HomeMy WebLinkAboutPLANNING MINUTES 1965-09-21 } 4583
MINUTES OF THE 176th REGULAR MEETING AND A
PUBLIC HEARING OF THE CITY PLANNING CCJMSSION OF
THE CITY OF LIVONIA
On Tuesday, September 21, 1965, the City Planning Commission of the City of Livonia,
held the 176th Regular Meeting and Public Hearing at the Livonia City Hall, 33001
Five Mile Road, Livonia, Michigan. Mr. Charles W. Walker, Chairman, called the
Public Hearing to order at approximately 9:00 p.m. with approximately 75 interested
persons in the audience.
Members present: Raymond W. Tent Charles W. Walker Harry Wrightman
Donald Heusted Donald C. Pollock John J. Ward
James Cameron Myra Chandler
Members absent: Bob R. Whitehead
Messrs. Don Hull, Planning Director; John J. Nagy and Michael Tako, Engineering
Assistants, were present.
In the absence of Mr. Whitehead, Mr. Ward presided as Secretary pro tem.
Mr. Ward announced the first item on the agenda is Petition 65-8-1-26 by
William Ponder for the United Construction Company, Inc., requesting
the rezoning of property located on the south side of Eight Mile Road
approximately 300 feet west of Milburn in Section 2 from RUFA to M-1
to accommodate expanding business.
Mr. Ponder, representing the United Construction Company, Inc., stated that rezoning
was being sought to accommodate an expanding business and that more area, in
addition to the 300 feet presently being used, is needed. He stated that the
United Construction Company is basically a construction firm and that, if the
rezoning is granted, the property would be used for the storage of cranes and
equipment, and plans are that another building to be used as a warehouse will be
erected south of the existing building. Mr. Ponder stated that there will be
no use made of the property that will cause noise or vibrations, but use would
be mainly for storage and for a future warehouse.
Mr. Tent stated that the appearance of the Eight Mile Road area between Middlebelt
and Farmington Road seemed to be relatively sad and questioned what could be done
to clean it up and get the rest of the people to police their area.
Mr. Ponder verbally agreed with Mr. Tent and stated that as far as the petitioner's
property is concerned it had been cleaned up and made attractive and the intention
of the petitioner is to keep it that way in the future.
Mr. Wrightman questioned whether or not an additional access would be provided and
how did the petitioner propose to move heavy equipment with only one entrance
from Eight Mile Road.
Mr. Wrightman questioned the possibility of a future request for a driveway to
Milburn, thereby interferring with the residents there.
Mr. Ponder replied that there is only one driveway, but that the west side of
property is vacant and that it was his feeling this operation will not interfere
with those people at all since their lots are fairly deep.
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Mr. Pollock questioned whether this matter had been before the Industrial
Development Commission at one time since it seemed familiar to him and had •
objections been raised regarding the storage of equipment with relation to
habitation for rats, and if this is the same type of storage.
Mr. Ponder stated that he had never presented this petition before, but perhaps
a previous property owner had.
Mr. Pollock questioned if the secondary building is to be strictly a warehouse
for storage of equipment such as cement forms, pallets, etc.
Mr. Ponder replied yes, for storage and that any required repair work would be
done there.
Mr. Wrightman questioned if there would be a protective wall between the industrial
and residential property.
Mr. Hull stated that this would be a requirement if the petition is granted.
Mrs. Mary Redmond, 30675 West Eight Mile Road, stated that she would like to sell
her home for industrial use, but that the depth of the industrial zoning is only
300 feet.
Mrs. Mary Gondek, 30685 West Eight Mile Road, stated that she would like to sell
her property also and has had it up for sale for a year but has not been able to
sell it because the industrial zoning is not deep enough. The stated she is
unable to sell it as residential either because of the noise front the shop
next door and because of the rubbish and litter caused by shops in the area.
Shallow zoning and litter discourage potential buyers with either industrial or
residential interests.
W. F. Wolf, 30875 West Eight Mile Road, stated that he owns two pieces of property
east of the area requested to be rezoned, and has lived on the property for 14
years. Since nothing can be done with his property he would like to see it
rezoned to industrial.
Walter Lambert, 20090 Milburn, lives on property located between the area requested
to be rezoned and Milburn and stated he was speaking against the rezoning petition.
He feels that property owners on Milburn will soon be in the middle of industrial
zoning and property already has junk-yard appearance which is caused by debris and
litter from nearby industry.
Mr. Walker stated that the Planning Department has been aware that the existing
3601 industrial zoning on propetty on the south side of Eight Mild Road is
inadequate, and that a master study has been made covering the area from Farmington
to Middlebelt and that feelings of all people have been taken into consideration
in the preparation of this detailed study. He stated that this study should make
possible a reasonable solution.
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Mr. Lambert asked what the study has outlined regarding the entire industrial area
as of the moment.
Mr. Walker pointed out that the study was detailed and included maps, and though
a copy is not available tonight, Mr. Lambert is invited to visit the Planning
Commission office at any time to review it.
Mr. Sullivan, 20285 Milburn, stated he would like an elaboration of this projected
plan.
