HomeMy WebLinkAboutPLANNING MINUTES 1963-05-07 ° 3723
MINUTES OF THE 162ND SPECIAL MEETING
AND A PUBLIC HEARING OF THE CITY PLANNING
COMMISSION OF THE CITY OF LIVONIA
On Tuesday, May 7, 1963 the City Planning Commission of the City of Livonia held the
Ili 162nd Special Meeting and a Public Hearing at the Livonia City Hall, 33001 Five Mile
Road, Livonia, Michigan. Mr. Charles Walker, Chairman, called the 162nd Special
Meeting to order at approximately 8:30 p.m.
Members present: Robert L. Angevine, Charles Walker, Milton Ingold, Edward
Milligan, Dr. Daniel Allen and W. E. Okerstrom
Members absent : Dennis Anderson and James Cameron ##
There were approximately 110 interested persons in the audience. Mr. David McCullough,
City Planner, was not present.
Mr. Angevine announced the first item on the agenda was the approval of the minutes
for the meeting held on Tuesday, April 16, 1963.
This item was taken under advisement due to the fact that the minutes were not
completed and had not been transmitted to the Commission members.
Mr. Angevine announced the next item on the agenda was a discussion of whether or
not to bring the matter of Burton Hollow Woods Subdivision for possible revision
of changing the stub street at the north end into an outlot. This subdivision is
located north of Six Mile Road and East of Farmington Road in the SW 1/4 of Section
10.
After a brief discussion it was determined that the stub street in question should
ce retained because it was felt the area to the north would eventually open up and
it would be necessary to connect the Burton Hollow Woods Subdivision street pattern
with that of any subsequent subdivision to the north. It was suggested that the
Secretary forward a letter to the Engineering Department of the City of Livonia in-
forming them that the Planning Commission has redetermined that the continuation of
":tub A; as required in the original preliminary approval is necessary so .that this
screet can tie into the property that may be developed in the future to the north of
the Burton Hollow Woods Subdivision.
Mr. Angevine announced the next item on the agenda is a motion to hold a public
hearing to determine whether or not to amend Section 11.02 (o) so that no gasoline
service stt ion shall be erected within a four hundred foot radius of any residential
district within the City of Livonia and amend Section 11.02 by adding thereto (p)
which would provide that no Class C licensed establishment shall be located within
one thousand feet from any other Class C licensed establishment.
# '°Mr. James Cameron arrived at 8:45 p.m.
After a brief discussion it was determined to take this item under advisement for
further study as it was felt that possibly the distance of 400 ft. from any residential
Ilqidistrict for a gasoline service station to be located should be greater.
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11'1— Walker declared this item would be taken under advisement.
IUpon a motion duly made by Mr. Okerstrom, supported by Mr. Angevine and unanimously
4dopted, the City Planning Commission does hereby adjourn the 162nd Special Meeting
1,eld cn Tuesday, May 7, 1963 at approximately 8:50 until later in the evening after
na PL'ulic Hearing has been held.
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Mr. Walker called a Study Meeting to order at 8:50 p.m. until 9:25 at which time he
called a recess.
* * * * * *
° Mr. Walker called the Public Hearing to order at 9:30 p.m. with all those present now
who were present at the time the 162nd Special Meeting was adjourned.
Mr. Angevine announced the first item on the public hearing agenda was Petition Z-591
by George Klein requesting the rezoning of property located on the
South side of St. Martins immediately west of Middlebelt Road, running
westerly for a distance of approximately 1300 ft. in the Southeast 1/4
Section 2 from RUFB to P.
Mr. George Klein, Mr. J. Shenkman and Mr. Worthley, representative from the Sears,
Roebuck Company were present.
Mr. Klein explained that since the original petition for rezoning was given approval
for this area, it has been determined that Sears will be building a larger store than
was originally planned. This necessitates additional parking area to meet the require-
mente of the Zoning Ordinance.
Mr. Walker asked if it was planned to have any ingress and egress on St. Martins
Street to the parking area?
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gMr. Klein stated they were presently making additional traffic studies for this area
but it was thought at this time that there would be curb cuts on St. Martins to
alleviate the load of traffic from Seven Mile and Middlebelt Roads.
Mr. Walker asked Mr. Klein if they intended to improve St. Martins? Mr. Klein answered
they would for the length of their property. There was a 60 ft. dedication and they
intend to comply with the requirements of the City as to the necessary width, etc.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Mr. Klein stated that nothing has been said about the protettive wall requirement,
but they will do whateveriequired by said crdinance . They did not intend to erect
a wall along St. Martins. Mr. Walker stated this is why he asked whether they would
be using St. Martins for ingress and egress. If St. Martin is not used than a protective
wall would be necessary along that area on St. Martins.
