HomeMy WebLinkAboutPLANNING MINUTES 1965-04-20 PLA •
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!MUTES OF THE 173RD REGULAR MEEFING THE 202nD SPECIAL MEETING
AND A IUBLtC HEARING OP THE CIT [ PLANNING COMMISSION
OF THE CITY 0 ' LIVONIA
On Tuesday, April 20; 1965, the City Planning Colonission of the City of Livonia, _
held the 173rd Regular Meeting, the 202nd Special Meeting and a Public Hearing
at the Livonia City Hall 33001 Five Mile Road) Livonia, Michigan.
Mr. Charles W. Walkers Chairman; called the 173rd Regular:Iteeting to order at
approximately 8:l6 psm. with approiithatelSr twenty interested persons present
in the audience.
Members present: Raymond 4 : Tent Charlee W. balker Harry Henry 4rightman
James Cameron Donald Heusted John J. Ward
Members absent: * ob Its Whitehead Donald C. Pollock
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Messrsl Don Hull; Planning Director; John Js Nagy) Aesistahl Planning Director;
and Harry C. Tatigianl First Assistant CityAttOrney, were presents
Mr. Ward presided as secretary in the absence of Mr. Whitehead.
Mr. 44ard announced the first item on the agenda is letter dated March 15' 1965
from the Irtdt Strial Coordinator requesting the Planning commission on
its own mtotibn to hold a public hearing on an americioaent to .ihe Master
Thoroughfare Plan whidh will remove Alois from Aifirhein Road to i'l mouth
Road in the South 1/2 of Sectibn 30.
No one was present wishing to be heard either in favor of dry opposed tb request
as preseted.
Upon a motion duly made by Mr. Cameron and Sectthded by Mrs Tent, it was
#4-73-65 RESOLVED that, pursuant to the provisions of Act 285 of the Public
Acts of Michigan, 1931, as amended, the City Planning Commission of
the City of Livonia on its own motion does hereby establish and
order that a public hearing be held in the City Hall of the City of
Livonia, to determine whether or not the Master Thoroughfare Plan,
Part I of the Master Plan of the City of Livonia, should be amended
so as to delete Alois from Amrhein Road to Plymouth Road in the
South 1/2 of Section 30, and
TI' IS FURTHER RESOT • D, that notice of time and place of said
public hearing be published in a newspaper of general circulation
in the City of Livonia and that a notice by registered mail be
sent to each public utility or railroad ccttpany owning or
operating any public utility or railroad within the City of Livonia
in accordance with the provisions of Act 285 of the Public Acts of
Michigan of 1931, as amended.
A:roll call vote on the foregoing resolution resulted in the following:
AYES: Tent, Wrightman, Cameron, Heusted, Ward, and Walker
NAYS: None
The Chairman, Mr. Walker, announced the motion is carried and the foregoing
resolution is adopted.
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Mr. Ward announced the next item ohthe agenda is the iroposed Idyle Hills
Estates Subdivision) Not 3 located approxima ely 1;000 feet viest
of Ashurst Road and 650 feet north of Five Mile Road, bounded by
Burton Hollow Subdivision, No. 5 to the north and Idyle Hills
Estates Subdivision, No. 2 to the west in the Southwest 1/4 of
Section 16. Public Hearing 2/16/65. Study Meetings 3/9/65 and 4/13/65.
Mr. David Meinzinger was present.
Mr. Walker read letter dated April 16, 1965 from William J. Strasser, City,
Engineer, Division of Engineering, regarding provision for a secondary opening
southerly to Five Mile Road.
Mr. Tent questioned the 40$ dedication and the type of improvement :to the toad.
cb
Wondered whether it could be bl ck-topped to h ro1 fist etc. Mr. Hull stated
he believed Mr. Strasser has this in mind and that his 1totild be worked but by
the engineering Department before the proposed subdivision gets to the City
Cbtancil.
Mr. Wrightman questioned whether the other 20' is dedicated. Mr. Hull stated
that this developer has been placed on guard that the commission will ask this
when he presents his plat.
Mr. Ward stated that when this resolution recommending approval of the
preliminary plat is transferred to the City Council that a note be attached
alerting them that someone is going to have to bear the cost of the culvegjroad
way into the subdivision. Mr. Hull stated he will write a cover letter
Upon a motion duly made by Mr. Wrightman and seconded by Mr. Tent, it was
#4-74-65 RESOLVED that, pursuant to a Public Hearing having been held on
February 16, 1965, the City Planning Commission does hereby
give its approval to the preliminary plat of Idyle Hills Estates
Subdivision, No. 3 being a part of the Southwest 1/4 of Section
16 and located approximately 1,000 feet west of Ashurst Road, and
650 feet north of Five Mile Road bounded by Burton Hollow Sub-
division, No. 5 to the north and Idyle Hills Estates Subdivision,
No. 2 to the west, subject to dedication of the flood plain
land, and
FURTHER RESOLVED, notice of the above hearing was sent to the
abutting property owners, proprietor, City Departments as listed
in the Proof of Service and copies of the plat together with
notice having been sent to the Building Department, Superintendent
mf Schools, Fire Department, Police Department, Parks and Recreation
Department, and members of the Plat Committee.
A roll call vote on the foregoing resolution resulted in the followings
AYES: Cameron, Heusted, Tent, Wrightman, Ward, and Walker
NAYS: None
The Chairman, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
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Mr. Ward announced the next item on the agenda is Petition 2.685 by the City
fe planning Commission requesting the rezoning of property locgted on the
Southeast corner of Six Mile Road and Hubbard Road in the Northeast 1/4
of Section 15, from RUFB to RU. Public Hearing 3/16/65. Study
Meetings 3/30/65 and 4/13/65. Messrs. Jacob Menuck and William Ponder,
Attorney were present.
