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HomeMy WebLinkAboutPLANNING MINUTES 1963-07-02 ___- - • 3762 MINUTES OF THE 151ST REGULAR MEETING AND A PUBLIC HEARING OF THE CITY PLANNING CCOMMISSION OF THE CITY OF LIVONIA On Tuesday, July 2, 1963 the City Planning Commission of the City of Livonia held the 151st Regular Meeting and a Public Hearing at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Charles W. Walker, Chairman called the 151st Regular Meeting to order at approximately 8:15 p.m. Members present: James Cameron, Charles W. Walker, Milton Ingold, Edward Milligan, Robert L. Angevine, Dennis Anderson. Members absent : **Dr. Daniel Allen, W. E. Okerstrom# . Mr. David R. McCullough, City Planner, was present along with approximately fifteen interested persons in the audience. Mr. McCullough announced the fir::t item on the agenda is Petition Z-584 by Leon Merrimaa 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. Public Hearing 5/7/63, item taken under advisement; Study Meeting 5/14/63, item taken under advisement; Study Meeting 6/18/63. Mr. Merriman has indicated that the union will buy 40 feet to the South of the present property in question which will give the proposed building the additional parking space needed. This additional space will be more than adequate for the size of building contemplated. E Upon a motion duly made by Mr. Cameron, supported by Mr. Angevine, it was #7-107-63 RESOLVED that, pursuu.nt to a Public Hearing having been held on Tuesday, May 7, 1963 on Petition Z-584 as submitted by Leon Merriman for a change of zoair.g in the Southwest 1/4 of Section 30 from C-1 and M-1 to C-2, the City Planning Commission does hereby recommend to the City Council that Petition Z-584 be granted for the reaBon that although this is within the industrial belt it is nevertheless an accommodation for the employees of one of the City's largest tax- payers, and FURTHER RESOLVED, novice 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 Co. , The Consumers Power Co. , City Departments, petitioner as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Ingold, Cameron, Milligan, Anderson, Angevine and Walker NAYS: None lilMr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. McCullough announced the next item on the agenda is Petition M-284 by Edward Lapodie for Clark Oil & Refining Corporation seeking approval to erect a gasoline service station on property located on the East side of Middlebelt Road between Roycroft and Rayburn, approximately 910 feet North of Five Mile Road in the Southwest 1/4 of Section 13. Public Hearing 5/14/63, item 3763 taken under advisement; Special Meeting 6/4/63, item taken under advisement; study meeting 6/18/63. It was stated to the petitioner that approval of the gas station does not mean approval of the proposed sign. Upon a motion duly made by Mr. Angevine, supported by Mr. Anderson, it was #7-108-63 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, May 14, 1963 the City Planning Commission does hereby grant Petition M-284 by Edward LaBodie for the Clark Oil & Refining Corporation requesting permission to erect a gasoline service station on property located on the East side of Middlebelt Road between Roycroft and Rayburn approximately 910 feet North of Five Mile Road in the Southwest 1/4 of Section 13, for the reasons that the zoning is proper and the applicant has complied with all of the standards spelled out in Section 11.02 (o) as amended. 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Ingold, Milligan, Anderson, Angevine and Walker NAYS: Cameron 1E Mr. Walker declared the motion is carried and the foregoing resolution is adopted. :Ir. McCullough announced the next item on the agenda is the proposed revision of Meri-Lynn Farms Subdivision #8 located in the Southeast 1/4 of Section 22. Special Meeting 6/4/63, item taken under advise- ment. Study meeting 6/18/63. There was a general discussion after which it was decided that this item would be taken under advisement until the matter had been discussed with the School Board. **Dr. Daniel Allen arrived at 8:20 p.m. Mr. McCullough announced the next item on the agenda is Petition Z-587 by Rocco Corsi requesting the rezoning of property located 100 ft. North of Seven Mile Road and approximately 200 feet west of Angling Road in the Southeast 1/4 of Section 1 from RUFB to C-1. Public Hearing 6/4/63, item taken under advisement; study meeting 6/18/63. Sr. McCullough informed those present that it had been determined that the petitioner had requested a wrong amount of property to be rezoned and has therefore asked per- mission to withdraw his petition in order to be able to refile and have it advertised correctly. iilUpon a motion duly made by Mr. Cameron, supported by Mr. Milligan it was `7-109-63 RESOLVED that, the City Planning Commission does hereby allow petitioner for Petition Z-587, Rocco Corsi, to withdraw his petition with regard to property located 100 ft. North of Seven Mile Road and approximately 200 feet West of Angling Road in the Southeast 1/4 of Section 1 for the reason that it had been advertised incorrectly. 3764 A roll call vote on the foregoing resolution resulted in the following: 1 AYES: Walker, Cameron, Ingold, Milligan, Angevine, Anderson and Allen 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 Petition Z-593 by the City Planning Commission to determine whether or not to rezone certain property located on the North side of Seven Mile Road immediately West of Sunset in the Southwest 1/4 of Section 2 from R-1A to R-LA. Public Hearing 6/4/63, item taken under advisement; study meeting 6/18/63. Mr. McCullough asked Mr. H. Claus, 18319 Inkster Road, Livonia how much property he owned and did he object to the proposed rezoning to 80 foot lots. Mr. Claus owned the westerly portion of the property in question. Mr. Claus answered he was opposed to the rezoning for the r eason that it was easier to sell property for smaller lots. He stated his neighbor, Mr. Simpson, who was the owner of the easterly portion, objected to the rezoning also. Dr. Allen asked if it wasn't true that at the public hearing for this item, Mr. Simpson had agreed to 80 foot lots? Mr. Claus answered that this was true but now he understands that Mr. Simpson would prefer the 60 ft. lots. Mr. Walker asked Mr. McCullough if the proposed rezoning conformed with the existing zoning on the surrounding property. Mr. McCullough answered that most of the property surrounding the property in question was platted into larger lots. Upon a motion duly made by Mr. Milligan, supported by Mr. Angevine, it was #7-110-63 