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HomeMy WebLinkAboutPLANNING MINUTES 1962-12-18 3619 1[0 MINUTES OF A PUBLIC HEARING AND THE 145TH REGULAR MEETING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, December 18, 1962 the City Planning Commission of the City of Livonia held a public hearing and the 145th Regular Meeting at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Members present: Charles W. Walker, W. E. Okerstrom, Robert L. Angevine, Edward Milligan and Milton Ingold. Members absent : Dennis Anderson and James Cameron ** Mr. David R. McCullough, City Planner, was not present for the meeting. Mr. Charles Forrest, Assistant City Attorney was present along with approximately 25 interested persons in the audience. Mr. Charles W. Walker, Chairman, called the Public Hearing to order at approximately 8:12 p.m. He announced that the first item on the agenda was Petition Z-577 by Verne and 011ie Saubage requesting the rezoning of property located on the northeast corner of Deering and Wadsworth in the Southeast 1/4 of Section 25 from R-1B to C-1 and P. Mr. Charles Taylor, attorney for the petitioners, was present. He explained to those present what was to be built upon the property in question if the rezoning was approved. It is planned to build a building for the C & S Credit Union which would service the employees of the Fisher Body Company located on Plymouth Road and Deering. The property in question is directly across 'cm.the Fisher Body Plant on the east side of Deering and the northeast corner of Wadsworth and Deering. They are presently renting another building but the lease will expire January 31, 1963. They service approximately 1,500 employees from the Fisher Body Plant. They feel the property is not suitable for residential because of where it is located. But because it is in a residential area, it is planned to build a residential type building in order to conform to the surrounding area. Mr. Taylor continued by stating that a petition was circulated to contact some of the residents in the area in order to obtain their feeling on the matter. He submitted this petition to the chairman. He stated the credit union would be in operation during regular business hours. Most of the business is done through payroll deductions. There will not be any foure expansion. The credit union will not be open to the public in general, only the employees of the Fisher Body Plant. Mr. Walker asked about the egress into the property. How much traffic from the Fisher Body Plant would normally take this road (Wadsworth)? Mr. Taylor stated Deering dead ends at Wadsworth. It is planned to have the cars 6: in on Deering and come out on Wadsworth and then continue east to Inkster. Mrs. Margaret Gniewek, 12010 Cavell, felt there was considerable conjestion in the area now due to the Fisher Body Plant. This proposed credit uni. n would only add to the traffic problem. She stated also that they have had a petition in the City Council to purchase this area which consists of four acres for a park site which is very badly needed in this subdivision. Mrs. Marilyn Korow, 12011 Cardwell stated that they knew they ccadn't change the traffic from the Fisher Body Plant but they certainly did not want to see anything done wi.ich would add to. the traffic problem already existing. **Mr. James Cameron arrived at 8:30 p.m. • 3620 Iro Mr. Walker asked if there was anyone else in the audience who wished to speak? Mr. Walker stated because of the question of the proposed park site in the area, he felt that before any action is taken on the.rezoning, .this question should be looked into due to the fact that it is the only property not built upon that could possibly be used for a park site in the area. He felt also that it is possible that the credit union could be in the area along with a park site for the remaining portion of the property north of the proposed credit union. He stated that if there weren't any more questions from the floor or the commissioners, he would like to take this under advisement. He informed those present that the Planning Commission would contact the Parks & Recreation Department as to whether or not they felt the park site was necessary and also contact the City Council in order to determine if there is any intention of purchasing the property for a park site, since it was designated on the Master School & Park Plan. Mr. Walker stated this item would be on the agenda for the meeting scheduled for January 8, 1963 at which time this information will be available. Mr. William Lindhout, architect for the credit union, stated that he felt this building for the credit union could possibly be used as a buffer from the traffic to the proposed park site. He felt there was sufficient land for parking facilities due to the fact that most of the business would be transacted at the "drive-in