HomeMy WebLinkAboutPLANNING MINUTES 1965-01-05 • 465
MINUTES OF THE 194TH SPECIAL MEETING
LAND A PUBLIC HEARING OF THE CITY PLANNING CQ MISSION
OF THE CITY OF LIVONIA
On Tuesday, January 5, 1965, the City Planning Commission of the City of Livonia
held the 194th Special Meeting and a Public Hearing at the Livonia City Hall,
33001 Five Mile Road, Livonia, Michigan. Mr. Charles W. Walker, Chairman,called
the 194th Special Meeting to order at approximately 8:15 p.m. with approximately
25 interested persons present.
Methers present: Bob R. Whitehead Harry Henry Wrightman John J. Ward
Donald Heusted Donald C. Pollock Charles W. Walker
James Cameron Raymond W. Tent
Members absent: None
Messrs. Don Hull, Planning Director; John Nagy, Assistant Planning Director;
and Harry C. Tatigian, First Assistant City Attorney were present.
Mr. Whitehead announced the first item on the agenda is Petition Z-664 by
Mary and Michael Genson requesting.the rezoning of property located
on the west side of Farmington Road and approximately 450 feet south
of Seven Mile Road in the Northeast 1/4 of Section 9, from RM to C-1t
for professional beauty salon. Public Hearing 11/17/64, Study Meetings
11/24/64 and 12/1/64. Mr. and Mrs. Genson were present.
Mr. Tent questioned whether the property north of area in question will be
rezoned at a later date. Mr. Walker stated it would :mot and that the individual
that ovns the property would like the commercial zoning but he (Mr. Walker) felt
commission should leave zoning clarification as is because at a later date this
may have to be rezoned to parking for existing commercial buelnesses.
Upon a motion duly made by Mr. Wrightman, seconded by Mr. Whitehead, and
unanimously adopted, it was
0--1-65 RESOLVED that, pursuant to a Public Hearing having been held on
November 17, 1964, on Petition 2664 as submitted by
Mary and Michael Genson for a change of zoning on the property
located en the 'est side of FarmingtonRoad and approximately
450 feet south of Seven Mile Road in the Northeast 1/4 of
Section 9, from RM to C-i for professional beauty salon, the
City Planning Commission does hereby recommend to the City Council
the Petition Z-664. be granted subject to a minimum of ten (l0)
parking spaces for the following reasbhs:
(1) It is a good land use in this area, and
(2) The requirements of the C-i zoning category limit any use
within this district VI five employees. The parking
ratio as stipulated in our ordinance is ttah (2) parking
spaces per each dperatdr. An analysis of the site indicates
that ten (10) parking spaces can be provided depending upon
the size of the proposed building, anti
(3) This land is no longer suitable for high calibre residential
development because of the proximity of Farmington Road which
will be widened to five lanes and which will carry a
tremendous volume of transient traffic, and
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FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, liNorlian Observer and City Post, under date of
October 21, 1964 and notice of which hearing was sent to the Detroit
Edison Company, The Chesapeake & Ohio Railway Company, Michigan Bell
Telephone Company, The Consumers Power Company, petitioners and
City Departments as listed in the Proof of Service.
The Chairman, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Whitehead announced the next item on the agenda is Petition Z-668 by
Aram Kevorkian who is requesting the rezoning of property located
345 flet west of the Southwest corner of Merriman Road and School-
craft Road in the Northeast 1/4 of Section 27, to enable erection
of a multi-family units, from C-1 to R-3. Public Hearing 12/15/64.
Mr. Kevorkian was present.