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Mr. Hull advised that the study is very detailed and involves plans to increase the
depth of the industrial zoning south of Eight Mile; the possibility of vacating some
14 of the streets, and other means of accomplishing a transition between existing areas
and industrial area.
Mr. Walker stated that the Commission would be happy to meet with Mr. Sullivan next
Tuesday evening for the purpose of going over the entire plan.
Mr. Hull suggested that Mr. Sullivan and a representative visit the office and go
over the study regarding the future zoning of the area.
Mr. Sullivan questioned what zoning Mr. Hull had in mind.
Mr. Hull stated zoning to make possible the transition from residential to M-L and
then to M-1; that there will be an extension of industrial zoning in this area and
that an effort has been made to reach a solution that satisfies everyone.
Mr. Walker announced that this item would be taken under advisement.
Mr. Ward announced the next item on the agenda is Petition 65-8-1-28 by
Herbert Draper and George Jarman requesting to rezone property located
approximately 200 feet east of Stark Road, and approximately 450
feet north of Wadsworth Drive in Section 28 from R5 to M-1.
Mr. George Jarman was present.
Mr. John Tatar, 17251 Lathers, representing the petitioner was present. He stated
that he felt property should be rezoned industrial because it would be more beneficial
1/:: to people of the community and neighborhood. The property on the north, east and
south sides are zoned industrial already, and property to be rezoned is surrounded
by factories and shops so it would not be practical to develop as residential.
Proposed shop that will be constructed will be 60,000 square feet, will be a clean
operation with ho heavy hammering or pounding. It will be primarily a welding
operation of beams, small angle irons and fabrication of iron.
Mr. Walker questioned the plans of ingress and egress.
Mr. Tatar stated that it could be stipulated in the purchase agreement that if it
will be necessary to develop an additional road, in lot 120, they would maintain
it forever.
Mr. Hull questioned whether it was contemplated to divide the land into more than
one area.
Mr. Tatar replied no, there was no intention of subdividing the property and that
there will be a parking area for thirty cars.
Mr. Wrightman questioned what portion of the property is anticipated for accommodation
of storage.
Mr. Tatar stated that the shop itself would be used for storage and also will be
outdoor storage in back.
tit4 Mr. Walker questioned if racks would be used for storage.
Mr. Tatar stated racks would be a necessity.
Mr. Tent questioned how many people will be employed in the shop.
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Mr. Tatar replied that twenty people would be employed in the shop, and if there
would be reason to increase that number parking space for thirty cars has been
provided for.
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Mr. Pollock asked if there was no way to get to the proposed M-1 land except
through the Alden Village $ubdivieion, and if heavy trucks had to be used there
would be need for a road to accommodate them.
Mr. Tatar stated that to have an adequate road facility a portion of lot 120 had
been acquired, that the purchaser has been in the business for years, has inspected
the property and feels that this road will be adequate.
Mr. Wrightman questioned the petitioner regarding the type of fabrication that would
be done, and would the work done involve large beams such as are used for bridges.
Mr. Tatar stated that the work is not structural.
George Jarman indicated that the work done will be used mainly by the automotive
industry for tops of cars. Light manufacturing to be done. Will not allow
heavy manufacturing.
Mr. Joseph Vanzo, 12066 Boston Post Road, stated that his greatest concern is the
proposed use of Stark Road for industrial traffic and that this traffic will be
going right through Alden Village Subdivision. Stark Road is not capable of
handling large trucks. Mr. Vanzo referred to a resolution made by Councilman
Daugherty on September 27, 1961 0698) regarding industrial traffic on Stark Road.
So far as he knows nothing has been done on this resolution. Mr. Vanzo stated
that he feels the Planning Commission should consider it their responsibility
t,
to make a study of this entire area as to how the industrial traffic can be
diverted out of the subdivision.
There being no other present wishing to be heard either in favor of or opposed to
this petition, Mr. Walker announced that this item would be taken under advisement.
Mr. Ward announced that the next item on the agenda is Petition 65-8-1-29 by
Donald and Nettie Frick requesting the rezoning of property
located on the west side of Middlebelt Road, approximately
660 feet south of Seven Mile Road in Section 11 from R-5 to
C-2 for erection of commercial buildings. James Mies, Attorney,
was present.
Mr. Mies stated that Mr. & Mrs. Frick would like to dispose of this property due
to the widening of Middlehelt Road and the traffic situation. As residential
use it is not possible for clients to make any further development of property.
C-2 would be the highest and best use to which property could be put. C-2 is
prevailing use in area.
Mr. Wrightman questioned whether there was someone interested in the property as
C-2 and would an establishment go up immediately. Mr. Wrightman stated that
there was ample C-2 property in the City which is available but not being
purchased and would feel better about it if he had a tenant for the property.
Mr. Mies stated that he had a tentative purchaser for the property if it is
rezoned.
Mr. Tent stated that he too was concerned as to what type of establishment is
proposed for this property.
Mr. Mies stated that he did not know what it would be used for since umbra aver
what a purchaser uses property for is limited.
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Mr. Walker announced this item would be taken under advisement.
