning of property
located on the east side of Farmington Road, approximately 560 feet
north of Six Mile Road in the Southwest 1/4 of Section 10, frofn. RLA to
C-1. Mr. David Meinzinger was present.
Mr. Meinzinger stated he felt area has been built up and would like to jolt land
on the market for commercial use. Felt this an orderly progress or evehts.
Mr. Arthur Kissinger, 17411 Bell Creek Lane, stated there is a shopping center
there now that is not too successful. One of the stores is pacann how. On the
southwest corner there is still room for development. Thought it 1454d create a
hardship to rezone area. Haven't even gotten his landscaping in grid already there
is request for change of zoning in the immediate area. There are other
shopping centers in Livonia and this is not going to increase the value of
property. Referred to rubbish and trash blowing over and under wall,
Mr. Tatigian informed commission that a anti-litter ordinance has been drafted at
the request of the commission which is presently with the City Council for their
study.
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Mr. Walker questioned price of homes in area. Mr. Kissinger stated they are
$23,700 and up. Stated his builder told him he was more than willing to purchase
the property under question to build cul-de-sac and homes but that the price was
out of his range.
Mr. Tent asked whether petitioner has an option on the property. Mr. Meinzinger
stated that petitioner owns property and has owned it for a number of years.
Mr. Tent questioned what petitioner has planned for area. Mr. Meinzinger stated
that they have no definite plan but that they would like to put property on the
market. Stated they have had some action on it - perhaps a convalence home.
Mr. Tent questioned how soon property would be developed. Mr. Meinzinger stated
it should be within 12 months.
Mr. Pollock stated to Mr. Meinzinger that he represents some of the finest
builders. Asked whether he thought it ethical to sell $30,000 homes and then have
a commercial area right behind them. Mr. Meinzinger stated it was their feeling
that it should never be used for residential purposes. Mr. Pollock stated that
there have been many of these cases where there is an outlot change after the
residential homes are sold. Just questioning business ethics. Mr. Meinzinger
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stated this piece of property was never laid out for residential use.
Mr. Salem H. Joubran, 17319 Bell Creek Lane, mentioned the noise heard from trucks
going into existing commercial area. Knew commercial area would be there when he
purchased home but he resented it now.
Mr. John Brotewahl, 17561 Bell Creek Lane, informed commissioners that all the
property owners along the property in question are present tonight. 4460
Mr. James Russell, 17511 Bell Creek Lane, stated when he purchased his home he
was told that he didn't have to worry about proper' behind house because it would
not be used for commercial property. This chang7gatly add to traffic hazard
of shopping area. Referred to Shelden Center as it was ten years ago and that now
center is barely getting along. Stores in this area have already began to change
hands. Referred to church to the north and the,i5ssibility of a school in the
future. Stated a rezoning of this area would present rioice and dirt and a nusience.
Mr. Ralph Maly, 34651 Six Mile Road, President of the Burton Hollow Civic Assoc.,
stated this request does not conform with open space planning. There is presently
additional space in the area for additional buildings and they still haven't filled
them. There was to be a circle of commercial buildings with a mall in the middle.
Owner claims he is not able to complete the plan because he is unable to lease
buildings.
Mr. Bob Lelli, 33650 Bloomfield Drive, submitted pictures taken two Sundays ago
showing rubbish and trash in area. Mr. Slavik originally submitted a. request for
R-3 area. The petition was split and one portion was approved (single residences)
and the other not approved (multiple residences) . A petition for change of zoning
should show good cause for rezoning and it should contribute something to the city.
Cited what is presently located in a one mile area. Has asked many of the shop
owners in area to try to improve their property but have been told that their
profits are so small thatthey cannot add anything to store. As a member of a
community believed in shopping and helping shop owners in area but can only buy
and use so much toothpaste etc. Additional commercial zoning is not neaied in area.
There may be a need in the future but there is no need now.
Mr. Edward Leduc, 34424 Burton Lane, Member of the Keep Livonia Beautiful
Committee, stated pictures submitted by Mr. Lelli were shown to his committee and
the members were shocked. Expect to go to people and ask them to clean up area.
Mr. Slavik some time back fought 60' lots and would like to go on record objecting
to change of zoning here. Were told that this would not be commercial. Read
article appearing in the Detroit Free Press April 1, 1965 regarding
Judge Neuenfelt's decision that a public hearing is necessary by the City Council
to passage of the amendment of ordinance. If the original ordinance could not be
adopted without a public hearing, then certainly an amendment to it could pot be
adopted without one.
Mrs. Victor Dumas, 17659 Loveland, stated she did not feel this should be rezoned.
Referred to new highschool just west of Farmington Road and the traffic hazard
increase in area. Also there are certain commercial uses that could go into area
that could be harmful.
Mr. Edward Sicklesteel, 18111 Mayfield, Greenbrier Estates Improvement Association,
stated it has been the associations standing that they do not want any clange to
the existing zoning in area. Concurred with others present and asked that
property remain as is.
' Mrs. Weldon Yeager, 17162 Bell Creek Lane, felt the entire area would be
affected by this change and wished commission to know that it is not just those
in the immediate area that object to this change.
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Mr. Joseph Schram, 34612 Grove Drive, stated this change of zoning would do
nothing for the area or for the City of Livonia. Objected to request as
submitted.
Mr. Walker, Chairman, announced that the petition would be taken under advisement.
Mr. Tent announced the next item on the agenda is Petition Z-688 by Owen J.
Cummings for Garwal Investment Company and Parkside Livonia Credit
Union, requesting the rezoning of property located at the northwest
corner of Parkdale and Raleigh in the Northwest 1/4 of Section 32, from
RUFB to C-1. Mr. Cummings was present.
