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HomeMy WebLinkAboutPLANNING MINUTES 1965-06-01 4514 1[3 MINUTES OF THE 205TH AND 206TH SPECIAL MEETINGS AND A PUBLIC HEARING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, June 1, 1965, the City Planning Commission of the City of Livonia, held the 206th and 205th Special Meetings and a Public Hearing at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Donald Heusted, Vice- Chairman, called the 205th Special Meeting to order at approximately 8:20 p.m. with three interested persons in the audience. Members present: Raymond W. Tent, Harry Henry Wrightman Bob R. Whitehead John J. Ward Donald C. Pollock Donald Heusted James Cameron Members absent: Charles W. Walker Messrs. Don Hull, Planning Director; Mike Tako, Engineering Aid; Harry C. Tatigian, First Assistant City Attorney; and Victor D. Beale, Executive Secretary to the Mayor, were present. Mr. Whitehead announced the first item on the agenda is consideration of adoption of a motion by the Planning Commission to hold a public hearing to determine whether or not to vacate the plat of Grennada Park Subdivision located in the Southeast1/4 of Section 21 (Ford Centennial Field) . Upon a motion duly made by Mr. Ward and seconded by Mr. Tent, it was #6-109-65 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 vacate the following described parcel of land: Grennada Park Subdivi sion as recorded in Liber 52, Page 27, Wayne County Records, said subdivision being a part of the Northeast 1/4 of Southeast 1/4 of Section 21, T. 1. S., R. 9 E., Livonia Township (now City of Livonia), Wayne County, Michigan. This property is located on the Southwest corner of Farm- ing and Lyndon Roads. 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. roll call vote on the foregoing resolution resulted in the following: AYES: Wrightman, Cameron, Pollock, Ward, Tent, Whitehead, and Heusted NAYS: None The Chairman, Mr. Heusted, announced the motion is carried and the foregoing resolution is adopted. 4515 Mr. Whitehead announced the next item onthe agenda is Petition Z-673 by 1[140 Richard T. Gieryn for owners, requesting the rezoning of property located on the southeast corner of Five Mile Road and Eckles Road in the Norbhwest 1/4 of Section 19 from R-1-A to C-2. Public Hearing 2/2/65. Study Meeting 2/23/65 and 5/11/65. Mr. Gieryn was present. Upon a motion duly made by Mr. Ward and seconded by Mr. Wrightman, it was #6-110-65 RESOLVED that, pursuant to a Public Hearing having been held on February 2, 1965, on Petition Z-673 as submitted by Richard T. Gieryn for owners Henry S. Alper, Robert L. Alper, Joshua J. Stone, Donald A. Krupp, Abe Green, Aubrey H. Ettenheimer, and Leonard R. Farber for a change of zoning on the Southeast corner of Five Mile and Eckles Roads in the Northwest 1/4 of Section 19, from R1A to C-2, the City Planning Commission does hereby recommend to the City Council that Petitbn Z-673 be granted for the following reasons: (1) There is a need for this use in this area, and (2) It is a logical transition use from the adjacent interchange lands, and (3) It is desirable to rezone land from non-residential purpose prior to developmei.t of adjacent residential areas, and FURTHER RESOLVED, notice of the above hearing was published in the official newsy. per, Livonian Observer and City Post, under date of January 13, 1965, 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, City Departments and petitioners as listed in the Proof of Service. Mr. Cameron stated that he understands petitioners are going to build a motel. Suppose there is no access to the expressway. Did petitioners still intend to build motel. Mr. Gieryn stated they have not thought about such a thing. Intend to make every effort to get access. Thought they would still construct motel without access; however, they have not discussed it as yet. Mr. Hull stated he thought it would be very, very difficult to get the access at this point and he based this on a recent conversation with the Highway Commission. Mr. Cameron asked if petitioner has any alternate plans if the access is not obtained. Mr. Gieryn stated they do not have an alternate plan. Stated even without access they will be able to utilize property to the benefit of the community. Mr. Hull stated in this instance the petitioners desires and the City9s desire are the same - both want a vehicular ingress and egress to and from the proposed interchange at this point regardless of the zoning. There is an interchange at Six Mile and Newburg Roads as it stands now - this is quite a stretch without access. 