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HomeMy WebLinkAboutPLANNING MINUTES 1967-06-13 1-- 5131 MINUTES OF THE 184th REGULAR MEETING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, June 13, 1967, the City Planning Commission of the City of Livonia held its 184th Regular Meeting and a 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 8:50 p.m. with approximately 40 interested persons in the audience. Members present: Charles W. Walker Donald Pollock Harry Wrightman Donald Heusted Marvin Moser Myra Chandler Mimi Singer John J; Ward Raymond W. Tent Members absent: None Messrs. Don Hull, Planning Director; Ralph Hs Bakewell, Planner III; David Perry, Assistant City Attorney, and Daniel Andrew, industrial Development Coordinator, were present, Mr. Wrightman announced the first itea on the agenda is Petition 67-4-1-13 by James Mies, Attotney for Twelve Mile-Dequindre Corp., requesting to rezone property located oh the east side of Anti Arbor Road between West Chicago and Ann Arbor Trail in Section 31, from RUF ,to C-l. James Mies, Attorney for the petitioner, was present and stated that there is presently considerable commercial zoning in this area and that the petitioner wishes to construct a small commercial shopping center including a cleaning establishment and other p rsonal type businesses. Mr. Mies stated he felt this use to be suitable becau a there is a large amount of people in the area but no personal service shops available and because he does not believe this area will be developed residentially. Mr. Walker questioned if the petitioner proposes to build commercial on the two sides of the property which front on the main thoroughfares. Mr. Mies stated he believed any development would have to front on Ann Arbor Road. Mr. Tent requested to know how many stores are proposed for this location. Mr. Mies stated he did not know for sure, but perhaps a beauty shop, barber shop, etc. ; it would depend on the uses compatible to the area. Mr. Tent questioned Mr. null if the Planning Commission would have site plan approval on this development. Mr. Hull replied, no, because the property is less than five acres. Mrs. Singer questione6 if the petitioner owns any other property in this area and if so, does he intend to develop it also. tI 1 • 5132 Mr. Mies stated he believed the plan is to develop the approximate four acres at one time, but not to do all the construction at the same time. d Mr. Hull questioned if Mr. Mies' client has any objection to dedicating the right-of-way to the City, Mr. Mies stated he did not think his client would have any objection to that. Mr. Tent questioned if Mr, Mies' client would be willing to submit a site plan to the Planning Department even though it is not required. Mr. Mies stated he believed his client would be happy to do that. Mr. Wilber A• Cooper, 38116 Minton, stated that the people of the area agreed that this property should be zoned and developed commercially, but also that a wall should be erected separating the commercial from the residential property, There being no one else present wishing to be heard regarding this petition, Mr, Walker stated it will be taken under advisement; Mrs Wrightman announced the next item on the agenda is Petition 67-4-1-15 by Rodney C. Kropf for Chester Koppy, Berti-Koppy, Inc. , requesting to rezone property located on the northwest corner of Capitol Avenue and Inkster Road in Section 25, from R-1 to P. Mt, Kropf, Attorney for the petitioner, was present, and stated that a similar petition was presented to the Commission and Council about five or six years ago and denied. He stated that Mr, Koppy owns the Pine Lumber Company and wishes to furnish parking facilities for his forty employees. Mr. Kropf submitted a petition containing 29 signatures of property owners in the area who support this rezoning requests Mr. Wrightman questioned where the forty employees are now parking. Mr. Koppy stated they are parking in front of and along side of the store so that there is not adequate parking space for customers. Mr. Wrightman stated that if the employees continued to park on the store property this would force customers to cross the street, creating a safety hazard. Mr. Tent stated he believed a rezoning to parking would change the nature of the area for future development by any interested industrial firm. Mr. Wrightman questioned Mr. Andrew if it might be injurious to the industrial belt if the parking zoning were granted in the case a large developer would want to develop the area. Mr. Andrew stated that any time there is difficulty assembling property for industrial use, there are problems; that it is feasible a large industrialist may want to develop this area and this small parcel of parking could ruin the possibility; however, he stated, that piece of property by itself is of no value for industrial development. 