Mr. Ward announced the next item on the agenda is Petition 65-8-1-31 by the City
Planning Commission requesting to rezone property located approximately
450 feet south of Plymouth Road and 280 feet west of Farmington
Road in Section 33 from R-7 to RUF.
Mr. Doyle Tippett was present and stated that he owned the property that was
rezoned about one year ago and that he was given the right to build apartments
at that time. He asked what objection the Planning Commission might have to these
apartments.
Mr. Hull stated that the Planning Commission had no categoric objection to apartments
but that their concern was over the type of development that could take place in
this area. Considering the concentration of population in this area with only one
access to a major thoroughfare, how desirable would the quality of living be
adjacent to a restaurant? Mr. Hull also pointed out that there was only one
out that there was only one ingress and egress to farmington Road and that he
couldnvt see how the development of this area as multiple family could be an
asset to the community..
Mr. Pasanen, 33593 Plymouth Road, stated that he owned parcel 204 and was in
agreement with Mr. Tippett.
Mr. Able, 33599 Plymouth Road, indicated that he lives on lot 205b, which is
across from Mr. Pasanen's lot, and feels that apartments are all right for this
property.
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t,
Mr. Walker announced this item would be taken under advisement.
Mr. Ward announced the next item on the agenda is Petition 65-8-1-30 by
J. Leonard Hyman for Jack Surnow requesting to rezone Property
located at the southeast corner of Ann Arbor Trail and Wayne
Road in Section 33 from C-1 to C-2 to permit erection of a
gas station.
Mrs. Elsie Stewart, 9043 Hanlon, questioned the Commission as to the future plans
for the remainder of the property now zoned RUF.
Mr. Walker indicated that at one time it was requested to put a discount store on
this property but that the majority of the people in the area wanted the area to
remain high calibre residential.
Mr. Walker announced this item would be taken under adivsement.
Mr. Ward announced the next item on the agenda is Petition 65-8-3-1 by
the City Planning Commission requesting the vacation of
property located south of Lyndon and west of Farmington Road
in Section 21; (Grennada Park Subdivision).
Mr. Rodney Kroph, Attorney, wished to know if the purpose of the petition was
actually delete this Subdivision from the City and replace it with a park.
Mr. Walker stated that that was correct.
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No one was present wishing to be heard either in favor of or opposed to the
petition as presented.
Mr. Walker announced that this item would be taken under advisement.
Mr. Ward announced the next item on the agenda is Petition 65-8-2-3 by
Carl Langer requesting to be granted a waiver use permit to
construct and operate an auto wash establishment with accessory
gas pump on property located on the south side of Plymouth
Road, approximately 700 feet east of Milburn in the N. E. 1/4
of Section 35.
Mr. James Mies, Attorney representing the petitioner, was present and stated that
the area is one that would be compatible to the use that is being requested in
view of the use of property surrounding it; the fact that the auto wash does not
back on to residential property; area is heavily populated indicating an ideal
location for an auto wash; there are no other auto wash establishments in the
two mile strip from Farmington Road to Middlebelt on the south side of Plymouth
Road. He stated that his client will invest $200,000.00 into this business
because he feels it will be successful and will use modern equipment. It
conforms to all requirements set forth in the Ordinance and in some cases excells
the requirements in that it is a large lot, 50 cars can be accommodated with
exit for 3 or 4 cars at one time. He further stated that Mr. Langer has been
in this typw of business for a number of years, owns and operates one of the
two auto wash establishments in Birmingham and that it will be beneficial to
the City because it will increase the tax base.
Mr. Walker requested Mr. Ward, Secretary pro tem, to read the letter dated 9/17/65
from the Police Department regarding this petition.
Mr. Pollock asked if the Master Thoroughfare Plan indicated that Henry Ruff would
be cut through.
Mr. Hull expressed his belief that it did it did but that it would not necessarily
have to go through the property to be used but through the parcel as a whole.
Mrs. Chandler questioned the Police Department was supplied with a plan of this
proposed auto wash in making their recommendation.
Mr. Hull replied that a site plan was submitted to the Police Department for
evaluation.
Mr. Pollock questioned if there would be any possible way to install an extra
land on Plymouth Road to alleviate any traffic problem.
Mr. Mies advised the Commission that this would involve the acquisition of
additional property. It would be expensive to build an extra land; it is felt
that the extra land will not be needed and paving could present a serious problem.
If Henry Ruff were cut through very little of this property would be taken.
Mr. Hull stated that the critical problem would be handling of left turn flow of
traffic.
titMr. Walker announced this item would be taken under advisement.
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Mr. Ward announced the next item on the agenda is Petition 65-9-2-5 by
Leonard G. Ryder and Earl G. Kelm, Jr., requesting to be
granted a waiver use permit to operate a real estate office
on lots 245 through 250 inclusive, Coventry Gardens Subdivision,
located at the corner of Farmington Road and Rayburn in the South-
east 1/4 of Section 16. Public Hearing 9/21/65.
Mr. Leonard Ryder, 3365 York, Dearborn, was present and stated that this will be
their third office. They are presently located in Dearborn and Plymouth. PS
zoning now includes real estate offices.