Mr. Walter Marlow, 29807 St. Martins asked if there would be a wall next to his
property? It was determined he owned the property immediately west of the area in
question. Mr. Marlow was informed there would be a wall erected between his property
and the parking lot.
Mr. Walker stated that this item would not be acted upon at this time but taken under
advisement for the time being. Later after the public hearing has been finished the
Special Meeting will be reopened at which time this item would be acted upon. This
was due to the new procedure adopted by the City Planning Commission. Mr. Walker
also informed the audience interested in this petition that this petition would be
ion the City Council's agenda for tomorrow night's meeting. It was ascertained there
were approximately 5 people in the audience interested in this petition.
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Mr. Angevine announced the next item on the agenda was Petition Z-584 by Leon Merriman
requesting the rezoning of property located on the East side of Eckles
Road approximately 183 ft. south of Amrhein Road in the Southwest 1/4
of Section 30 from C-1 and M-1 to C-2.
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Mr. Leon Merriman was present.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Mr. Merriman stated they have asked for the rezoning of a particular piece of property.
He stated it was his understanding that the size of the building would come within
the jurisdiction of the Building Department. -
Mr. Ingold stated he felt that it should be considered whether or not the property
to be rezoned is sufficient in size to take care of the use intended for the property
before any rezoning is done.
There was a brief discussion during which the question arose whether or not the
building proposed would be of sufficient size for the use intended, that is, an
office building and an assembly hall. Mr. Merriman stated the office building would
be built first and that it wasn't intended to build a large assembly hall that only
very small meetings would be held. The large meetings were held at the main office
of the Local which is presently located on St. Aubin in Hamtramck.
Mr. Ingold stated he would hate to see this property rezoned to C-2 knowing ahead of
time that the petitioner could not get a building on that size of property to accommoda,
what he intends to use the property for.
It was suggested that additional information be obtained and possibly a representative
of the Local be requested to attend the study meeting with more details on the proposed
I building to be built upon the property.
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Mr. Walker declared the item would be taken under advisement. He directed the Secretary
to contact a representative from the Local to be present at the Study Meeting.
Mr. Angevine announced the next item on the agenda was Petition Z-585 by Beatrice
Martin and Marion Holz who are requesting the rezoning of property located on the
Southwest corner of Morlock and Parkville in the Northwest 1/4 of Section 1 from
RUFB to R-1A.
Mr. & Mrs. Holz and Mrs. Martin were present.
Mr. Holz explained that it was thought at the time this property was purchased by
Mrs. Martin that it was split into three lots. After they found that it had never been
split they had requested the City Council for approval to split the parcel into three
lots. The City Council stated this could not be done due to thefact that the area was
zoned RUFB and if the parcel was split it could not conform to the existing zoning.
The Assessor's office had informed them they would need a rezoning in order to split
it into 3lots. This was their reason for being before the Planning Commission. Mr.
Holz stated they did not intend to build or sell any part of the parcel at the present
time. They needed the split or rezoning in order to straighten out the deed, and the
tax records.
Mr. Walker asked how many buildings were on the property at the present time? Mr.
Holz answered there was a house, a garage and a stable.
114• Mr. Walker asked if there was anyone in the audience who was interested in speaking?
After a brief discussion, Mr. Holz was asked if they would be willing to request a
RM zoning instead of R-lA? He was informed this meant that the minimum lot width would
have to be 70 ft. instead of 60 ft.
Mr. W. E. Okerstrom was excused for the remainder of the evening at 10:00 p.m.
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' Mr. Holz stated they would be willing to do this.
Upon a motion duly made by Mr. Ingold, supported by Dr. Allen, it was
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015-77-63 RESOLVED that, the City Planning Commission does hereby allow petitioners,
1/41i Beatrice Martin and Marion Holz to verbally amend Petition Z-585 requesting
a rezoning of certain property in the Northwest 1/4 of Section 1 from
RUFB to R-1A so that the request now reads from "RUFB to RMA.
A roll call vote on the foregoing resolution resulted in the. follcw ing;- .
AYES: Cameron, Ingold, Milligan, Dr. Allen, Angevine and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
He stated this item would be taken under advisement for a study meeting.