Mr. Hull informed commission that the developer has prepared three plans based on
a sketch prepared by this office. None of the three plans is exactly what we
want however they are all based on 117 lots. To date, developer has not come up
with a plan that is completely satisfactory.
Mr. Walker asked if this is a situation where developer • eeds more time.
Mr. Hull stated it is.
Mr. Ponder stated that he believed they have an agreement in principle and are
trying to cooperate with commission; however, time is important. Have concept
which they believed good; All three plans submitted showed an entrance off of
Six Mile Road and Hubbard Roads.
Mr. Hull stated that the solution of this item lies in Plan A and modification
of it. Developer should understand three things: (1) The lots along Hubbard Road
and Six Mile Road are geing to be larger than the minimum standards - 115' - 1204
in width with a greater area; (2) Maximum yield is reduced from original
proposal; and (3) There will be modification of e en Plan A. Mr. Ponder stated
they agree to larger width on Six Mile and Hubbard Roads and there will be
maximum of 117 lots in development. The final plat will be substantially as
Mr. Hull states.
Upon a motion duly made by Mr. Cameron: and seconded by Mr. Wrightman, it was
#4-75-65 RESOLVED that, pursuant to a Public Hearing having been held on
March 16, 1965, on Petition Z-685 as submitted by the City
Planning Commission for a change of zoning on the Southeast
corner of Six Mile Road and Hubbard Road in the Northeast 1/4
of Section 15, from RUFB to RU, the City Planning Commi%ion does
hereby recommend to the City Council that Petition Z-685 be
granted subject to the proposed subdivision plat show the
following:
(1) That the lots along Hubbard and Six Mile Roads be a
minimum of 1254 wide, and
(2) That the total density not be greater than 117 lots, and
(3) That there be a service drive on Six Mile Road and on
Hubbard Road, and
for the following reasons:
(1) This is the highest type quality development that has
recently been proposed in Livonia and should be compatible
to the adjacent area, and
IL (2) The visual quality of the proposed development at the RU
category as opposed to the RUF category will be quite
similar because of the intended lot size, and
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(3) The' density of the proposed development is only slightly
higher than it would be in the RDF category, and
(4) T e develophent. in this area can be a logical step toward
h gh type development in other areas` arid
FUR' HkR RESOLVES?, notice of the above hearing was published in the
official newspa er1 L vohian Observer and City POst, under date of
Fetlru fry4, 1965 and notide of which hearing was sent to the
Detroit Besoh Company, The Chesapeake & OhiO Railway Company,
k.chi ari lien Telephone CoIsanyt The Consumers Power Company) and
t�Lty Depat'tmehts as lifted 9.t'i the proof of 8er*icee
A roll call vote on the foregoing resolution resti'ted in the following!
AYESt tell) Wrightmnrt; Cameron; HeUsted, and Talker
NA/81 Ward
The Chairman` Mrs taker, declared the motion is carried and the foregoing
resolution is adotd.
Mil Ward announceji the next item on the agenda is the proposed Tiffany lark
Stlbdivis ort NoI i iodated on the east side of gckles Road, appto�ti-
mately 700 feet south of Five bile Road acid adjacent to the Castle
Gard?his Stibdiv s ion Ne. 4 in the Northwest 1/4 ofSectioh 194
Mr. eorigird Farber was present.
Mr• 4� ghtlnan guest. ned wkiether city still has this park area available to it.
Mr4 Wa er stated it is tied downs
Mr}} Vtard stated he attended the City Council meeting last Wednesday and that at
this meeting th . Pither appeared to complain that the PlanningCommission had taken
uridtie length of time in processing preliminary plat. Mr. Hull was present also
at this meeting and submitted letter dated April 14, 1965 which states
c A ssiont s position in this matter. Some members of the Council were rather
critical of the commission. Felt that dedication of a park site is not enough
unless something is done to purchase dedicated site. Stated he is personally
concerned about densityin area. Did not feel there has been a good solution to
item.
*Mr. Bob R. Whitehead arrived at approximately 8:45 p.m.
Mr. Ward continued that that he did not think it the purpose of the commission to
plan an asphalt jungle and that there should be space for parks etc. However, it
is also important that the Planning Commission have good relations with the
CityCouncil and that this canmission in some cases is a recommending body. It
was the City Council's desire that commission act on item.
Mr. Ward made the following motion:
RESOLVED that, pursuant to a Public Hearing having been held on
December 15, 1964, the City Planning Commission does hereby
deny without prejudice the'preliminary plat of the proposed
Tiffany Park Subdivision, No. 3 located on the east side of
Eckles Road approximately 700 feet south of Five Mile Road and
adjacent to the Castle Gardens Subdivision, No. 4 tithe North-
west 1/4 of Section 19, and
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FURTHER RESOLVED, notice of the above hearing was sent to the
abutting property owners, proprietor, City Departments as
1 ted in the Proof of Service and copies of the plat together
with notice having been sent to the Building Department,
Superintendent of Schools, Fire Department, Police Department,
Parks and Recreation Department and Members of the Plat Commitee.
Mr. Walker read letter dated April 14, 1965 from Cecil H. Alford, Assistant
Superintendent of Livonia Public Schools. Questioned Mr. Farber as to how
developer keeps school district informed about progress of subdivision for them
to compile population statistics of school age children. Mr. Farber stated that
they inform school district whenthey expect to develop homes and the school
district gages number of students that will flow from homes.
Mr. Tent stated that with all due respect to Mr. Hulls s opinion regarding
recommendation for approval, of this proposed subdivision, he could not honestly
cast a yes vote. Agreed that this plat meets all restrictions imposed against a
601 lot development and legally this man has a right to use this property as he
has plotted it; however, because of the extremely high density in this area
believed that the developer .could on his own if he is interested in assisting
the City of Livonia to achieve some semblance of density control, in an already
overly populated area to plat his rcu.ailing lots in this area in a larger size.
