HomeMy WebLinkAboutPLANNING MINUTES 1966-01-25 . ' 4662
MINUTES OF THE 178kh REGULAR MEETING
AND A PUBLIC HEARING OF THE CITY
PLANNING COMMISSION OP THE CITY OF
LILIVONt.A.,
On Tuesday, January 25, 1966, the City,;,Plattning Commission of the City of Livonia,
held the 17$:• Regular Meeting and a Public Hearing at the Livonia City Hall, 33601
Five Mile Road, Livonia, Michigan. Mr. Charles W. Walker, Chairman, called the
Public Hearing to order at approximately 8:30 p.m. with approximately 120 people,
in the audience.
Members present: Raymond W. Tent Donald Heusted Marvin Moser
John J. Ward Harry Wrightman Charles W. Walker
Donald Pollock Bo b R. Whitehead
Members absent: * Myra Chandler
Messrs. Harvey W. Moelke, Mayor; Don Hull, Planning Director; John J. Nagy, Assistant
Planning Director; Harry Tatigian, Assistant City Attorney, were present.
Mr. Wrightman announced the first item on the agenda is Petition 65-12-1-40 by
Joseph B. Monaco, requesting to rezone property located at the
northeast corner of Farmington Road and Lyndon Avenue in Section
22 from RUF to P.S. for construction of a nursing home, convalescent
home or a professional center, or a high rise office building.
Mr. Walker stated that a letter dated December 14, 1965 had been received from Mr.
Frank Kerby, Chief Building Inspector, which indicated that no protective wall is
required on the east side of this proposed site except at the north end of the lot
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where it physically abutts residential property.
Mr. Dick Gabel, representing Mr. Bill Bowman, President of Thompson-Brown Company,
read and submitted a memo from Mr. Bowman relative to the intent of the Thompson-
Brown Company in working with the Commission in creating the highest and best use
of this property.
Mr. Walker questioned if Mr. Gabel is asking for a recommendation as to the
zoning and land use from the Planning Commission.
Mr. Gabel replied, yes.
Mr. Walker advised Mr. Gabel that this petition will be studied further and at the
time the Commission is ready to take final action reference will be made to Mr.
Bowman's memo.
Mr. Milton Holley, 14821 Farmington Road, objected to this petition and stated that
the property is in the right-of-way for widening Farmington Road and will increase
the cost of the road. Mr. Holley suggested that the City rezone the property to
civic center along with the rest 2f the property in this area, and in the future
when plans are made to expand the civic center the property will be available.
He further stated that he does not feel that P.S. zoning is the best for this
area, that it constitutes spot zoning and will add to the lack of space for people
owning homes in Kimberly Oaks Subdivision.
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Mayor Harvey W. Moelke was present and stated that the purchase of this property has
been contemplated to go along with the civic center and that there is a possibility
it may be leased to the YMCA if it is acquired. Mayor Meolke stated that the
burden of proof is on the petitioner that the Master Plan is viral* and that RUE'
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zoning is not the best for this property, and further stated that the character
of the property around the civic center should be preserved.
Mr. Ronald Eschenburg, 33103 Middleboro, Treasurer of Kimberly Oaks Civic Assoc.
stated his objection to the petition for reasons similar to those already stated.
He stated his feelings that use for civic center would be alright, but zoning to
P.S. would be out of line because it will increase traffic at the main entrance
to the subdivision and in the general area. He advised the Commission that he
would like to take part in any discussion regarding the use of this property.
Mr. Tent stated that he would like to question the petitioner regarding his in-
tentions for the use of this property and that he feels the petitioner has not t
supplied the Commission with enough information to proceed further with the
petition.
Mr. Walker requested a show of hands of the people in the audience who were here
in reference to this petition. There were approximately 12 people.
Mr. Walker announced that this item would be taken under advisement.
Mr. Wrightman announced the next item on the agenda is Petition 65-12-1-41 by
William N. Ponder, Attorney for William E. Parks, requesting to
rezone property located on the west side of Stark Road, approxi-
mately 1,340 feet north of Schoolcraft Road in Section 21, from
R-2 to R-7 for construction of a multiple dwelling complex.
* Mrs. Chandler entered the meeting at 8:50 p.m.
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Mr. Alan Walt, Attorney representing the petitioner, stated that much of the land
on the north and west is cemetery and that Ford Field runs from Stark all the way
to Farmington and that the property abuts a junior high school on the south. He
stated that the petitioner is interested in developing this property as multiple
family and this use will be the highest and best that can be made of it since it
has not been considered too feasible for single family residence use in the past
be cause of the cemetery. Mr. Walt expressed the desire of the developer to
work with the Planning Commission and Planning Director in attaining a final site
plan that will be best for the City.
Mr. Wrightman questioned if it is felt that if the property has not been developed
in the past because of the cemetery that apartments would lend themselves to
this type of surrounding.
Mr. Walt stated that he did.
Mr. Wrightman questioned how many stories high this project is proposed to be.
Mr. Walt stated that nothing has been submitted in regard to an actual use, but
that it is recognized that the site plan will require an approval by the Planning
Commission. The petitioner is here tonight on the question of zoning and will
appear before the Commission again regarding the sort of development that will
be best if the R-7 zoning is granted.