Upon a motion duly made by Mr. Tent, seconded by Mr. Wrightmanand unanimously
adnpted, it was
#1-2-65 RESOLVED that, pursuant to a Public Hegiing having been held on
December 15, 1964, on Petition Z-668 as submitted by Aram Kevorkian
for a change of zoning on the property located 345 feet west of the
Southwest corner of Merriman and Schoolcraft Roads in the Northeast
1/4 of Section 27, to enable erection of a multi-family units, from
C-1 to R-3, the City Planning Commission does hereby recommend to the
City Council that Petition Z-668 be denied for the following reasons:
(1) The freeway acquisition line will substantially decrease the
size of this site and could conflict with the proposed
development, and
(2) The area under consideration lies within the industrial belt
as indicated on our land use plan, and this type of use
should be excluded from the industrial belt, and
(3) The quality of living generated by this type of development
within the industrial belt and immediately adjacent to a
freeway would be low, thus the economic stability of this
project is questionable, and
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, Livonian Observer and City Post, under date of
November 11, 1964, and notice of which hearing was sent to the Detroit
Edison Company, The Chesapeake & Ohio Railway Company, Michigan Bell
Telephone Company, The Consumers Power Company, petitioner, and City
Departments as listed in the Proof of Service.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Mr. Whitehead announced the next item on the agenda is Petition 1-333 by
Joe Niestray for Atlas Neon Company, requesting approval to erect
an oversized sign on property located on the Southeast corner of
Eight Mile Road and Grand River Avenue in the Northeast 1/4 of
Section 1. Rublic Hearing 12/15/64. The petitioner nor a
representative was present.
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Mr. Hull informed commissioners that this particular sign is not inviolation
of the sign ordinance but Section 4.44 of the existing Zoning Ordinance
which stipulates any structure in excess of 35 feet requires Planning Commission
approval.
Mr. Wrightman stated he did noteel this proposed sign would add to area. The
station is a snail one. If station was a super-large station, the sign might be
appropriate; however, the sign is large and it would be out of character with
the other signs in the area.
Mr. Klock informed commissioners that he saw the existing sign that
petitioner mentioned at public hearing which is located at Canfield and Woodward
Avenue in Detroit. Thought this sign out of scale at this location and thought
it would be even more out of scale here in Livonia.
Mr. Whitehead stated that from the northwest direction the station is hidden
from view and would not be seen until driver of car has passed it. For this
reason can see petitioner's problem as he has to attract the driver before driver
gets to station. W2ln driver comes across Eight Mile Road doubted if sign would
be seen. This sign wruld effect people on the northeast side of Grand River Avenue
only. Thought commis ion should give petitioner opportunity to submit an
alternate sign of another height that would be acceptable to commission and
petitioner .
Mr. Wrightman stated that it is unlikely that driver will see sign unless it is
above building. Question is whether or not petitioner will want to revise the
height of the sign.
Upon a motion duly made by Mr. Cameron, seconded by Mr. Tent and unanimously
adopted, it was
#1-3-65 RESOLVED that, pursuant to a Public Hearing having been held
December 15, 1964, the City Planning Commission does hereby deny
without prejudice Petition M-333 by Joe Niestray for Atlas Neon
Company, requesting approval to erect an over-sized sign on property
located on the Southeast corner of Eight Mile Road and Grand River
Avenue in the Northeatt 1/4 of Section 1, for the following reasons:
(1) This 60 foot sign is of excessive height and will detract from
the adjacent development, and
(2) Granting a sign of this height in this location would establish
a dangerous precedent, and
(3) The signs of other service stations in this general area are
not this high;,,and
(4) This sign is not only in violation of the existing Ordinance,
but also is in violation of our proposed Ordinance, and
(5 The sign is out of scale with the actual service station site
because it is a rather small station, 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.
The Chairman, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
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Mr. Whitehead announced the next item on the agenda is Petition M-334 by
David N. Hoffman, requesting approval to erect a church on property
located on the east side of Henry Ruff, between Greenland and Puritan
Avenue in the Northeast 1/4 of Section 14. Public Hearing 12/15/64.
Messrs. Clarence R. Charest, Attorney, 33636 Five Mile Road; and
David N. Hoffmann, were present.