RESOLVED that, pursuant to a Public Hearing having been held on June 4, 1963 on Petition Z-593 as submitted by the City Planning Commission to determine whether or not to rezone certain property located on the North side of Seven Mile Road immediately West of Sunset in the Southwest 1/4 of Section 2 from R-1A to R-LA, the City Planning Commission does hereby recommend to the City Council that Petition Z-593 be granted for the reason that there are larger platted and built up lots on the west, north and east sides of the subject property, and that the proposed rezoning is in conformity with the existing rezoning, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian-City Post under date of May 15, 1963 and notice of which hearing was sent to The Detroit Edison Co. , Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, The Consumers Power Company, City Departments and petitioner as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Allen, Ingold, Cameron, Milligan, Anderson, Angevine and Walker NAYS: None Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. Walker informed Mr. Claus that this resolution was only a recommendation to the 111 City Council and that when this petition is on the City Council's agenda he would be informed and he could then appear and restate his objections. Mr. McCullough announced the next item on the agenda is Petition Z-595 by Bruce F. Mac Donald requesting the rezoning of certain property located 3765 on the Northeast corner of Clarita and Brentwood in the 11[: Northwest 1/4 of Section 12 from RU to R-]A. Public Hearing 6/4/63, item taken under advisement; study meeting 6/18/63. Upon a motion duly made by Dr. Allen, supported by Mr. Ingold and unanimously adopted, it was #7-111-63 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, June 4, 1963 on Petition Z-595 as submitted by Bruce F. Mac Donald for a change of zoning in the Northwest 1/4 of Section 12 from RU to R-]A, the City Planning Commission does hereby recommend to the City Council that Petition Z-595 be granted for the reasons that the majority of the lots on both sides of Brentwood are substantially of the size this applicant requests and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian-City Post under date of May 15, 1963 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Company, Midigan Bell Telephone Co. , 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 is Petition 2-597 by the City Planning Commission to determine whether or not to rezone certain property located on the South side of Seven Mile Road between Merriman and Hubbard Road (if Hubbard Road was cut through) in the Northeast 1/4 of Section 10 from RLA to RUFA. Public Hearing 6/4/63, item taken under advisement; study meeting 6/18/63. Upon a motion duly made by Mr. Milligan, supported by Mr. Ingold and unanimously adopted, it was #7-112-63 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, June 4, 1963 on Petition Z-597 as submitted by City Planning Commission for a change of zoning in the Northeast 1/4 of Section 10 from RLA to RUFA the City Planning Commission does hereby recommend to the City Council that Petition Z-597 be granted for the reason that the area in question is rolling and covered with trees, this ideally lending itself to larger lot development, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian-City Post under date of May 15, 1963 and notice of which hearing was sent to Detroit Edison Co. , Chesapeake and Ohio Railway Co. , Michigan Bell Telephone Co. , 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. III Mr. McCullough announced the next item on the agenda is Petition Z-598 by Albert Newman requesting the rezoning of certain property located approximately 900 ft. north of Ann Arbor Trail on the West side of Bassett Drive (at the end of the cul-de-sac) in the Northwest 1/4 of Section 31 from R-1B to RUFB. Public Hearing 6/4/63 item taken under advisement; study meeting 6/18/63. irUpon a motion duly made by Mr. Cameron supported by Mr. Milligan3766 and unanimously adopted, it was IL #7-113-63 RESOLVED that, pursuant to a Public Hearing having been held on May 15, 1963 on Petition Z-598 as submitted by Albert Newman for a change of zoning in the Northwest 1/4 of Section 31 from RLA to RUFA the City Planning Commission does hereby recommend to the City Council that Petition Z-598 be granted as this is an upgrading in lot size which the City should encourage, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian-City Post, under date of May 15, 1963 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Company, 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 is Petition Z-600 by the City Planning Commission to determine whether or not to amend Section 8.02 (d) of Article 8.00 RUF District Regulations, so as to prohibit "dog kennels" from being a permitted use in the RUF District; such change, if made, however, not to effect dog kennels in existence in RUF Districts on the date such amendment becomes finally effective. Public Hearing 6/4/63 item taken under advisement; Study Meeting 6/18/63. ( Mr. P. Hird, 29725 Clarita, who stated he was representing the Livonia Kennel Club asked what would happen if the property with a dog kennel was sold. He was informed that as long as the kennel was sold along with the property, the kennel could remain, however, a non-conforming certificate would have to be obtained by the new property owner. Mr. McCullough informed Mr. Hird that this amendment does not in any way affect existing dog kennels. - The question was asked as to what constituted a "kennel". Mr. Milligan read Section 2.28 Kennel from the Zoning Ordinance of the City of Livonia, Ordinance No. 60, which read as follows: "A kennel is a building, pen or enclosure used for the keeping, sheltering, maintaining or boarding of four (4) or more dogs, or for the keeping or boarding of any n umber of dogs as a regular business. The term kennel shall not include the keeping or maintaining of puppies less than three (3) months old when borne by dogs which are legal accessory house pets." #Mr. W. E. Okerstrom arrived at 8:40 p.m. Mr. Walker informed Mr. Hird that the Planning Commission would forward information to the Kennel Club interpreting this particular amendment. c Upon a motion duly made by Mr. Anderson, supported by Mr. Cameron, it was #7-114-63 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, June 4, 1963 on Petition Z-600 by the City Planning Commission to determine whether or not to amend Section 8.02 (d) of Article 8.00 RUF District Regulations so as to prohibit "dog kennels" from being a