Mr. Tent stated that the proposed 390 units seemed like a lot for 30 ac_-
and questioned what size the units themselves are.
Mr. Walt stated there will be 13 units to the acre and that a lower density could
not be possible.
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Mr. Tent stated he would like to know the size of the units themselves.
ILMr. Walt stated they had nothing exact as yet and they first will have to determine
what is necessary and 1:f this rezoning is granted it will then be developed as the
Planning .Commissioh sees fit.
Mrs. Chandler questioned if it would be the petitioner's intent to develop this all
at once or in segments.
Mr. Walt stated, all at once.
Mrs. Chandler questioned if contact has been made with the school people on this.
Mr. Walt replied,no.
Mr. Hull questioned the flexibility in the bedroom composition.
Mr. Walt stated that he couldn't give an exact answer, but there is flexibility.
Mr. Hull questioned if this project is contingent upon a 6070 two-bedroom, 4070 one-
bedroom ratio.
Mr. Walt stated that there will be the flexibility necessary to develop this property
as requested.
Mr. Wrightman questioned what the quality of the development will be.
ILMr. Walker stated that it should be kept in mind that the matter before the Commission
this evening is the rezoning and if we do not agree to the rezoning the site plan
will not have to be considered.
Mrs. Chandler stated that this is the best land use she has seen up to this point.
Mr. Cecil Alford, Assistant Superintendent of Schools, 15125 Farmington Road,
stated that the Board of Education is interested in any development that creates
a high density area and specifically (1) they are interested in keeping the ratio
of one and two bedroom units down; (2) they are concerned with ingress and egress
to the Frost Junior High School property which is contiguous to this development
so that any of the children in the area could walk to school; and (3) they hope
that there will be high quality development on this property.
Mr. Walker questioned Mr. Alford if any type of survey has been made relative
to the number of school aged children expected from a high quality multi-family
development.
Mr. Alford stated that we have not had multiple zoning in this City long enough
to make such a survey but other cities, such as Detroit, say there is no pat
answer to this, that each City must compile statisticsof its own because aux same
would not apply to all. Mr. Alford suggested that from a development of this kind
they would expect 20-30 children.
Mr. Pollock questioned if there were plans for expanding Frost.
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Mr. Alford replied there will be an addition to Frost in the future but he doesn't
know just when.
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Mr. Holley stated his objections to this petition because when the City became a
City it was guaranteed that the center of the City could remain large residential
lots, and also questioned who will pay for the paving in front of the school.
Mr. Holley stated his feelings that the people in the area will be crowded by this
development along with the proposed cbirimercial development and the proposed
freeway, and that the total cost to the City will never be made up by this unit.
Mrs. Chandler questioned if Mr. Volley felt that this 30 acres is considered to be
more applicable to a subdivision of 120 ft. frontage homes surrouned by a cemetery,
school and playfield than an apartment.
Mr. Holley stated that some of the best land is in this area and he could see no
difference in backing up to Parkvue Cemetery than to the golf course.
Mr. Walt stated, in reference to Mr. Pollock's question regarding Frost School, that
all easements required or desired will be made available to the school and that
they will be able to meet the school's desires regarding density.
Mr. Pollock questioned what the projected cost of this project is.
Mr. Walt stated $4,000,000, including the land.
Mr. Tent asked to know if it will be FHA or privately financed.
Mr. Walt replied wherever they could get the best interest rate on.
Mr. Walker, Chairman, announced that this item would be taken under advisement.
Mr. Wrightman announced that the next item on the agenda is Petition 65-12-1-42
by Solomon Bienenfeld for the Livonia Jewish Congregation requesting
to rezone property located on the north side of Seven Mile Road,
approximately 120 feet west of Osmus in Section 3 from RUFB to P.S.
Mr. Walker advised that two items of communication have been received regarding this
petition; one from the Fire Department dated 'January 12, 1966 stating that they
have no objection to the change in zoning to P.S. provided the existing building
is torn down and debris removed from the property, and one from the Engineering
Department, dated December 28, 1965 relative to sanitary sewers and the dedication
of the south 60 feet of the parcel for proper improvements and utilities. Mr.
Walker also advised that a letter has been recieved from the petitioner dated,
January 19, 1966, stating that he would not be present at the meeting tonight.
Mr. C. A. Richeson, 31511 Vargo, ipember of the Meiri-Six Civic Association, stated
that he is opposed to any rezoning in this area other than residential and that the
Civic Association feels this is spot zoning.
Mr. Tent questioned if the Jehovah Witness congregation has contacted this petitoner
regarding this property.
Mr. Hull stated he believed the Johovah Witnesses will purchase this site for a
church and that the petitioner will withdraw his petition.
I Mr. Walker stated this is RUF zoning that has been used for church purposes, and if
there is a transfer from one religious service to another do they have to come
before the Board.
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Mr. Tatigian stated that temporarily they would need no approval from the Planning
Commission, but there would be a question involved as to whether or not they
tore the building down and constructed a new one. Mr. Tatigian advised that in
this case he thought the answer would be no, but would reserve the right to change
his mind on this point.
Mr. Pollock questioned Mr. Richeson what the Association's feeling would be on the
same use as it is now.
Mr. Richeson stated he didn't think the Association would be opposed to use as a
church, but they do object to the change to P.S. or any zoning other than residential
on this stretch of property along Seven Mile Road.