Mr. Charest stated that this is a limited use building. It is limited to 160
members. it is not a growth building and there is adequate parking on the
premises. The building will be used only two days a week.- It is the new propoL:,,.
ordinance that requires two acres for a church site. This site is 1.7 ac. The
requirement of two acres is unnecessary for this congregation. Because the size
of the congregation is limited, do not have funds to buy several acres of land.
Henry Ruff Road is designated to be a secondary road. Thought it would benefit
this congregation and the City of Livonia as a whole if commission would grant
request. Believed there is nothing detrimental to request.
Mr. Tent stated it is true that this is a non-growing congregation but is
anything preventing this group from selling building to another church group
will not be non-growing. This could happen. Mr. Charest stated almost anything
can happen so it would be foolish to represent to commission that it is beyond
the realm of possibility. However, the history of gr¢ups of this type have been
very standardized. It could happen but not this particular church group.
Mr. Hoffmann stated possibility of this happening is remote.
An unidentified man informed commissioners that the congregation is held at 160
persons and if the number exceeds 160 members some are picked to form another
congregation in another building and location.
Mr. Wrightman questioned whether this is what is happening now. Mr. Hoffmann
stated this is correct.
Mr. Wrightman stated petitioner is 3/10 acre short of ordinance minimum
requirement. Asked whether there has been any action taken to secure this 3/10
acre and if not is it possible to get this additional land. Mr. Charest stated
clients have not endeavored to obtain additional land. Did not think it
available from the abutting property owners.
Mr. Walker stated it would be detrimental to the interest of the Planning
Commission's two years work in preparing an ordinance to divert from ordinance
even before it is adopted. Commission is in charge of ordinance and has to liic
up to it. Cannot spell out each denomination. Two acres for a church site is t�1_.
minimum and is not the standard. If a large church presented a petition,
commission might suggest five acres. Two acres is the minimum on any church.
Mr. Charest stated he would rather commission hold item over in order to allowr
them opportunity to seek additional land. Will try but doubted success.
Mr. Hoffmann stated for three years group hasvorked with Planning Commission
trying to secure suitable site in Livonia. Group has worked hard and long to
locate this site.
Mr. Hull stated this will be a 58 car parking lot area. There is proposed to be
a strip of black-top right up to the lot line to existing residence. This
resident is in close proximity to east line. Parking along the back is possible,
Open for any suggestions for redesigning area.
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Mr. Ward suggested finding another site. Petitioner has worked with previous
Planning Director, Mr. McCullough, but not Mr. Hull. Mr. Hull stated he would
L
be willing to work with petitioner in any way.
Mr. H. W. Curtner, 30062 Puritan, Livonia, stated he had no objection to church.
Mr. Walker announced that Petition Z-334 would be taken under advisement in order
to allow petitioner to look into possibility of securing the minimum of two acres.
Mr. Whitehead announced the next item on the agenda is letter dated
December 17, 1964 from Solomon Bienenfeld, requesting an extension of
use of an existing structure on Seven Mile Road and Osmus until July 1,
1965, for religious purposes. Mr. Bienenfeld was present.
Mr. Bienenfeld stated this is an existing farm house used by the Livonia Jewish
Congregation. Group has just purchased the St. Matthew's Church building
located at 29475 Six Mile Road. However, cannot take poss'ssion of this building
until St. Matthew's completes construction of its new building. They plan to have
building completed in April, 1965 but we are reqs' sting extension until
July, 1965. As sgon as St. Matthew's moves, the Livonia Jewish Congregation
will move in. Stated property they are using now is up for sale.
Upon a motion duly made by Mr. Wrightman, seconded by Mr. Tent and unanimously
adopted, it was
#1-4-65 RESOLVED that, City Planning Commission does hereby grant request
dated December 17, 1964 from Solomon Bienenfeld for an extension
of use of an existing frame structure on Seven Mile Road and Osmus
for religious purposes for a period not to exceed the balance of
1965 only or at the period of St. Matthew's Church of Livonia
vacating the property at 29475 Six Mile Road.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Upon a motion duly made by Mr. Cameron, seconded by Mr. Wrightman, and
unanimously adod, it was
#1-5-65 RESOLVED that, the City Planning Commission does hereby approve
minutes of meetings held Novemter 17, 1964 and December 1, 1964.
