HomeMy WebLinkAboutPLANNING MINUTES 1963-02-19 v.
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MINUTES• OF A PUBLIC HEARING AND THE
147TH REGULAR MEETING OF THE CITY PLANNING
COMMISSION OF THE CITY OF LIVONIA
li:
On Tuesday, February 19, 1963 the City Planning Commission of the City of Livonia
held a public hearing and the 147th Regular Meeting at the Livonia City Hall, 33001
Five Mile Road, Livonia, Michigan. Mr. Charles W. Walker, Chairman, called the
Public Hearing to order at approximately 8:05 p.m.
Members present: Edward G. Milligan, James Cameron, Milton Ingold, Robert
L. Angevine, W. E. Okerstrom, Dr. Daniel Allen, Dennis
Anderson and Charles W. Walker
Members absent : None
Mr. David R. McCullough, City Planner was present along with approximately 100
interested persons in the audience.
Mr. McCullough: The first item on the agenda is Petition M-274 by Nicholas
George requesting appro d to erect a drive-in theatre on property
located on the north side of Plymouth Road, approximately 660 feet west
of Levan Road and approximately 200 feet east of the intersection of
Plymouth Road and Ann Arbor Road in the Southwest 1/4 of Section 29.
Mr. Walker asked for a show of hands of those in the audience who were present for
this particular item. There were approximately 50 hands raised. He stated he would
like to explain a few things to the audience pertaining to this item and why it
was before the Planning Commission again. He said that perhaps some of the residents
are slightly perturbed about this item being again on the agenda, thinking that at
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the last public hearing this item was denied and that this would be the end of it.
He stated that the Planning Commission had assumed this was the end also. It had
been thought that a specific rule in the Rules & Procedure of the PlanningCommission
would prevent something like this happening but itlhass beenomecreedonby the Law Depart-
ment that this rule is not legal, therefore,thea t use tins rule as a means
of denying a rehearing on this petition. Mr. Walker read an excerpt from an
ordinance in effect since 1955 from a neighboring community which ruled that no
petition could be refiled unless there was new evidence.
Mr. McCullough stated letters had been received from the Ford Motor Company, from
the Traffic Commission and from the Practical Homes, Inc.
Mr. Rodney Kropf and Mr. William Ponder were present for the petitioner.
Mr. gxepf stated that the present plan is in more detail in accordance with the
requirements of the use petition. It is a basic plan to utilize the western 30
acres at Levan and Plymouth.
Mr. Milligan asked if there was any new information at this time - other than the
new plan?
Mr. Kropf answered there wasn't.
li: Mr. Milligan asked Mr. Walker if the City of Livonia had an ordinance similar to the
one from the neighbor ns community ?
Mr. Walker answered the City did not with the exception of the rule of procedure
which the Planning Commission adopted by resolution but which was never incorporated
into an ordinance.
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Mr. Walker asked Mr. Kropf if there were any plans for the property immediately
east of the proposed drive-in property which he could submit to the Commission at
this time? Mr. Kropf there was no specific use at this time.
L., Mr. Walker read the letter from the McNeeley Civil Engineers verifying the 1,000 ft.
requirement from any residential district.
Mr. Walker asked if there was anyone in the audience who wished to speak? •
Reverend Rolla 0. Swisher, Riverside Park, Church of God, 39001 Richland, stated
their reasons for objecting to the proposed drive-in.
Mr. Don Lieder, 35898 Leon, stated they were sympathetic with the church and would
like to state their objections also. Some of the specific objections Were on the
basis of tax purposes that this is not the best use of this land. They felt since
it was zoned industrial it should be used for industrial purposes. They also object
because of the traffic which will result from the proposed use. The traffic would
cut through their neighborhood and cut off their access to St. Mary's Hospital. In
addition, it would be a nuisance because of the lights, litter, etc. Mr. Lieder
continued by stating that as a real estate man he can say it does decrease the
value of homes.
Mr. Mark Bivins, 35564 Parkdale stated he concutired with tr.e two previous objectors.