Suggested 50% - 60' lots; 30 70'lots and 20% - 80! lots. This would be a
noble gesture on his part and Would alleviate compounding the existing density
problem in this area.
Mr. Wrightman questioned whether copmission can doh�ese things legally inasmuch
own p
as this commission on itsotion has set asidor future park ste. Liked
to sec`a little larger size lot
in this area to cut down the density.
Mr. Hull stated that at this point he did not see how there is anything commis3ion
can'do,that would be constructive. Recommended approval of plat.
Mr. Tatigian stated the Law Departmait has done sone research on requiring a
developer to dedicate, as an improvement, park land. Mr. Farber is also familiar
with the cases that have been decided by the Supreme Court and have discussed
them with him. Hower, stated he and Mr. Farber disagreed regarding cases. The
Michigan Municiple League would like to see a good court test on question of true
meaning of cases. Suggested that if this commission Beeks to deny this proposed
plat that it base the denial on the basis that compliance has not been made to the
Subdivision Rules and Regulations. Also suggested that compssion request that
the City Council consider amending the Plat Ordinance!
Mr. Farber informed commission that the Supreme Court of Michigan reversed the
Circuit Court ruling regarding Warren because that city passed an ordinance
treating certain classes of people different. Suggested that cbmmissign is treat-
ing this item differently than other items and it le wrong. BelievedCommission
hare'h i u p plat ei ceesatiteteesl it has pla cepa - si tV'an tike.Ma sG er Plan.
In January developer pulled back subdivision plat to keep area outof proposed
plat. Are not asking at this time that this land be platted. Could see no reason
to hold up proposed plat. Mr. Tatigian stated that the case referred to is regard-
Clio ing sewers and would not apply here
Mr. Ward asked at what time can commission change its policy. Mr. Tatigian
stated-if commission is going to require park land than it had better require it
at all times.
4 t 4 , '...-+- i., , 4.1i.411.; '1 1 -- :1- .- _1.._---
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Mrs Ward withdrew his Motionsand asked that item be held over to another meeting
so that he could go home and properly word a resolution denying proposed plats
Mr. Tent asked Mr. Tatigian to word such a resolution.
Mr: Walker announced that the proposed Tiffany Park Subdivision, Not 3 would be
taken under advisement in order to allow kr. Tatigian to properly word
resolution of denial.
Mr: Ward announce the next item on the agenda is the final plat of Arbor Estates
Subdivision located north of Joy Road and west of Hix Road in the
Southwest 1/4 of Jection 31. Mr. Richard D. Bleznak was present.
dr. Walker read letter dated April 14, 1965 from Cecil H. Alford, Assistant
Superintendent Liv'ohia public Schools.
t -. Wrightmarl gnestioned whether developer is aware of the amount of homes in
area. Mr. Ble nak stated he was not aware that density is a question. Stated
there are 94 sites in plat.
Mr.. Welker stated cotnnliesion has before it a final plat approval. There has been
f hey spent for engineering drawingo and bonds haite been established and filed
pursuant to Council resot .ons. This is an area that it is too late to do
anything abouts
Upon a Lotion duly made by Mr. Wrightman and seconded by Mr. Cameron, it was
#4-76-65 RESOLVED that, the final plat of Arbor Estates Subdivision located
in the Southwest 1/4 of Section 31 be given final approval for the
following reasons:
(1) It is consistent with the Zoning Ordinance, and
(2) It is consistent with our Subdivision Rules and
Regulations, and
(3) It is compatible with the general development in
this area of the city, and
FURTHER RESOLVED, inasmuch as it appears on the records that
tentative approval of said proposed plat was given by the City
Planning Commission 6/30/59, 5/10/60, 5/16/61, 5/22/62, 5/21/63,
and 6/2/64; and it further appearing that said proposed plat
together with plans and specifications for improvements therein
have been approved by the Department of Public Works under date
of December 14, 1964; and it further appearing that the financial
assurances required in City Council Resolution #30-65 adopted
January 13, 1965 and amended by Resolution #109-65 adopted
March 26, 1965 have been filed with the City Clerk as confirmed by
a letter dated March 29, 1965 from Addison W. Bacon, City Clerk, it
would therefore appear that all the conditions necessary to the
release of building permits have been met and the Building Depart-
ment is hereby so notified.
Mr. Ward stated that this comriission has been making an effort to up-grade the
density in the city. Is sorry that money has been spent. This is the same type
of area as Section 19 and the proposed Tiffany Park Subdivision, No. 3. If
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cotnmision continues to allow this trpe of consideration it will not provide the
type of city that commission is triving to have.
ILO 14r. Tent questioned whether the propetty adjoining this proposed plat has been
platted. Mr. Hull stated he did not believe it has been. lir. Tent stated that
if this land has not been platted then commission still has control over it.
Asked how much property is in area. This could not be ascertained at this tim.6.
Mr. Wrightman stated developments in area are in different stages of procedure.
This is in the final stage herel
Mr. Tatigian stated the exieting SubdiVisioh Rules and Regulations were adopted
in March, 1964. This plat presented to commission before this time and there
has been considerable funds spent. Commission should treat all of these as
much as poible alike4 Area here is not highly congested as is the case in
Section 19.
Mr. Cameron stated that he did not think Tiffany Park S}}bdivision, No. 3 in
Section 19 and this one the same. Stated the Edward Heitz Patk i; to the south
which would give residents some recreational area.whereas in Section 19 there
just isnot any.
Mr. Ward stated he did not think Edward Heinz Park adequate park land.
