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HomeMy WebLinkAboutPLANNING MINUTES 1968-02-20 5277 MINUTES OF THE 190th REGULAR MEETING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, February 20, 1968, the City Planning Commission of the City of Livonia held its 190th Regular Meeting and a Public Hearing at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Walker, Chairman, called the Public Hearing to order at approximately 8:30 p.m. with approximately 70 persons in the audience. Members present: Charles W. Walker Donald Pollock Harry Wrightman Raymond W. Tent Donald Heusted Myra Chandler Marvin Moser Members absent: None Messrs. Don Hull, Planning Director; Ralph Bakewell, Planet r III, and David Perry, Assistant City Attorney, were present. Mr. Wrightman announced the first item on the agenda is Petition 68-1-1-1 by Claude F. Brogden requesting to rezone property located south of Eight Mile Road and west of Purlingbrook in the Northwest 1/4 of Section 2, from RUFA to P. Mr. Walker stated that a letter had been received from the Mayor regarding this petition and recommending denial of the petition, and from the Engineering Divi- sion pertaining to an easement dedication. Mr. Claude Brogden, 24625 Farmington Road, petitioner, was present and stated that the businesses in this area have been granted parking space into the RUF zoning and that due to the growth of these companies there is now additional need for parking in the RUF area. Mr. Tent questioned if the only purpose for this request is for parking rather than storage purposes. Mr. Brogden stated the sole purpose is for parking, and not storage. He stated the space is required for employee parking and he would guarantee the Commission that there will be no outside storage in the area. Mr. Pollock questioned if Mr. Brogden was referring to the parking of employee cars while they are at work or parking for large trucks. Mr. Brogden stated that there are two or three employees who drive trucks as transportation and that there are two trucks on United Steel Company property but he stated he does not know who those trucks belong to. Mr. Hull advised the Commission that one of the limitations on parking is that the parking is to be used for private passenger cars only; no trucks. Mr. Tent questioned if Mr. Brogden is aware that this use would entail the building of a wall. 'Mr. Hull read from the Zoning Ordinance the section pertaining to wall require- ments, and stated that the cost would be between $15.00 - $20.00 a lineal foot. 5278 Mr. Brogden questioned if this means that prior permits which were granted for parking are being revoked. Mr. Hull stated, no, but if the City grants this zoning and Mr. Brogden put the land to this use, he Would be required, under Ordinance No. 543, es it exists now, to build a wall& Mr. Brogden stated hehas been using the property for more than ten years for parking without a Willi Mr. Walker stated that ten years agti there was no wall ordinance in effect, but the Ordinance has been updated sihtre that time. He stated that the parking zoning came into effect about a yeat ago and the Commission Gould not zone land and allow it to be developed abutting residential property without the wall; the wall would make the two areas compatible. Mr. Clarence Charesty repteaehtidg the petitioner, stated that there are pro- cedures for the waiver of the wall and that one had recently been given on an adjoining piece of property Lind 90 feet of parking in the RUF zoning. He stated this is a piece of property which has been used for many years for parking for which Mr. Brogden had received building permits based on plans which showed park- ing area in ac cordadce with shat Was re4dired kor this business, and the permit was granted based ott the use of the rear portion of the property for parking. Then, he stated, Mr, Brogden was given a citation by the City to cease and desist and he immediately brought this matter to the Commission. Mr. Charest stated that there was a time whew the Commission thought this 600' should be used for industrial and for all intents and purposes this is a useless piece of property since it is apparent that it is landlocked. He stated that he feels there is some vested right for parking on this parcel and is aeiking a solution, perhaps a greenbelt. Mr. Walker stated that there is two distinct questions here; one is the wall, and that this Commission would prefer to talk about zoning and dwell upon the argument as to whether there is a need and a logical reason to rezone this land. Arguments regarding other things such as permits are not problems of the Planning Commission, he stated, and the Commission does not want to enter into discussion regarding deviation from the Ordinance; the ordinance calls for an unpierced wall and the Commission will uphold that, and whether or not the petitioner can go along with the wall is not up to the Commission. Mr. V, C. Reddy, 19938 Shadyside, President of the North Central Livonia Civic Association, stated that the Association is opposed to this rezoning and that unless there will be a shopping center proposed they find it hard to visualize how this large an area of parking could be utilized. He stated they believe the 50 feet already granted them should give them relief and that they opposed that rezoning at the time it was granted by the Zoning Board of