In addition to what has already been state::, ::e said that there was already too much
traffic through the subdivision during the shift change at the factories.
Mr. Jerome Ash, Perfection Automotive Products, 925 cast glizabeth, Detroit, stated
he has a plant on Leva_z Road between Plymouth and Schocicsaft Roads. When they
moved into Livonia they had been informed that this area was to be an industrial
park development. Because of that they did not feel that the drive-in theatre should
be allowed to go in since it was not an industrial use.
Mr. George Zoumbaris, Ford Motor Company stated they were not generally opposed to
the drive-in as a business but they were concerned about the traffic problem. He
stated he believed a letter to this effect had been forwarded to the Planning
Commission.
W.[r. Walker stated that a letter from a Mr. H. Lane, Ford Motor Company, had been
received and it appeared their only concern regarding the theatre is the resulting
traffic on Levan Road.
Mr. Cameron asked Mr. UcCullough if there was a schedule of the trains passing
through during these shift breaks and the time the theatre was letting out it
customers?
Mr. McCullough answered .th Planning Commission had no such schedule. Mr. Cameron
felt if there was a train at this time (11:30 p.m.) it would only add to the traffic
problem.
Mr. Anderson asked if there was proof of the 1,000 ft. _equirement? Mr. Walker
answered there was a letter on file from a registered civil engineer.
11 -1 Mr. Ponder stated if there was any question of why -::as to blame as to why this
petition was being 'heard aga,i_n, he would 'i're tc _ t_':..:.: they filed the petition
because under the constitution everyone has a right to petition for anything they
want at any time and he would hate to see anybody be denied that right. He stated
that there was a fear here of something that was really unknown. It happened in
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1950 at the time Livonia was incorporated into a City. A lot of people did not want
Livonia to become a city. He stated it must -be agreed today, after twelve years,
that Livonia is not so bad off because it incorporated.
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Mr. Ponder stated the next fear was the racetrack. Every minister in town was
against it coming into Livonia. Mr. Ponder stated he did not feel that anyone was
opposed to this use now since it brings in half million dollars to Livonia.
In 1954, Mr. Ponder stated, the zoning ordinance was adopted. Prior to this, under
the townshipe ordinance, the industrial belt extended about half way from Plymouth
and the railroad and half way from Schoolcraft and the railroad. When the zoning
ordinance was adopted, it was extended to where it is presently located. There was
a tremendous controveesy over this. It was felt at that time that it would be too
close to Rosedale Gardens and would ruin that subdivision. The ordinance was
adopted and if it had not been, Ford Motor Com?any might not have been allowed to
situate in Livonia.
Mr. Ponder stated that also in 1954 the zoning ord_nae ce excluded drive-in theatres
in Livonia. He went to the Supreme Court on a particular petition for a drive-in
and although this particular suit had been won, the Supreme Court did rule that
a drive-in theatre was a legitimate business and therefore, Livonia could not exclude
them. It was at this time the ordinance was amended to include drive-in theatres.
Mr. Ponder concluded by stating that Mr. N. George, his client, was erecting at
the present time, an in-door ti.eatre on the corner of Plymouth and Farmington Roads.
It is to be one of the most beautiful theatres in the country. He felt Livonia was
fortunate to have such a theatre in Livonia. The only reason he, Mr. George, would
like a drive-in theatre was because some people prefer them to the indoor, especially
people with small children and tight budgets. Mr. Ponder stated that it was not
felt that the traffic from the drive-in would coincide too much with the factory and
he did not feel it would effect the church at ell. He stated his client has met all
the requirements of the city and he did not feel it would detract from the homes
and would not pose any problems.
Mr. Don Lieder stated it was not just a fear to them. This has been given some
deep thought. In speaking about property values, it is en established fact that
neighborhoods that are adjacent to an establishment of this kind the property values
go down. You cannot get anyone to stop and lock at a house this close to a drive-in.
This forces the owner to lower the price of his home. As for taxes and the race-
track. This is one of the reasons they are objecting to the drive-in. Drive-ins
do not bring in as much as an industrial use. Another point they would like to bring
out is that Ford Motor does let out more traffic th<n this establishment would but
it is a different type of traffic. People coming out of Ford's will be adults whereas
it will be hot-rodders and juveniles coming from the drive-in.
