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HomeMy WebLinkAboutPLANNING MINUTES 1968-06-11 44 5345 MINUTES OF THE 194th REGULAR MEETING AND A PUBLIC HEARING OF THE CITY OF LIVONIA PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, June 11, 1968, the City Planning Contission of the City of Livonia, held its 194th Regular Meeting and a public hearing at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan, Mr, Charles Walker, Chairman, called the Public Clearing to order at approximately 8:30 p.m. with apptoximately 90 interested persona in the audience. Members present: Charles W. Walker Donald Pollock Robert Colomina Donald Heusted Harry Wrightman Marvin Moser Members absent: Myra Chandler Raymond W. Tent Messrs. Don Hull, Planning Director; Ralph H. Bakewell, Planner III; David Perry, Assistant City Attorney; Daniel Andrew, Industrial Development Coordinator, and John Dufour, Superintendent of the Department of Parks & Recreation, were present. Mr. Wrightman announced the first item on the agenda is Petition 68-5-1-17 by J. Leonard Hyman for Second Greenfield Detroit Corporation requesting to rezone property located on the northwest corner of Levan and Five Mile Road in the Southwest 1/4 of Section 17, from C-1 to C-2. There was no one present representing the petitioner. Mr. Walker referred to a letter in the Planning Department file from the Police Department which stated that this intersection is not adequate for handling traffic. There was no one present wishing to be heard regarding this item. Mr. Walker stated this petition will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-16 by Kenneth Morris for E. David Auer requesting to rezone four parcels of property in the Southwest 1/4 of Section 33; C-1 to C-2; RUF to P.S. ; RUF to C-1 and RUF to R-8. Mr. Walker stated that a petition had been submitted to the Commission this evening containing the signatures of 123 persons who objected to this rezoning. Mr. Kenneth Morris, petitioner, was present and stated that included in the development in the C-2 area would be a gas station, a restaurant, supermarket, hardware, drug store and two small shops; a medical clinic for the P.S. zoning. He stated that the R-8 zoned property will be developed into a complex containing twelve buildings, ten of the twelve will have 12 dwelling units each and the other two will have 9 dwelling units each making a total of 138 units of which 72 will be efficiency type apartments; 33 will be one-bedroom units and 33 will be two- bedroom units. The structure will be 27' high, 3 levels of brick, glass and masonry construction and each will have a carport. He stated the development is proposed to be a neighborhood shopping area to service the immediate residents; that a discount store is not planned for it and that parking will be in con- formance with the Ordinance. He also stated that a wall will be installed be- tween the shopping area and the apartment complex. The two-bedroom units will be 975 square feet; the one-bedroom units 790 square feet and the efficiency apartments will be 529 square feet and the development will include a swimming pool and play area. <J 5346 lieMr. Wrightman questioned what the anticipated rent of the efficiency units is. Mr, Morris stated the anticipated rent for the efficiency apartments is $165 per month; $200 for the one-bedroom and over $200 for the two-bedroom units. He stated there will be storage area located between the units in addition to the storage in each unit. Mr. Moser quest!Oned how efficiency apartments are covered under the Ordinance. Mr. Hull, Planning Director, advised they would be covered under one-bedroom apartments and that the requirements were exactly the same. Mr. Moser questioned how Mr. Morris intends to construct this development. Mr. Morris stated he would like to develop it as a unit if possible and that he has people interested in all the commercial stores. Mr. Jerome J. Papier, 9024 Laurel Avenue, member and designated representative of the Cherokee Trail Civic Association, read a petition signed by 123 people to the Commissioners stating their objections to this rezoning on the basis that it would add to the traffic problems in the area; the population of the area does not warrant these additional facilities and that further residential development of the area is not probable; that there are already three apartment complexes in itrii‘' the area; they feel this proposal has a potential of increasing the crime rate and ' that home buyers tend to locate away from commercial area and this will cause a depreciation of the residential property in the area. Mr. Papler stated that a group of 7eople from the area visited a complex developed by Mr. Surnow (Atlantic- Spartan in Warren) who is