Appeals. Mr. Walker questioned that since it has been stated that the property is landlocked, did Mr.. Reddy have any ideas for the use of the property. Mr. Reddy stated that the residents would have no objection to multi-family use for the entire strip. } 5279 Mrs. Bernard A. Croskey, 20329 Purlingbrook, stated that there are trucks being used on the property and when she attended the meeting of the Zoning Board of ii; Appeals, the owners were told to remove the trucks. Mr. Pollock questioned if Mrs. Croskey would prefer apartments in this area. Mrs. Croskey stated, yes, Mrs. Sullivan, 20285 Milburn, stall that this property has never been used for parking Ohtii rect�htl ► dhh 5ti t1�ola hdr belitt that if Mrs Brogden gets this zoning then. lir. i#arvith, whb is repi'eteAted also by Mr. Charest, can open up that property so it voh't betah liocke8. Mrs. Sullivan stated that these people have had several variances and they had stated that the trucks did hot belong to them, • Mit CkBtLst hated that lar a the triibka are cofcei+hed, At, trogdei� owns no tiucki and that United Seal btatdts they doh't otid ahit trucks, but when the prolset'ty wOs Checked two blit ks Weie fobl to }iSlbiig. id the ttiited Seel Corpora- tion and theft is ho cokitlect oh hetweeh these ti o cothpanies► Mrs. Nikorak, 20315 Meri"iieht advised the Comthtssiod that their Civic Association is an active organization aha the pi'niei'ty owders would like to use the property in the best possible way. She stated also her appreciation of the Mayor's letter regarding the encroachment of industrial or commercial zoning into residential. Mr. Walker stated this item will be taken under advisement and that an investi- gation will be made concerning the trucks. Mr. Wrightman announced the next item on the agenda is Petition 67-12-1-41 by Norman Liebert of Supreme Tri-Bit Company requesting to rezone property located on the west side of Shadya ide, south of the centerline of Eight Mile Road in the Northwest 1/4 of Section 3, from C-2 and R-3A to P. Mr. Walker questioned if a check had been made to determine if there is any land to the west of this building that could be used for parking without going deeper into the depth. Mr. Hull stated that commercial it has been determined that the four lots immediately west of this parcel is under one ownership. Mr. Reddy, President of the North Central Livonia Civic Association, stated that if the petitioner is allowed to extend his industrial zoning to 360' from the centerline of Eight Mile Road, this should give him ample parking space and also make the industrial zoning uniform on the west and east side of Shadyside. Mr. Walker noted that that would leave 51' on the back of the property. Mr. Reddy stated that this property could be used for a greenbelt. He also stated they would like to see him have an access from Eight Mile Road rather than Shadyside because the trucks use up to the middle of the street during their loading. :I There was no one else present wishing to be heard regarding this item. Mr. Walker, Chairman, stated the item will be taken under advisement and those wishing to be notified of the next meeting at which these items will be discussed will be notified. . 5280 Mr. Wrightman announced the next item on the agenda is Petition 68-1-2-1 by G. Mayer requesting to be granted a waiver use permit to install 10 an automatic auto-wash equipment and add on to existing building located on the north side of Schoolcraft between Eckles and Hix Roads in the Southwest 1/4 of Section 19. Mr. Mayer, petitioner, was present and stated he would like to reactivate the existing gas station which has been closed for about three years and purchase the land behind for two automatic car washes. He stated that the business was formerly operated by Mobil, but the building will be remodeled and their own gas installed in the existing tanks which have been inspected and approved by the Fire Department. Mr. Tent questioned if Mr. Mayer is proposing a full-fledged gas station operation plus the car washes. Mr. Mayer stated yes, and there will be two attendants at all times, Mr. Tent questioned if Mr. Mayer would abide with the landscaping requirements of the City. Mr. Mayer stated that this would be no problem; the station is set back 75' from the lot line and if the Commission has planting plans, Mr. Mayer stated he will go along with those plans. Mr. Wrightman questioned if there will be two businesses on one piece of property. Mr. Mayer stated that actually it will be one business; they have no desire to II have a mechanic. Mr. Wrightman questioned Mr. Mayer regarding his asphalt business. Mr. Mayer stated he has such a business located in Farmington. He stated there are two trucks on the proposed site now but they are for the purpose of removing rubble that has accumulated there. Mrs. Small, 39200 Schoolcraft, questioned Mr. Mayer regarding whether he is leasing the property, whether it will be all automatic and if there will be boys there washing cars. Mr. Mayer stated that he has purchased the property with an extra 45' north and 88' east. Mr. Walker stated that Mr. Mayer proposes two types of washes, one automatic and one do-it-yourself. Mr. Mayer stated there will be no boys to wash cars but there will be attend- ants to help if they are needed. A resident, 14050 Eckles, stated that he lives exactly north of this site and believes it will create a traffic problem. 