Mr. Walker, Chairman, announced that this item would be taken under advisement.
Mr. Wrightman announced that the next item on the agenda is Petition 65-12-2-18 by
David Arkin requesting to be granted a waiver use permit to erect a
franchised A & W Root Beer Drive-In-Restaurant on parcels 13DE3a1
and 13DE4a1 on property located on the northeast corner of Roycroft
and Middlebelt Road in Section 13.
Mr. David Arkin, 17155 Greenfield, was present and read a letter to the Commission,
outlining this situation and pointing out that Planning Commission approval was
obtained under Ordinance No. 60 but after the adoption of the new Zoning Ordinance,
because of the 100 foot requirement which was not a restriction under Ordinance No.
60 he could not comply, and applied to the Zoning Board- of Appeals. Mr. Arkin
stated that the property on Middlebelt Road was purchased after receiving approval;
a mortgage has been secured and also a franchise from A & W Root Beer Company.
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M_e further stated he has incurred expenses in architectural and legal fees and
should he be denied this approval it will result in exceptional difficulties and
undue hardship to him, and that the greatest loss will be that of a lost
opportunity.
Mr. Tent questioned Mr. Arkin's reason. for having gone to the Zoning Board of Appeals
after having obtained Planning Commission approval.
r;_-. Arkin advised that the purpose was for a setback variance.
L_. William Lindhout, architect, 15420 Farmington Road, stated that the Zoning Board
of Appeals was approached on the advice of the Planning Commission request a lesser
setback requirement relating to egress and ingress.
Mr. Hull advised that all waiver use permits granted under Ordinance No. 60 that
were not used were invalidated upon the adoption of Ordinance No. 543 (Zoning Ord-
inance) and this is the reason for this petitoner's appearance before the Planning
Cc:,-;::,_.ssion again.
Tent questioned if Mr. Arkin is prepared to begin building immediately.
....:_ . Arkin replied, yes.
Mr, Tent questioned if the delay in the use of the prior approval was caused by
financial problems.
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Lindhout stated not exactly, that it has been too difficult for Mr. Arking to
all the things accomplished (mortgage, franchise, etc.) that were necessary
in the length of time that he had been given.
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Mr. George Wheeler, 29122 Rayburn, stated his objections to this use because of the
traffic that would be using Rayburn which is a dead-end street; this would inter-
4 fere with the patients' rest in the nearby convalescent home; the danger to the
children in the area and because he feels it will not be policed correctly.
Mr. John Frushour, 28984 Rayburn, stated that he objects because Roycroft is a
street without sidewalks and now joins Rayburn and children have to walk in the
street and will be exposed to this circle of traffic after being discharged from
school buses.
Mrs. Janick, 3609 Livernois, Detroit, Michigan, representing the Board of Directors
of Marycrest Manor Convalescent Home, advised the Commission that they opposed
this petition because they feel it will be a great hazard to the people in the area,
the pkrkibg facilities are not adequate, and it will be noisy and untidy. Mrs.
Janick stated that she is also representing the Sisters at Marycrest Manor and
they also object.
Mr. Joseph Graczyk, 28880 Rayburn, stated his objection for the same reasons as
have already been stated by the previous objectors and requested to know when a
decision will be made on this matter.
Mr. Walker advised Mr. Graczyk that the matter will be taken up at the regular
meeting this evening after the conclusion of this public hearing.
Mrs. Chandler questioned *hat type of business would be considered compatible by the
homeowners since the property was C-2 when they moved in.
Mre Graczyk suggested a grocery store or similar business and repeated his concern
for the children on the other streets even if there was a patrolman at the Drive-In.
Mr. George Hill, 29032 Rayburn, stated he wished to compliment the man who is building
this for contacting every person in the area to get their feelings on this use, but
there are three gas stations, a restaurant, a dairy and a drug store and these
things should not be located near a convalescent home.
Mr. Wrightman questioned how long Mr. Hill has lived in the area.
Mr. Hill stated that he moved in July.
Mr. Wrightmsn advised that an inspection was made of the entire neighborhood or
approval would not have been given to the first petition.
Mrs. Green, 29028 Roycroft, stated that she is an objector to this petition.
Mrs, Judith Probagna, 28940 Rayburn, stated that she is an objector also.
Mr. Tim Tracey, 29035 Rayburn, requested to know the meaning of C-2 zoning.
Mr. Walker advised him that there are two types of commercial zoning, one is more
restrictive than the other and req uested Mr. Hull to read from the Zoning Ordinance
the items covered by the commercial categories.
Mr. Tracey stated he objected to the petition because of the traffic problem that
j will be created by the erection of a drive-in combined with the traffic from the
race track.
Mr. Walker advised that the petition had not been given a curb cut and turn-around
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t4purposely to control the traffic, and one egress for the same purpose.
Mrs. Joanne Naples, 29144 Rayburn, stated bke objected to this petition because of
the traffic situation and the possible litter which would be caused by teenagers
who will frequent the drive-in.
Mrs. Gerald Ward, 29221 Rayburn, stated her ojection to the petition.
Mr. Sund, 29168 Rayburn, stated that he is an objector to this petition. '
Mr. Tent advised the people in the audience that more of them are new to the area
and when this matter was before the Commission a year ago the Commission was looking
for a response from the people in the area at that time and questioned if these
people had checked the zoning in the area before purchasing their homes.