permitted use in the RUF District, such 3767 change if made, however, not to effect dog kennels in existence I[; in any RUF District on the date such amendment becomes finally effective, the City Planning Commission does hereby recommend to the City Council that Petition Z-600 be granted for the reason that dog kennels are somewhat inconsistent with the idea of city living, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian-City Post, under date of May 15, 1963 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, The Consumers Power Company and City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Allen, Ingold, Cameron, Milligan, Walker, Anderson and Angevine NAYS: None NOT VOTING: 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-287 by Donald Twork aeeking approval to build a Dairy Queen type building on property located on the east side of Farmington Road approximately 200 feet south of Five Mile Road in the North- west 1/4 of Section 22. Public Hearing 6/4/63, item taken under advisement; study meeting 6/18/63. A general discussion was held during which it was suggested that the exterior walls of the proposed building be of face brick, for the reason that the building will be in close proximity to the Civic Center. Mr. Twork was informed that in the future this would result in greater beauty to his site as well as to the City. It was being suggested for the reason that although the present Civic Center property does not abut his property, it is a possibility that it may in the future. Upon a motion duly made by Mr. Milligan, supported by Mr. Cameron, it was #7-115-63 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, June 4, 1963 the City Planning Commission does hereby grant Petition M-287 by Donald Twork seeking approval to build a Dairy Queen type building on property located on the east side of Farmington Road approximately 200 feet south of Five Mile Road in the Northwest 1/4 of Section 22, said approval is accordance with the site plan dated July 2, 1963, and designated"Exhibit A" and, subject, to the condition that the exterior walls be of face brick, for the reason that the proposed building is in close proximity to the future Civic Center property; and FURTHER RESOLVED, notice of the above hearing was sent to property owners within 500 feet, petitioner and City Departments as listed 1/41.,i in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Allen, Ingold, Cameron, Milligan, Andesson, Okerstrom, Angevine and Walker NAYS: None 3768 Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. McCullough announced the next item on the agenda is a request from Bruce W. Polozker for a year's extension on Kingsbury Heights Subdivision #3 located in the Northwest 1/4 of Section 17. Study meeting 6/18/63. Upon a motion duly made by M . Okerstrom, supported by Mr. Angevine and unanimously adopted, it was #7-116-63 RESOLVED that, pursuant to a request dated May 27, 1963 from Bruce W. Polozker for Kingsbury Heights Subdivision #3 located in the Northwest 1/4 of Section 17, the City Planning Commission does hereby grant said request, subject, however, to all conditions prevailing on the original preliminary approval and also, subject, to moving the most southerly north/south stub easterly to match the location of the corresponding street in Country Homes Estates Subdivision to the South and, in addition, subject to the Engineering Department reviewing said subdivision plat before the final canvas back plat is submitted for final approval. Mr. Walker declared the motion is carried and the foreg> ing resolution is adopted. Mr. McCullough announced the next item on the agenda was a request from Marvin L. Kaye, Benz Home Building Co. , for Curtis Acres Subdivision for a year's extension on said subdivision, located in the E west 1/2 of Section 10. Study Meeting 6/18/63. Upon a motion duly made by Dr. Allen, supported by Mr. Milligan and unanimously adopted, it was #7-117-63 RESOLVED that, pursuant to a request dated May 21, 1963 by Marvin L. Kaye, Benz Home Building Co. , for Curtis Acres Subdivision located in the West 1/2 of Section 10, the City Planning Commission does hereby grant said request, subject, however, to all conditions prevailing on the original preliminary approval and, also, subject, to moving the north/south street to the east to match up with corresponding street in the Burton Hollow Woods Subdivision, and in addition, subject to the Engineering Department reviewing said subdivision plat before the final canvas back plat is submitted for final approval. Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. McCullough announced the next item on the agenda is a request from Harry Slatkin Builders, for a year's extension on the preliminary approval for the Country Homes Estates Subdivision located in the Southwest 1/4 of Section 17. Study Meeting 6/18/63. Upon a motion duly made by Mr. Milligan, supported by Mr. Anderson and unanimously 1140 adopted, it was #7-118-63 RESOLVED that, pursuant to a request from Harry Slatkin Builders, for a year's extension on the preliminary approval of the Country Homes Estates Subdivision located in the Southwest 1/4 of Section 17, the City Planning Commission does hereby grant said request, subject, however, to all conditions prevailing on the original preliminary approval and also, subject, to the Engineering Department reviewing said subdivision plat before the final canvas back plat is submitted for final approval. 3769 1[4111 Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. McCullough announced the next item on the agendawas a proposed revision of apartments at the northwest corner of Wayne Road and Ann Arbor Trail in the Southwest 1/4 of Section 33. The City Planning Commission gave approval to these apartments under Petition M-277 on March 19, 1963. The petition had been sub- mitted by D. Phipps and Larry Schecter. Study meeting 6/18/63 Upon a motion duly made by Mr. Ingold, supported by Mr. Milligan and unanimously adopted, it was #7-119-63 RESOLVED that, pursuant to a reconsideration of a proposed revision to apartments located on the northwest corner of Wayne and Ann Arbor Trail in the Southwest 1/4 of Section 33 previously given approval under Petition M-277 on March 19, 1963, the City Planning Commission does hereby determine that there was not enough change in the new site plan to require another public hearing. Mr. Walker declared the motion is carried and the foregoing resolution is adapted. Mr. McCullough announced the next item on the agenda was a discussion with Leonard Martin relative to illegal parking of house trailers