connected with this complex, and read a report attest- ing to the poor appearance and condition of the development and that an apart- ment complex in Warren at Twelve Mile and Van Dyke is also in a very poor and unsightly condition. Mr. Papler advised the Commission that several credit and business bureaus were checked by area residents in order to obtain a better idea of the type of buildings Mr. Surnow constructs and found that he has no record with the Better Business Bureau, Building Exchange, Builder's Association of Metropolitan Detroit, Associated General Contractors, Chambcrof Commerce or Polk Business Directories, Mr. Papler stated he had investigated the financial back- ground of Mr. Surnow and it does not seem to be very stable. Mr. Walker stated that dealing with developers at this time is not pertinent; that this public hearing is for the prupose of the requested rezoning. 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. Papier requested notification of any further meetings on this matter. Mr. Wrightman announced the next item on the agenda is Petition 68-4-2-7 by Rodney Kropf, Attorney for Ernest McCausland, requesting to be granted a waiver of use permit to build and operate an automatic car wash on property located on the east side of Middlebelt Road, south of Broadmoor Avenue in the Southwest 1/4 of Section 13. Mr. Walker stated there is a letter and petition in the file from people object- ing to the petition and from Hearthside furniture store. 5347 I ° Mr. Kropf, representing the petitioner, was present and stated he is aware of the objections to this petition. He stated the petitioner presently operates a car wash at Seven Mile and Middlebelt and thought this might be a good location for one and that it is zoned for this use but, he stated, he is not in favor of this proposal at all and understands if it does pass it would have to be screened off from the residential area to the south. Mr. George Hill , 29032 Rayburn, stated he objected to the petition. Mr. Walter Emig, President of Hearthside, Inc. , requested that Mr. Walker read the letter which he had sent to the Commission in objection to this petition. Mr. Walker read the letter and then stated the item will be taken under advise- ment since there were no others present wishing to be heard regarding it. Mr. Wrightman announced the next item on the agenda is Petition 68-5-2-8 by Alvin Landra, A & G Service Company, requesting to be granted a waiver uc% permit to store special trade contractors' materials on lots 73 through 75, inclusive, Graytona Highway Subdivision, located on the northeast corner of Surrey and Graytona in the Northeast 1/4 of Sec- tion 28. Mr. Hull stated that detailed discussion had been held with this petitioner and the petitioner feels he does not have adequate area to accommodate the required parking. L There was no one present wishing to be heard regarding this item. Mr. Walker stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is the Preliminary Plat approval of Livonia Freeway Industrial Park Subdivision No. 1 proposed to be located on the east side of Haggerty Road, north of Five Mile Road in the West 1/2 of Section 18. Mr. Hull stated that, generally speaking, this plat is acceptable and that he is in accord with the development except for the service drive and two short lots. He stated the developer will bring in a revised plat showing two large outlots to accommodate two large rather then numerous ventures. Mr. Walker questioned if the cul-de-sac would be worked out and read a letter from the Fire Department regarding the cul-de-sac. Mr. Hull advised that cul-de-sac may not be needed here; that the street will become contiguous with a street in the next subdivision and hook up with Six Mile Road, but whether the cul-de-sac is necessary can be determined at the time approval is given. j A letter from Mr. Kerby was referred to, he was concerned about the relationship of buildings to the freeway and there aesthetic impact of outside storage. Mr. Hull stated there could be a protective convenant if it is determined that Mr. Kerby is right; that a protective covenant would be filed by the petitioner and the Commission can ask for items to be put into it. 5348 Mr. Andrew, Industrial Development Coordinator, stated that we can control by Ordinance and by Ordinance storage is allowed in M-1 and that protective covenants are hard to uphold. Mr. Walker questioned the outside storage since this will be on the freeway where the Commission would hope that buildings would offer a good appearance. Mr. Korchak, developer, assured the Commission that he would also want to put a nice looking building on the freeway and would be agreeable to an Ordinance rather than restrictions, not only for this