Mr. Tent questioned what control commission has on the adjoining subdivision.
Has this subdivision gone far enough to fall in the same category - if not these
two cases are not the same.
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Mr. Hull stated he did not think the time to act is when a final plat is brought
in. Suggested a study could be made of the entire area and provision be made
for recreation area on a planned basis and put people that own land on guard as
to what commission has in mind. Stated he would like to see 70' - 80' lots too
but that in this case would recommend approval of final plat.
Mr. Walker read letter from Addison Bacon, City Clerk, and stated that no matter
how badly commission wants park site or control of den? ity, commission has no
chc:se but to go along with approval of final plat.
Mr. Ward stated that he felt part ofthe reason we, have problem is that the
previous planning commission vas alittle too lose in approving some of these
matters. Did not feel honor bound to approve this now. Did not feel commission
has enough facts before it to approve it. Thought ommission's action should be
postponed. Wanted assurance that this is a different situation.
A roll call vote on Resolution No..4-76-65 resulted in the following:
AYES: Tent, Wrightman, Cameron, Heusted, Walker and Whitehead
NAYS: Ward
The Chairman, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
filt0
Mr. Ward annn»nced the next item on the agenda is a resolution of transmittal on
the proposed zoning ordinance and map to the City Council
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Mr. Walker announced that this tem wbuld be taken under advisement.
IL; Mr. Ward announced the next item on the agenda is motion by t he City Planning
Commission to hold a public hearing to determine whether or not to
rezone the property covered by Petition Z-657 in the Northwest 1/4 of
Section 34, from C-2, R-2 to R-1-A` pursuant to Council Resolution
Not 27 -654
Upon a motion duly made by Mr. l4rightntan and seconded by Mr. Ward, it was
#4-77-65 RES0tVED tha4; the City planning Commission, pursuant to Section
20101 of.the Zoning Ordinance, No. 60 of the City of Livonia
and itesolutibi` Noe 272..65 Adopted by the City Council
Marc 241 1965, does hereby establish and order that a Public
Heap. be held to detetinine wheth.:r or not to rezone the
foowdescribed parcel of land:
Part of the Northwest 1/4 of Section 34, T. 1 S., R. 9 E., City
o t ivonia, Wayne County, Michigan, being described as: Beginning
at a point on the centerline of Woodring Avenue (60• wide)
extended northerly, said point being S. 88° 39' 44" E., 30.0' and
N. 1° 181 46" E., 70.0' from the northeast corner of Rosedale
Gardens Nob 11 (Liber 74-Page 67); thence S. 88° 39' 44" E., 426.0';
thence N. 1 18' 46" E., 600.01; thence S. 88° 39' 44" E. 112.01;
thence along the westerly line of Loveland Avenue (601 wide), N. 1°
18' 46" E., 200.01; thence N. 88° 391 44" parallel to and 46$0'
south of the south line of Plymouth Road (1201 wide), 538.0'; thence
along the said northerly extension of the centerline of Woodring
Avenue, S. 1° 18' 46" W., 800.0' to the point of beginning.
Part of the Northwest 1/4 of Section 34, T. 1. S., R. 9 E. City of
Livonia, Wayne County, Michigan, being described as: Beginning at a
point on the centerline of Woodring Avenue (601 wide), said point
being S. 88° 39' 44" E., 30.0' from the Northeatt corner of Rosedale
Gardens No. 11 (Liber 74-Page 67); thence along the centerline of
Woodring Avenue extended northerly, N. 10 18' 46" E., 70.01; thence
S. 88° 39' 44" E., 426.0'; thence S. 1 18' 46" W., 70.01; thence N.
88° 39' 44" W., 426.0' to the point of beginning.
Part of the Northwest 1/4 of Section 34, T. 1 S., R. 9 E., City of
Livonia, Wayne County, Michigan, being described as: Beginning at a
point, said point being S. 88° 39' 44" E., 456.0' from the Northeast
corner of Rosedale Gardens No. 11 (Liber 74-Page 67); thence N. 1°
18' 46" E., 670.01; thence S. 88° 39' 44" E., 112.0'; thence along
the westerly line of Lowiand Avenue (601 wide), S. 1° 181 46" W.,;
670.0'; thence N. 88° 39' 44" W., 112.01 to the point of beginning.
from C-2 and R-2 to R1A. This property is located between
Woodring and Loveland, approximately x!65 feet south of Plymouth-Road
and adjacent to the R-3 zoning on the east side of Farmington Road
and south of the Sheldon Shopping Center in the Northwest 1/4 of
Section 34, and
FURTHER RESOLVED, that a hearing be held and notice be given as
provided in Section 20.01 of the Zoning Ordinance, Ordinance No. 60
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IL of the City of Livonia and that there shall be a report submitted
and recommendation thereon to the City Council
A roll call vote on the foregoing resolution resulted in the following:
AYES: Wrightman, Cameron, Whitehead, Heusted, Tent, Ward and Walker
NAYS: None
The Chainnan, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Ward announced the next item on the agenda is motion by the City Planning
Commission to hold a public hearing to determine whether or not to
rezone certain properties on Camden Avenue, north of Plymouth Road
in Section 25, from R-l-B to M-1, pursuant to letter dated 4/13/65
from Stanley F. Steiner, Chairman, Industrial Development Comrbission.