Mr. Wrightman questioned Mr. Ryder regarding the number of proposed parking spaces
and if the area would be paved.
16lr. Ryder indicated that whatever the Ordinance required would be provided.
Mr. Wrightman asked if ingress and egrees would be on Farmington Road.
Mr. Ryder replied no.
Mr. Wrightman questioned Mr. Ryder's intention regarding fence requirements and if
improvements would be made to the house that will be occupied.
Mr. Ryder replied that he understood a fence would be required and that $5,000-
$6,000 has been expended already in making improvements to the property.
Mr. Pollock asked how long this property had been zoned PS, and Mr. Hull replied
i that the entire strip of property from Myrna to Roycroft has been zoned PS for
quite a long time.
Mr. Walker announced this item would be taken under advisement.
Mr. Ward announced the next item on the agenda is Petition 65-9-2-4 by
Melvin H. Sachs requesting to be granted site plan approval
for the proposed apartment house development on property located
on the north side of Ann Arbor Trail, approximately 630 feet west
of Ann Arbor Road in the Northeast 1/4 of Section 31. Public
hearing 9/21/65.
Mr. Donald Fried was present representing Melvin Sachs, the Architect retained
for the project, and stated that site plan approval was being requested for apart-
ments which will include a community house, swimmingpool, landscaped courts,
and adequate parking facilities making this project a self contained, luxury
living area.
Mr. Wrightman questioned the cost of the apartments per unit.
Mr. Fried informed the Commission that the cost of rentals would be $190 per month
for one bedroom units and $250 per month for two bedroom units.
Mr. Walker announced this item would be taken under advisement.
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Mr. Ward announced the next item on the agenda is Petition 65-8-7-1 by
the City Planning Commission requesting to incorporate parcel
06K1b2 into the Master School and Park Plan of the City of
Livonia. Property is located north of Seven Mile Road and
east of Haggerty Road in Section 6. (90 acres). Public hearing 9/21/65.
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Mr. William Ponder was present representing Mr. & Mrs. Kenney, owners of the
property at Seven Mile and Haggerty and stated for the record that they were
definitely opposed to this property being placed on the Master Plan. Mr. Ponder
further stated that they have negotiated with the City Council regarding acreage
and price in acquiring this property. It is felt that it would be a disadvantage
to them when dealing with the Council to have this land already designated on
the Master Plan as a park site because it would be removed from the market.
Mr. Ponder informed the Commission that the property has been appraised and that
a meeting with the City Council has been set for the evening of October 11, 1965
for the purpose of reaching an agreement whereby the City can obtain the property.
This item appearing on the Planning Commission agenda at the same time as negotia-
tions are being carried on with the City Council is hurting their position and
therefore it is requested that the petition be denied, and in any event, that
action of the Planning Commission be held in abeyance until after the October 11,
1965 meeting with the Council.
Mr. Walker questioned Mr. Ponder if he had been representing the owners before the
City Council and if he felt it had worked itself to a decision one way or another.
Mr. Ponder stated that appraisals have been made, reports have been made by the
Law Department, and that one meeting with the Council has been hald already at
which time it was decided that October 11, 1965 would be set aside for a meeting
on this one item with Mr. Shaw, Mr. Jones and Mr. Phillips also attending.
Mr. Tent questioned what bearing this would have on the Council 's decision.
Mr. Ponder replied that some of the Councilmen did not know that this was being
brought up by the Planning Commission and that when you deal you want to feel free
to deal at a fair market value.
Mr. Tent stated that Mr. Ponder's first request was that the petition be denied
and the second that action be held in abeyance until after the October 11, 1965
meeting; which did he mean.
Mr. Ponder stated that he wished the petition to be denied completely.
The property is taken off the market for selling pruposes
if it has been disignated as a park.
Mr. Wrightman asked if there was any correspondence from Parks and Recreation as
to the desirability of this property for park use.
Mr. Walker reminded the Commission that this matter goes back to early part of
May when the Law Department referred it to Parks and Recreation. It was then
referred to the Planning Commission for an opinion as to the use of the land
and that is why it appears on this agenda at a time when Mr. Ponder is negotiating
with the Council; it has not just come up.
Mr. Ponder suggested that this could be their procedure for finding out just
what the Planning Commission thinks of the property for Park purposes.
The letter dated August 20, 1965, from the Law Department pertaining to the
appraisals that have been made on the Kenney property was given to Mr. Walker by
Mr. Ponder and was read aloud by Mr. Ward, Secretary pro tem.
Mr. Wrightman questioned if this property was on the borderline of the proposed
freeway and Mr. Ponder replied it was, but the freeway route has not been settled
but will run either east or west of the property.
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1[ Mr. Walker announced this item will be taken under advisement,
Mr. Ward announced the next item on the agenda is petition 65-9-4-3 by
Gordon-Begin Company requesting to develop Lou-Har Subdivision
proposed to be located on the south side of Lyndon Avenue between
Middlebelt Road and Henry Ruff in the Southeast 1/4 of Section 23.