Mr. Milligan stated under Section 17.05 of the Zoning Ordinance, it states that in
making any investigation and determination authorized by the provisions of this
article, the City Planning Commission shall consider
(a) whethcr or not there has been a compliance withthe provisions
of this article;
(b) whether or not there is proper yard space, parking facilities,
loading space, percentage of lot coverage, greenbelts, size of
buildings, lot area and other conditions re:,ui:ud ;,y this ordinance;
(c) whether or not the use involved is or would be injurious or
I[ detrimental to the surrounding neighborhood;
(d) whether or not the use involved is in accord with the spirit and
purpose of this ordinance;
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(e) whether or not the use involved would constitute a public or
private nuisance; and
(f) whether or not the use involved would disturb or block the
natural or planned development of the surrounding neighborhood.
Mr. Milligan stated, pursuant to Section 17.05, he would like to offer a motion for
denial of the petition. Mr. Anderson supported Mr. Milligan' s motion.
Upon a motion made by Mr. Milligan, supported by Mr. Anderson, it was
#2-21-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, February 19, 1963 the City Planning Commission does hereby
deny Petition M-274 of Nicholas George Requesting permission to erect
a drive-in theatre on property located on the North side of Plymouth
Road, approximately 660 ft. west of Levan Road in the Southwest 1/4
of Section 29,for the reason that the approval of said petition would
violate the objectives sought after, in accordance with the matters
to be considered under Section 17.05, specifically paragraphs (e) and
(f) and
FURTHER RESOLVED, that the Planning Commission determines that the
proposed use is at least 1,000 ft. from the nearest residentially
zoned property as shown on the plot plan, but that it would adversely
affect the normal use and development of adjoining property in the
following ways:
(a) because of the positioning and size of the Hines Park Motel and
Howard Johnson Restaurant, insufficient sight distances exist for
autos traveling east on Ann Arbor Road to stop their vehicles before
coming dangerously close to autos leaving the theatre or those lined
up to enter. This is particularly true in rainy weather.
DRIVER STOPPING DISTANCES
Initial Speed (mph) Distance (feet)
30 160
40 250
50 360
60 48C
70 610
(b) that considering the number of vehicles which must enter and
leave the Ford Parking Facility (1,500) between 11:40 P.M. and
12:15 A.M. during the change of shifts, as well as the normal volumes
on Plymouth Road (8,621), and the capacities of each road, it is
likely to impede the movement of emergency vehicles up Levan Road
toward the hospital as well as the movement of autos in and out of
the Ford Parking Lot;
(c) that Livonia has an acute shortage of large industrially zoned
acreages in single ownerships and these should be preserved for
large industrial users;
(d) that we incorporate by reference all reasons used by the City
Planning Commission in the original denial, May 6, 1958.
A roll call vote on the foregoing resolution resulted in the following:
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AYES: Ingold, Cameron, Milligan, Anderson, Okerstrom and Walker
NAYS: Allen and Angevine
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda is Petition Z-580 by A. J.
Erwin, Shell Oil Company for Lola L. O'Connor requesting a rezoning
on property located on the Southwest corner of Inkster and Six Mile
Road in the Northeast 1/4 of Section 13 from C-1 to C-2.
Mr. A. J. Erwin was present.
Mr.McCullough submitted a letter dated February 18, 1963 from the Livonia Meadows
Homeowners Association which stated their objection to another gas station at this
intersection of Inkster and Six Mile Road. They felt there was E sufficient number
of gas stations in the area.
Mr. Milligan asked Mr. Irwin if the house on Six Mile Road near Inkster was in a C-1
zone? Mr. Irwin stated it was along with the clinic, outdoor sales, sausage store
and one vacant store.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Mr. H. M. Whitcomb, owner of Lots 151 and 152, west of the proposed rezoning stated
that he had no objection to the gas station but he did feel that that whole area
of C-1 should be rezoned to C-2, not just that portion for the gas station. He
11 stated he had had several offers. from people who wanted to build a doctor's office,
= funeral parlor, etc. , but he always had to turn it down because of the C-1 zoning.
