HomeMy WebLinkAboutPLANNING MINUTES 1963-03-19 .
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li
li: MINUTES OF THE 148th REGULAR MEETING
OF THE CITY PLANNING COMMISSION OF THE
CITY.OF LIVONIA . . _. _ .. _. ,
On Tuesday, March 19, 1963 the City Planning Commission of the City of Livonia held
the 148th Regular Meeting at the Livonia City Hall, 33001 Five Mile Road, Livonia,
Michigan. Mr. Charles W. Walker, Chairman, called the 148th Regular Meeting to order
at approximately 8:15 p.m.
Members Present: Dennis Anderson, W. E. Okerstrom, Ribert L. Angevine, Charles
W. Walker, Edward G. Milligan, James Cameron, Milton Ingold
and Dr. D. Allen
Members absent : None
Mr. David R. McCullough, City Planner and Mr. Charles Forrest, Jr. , Assistant City
Attorney were present along with approximately 50 interested persons in the audience.
Mr. McCullough announced the first item on the agenda is Petition Z-566a by Frank
Hoffman requesting a rezoning on property located on the Southeast corner
of Ann Arbor Trail and Wayne Road in the Southwest 1/4 of Section 33 from
RUFB and C-1 to C-2, except the north 127 ft. of the east 690 ft. of the
above property to remain RUFB. Public Hearing 3/5/63, item taken under
advisement.
Mr. McCullough stated he had received a communication from Mr. 0. Gunderson of
the Wayne County Road Commission which stated that there were no plans to widen
Ann Arbor Trail and also a letter from the Department of Law with regard to retail
stores and banks in a C-1 zone. The petitioner has indicated he does not want to
amend his petition.
Mr. Clarence Charest, attorney for Mr. Frank Hoffman, stated that his client was in
San Francisco and he hasn't talked with him since the study meeting of last Tuesday.
Mr. Charest stated he did not know what his client is willing to do and until he
lets him know tomorrow when he returns from out of town, he couldn't take any steps
to amend the petition. Mr. Charest stated he had been surprised to learn that this
item was on the agenda and he would like to request now that it be adjourned until
he can meet, with his client.
Mr. Walker asked Mr. Charest if his client is considering some of the changes
suggested at the study meeting? Mr. Charest answered that he was sure his client
would not be opposed to the corner remaining C-1.
Mr. Walker stated that Mr. Charest was asking the Planning Commission to table this
to another meeting. Mr. Charest stated his hands were tied as to any new proposals.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Mr. Walter Guth, representative for certain property owners along Ann Arbor Trail,
stated he wished to read a letter received from Mr. 0. Gunderson, from the Wayne
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County Road Commission,for the records. It stated the same information which had
been given to Mr. McCullough relative to the widening of Ann Arbor Trail.
Mr. Walker asked for a show of hands of those in the audience who were present for
Petition Z-566a. There were approximately 35 interested persons in the audience.
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Mr. Walker informed those present that he has no idea what Action the commission
li: will take. He said the audience has heard the request from the petitioner requesting
a further delay. It is unfortunate that things have to come up like this. He said
there has been a public hearing and a study meeting and the Commission has spent
quite some time on this item. He concluded by stating that it will be up to the
commission as a whole as to what they wish to do on this matter.
Mr. Angevine stated that in lieu of the fact that any new request for a revamping
would require another public hearing, he saw no reason for not taking any action
on the petition as presented. He suggested it be denied,
Mr. Charest stated if the petitioner has to file a new petition, he would have to
follow a definite procedure and pay a higher fee but if he could bring it back
revised the fee would be modified and only require $60.00.
Mr. Walker stated that regardless of the action of the commission, it has to go
to the City Council and it seemed to him that this is the best way to handle it.
This would probaiy indicate what they feel about it.
Mr.. Milligan stated that at the study meeting the Commission outlined to Mr.
Charest the revisionssuggested by the Commission. He was then to return to his
client with these suggestions and after discussing it with him, return to the
Planning Commission with the client's decision. He asked Mr. Charest if he was
correct in assuming that Mr. Charest did not know this item was on the agenda until
last night? Mr. Charest answered this was true. Mr. Milligan stated he did not
feel that this should be on the agenda tonight. He felt it would be rather unfair
in light of what was said at the study meeting to deny this petition tonight and
1 cause Mr. Charest any additional expense. Mr. Charest should be able to go back
to his client first and discuss the revisions suggested by the Commission.