Mr. Angevine anncunced the next item on the agenda was Petition M-285 by Samuel Barr
for the West Chicago Blvd. Gospel Hall requesting approval to erect
a church on property located on the east side of Stark Road between
Hathaway and Edward Hines Drive approximately 300 feet south of
Hathaway in the Southeast 1/4 of Section 33.
Mr. Samuel Barr, 8945 Steve Street, Detroit and Mr. Charles Kitchener, 4124 Longacre,
were present. They were acting as trustees for the church.
Mr. Milligan stated he was concerned with the angular piece of property immediately
EDetroit
north of the proposed church property. He wondered what would become of it?
Mr. Barr answered they did not know the owner - it did not belong to them.
Mr. Walker asked if there was anyone in the audience who wished to speak?
The question was raised as to what kind of building would be built, of what construction':
Mr. Angevine stated according to the notes on the building plans, it was to be
constructed of block but veneer brick bonded to the block.
The next question raised was concerning the exits and entrances. Mr. Barr stated
the exit and entrance would be on Stark Road - no outlet whatsoever onto Sleepy
Hollow.
Mr. Barr stated the proposed seating capacity will be 300 seats. There were 100 persons
in their congregation at the present time.
Mr. Walker asked if there was any special reason for the type of building proposed?
Mr. Kitchener answered there was none except that this is the plan of a building that
has been built in another city.
Mr. Walker asked what was the reason for having a dividing line on the plans? Was
it their intent to ask permission for a church for only the front portion?
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Mr. Kitchener answered yes and no. Because it was felt that all the property was
not needed for the church it was thought that possibly in the future if it was found
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was definitely not needed, they would try to have it rezoned for residential
Ipnrposes.
There were several persons in the audience who lived in the Sleepy Hollow Subdivision
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who were concerned about the property not to be used for the church. Mr. Walker
stated he felt that the people in this subdivision were entitled to know what would
happen to this property.
Mr. Kitchener stated they have an option on the entire parcel for a church but because
there was so much property it was thought it could probably become residential. Right
now they were considering it for the church.
Mr. Walker asked if it would be possible to erect a protective barrier between the
church property and the subdivision? This would prevent any cars from going
through their subdivision to get to the church from the east end.
Mr. Kitchener stated they wouldn't want to build a wall. They had thought of a walk -
way from Sleepy Hollow to their church property.
Those in the audience who lived in the subdivision objected to the suggestion of
a walkway. Dr. Allen stated these people were concerned about cars being parked
in the subdivision and then walking through to get to the church in order to get
away from the conjestion that might be at the exit and entrance to the church
property on Stark Road.
Mr. Milligan suggested a Flexicore type wall which could readily be removed if the
property is ever developed into anything else.
1 Mr. Walker suggested that the petitioners think about utilizing this back portion
for something other than for 2ef:tou.tir:1(13...ad.He stated that this portion could be made
into two lots allowing for a
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The question was asked if the people in the subdivision would have any protection as
to the type of dwelling that would go on this portion?
Mr. Walker stated the only protection would be the minimum lot size. In this
particular case it would be probably RLA - 80 ft: minimum frontage, with a minimum
of 1,000 ft. for the homes.
The question was raised by someone in the audience if they would be willing to sell
off this back portion? Mr. Kitchener answered they could not give an answer to that
question. They were only here representing the church.
Mr. Angevine stated the request before the Commission is for approval to erect a
church not for a rezoning. The property stays as it is whether the church is approved
or denied.
The people in the audience stated they wanted a wall between their subdivision and
the church property. Mr. Walker stated that the petitioner could not be made legally
to erect a wall, it would have to be a mutual agreement by the petitioner.
The question was raised if there was a school planned for this church? Mr. Kitchener
stated there was none planned.
Another question raised was whether or not there would be large billboards erected
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for this church?
Mr. Angevine stated all bill boards are prohibited in the City of Livonia unless they
were existing at the time the ordinance went into effect.
Mr. Walker stated this item would be taken under advisement for a study meeting. He
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suggested to those pecple in the audience who objected to appoint a representative
to attend the study meeting in order that some decision could be reached. Mr. Kaepp,
34026 Sleepy Hollow Lane asked that he be notified of the study meeting and he would
see to it that there was a representative from the subdivision. Mr. Barr and Mr.
Kitchener stated they would meet with the Church Board and come to some solution as
to the property abutting the subdivision and bring this decision to the study meeting.
Mr. Angevine announced the next item on the agenda is Petition M-286 by Stanley W.