Mr. Walker stated that r..:thing could be done tonight about his property because it
had not been included in the petition for rezoning but the Planning Commission
welcomed all comments from people as to how they feel about the rezoning of their
property.
Mr. Donald Nicholson, .representative of the L=:enia H^ado s. Civic.Association objected
to another gas station at the intersection. He stated there were two gas stations
already located there in addition to a drive-in bank on the southeast corner of
Inkster and Six Mile Road.
Mr. McCullough asked Mr. Irwin if the gas station would be of porcelain?
Mr. Irwin stated it was to be similar to the one located at Six Mile Road and
Farmington Road. He submitted photographs of a gas station located at Telegraph
and W. Chicago which was another example.
Mr. Okerstrom asked what will become of the remaining portion of the property? Mr.
McCullough answered that Mrs. O'Connor, owner of the property, intended to develope
the remainder into a small shopping center with a drug store, etc.
Mr. Irwin stated the entire parcel had a frontage of 186.6 ft. on Six Mile Road and
190' frontage along In:fster Road.
.- Mr. Okerstrom asked what was the required footage for a gas station? Mr. McCullough
answered it had to be 15,000 sq. ft. The property tc ':,e re�; ne'1 .easured 159.60 ft.
;along Six Mile Road and 100 ft. along Inkster.
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Mr. Milligan stated the petition from the civic association objected to the
specific use intended for the property. He said he interpreted from this petition
that the matter of rezoning to C-2 did not concern this subdivision but they sere
III concerned about having another gas station at this intersection. Mr. Milligan asked
Mr. Nicholson if he has reviewed the uses allowed in a C-1 and C:-2 district?
Mr. Nicholson answered he had not. Mr. Milligan read the various uses allowed in
the C-1 and C-2 districts and suggested that the civic association study it further.
Mr. Okerstrom asked how many feet to the nearest resident on the south? Mr. Irwin
answered there were thirty feet between the house and the property line. He stated
from what Mrs. O'Connor has told him, she intends to use this as a driveway for the
development she plans fronting on Inkster Road. There will be 97 ft. remaining
south of the gas station. He stated further that this was Mrs. O'Connor's station,
not Shell's.
Mr. Cameron asked if the space for the 5 cars as designated on the plan Includes
the space for employee's cars. Mr. Irwin answered it did. Mr. Cameron said that
would only leave enough space for three cars for servicing.
Mr. Walker felt that this was a rezoning matter before the Commission. The matter
of the use could be discussed at the time the use petition is heard.
Mr. Okerstrom stated he would like to discuss the question of a gas station on a
100 ft. lot.
Mr. Mc Cullough stated the zoning ordinance requires that the gas station must be
fifteen feet from the rear lot line.
Mr. Okerstrom questioned if there would be enough property for additional buildings
on that property to the south. Mr. Irwin answered they were not changing the
property line only the zoning. All of this property will still be owned by Mrs.
O'Connor.
Mr. Okerstrom asked if the 20 ft. driveway,not included in the property for the
gas station, should be rezoned to C-2 also?
Mr. Walker answered if it was necessary for the operation of the gas station it
should be. Otherwise it could be left as it is.
It was determined that this 20 ft. driveway would have to be advertised before it
could be rezoned. It could not be included in this present petition.
Mr. Anderson stated that the petitioner could use the land as it is presently
planned for the gas station and not have the 20 ft. easement.
Mr. Angevine stated he felt Mr. Anderson was right. The property could be rezoned
as it was advertised but the petitioner would have to rearrange his gas station
on the site so that it would fit on the property that was advertised.