Upon a motion duly made by Mr. Tent and seconded by Mr. Cameron, it was
#4-78-65 RESOLVED that, The City Planning ComJhission, pursuant to Section
20.01 of the Zoning Ordinance, No. 60 of the City of Livonia,
and Resolution No. 128-3-65 adopted by the Industrial Development
Commission March 8, 1965, does hereby establish and order that a
public hearing be held to determine whether or not to rezone the
following described parcel of land:
That part of the S.W. 1/4 of Section 25, T. 1 S., R. 9 E.,
City of Livonia, Wayne Cot r►ty, Michigan, described as
beginning at a point distant S. 87° 13' E, 1327.93 feet
and N. 2° 47' E., 2442.0 ft. from the S.W. corner of
Section 25; and proceeding thence S. 87° 13' E, 440.0 ft.,
thence S. 2° 47' w, 360.0 ft., thence S. 870 13' Bi 191.40
feet, thence S. 2° 49' 27" W, 80.0 ft., thence N. 87° 13'
W, 411.35 ft., thence N. 2° 47' E, 40.0 ft., thence N. 87°
13' W, 220.0 ft., thence N. 20 47' B, 400.0 ft. to the
point of beginning.
from R1B to Ml. This property is located on Camden Avenue,
North of Plymouth Road in the Southwest 1/4 of Section 25, and
FURTHER RESOLVED, that a hearing be held and notice be given as
provided in Section 20.01 of the Zoning Ordinance, Ordinance No. 60
of the City of Livonia and that there shall be a report submitted
and recommendation thereon to the City Council.
A roll call vote on the foregoing resolution resul ted in the following:
AYES: Cameron, Heusted, Tent, Wrightman, Whitehead, Ward, and Walker
NAYS: None
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
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Upon a motion deity made by Mt. Wrightman, seconded by Mr. Ward and unanimously
14
ILO
adopted, it was
#4-79-65 RESOLVED that, the City Planning Commission does hereby approve
minutes of meeting March 23, 1965.
The Chairman, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Ward announced the next item on the agenda is motion by the City Planning
Commission to hold a public hearing to determine whether or not to
rezone the property covered by the proposed Blue Grass Farms Subdivision
in the South half of Section 18 from RLA to RM.
Upon a motion duly made by Mr. Wrightman and seconded by Mr. Tent, it was
#4-80-65 RESOLVED that, the City Planning Commission, pursuant to Section
20.01 of the Zoning Ordinance, No. 60 of the City of Livonia,
does hereby establish and order that a public hearing be held to
determine whether or not to rezone the following described parcel
of land:
Part of the S 1/2 of Section 18, T. 1 S., R. 9 E., described
as follows: Beginning on the south line of Section 18 at a
point distant North 89° 45' 30" East 38.07 feet from the South
1/4 corner said point being the intersection of centerline of
Five Mile Road and proposed Hix Road; thence along the center
of proposed Hix Road, (60 feet wide) North 0° 14' 30" west
254.38 feet; thence on a curve to the right 130.02 feet,
radius 547 feet, central angle 13° 43' 10"; thence North 13°
28' 40" East 160 feet; thence on a curve to the left 168.65
feet, radius 1191 feet, central angle 8° CO 47" to the
intersection of proposed Center line of Hix Road and proposed
c• rterline of Lancaster Avenue; thence westerly along the
center of proposed Lancaster Avenue on a curve to the left
approximately 154 feet; thence northerly on a line 150 febt
more or less westerly of"the center line of proposed Hix
Road to a point on the North and South line, said point being
the northeast corner of the S.E. 1/4 of the S.W. 1/4 of
Section 18; thence along the north and south 1/4 line and
being 150 feet west of the centerline of proposed Hix Road,
north CP 29' 58" West 658.92 feet; thence North 89° 411 41"
East 880.02 feet; thence South 00 27' 11" East 1396.71 feet;
thence South 89° 45' 30" West 300 feet; thence South CP-271 11"
East 581 feet to the South line of Section 18; thence South
89° 45' 30" West 540.36 feet along the south line of Section 18
to the point of beginning.
from RLA to RM. This property is located in the South 1/2 of
Section 18 and is a portion of the proposed Blue Grass Farms
Subdivision, and
t FURTHER RESOLVED, that a hearing be held and notice be given as
provided in Section 20.01 of the Zoning Ordinance, Ordinance
No. 60 of the City of Livonia and that there shall be a report
submitted and recommendation thereon to the City Council.
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A roll call vote on the foregoing resolution resulted in the following:
AYES: Heusted, Whitehead, Tent, Wrightman, Cameron, Ward, and Walker
ILNAYS: None
The Chairman, Mr. Walker, declared the Motion is carried and the foregoing
resolution isadopted,..._. _.: .. .. .,. ...:.... .. _ .. ,_...r.
Upon a motion duly made by Mr. Tent, seconded by *. Wrightman and unanimously
adopted, the City Planning Comthission does hereby adjourn the 173rd Regular
Meeting held on Tuesday, April 20, 1965 at approximately 9:20 p.m.
Mr. Walker, Chairman, called the public hearing to order at approximately
9:40 p.m. with approximately 50 interested persons in the audience in addition
to those present at the Regular Meeting.
Mr. Ward announced the first item on the agenda is Petition Z-693 by the City
Planning Commission to amend Section 8.02 (d) Zoning Ordinance No. 60
to provide for an increase of land requirement area for dog kennels
from two acres to five acres and further provided that dog kennels may
be operated so long as all facilities, buildings, kennels, and dog runs
with respect to such use are situated at least 100 feet from
ILadjoining property line.
Mr. Heard, referred to Section 8.10, Zoning Ordinance No. 60 and that the
prop. sed ordinance is inconsistent. Mr. Tatigian stated that the proposed
ordi...tnce is specific and that Section 8.10 is general. The specific takes
precident over the general. Also the proposed ordinance is the latest in time.
Mr. James Jeffrey, 34201 Orangelawn, stated he is in favor of the amendment.
Have two kennels in area, neither of which are licensed to operate.
There were thirty people present in favor of amendment.