MF. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
Upon a motion duly made by Mr. Tent, seconded by Mr. Whitehead and unanimously
adopted, the City Planning Commission does hereby adjourn the 194th Special
Meeting held on Tuesday, January 5, 1965 at approximately 9:15 p.m.
Mr. Walker, Chairman, called the Public Hearing to order at approximately 9:30
p.m. with approximately 50 interested persons in the audience in addition to
those present for Special Meeting and Mr. Daniel R. Andrew, Coordinator, Industrial
Development Commission. Mr. James Cameron was not present for the Public Hearing.
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Mr. Whithead announced the first item on the agenda is Petition Z-671 by
Joseph A. Bojanczyk who is requesting the rezoning of property
located on the east side of Merriman Road between Plymouth Road and
Orangelawn in the Northwest 1/4 of Section 35, from RUFB to PS.
Mr. Bojanczyk was present.
Mr. Walker asked whether petitioner had anyone in mind to use property for
which change of zoning is requested. Mr. Bojanczyk stated he had three or four
persons very, much interested in site.
Mr.Wrightman questioned size of hospital. Mr. Bojanczyk stated no particulir
size but that it would be used for emergency purposes etc.
Mr. Pollock questioned telephone company building. Mr. Bojanczyk stated
telephone Company property is north of area in question.
Mr. Hull questioned what would be done with five existing residences on property.
Mr. Bojanczyk stated they would be torn down.
Mr. Edward Pinardi, 11040 Arden, submitted petition with approximately 110
residents objecting to petition. Stated reason people signed petition is that
they wish to keep area residential. Stated home at 11815 Merriman rec4trtly
sold three times (twice very recently` and that the last two times there was a
profit of $1,000 each time. Referred to fact there is no left hand turn at
Merriman and Plymouth Roads and that traffic by-passes this by turning left at
Merriman and Elmira to Arden and then North of Plymouth Road.
Mr. Walter G. Green, 11431 Merriman, stated he has had no problem getting out of
his drive-way either with the bank traffic or road traffic. Stated there is an
existing hospital at Middlebelt and Joy Roads area and that in talking with these
doctors they are not interested in another hospital in a4ea. Change of zoning
will cause more traffic hazard on Merriman Road and will reduce the value of
property. People are permanent residents on Merriman Road and if they do sell
it will be at a loss.
Mr. Wilho Mauno, 11021 Merriman Road, stated existing residents will take loss on
property if this request is granted.
Mr. Robert Kelly, 11323 Merriman Road was present objecting to petition.
Mrs. Arthur Keene, 11415 Merriman Road, stated she was turned down within the
last month for a conventional loan for the reason that road was too heavily
travelled.
Mr. KeithyPhelps, 11329 Merriman Road, stated he wanted to keep property
residential fo rtohich it was designed.
Mr. Walker, Chairman, announced that Petition 2-671 would be taken under
advisement.
Mr. Whitehead announced the next item on the agenda is Petition V-82 by
W. Warren Shelden, requesting the vacation of property located east of
Farmington Road and north of Schoolcraft Road in Kimberly Oaks Estates
Subdivision, No. 3. Mr. James Murphy was present representing the
petitioner.
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Mr. Murphy stated they wish to move the storm water easement 404 west in order
to obtain larger lats.
ILONo one else was present wishing to be heard either in favor of or opposed to
petition as presented.
Mr. Walker, Chairman, announced that Petition V-82 would be taken under
advisement.
Mr. Whitehead announced the next item on the agenda is motion by the Planning
Commission to amend the Master Thoroughfare Plan so as to provide for
the extension of Hubbard Road southerly from Schoolcraft Road to the
C & 0 Railroad in the North half of Section 27.