Upon a motion duly made by Mr. Anderson, supported by Mr. Angevine, it was
II[ #2-22-63 RESOLVED that, pursuant to a Public Hearing having been held on
Petition Z-580 as submitted by A. J. Erwin, Shell Oil Company for
Lola L. O'Connor for a change of zoning in the Northeast 1/4 of
Section 13 from C-1 to C-2, the City Planning Commission does
hereby recommend to the City Council that Petition Z-580 be granted
for the following reasons:
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li: (1) that the northwest, northeast and southeast corners of this
intersection are presently used for C-2 purposes;
(2) that the owners plan a small shopping center to the south of
the proposed filling station;
(3) that this is a mile road intersection bearing these 1961 traffic
volumes:
On Inkster Southbound traffic 4978
Northbound traffic 3717
On Six Mile Road Westbound traffic 5556
Eastbound traffic 3781
and that with the openings of the Sears and Junior College facilities
these volumes will materially increase; and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, The Livonian, under date of January 30, 1963
and notice of which hearing was sent to The Detroit Edison Company,
Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The
Consumers Power Company, City Departments and petitioner as listed
in the Proof of Service.
11111 Mr. Milligan stated he would have to vote against the motion because he felt that
in the interest of good planning this kind of rezoning should be arrested. This
would be the third gas station on four corners. Re stated he felt it should remain
1 C-1.
Mr. Okerstrom stated he was not against service stations but he was concerned about
the size of this particular site. He did not feel it was large enough.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Ingold, Anderson, Angevine and Walker
NAYS: Cameron, Milligan and Okerstrom
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr.' McCullough announced the next item on the agenda is Petition M-268 by Lola
L. O'Connor requesting approval to erect a gasoline service station
on the southwest corner of Six Mile Road and Inkster Road in the
Northe;..st 1/4 of Section 13.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Mr. Don Nicholson, representing the Livonia Meadows Civic Association, stated the
association is definitely against the gas station use.
Mr. Anderson asked Mr. Irwin if they were planning to have an entrance from the
gas station directly to the shopping center?
Mr. Irwin answered they were along the south side of the gas station property. There
was a possibility of the 20 ft. easement being a common driveway to be used by
the gas station and ;1:: professional office.
Mr. Irwin was informed if he could fit the gas station on the area rezoned- he '
would not have to come back for a rezoning on the 20 ft. easement.
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Mr. Walker declared that this item would be taken under advisement.
Mr. McCullough announced the next item on the agenda was Petition M-276 by John E.
Hiemstra for Classis of Lake Erie, Reforemed Church in America, seeking
approval to erect a church on property located on the north side of
Five Mile Road, approximately 1750 feet west of Newburgh Road in the
Southeast 1/4 of Section 18. This church is located between Houghton and
Blue Skies, if these two streets were cut throw on the north side of Five
Mile Road.
Reverend Hiemstra was present. He stated that the first unit of the overall plan •
would be approximately 5,000 square feet with seating capacity of 200. He submitted
a drawing of what the completed plan would look like in the future. The recreation
area as designated could be used for additional parking if it is found out to be
necessary. He continued by stating that this church is the Reformed Church of America.
with Presbyterian policies. The building would be of face brick and it is expected
to begin construction within the year.
Mr. Walker asked if there was anyone in the audience who wished to speak?
After a brief discussion it was decided that the setback should be 135 ft. from the
centerline of Five Mile Road and that the building should be moved 20 ft. further
est. Reverend Hiemstra agreed to the suggestion.
Upon a motion duly male by Mr. Ingold, supported by Mr. Cameron, it was
2-23-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, February 19, 1963 the City Planning Commission does
hereby grant Petition M-276 by John E. Hiemstra for Classis
of Lake Erie, Reformed Church in American seeking approval to
erect achurch on property located on the north side of Five
Mile Road, in the Southeast 1/4 of Section 18, subject to the
following:
(1) that the petitioner maintain a minimum setback of 135 feet
from the centerline of Five Mile Road and
(2) that the petitioner move the proposed building 20 ft.
westerly, and
FURTHER RESOLVED, notice of the above hearing was sent to
property owners within 500 feet, petitioner and City Departments
as listed in the Proof of Service.