Mr. George Burmeister, 31670 Seven Mile Road, stated city has ordinance and
that in his opinion it is a matter of enforcement rather than a new ordinance.
stated noise can be heard 100' from property line as well as 25' from property
line. Referred to Ordinance in Canton Twp. regarding kennels that was adopted
recently.
Mr. Norman Johnson, 30315 Schoolcraft Road, asked what prompted five acre
requirement. An answer was not given.
Mr. Jeffrey stated when there is no regard for neighbor then the residents have
a right to complain and this is what they have done.
Mrs. James Jeffrey, 34201 Orangelawn, stated they have been attending meetings
1[10 and fighting this for some time.
Mrs. Norman Johnson, 30315 Schoolcraft Road, questioned whether these people are
in an RUF area. It was established that they are.
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Mr. Fred Wells, 34170 Orangelawn, cited an example of just last week when a
police dog barked for three hours in the early morning and it took the Livonia
Police one hour to get resident up and to quiet dog.
Mr. Clement Sigg, Shadyside Kennels, 29945 Six Mile Road, stated that the amount
of footage from the lot line will not effect thesd. Saw no reason why
the ordinance should be changed. It will hurt th - - kennel owner. The
problem of these residents is an immediate problem situation and not one that
ordinance should be changed.
Mr. Walker, Chairman, announced that petition would be taken under advisement.
Mr. Ward announced the next item on the agenda is an amendment to Part VIII of
the Master Plan to determine whether or not-to amend the Master Library
Plan so as to include additional property to the library site located
at the Southwest corner of Plymouth and Loveland.
Mr. Tatigian suggested description include portion of Roseland Avenue t Y.at
extends 405' south from Plymouth Road.
Mr. Walker asked Mr. Hull to refer this back to Mr. Strasser to see if it is
proper and to also see if it is all right without further advertising if it does
have to be changed.
No one was present wishing to be heard either in favor of or opposed to petition
as presented.
Mr. Walker, Chairman, announced that this item would be taken under advisement.
Mr. Ward announced the next item on the agenda is Petition Z'692 by the City
Planning Commission to rezone property located on the Northwest corner
of Schoolcraft and Hubbard Roads in the Southwest 1/4 of Section 22 from
R1A and RUB to PS
Mr. Richard Fields, 32536 Barkley, representing Kimberly Oaks Estates Subdivision,
questioned ingress and egress to proposed area. Asked to be notified of all
meetings pertaining to this item.
Mr. Walker, Chairman, announced that this tiem would be taken under advisement.
Mr. Ward announced the next item on the agenda is Petition M-341 by
F. W. Bracy, Agent for Sun Oil Company, requesting a use permit to
erect a gasoline service station on the easterly 150 feet of the
southerly 120 feet of Ontlot A of Kingsbury Heights Subdivision located
on the Northwest corner of Five Mile Road and Levan Road. Mr. Bracy
was present.
Mr. Hull informed commission that several weeks ago a lot split was proposed by
the developers of the shopping center and it wa`s denied by the City Council.
The shopping center developers were attempting to take the corner and separate
(); it from the rest of the parcel for gas station purposes. This land has not been
divided. Did not know how they would handle situation if request is approved.
Stated parcel is 1,000' x 400' and is presently zoned C-2.
4476
Mr. Bracy stated that the West Park Plaza is being built by Food Fair and did
not know anything about lot split. Stated he would check into this.
Mr. Walker, Chairman, announced that item would be taken under advisement.
Mr. Ward announced the next item on the agenda is Petition-TA-110 by
Harry as Liggett President of K & L Development Company, requesting to
remove topsoil and sand from 107 acres of land located on the South
side of Six Mile Road approximately 1650 feet east of Newburgh Road.
the petitioner nor a representative was present.
No one was present wishing to be heard either in favor of or opposed to petition
as presented.
Mr. Nagy established that there are a few trees along the property line but
nothing very large.
Mr. Walker, Chairman, announced that the item would be taken under advisement.
Asked Mr. Hull to obtain information regarding ingress and egress and other
information of interest to commission.
Upon a !notion duly made by Mr• Weightman, seconded by Mr. Whitehead and
unanimously adopted, it was
#4-81-65 RESOLVED that, the City Planning Commission does hereby adjourn the
Public Hearing held on Tuesday, April 20, 1965 at approximately
10: 50 p.m.
The Chairman, Mr. Walker, declared the motion is carried and the Public Hearing
is adjourned.
Upon a motion dulymade by Mr. Whitehead, seconded by Mr. Cameron and unanimously
adopted, it was
#4-82-65 RESOLVED that, the City Planning Commission does hereby open the
202nd Special Meeting at 10:50 p.m., April 20, 1965.
The Chairman, Mr. Walker, declared the motion is carried and the Special Mebting
is opened.