Mr. Walker read the letter dated 9/20/65 from Frank Kerby, Acting Chief Building
Inspector, to the City Planning Commission pertaining to the lot sizes which
are not in conformance with the Zoning Ordinance.
Mr. Ponder was present and stated that he represented the Gordon-Begin Company,
the Petitioners.
Mr. Hull stated that this property is surrounded by inflexible boundaries and
is a peculiarly shaped parcel of land. Since it would be impossible to get
additional depth it seems logical that the developer should be requested to make
up the area by going to additional width. Mr. Hull stated that he would like
an opinion from the Department of Law regarding the Planning Commission's
responsibility in relation to Section 18.07 of the Zoning Ordinance.
Mr. Forsythe, representing Belle Mar Subdivision, was present and stated that he
was interested in knowing what size house Gordon-Begin was proposing to build in
this area.
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Mr. Hull stated that a classification of B was decided on but only for the area
covered by the petition that would rezone the land west of Melvin from R-2 to
R-3; land to the north is zoned R-2-A with a 1,150 square foot house size.
Mr. Forsythe questioned if this would be including a garage and that one owner
in the area did not have enough room to build a garage.
Mr. Hull stated that a variance would have to be requested.
Mr. Pollock questioned Mr. Forsythe as to the square footage of the houses in
his area.
Mr. Forsythe answered that there are 1,250 square feet in his house.
Mr. Hull stated that the minimum size house he could build is 1,150 square feet.
Mr. Donald Barton, 31250 Plymouth Road, with reference to lots 16-28 west of
Melvin, stated that lot size was no problem. He then questioned the Commission
as to whether they were giving approval of the plat prior to acting on house size,
and if the Commission is changing the classification on the house size to B.
Mr. Hull advised that he referred to this matter as the area covered by Petition
65-8-1-27.
11 Mr. Wrightman asked if this category would be an A. classification house.
Mr. Hull stated that this is right. Would the Planning Commission in approving
this plat jeopardize anything as far as designating the house size classification.
Mr. Walker stated that if we approve the plat he didn't think the Commission could
go back and change the house size.
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Mr. Ward questioned if Mr. Ponder would go on record as saying that houses
smaller than that would not be built.
Mr. Ponder stated that he would take the matter up with the developers and give
us a letter of intent to that effect if it is agreeable to them.
Mr. Barton asked if there was any possibility of increasing the house size.
Mr. Walker stated that the B classification is the absolute maximum that could
be obtained in this area.
Mr. Ponder indicated that 1,200 square feet would be the minimum size house
planned for this area.
Mr. Walker announced that this item would be taken under advisement.
Upon a motion duly made by Mr. Pollock, seconded by Mr. Wrightman, and unanimously
adopted, it was.
#8-167-65 RESOLVED that, the City Planning Commission does hereby adjourn the
Public Hearing held on Tuesday, September 21, 1965, at approximately
11:10 p.m.
Mr. Walker, Chairman, declared the motion is carried and the public Hearing is
adjourned.
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Mr. Walker, Chairman, called the 176th Regular Meeting to order at approximately
11:25 p.m. with approximately the same number of interested persons in the audience
as were present at the Public Hearing.
Mr. Ward announced the first item, on the agenda is Petition 65-9-5-1 by
Nathaniel Share requesting to remove sand from property located
approximately at the northwest corner of Plymouth and Levan Roads
in the Southwest 1/4 of Section 29.
Mr. Walker questioned if the Ordinance has been changed whereby these petitions
appear on the agenda without a public hearing having been held.
Mr. Hull advised that that is correct, but are still subject to the bond of
$500.00 per acre.
Mr. Barrie was present representing Nathaniel Share, owner of the Burton Share
Industrial Subdivision. He advised the Commission that Mr. Share is not in the
business of selling sand but wants to remove a high hill by removing excess sand.
Estimate of sand to be removed is 48,000 yards and that it will be sold for
.25 per yard. Land will be kept at grade level established by the Engineering
Department. The entire parcel comprises sixty acres and approximately one third
of the area will be involved in this operation.
Mr. Barrie stated that it was understood that a surety bond and a 10% cash bond
is required.
Mr. Hull stated that this procedure has been changed and that it would be adequate
to specify the amount of the bond on a per acre basis and that the actual area
involved could be the obligation of the Inspection Department.
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No others were present wishing to be heard on this matter.
Upon a motion duly made by Mr. Wrightman, seconded by Mr. Ward and unanimously
approved, it was.
#9-168-65 RESOLVED that, in conformance with Section 18.13A of Ordinance No. 543,
the Zoning Ordinance, the City Planning Commission does hereby grant
petition 65-9-5-1 by Nathaniel Share of Burton Share, Inc., requesting
permission to remove sand from property within the proposed Plymouth-
Levan Industrial Subdivision located on the northwest corner of Plymouth
Road and Levan in the southwest 1/4 of Section 29 for the following
reasons:
(1) There will be no conflict with future development.