Mr. W. Gordon Park; 38427 Five Mile Road, stated he had no objection to the proposed
church but he would like to know if it was a presbyterian church and how large the
congregation would be. Reverend Hiemstra explained their church would have the same
policy and same theology as the Presbyterian Church. The only difference was that
it has a German, Dutch and Swiss background rather than the Scotch and Irish back-
ound. At the present there is no congregation. It will be built from the people
,,y
ho live in the communit-7.
A roll call vote on ;k2-23-63 resulted in the following:
J
AYES: Alice, Lzgold, Cameron, Milligan, Anderson, Okerstrom, Angevine
and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
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Upon a motion duly made by Mr. Milligan, supported by Mr. Okerstrom, it was
#2-24-63 RESOLVED that, the City Planning Commission does hereby adjourn the
Public Hearing held on Tuesday, February 19, 1963 at approximately
9:50 p.m.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Ingold, Cameron, Milligan, Anderson, Okerstrom, Angevine
and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. Walker called a recess at approximately 9:51 p.m.
* * * * * *
Mr. Walker called the 147th Regular Meeting to order at approximately 10:04 p.m. with
all those present now who were present at the time recess was called.
Mr. McCullough: The next item on the agenda was a request dated 12/24/62 from
E. C. Schubiner for a year's extension on the Ellen Kay Subdivision
located north of Five Mile Road between Cavour and Sunbury in the
Southwest 1/4 of Section 13.
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pon a motion duly made by Mr. Okerstrom, supported by Mr. Milligan and unanimously
dopted, it was
#2-25-63 RESOLVED that, pursuant to a request dated 12/24/62 from E. C. Schubiner
for a year's extension on the Ellen Kay Subdivision located north of
Five Mile Road between Cavour and Sunbury in the Southwest 1/4 of
Section 13, the City Planning Commission does hereby grant said request,
subject, however, to all conditions prevailing on the preliminary
approval.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda is the bond release in connection
with TA-84. This application was for the removal of topsoil from the
area now known as Burton Hollow Estates Subdivision #3 and #4 located
south of Six Mile Road between Whitby and Riverside Drive in the North
half of Section 16. Engineering recommends bond released.
Upon a motion duly made by Mr. Cameron, supported by Dr. Allen, and unanimously
adopted, it was
#2-26-63 RESOLVED that, pursuant to the report and recommendation of the
Bureau of Inspection dated February 5, 1963, the City Planning
Commission does herein authorize the rlease of the bond dated
August 8, 1961 in the amount of $25,000 by the Hartford Accident
& Indemnity Company of Hartford, Connecticut posted with the
city in connection with topsoil removal operations performed
under Permit No. 81, (Application TA-84) ; issued to A. K. Miller,
Inc. , 26940 Lahser, Southfield, Michigan; it appearing from the
above report that all ordinance provisions and rules and regulations
have been complied with; and the City Clerk is herein authorized to do
all things necessary to the full performance of this resolution.
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Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
II] Item #7, relative to Petition M-272 by Russell E. Hidden requesting approval to build
a travel agency office building was taken under advisement due to the fact that
the petitioner was not present.
Mr. McCullough announced the next item on the agenda was Petition Z-574 by the City
Planning Commission to determine whether or not to rezone property
located approximately 402 feet north of the centerline of Schoolcraft Road
approximately 1300 ft. East of Middlebelt Road and approximately 145
ft. West of Lyons in the South half of Section 24 from R-3 to R-1A.
Public Hearing 11/27/62 item taken under advisement; 157 th Special
Meeting taken under advisement.
Mr. H. Gordon of Gordon & Begin, Builders was present.