Hancock requesting approval to operate Hand-D-Dip Soft Ice Cream
Drive-in on property located on the north side of Five Mile Road
between Fairfield and Brookfield approximately 70 feet west of
Fairfield in the Southwest 1/4 of Section 15.
Mr. Phillip Barth was present representing the petitioners, Mr. & Mrs. Hancock.
Mr. Barth explained that Mr. & Mrs. Hancock were residents of Livonia for the past
15 years and are hoping to conduct this business on property located on the north
side of Five Mile Road between Fairfield and Brookfield. The proposed building
will be 30' x 20' with a setback of 65' from the lot line.
Mr. Walker stated that a letter had been received from the Traffic Commission which
stated that an additional 7 ft. is necessary for the right-of-way for Five Mile
Road. They approve of the plan in other details.
Mr. Hancock presented a photograph of the type of building he proposes to build. He
stated it was like a dairy queen business. The only product he would be selling
would be ice cream. He also stated that the roof of the proposed building would not
be of plastic tile but would be the authentic red tile.
Mr. Barth asked if Mr. Hancock would be compensated for the 7 ft.? Mr. Walker answered
he would not - this was done in all cases where additional dedication is necessary
for the full right-df-way.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Mr. Cecil Alford, representing the Livonia Board of Education, stated they were
concerned about the children from the nearby High School. He felt it would cause
problems of droves of children hanging around the place. They were concerned about
these children crossing Five Mile Road in order to get to the place.
Mr. Hancock stated that he did not feel the youngsters would be hanging around because
there wasn't any place for them to> sit. Mr. Walker asked who was going to operate
the business? Mr Hancock stated he and his wife, no one else. The hours would be
from 10:00 A.M. to 10:00 P.M. , seven days a week, except that on Sunday they would
open at noon.
Mr. Alford wanted to explain that they were not against this type of business, they
were only concerned about the children.
Mr. Walker stated this item would be taken under advisement for a study meeting.
IIIUpon a motion duly made by Dr. Allen, supported by Mr. Milligan, it was
#5-78-63 RESOLVED that, the City Planning Commission does hereby adjourn the
Public Hearing held on Tuesday, May 7, 1963 at approximately 11:20 p.m.
A roll call vote on the foregoing resolution resulted in the following:
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AYES: Cameron, Ingold, Milligan, Allen, Angevine and Walker
NAYS: None
j Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. Walker called tbeJ162nd Special Meeting back to order at 11:21
p.m. with all
those present now who were present at the time the public hearing was adjourned.
Mr. Angevine announced the item to be discussed at this time was Petition Z-591 by
George Klein requesting the rezoning of property located on the '
south side of St. Martins immediately west of Middlebelt Road, running
westerly for a distance of approximately 1300 ft. in the Southeast
1/4 of Section 2 from RUFB to P. Public Hearing held earlier in
the evening and taken under advisement until this time.
Mr. Milligan asked if it was correct that if this rezoning does not go through, the
petitioner could not comply with the required parking requirements due to the fact
that the size of the proposed buildings have been increased since the first plans
were presented and because of this more parking space is needed? Mr. Klein answered
this was so. He also stated that St. Martins would be improved to the 60 ft. right-
of-way for the extent-of-their property.
Mr. Milligan asked if the parking lot would be black topped? Mr. Klein stated it
would be with the exception of the service drive which would be concrete.
IIUpon a motion duly made by Mr. Angevine, supported by Dr. Allen, it was
1 #5-80-63 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday,
May 7, 1963 on Petition Z-591 as submitted by George Klein for a change
of zoning in the Southeast 1/4 of Section 2 from RUFB to P, the City
Planning Commission does hereby recommend to the City Council that
Petition Z-591 be granted for the reason that auch additional parking
areas will provide larger and more convenient parking facilities to the
shopping center proposed to be built by the proprietor and thereby promote
a more convenient and safe commercial development which the Commission
believes would be in the public interest, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, The Livonian-City Post under date of April 17,
1963 and notice of which hearing was sent to The Detroit Edison Company,
Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Company, The Consumers
Power Company, City Departments and petitioner as listed in the Proof of'
of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Cameron, Ingold, Milligan, Allen, Angevine and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
II ' Upon a motion duly made by Mr. Ingold, supported by Mr. Milligan and unanimously
I adopted, the City PlanningCommission does hereby adjourn the 162nd Special Meeting
held on uesday, May 7, 1963 at approximately 11:25 p.m.
s CITY PLANNING COMMISSION
A��D: // ��/J iii ��,z�2°Yl2 y 'o. .
Char es W. Walker, Chairman 1. L. Angev' , Secretary