windows". The owner of the property stated there was additional property that could be used for parking if necessary. Mr. Walker announced that this item would be taken under advisement. Mr. Walker announced that the next item on the agenda was Petition Z-578 by Nelson Dembs who is requesting the rezoning of property located on the West side of Middle- belt Road approximately 200 ft. north of Greenland in the Northeast 1/4 of Section 14 from RUFB to R-3. Mr. William Ponder, attorney,was present for Nelson Dembs. Mr. Ponder informed the commissioners the property was the old Meinzinger homestead. He stated Mr. Dembs would like to erect mutiple dwellings on this property. Mr. Dembs felt that it would be more appropriate to have apartments on this property rather than the one-family due to the possibility of Middlebelt becoming a four lane highway. The property is presently zoned RUFB. He stated Bell Creek is adjacent to the Bell Creek basin. This is located north of the property in question on the west side of Middlebelt Road. The petitioner felt it was a very desirable location for this proposed use. It is very well screened and protected, a natural protection because of the basin surrounding the property. A letter dated December 17, 1962 was submitted for the record from a Mr. Clark who presently lives across the street from the property in question. Mr. Clark did not object to the rezoning. He felt it should be rezoned. Mr. Cameron asked what kind of apartments are proposed for this area? Mr. Ponder answered that there were no complete plans as yet but there would probably be approximately twenty-five units, consisting of one and two bedroom apartments and would be of a very modern architecture. Mr. Walker stated that the Commission was only considering the rezoning at this time. The petitioner will have to come back at a later date for approval of the apartments. 3621 Mr. Milligan stated in looking at the zoning map this property sets in a all single room residential area and in essence the R-3 would be spot zoning but because of the flood plain, the creek and the ravine the R-3 could almost be considered a transitory use rather than spot zoning. At the present time, Lot 41 could not be used due to it being so very low. It would require quite a large amount of fill. Mr. Okerstrom concurred with Mr. Milligan . He further stated that some time ago the owner of Lot 41 had been in for approval in order to fill in his property so he could build. Mr. Milligan also stated that this particular property is surrounded on three sides by the flood plain. Mr. Walker asked if there was anyone in the audience who wished to speak? Mr. Leonard Hunter, 16900 Stanmoor, owner of Lot 41, stated he was in favor of the rezoning. He did not think the property was desirable for single home dwellings. Upon a motion duly made by Mr. Milligan, supported by Mr. Angevine and unanimously adopted, it was #12-235-63 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z-578 as submitted by Nelson Dembs for a change of zoning in the Northeast 1/4 of Section 14 from RUFB to R-3, the City Planning Commission does hereby recommend to the City Council that Petition Z-578 be granted for the following reasons: (a) that although the land is surrounded by RUFB the contour of this land in the flood plain makes it unfeasible for one-family residential but the R-3 would make this a more transititional use; and (b) in addition, Middlebelt Road is now bearing considerable traffic which will undoubtedly increase when the Sears and GEM Stores are opened; and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian-City Post under date of November 28, 1962 and notice of which hearing was sent to The Detroit Edison Co. , Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Co. , City Departments and petitioner as listed in the Proof of Service. Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. Walker announced the next item on the agenda was Petition M-267 by James R. Thompson requesting approval for a used car lot on property located on the Southwest corner of Plymouth Road and Cardwell in the Northeast 1/4 of Section 36. Mr. George Thompson was present. He stated there was an existing service station on the property at the present time and he is now asking permission to obtain a license for the purpose of displaying and selling used cars. As shown on the site plan, he would be displaying the cars on the west side of the property. Mr. Okerstrom asked how many feet would be between the lot line and the present building of the service station? Mr. Thompson answered approximately forty feet up to the driveway cut. 3622 1::Mr. Cameron asked how many cars would be on the lot? Mr. Thompson answered approximately' ten to fifteen cars. Mr. Walker asked Mr. Thompson if he would conduct both businesses? Mr. Thompson said he would. He also stated that 907. of the business would be wholesale. Mr. Walker asked if there was anyone in the audience who wished to speak? There was a brief discussion during which it was ascertained that the petitioner did not conform with the zoning ordinance in connection with the area requried for said proposed business. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Ingold and unanimously adopted, it was #12-236-62 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, December 18, 1962 on Petition M-267 by James R. Thompson requesting approval for a used car lot on property located on the Southwest corner of Plymouth Road and Cardwell in the Northeast 1/4 of Section 36, the City Planning Commission does hereby deny Petition M-267 for the reason that the petitioner does not comply with the zoning ordinance which requires 15,000 sq. ft. of area for a filling station without any other use, and therefore has insufficient 1[40 area for the use he proposes; and FURTHER RESOLVED, notice of the &love hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Milligan, it was. . #12-237-62 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, December 18, 1962 at approximately 9:05 p.m. A roll call vote on the foregoing resolution resulted in the following: AYES: Ii.gold, Cameron, Milligan, Okerstrom, Angevine and Walker NAYS: None Mr. Walker declared the motion is carried and the foregoing resolution is adopted. * * * * * * * * Mr. Walker called the 145th Regular Meeting to order at approtimately 9:06 p.m. with all those present now who were present at the time the public hearing was adjourned. Mr. Walker announced the next item on the agenda was the proposed Kimberly Oaks Subdivision #4 located on the east and west sides of Hubbard Road between Lyndon and Schoolcraft Roads in the South half of Section 22, submitted by George Pastor. Public Hearing 11/27/62, item taken under advisement. Mr. George Pastor was present. Mr. Walker informed those present that Mr. Okerstrom and himself attenc'ed the meeting with the School Board. They tabled this item because some of the Board members did not have adequate information for voting. Later in the meeting the School Board made a motion to hold a special meeting the following week. At this meeting Mr. -Walker and 3623 Ir. Mr. Okerstrom submitted seven different possible sites for the school. The School Board held their meeting and after listening to reports from the PTA, and the neighbor- hood civic associations, and after discussing it with Mr. Walker and Mr. Okerstrom, :hey decided on one site. The location they have selected appears on the proposed plat before the Planning Commission tonight. Mr. Walker continued by stating that for these reasons at this meeting tonight, there will be no discussion on the school site or the location of the school site. As far as the Planning Commission is concerned, this has been settled. The School Board has made their decision. Mr. Walker concluded by stating that the only thing that will be considered will be the plat of the proposed Kimberly Oaks Estates Subdivision #4 trsee if it meets with the plat act and the subdivision rules and regulations. Mr. Walker stated there was the question of the park site. He read a letter dated December 14, 1962 from Mr. George Pastor relative to the park site. As to the subdivision there appeared to be only one question at the present tine and that was whether the lots on Brookfield should front on Brookfield or side on Brookfield. Mr. Okerstrom asked if in lieu of the fact that we have had a public hearing on this plat and the School Board has changed the school site from what was first presented, will another public hearing be requried? Mr. Walker answered that the city attorney si.ould answer that question. Mr.Forrest stated that this question had been asked them in a letter but there hadn't been any time to prepare a written opinion but he would give a verbal opinion at this time. It was their opinion that a new public hearing will not be required under the 1[4o circumstances. Mr. John Daugherty, 14336 Brookfield, stated he had a copy of the original Rosemore Manor Subdivision. He felt the location of Perth was pertinent and this was his reason for being at the meeting. He stated at the time the developer of Rosemore Manor presented his plat, he dedicated an area for a park and platted the lots on Brookfield which would front on Brookfield. The developer did this without contacting anyone living on Brookfield. Mr. Daugherty stated he was not a member of the City Council at that time and the developer accepted the premise that he would have to front the lots on Brookfield. He also dedicated the park site but not as a trade. Mr. Daugherty read the deed restrictions for the homes on Brookfield. They state specifically that the setback is to be 100 ft. Mr. Daugherty also felt there were too many streets coming into