Upon a motion duly made by Mr. Milligan, supported by Mr. Cameron and unanimously
adopted, it was
#2-27-63 RESOLVED that, pursuant to a Public Hearing having been held on
November 27, 1962 on Petition Z-574 as submitted by the City
Planning Commission for a change of zoning in the South half of
Section 24 from R-3 to R-1A, the City Planning Commission does
hereby recommend to the City Council that Petition Z-574 be granted
for the following reasons:
(a) the owner has platted this area into single family housing and
has paved streets and installed sewers leaving insufficient areas
in which to erect desirable apartment buildings;
(b) this also raises the possibility of intermittent placing of
single family housing next to apartment buildings which is generally
undesirable, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, The Livonian, under date of November 7, 1962
and notice of whichbearing was sent to The Detroit Edison Company,
Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company,
The Consumers Power Company, 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. McCullough announced the next item on the agenda was a Petition by the City
Planning Commission on its own motion to determine whether or not
Part I of the Master Plan, the Master Thoroughfare Plan, of the
City of Livonia should be amended so as to relocate Harrison Avenue,
immediately north of Schoolcraft in the South half of Section 24 from
its present location to a new location easterly. Public Hearing 2/5/63.
Mr. H. Gordon who was present indicated he will be agreeable to curving Harrison
rt the northerly end at Lyndon in order that Harrison may be connected with Harrison
n the north side of Lyndon.
'Upon a motion duly made by Mr. Ingold, supported by Mr. Okerstrom , it was
p2-23-63 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 having duly held a public hearing on Tuesday,
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February 5, 1963 for the purpose of amending Part I of the Master-. -
Plan of the City of Livonia, entitled, "Master Thoroughfare Plan",
the same is hereby amended so that the relocation of Harrison Avenue
in the South half of Section 24, City of Livonia, should designate
the centerline thereof to read as follows:
Beginning at a point on the South line of Section 24, T. 1
S. , R. 9 E. , City of Livonia, Wayne County, Michigan, distant N.
89° 31' 44" W 152.57 feet from the S. 1/4 corner of said Section
24; thence continuing along said South line of Section 24, N. 89°
31' 4 :" W. 86.00 feet; thence N. 00° 07' 35" W. 402.00 feet;
thence on a curve to the left with a radius of 175.71 feet, arc
length of 107.13, central angle of 34° 56' 04", and a chord of
105.48 feet bearing N. 17° 35' 37" W. ; thence on a curve to
the right with a radius of 260.00 feet, arc length of 195.72
feet, central angle of 43° 07' 52" and a long chord of 191.13
feet bearing N 13° 29' 43" W to the S.W. corner of the inter-
section of Gita Avenue and Harrison A enue in Compton Village
Subdivision (L. 85, page 31 & 32) ; thence S. 81° 55' 47" E.
86.00 feet to the S. E. corner of said intersection thence on a
durve to the left with a radius of 174.00, arc length of 130.98
feet, central angle of 43° 07' 52" and a long chord of 127.91
feet bearing S. 13° 29' 43" E. ; thence on a curve to the right
IIwith a radius of 261.71 feet arc length of 159.57 feet, central
angle of 34° 56' 04" and a long chord of 157.11 feet bearing
S. 17° 35' 37" E. ; thence S. 00° 07' 35" E. 402.90 feet to the
Point of Beginning. Containing 1.383 acres more or less,
f
3
and having given proper notice of such bearing as required by Act 285 of
1931, as amended, the City Planning Commission of the City of Livonia
does hereby adopt said amendment as part of the Master Thoroughfare Plan
of the City of Livonia, which is incorporated herein by reference, the same
having been adopted by resolution of the City Planning Commission under
date of April, 1951, with all amendments thereto; and further that this
amendment shall be recorded on said map by the identifying signatures of
the chairman and secretary of the commission and an attested copy shall
be filed vita the City Council, City Clerk and the City Planning Commission;
and a copy shall also be forwarded to the Register of Deeds for the County
of Wayne with the following certification contained thereon:
"We certify that the foregoing resolution was duly adopted at a meeting
of the City Planning Commission held on Tuesday, February 19, 1963
by the following vote:
AYES: Allen, Ingold, Cameron, Milligan, Anderson, Okerstrom, Angevine and
Walker
NAYS: None
Mr. Walker declared the motion was carried and the foregoing resolution is adopted.
t was determined that at a later meeting a motion for a public hearing will be made
o determine whether or not to relocate Harrison Avenue at the north end at Lyndon .