(2) It is necessary to grade the entire site to make it suitable
for industrial development, thus existing topography would
be disturbed anyway;
and, FURTHER RESOLVED, that the applicant deposit with the City Clerk
a corporate surety bond at $500.00 per acre for 30.7 acres, and a
cash bond in the amount equal to 10% of the surety bond; such bonds
shall be for an indefinite period until released and discharged by
resolution of the City Planning Commission; and
THAT, the period for which the permit herein is authorized shall be
as stipulated in Section 18.13A of Ordinance No. 543, the Zoning
Cf Ordinance; and
THAT, the applicant shall apply for and obtain the permit herein
authorized within thirty (30) days from the date of this resolution.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Tent, Wrightman, Cameron, Pollock, Ward, Heusted, Chandler, Walker
NAYS: None
ABSENT: Whitehead
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Ward announced the next item on the agenda is Petition 65-8-1-25 by
Rodney C. Kropf for Harry E. Wolfe requesting to rezone property
located on the west side of Farmington Road approximately 400'
north os Schoolcraft in the southwest 1/4 of Section 21 from R-2
to C-2. Public hearing 9/7/65.
Upon a motion duly made by Mr. Ward, seconded by Mr. Tent, and unanimously adopted
it was.
#9-169-65 RESOLVED that, pursuant to a Public Hearing having been held on
September 7, 1965, on petition 65-8-1-25 as submitted by Rodney C
Kropf for Harry E. Wolfe for a change of zoning on property located
± on the west side of Farmington Road approximately 400' north of
Schoolcraft in the Southwest 1/4 of Section 21, from R-2 to C-2
the City Planning Commission does hereby recommend to the City Council
that Petition 65-8-1-25 be granted for the rezoning of the following
described area only:
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The S. 15 acres of the E. 1/2 of the S. E. 1/4 of the S. E. 1/4
of Sec. 21. Town 1 South, Range 9 East, City of Livonia, Wayne
County, Michigan. Except the north 234.0 ft. of the south 336.0 ft.
of the east 324.72 ft. thereof. 11.54 acres.
for the following reasons;
(1) This area has tremendous potential for high calibre commercial
development because of its size, shape and proximity to
Farmington Road and to the future I-96 freeway;
(2) This is a general area that does not contain any large commercial
developments and can provide a worthwhile service to the City's
buying public;
(3) A large successful commercial development in this area could
enhance Livonia's tax base, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, Livonian Observer and City Post, under date of
August 18, 1965 and notice of which hearing was sent to the Detroit
Edison Company, the Chesapeake & Ohio Railway Company, Michigan Bell
Telephone Company, and the Consumers Power Company, City Departments
and petitioner as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Wrightman, Cameron, Ward, Heusted, Chandler, Tent, Walker, Pollock
NAYS: None
ABSENT: Whitehead
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Ward announced the next item on the agenda is petition 65-8-1-1 by
Walter J. Abraham requesting to rezone property located on the
south side of Five Mile Road between Paderewski and Garden in
the Northwest 1/4 of Section 24 from R-1 to C-2. Public hearing
8/24/65.
Upon a motion duly made by Mr. Tent and seconded by Mr. Heusted, it was
#9-170-65 RESOLVED that pursuant to a public hearing having been held on
August 24, 1965, on Petition 65-9-1-1 as submitted by Walter J.
Abraham for a change of zoning on property located on the south
side of Five Mile Road between Paderewski and Garden in the
Northwest 1/4 of Section 24 from R-1 to C-2, the City Planning Com-
mission does hereby recommend to the City Council that petition
65-8-1-1 be denied for the following reasons:
(1) The C-2 zoning category includes uses that would not be
feasible on the limited quantity 'of land involved.
(2) Many of the uses allowed within a C-2 zoning district
would not be compatible with the adjacent residential
neighborhood.
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(3) Intensity of use permitted by C-2 zoning is too great
for this small parcel of land.
i
i (4) Any substantial increase in vehicular ingress and egress
to and from Five Mile Road from development in this area could
be detrimental, and,
FURTHER RESOLVED that notice of the above hearing was published in
the official newspaper, the Livonian Observer and City Post, under
date of August 4, 1965, and notice of which hearing was sent to
the Detroit Eidson Company, the Cheaspeake & Ohio Railway Company,
Michigan Bell Telephone Company, Consumers Power Company, City
Departments and petitioner as listed in the Proof of Service.
Mr. Tent suggested that Mr. Hull submit his study on this area to the City
Council along with the Planning Commission's recommendation.
Mr. Pollock suggested that a copy of the study be sent to the petitioner as well.
A roll call vote on the foregoing resolution resulted in the following;
AYES: Pollock, Ward, Heusted, Chandler, Tent, Wrightman, Cameron,Walker
NAYS: None
ABSENT: Whitehead.
Mr. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
I
Mr. Ward announced the next item on the agenda is petition 65-8-1-28 by
Herbert Draper and George Jarman requesting to rezone property
located approximately 200 feet east of Stark Road, and approximately
450 feet north of Wadsworth Drive in Section 28 from R-5 to M-1.
Public Hearing 9/21/65.
Mr. Walker stated that this item is referred back to Mr. Hull for study of traffic
egress and ingress in the area and that it would be placed on a future study
agenda.