Upon a motion duly made by Mr. Ingold, supported by Mr. Milligan, it was
#3-40-63 RESOLVED that, the City Planning Commission does hereby take
Petition Z-566a under advisement until Mr. Charest, representative
for the petitioner, Mr. Frank Hoffman, can discuss the various
modifications to the petition as suggested at the study meeting
held on Tuesday, March 12, 1963.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Ingold, Milligan, Anderson, Okerstrom
NAYS: Cameron, Angevine and Walker
Mr. McCullough suggested that notices be sent to the property owners when this item
is gain scheduled.
An interested person in the audience asked how many revisions is a petitioner allowed?
Mr. Walker stated that at the present time, the petitioner has not made any modifications.
He said that at the study meeting the petitioner was asked to make certain revisions
1[70 which the Commission thought was good planning. The Commission had felt that the
area was not planned properly and and it would not be a proper petition to go before
the City Council. If the modifications are consented to, he will have to come back
with a new petition and it will have to be readvertiscd for another public hearing.
Mr. Walker apologized to the audience for having to come out to the meeting tonight.
He stated the decision has been made to take this under further advisement.
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Mr. McCullough announced the next item on the agenda was Petition M-277 by Da.:id
Phipps requesting approval to erect 3 apa tment buildings. on property located on
the north side of Ann Arbor Trail, beginning 1 li: approximately 360 feet West of Wayne
Road and on the West side of Wayne Road beginning approximately 360 feet north of
Ann Arbor Trail in the Southwest 1/4 of Section 33. Public Hearing 3/5/63, item
taken under advisement.
Mr. McCullough stated that Mr. Forrest has a written opinion on the action to be
taken on the apartmehts. He asked that WI Forrest read the opinion to the commission
anA audience. i r. Forrest suggested that a recess be called and he would discuss
this opinion with the commission.
Mr. Walker called a recess at approximately 8:40 p.m.
* * * * * *
Mr. Walker called the 148th Regular Meeting back to order at approximately 8;45 p.m.
with all those present now who were present at the time recess was called.
Mr. McCullough stated the full right-of-way has not been dedicated for Ann Arbor
Trail and part of the parking as shown on the site plan is in the right-of-way.
There was a very lengthy discussion relative to this parking area. It was suggested
to the petitioner that he dedicate the necessary area for the right-of-way of Ann
IIArbor Trail for future purposes. The petitioner stated if they would be allowed to
li move their complete site northerly, they would be able to dedicate the necessary
right-of-way for Ann Arbor Trail. This would necessitate reducing the front yard
requirement of the unit of apartments facing the Edward Hines Parkway. If this is
I permitted, they will dedicate whatever is needed for the future widening of Ann Arbor
Trail at this time.
Mr. Milligan asked the petitioner if he was familiar with the conditions of approval?
Mr. Milligan read them to the petitioner.
There was further discussion as to how the dedication of Ann Arbor Trail would be
handled. The architect and petitioner stated they would see to it that there was a
document on record dedicating the right-of-way for Ann Arbor Trail.
Upon a motion duly made by Mr. Milligan, supported by Mr. Angevine (who stated he
was supporting the motion in deference to the attorney) , it was
#3-41-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, March 5, 1963 the City Planning Commission does hereby
grant Petition M-277 by David Phipps requesting approval to erect
3 units of apartments on property located on the north side of
Ann Arbor Trail, beginning approximately 360 feet west of Wayne
Road and on the West side of Wayne Road beginning approximately
360 ft. north of Ann Arbor Trail in the Southwest 1/4 of Section
33, subject, however, to the following:
(1) that the Petitioner shall amend the Site Plan to show driveways
with a minimum width of 25 feet and a minimum turning radius of at
ili least 25 feet at the entrances and exits;
(2) that the petitioner shall amend the Site Plan to show a tot
lot of at least 1,000 sq. ft. minimum near the swimming pool to be
provided with such equipment as specified by Dept. of Parks &
Recreation;
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(3) that the petitioner shall provide a greenbelt along Wayne Road
north of the driveway, all greenbelts to be in accordance with the
recommendation of the Dept. of Pa •ks & -Recreation; - -
(4) that all lighting will be reflected away from surrounding homes;
'a (5) that the petitioner will, w .Cain ten days after obtaining the certificate
of occupancy for any part of the p 'opused buildings, give the City a
Quit Claim Deed for twenty-seven (21) feet right-of-way along the
208.09 feet of Ann Arbor Trail frontage as shown on the Master
Thoroughfare Plan, and
FURTHER RESOLVED, notice of the above hearing was sent to property
owners within 500 feet, petitoner and City Departments as listed in
the Proof of Service.