Mr. Butler, 29050 Rayburn, requested to know why the zoning was changed.
Mr. Walker advised him that the zoning was not changed, the adoption of the new
zoning ordinance made this hearing necessary.
Mr. Butler stated that he objected to this petition.
Mr. Harry Ostrander, Utica, Michigan, stated that he is proud to operate four
A & W Drive-Ins and that the problems these people are speaking of are not necessary
problems. The only problem he has encountered in three years is blowing papers
and this has been solved with the hiring of a schoolboy to pick them up. He
stated he does not have the other problems because he will not put up with them.
Mrs. Arkin, stated that she has spent 35 years in business in Detroit, and never
had a bit of trouble and she feels the A & W Drove-In will provide a place for
teenagers to go and enjoy themselves.
Mr. Walker requested a show of hands of people objecting to this petition. There
were approximately 20.
Upon a motion duly made by Mr. Wrightman, seconded by Mr. Tent, and unanimously
adopted, it was
#1-5-66 RESOLVED that, the City Planning Commission does hereby adjourn the
Public Hearing held on Tuesday, January 25, 1966 at approximately
9:25 p.m.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
* * * * * * *
Mr. Charles W. Walker, Chairman, called the 178th Regular Meeting to order at
9:55 p.m. with approximately the same number of interested persons in the audience
as were present at the public hearing.
IllfMr. Wrightman announced the first item on the agenda is Petition 65-12-1-40 by
Joseph B. Monaco requesting to rezone property located at the northeast
corner of Farmington Road and Lyndon Avenue in Section 22 from RUF to P.S.
for construction of a nursing home, convalescent home or a professional
center, or a high rise office building.
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Mr. Walker, Chairman, announced that this item would be taken under advisement
until February 15, 1966.
Mr. Weightman announced that the next it em on the agenda is Petition 65-12-1-41
by Willia6 N. Ponder, Attorney for William E. Parks, requesting to
rezoning property located on the west side of Stark Road, approximately
1,340 feet north of Schoolcraft Road in Section 21, from R-2 to R-7
for conspiuction of a multiple dwelling complex.
Mr. Walker, Chairman, announced that this item will be taken under advisement.
Mr1 Weightman anhodnced that the next item on the agenda is Petition 65-12-1-42
y Solohoti Bienenfeld for the Livonia Jewish Congregation requesting to
rezone prdper0 located on the north side of Seven Mile Road, approxi-
mately 120 feet west of Osmus in Section 3 from RUFB to P.S.
Mr. Walker, chairman, announced that this item will be taken under advisement until
February 15, 1966.
Mr. Weightman annpunced the next item on the agenda is Petition 65-12-2-18 by
David Arkin requesting to be granted a waiver use permit to erect a
franchised A & W Root Beer Drive-In Restaurant on parcels 13DE3a1 and
13DE4a1 on property located on the northeast corner of Roycroft and
Middlebelt Road in Section 13.
Upon a motion duly made by Mr. Whitehead and seconded by Mrs. Chandler, it was
#1-6-66 RESOLVED that, pursuant to a Public Hearing having been held on
January 25, 1966 on Petition 65-12-2-18 as submitted by David Arkin
requesting to be granted a waiver use permit to erect a franchised
A & W Root Beer Drive-In Restaurant on parcels 13DE3a1 and 13DE4a1
on property located on the northeast corner of Roycroft and Middlebelt
Road in Section 13, the City Planning Commission does hereby recommend
to the City Council that Petition 65-12-2-18 be granted subject to the
following:
(1) That there be no vehicular access to Roycroft and that a vehicular
barrier be constructed along Roycroft Road to deter ingress and
egress, and
(2) That a satisfactory means of litter control be established by the
operator so as to eliminate any debris in the area, and
(3) That the operator not amplify music on the premises and
FURTHER RESOLVED, notice of the above public 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: Moser, Pollock, Heusted, Whitehead, Chandler, Tent, Wrightman,
Walker,
NAYS: Ward
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
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is adopted.
Mr. Wrightman announced the next item on the agenda is Petition 65-12-2-17 by
Rosedale Gardens Corporation requesting to be granted a waiver use
permit to construct a club swimming pool and bathhouse addition to
present building on lot 1596al, located on the west side of Hubbard
Road between West Chicago and Orangelawn in Section 34.
Upon a motion duly made by Mr. Tent and seconded by Mr. Wrightman, it was
#1-7-66 RESOLVED that, pursuant to a Public Hearing having been held on January
4, 1966, on Petition 65-12-2-17 as submitted by Rosedale Gardens Corporation
requesting to be granted a waiver use permit to construct a club
swimming pool and bathhouse addition to present building on lot
1596a1, located on the west side of Hubbard Road between West Chicago
and Orangelawn in Section 34, the City Planning Commission does hereby
recommend to the City Council that Petition 65-12-2-17 be denied for the
the following reasons:
(1) The proposed pool does not conform to the four acre site requirement.
(2) It is in violation of the setback requirements.
(3) The proposed pool will be constructed less than 50 feet from an
existing right-of-way as measured from the edge of the water.
(4) The off-street parking requirements, as stipulated in the Zoning
Ordinance, cannot be met.