Mr. Ward announced the next item on the agenda is petition 65-8-1-31 by
The City Planning Commission requesting to rezone property
located approximately 450 feet south of Plymouth Road and 280
feet west of Farmington Road in Section 33 from R-7 to RUF.
Public Hearing 9/21/65.
Upon a motion duly made by Mr. Pollock, seconded by Mr. Wrightman and unanimously
adopted it was
#9-171-65 RESOLVED that pursuant to a Public Hearing having been held on
September 21, 1965, on Petition 65-8-1-31 as submitted by the
City Planning Commission on its own motion for a change of zoning
IL of property located approximately 450 feet south of Plymouth Road and
280 feet west of Farmington Road in Section 33 from R-7 to RUF the
City Planning Commission does hereby recommend to the City Council that
petition 65-8-1-31 be granted and that the multiple family use be
rejected in this area for the following reasons;
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(1) It is questionable as to whether high calibre multi-family
development can take place within this area.
(2) It is doubtful if adequate and logical access can be provided
for high density development in this area.
(3) The apparent disinterest in developing a portion of this land for
multi-family by one of the owners reduces the size and shape
of this parcel to an area which is questionable for multi-family
use.
(4) The development of multi-family in this area will only increase
the traffic congestion and thereby create additional unwarranted
hazards.
(5) The character of the district and the general trend and character
of the area would indicate the unsuitability of multi-family
use for the land involved.
A roll call vote on the foregoing resolution resulted in the following;
AYES: Tent, Wrightman, Cameron, Pollock, Ward, Heusted, Chandler, Walker
NAYS: None
ABSENT: Whitehead
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Ward announced the next item on the agenda is petit• on 65-8-2-3 by
Carl Langer requesting to be granted a waiver use permit to construct
and operate an outo wash establishment with accessory gas pump on
property located on the south side of Plymouth Road, approximately
700 feet east of Milburn in the Northeast 1/4 of Section 35. Public
Hearing 9/21/65.
Upon a motion duly made by Mr. Wrightman, and seconded by Mr. Tent it was
#9-172-65 RESOLVED that pursuant to a public hearing having been held on
September 21, 1965, on Petition 65-8-2-3 as submitted by Carl Langer
requesting to be granted a waiver use permit to construct and operate
an auto wash establishment with accessory gas pump on property located
on the south side of Plymouth Road, approximately 700 ft. east of
Milburn in the Northeast 1/4 of Section 35 the City Planning
Commission does hereby recommend to the City Council that petition
65-8-2-3 by denied for the following reasons:
(1) It will be a high traffic generator on a thoroughfare that is
not capable of absorbing additional conflicts with the existing
traffic.
(2) There are existing facilities within the area to provide a
similar service to the people of the City, and
FURTHER RESOLVED, that notice of the above hearing was sent to property
woners within 500 feet, petitioner and City Departments as listed in
the Proof of Service.
,
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1[ Mrs. Chandler indicated her feelings that the Commission should study this matter
further and stated that she felt a true picutre had not been submitted to the
Traffic Commission and that she felt an inspection by the Commission should be
made of Mr. Langer's auto wash establishment in Birmingham.
Mr. Ward stated that the Thoroughfare Plan of the City should be amended to
show the City's intentions are regarding the extension of Henry Ruff Road, and
to establish the right-of-way.
Mr. Pollock stated that he concurred with the report of the Traffic Commission
regarding Henry Ruff extension and that a light at Henry Ruff and Plymouth
would be helpful. He also stated his agreement to further study on this item.
Mr. Tent called attention to the fact that during the public hearing it was
indicated that there were no facilities comparable to this in the area, but in
fact, there are three. Mr. Tent stated that the Commission needed to take a
stand on gas stations and that he felt this corner is saturated and that this
use will be a traffic generator.
Mr. Wrightman stated that if further study will enlighten Commission he would
withdraw his motion for that prupose only. He stated his feelings that if this
proposal was for any other area of the City there would be less of a problem
with traffic.
Mr. Mies advised the Commission that further study would hinder their operation
and that he would prefer the Commission act on the petition one way or another,
so that he could proceed with obtaining approval from Council, otherwise this
IL
could not be accomplished this year. He stated that the benefits of further study
could be passed along to Council at a later date.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Tent, Wrightman, Cameron, Pollock, Ward, Heusted
NAYS: Chandler, Walker
ABSENT: Whitehead
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Ward announced the next item on the agenda is petition 65-9-2-5 by
Leonard G. Ryder and Earl G. Keim, Jr., requesting to be
granted a waiver use permit to operate a real estate office on
lots 245 through 250 inclusive, Coventry Gardens Subdivision, located
at the corner of Farmington Road and Rayburn in Southeast 1/4
of Section 16. Public Hearing 9/21/65.