1 Mr. Wrightman stated he would like to see nation qualified that if the vehicular egress and ingress to and from the proposed interchange is not obtained 4516 that the zoning will revert back to the original zoning, R1A. Mr. Pollock asked the amount of land involved for motel. Mr. Gieryn stated there is 10 acres and that there will be a service road. Even though there is ten acres of land now he did not know how it would end up inasmuch as the interchange would consume some of the land. Stated it is their intent to build a motel and restaurant. Mr. Pollock questioned the kind of motel. Mr. Gieryn stated they have been in touch with Holiday and Ramada. Mr. Tent questioned whether there will be only a motel and a restaurant and nothing else. Mr. Geiryn stated it is hard to make final plans at this time because they did not know what world be purchased by the Highway Commission for interchange. The zoning must come before their plane finalized. Need the zoning change in order to make their case stronger before the Highway Commission to get access. Mr. Hull stated the plan as it is now is for six acres for m el and restaurant. This is assuming four acres will be chopped off for highway. Mr. Wrightman questioned how the zoning will effect the cost of the property to the State. Mr. Gieryn stated he is not in a position to say. Mr. Wrightman asked whether petitioner is willing to dedicate this land ix. order to get acc.as Mr. Gieryn stated they are rot in a position to say. IL Mr. Pollock stated he is not suspicious of petitioners intent but is getting suspicious of commercial interests in the city who cry "wolf" after they are established in Livonia that they are not getting business. Did not like rezoning large parcel to commercial without knowing what is going in. Mr. Gieryn stated they own property at Newburg and Five Mile Roads (13 acres) and that this piece of pr. perty has been rezoned for commercial use. Their intent is to establish some kind of shopping center at this corner; therefore, it would not follow that the corner in question being so close will also be used for shopping purposes. Mr. Tent asked petitioner if he is confident that they will get access that they have no alternate plan. Mr. Gieryn stated they will work diligently toward that goal. Even if they do not get access did not feel they will discard idea. Mr. Tatigian stated regarding Mr. Wrightman4 s question pertaining to zoning effecting cost of property to State.that theoretically it would not. Also stated regarding conditioning rezoning that he did not think it could be done. Stated that if zoning is granted and petitioner does not use it for purposes he states here before commission that commission could rezone it back to original zoning. Mr. Gieryn stated petitaanerf s have been quite suCeessful with the State Highway Department and referred to Tiffany Park Subdivision and an area in Romulus where there was a drainage under the expressway. Have been able to sit down with the State Highway Department and reason with them in the past and feel that it can be done in this case too. A roll call vote on Resolution No. 6-110-65 resulted in the following: AYES: Pollock, Ward, Tent, Wrightman, Whitehead and Heusted NAYS: Cameron 4517 ye Vice-Chairman, Mr. Heusted, announced the motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Wrightman, seconded by Mr. Cameron and unanimously adopted, the City Planning Commission does hereby adjourn the 205th Special }ting held on Tuesday, June 1, 1965 at approximately 8:40 p.m. Mr. Heusted, Vice-Chairman, called the Public Hearing to order at approximately 9:00 p.m. with approximately twenty people in the audience in addition to those present at the Special Meeting. Mr. Whitehead announced the first item on the agenda is Petition Z-634 by Arthur Pollack requesting the rezoning of parcel 12E2 from R-1-B to R-3, located between Middlebelt Road and Harrison, north of the cemetery property on Six Mile Road, in the West 1/2 of Section 12. Mr. Pollack and Mr. William N. Ponder, Attorney, were present. Mr. Ponder stated client feels request should be granted for two reasons: (1) feel there is a great need in Livonia for units and the community at this time is ready for apartments; (2) believe good planning would dectate this is the best use that can be made of property. The parcel is 30 acaes in size. Presented a site plan for commission' , inspection. Stated there will be a road down the center of the property off of Middlebelt Road to Harrison Avenue. Stated the site plan complies with ordinance as it exists today. There will be 404 units (208 - 1 bedroom and 196 - 2 bedroom). The units will be 1-900 square feet and 2-1075 square feet. The petitioner has owned the property for 15 years. The petitioner will keep ownership of apartments. Stated there will be a recreational area including a