(5) This would not constitute good planning because it is the intrusion
of an active use into an already congested area and would cause
an increase in traffic.
(6) Also, would adversely effect the adjacent neighborhood by the
increased activity and effect the stability of the property values,
and
FURTHER RESOLVED, notice of the above public hearing was sent to
property owners within 500 feet, petitioner and City Departments as
listed in the Proof of Service.
Mrs. Chandler stated her feeling that it would behoove the City to encourage
residents of all times to act on their own will power and without asking for money
from other people. She stated that she thought this is a very admirable thing on the
part of these people and that this action is creating a hardship on them.
Mr. Tent stated that he was surprised that when this first came up it wasn't
brought before the Planning Commission for site plan approval. He stated that
if they had had a chance to look at it they would have known that it violated the
Zoning Ordinance in the lack of parking. Mr. Tent further stated that his concern
was for the people immediately abutting the pool who are the ones objecting to it
liand these are his primary reasons for recommending denial.
4 A roll call vote on the foregoing resolution resulted in the following:
AYES: Moser, Walker, Ward, Tent, Heusted, Whitehead and Wrightman
NAYS: Chandler
ABSTAINING: Pollock
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Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Wrightman announced that the next item on the agenda is Petition 65-11-2-14 by
William N. Ponder, Attorney for Thomas J, Seros and Nick J. Seros,
requesting to be granted a waiver use permit to erect a restaurant
and Class C liquor licensed establishmefit On parcel 36A4, located on
the south side of Plymouth Road between Harrison . and Deering in Section
36.
Upon a motion duly made by Mr. Tent and seconded by Mr. Heusted, it was
#1-8-66 RESOLVED that, pursuant to a Public Hearing having been held on
January 4, 1966 on Petition 65-11-2-14 as submitted by William N.
Ponder, Attorney for Thomas J. Seros and Nick J. Seros, requesting
to be granted a waiver use permit to erect a restaurant and Class
C liccngpd establishment on parcel 36A4, located on the south side
of Plymouth Road between Harrison and Deering in Section 36, the City
Planning Commission does hereby recommend to the City Council that
Petition 65-11-2-14 be denied for the following reasons:
(1) This development violates the provision of the Zoning Ordinance
which requires Class C liquor licensed establishments to be
located at least 1,000 feet away from other such establishment.
(2) The general area is already saturated with this type of use
and could cause a general degrading of the overall commercial
area, and
FURTHER RESOLVED, notice of the above Public 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 foregC.273 resolution resulted in the following:
AYES: Ward, Heusted, Whitehead, Chandler, Tent, Moser, Wrightman,
Walker, Pollock
NAYS: None .
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Wrightman announced that the next item on the agenda is Petition 65-11-2-11 by
Shell Oil Company requesting to be granted a waiver use permit to erect
a gasoline service station on parcels 23Glla2b and 23G1lal, lla2a, located
at the southeast corner of Merriman Road and Five Mile Road in Section
23.
Upon a motion duly made by Mr. Wrightman and seconded by Mr. Ward, it was
#1-9-66 RESOLVED that, pursuant to a Public Hearing having been held on
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December 14, 1965 on Petition 65-11-2-11 as submitted by Shell Oil Company
requesting to be granted a waiver use permit to erect a gasoline service
station on parcels 23011a2b and 23G1lal, lla2a, located at the southeast
corner of Merriman Road and Five Mile Road in Section 23, the City Planning
Commission does hereby recommend to the City Council that Petition
65-11-2-11 be granted for the following reasons:
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(1) The proposed service station is a development of high calibre located
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on streets capable of handling the traffic of the area.
(2) This proposed service station can furnish a necessary need in the
general area.
(3) This proposed development is so located to not adversely effect
adjacent commercial or residential development.
FURTHER RESOLVED, notice of the above Public 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: Whitehead, Chandler, Tent, Pollock, Ward, Heusted, Moser,
Wrightman, Walker
NAYS: None
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted:
Mr. Wrightman announced the next item on the agenda is Petition 65-11-2-12 by
Shell Oil Company requesting to be granted a waiver use permit to
erect a gasoline service station on parcel 19A2ala, located at the
southwest corner of Five Mile Road and Newburgh Road, in Section 19.
Upon a motion duly made by Mr. Whitehead and seconded by Mr. Weightman, it was'
10;
#1-10-66 RESOLVED that, pursuant to a Public Hearing having been held on
December 14, 1965 on Petition 65-11-2-12 as submitted by Shell
Oil Company requesting to be granted a waiver use permit to erect
a gasoline service station on parcel 19A2ala, located at the south-
west corner of Five Mile Road and Newburgh Road, in Section 19, the
City Planning Commission does hereby recommend to the City Council
that Petition 65-11-2-12 be denied for the following reasons:
(1) There has been a change in circumstance since the original
approval in 1961 in that at that time all four corners were
vacant, now there are two gas stations.
(2) Newburgh Road is not a County Road; it is a dirt road and there
is no contemplated improvement of it.
(3) There is no traffic light at this intersection.
(4) This location is in close proximity to the hospital and could
conflict with the numerous emergency vehicles.
(5) This location is in a heavily congested area with many very
Lyoung children.