110 Mrs. Phillips, 39260 Schoolcraft, stated she does not object to the service station but does object to the car washes because of the traffic now and the traffic which will be created. 4 5281 Mr. Mayer stated he appreciates their concern regarding traffic and he has gone to the expense of getting an option to purchase the property behind this site so that they will be able to get the cars off Schoolcraft. He stated also 1[04 that he will put up a wall if it is required. The question was raised as to whether or riot the previous waiver use approval would still be valid,, and whether or hot this bbsidess would add to water pressure problems. Mrs ai1er stated that the Commission will determine whether or not the operation of to gas station is valid and the question of water pressure would also be loo ad ihto, Based on these questions, he stated the Commission would take the chat hr under advisements , Walker stated that ii the Commission is satisfied io ave a gas station in this location, they will then reduest site plans and landscape plans from the petitioner, Mr. Wrightman announced the next item oh the agenda is petition 67-12-7-12 by the City Planning Commission on itsown motion to determihe whether or not to amend Part V of the Master Plan, the Master School and Park Plan, so as to delete twelve acres located in the northwest 1/4 of Section 14. Mr. H. L. Koch, stated that he has talked with the neighbors in the area and they all agree that there is already recreation facilities for their families and that this park site is not needed. Mr. Muller, president of Merriman Estates Civic Association, stated that he does not see any benefit to having a park here. 11Mr. Walker stated that it has been recommended by the Parks and Recreation 4 Commission and the petition of 51 signatures in the file that this site be removed. He stated that he also talked with the Mayor regarding this site and the Mayor assured him that the Board should not hesitate to take action because the land had been designated under federal funds as park; that the Mayor per- sonally felt that this should not be a particular problem or deter the Board from taking the action they feel necessary. Mrs. Chandler questioned that if the site is removed will the money that has been approved for it be diverted in another direction or will it be lost. Mr. Walker stated that the Mayor felt that the City would not lose the money if this site is removed. There was no one else present wishing to be heard regarding this item. Mr. Walker, Chairman, stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is the preliminary plat approval of Levan Heights Subdivision No. 2 located on Levan Road south of Five Mile Road in the Northeast 1/4 of Section 20. Mr. Walker stated there is a discrepancy in one lot in this subdivision. Mr. R. A. Close, 14509 Fairway Drive stated that about 2-1/2 years ago the Steven Brian Subdivision was discussed and questioned if this plat had been approved. 5282 Mr. Meinsinger stated he intends td ask for a renewal on this subdivision. Mr. Close stated that Lyndon AVentte is a half street and felt that with ano her 1110/ subdivision a traffic problem would be Created. Mr. Tent stated that he would like to see ah arrangement with Mr. Meinsinger. to take care of the half street with regard to Steven Brian Subdivision. A resident, 14651 Fairway, stated he agreed with Mrt Close. Mr. Meinsinger stated that this property south rot 14►ndon is Mr. Coleman's and it is :also designated on the Master lurk Plan as bark area; that he couldn't pave it but would Share the cost of paving it. +here was no one eise present wishing to be heard regarding this item. Mr, Walker Stated the item will be taken under advisement. On a motion duly made by Donald Pollock, seconded by Mr. Tent, and unanimously adopted, it was #2-17-68 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, February 20, 1968, at approxi- mately 10:30 p.m. * * * * * * * * Mr. Walker, Chairman, called the 190th Regular Meeting to order at approximately 10:45 p.m. with approximately 25 interested persons in the audience. Mr. Wrightman announced the first item on the agenda is Petition 68-1-1-1 by Claude F. Brogden requesting to rezone property located south of Eight Mile Road and west of Purlingbrook in the Northwest 1/4 of Section 2, from RUFA to P. Mr. Walker .stated this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 67-12-1-41 by Norman Liebert of Supreme Tri-Bit Co. requesting to rezone property located on the west side of Shadyside, south of the centerline of Eight Mile Road in the Northwest 1/4 of Section 3, from C-2 and R3A to P. Mr. Walker stated this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-1-2-1 by G. Mayer requesting to be granted a waiver use permit to install automatic auto-wash equipment, and add on to existing building located on the north side of Schoolcraft between Eckles and Hix Roads in the Southwest 1/4 of Section 19. Mr. Walker stated this item will be taken under advisement. 5283 Mr. Wrightman announced the next item on the agenda is Petition 67-12-7-12 by the City Planking Commisaioh on its own motion to determine whether or not to amend Part V of the Master Plan, the Master School and Park Plan, so as to deleie twelve acre lated north of Puritan Avenue and south of Six Mile Road in the Northwest 1/4 of Section 14. 