on Plymouth Road at Hubbell. Study Meeting 6/18/63. Mr. McCullough informed those present that due to the length of the agenda he has informed Mr. Martin that this item will be postponed until the next meeting. He suggested that this item be taken under advisement. Mr. McCullough announced the next item on the agenda was a proposed revision of the apartment site to be located on the southeast corner of Seven Mile Road and Middlebelt Road and submitted by the Gallant Realty Company. City Planning Commission originally gave approval to the apartment site under Petition M-278 on April 16, 1963. Mr. McCullough informed the petitioner that the submitted site plan did not meet the requirements of the ordinance. He asked that, due to the length of the agenda, that the petitioner call the Planning Commission office the next day at which time he would go over the points that did not meet the requirements of the ordinance. Mr. Walker declared that this item would be taken under advisement. Mr. McCullough announced the next item on the agenda was approval of the minutes for the meetings held on May 14th and May 21, 1963. Upon a motion duly made by Mr. Cameron, supported by Mr. Angevine, it was #7-120-63 RESOLVED that, the City Planning Commission does hereby approve the mintues for the meetings held on Tuesday, May 14, 1963 and May 21, 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, Milligan, Okerstrom, Angevine and Walker NAYS: None NOT VOTING: Anderson and Cameron (May 14, 1963) 3770 Mr. McCullough announced the next item on the agenda was a motion by the City Planning Commission to postpone the Regular Meeting scheduled for July 16, 1963 to July 23, 1963. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Angevine and unanimously adopted, it was #17-121-63 RESOLVED that, the City Planning Commission does hereby determine that the 152nd Regular Meeting scheduled for Tuesday, July 16, 1963 will be postponed to Tuesday, July 23, 1963. Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Upon a motinaduly made by Mr. Okerstrom, supported by Mr. Cameron and unanimously adopted, the City Planning Commission does hereby adjourn the 151st Regular Meeting at approximately 9:00 p.m. on Tuesday, July 2, 1963. Mr. Walker called a recess at 9:01 p.m. * * * * * * * Mr. Charles W. Walker, Chairman, called the Public Hearing to order at 9:30 p.m. with all those present now who were present at the time the Regular Meeting had seen adjourned, along with approximately 115 interested persons in the audience. Mr. McCullough announced the first item on the public hearing agenda was Petition Z-601 by Anna B. Slapinskas and A. T. Zadeh, M.D. who are requesting the rezoning of property located south of Six Mile Road immediately east of Rougeway, approximately 600 feet West of InksterRoad in the Northeast 1/4 of Section 13 from R-1B to PS. Mr. Clarence Charest, Attorney, was present for the petitioners. He explained that Dr. Zadeh presently had a clinic on Inkster and Rougeway which he does not own. He is hoping to establish a clinic or building on the property in question. Mr. Charest explained that the lots in question abut commercial property on the east. The property at present is being used for agricultural purposes. He said it was their belief that the commercial zone on the east should not abut residential property and therefore it was thought that a PS zone would be much more proper. He stated that prior to the City becoming a City, two of the lots in question had been zoned Commercial but later when the Master Plan was set up, these two lots were changed to residential. Mr. Charest submitted a diagram of the proposed building for the property. He also submitted a petition signed by several property owners along Inkster, Rougeway and Delores who do not object to the proposed use. Mr. Walker asked about the house presently on the property? Mr. Charest answered that this residence had been there for approximately thirty years. It has been used for various purposes but presently is being used for residential purposes only. The home is too large for the petitioner and he desires to sell it. Mr. Walker asked if there was anyone in the audience who wishes to speak? 1 Mr. James Westlake, 16877 Rougeway, stated he would like to submit a petition signed by property owners within 500 ft. of the property in question who object to the proposed rezoning. He stated the petition submitted by the attorney had names of 3771 property owners who lived at least a half mile away. His petition was signed by owners living on the west, east and south side of the property in question. They were present tonight to protect their interests. Mr. Walker asked Mr. Westlake if these property owners objected to the medical clinic? Mr. Westlake answered if the petitioner could assure them that nothing else would be situated there, they would not object. Mr. Walker explained that the proposed rezoning to PS strictly meant for professional services only. He asked if he understood correctly that they did not object to the proposed use as presented? Mr. Westlake answered he would like to look at the plans of the proposed building first. Mr. Walker asked if there was anyone else in the audience who wished to speak? Mr. Dewey Moore, 27510 Whitcomb stated they have lived in Livonia for twenty-three years and feel that times are changing. He stated that he did not think that this particular zoning would hurt this area. He lived directly behind Anna Slapinskas and he did not see where it would hurt the value of the property. He stated he would like to go on record that he did not object to rezoning this property from residential to PS. Mrs. Helen Waskiewicz, 16760 Rougeway who lived three houses away stated she concurred IIwith Mr. Moore. Mr. Walker asked if there were any plans or information available on the proposed 1 building? Mr. Charest stated that the proposed building would be 85 ft. x 60 ft. The existing house will be removed. Mr. Anderson asked if the total site would be used? Mr. Charest answered that it was intended to use the corner lot and in the future the Doctor hopes to erect another clinick on the other two lots. The initial con- struction will besn the corner. This property if rezoned could not be used for any retail stores. Mr. 0. Mynatt, 27605 W. Six Mile Road stated he lived across from the property in question. He felt if it was rezoned it would bring down the value of his prcperty 207.. Mrs. D. Moore, 27510 Whitcomb, stated they have been neighbors for many years, since 1940. She stated they have been against many petitions to rezone this property but times have changed. She said they had been againstrezoning because of the fear of what the property w ould be used for. Hhe stated they are agreeable to the PS because this will keep the property from being used for business or something else. She continued by stating that many of her neighbors were present and they have thought about it quite thoroughly and feel that this rezoning would be best for the community. She asked if it was rezoned to PS, could the lot with the existing house be used for residential purposes? 