(6) This area is heavily travelled and would constitute a traffic
hazard and unduly conflict with normal traffic in the area.
(7) It would be detrimental to the proposed shopping center and
would hamper development of same.
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(8) This use would be noxious and dettimental to the orderly
development of the surrounding neighborhood and would not
be consistent with the objectives and spirit of sound planning
and of the Ordinance; and
FURTHER RESOLVED, that notice of the above Public 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: Chandler, Tent, Moser, Ward, Heusted, Whitehead, Wrightman
Walker, Pollock
NAYS: None
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Wrightman announced the next item on the agenda is Petition 65-11-1-38 by
Thomas G. and Viola R. Bosco, requesting the rezoning of lots 447 and 448
of Supervisor's Livonia Plat #7 from RUF to P.S. located at the northeast
corner of Middlebelt Road and Bretton Road in Section 1.
Upon a motion duly made by Mr. Ward and seconded by Mr. Tent, it was
L
#1-11-66 RESOLVED that, pursuant to a Public Hearing having been held on
December 14, 1965 on Petition 65-11-1-38 as submitted by Thomas
G. and Viola R. Bosco, requesting the rezoning of lots 447 and
448 of Supervisor's Livonia Plat #7 from RUF to P.S. located at
the northeast corner of Middlebelt Road and Bretton Road in
Section 1, the City Planning Commission does hereby recommend
to the City Council that Petition 65-11-1-38 be granted for the
following reasons:
(1) It is consistent with the overall land use plan of the area.
(2) It is consistent with the overall land use plan of the City.
(3) It is a relatively low traffic generator and will not seriously
conflict with the existing residential development within this
transition area.
FURTHER RESOLVED that notice of the above Public Hearing was published
in the official newspaper, the Livonian Observer and City Post, under
date of November 24, 1965, and notice of such hearing was sent to the
Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan
Bell Telephone Company and Consumers Power Company, City Departments
and petitioner as listed in the Proof of Service.
Mr. Tent stated it was important that all realized the value of the Livonia Mall
Study in administering this petition.
I A roll call vote on the foregoing resolution resulted in the following:
AYES: Tent, Moser, Pollock, Ward, Heusted, Whitehead, Chandler,
Wrightman, Walker
NAYS: None
4674
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Wrightman announced the nett item on the agenda is a request dated May 3, 1965
from Rodney Kropf, for a one year axtensiOn of the preliminary plat for Philip
Judson Gardens Subdivision #2 located in the northeast 1/4 of Section 17.
Upon a motion duly made by Mr. Whitehead and seconded by. Mr. Ward, it was
#1-12-66 RESOLVED that, pursuant to a request from Rodney Kropf dated
May 3, 1965 for a one year extension on Philip Judson Gardens
Subdivision #2, located in the Northeast 1/4 of Section 17,
the City Planning Commission does hereby grant said request
based on the revised plat for the'followinglieasons:
•
(1) It is of sufficient calibre to justify our approval.
(2) It is consistent with the requirements of the Zoning Ordinance.
(3) It conforms to the requirements of our Subdivision Rules & Regv:' -tLons<.
Section 6.07 (2), Subdivision Rules and Regulations states "The tentative approval
shall be valid for a period of one (1) year only from the date of the approving
resolution-unless the subdivider applies for and obtains an extension of
such period".
t Mr. Rodney Kropf, Attorney for the petitioner, stated that he would like to say that
he appreciates very much the courtesy that the City Planner gave the owner of this
property and that he feels that the way this was designed will benefit them because
the park plan was done very nicely.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Moser, Pollock, Ward, Heusted, Whitehead, Chandler, Tent,
Weightman, Walker
NAYS: None
Mr. Walker, Chairman, deelared the motion is carried and the foregoing resolution
is adopted.
Mr. Wrightman announced the next item on the agenda is the final approval of
Meri-Lynn Farms Subdivision #9, located in the Southeast 1/4 of Section 22.
Upon a motion duly made by Mr. Ward and seconed by Mr. Wrightman, it was
#1-13-66 RESOLVED the final plat of Meri-Lynn Farms Subdivision #9 located in
the Southeast 1/4 of Section 22, be given final approval for the
following reasons:
(1) The final subdivision plat is consistent with the previously
approved preliminary plat.
L
(2) The financial obligations have been met.
FURTHER RESOLVED, inasmuch as it appears on the records that tentative
467k
approval of said proposed plat was given by the City Planning
Commission under Resolution #4-133-56 adopted on April 3, 1956;
and it further appearing that said proposed plat together with
plans and specifications for improvements therein have been approved
by the Department of Public Works, Engineering Division, under date
of November 4, 1959; and it further appearing that the financial
assurances have been filed with the City Clerk as confirmed by a
letter dated January 19, 1966 from Addison W. Bacon, City Clerk,
it would therefore appear that all conditions necessary to the release
of building permits have been met and the Building Department is
hereby so notified.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Pollock, Ward, Heusted, Whitehead, Chandler, Tent, Moser,
Wrightman, Walker
NAYS: None
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Wrightman announced the next item on the agenda is a one year extension of the
preliminary plat for Blue Grass Farms Subdivison located in the
south half of Section 18.