Brookfield. Mr. Pastor stated he preferred to have the lots siding on Brookfield. He read an excerpt from the deed restrictions which he felt gave him the right to plat as shown on the submitted plat. After a brief discussion pertaining to these lots on Brookfield, Mr. Pastor suggested that he delete the lots siding on Brookfield, because he did not want to front them on Brookfield. Mr. Daugherty stated if the developer designates these lots as Outlots, it would mean he would not have to pave by them. Mr. Pastor stated he would pave up to Brookfield. Mr. Milligan asked why was there so much controversery of the lots siding on Brook- field? Mr. Okerstrom answered it was because it would not be in keeping with what is already established. All the other homes on Brookfield front on Brookfield and they all have considerable setbacks. Mr. Walker felt it would be poor planning to allow houses to side on Brookfield when the pattern has already been set. 3624 1[4. Mr. Pastor stated again he would rather delete these lots from the plat. He did not want them to front on Brookfield. Mr. Walker called for a recess at 10:20 p.m. * * * * * Mr. Walker called the Regular Meeting back to order at 10:35 p.m. with all those present that were present at the time the meeting was recessed. Upon a motion duly made by Mr. Angevine, supported by Mr. Okerstrom, it was #12-238-62 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, November 27, 1962 the City Planning Commission does hereby give approval to the preliminary plat of the Kimberly Oaks Estates Subdivision #4 located on the East and West sides of Hubbard Road, south of Lyndon and North of Schoolcraft in the South half of Section 22, subject, however, to the following: (a) that all lots of less than 110 feet in depth must have attached garages; (b) that the subdivider promptly furnish an engineering description of relocated centerline of Hubbard Road; 1:: (c) that street names will be supplied by the City Planner; (d) that the median strip design be approved by Sgt. Thorne for the Traffic Commission; (e) that the subdivider record a deed restriction relieving the City from any fencing obligation on Lots 573 through 581, inclusive; (f) that the subdivider record deed restrictions at the time the final . plat is given approval; (g) that if part of the park site is conveyed to a swim club then the subdivider contractually require that group to pave the east half of Hubbard; (h) that there shall be 1,000 sq. feet required on all homes; (i)that a deed to the park site accompany the final plat; (j) that lots 600 and 601, 602 and 603, 615 and 616, and 617 and 618 be combined in respective pairs to front on Brookfield and that any house erected on said lots will be set back seventy (70) feet. During the discussion held before the roll call vote was taken, Mr. Pastor objected to the requirement of the lots facing on Brookfield. Mr. Milligan offered the following amendment which was supported by Mr. Ingold: (a) Amend Condition (j) in the resolution so as to delete the requirement that the lots face Brookfield, but, leave the lots combined as stated so that the setback requirement is changed to a side yard requirement. Mr. Okerstrom felt the houses would look better facing Brookfield. He did not feel I: anything was gained by the amendment. Mr. Milligan stated the reason he offered the amendment was that he had been c oncerned with the side yards of the houses on Perth and Grannada facing the back yards of the homes fronting on Brookfield. Mr. Walker asked Mr. Daugherty ,as a representative of the people on Brookfield, what their opinion was on this amendment? 3625 1[4. Mr. Daugherty answered that they all built their homes fronting on Brookfield. The City put in the utilities for lots fronting on Brookfield and the previous developer of this proposed subdivision had indicated the lots would fm n t on Brookfield. As far as he was concerned, speaking for the neighbors present and others who were not present, they would like all lots fronting on Brookfield. Mr. Walker asked for a roll call on Amendment (a): AYES: Ingold, Milligan and Angevine NAYS: Cameron, Okerstrom and Walker Mr. Walker declared the motion did not carry. Mr. Milligan stated he would like to offer an amendment to the amendment previously made: That all garages on the combined lots be placed on the east side of the homes so that they would not be on the Brookfield side. The complete amendment would then read: (a) Amend Condition (j) in the resolution so as to delete the requirement 1:: that the lots face Brookfield, but, leave the lots combined as stated so that the setback requirement is changed to a side yard requirement and further that all garages on the combined lots be placed on the east side of the homes so that they would not be on the Brookfield side. Mr. Ingold stated he would support Mr. Milligan's amendment. A