Upon a motion duly made by Mr. Ward and seconded by Mr. Tent, it was
#4-83-65 RESOLVED that, pursuant to a Public Hearing having been held on
December 15, 1964, the City Planning Commission does hereby deny
approval to the preliminary plat of the proposed Tiffany Park
Subdivision, No. 3 located on the east side of Eckles Road, -
I!) approximately 700 feet south of Five Mile Road and adjacent to
the Castle Gardens Subdivision, No. 4 in the Northwest 1/4 of
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Section 19 for the folloiting reasons:
ti, (1) Failure to conform with Section 9.09 of the Subdivision
Rules and Regulations insofar as
gul providing open space
for recreation, and
(2) Area for which this plat is proposed is highly congested
and would merely add to this condit ion, -and
(3) The plat as proposed does not provide for adequate
recreational open space and would tend to encourage the
congestion of population, and
(4) The plat as proposed would tend to increase traffic
congestion and the hazards attendant thereto, and
(5) The plat does not provide adequate open spaces for
I light .and ventilation as required by reason of the
character of the district, and
(6) The plat as proposed would set as a detriment to the
conservation of property values and the general trend
and character of the district as well as population
development, and
(7) The plat as proposed would tend to overcrowd land and
cause detriment to the city's sewage disposal, water
education, and recreation, and
(.8) The plat as proposed, due to the peculiarity of the
district in which it is located, would be injurious and
detrimental to the surrounding neighborhood and if
permitted would not be in the best interest of the public
health, safety, and welfare, and
4; FURTHER RESOLVED, notice of the above hearing was sent to the
abutting property owners, proprietor, City Departments as listed
in the Proof of Service and copies of the plat together with
notice having been sent to the Building Department, Superintendent
of Schools, Fire Department, Police Department, Parks and
Recreation Depar .went, and Members of the Plat Committee.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Tent, Wrightman, Cameron, Heusted, Whitehead, and Ward
NAYS: Walker
Mr. Farber stated he felt that what commission is doing is undemdcratic and
unAmerican. This commission has right-to plat city but is wrong to take an
action to deny proposed plat when it complies with requirements. The statenents
in proposed resolution are dishonest. It would be more honest to ask for
dedication of park.
Mr. Walker, Chairman, declared the motion is carried and the foregoing resolution
is adopted.
Upon a motion duly made by Mr. Whitehead, seconded by Mr. Wrightman and
") unanimously adopted, it was
#4-84-65 RESOLVED that, the City Council of the City of Livonia having
requested the City Planning Commission to prepare and formulate
4478
• a new and comprehensive Zoning ordinance and map of the City of
Livonia, pursuant to the provisions of Act 207 of the Public
Acts of Michigan ,4' 1921, as amended; the City Planning Commission
having thereafter prepared and formulated a new and comprehensive
zoning ordinance and map pursuant to the aforesaid direction of
the City Council and having thereafter adopted resolutions on
December 15, 1964, November 26, 1963 and August 5, 1963 tentatively
approving of the new proposed` comprehensive zoning ordinance and
map for the City of Livonia for thepurpose of conducting public
hearings thereon; the City Planning Commission having thereafter
forwarded such tentatively approved new zoning ordinance and map
to the City Council as its tentative report thereon and having set
public hearings thereon for January 21, 1965 at 8:00 p.m., January
28, 1965 at 8:00 p.m., February 4, 1965 at 8:00 p.m., and February
11, 1965 at 8:00 p.m., as well as on December 17, 1963 and August 27,
1963 at 8:00 p.m., in the City Hall Building, 33001 Five Mile Road,
Livonia, Michigan, and notice of such public hearings having been
published in the official newspaper of the City of Livonia, The
Livonian Observer, at least fifteen (15) days prior to such public
hearings, and notice of such public hearings having been given by
registered United States mail to each public utility company and`
to each railroad company owning or operating any public utility or
railroad within the City of Livonia; and the City Council by its
resolution #648-64 adopted-on July 22, 1964 and #596-63 adopted
on May 7, 1963 having approved of the holding of such public hearings;
and said proposed new zoning ordinance and map havirg been filed
in the office of the City Clerk of the City of Livonia on January
14, 1965, November 27, 1963 and August 7, 1963, and having been
continuously maintained in such office until the time of each of the
aforesaid public hearings respec tively; and the public and all other
interested persons having been given full and reasonable opportunity
to examine the said proposed comprehensive zoning ordinance and
map during the entire period of time that the same was on file
in the office of the City Clerk; and public hearings having been
duly held on Jar. Ary 21, 1965, January 28, 1965, February 4, 1965,
and February 11, 1965 as well as-on December 17, 1963 and August
27, 1963, after due and proper notice in the City Hall Building,
33001 Five Mile Road, Livonia, Michigan, and all persons having
been given an opportunity to be heard on such proposed new zoning
ordinance and map; and the City Planning Commission having care-
fully considered all statements, comments and objections made and
submitted prior to or during such public hearings, together with
the advise of the Department of Law and the City Planner; and the
City Planning-Commission having further carefully considered all
the information submitted to it and of all the facts and circum-
stances pertaining to such new proposed zoning ordinance and map;
and it appearing that such proposed new zoning ordinance and map
were duly prepared and submitted to such hearings and-that due
and proper notice of such public hearings and all proceedings on
such ordinance and map were in full accordance with the provisions
of Act 207, Public Acts of Michigan, 1921, as amended; the said
proposed zoning ordinance and map are hereby finally approved by
the City Planning Commission, subject to the follcw ing changes
therein:
•
•
4479
Page 3, Section 2.01 (1) Meanbi of Words and Phrases.
The word "be" should be chanted to "haver+ in the second
last line.
Page 5, Section,2.02 Definitiono of General zoning Terms.
The following definitions shad be added:
(16) Waiver Use. Uses as enumerated under the zoning
district that are permitted only upon recommendation
of the Planning Comiission, and the approval of the
Council.
(17) Waiver Use Open Space Planneil,R�esidential Development.
The varcation of residential zoning district requirements
so as to achieve greater flexibility in the creation of
open space and improved c-sign without increasing density.
Page 12, Section 2.07 (c). The building size requirement
for an additional bedroom should be (300) square feet as
opposed to (150) square feet as now stipulated.
Page 19, Section 2.10 Definitions of Miscellaneous Terms.
The following definition should ' be added:
(16) Sign. A name, identification, description, display or
illustration which is affixed to, or painted or represented,
directly or indirectly, upon a building structure or piece
of land, and which directs attention to an object, product,
place, activity, person, institution, organization or business.
Papa 20, Section 3.02 Adoption of Zoning Map. Wording "President
of the Council" should be deleted and wording "Mayor and City
Clerk" should be re-inserted.