Upon a motion duly made by Mr. Wrightman and seconded by Mr. Whitehead, it was
#1-14-66 RESOLVED that the City Planning Commission does hereby grant a
1 one year extension on the preliminary plat for Blue Grass Farms
Subdivison, based on the revised plan, located in the south half
of Section 18 for the following reasons:
(1) The preliminary plat is of sufficient calibre to justify our approval.
(2) It is consistent with requirements of the Zoning Ordinance and
Subdivision Rules and Regulations.
Section 6.07 (2) , Subdivision Rules and Regulations states "The tentative approval
shall be valid for a period of one (1) year from the date of the approving
resolution - unless the subdivider applies for and obtains an extension of such period.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Pollock, Ward, Heusted, Whitehead, Chandler, Tent, Moser,
Wrightman, Walker
NAYS: None
Mr. Walker, Chairman, declared the motion iscarried and the forego4ng resolution
is adopted.
Mr. Wrightman announced the next item on the agenda is a motion by the City Planning
Commission to hold a public hearing to determine whether or not to amend
the Master Thoroughfare Plan by extending Levan Road south to Edward
Hines Parkway.
Upon a motion duly made :;y tr. Wrightman and seconded by Mr. Moser, it was
' , 4670
#1-15-66 RESOLVED that, pursuant to the provisions of Act 285 of the Public
Acts of Michigan, 1931, as amended, the City Planning Commission of
i the City of Livonia on its own motion does hereby establish and
order that a public hearing be held in the City Hall of the City of
Livonia, to determine whether or not the Master Thoroughfare Plan,
Part I of the Master Plan of the City of Livonia, should be amended
by extending Levan Road south of Edward Hines Parkway in Section 32,
and
IT IS FURTHER RESOLVED, that notice of time and place of said public
hearing be published in a newspaper of general circulation in the City
of Livonia and that a notice by registered mail be sent to each public
utility or railroad company owning or operating any public utility or
railroad within the City of Livonia in accordance with the provisions
of Act 207 of the Public Acts of Michigan of 1921, as amended.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Pollock, Ward, Heusted, Whitehead, Chandler, Tent, Moser
Wrightman, Walker
NAYS: None
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Wrightman announced the next itme on the agenda is a motion by the City Planning
4
1:: Commission to hold a public hearing to determine whether or not to
include property located in the Northwest 1/4 of Section 21 in Part
✓ of the Master Plan, the Master School and Park Plan.
Upon a motion duly made by Mr. Tent and seconded by Mr. Ward, it was
#1-16-66 RESOLVED that, pursuant to the provisions of Act 285 of the Public
Acts of Michigan, 1931, as amended, the City Planning Commission
of the City of Livonia on its own motion does hereby establish
and order that a public hearing be held in the City Hall of the
City of Livonia, to determine whether or not to amend Part V of
the Master Plan of the City of Livonia, the Master School and Park
Plan, so as to provide for the incorporation of the following
described property:
Bureau of Taxation Parcel 21M1c. That part of the N.W. 1/4
of Section 21, T 1 S. , R 9 E. , City of Livonia, Wayne County,
Michigan, described as beginning at a point distant S 89° 24'
E along the N Section line, 492.55 feet, and S 0° 21' 22" E,
533.36 ft. from the N.W. corner of Section 21 and proceeding
thence S 0° 21' 22" E, 2100.18 feet; thence S 89° 22' 10" E 1
along the E and W 1/4 Section Line, 161.20 ft; thence N 0° 15'
38" E. 1656.47 ft. ; thence N 0° 09' 24" W, 443.57 ft; thence
N 89° 24' ' , 163.59 ft. to the point of beginning. Containing
7.83 acres.
ILBureau of Taxation Parcel 21M2b. That part of the N.W. 1/4
of Section 21, T 1 S. , R 9 E., City of Livonia, Wayne County,
Michigan, ee.scrired as beginning at a point distant S 89° 24'
E along the N Section Line, 248.20 feet and S 0° 12' 22" E,
467$
533.36 feet from the Northwest corner of Section 21 and pro-
ceeding thence S 0° 12' 22" E, 2099 feet; thence S 89° 22' 10"
CO E along the E. and W. 1/4 Section line, 251.35 feet; thence N
0° 21' 22" W, 2100.18 feet; thence N. 89° 24' W, 245.75 feet
to the point of beginning. Containing 11.98 acres.
IT IS FURTHER RESOLVED, that notice of time and place of said
public hearing shall be published in a newspaper of general
circulation in the City of Livonia and that a notice by regis-
tered mail be sent to each public utility or railroad company
owning or operating any public utility or railroad within the
City of Livonia in accordance with the provisions of Act 207
of the Public Acts of Michigan of 1921, as amended.
A roll call vote on the foregoing resolution result ed in the following:
AYES: Ward, Heusted, Whitehead, Chandler, Tent, Moser, Wrightman,
Walker, Pollock
NAYS: None
Mr. Walker, Chairman, declaredthe motion is carried and the foregoing resolution
is adopted.
Mr. Wrightman announced the next item on the agenda is a motion by the City Planning
Commission to hold a public hearing to determine whether or not to amend
Ordinance No. 543 (Zoning Ordinance) by adding Article XXV, C-3
liJ District Regualtions, and repealing Section 11.03, Waiver Uses, in a
C-2 District.