5133 Mr. Koppy stated that fa he could get the use of this zoning for five years it may be they would be easier to get along with in the event this should happen. Mr. Walker stated that Plymouth Road is a serious problem to the City and that the Planning staff came up with an idea that did not include putting parking zoning on the north side of the road to service the south side. Mr. Walker further stated that if this Commission comes up with a plan for this area they would immediately be faced with this piece of property if it is rezoned to a category for the purpose of accommodating a company of Redford Township; this would hot be good planning on the part of the Commission. Mr. Kropf requested to know what the plans of the Commission are for the property along Inkster Road, Mr. Wrightman stated that the Commission functions mainly on requests for uses, but so far there have been no requests for rezoning. Mr. P. Sullivan, 12190 Arcola, stated that he favored commercial zoning for this land. Mr. Walker stated that if and when the Planning Commission considers that it will be based on a master study that will tell this Board that that would be the best thing to do and it will be done in such a manner that everybody 1 will benefit from it. Mr. Tent stated that with the construction of the Arlan's Discount store the area will definitely be opened up for potential develcpers. Mr. Walker stated that he does not believe the area warrants a study at this time but when indications show that one is needed it will be done immediately. Mr. Clarence Rapp, a resident stated that he is opposed to spot zoning but is not opposed to this petition. Mr. Walker Abraham, 28140 Terrence, stated that he is in favor of this re- zoning. Mr. Kropf questioned if there is perhaps an interim use that would allow this parking. Mr. Perry, Assistant City Attorney, stated that if the zoning is changed now it is changed forever and can't be taken away. Mr. Singer stated that she believed the determining factor in this case should be the crossing of Inkster Road in order to use the parking lot and added that she does not feel this would be safe. There being no one else present 'iaishing to be heard regarding this petition, Mr. Walker, Chairman, stated it will be taken under advisement. 4 5134 Mr. Wrightman announced the next item on the agenda is Petition 67-5-1-16 I: by George and Dorothy Reynolds requesting to rezone property located on the east side of Ann Arbor Road between Ann Arbor Trail and West Chicago in the Northeast 1/4 of Section 31, from RUF to C-1. Mr. George Reynolds, owner of the property, was present and stated that property on the north and south is commercial. He stated that his intentions are to build a gift shop on the property. He stated he believed the map showing the zoning of the surrounding parcels is in error because it shows the parcel on the north as being zoned RUFi and it is actually C-1 and for about 10 years has contained a grocery store. Mr. Reynolds stated that he intends to build the shop along side of his present home and that he intends to continue living in the house. Mr. Perry, Assistant City Attorney, stated that in this case his residence would be anon-conforming use and his business would be legal, and he didn't think there would be any problems if the property were rezoned except as it would effect the Building and Fire Departments. Mr. W. A. Cooper, 38116 Minton, stated that Mr. Reynolds' property is well kept and feels the area is going to be commercial so favors the petition, but would like to see a protective wall constructed for protection of the residences. Mr. Tent requested that a check be made regarding the proper zoning of the 1110 parcel on the north and if there would be any problems regarding the com- bined residence and commercial business. There was no one else present wishing to be heard regarding this site. Mr. Walker, Chairman, stated this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-5-1-17 by the City Planning Commission on its own motion to rezone property located at the southeast corner of St. Martin and Purlingbrook in the Southeast 1/4 of Section 2, from RUFA to R-8. Mr. Dexter Goulston, 19621 Flamingo, President of the Hillcrest Gardens Civic Association, but not speaking for the association because they have not discussed this matter, stated he objected to a high rise building in this location. He stated that his residence is about 600 feet away from the proposed eight story building. Mr. Walker stated that after about a year's negotiations regarding the site for the Senior Citizens Housing project with the federal government, the City has now reached the point where it can consider the area best suited for the project and this is the location designated by them. He further stated that the purpose of this hearing tonight is to find out who objects and why to this petition; then the Commission's findings will be submitted to the City Council. Mr. Goulston stated that he objects and questioned if the residents in the area should not have been consulted earlier. Mr. Hull stated that approximately six or seven sites were suggested to the federal government and the federal government made the decision as to which site was to be selected. 