1r. McCullough announced the next item on the agenda wc.3 a '_atter from the City
Council requesting a study and report with regard to the dedication
and improvement of a portion of Hix Road in connection with the Master
Thoroughfare Plan and proposed Northwest Community College (Schoolcraft
College). Discussion held on 1/8/63 at which time a study meetint was
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scheduled for further study on the matter.
IliMr. McCullough informed the Commission that the College Board has agreed to the
determintion made by the Planning Commission. - -
Upon a motion duly made by Mr. Angevine, supported by Mr. Ingold and unanimously
adopted, it was
#2-29-63 RESOLVED that, pursuant to a request dated December 3, 1962 from
the City Council under Resolution #885-62, relative to the dedication
and improvement of a portion of Hix Road with regard to the Master
Thoroughfare Plan and proposed Northwest Community College (Schoolcraft
College), the City Planning Commission does hereby advise the City
Council that the President of the Schoolcraft College has indicated
a willingness to dedicate up to 43 feet for the west half of Hix
Road in Section 7 if they are assured they will not be assessed for
improvements. Presumably, therefore, such a continuation of Hix will
have no adverse effect upon the site plan of the College and Mr.
Bernard Edelman, the owner of the land to the east can be permitted
to do some additional platting.
Mr. Walker declared the motion is carried and the foreging resolution is adopted.
pon a motion duly made by Mr. Okerstrom, supported by Mr. Angevine, it was
2-30-63 RESOLVED that, the City Planning Commission does hereby approve
the minutes for meeting held on Tuesday, January 22, 1963 except
for that person who was not present, he abstain from voting.
roll call vote on the foregoing resolution resulted in the following:
AYES: Ingold, Cameron, Milligan, Anderson, Okerstrom, Angevine
NAYS: None
NOT VOTING: Walker and Allen
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda is Petition M-271 by
Betty Garbut, Agent for Burger Chef, Inc. , requesting approval
to erect a self-service restaurant on property located on the north
side of Plymouth Road, approximately 400 feet east of Stark Road, (property
known as 34110 Plymouth) between Farmington and Stark Roads in the
Southeast 1/4 of Section 20.
Miss Betty Garbut was present.
Mr. McCullough stated that Miss Garbut has been informed by Wayne County that there
was an existing 20 ft. easement right-of-way which runs co-terminus with the north/
south property line.
iss Garbut stated that Wayne County has agreed to give them a special easement to
he rear portion of their property and that her client will record another 8 ft.
or an easement to be used as an approach into the back portion - this will be given
o the city. She stated this would result into a 28 ft. driveway on their property
'eading into the back of their property.
Mr. Walker asked about the protective wall?
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Miss Garbut stated that the Schemanskys (who own property at the rear) are going to
sell their property to her client and that they were forming their plans for
developing the rear portion. She stated they would need every foot of property they
could get from the rear portion behind the proposed drive-in restaurant. She has
contacted the professional people to develope the rear portion. There will be 400
feet between the two walls. They were in agreement to erect a wall behind the
restaurant and also another at the very rear abutting the residential area.
Upon a motion duly made by Mr. Ingold, supported by Dr. Allen and unanimously
adopted, it was
#2-31-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, February 5, 1963 the City Planning Commission does hereby
grant Petition M-271 by Betty Garbut, Agent for Burger Chef, Inc. ,
requesting approval to erect a self-service restaurant on property
located on the north side of Plymouth Road, approximately 400 feet
east of Stark Road (property known as 34110 Plymouth Road) between
Farmington and Stark Roads in the Southeast 1/4 of Section 28, and
FURTHER RESOLVED, notice of the above hearing was sent to property
owners within 500 feet, petitioner and City Departments as listed
in the Proof of Service.
1110 Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Milligan, supported by Mr. Cameron and unanimously
adopted, the City Planning Commission does hereby adjourn the 147th Regular Meeting
held on Tuesday, February 19, 1963 at approximately 10:30 p.m.
CITY PLANNING COMMISSION
ATTESTED: R. L. Angevine, Secretary
// /
/ ,d) al, aica‘d
Charles W. Walker, Chairman