111 Mr. Charest stated they would not use the building as it exists for an office building. He felt it could be used for residential until it is converted for PS. Mr. Westlake asked how far from the residential zone could the building be built? Mr. McCullough answered it was ordinarily 25 ft. 3772 Dr. Zadeh, who was present, stated there would be 50 ft. on the side yard. The question was asked if there would be a wall at the rear property line? The property owner who asked stated that at the time they built their home, they were allowed to build 5 ft. from their lot line. Mr. Walker answered that the zoning ordinance requires a protective wall between the PS and the residential area. The wall is under control of the Building Department. Mr. Walker declared that this item would be taken under advisement for further study. Mr. McCullough announced the next item on the agenda is Petition Z-602 by Kenneth Warren, Agent forAcres Development Company, who is requesting the rezoning of property located on the Southwest corner of Plymouth and Stark Roads in the Northwest 1/4 of Section 33 from C-1 and C-2. Mr. Kenneth Warren was present. Mr. McCullough explained that Mr. Warren is asking for an increase in the depth of the commercialz?n order to be able to build a 20,000 sq. building for a Volkswagon Dealership. Mr. McCullough stated there were some houses on Stark Road? Were these included in his property for rezoning? Mr. Warren answered they are not included in the area. But if it is purchased by them, they would tear them down. lil Mr. Walker asked if there was anyone in the audience who wished to speak? Mr. Joe Vanzo, 12066 Boston Post Road stated he didn't quite understand what this was about. Mr. Walker explained the request for rezoning to Mr. Vanzo. It was determined that the petitioner intends to purchase additional property along Laurel for ingress and egress facilities. Mr. Warren presented a tentative site plan of the proposed use. Mr. Walker declared this item will be taken under advisement. Mr. McCullough announced the next item on the agenda is Petition V-74 by John Pakkala on behalf of several property owners, who is requesting the vacating of that portion of Pembroke between Doris and Melvin Streets in the Northwest 1/4 of Section 2. Mr. John Pakkala was present. Mr. Milligan asked if there was a deep ravine in this area and also how wide was the creek? EMr. Pakkala answered that the ravine was seven feet deep, the creek was about three or four feet wide and the depth of the water at normal times was approximately 6". Mr. Walker asked if there was anyone in the audience who wished to speak? Mr. Walker informed those present he had tried to get in touch with Mr. Shaw, Director of Public Works in order to get some answers to questions he had relative to this area. He stated that he felt the Planning Commission should form a resolution in - the very near future to ask Mr. Shaw to make a study of this area. He concluded by 3773 11: stating that this item would be taken under advisement until the necessary information has been forwarded by Mr. Shaw. Mr. McCullough announced the next item on the agenda is Petition V-75 by Weingarden Investment Company who is requesting that the South 10 feet of the existing easement be vacated located north of Lots 256, 257 and 258 in the E. G. Settle Realty's Co's Bonaparte Gardens Sub. which is situated north of Joy Road between Louise and Beatrice in the Southeast 1/4 of Section 35. Mr. Weingarden was present. He explained that his builder had mistakenly built a portion of the building upon the easement. It was because of this that he is now asking that the south 10 ft. of the existing easement be vacated. It was determined that the utility companies did not object and that the City Engineer, Mr. W. Strasser has recommended that the petition be granted. Mr. Weingarden stated he owned the complete 20 ft. easement. Mr. Walker asked if there was anyone in the audience who wished to speak? There being none, he declared that this item wD uld be taken under advisement. Mr. McCullough announced the next two items were related to each other. One, Appli- cation TA-95 submitted br John Migut was tequesting approval to remove sand, gravel and topsoil from approximately 2 acres of Parcel Illb, this property being located on the North side of Seven Mile Road, approximately 650 feet East of Gill Road in the Southeast 1/4 li: of Section 4. The second was TA-96, also submitted by John Migut requesting approval to remove sand, gravel and topsoil from a portion of Parcel JJ2, located on the North side of Seven Mile Road and just West of Farmington Road in the Southeast 1/4 of Section 4. Mr. Migut was present. He stated the area where the topsoil has already been removed has been seeded and watered. The total acreage now to be removed is seven (7) acres. These two applications are to finish the removal from the area. Planning Co.nr1ission gave approval to remove topsoil a few years ago and Mr. Migut has had renewals of his original arproval subject to certain conditions, one of which was to reseed the area stripped. Mr. Walker asked if there was anyone in the audience who wished to speak? Mrs. A. Duncan, 19524 Farmington objected to the sand blowing from the area onto ht.r property. She stated there were three other property owners from the vicinity present who were also objecting to the sand blowing. Mr. Milligan stated he understood that this area was suppose to have been seeded with rye grass. He asked if there was any grass in the area now? ;Mrs. Duncan stated she couldn't see any but they filled in with clay. Ir. Milligan asked Mr. Migut if the seed had been planted? Mr. Migut answered it was about six weeks ago. An adjacent property owner stated he objected to this once before. He wondered what will bb put in as fill if the sand and clay is removed? Mr. McCullough stated that before any bond is released, the area is inspected by 3774 lithe City Engineer for any conditions that may exist k M ch would be harmful to the adjoining property owners. This include all