4601 On a motion duly made by Mr. Wrightman, seconded by Mr. Tent, and unanimously adopted, it was #2-18-68 RESOLVED that, i:surstiant to the ptoviaions of Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission of the City of Livonia ha iag dt}ly held a kublic hearing on February 20, 1968 for the purpose of Smehd.ng Pati V of the Master Plan of the City of Livonia, entitled ''Master school and Park Plan", the same is hereby amended so as to delete twelve acres located north of Puritan Avenue and south of Sik Mile Road in the Northwest 1/4 of Section 14, for the following teasonst (1) The population density in this sector of the City is exceedingly low, hence the need for park facilities is not as imperative in this area as in other areas of the City. (2) The lots in this sector of the City are extremely large, hence most recreation activities can be taken care of on an individual basis. 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 of the Master School and Park Plan of the City of Livonia, which is incorporated herein by reference, the same having been adopted by resolution 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 certified copy shall also be forwarded to the Register of Deeds for the County of Wayne for recording. A roll call vote on the foregoing resolution resulted in the following: AYES: Moser, Pollock, Heusted, Chandler, Tent, Wrightman, Walker NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is the preliminary plat approval of Levan Heights Subdivision No. 2 located on Levan Road south of Five Mile Road in the Northeast 1/4 of Section 20. On a motion duly made by Mr. Wrightman, seconded by Mr. Moser, and unanimously adopted, it was: 5284 #2-19-68 RESOLVED that, having received Council Resolution No. 25-68 recommending lot depth flexibility on parcels of land completely surrounded by immovable boundaries, the Commission does hereby ii % approve the preliminary plat for Levan Heights Subdivision No.2 conditioned upon the adoption of the necessary ordinance amend- ments for the following reasons: 4111/ (1) The subdivision plat completes the logical sequence of development within the area. (2) It is of sufficient design calibre to justify our approval. FURTHER RESOLVED that, the Commission does hereby recommend the waiving of the open space provision of the Subdivision Rules and Regulations and Ordinance No. 500 because the small quantity of open space created by the enforcement of these ordinances would not create sufficient park area to be beneficial to the subdivision. FURTHER RESOLVED that, 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 have been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Depart- ment. A roll call vote on the foregoing resolution resulted in the following: AYES: Pollock, Heusted, Chandler, Tent, Moser, Walker, Wrightman NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-12-2-22 by William N. Ponder, Attorney for Memorial Church of Christ, request- ing to be granted a waiver use permit to erect a church on parcel 20A3 located on the south side of Five Mile Road, west of Yale Ave- nue in the Northeast 1/4 of Section 20. Mr. Ponder was present and stated the property is being purchased subject to approval by the City for this use and that as soon as the title is obtained the petitioner will give the City the necessary dedications. He stated that the landscape plan has been prepared by the City. Mr. Pollocl questioned if all elevations are brick. Mr. Ponder replied, yes, they are all brick. On a motion duly made by Mr. Pollock, seconded by Mr. Tent, and unanimously adopted, it was to #2-20-68 RESOLVED that, pursuant to a public hearing having been held on January 16, 1968 on Petition 67-12-2-22 as submitted by William N. Ponder, Attorney for Memorial Church of Christ, requesting to be granted a waiver use permit to erect a church on parcel 20A3 located on the south side of Five Mile Road, west of Yale Avenue 5285 in the Northeast 1/4 of Section 20, the City Planning Commission does hereby recoth end to the City Council that Petition 67-12-2-22 ILbe approved fot tde following reasons: (1) It is a logical location for this type of facility. (2) The site is large ehough to accommodate this particular facility, (3) this particular uge sitouid not adversely effect adjacent development. FURTHER RESOLVED, that notice of the above public hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Heusted, Chandler, Tent, Moser, Pollock, Walker, Wrightman NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 67-11-8-9 by Charles J. Gillies requesting site plan approval for a multi-family . development proposed to be located on the east side of Farmington Road, approximately 830 feet south of Norfolk in Section 3. Mr. Ponder, representing the petitioner, was present and stated that they are in agreement on the dedication of the street as well as the sewer easement and these will be given to the City as soon as the legal descriptions can be obtained. Mr. Tent stated that they' have .done a beautiful job on this plan and questioned if they will abide by it. Mr. Gillies stated that he will abide by these plans and will get started as soon as possible. He stated also that the landscape plan will be adhered to. Mr. Walker questioned what the rentals will be in the development. Mr. Gillies stated that one bedroom units will be $170.00 and two