svlmming pool, recreational courts and a club house. The property is not laid out for single family subdivision. Mr. Cameron questioned rental rate for apartments. Mr. Pollack stated they will be $175 - $200. Mr. Tent stated property was before commission l years ago at which time petition was withdrawn. Mr. Ponder stated there were problems within the organizat ion. Mr., ollock stated if the land isn't attractive because it abuts a cemetery, why willybe attractive for apartments gg•Ponder stated he would rather Mr. Pollock didn't place too muc n �h1s particular statement. Stated Middle- belt Road will develop into commercial area all the way up and down. The immediate area is built up. Mr. Tent stated there is only one elementary school in area and there is no more room for another school site. Mr. Ponder stated that 48 units constructed by a Mr. Nelson Dembs (150-1 bedroom and 175 - 2 bedrooms) has only three children in the entire 48 units and they are teen agers. (Area cited is on Middlebdt between Munger and Greenland) Mr. Robert Colomina, 18072 Lathers, stated that the road going down center of property will terminate at Harrison - there is no Harrison. Mr. Ponder stated that this is correct but that Harrison will be opened someday. Mr. Germaine Allen, 18111 Lathers, asked why community needs apartments here 4518 when the 1. "le district is established in single family residences. Mr. Earlie L. Walker, 17983 Lathers, Parkway Acres Subdivision, objected to petition. Stated existing taxes are high and apartments do not help tax structure. Mrs. Curtis Pickens, 18200 Brentwood, asked how petitioner is going to get across the ditch. Mr. Ponder stated this will be a county project. Mr. Leo Garcynski, 18161 Lathers, referred to paving of road and who will pay for it. Mr. Pollock questioned those present as to what they would consider good use of land. All agreed it should be single dwellings. Stated area was just filled in and the site is pin-pointed for park land. Mrs. Donald Bachman, 18001 Lathers, referred to Curtis only existing from Lathers to Deering and that Harrison is non-existing. South of Curtis it. was requested that Harrison be vacated because of pedestrian traffic. Doubted if road would ever be developed. Only 42' is available now and the other will have to be obtained from Beth El Cemetery. The only exit off of this property will be Middlebelt Road and the only way to go east is through Parkview Acres Subdivision -- there is no 144Y . to go directly east to Inkster Road. Did not think commission should go along with proposed dead-end at Harrison Road. Felt there is a lot of developing to be done in area totake care of traffic going from apartment units. Mr. Wilfred C. Sims, 18332 Brentwood, objected to petition. Apartment times are good now but when and if they get bad, what kind of people will move into apartments. Submitted letters from two property owners that were not present but objected to petition. Mr. Ponder stated that it is proven that a program such as the one submitted will contribute for the city in excess of three times as much tax money as those devoted to homes for this amount of property. If single family homes are built on this property there will be four times more children as apartment owners. Mr. Kenneth Stano, 18321 Grimm, questioned who is going to pay for bridge. Who will maintain property. Mr. Ponder stated petitioners have been involved in building since 1918. There will be screen of trees and shrubs. There were 15 present objecting to petition as presented. Mrs. Bachman stated that to her knowledge in the entire square mile area there are only two - two story and 1 - 1 stor' 'luilding. Mr. Ponder stated proposed buildings will be two stories. The Vice- Chairman declared the pettion would be taken under advisement. Mr. Whithead announced the next item on the agenda is Petition Z-695 by Gary Goldberg requesting the rezoning of Lots 439 and 440, Supervisor's Livonia Plat No. 7, located on the east side of Middlebelt Road between Bretton and St. Martins in the Southwest 1/4 of Section 1, from RUFB to C-2. Mr. Goldberg was present. 