drainage problems. ' It was determined that the Planning Commission would investigate the area before making any decision. Mr. Walker ded aced thele itemsbe taken under advisement Mr.McCullough announced the next item on the agenda is Application TA-97 submitted by William H. Jamens, requesting approval to remove topsoil and sand from property located on the East side of Merriman Road, approximately 300 feet south of ;Eight MileRoad in the Northwest 1/4 of Section 2. Vt. Jamens and Mr. Roman Halanski, his attorney, were present. Mr. Walker asked if there was anyone in the audience who wished to speak? Mr. Sunset, stated that the petitioner had been on the property with a bulldozer and made a large drain. Mr. McCullough asked if thete was any water in the drain? Mr. Heap answered there wasn't but they had the same problem with sand blowing as the other property owners has mentioned on the previous petition. Mr. McCullough asked Mr. Halanski if they had seeded with grass? IIMr. Halanski answered they hadn't but they had complied with the recommendations from g Mr. Strasser, the City Engineer, and Mr. R. Shaw, Director of Public Works by building a dike so that no water could go on the property of Mr. Heap. Mr. Heap stated he felt the Planning Commission should examine the area before making any decision. Mr. Walker stated that no decision will be made tonight - this item will be taken under advisement for further study. Mr. McCullough announced the next item on the agenda is Petition TA-98 by Robert H. Pastor, Mahlen Land Co. , requesting approval to remove topsoil from a parcel located on the North side of Schoolcraft Road, approximately 300 feet West of Berwick Avenue (plat known as Kimberly Oaks Estates #4) in the Southeast 1/4 of Section 22. Mr. McCullough explained that the stockpile of topsoil had been removed from the subdivision that is completed. It was removed from that area to adjacent land where it is now located. He, Mr. Pastor, is now ready to put in a street where the stockpile is located. This is his reason for requesting permission to remove it. He concluded by stating there was no drainage problem. The petitioner was not present. CMr. Okerstrom questioned whether or not the petitioner owned the property from which the topsoil was removed in the first place. He also questioned whether or not per- mission had been given to remove said topsoil. Mr. Walker declared this item will be taken under advisement. Mr.McCullough announced the next item on the agenda is Petition M-294 by Wayne Wallace, Joy Road Building Corporation, requesting approval to erect 3775 a storage building and office building on property located on the Southwest corner of Eight Mile Road and Hubbard Road in the Northwest 1/4 of Section 3. ( Mr. McCullough explained that Mr. Wallace was proposing to erect an office building and a storage building. The property was located in the M-1L zone.. Mr. Wallace was present and stated his equipment would all be in the storage building. There would he no outside storage. Mr. Walker asked where was his equipment stored at the present time? Mr. Wallace answered all over Livonia. Mr. Anderson asked if there were any plans for the buildings available for examination? Mr. Wallace presented tentative plans of the proposed office and storage buildings. Mr. Walker asked if there was anyone in the audience who wished to speak? There being none, he declared that this item would be taken under advisement. Mr. McCullough announced the next item on the agenda is Application TA-99 by Wayne Wallace requesting approval to remove sand from property located on the Southwest corner of Eight Mile Road and Hubbard Road in the Northwest 1/4 of Section 3. Mr. Walker asked if there was anyone in the audience who wished to speak? There being 1140 none, he declared this item would be taken under advisemmnt for study. Mr. McCullough announced the next item on the agenda is Petition M-289 by Nelson Dembs requesting approval to build apartments on property located on the West side of Middlebelt Road, between Munger and Greenland, approximately 200 feet North of Greenland in the Northeast 1/4 of Section 14. Mr. William Ponder was present for the petitioner. He explained that the plans indicate 42 units although it was determined that only 40 units would be allowed under the ordinance. He stated they would be willing to reduce the number to 40 in order to obtain approval. Later they felt they could go to the Zoning Board of Appeals for a variance in order to be able to have the 42 units. Mr. Ponder concluded by asking permission to amend his petition at this time to delete two units inorder to comply with the ordinance. Upon a motion duly made by Mr. Ingold, supported by Mr. Angevine and unanimously adopted, it was #7-122-63 RESOLVED that, the City Planning Commission does hereby allow petitioner of Petition M-289, Nelson Dembs, to amend said petition by removing two (2) units from his proposed apartment site plan so as to reduce the total number from forty-two (42) to forty (40) units in order to comply with Ordinance No. 60. Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. Walker stated this item would be taken under advisement as amended. Mr. McCullough announced the next item on the agenda is Petition M-290 by Donaldson & Meier Architects, requesting approval to build a church building and a rectory building on property located on the 3776 II: on the East side of Farmington Road between Six Mile Road and Curtis, approximately 930 feet north of Six Mile Road in the Southwest 1/4 of Section 10. It was determined that the area contained twelve (12) acres. The proposed church and rectory would be built of face brock. Eventually it is planned to have a convent and school. The question was asked if there would be a-street cut through from the church property to the Burton Hollow Woods Subdivision situated immediately east of the proposed church site. It was ascertained there would be no street between the two sites, but there was a stub street between the church property and the commercial property on the corner. Mr. Anderson asked if the total exterior would be of face brick? The answer was yes. Mr. Walker asked over what period of time would it take? It was stated that the whole project would take approximately twelve years. It was also determined that the church would be of contemporary style similar to St. Edith's located at Newburgh and Five Mile Road. Mr. Ingold asked if the petitioner had provided for the widening of Farmington Road? The petitioner answered that their plans are based on 120 ft. right-of-way. Mr. Walker