bedroom units will be $200.00. Mr. Ponder stated that the financing of this development is going to be conven- tional and that Mr. Gillies is going to build it and own it and everything is all arranged except they are waiting for the Commission's approval. On a motion duly made by Mr. Moser, seconded by Mr. Heusted, and unanimously adopted, it was 5286 #2-21-68 RESOLVED that, the City Planking Commission, pursuant to Section 8.02 of Ordinance No, 543 theZoning Ordinance, as amended, does hereby grant site plan apPiovei on i multi-family project being developed on the lands covered by Petitioh 67-11-8-9; such approval beidg conditioned hpbh adherence to Site Plan No. 6714 dated 1/16/68 GO 1[1 submitted by Wiiliat Pi Lirdhout: And further conditioned upon ad- herence to Landscape Plah 300-P prepared by J. J. Lesniak & Associates, for the following reasons: (1) It is of sufficient calibre to justify the Commission's approval. (2) It ihdicates that the project will be of relatively high calibre. A roll call vote on the foregoing resolution resulted in the following: AYES: Pollock, Heusted, Chandler, Tent, Moser, Wrightman, Walker NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Wrightman, seconded by Mr. Tent, and unanimously adopted, it was #2-22-68 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that the final plat of Country Homes Estates Subdivision #3 located in the Southeast 1/4 of Section 8, be approved for the following reasons: (1) It conforms to the previously approved preliminary plat. (2) All the financial obligations of the City have been met. FURTHER RESOLVED, inasmuch as it appears on the records that tentative approval of said proposed plat was given by the City Planning Commission under Resolution #3-57-66 adopted on March 29, 1966; 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, Engineering Division, under date of April 3, 1967; and it further appearing that the financial assurances required in Council Resolution #443-67 adopted on May 1 , 1967 have been filed with the City Clerk as confirmed by a letter dated January 26, 1968 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 Department is hereby so notified. A roll call vote on the foregoing resolution resulted in the following: AYES: Pollock, Heusted, Chandler, Tent, Moser, Wrightman, Walker NAYS: None 11:: ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. 5287 Mr. Wrightman announced the next item on the agenda is a motion by the Planning Commission to hold a public hearing to determine whether or not to amend Section 18.36 of Ordinance No. 543, the Zoning Ordinance of the City of Livonia, to provide that off-street loading space be surfaced with an asphaltic or portland cement concrete, or other hard surfaced dustless material. On a motion duly made by Mr. Tent, seconded by Mr. Wrightman, and unanimously adopted, it was #2-23-68 RESOLVED that, the City Planning Commission, pursuant to Section 23.01 of the Zoning Ordinance, Ordinance No. 543, of the City of Livonia, does hereby establish and order that a Public Hearing be held to determine whether or not to amend Section 18.36 to provide that off-street loading space be surfaced with an asphaltic or portland cement concrete, or other hard surfaced dustless material. FURTHER RESOLVED, that a hearing be held and notice be given as provided in Section 23.05 of the Zoning Ordinance, Ordinance No. 543, of the City of Livonia and that there shall be a report sub- mitted and recommendation thereon to the City Council. A roll call vote on the foregoing resolution resulted in the following: AYES: Heusted, Chandler, Tent, Moser, Pollock, Wrightman, Walker NAYS: None ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Tent, seconded by Mr. Pollock, and unanimously adopted, it was #2-24-68 RESOLVED that the minutes of the meeting held by the City Planning Commission on December 12, 1967 are hereby approved. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Tent, seconded by Mr. Moser and unanimously adopted, it was #2-25-68 RESOLVED that, Whereas John J. Ward, has diligently served on the City Planning Commission for three years and has unselfishly given of his time and talent to help make Livonia a better City in which to live, work and play; and Whereas, in the course of such service he has offered constructive suggestions and ideas to implement the effectiveness of the Planning Commission; and Whereas, he has withstood public pressure to make unbiased judgements for the betterment of the entire City: and 5288 Whereas, his dedication and spirit of fairness will be an example for all public officials and public servants, Now, therefore, be it resolved that the City of Livonia Planning /I; Commission and Planning Director take this means to express their sincere appreciation and heartfelt thanks to John J. Ward for a job well done. A roll call vote on the foregoing resolution resulted in the following AYES: Chandler, Pollock, Heusted, Tent, Moser, Wrightman, Walker NAYS: None ABSENT: None Mr. Walker, Chairman, declared the foregoing motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Pollock, seconded by Mr. Heusted, and unanimously adopted, the City Planning Commission adjourned its 190th Regular Meeting held on February 20, 1968, at approximately 11: 15 p.m. CITY PLANNING COMMISSION 111; dr z'zit I Harry Wri:7man, Se etary ATTEST: to, GI)Q-11 Charles W. Walker, Chairman