4519 Mr. Hull questioned site plan submitted and whether petitioner could assure commission that the businesses listed will be what is going into area. ir! Mr. Goldberg stated he is almost certain that this is true. Stated he dan get letters from people. Stated there are two homes on the property that will be torn down. Are negotiating with Goodyear and Firestone at this time and have a good chance of getting either one or the other. Mr. Hull stated that west and north of area are some nice homes. Mr. Bernard Lib, 18304 Fremont, was present. Mr. Sulho Jarvie, 29220 Brenton, stated there are five new homes that have been built in area within the last few years. Mr. Goldberg stated there is a similar development at Greenfield and Six Mile Roads; however, these buildings are six-eight years old. Present site will be more up dated. Mr. Pollock questioned whether this will be similar to Firestone at Wonderland. Mr. Goldberg stated it will. Mr. Tent questioned type of restaurant. Mr. Goldberg stated it will not be a drive-in. Mr. Ward stated commis,iun shad have assurance that these tenants will go into area as stated by petitioner. Mr. Goldberg stated he can get a letter of intent from Goodyear but cannot get a lease. Will build fence or wall around property. Mr. George Adam, 29138 St. Martins, was present. Mr. Hull asked whether there is anything definite for two unleased stores as shown on site plan.. Mr. Goldberg stated these will not require commercial zoning - something like clothing store for children, etc. The Vice-Chairman declared that tem ward be taken under advisement and that anyone wishing to be notified when this petition world be acted upon should notify secretary. Mr. Whitehead announced the next item on the agenda is Petition Z-696 by the City Planning Commission on its own motion to rezone parcel l8Mlb and part of parcel l8( located on the north side of Five Mile Road, approximately 2,020 feet west of Newburgh Road in the South 1/2 of Section 18, from RLA to M . Mr. Hull stated this is part of the area planning commission designed for open space planning. This will reduce density of area and city has gained four acres of public land. Mr. Cameron questioned how large entire area will be for park land. Mr. Hull stated eight acres. Mr. Wrightman stated eventually city hopes to get 14 acres. There was no one present wishing to be heard either in favor of or opposed to petition as presented. 4520 Mr. Whitehead announced the next item onthe agenda is Petition M-342 by Rev. James V. Shaffer, Livonia Assembly of God, requesting a Use ir! Permit to erect a new church on Lots 797 through 799, inclusive, of Supervisor's Livonia Plat No. 13 located at the southwest corner of Seven Mile Road and Loveland int he Northwest 1/4 of Section 10. Rev. Shaffer was present. Rev. Shaffer stated they wish to erect a new church on thFir property. Mr. Heusted questioned whether there is an existing church. Rev. Shaffer stated there is. Mr. Wrightman questioned parking area. Rev. Shaffer stated parking area calls for 56 cars and the church has a proposed capacity of 220. If necessary the lot to the south can be purchased for additional parking. Mr. Pollock informed petitioner that he doesn't have the required two acres of property. Mr. Hull stated that this site is being used for church purposec. now and petitioner is merely wishing to extend church use. Another thing is that this church is in a location where commission would like to see churches establish - on a street where it is able to carry a large volume of traffic. Mr. Wrightman asked how long transition will take place. Rev. Shaffer statai he did not know. Mr. Pollock questioned whether new building will be an addition to old building. Rev. Shaffer stated it would not. Mr. Hull thought it would be good if petitioner could pick up additional lot. Rev. Shaffer stated their finances are such that it will be a struggle to get that covered by petition. Mr. Hull asked whether if commission makes approval contingent upon purchase of additional lot, it will be a reasonable thing for church to get. Mr. Wrightman stated it has been commission's stand that a two acre plot is the absolute minimum. Mr. Tent agreed with Mr. Wrightman. Ideally located at this location but commission has denied other churches under two acres. Mr. Hull informed commission that even with additional lot, area will still be under two acres. The Vice-Chairman announced that item would be taken under advisement. Mr. Whitehead announced the next item on the agenda is amendment to Part I of the Master Plan, Master Thoroughfare Plan by the City Planning Commission pursuant to a request from the Industrial Development Commission, to determine whether or not the Master Thoroughfare Plan, Part I of the Master Plan, should be amended so as to delete Alois from Amrhein Road to Plymouth Road in the South 1/2 of Section 30. Mr. Daniel R. Andrew, Coordinator, Industrial Development Commission, was present. a 4521 • No one else was present wishing to be heard either in favor of or opposed to petition as presented. ir! The Vice-Chairman announced that km would be taken under advisement. Upon a motion duly made by Mr. Wrightman, seconded by Mr. Tent and unanimot.sly adopted, it was #6-111-65 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, June 1, 1965 