5135 Mrs, Chandler pointed out that this is not the same as a commercial development; it is not a profit project, but a City project. Mr. Hull stated that this project will not be a traffic generator and will cater essentially to senior citizens and if the City of Livonia wants federal participation on this project it is this site that will have to accommodate the project. Mr. Goulston stated that a resolution regarding this petition would be sent to the Planning Commission after the Civic Association meets tonight. Mr. Walker requested a show of hands of the people objecting to this petition. There were eight people in the audience objecting to the petition. Mr. John Warren, resident stated it is his belief that the objections are not so much the location of the building but its height. Mr. Walker, Chairman, stated this item will be taken under advisement. On a motion duly made by Mr, Wrightman, seconded by Mr. Tent, and unanimously adopted, it was #6-87-67 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, June 13, 1967, at approximately 10: 15 p.m. * * * * * * * * * Mr. Walker, Chairman, called the 184th Regular Meeting to order at approximately 10:35 p.m. with approximately ten interested persons in the audience. Mr. Wrightman announced the first item on the agenda is Petition 67-4-1-13 by James Mies, Attorney for Twelve Mile-Dequindre Corp. , requesting to rezone property located on the east side of Ann Arbor Road between West Chicago and Ann Arbor Trail in Section 31, from RUF to C-1. •Mr, Walker stated that this petition will be taken under advisement until Mr. Mies has had an opportunity to submit a plot plan showing the proposed development of both parcels of land. Mr. Wrightman announced the next item on the agenda is Petition 67-4-1-15 by Rodney C. Kropf for Chester Koppy, Berti-Koppy, Inc. , re- questing to rezone property located on the northwest corner of Capitol Avenue and Inlzster Road in Section 25, from R-1 to P. On a motion duly made by Mr. Tent and seconded by Mr. Pollock, it was 5136 #6-88-67 RESOL=D that, pursuant to a Public Hearing having been held On June 13, 1967 on Petition 67-4-1-15 as submitted by Rodney C, Yropf for Chester Koppy, Berti-Koppy, Inc. , requesting to rezone property located on the northwest corner of Capitol Avenue and Inkster Road in Section 25, from R-1 to P, the City ,leaning Commission does hereby recommend to the City Council that Petition 67-4-1-15 be denied for the following reasons: (1) It is not a logical land use to interject into our industrial belt, (2) Parking is not the highest and best use for this parcel of land. (3) This proposed rezoning is not consistent with the Plymouth-Schoolcr ft industrial belt. FLIRT:?En RESOLVED that, notice of the above public hearing was published in the official newpaper, The Livonian Observer and City Post, under date of May 28, 1967, and notice of such hear- ing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Lichigan Dell Telephone Company and Consumers Power Company, and City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Tent, °!user, Walker, Pollock, Ward, Heusted, Singer, Chandler, Wri ghtnan Z LJ : lions ALSLNT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is a'.opted. Mr. Wrightm,nn, an_` :i need the next item on the agenda is Petition 67-5-1-16 by Cecrge anc] Dorothy aeynolds requesting to rezone property located on the east side of Ann Arbor Road between Ann Arbor Trail cod Vrct Chicago, fron RU? to C-1 , in the Northeast 1/4 of Section 31. Mr. Walker announced this item will be taken under advisement until the Commission :Is nkle to sec site plans of this and other parcels in the area. Mr. Wrightman ar.nouncr'd the next item on the agenda is Petition 67-5-1-17 by the Cit Plcnnin Coy:lission on its own motion to rezone propc:ty loca-ce at the southeast corner of St. Martin and Furlingbrool: in the Southeast 1/4 of Section 2, from RUFA to R-8. Mr. Walker announce'', 'anis Il em will be taken under advisement and stated that Mr. David 'Jones x i'_1 be ro':uestcd by residents in the area to make a presentation of the S cior Citizens Housing p::oject so they may see how it is proposed to look. • 5137 Mr. Wrightman announced that the next item on the agenda is the final plat approval of Judson Gardens Subdivision No. 2 located in the Northeast 1/4 of Section 17. Mr. Walker stated this item will be taken under advisement. Mr. Wrightman