Pate 39, Section 8.05 Establishment of Area, Bulk and Placement
Regulations for Multiple Dwellings. (b)-Minimum Lot Area per
Dwelling Unit: Lot area requirements should vary more directly
with the bedroom composition of multiple family ''nits. We
recommend, either of the following changes, preferabl,; the second:
2500 square feet of lot area for a one-bedroom unit, as
opposed to the proposed 3000 square feet; 3500 square
feet for a two-bedroom unit as opposed to the proposed
3000 square febt; 5000 square feet for a three-bedroom
unit as opposed to-the proposed 4500 square feet, and
7200 square feet for a four-bedroom unit as opposed to
the proposed 6000 O :are feet.
3000-square feet of lot area for a one-bedroom unit, as
is now stipulated;; 3500 square feet for a two-bedroom
unit as opposed to the proposed 3000 squ are feet; 5000
square feet for a three-bedroom unit as opposed to the
proposed 4500 square feet, and 7200 square feet for a
four-bedroom unit as opposed to the proposed 6000 square
feet.
4480
t. Page )3, SectjPti 10.442 Permitted tises. (b) Department stores
and discourt stores should be taken out of the permitted use
section and added to the Waiver Use section as indicated on
Page 46 and 47.
page 62; Section 11.08 Frost Y 4s Comm_r al Buildings,
ce tion. There may be some difference of opinion on front
yar setback requiremen s within the C-1 and C-2 districts,
however, we feel at this tithe We should not recommend changes
until we have had adequate opportunity to prepare detailed
studies in critical areas. The Zoning g Board or Appeals can
legitimately grant variances where setbacks are unreasonable.
Page F7, Section 14: . yses'Periitted• A sub-section (e) should
be added to perm t general off{ces within this district.
Pa 68 Sggction 15.02 pePe r
rs eci• (b) The 8000 square fc.c.tl ould be ei3.minadi
rage 69, Section"15.02 Uses Peni'iitted. An (e) category should
eb added so as to permit warehouses.n an ML district.
Page 99, Section 1808 Off-Street ,Parking Schedule. (2) Multiple
dwellings or apartment houses. The following change should be
made!
Two (2) parking spaces for each one and two bedroom unit.
J Three (3) parking spaces for each three bedroom unit.
Four (4) parking spaces for each four bedroom unit.
Page 10/4. 18.45 Protective Wall; Required: This section
should be changed to correspond to the present protective wall
ordinance as enumerated in Ordinance No. 481.
Section 1.4. Zoning Map: Change from RLA to R3-A as opposed to
RIA to R3
Section 9, Zoning Map: New change as indicated by petition
Z-664 should be reflected in the new zoning map, and we should
eliminate the devil strip between the area covered-by petition
Z-664 and the existing C-2 zoning by rezoning it to C-i.
Section 14, Zoning Map: Lots No. 134 through No. 147 (herr.i_
Five Mile Subdivision) should be 'stained in the RUF category
as opposed to the proposed R-1 zoning category.
Section 15, Zoning Map: The"northeast corner-of Lots No. 84, 85
and 86 of Woodcreek Farms should be rezoned to RLA.
Section 16, Zoning Map: The filling station at the southwest
corner of Six Mile and Farmington-Rd. should" remain-in the C-1
zoning category as opposed to rezone ing it-to C-2-to insure
greater control by continuing in a legal non-conforming use
dat ego ry.
•
4481
Section 17, Zoning Map: Lot Q2a1b2 should reflect a recommended
change of C-2 to PS rather than to R-6.
Section 20, Zoning. Map: Planning Commission action on petition
Z-670 which covers outlot C-and B of Madonna Estates Subdivision
should be sustained. The zoning classification of the area
north of Madonna Estates should be changed from R-2 to R2 B.
Section 23, Zonins Map; -The area covered by Lyndon Meadows #4
in the area immeditely" south of Lyndon Avenue between Henry
Ruff and Middlebelt should be rezoned from RUFB to SIA as
opposed to RUFB to R-1-A.
Section 28, Zoning, Map: The zoning category for the Alden Village
Subdivision should be changed from R-2 to R-5 to reflect the wishes
of the people of the area.
Section 34, Zoning Map: The lots presently zoned R-3-B, Rose-
dale Gardens Subdivision, south of 0rangelawn, should be
rezoned from R-3-B to R-6 to reflect existing use. Lot #560,
Rosedale Meadows Subdivision #2, should be rezoned from R-2
to PS to reflect its existing use.
Section 35, Zoning Map: Lot 34, Bonaparte Gardens Subdivision,
should be zoned C-1 so as to consolidate the zoning in this
area.
The set of symbols indicated on the-accompanying sheet should
be incorporated on the zoning map to further clarify the
existing use-of land.
and the said proposed new comprehensive zoning ordinance and
comprehensive zoning map are hereby finally approved as'above
changed by the City Planning Commission and the said prcposed-
comprehensive zoning ordinance and map are hereby ubmitted-to
the City Council as the final report-of the City-Planning CommiCskk-
in connection therewith, with the recommendation of the Commission
that such ordinance and map, as above approved, be adopted by-the
City Council after a public hearing by the City Council thereon as
provided and required by the provisions of Act 207 of the Public
Acts of Michigan of 1921, as amended.
The chairman, Mr. Walker, declared the motion is carried and the foregoing
resolution is adopted.
Upon a motion duly made by Mr. Wrightman, seconded by-Mr. Tent and unanimously
adopted, the City Planning Commission does hereby adjourn the 202nd Special
Meeting held on Tuesday, April 20, 1965 at approximately 11:15 p.m.
CITY PLANNING CCMMI1ION
SS
W
A J. J. War Secretary pro tem
Wal-ht)
Charles W. Walker, Chairman