at approximately 10:30 p.m. The Vice-Chairman, Mr. Heusted, declared the motion is carried and the foregoing resolution is adopted. . . . . . .3;-Y- Mr. Heusted, Vice-Chairman, called the 206th Special Meeting to order at approximately 10:30 p.m. with no interested people in the audience. Mr. .whitehead announced the first item on the agenda is Amendment to Part I cf the Master Plan, Master Thoroughfare Plan by the City Planning Commission pursuant to a request from the Industrial Development Commission, to determine whether or not the Master Thoroughfare Plan, /art I of the Master Plan, should be amended so as to delete Alois from Amrhein Road to Plymouth Road in the South 1/2 of Section 30. C4Mr. Daniel R. Andrew, Coordinator, Industrial Development Commission was preset. Upon a motion duly made by Mr. Wrightman and seconded by Mr. Ward, it was #6-112-65 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan, 1931, aE amended, the City Planning Commission of the City of Livonia having duly held a Public Hearing on June 1, 1965 for the purpose of amending Part I of the Master Plan of the City of Livonia, entitled "Master Thoroughfare Plan", the same is hereby amended so as to delbte Alois from Amrhein Road to Plymouth Road in the South 1/2 of Section 30 for the following reasons: (1) There are sufficient north-south streets constructed or planned to adequately handle the traffic of the City of Livonia, and (2) It is questionable as to whether Alois will ever be constructed in the location contemplated, and (3) Concentration should be only on extending streets that can have grade separations at the railroad tracks, and (4) The Industrial Commission feels that Alois is not conducive to the logical division of industrial land, and (5) Alois has already been vacated between the railroad and Schoolcraft Road, IL AND, having given proper notice of such hearing as required by Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission does hereby adopt said amendment as part 4522 of the Master Thoroughfare Plan of the City of Livonia, which is incorporated herein by reference, the same having been adopted by resu:ation of the City Planning Commission, with all amendments thereto, and further that this amendment shall be filed with the City Council, City Clerk, and the City Planning Commission; and a copy shall also be forwarded to the Register of Deeds forthe County of Wayne with the following certification contained thereon: ItWe certify thatthe foregoing resolution was duly adopted at a meeting of the City Planning Commission held on Tuesday, .1rre 1, 1965 by the following vote: AYES: Pollock, Ward, Tent, Wrightman, Cameron, Whitehead, and Heusted NAYS: Nonen The Vice-Chairman announced the motion is carried and the foregoing resolution is adopted. Mr. Whitehead announced the next item on the agenda is Petition Z-696 by the City Planning Commission to rezone parcel 18Mlb and part of parcel 18K located on the north side of Five Mile Road, approximately 2,050 feet west of Newburgh Road in the South 1/2 of Section 18, from RLA to RM. Upon a motion duly made by Mr. Tent, seconded by Mr. Ward and unanimously adopted, it was #6-113-65 RESOLVED that, pursuant to a Public Hearing having been he-4 on June 1, 1965, on Petition Z-696 as submitted by the City Planning Commission on its own motion for a change of zoning on the north side of Five Mile Road, approximately 2,050 feet west of Newburgh Road in the South 1/2 of Section 18, from RLA to RM, the City Planning Commission does hereby recommend to the City Council that Petition Z-696 be granted for the following reasons: (1) This rezoning, based on the preliminary plat, reduces rather than increases density, and (2) This action creates approximately four (4) acres of public and quasi public permanent open area, and (3) This reduction in zoning is consistent with the rezoning of the adjacent Greenwood Farms development that has been previously approved, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, Livonian Observer and City Post, under date of May 12, 1965 and notice of which hearing was sent to the Detrcit Edison Company, The Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, The Consumers Power Company, and City Departments as listed in the Proof of Service. The Vice-Chairman declared the motion is carried and the foregoing resolution is adopted. • 4523 lif Upon a motion duly made by Mr. Wrightman, seconded by Mr. Whitehead and unanimously adopted, the City Planning Commission does hereby adjourn the 206th Special Meeting held on Tuesday, June 1, 1965 at approximately 10:45 p.m. CITY PLANNING COMMISSION /6444- /I i/ .1111.111 A Bob R. Whitehead, Secretary ATTESTED: //,/ Dona' d Heusted, Vice-Chairman Li 4