announced the nett item on the agenda is the final plat approval of Judson Gardens Subdivision No. 3 located in the Northwest 1/4 of Section 17. On a motion duly made by Mr. Tent, and seconded by Mr. Ward, it was #6-89-67 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that the final plat of Judson Gardens Subdivision Not 3 (formerly known as Philip Judson Gardehs Subdivision) located in the Northwest 1/4 of Section 17, be given final approval for the following reasons: (1) All of the financial obligations have been met. (2) The final plats are consistent with the previously approved amended preliminary plat, FURTHER RESOLVED, inasmuch as it appears on the records that tentative approval of said amended preliminary plat was given by the City Planning Commission under Resolution #11-169a-66 adopted November 1 , 1966; and it further appearing that said amer'_ded preliminary plat together with plans and specifications for improvements herein have been approved by the Department of Public Works under date of December 14, 1966; and it further appearing that the financial assurances required in City Council Resolution #55-67 adopted January 16, 1967 have been filed with the City Clerk as confirmed by a letter dated June 13, 1967 from Addison W. Bacon, City Clerk, it would therefore appear that all the conditions necessary to the release of building permits have been met and the Building Department is hereby so notified. A roll call vote on the foregoing resolution resulted in the following: AYES: Moser, Pollock, Ward, Heusted, Singer, Chandler, Tent, Walker, Wrightman NAYS: None ABSENT: 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 the final plat • approval of Renwick Park Subdivision No. 2 located in' the Northwest 1/4 of Section 17. 5138 #6-90-67 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that the final plat of Renwick Park Subdivision No. 2 (formerly Renwick Park Subdivision) located in the Northwest 1/4 of Section 17, be given final approval for the following reasons: (1) All of the financial obligations have been met, (2) The final plats are consistent with the previously approved amended preliminary plat. FURTHER RESOLVED, inasmuch as it appears on the records that tentative approval of said amended preliminary plat was given by the City Planking Commission under Resolution #11-169b-66 adopted November 1 , 1966; and it further appearing that said amended preliminary plat together with plans and specifications for improvementstherein have been approved by the Department of Public Works under date of December 14, 1966; and it further appearing that the financial assurances required in City Council Resolution #56-67 adopted January 16, 1967 have been filed with the City Clerk as confirmed by a letter dated June 13, 1967 from Addison W. Bacon, City Clerk, it would therefore appear that all the conditions necessary to the release of building permits have been met and the Building Department is hereby so notified. A roll call vote on the foregoing resolution resulted in the following: I AYES: Moser, Pollock, Ward, Heusted, Singer, Chandler, Tent, Walker, Wrightman NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is the final plat approval of Kingsbury Heights Subdivision No. 3 located in the Northwest 1/4 of Section 17. Mr, Walker, Chairman, stated that this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is a motion by the City Planning Commission, pursuant to Council Resolution #120-67, to hold a public hearing to determine whether or not to amend Section 18.45 (a) and Section 18.54 (b), Protective Walls, to provide for uniformity of protective walls. On a motion duly made by Mr. Pollock and seconded by Mr. Tent, it was #6-91-67 RESOLVED that, the City Planning Commission, pursuant to Section 23.01 of the Zoning Ordinance, Ordinance No. 543, of the City of Livonia and Council Resolution #120-67, does hereby establish and order that a Public Hearing be held to determine whether or not to amend Section 18.45 (a), Protective Walls, to provide for uniformity of protective walls. 5139 FURTHER RESOLVED, that a hearing be held and 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 City Council. A roll call vote on the foregoing resolution resulted in the following: AYES: Moser, Wrightmap, Walker, Ward, Pollock, Heusted, Singer, Chandler NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Ward and seconded by Mr. Wrightman, it was #6-92-67 RESOLVED that, pursuant to Section 23.01 of the Zoning Ordinance, Ordinance No. 543, as amended, of the City of Livonia the City Planning Commission does hereby establish and order that a Public Hearing be held to determine whether or not to rezone portions of lots 146; 147; 148 and 149, located in the Northeast 1/4 of Section 13, from RUFB to P. S. FURTHER RESOLVED, that a hearing be held and notice be given /*; as