declared the item would be taken under advisement. li: Mr. McCullough announced the next item on the agenda is Petition M-291 by Melford Hartman for Michigan Bell Telephone Company requesting approval to erect a public utility building, known as ground mounted repeater on property located on the Southwest corner of Ann Arbor Road and Hix Road in the Southwest 1/4 of Section 31. Mr. Hartman was present for Michigan Bell Telephone Company. He stated this was to be situated on school property and the school had requested that the building be fenced instead of planting shrubs around it. The size of the building was 6'8" x 8' and would have no high voltage. Mr. Walker asked if there was anyone in the audience who wished to speak? Mr. Walter Mahalak, 9952 Bassett representing the Greenwich Pointe Civic Association asked what the building would be constructed of, he had seen two plans of this type of building? Mr. Hartman answered that they usually build steel buildings. Mr. Mahalak stated the Civic Association would like it to be of brick. Mr. McCullough asked Mr. Hartman if he could find out if Michigan Bell would build a brick building instead of a steel building? Mr. Hartman did not think that the company would go along with that. Mr. W. Cooper, 38116 Minton, from the Southwest Civic Association was interested in knowing just where this building was to be located. Mr. McCullough suggested that Mr. Mahalak and Mr. W. Cooper meet with Mr. Hartman in order that he may explain in more detail where the building would be located and of what construction. Mr. Walker declared this item would be taken under advisement. 3777 Mr. McCullough announced the next item on the agenda is Petition M-292 by Conway M. Adams, Chief kngineer, for the John E. Roth & Sons, Inc. , on behalf of tilt. Grace Baptist Church, requesting approval to erect a churcon the South side of Ann Arbor Trail, west of Wayne Road in the Southwest 1/4 of Section 33. This church would have a small Sunday Schdol facility. Mr. Rodney Kropf was present for the petitioner. He presented a sketch of the proposed church to the commission and audience. He stated the seating capacity of the church would be 220 with Sunday School facitities for 250 children. The exterior would be of face brick except at the rear because of future expansion to the building at the rear. Mr. Walker asked if there was anyone in the audience who wished to speak? There being none, he declared this item would be taken under advisement. Mr. McCullough announced the next item on the agenda was Petition M-29e by William Dyal and Albert Langer, requesting approval' to building apartments on property located on the East side of Fairfield between Five Mile Road and Jamison, approximately 640 feet South of Five Mile Road in the Northwest 1/4 of Section 22. Mr. McCullough stated there were several houses on the property which are to be torn down immediately for the apartments. There would be 40 units. They will be located almost immediately in back of the apartment previously approved for Hubbard Road. The exterior would be of face brick. li: Mr. Walker asked if there was anyone in the audience who wished to s peak? Mr. John C. Leonard, 15145 Hubbard objected to the proposed apartments. He felt the land area was too small for the proposed buildings. Also there were too many units and the units were too small. He stated the land was zoned for apartment buildings but he felt the approval should be given to apartments that followed the letter of the law in Livonia. Mr. Milligan stated that any approval given would be for as many units as would be allowed by law. If the petitioner can prove any hardship of the letter of the law then they can go to the Zoning Board of Appeals for a variance. Mr. Leonard stated that may be true but the plans before the commission will have to go before the Zoning Board of Appeals before they (the petitioners) could build. He objected to any approval being given to plans if this is so. Mr. Anderson stated what you are saying is that the PlanningCommission should not look at any plans that do not comply with the ordinance? Mr. Leonard answered that is true. Mr. Anderson stated he agreed with Mr. Leonard. Mr. Walker informed the petitioner he should have presented plans that complied with the ordinance. Mr. McCullough suggested that the petitioner make up new plans which will comply with the ordinance and present them to the commission at the next .eeting. Mr. Walker declared this item will be taken under advisement. Mr. McCullough announced the next item on the agenda is the proposed Spring Valley Subdivision #3 located approximately 850 feet north of Seven Mile Road and immediately West ofSrping Valley Subdivision in the Southeast 1/4 of Section 3, submitted by Henry Alper. 377', Mr. McCullough stated there appeared to be some question concerning Lots 515 and 516, 1 whether or trot they were buildable lots since they were in the flood plain. Mr. Walker asked if there was anyone in the audience who wished to speak? Mr. P. DuFault, 19649 Hardy asked several questions pertaining to sewers, lot sizes and if the new plat conformed more or less with the existing Spring Valley Subdivision. There were approximately twelve surround property owners present in addition to Mr. DuFault. They examined the proposed plat. Mr. McCullough stated the lots were roughly the same size as the older subdivision. The minimum house size is 1,000 sq. ft. Part of the subdivision runs in front of the Tyler School and the developer has agreed to pave both sides of the street in front of the school. The question was asked as to what type of building would be built upon these lots. Mr. Walker informed the property owners that the Planning Commission had no control over the architecture of the homes, only the lot and house size. Mr. Walker asked Mr. McCullough to mail copies of theplat to several of the property owners present in order that they may examine them more fully at home. Mr. Mc Cullough agreed to do so. Mr. Walker declared this item would be taken under advisement for further study. Mr. McCullough announced the next item on the agenda is the proposed Philip Judson J Gardens Subdivision` located on the South side of Six Mile Road, approximately 2450 feet East of Newburgh Road, this proposed 3 plat is immediately west of Golfview Meadows Subdivision in the Northeast 1/4 of Section 17, submitted by the K. & L. Develop- ment Corporation. Mr. Rodney C. Kropf, attorney, was present for the petitioner. During the discussion held at this time it was determined that a portion of the subdivision was platted into 70 foot lots although the area was zoned for 80 foot lots. The petitioner asked permission to amend his plat by deleting this portion from the subdivision. Mr. Walker asked if there was anyone in the audience who wished to speak? Upon a motion duly made by Mr. Milligan, supported by Mr. Cameron, it was #7-123-63 RESOLVED that, pursuant to a Public Hearing having been held on the proposed Philip Judson Gardens Subdivision located in the Northeast 1/4 of Section 17, the City Planning Commission does hereby amend said subdivision by deleting therefrom that portion of the plat that does not conform with the existing zoning (portion vying. south of proposed Mallory Drive between . Levan and the easterly boundary line of said subdivision). 