Mr. Paul Eldridge asked about the greenbelt along Wayne Road across from the
Cherokee Trail Subdivision. They preferred a wall rather than shrubbery.
The architect stated that they plan on having a five (5) ft. shrubbery greenbelt
and he did not feel that any lights would penetrate through onto the homes across
the street.
Another interested person in the audience stated he would rather see a wall also
instead of the greenbelt.
Mr. Milligan asked Mr. Phipps if he intended to have a custodian present to maintain
the greenbelt. The petitioner answered that there was to be a caretaker on the
premises at all times.
Mr. Walker explained to those present that prior to the discussion on this item, the
commission had met with the attorney to check out the ordinance in order to determine
if chri ttitioner had complied with the ordinance and if the Planning Commission
had to Approve said petition as presented. The attorney had informed them that the
petitioner had complied with the contents of the ordinance and that any variance
would have to be obtained from the Zoning Board of Appeals.
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. McCullough announced the next item on the agenda is a letter dated February
27, 1963 from John F. Wivo requesting a year's extension on the preliminary
approval for the College Gardens Subdivision located on the North side of
Six Mile Road approximately 1350 feet West of Farmington Road in the
Southwest 1/4 of Section 9.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Ingold and unanimously
1[70 adopted, it was
#3-42-63 RESOLVED that, pursuant to a request from John F. Wivo dated
February 27, 1963 for a year's extension on the preliminary
approval on the College Gardens Subdivision located on the
north side of Six Mile Road approximately 1350 feet West of
Farmington Road in the Southwest 1/4 of Section 9, the City
Planning Commission does hereby grant said request, subject,
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• however, to all conditions prevailing on the preliminary approval.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
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Mr. McCullough announced the next item on the agenda was a letter from Henry Koloff
requesting a year's extension on the preliminary approval of Koloff's
Sunnyside Estates #3 located on the north side of Schoolcraft Road
approximately 1,000 ft. west of Gill Rcad in the Southwest 1/4 of Section
21.
It Was decided to take this under advisement pending additional information on said
subdivision.
Mr. McCullough announced the next item on the agenda was a discussion concerning a
letter received from the City Council dated March 11, 1963 regarding a street name
change for Foch and Pershing Streets in Garden Farms Subdivision located on the
south side of Seven Mile Road west of Inkster in the Northeast 1/4 of Section 12.
After a brief discussion, Mr. Walker appointed Dr. Allen a committee of one to investi-
gate the street names in and around this area and to report to the commission at the
next meeting.
Mr. McCullough announced the next item on the agenda is a discussion on a letter
dated February 28, 1963 from Gordon & Begin, Builders relative to exits and cross
overs for Schoolcraft Road between Inkster and Middlebelt Roads in connection with
the limited access highway. The petitioners are in favor of having the cross over
located at Harrison.
There was a brief discussion on this after which it was determined that there was
a need for said cross over at this location, and that this information should be
forward to the State Highway Department.
Upon a motion duly made by Mr. Ingold, supported by Dr. Allen and unanimously
adopted, it was
#3-43-63 RESOLVED that, since the State Highway Department has indicated an
intention of providing a vehicular overpass arrangement at all
half mile roads along the proposed Schoolcraft Expressway, the City
Planning Commission would like to advise that agency of the acute
need for such a crossover at Harrison between Middlebelt and
Inkster to facilitate the movements of autos and persons to the
racetrack and several existing and proposed businesses on the north
side of Schoolcraft.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda is a motion by the City Planning
Commission to determine whether or not to deleteSection 10.02 (a) and
Lmend Section 10.14 of Article 10.00 (C-1 District Regulations) by pro-
hibiting dwellings in C-1 Districts.