provided in Section 23.05 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 City Council. A roll call vote on the foregoing resolution resulted in the following: AYES: Moser, Wrightman, Walker, Ward, Pollock, Heusted, Singer, Chandler NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Ward and seconded by Mr. Wrightman, it was #6-93-67 RESOLVED that, pursuant to Section 23.01 of the Zoning Ordinance, Ordinance No. 543, as amended, of the City of Livonia the City Planning Commission does hereby establish and order that a Public Hearing be held to determine whether or not to rezone portions of lots 150; 151 ; 152; 13d140b2; 13d140blb; 13d1.40bla and 13d153b2, located in the Northeast 1/4 of Section 13, from RUFB to C-1. FURTHER, RESOLVED that, a hearing be held and notice be given as provided in Section 23.05 of the Zoning Ordinance, Ordinance No. 543, of the City of Livonia and that there shall be a report sub- !: mitted and recommendation thereon to the City Council. A roll call vote on the foregoing resolution resulted in the following: 5140 AYES: Moser, Wrightman, Walker, Ward, Pollock, Heusted, Singer, Chandler NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Ward and seconded by Mr. Wrightman, it was #6-94-67 RESOLVED that, pursuant to Section 23.01 of the Zoning Ordinance, Ordinance No. 543, as amended, of the City of Livonia, the City Planning Commission does hereby establish and order that a Public Hearing be held to determine whether or not to vacate a portion of the plat of Coventry Gardens West Subdivision located in the Southwest 1/4 of Section 16. FURTHER RESOLVED, that a hearing be held and notice be given as provided in Section 23.05 of the Zoning Ordinance, Ordinance No. 543, of the City of Livonia and that there shall be a report and submitted and recommendation thereon to the City Council. A roll call vote on the foregoing resolution resulted in the following: AYES: Moser, Wrightman, Walker, Ward, Pollock, Heusted, Singer, Chandler NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Ward and seconded by Mr. Wrightman, it was #6-95-67 RESOLVED that, pursuant to a letter dated 4/24/67 from the Depart- ment of Law, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to amend the Master School and Park Plan, Part V of the Master Plan of the City of Livonia, to provide for the incorporation of parcels 02c496 and 02V2 located in the Southeast 1/4 of Section 2. FURTHER RESOLVED, that a hearing be held and notice be given as provided in Section 23.05 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 City Council. A roll call vote on the foregoing resolution resulted in the following: AYES: Moser, Wrightman, Walker, Pollock, Heusted, Singer, Chandler, Ward NAYS: None ABSENT: None Mr, Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. 5141 #6-96-67 RESOLVED that, pursuant to Parks and Recreation Commission Resolution ##575-67, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to amend the Master School and Park Plan, Part V of the Master Plan of the City of Livonia, to delete a portion of item NNla and NN1b in the Southeast 1/4 of Section 31 . FURTHER RESOLVED, that a hearing be held and notice be given as provided in Section 23,05 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 City council. A roll call vote on the foregoing resolution resulted in the following: AYES: Moser, Wrightman, Walker, Pollock, Heusted, Singer, Chandler, Ward NAYS: None ABSENT: None Mr, Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr; Ward and seconded by Mr. Wrightman, it was #6-97-67 RESOLVED that, the City Planning Commission, pursuant to Section 23.01 of the Zoning Ordinance, Ordinance No. 543, of the City of Livonia, as amehded, does hereby establish and order that a public hearing be held to determine whether or not to amend Section 5.02 and 5,03 of Ordinance Noi 543 by placing dog kennels into the Waiver Use section of the RUF zoning category, and by increasing the area requirements for raising animals. FURTHER RESOLVED, that a hearing be held and 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 City Council. A roll call vote on the foregoing resolution resulted in the following: AYES : Moser, Wrightman, Walker, Ward, Pollock, Heusted, Singer, Chandler NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Ward, seconded by Mr. Wrightman, and unanimously adopted it was 1 5142 116-10 #6-98-67 RESOLVED that, the minutes of the meeting held by the City Planning Commission On May 16, 1967 are hereby approved. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion by Mr. [•7rightman, seconded by Mr. Tent, and unanimously adopted, the City Planning Commission adjourned its 184th Regular Meeting held on June 13, 1967, at approximately 11: 30 p.m. , CITY PLANNING COMMISSION • :2W ae Harry Wright n, Secr f y ATTEST: / 1 ' a), itiCahli Charles W. Walker, Chairman