Mr. Cummings stated the purpose of the rezoning is to permit the construction of
a credit union building. Stated the present credit union building is on the
Southeast corner of Plymouth Road and Raleigh Avenue.and is a rented building.
Cited what other buildings are in area and what they are used for. Stated
the property west of those in question are vacant. Int he contract of purchase
there is an easement created for ingress and egress to direct traffic coming
from building to Plymouth Road as opposed to Van Court or Parkdale. Feeling of
the petitioner is that the credit union would act as a buffer zone between
property on Plymouth Road and residential property on Parkdale. The traffic
pattern would be to the north towards Plymouth Road. Most of the transactions are
by the pay roll and not direct contact except for opening new accounts and with-
drawing money. The present hours of the credit union are 10-5. There will be a
community room in the basement that would be for use of the area as is the
IL practice of other credit unions.
Mr. Wrightman asked for picture of projected building.
Mr. Hull asked whether this type of use is taxable. Mr. Cummings stated it is
taxed as a non-profit corporation. Stated there is a garage on the property
located on the northeast corner of Raleigh and Van Court Avenues that is umd for
storage.
Mr. Weldon Clark, 11307 Ingram, stated it would be difficult to market this
property as residential lots and to secure mortgage money inasmuch as they back
up to commercial property on Ply mouth Road. The F.H.A. loan would not be allowed.
Believed use for credit union purpose is really between a commercial and a PS use.
Mr. George Petrena, Jr., 36551 Parkdale, submitted petition signed by 150 residents
objecting to this request. This use would be the decay of the neighborhood.
Referred to traffic pattern as it is now and that it would be worst. This
rezoning will decrease property values.
Rev. Edward Cook, 9371 Winthrop, Detroit, Parkdale Assembly of God, stated this
would be detrimental to the neighborhood.
The total number of members of Parkdale Assembly of God was cited as 25.
M . Tent. questioned whether Mr. Petrena ever considered purchasing property in
IL
question. Mr. Petrena stated he did not and that he is interested in property
on the southwest corner of Parkdale and Levan because it joins the park.
Mr. Walker announced that the petition would be taken under advisement.
4462
Mr. Tent announced the next item on the agenda is Petition Z-689 by Wayne H. Jones
requesting the rezoning of a 3.35 acre parcel located on the south side
of Ann Arbor Trail approximately 360 feet west of Newburg Road in the
Northeast 1/4 of Section 31, from RUFB to C-1. Mr. Jones was presents
Mr. Walker asked inter_°ed use. Mr. Jones stated that he intends to move his
nursery from its present location to this site. The use will front on
oprne, Newburg.
Mr. Hull questioned whether there will be a year round structure on the propertye
Mr. Jones stated that there will.
Mr. Hull asked whether he would be in operation all year long. Mr. Jones stated
he will be closed from December 31 - March 1. Stated his operation is
considered between that of Frank's and Harold Thomas.
Mr. Walker requested a lay out of area showing ingress and egress, proposed
building, etc.
Mr. Dwight Morris, 37633 Ann Arbor Trail, stated he objects to request because
he did not know how he wanted his property to go - residential or commercial.
Ann Arbor Trail is not a commercial road so far. In this area, everything is
deteriorating and wondered if this operation would just add to deterioration or note
Mr. James Remy, 9419 NeV':urg, stated he thought a nice nursery would be an
improvement to area.
cif
00 of
Mr. Walker announced that petition would be taken under advisement.
Mr. Tent announced the next item on the agenda is Petition M-340 by
Alvin N. Kandt, reque sting permission to sell and rent camping
trailers and related accessories at the Pure Oil Station located on the
southeast corner of Plymouth Road and Arden. Mr. Kandt was present.
Mr. Kandt stated he will use building for his op; ration. Stated 26 x 26 would be
used to display camper trailer and that half of 80 x 45 section would be used for
storage.
Mr. Wrightman questioned whether petitioner would sell gasoline. Mr. Kandt
stated he would.
Mr. Cameron asked size of area. Mr. Kandt stated it is 80 x 100.
Mr. Tent asked whether petitioner intended to store trailers in parking area
behind gasoline station. Mr. Kandt stated there is 45' between back of gas
station and easement and that he is just going to use some of this 45'. Stated
some of the stores on the southwest corner use this area for their cars. Does
not intend to ask them not to park their cars here.
Mr. Wrightman asked how many cars he has there now. Mr. Kandt stated there are
7-9 cars.
t; Mr. Hull asked percentage of operation that would be for trailers. Mr. Kandt
stated there would be 30 inside of building.
4463
Mr. Robert Bruce, 11420 Arden, was present with Mrs. Ralph Du; levy, 11426 Arden
and that they objected to three things: (1) safety hazard, (2) There is no
parking there, and (3) as a member of the Keep Livonia Beautiful Committee, this
use will not add to beauty of community.
Mr. Walker announced that this item would be taken under advisement.
Mr. Walker asked the members to check the items and to look at area and bring
back report for study meeting as follows:
Messrs. Ward and Tent - Item No. 12 on agenda
Mr. Pollock ------- Item No. 13 on agenda
Mr. Cameron Item No. 14 on agenda
Mr. HeustedItem No. 15 on agenda
Mr. Wrightman Item No. 16 on agenda
On a motion duly made by Mr. Cameron, seconded by Mr. Tent and unanimously
adopted, it was
14_72-65 RESOLVED that, the City Planning Commission does
1965hereby adjourn
ayproxiurnely
the Public Hearing held on Tuesday, .gyp 6,
11:35 p.m.
Mr. Walker, Chairman, declared the motion is carried and the Public Hearing is
adjourned.
CITY PLANNING COMMISSION
• 47‘,-1
•
Raym d W. Tent, Secretary pro tem
. ATTESTED:
Char es W. Walker, Chairman
•