roll call vote on the foregoing amendment resulted in the following: AYES: Ingold, Milligan and Angevine NAYS: Cameron, Okerstrom and Walker Mr. Walker declared the motion did not carry. Mr. Walker then called for a roll call vote on Resolution #12-238-62: AYES: Ingold, Cameron, Okerstrom and Walker NAYS: Milligan and Angevine Mr. Walker declared the motion is carried and the foregoing resolution is adopted. After a brief discussion relative to the homes fronting on Brookfield, Mr. Angevine made the following amendment to the resolution, which was supported by Mr. Okerstrom: #12-239-62 RESOLVED that, pursuant to the 145th Regular Meeting held on 1:: Tuesday, December 18, 1962 on Kimberly Oaks Estates Subdivision #4 located in the South half of Section 22, the City Planning Commission does hereby amend Resolution #12-239-62 for said subdivision adopted on Tuesday, December 18, 1962 as follows: (1) that the lots as designated in Condition (j) in the resolution of -approval will become new lots consisting of 120 ft.frontage on Brookfield with a depth of 135 ft. , and that 3626 IL the balance of the original depth will be distributed pro rata to the lots located immediately east of said lots. Mr. Walker asked Mr. Daugherty if the resolutions as passed were agreeable to the surrounding property owners? Mr. Daugherty stated thcy were. Mr. Pastor objected to the condition of the resolution pertaining to lots fronting on Brookfield. A roll call vote on Resolution #12-239-62 resulted in the following: AYES: Ingold, Cameron, Okerstrom, Angevine and Walker NAYS: Milligan Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. Daugherty stated he would ask the City Council to pass this subdivision as an emergency res. l.tion. Mr. Walker announced the next item on the agenda was final approval for the Marcy Ann Subdivision located in the Southwest 1/4 of Section 24, requested by Gordon- Begin, Builders. I:: It was determined that the bond for said subdivision had not been filed as yet. Mr. Gordon was informed that as soon as the bond is filed, the Planning Commission would call a Special Meeting to take action. Upon a motion duly made by Mr. Angevine, supported by Mr. Okerstrom and unanimously adopted, it was #12-240-62 RESOLVED that, pursuant to a request dated December 7, 1962 from Arthur J. Hass for a years extension on the Dover Courts Subdivision located in the Southwest 1/4 of Section 31, the City Planning Commission does hereby grant said extension subject to all conditions prevailing on the original approval. Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. Walker announced the next item on the agenda was a letter dated December 3, 1962 from the City Council requesting a study and report with regard to the dedication and improvement of a pLrtion of Hix Road in connection with the Master Thoroughfare Plan and proposed Northwest Community College. It was determined after a brief discussion that a study meeting would be held on this item and that a representative of the college would be invited to attend said meeting. Upon a motion. duly made by Mr. Okerstrom, supported by Mr. Ingold and unanimously adopted, it was IL: #12-241-62 RESOLVED that, the City Planning Commission does hereby approve the minutes for the meeting held on Tuesday, November 13, 1962. Mr. Walker declared the motion is carried and the foregoing resolution is adopted. 3627 1[40 Mr. Walker ^nnounced the next item on the agenda was a clarification of whether or not stub as shown on the Burton Hollows Woods Subdivision plat on the west side of said plat, is necessary. If it is found to be not necessary, a resolution will be required amending the original approval. A brief discussion was held between Mr. D. Meinzinger, representative for the Rouge Building Company and the Planning Commission members, after which it was determined that the stub is no longer necessary for said plat. Upon a motion duly made by Mr. Milligan, supported by Mr. Ingold and unanimously adopted, it was #12-242-62 RESOLVED that, pursuant to the 145th Regular Meeting held by the City Planning Commission on the Burton Hollow Woods Subdivision located in the Southwest 1/4 of Section 10, as to whether or not the resolution approving said subdivision should be amended so as to delete Condition #2 which reads, ". . .Requirement of Stub B, as shown on the "Area Plan", with cul-de-sac. . .", the City Planning Commission does hereby amend Resolution #7-176-62 and does hereby delete Condition #2, subject, however, to all other conditions prevailing. • Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Ingold and unanimously adopted, the City Planning Commission does hereby adjourn the 145th Regular Meeting at approximately 11:30 p.m. on Tuesday, December 18, 1962. CITY PLANNING COMMISSION / > ` • R. L. Angevine, Secretary ATTESTED: QZ.AL/4.) IV. 60444/1 Charles W. Walker, Chairman