Upon a motion duly made by Mr. Anderson, supported by Mr. Angevine and unanimously
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adopted, it was
#3-44-63 RESOLVED that, pursuant to Section 20.01 of the Zoning Ordinance of
the City of Livonia, Ordinance No. 60, the City Planning Commission
does hereby establish and order that a public hearing be held to
determine whether or not to delete Section 10.02 (a) and amend
Section 10.14 by deleting paragraph known as "Residences" and
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adding thereto the following paragraph in its-place:
Section 10.14 Uses Prohibited. In all C-1 Districts no building
II]
shall hereafter be erected or used or land used, in whole or in part for any
one or more of the following uses:
(a) All dwellings of every kind;
Provided, however, that nothing contained in this section shall
affect or interfere with dwellings now existing in any C-2 District
or with any buildings accessory to such dwellings, or in any way
prevent the owners thereof from making any additions, alterations
or repairs to such dwellings or erecting any buildings accessory
thereto; provided furthet, that all such dwellings and buildings
accessory thereto shall conform to the same requirements as are
provided in this ordinance for the nearest district in which
dwellings may hereafter be lawfully erected.
FURTHER RESOLVED, that a hearing be held and notice be given as provided
in Section 20.01 of the Zoning Ordinance, Ordinance No. 60 of the City
of Livonia and that there shall be a report submitted and a recommendation
thereon to the City Council.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Ingold, supported by Mr. Angevine, it was
#3-45-63 RESOLVED that, the City Planning Commission does hereby approve
the minutes for meeting held on Tuesday, February 19, 1963 except
for that person who was not present, he abstain from voting.
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. McCullough announced the next item on the agenda was a resolution by the City
Planning Commission giving approval to the revisions made by the Reviewing Committee,
namely, Mr. Edward Milligan and Mr. R. L. Angevine, on the proposed revised zoning
ordinance as specifically stated in reports dated February 19, February 26 and March
19, 1963. Mr. Milligan stated that this resolution and copies of the reports will
be forwarded to the Department of Law to assist that department in the revising of
the ordinance.
Upon a motion duly made by Dr. Allen, supported by Mr. Cameron and unanimously
adopted, it was
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03-46-63 RESOLVED that, the City Planning Commission does hereby acknowledge
receipt of three reports dated February 19, February 26 and March
19, 1963 compiled by the Reviewing Committee and that said reports
are to be forwarded to the Department of Law.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
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Mr. McCullough announced that there were three areas in the city which needed to be
1140 rezoned to larger lots. A motion for a public hearing is necessary in order to
start proceedings on these three areas. One area was located north of Seven Mile
Road immediately west of Sunset, presently zoned R-1A to RLA in the Southwest 1/4
of Section 2; another is located south of Seven Mile Road between Merriman and Brook-
field, presently zoned RLA to be rezoned to RUFA in the North half of Section 10
and the third located between Joy and W. Chicago Roads and between Stonehouse and
Hix, presently zoned R-1B to be rezoned to RLA, in the Southeast 1/4 of Section 31.
After a brief discussion, it was determined that maps showing these areas in more
detail would be made up for the next meeting before a motion for a public hearing
is made.
There was a brief discussion as to the procedure of the Planning Commission meetings.
It was suggested that hereafter the Regular or Special Meeting will be held first,
with the public hearing last, During the public hearing the facts submitted will be
heard and also anyone in the audience who wishes to speak. Thereafter the item will
be taken under advisement and the following week a study meeting will be held for
these items taken under advisement. The only persons allowed to the study meeting
will be by the Planning Commission'sinvitation in the event that' additional information
is required. The following meeting these items will be acted upon. The City Attorney
will be requested to attend the study meeting and thereafter submit resolutions to
be :adopted by the Planning Commission at the Regular or Special Meeting following
said Study Meeting.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Anderson and unanimously
adopted, the City Planning Commission does hereby adjourn the 148th Regular Meeting
held on Tuesday, March 19, 1963 at approximately 10: 40 p.m.
CITY PLANNING COMMISSION
R. L. Angevi ,Secretary
ATTES '1:
vow: / /I i,a Ze-M-ati
Charles W. Walker, Chairman