Mr. Ward suggested Hubbard Road be designated through to Plymouth Road.
Mr. Walker stated this would be done only to the railroad at this time. Out-
lined
utlined plans of a road pattern in area that had been discussed some time ago.
Mr. Hull stated this is a petftion that was first initiated by the Industrial
Development Commission for this commission to entertain question. This is what
they requested at that time mainly for the fact that they want area more
accessible for industry. Crossing railroad will have to be considered in the
fixture. Leaving large open area not gives potential user better area to work
ii.th without a clbud on title.
Mr. Andrew stated that this request fall in the area of advance planning.
Hubbard Road is a half dedicated (434 . Get this on the record now so that
it is connected with freeway.
No one else was present wishing to be heard either in favor of or opposed to
petit ion as presented.
Mr. Walker, Chairman, annount ed that Petition to amend the Master Thoroughfare
Plan would be taken under advisement.
Mr. Whited announced the next item on the agenda is Petition M-337 by
David Arkin, requesting approval to erect an A & W Drive-In
Restaurant on property located on the Northeast corner of Middlebelt
Road and Roycroft approximately 850 feet north of Five Mile Road in
the Southwest 1/4 of Section 13. Mr. Arkin was present.
Mr. Hull stated that from a physical examination of the site, it will require
considerable amount of fill.
Mr. Whitehead asked whether there will be any conflict between noise of
Drive-In and convalescence home. Mr. Arkin stated he thought the traffic noise
would reach home well before noise from Drive-In. In addition the convalescence
home is sot back off of road considerable distance.
Mr. Tent c-^7tioned how control of traffic would be handled within drive-in.
Referred to cars coming into drive-in and circle,.: around building and out into
road again. Mr. Arkin stated Roycroft is the prime entrance and there is
movement there. Mr. Tent suggested another drive-in that controlled this problem
by place . nt of cars and aisles.
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Mr. William Lindhout, Architect, stated considering the 60' set back of the
building, it created a tight condition for cars under the canopy.
or. Pollock asked whether there would be music through a loud speaker and
ders taken from cars over speakers. Mr. Arkin stated he did not intend to
have music. Planning a seven months operation.
Mr. Tent questioned fencing and landscaping. Mr. Lindhout stated there is an
existing fence on the north boundary line. A protection wall is not required
on the east but there is a warehouse wall.
Mr. Arkin stated he did not plan to have loud speakers for orders from cars.
Reaching for sales to family rather than just drink and school trade.
Mr. Hull pointed out that Roycroft is a residential street. Suggested no
traffic on Roycroft and turning building so that ingress and egress is onto
Middlebelt Road. Mr. Lindhout stated that plan abides by ordinance and that in
order to do what Mr. Hull suggests, there is a problem of the canopy.
Mr. Walker stated he thought it would be better to have Middlebelt access
because Roycroft is a dead end street and it dead ends into school property.
Also Roycroft is an unimproved street.
Mr. Ward questioned 60, set back. Mr. Walker stated that was cone to assure
parking. The canopy is considered part of the building because it is a
permanett attachment and a supported structure.
Mr. Walker suggested petitioner get together with Mr. Hull and come up with
plan that will keep traffic off of Roycroft and control the circular traffic
through the property.
Mr. Whitehead asked how many A & W Restaurants are located in Livonia now.
Mr. Arkin stated there is just one other one.
No one else was present wishing to be heard either in favor of or opposed to
petit ion as presented.
ivir. Walker announced that Petition M-337 would be taken under advisement.
Upon a motion duly made by Mr.Tent, seconded by Mr. Wrightman and unanimously
adopted, it was
#1-6-65 RESOLVED that, the City Planning Commission does hereby adjourn the
Public Hearing held on Tuesday, January 5, 1965 at approximately
10:45 p.m..
Mr. Walker, Chairman, declared the motion is carried and the Public Heating is
adjeurned.
CITY PLANNING CO la SSION
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Charles W. Walker, Chairman