Upon a motion duly made by Mr. Cameron and Seconded by Mr. Wrightman it was
#9-173-65 RESOLVED that pursuant to a public hearing having been held on
September 21, 1965, on Petition 65-9-2-5 as submitted by Leonard
IL
G. Ryder and Earl G. Keim, Jr., requesting to be granted a waiver use
permit to operate a real estate office on lots 245 through 250
inclusive, Coventry Gardens Subdivision, located at the c3rner of
Farmington Road and Rayburn in the Southeast 1/4 of Section 16, the
City Planning Commission does hereby recommend to the City Council that
Petition 65-9-2-5 by approved for the following reasons:
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(1) This use is a low traffic generator and should not
conversely conflict with traffic on Farmington Road.
(2) It is a use that would be compatible with the adjacent
residential development with other professionalservice
uses within the area; and
FURTHER RESOLVED that, notice of the above hearing was sent to
property owners within 500 feet, petitioner and City Departments
as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Wrightman, Chandler, Pollock, Ward, Heusted, Cameron, Tent, Welke_
NAYS: None
ABSENT: Whitehead
Mr. Walker, Chairman, declared tha motion is carried and the foregoing resolution
is adopted.
Mr. Ward announced that the next item on the agenda is petition 65-9-2-4 by
Melvin H. Sachs requesting to be granted site plan approval for the
proposed apartment house development on property located on the
north side of Ann Arbor Trail, approximately 630 feet west of Ann
Arbor Road in the Northeast 1/4 of Section 31. Public Hearing 9/21/65.
Mr. Wrightman questioned the acreage involved and what would be produced in
single residences.
Mr. Hull stated about 20 75-80 foot lots, but that concern here was whether or
not this site plan justified approval of the Planning Commission.
Mr. Ward indicated a concern over the developers intentions regarding the two
adjacent parcels and if they would request multi-family zoning on these parcels
if they were given site plan approval. Mr. Ward also stated he thought it would
be a good plan if the developers would develop the PS property at the same time
as the multi-family.
Mr. Albert Weine, 19880 Cranbrook, was present and stated that a portion of the
property on the west has been given up because it is too small for apartment dev-
elopment, and that he has been negotiating with a man who would like to put up
a convalescent home on adjacent land. He also stated that he planned to erect
luxury type apartments.
Mr. Pollock stated that he did not agree with a convalescent home on the adjacent
property.
Mr. Walker questioned if there was any way to assure the type of development
planned for the adjacent property.
Mr. Hull questioned if Mr. Weine's proposed development is of the same high
calibre as shown on the original plans.
Mr. Weine advised that it is the same. He added that the two bedroom apartments
will be about 1,238 square feet, that there would be a central court, swimming
pool and car port.
M I
4599
Mr. Walker questioned if he has any existing units similar to what is proposed
here.
Mr. Weine replied no, but he lives in a similar one at Hubbell and Wyoming.
Mr. Hull stated that it would be in order for the Inspection Department to not
issue a permit if he comes in with plans other than those he brought in
originally.
Upon a motion duly made by Mr. Cameron and seconded by Mr. Heusted, it was
#9-174-65 RESOLVED that pursuant to a Public Hearing having been held on
September 21, 1965 on Petition 65-9-2-4 as submitted by Melvin H.
Sachs requesting to be granted site plan approval for the proposed
apartment house development on property located on the north side of
Ann Arbor Trail, approximately 630 feet west of Ann Arbor Road in
the Northeast 1/4 of Section 31, the City Planning Commission does
hereby recommend to the City Council that Petition 65-9-2-4 be
granted for the following reasons;
(1) It is of sufficient calibre to justify our approval,
(2) It is not in conflict with the setback requirements of
the Zoning Ordinance, and
THAT a permit not be issued by the Inspection Department if the
plans submitted are plans other than those submitted originally to
the Planning Commission, and
FURTHER RESOLVED that, notice of the above hearing was sent to
property owners within 500 feet, petitioner and City Departments
as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Heusted, Chandler, Tent, Wrightman, Cameron, Pollock, Ward,Walker
NAYS: None
ABSENT: Whitehead
Mr. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Ward announced the next item on the agenda is Petition 65-8-7-1 by
the City Planning Commission requesting to incorporate
parcel O6Klb2 into the Master School and Park Plan of the
City of Livonia, Property is located north of Seven Mile
Road and east of Haggerty Road in Section 6. (90 acres).
Public Hearing 9/21/65.
Mr. Walker stated that the Commission had been requested to hold this item in
abeyance until after the meeting of October 11, 1965 of the City Council.
Mr. Walker announced that this item would be taken under advisement.
4 . 3
4600
Mr. Ward announced the next item on the agenda is Petition 65-9-4-3 by
Gordon-Begin Company requesting to develop Lou-Har Subdivision
proposed to be located on the south side of Lyndon Avenue
between Middlebelt Road and Henry Ruff in the Southeast 1/4
of Section 23. Public Hearing 9/21/65.
Mr. Walker announced that this item would be taken under advisement until the
matter regarding house size has been settled
Upon a motion duly made by Mr. Ward, seconded by Mr. Tent and unanimously
adopted, the City Planning Commission does hereby adjourn the 176th Regular
Meeting held on Tuesday, September 21, 1965, at approximately 12:30 a.m.
CITY PLANNING COMMISSION
1e4244J J. W , Secretary pro tem
A70:44) ,
Charles W. Walker, Chairman