1: A roll call vote on the foregoing resolution resulted in the following: AYES: Allen, Ingold, Cameron, Milligan, Anderson, Angevine and Walker NAYS: Okerstrom It was determined that the petitioner is planning on filing a petition to rezone that portion deleted into 70 foot lots. 3779 Mr. Walker declared the motion is carried and the foregoing resolution is adopted. 11: He stated this item would be taken under advisement for study. Mr. McCullough announced the next item on the agenda is the Proposed Renwick Park Subdivision located on the South side of Six Mile Road, approximately 1650 feet East of Newburgh Road, this proposed plat is just East of Kingsbury Heights Subdivision #3 and adjacent to the proposed Philip Judson Gardens Subdivision in the Northwest 1/4 of Section 17. Submitted by K. & L. Development Corporation. Mr. Rodney C. Kropf was present for the developer. Mr. Walker asked if there was anyone in the audiencw who wished to speak? It was determined that this subdivision was to be approved at the same time as the previous one at the request of the developer. After a brief discussion on the plat, Mr. Walker declared this item would be taken under advisement. Upon a motion duly made by Mr. Ingold, supported by Dr. Allen, it was #7-124-63 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, July 2, 1963 at approximately 11:59 p.m. A roll call vote on the foregoing resolution resulted in the following: AYES: Allen, Ingold, Cameron, Milligan, Anderson, Okerstrom, Angevine and Walker li: NAYS: None Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. Daniel Andrew, Industrial Coordinator asked permission to speak at this time. He stated he would like to ask the Planning Commission to reconsider two items on the public hearing agenda and make a decision on them tonight rather than taking them under advisement. There was a time element involved in both cases. Mr. Andrew stated he was referring to Item #20, relative to Petition Z-602 by Kenneth Warren for a rezoning of certain property in the Northwest 1/4 of Section 33 from C-1 to C-2 in order to establish a Volkswagon Dealership and also Item #27 relative to Petition M-294 by Wayne Wallace, requesting permission to erect a storage building and office building on property located on the Southwest corner of Hubbard and Eight Mile Roads in the Northwest 1/4 of Section 3. Upon a motion duly made by Dr. Allen, supported by Mr. Milligan, it was #7-125-63 RESOLVED that, the City Planning Commission does hereby reconvene the 151st Regular Meeting at the request of the Industrial Coordinator, Mr. Daniel Andrew, in order to take action on Items 20 and 27 on the Public Hearing held tonight, at approximately 12:05 A.M. A roll call vote on the foregoing resolution resulted in the following: (40 AYES: Allen, Ingold, Cameron, Milligan, Anderson and Walker NAYS: Okerstrom and Angevine Mr. Walker declared the motion is carried and the foregoing resolution is adopted. 3780 • Mr. McCullough announced the first item .4f the reconvened 151st Regular Meeting is Petition M-294 by Wayne Wallace requesting approval to erect a storage building and office building on property located on the Southwest corner of Eight Mile Road and Hubbard Road in the Northwest 1/4 of Section 3. . ._ There was a brief discussion on this item durird yhich .it wasdecided that approval would be granted for the office building but that approval for the storage building would not be given until more discussion had been held upon it. Upon a motion duly made by Mr. Ingold, supported by Dr. Allen, it was #7-126-63 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, July 2, 1963 the City Planning Commission does hereby grant Petition M-294 by-.Wayne Wallace, requesting approval to-build a storage building and office building on property located on the -- Southwest corner of Eight Mile Road and Hubbard Road in the Northwest 1/4 of Section 3, provided, however, that this approval applies only for approval to erect the office building and shall not constitute approval to erect the storage building at this time, 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Allen, Ingold, Cameron, Milligan, Okerstrom, Angevine and Walker NAYS: Anderson II: Mr. Walker declared the motion is carried and the foregoing resolution is adopted. Mr. McCullough announced the next item is Petition Z-602 by Kenneth Warren, Agent for Acres Development Company, is requesting the rezoning of property located on the Southwest corner of Plymouth and Stark Roads in the Northwest 1/4 of Section 33 from C-1 to C-2. Upon a motion duly made by Mr. Cameron, supported by Dr. Allen and unanimously adopted, it was #7-127-63 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, July 2, 1963 on Petition Z-602 by Kenneth Warren, Agent for Acres Development Company for a change of zoning in the Northwest 1/4 of Section 33 from C-1 to C-2, the City Planning Commission does hereby recommend to the City Council that Petition Z-602 be granted for the reason that the rezoning will match the depth of commercial on the East side of Stark Road and it brings the zoning line in conformity with the ownership line so that the one ownership is no longer split into two separate zones; and EFURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian-City Post under date of June 12, 1963 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Co. , City Departments and petitioner as listed in the Proof of Service. 3781 IIMr. Walker declared the motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Dr. Allen, supported by Mr. Okerstrom and unanimously j adopted, the City Planning Commission does hereby adjourn the 151st Regular Meeting held on Tuesday, July 2, 1963 at approximately 12:18 A.M. CITY PLANNING COMMISSION 'R. L. Angevine/ Secretary ATTESTED: ...." , /1 ‘0, a)adite2 Charles W. Walker, Chairman