Upon a motion duly made by Mr. Wrightman and seconded by Mr. Ward, it was
#1-17-66 RESOLVED that, pursuant to Section 23.01 of the Zoning Ordinance
of the City of Livonia, Ordinance No. 543, the City Planning
Commission on its own motion does hereby provide for a public
hearing to be held to determine whether or not to amend the
Zoning Ordinance, Ordinance No. 543, by repealing Section 11.03
Waiver Uses, in a C-2 District.and by adding thereto Article XXV,
C-3 District Regulations.
FURTHER RESOLVED, that ahearing be held and that notice be given
as provided in Section 23.01 of the Zoning Ordinance, Ordinance No.
543 of the City of Livonia and that there shall be a report submitted
and recommendation thereon to the C ity Council.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Heusted, Whitehead, Chandler, Tent, Wrightman, Walker, Ward
Moser, Pollock
NAYS: None
Mr. Charles Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Wrightman announced the next item on the agenda is a motion by the City
i
Planning Commission to hold a public hearing to determine whether
or not to amend Subsection (1) of Section 9.01 of Article IX of the
Subdivision Rules and Regulations.
1
i
. 1 .
467
Upon a motion duly made by Mr. Tent, seconded by Mr. Ward, it was
#1-18-66 RESOLVED that, pursuant to Section 14 of Act 285, Public Acts of
1931, of the State of Michigan, the City Planning Commission does
hereby establish that a Public Hearing be held to determine whether
or not to amend Subsection (o) of Section 9.01 of Article IX of the
Subdivision Rules and Regulations, Part III of the Master Plan of the
City of Livonia, as follows:
(o) CUL-DE-SACS. Cul-de-sacs, designed to be so
permanently, shall not be longer than six hundred
(600) feet in subdivisions having a zoning classification
of R-1 through R-4 (and preferably less) and shall not be
longer than one-thousand (1,000) feet in subdivisions having
a zoning classification of R-5 and RUF (and preferably less),
and shall be provided at the closed end with a turn-around
having an outside diameter of at least one hundred twenty
(1201 feet. The right-of-way width of the straight position
of the street shall be not less than sixty (60) feet in width.
The property line at the intersection of the turn-around and
the straight position of the street shall be rounded at a radius
of not less than twenty (20) feet; and
FURTHER RESOLVED, that notice of time and place of public hearing
shall be given to the public by publication in the official newspaper
of the City of Livonia and by registered United States Mail to each
public utility company and to each railroad company owning and operating
IL any public utility or railroad within the City of Livonia, Wayne
County, Michigan in accordance with the provisions and requirements
of Act 207 of the Public Acts of Michigan of 1921, as amended.
A roll call vote on the foregoing resolution resulted in the following:
Mr. Walker stated that a committee of three men would be setup to study the
Subdivision Rules and Regulations.
AYES: Whitehead, Chandler, Tent, Moser, Wrightman, Walker, Pollock,
Ward, Heusted
NAYS: None
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Wrightman announced the next item on the agenda is a motion by the City
Planning Commission to hold a public hearing to determine whether
or not to incorporate 3.5 acres of land in Section- 24 in Part V of
the Master Plan, the Master School and Park Plan.
Upon a motion duly made by Mr. Ward and seconded by Mr. Tent, it was
#1-19-66 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts
1[;
of Michigan, 1931, as amended the City Planning Commission of the City
of Livonia, on its own motion and pursuant to a request dated November
4, 1965 from the Parks & Recreation Commission, does hereby establish
and order that a public hearing be held in the City Hall of the City
of Livonia to determine whether or not to incorporate the following
4689
described property into Part V of the Master Plan of the City
of Livonia, the Master School and Park Plan:
1
Lot 7- Dutch Mill Gardens A-Subdivision of Part of N.
1/2 of Section 24- T. 1 S. R. 9 E. ,
E. 1/2 of Lot 8- Dutch Mill Gardens Subdivision- Part of
N. 1/2 of Section 24- T. 1 S. R. 9 E. ;
W. 1/2 of Lot 8- Dutch Mill Gardens Subdivision- Part of
N. 1/2 of Section 24- T. 1 S. R. 9 E. ;
IT IS FURTHER RESOLVED, that notice of time and place of said
public hearing shall be published in a newspaper of general
circulation in the City of Livonia and that a notice by registered
mail be sent to each public utility or railroad '•ompany owning or
operating any public utility or railroad within the City of Livonia
in accordance with the provisions of Act 207 of the Public Acts of
Michigan of 1921, as amended.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Moser, Wrightman, Walker, Pollock, /Ward, Heusted, Whitehead
Chandler, Tent
NAYS: None
IL Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Upon a motion duly made by Mr. Tent, seconded by Mr. Wrightman and unanimously
adopted it was
#1-20-66 RESOLVED that the City Planning Commission does hereby approve the
minutes of the Planning Commission Meetings held on November 30, 1965
and December 14, 1965.
Upon a motion duly made by Mr. Ward, seconded by Mr. Moser, and unanimously adopted,
the City Planning Commission does hereby adjourn the 178th Regular Meeting held on
January 25, 1966, at approximately 11:30 p.m.
CITY PLANNING COMMISSION
c--,--&( ',/h/: '''' '
ATTEST : Harry Wri tman, Sec •'tary
W I a) 4.441
Ch ries W. Walker, Chairman
1