intersection but for all along the street, especially up to Eight Mile Road, Mr. Hull stated he felt the plat could be approved because it will take Mr. Korchak about six months before he can begin construction and that will allow the drafting of any ordinance the Commission may wish. Mr. Pollock stated his concern about what type of business the subdivision will have fn relation to odors. Mr. Andrew stated his belief that the Air Pollution Ordinance will take care of these problems. Mr. Pollock questioned what control the City has as to what goes in on the lots. Mr. Andrew stated that the applicant must make application not only to the City, but to the Wayne County Health Department for a permit to construct the business on these lots. Mr. Hull stated that Mr. Korchak owns the property to the east and the Commission will have to know what is planned for it by the time he comes in with his secondary plans. 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 Livonia Mall Estates Subdivision proposed to be located on the northwest corner of Seven Mile Road and Sunset (extended) and east of Merriman Court in the Southwest 1/4 of Section 2. Mr. Rodney Kropf, representing the petitioner, was present and stated this Sub- division consists of 82 lots having frontage from 80' to 200' ; that the homes will range from $35,000-$40,000 and that they are prepared to begin immediately. Mr. John Dufour, Superintendent of the Department of Parks & Recreation, was present and stated that this 20-acre site was designed on the Master Park Plan by the Planning Commission at the recommendation of the Parks & Recreation Commission in 1966 and that appraisals on the property are being taken. He stated this is about the only available park land for active recreation in Section 2 and the Parks & Recreation Commission and he ask that the land not be removed from the Park Plan. Mr. Wrightman questioned the purpose for which the land to the south is to be used. Mr. Duf our stated they are interested in that for a park site with access through the subdivision. 5349 Mr. Walker questioned how the owner will get his money out of the property. Mr. Duf our stated appraisals are coming in and he believes this is in the hands of the Legal Department. Mr. Pollock questioned what could be done with the southerly property. Mr. Hull stated it would be possible to round out a single family subdivision with a few minor revisions. Mr. Kropf stated they would not be interested in developing the small parcel remaining; it will have to be all or none. There was no one else present wishing to be heard regarding this item. Mr. Walker, Chairman, stated the item will be taken under advisement. On a motion duly made by Mr. Pollock, seconded by Mr. Moser, and unanimously adopted, it was #6-59-68 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, June 11, 1968, at approximately 10: 25 p.m. * * * * * * * * * * * * * * * * Mr. Walker, Chairman, called the 194th Regular Meeting to order at approximately 10:42 p.m. with approximately 50 interested persons in the audience. Mr. Wrightman announced the first item on the agenda is Petition 68-5-1-17 by J. Leonard Hyman for Second Greenfield Detroit Corporation requesting to rezone property located on the northwest corner of Levan and Five Mile Road in the Southwest 1/4 of Section 17, from C-1 to C-2. On a motion duly made by Mr. Wrightman, seconded by Mr. Heusted, and unanimously adopted, it was #6-60-68 RESOLVED that, pursuant to a public hearing having been held on June 11, 1968 on Petition 68-5-1-17 as submitted by J. Leonard Hyman for Second Greenfield Detroit Corporation requesting to rezone property located on the northwest corner of Levan and Five Mile Road in the Southwest 1/4 of Section 17, from C-1 to C-2, the City of Livonia Planning Commission does hereby recommend to the City Council that Petition 68-5-1-17 be denied for the following reasons: (1) The proposed use would not be in harmony and appropriate with the orderly development of the surrounding area. (2) The location and size of the proposed use, the nature and intensity of the principal use and accessory uses, the site layout and its relationship to streets giving access, shall be such that the traffic to and from the use and assembly of persons in conjunction with the use, will be hazardous and inconvenient to the area and will unduly conflict with the normal traffic of the area. 5350 (3) The location of the building and its accessories will be such that the proposed use will have a detrimental effect upon the neighboring property and the neighboring area in general. It may impair the value of the neighboring property and discourage the appropriate development and use of the adjacent land or building. (4) This proposal conflicts with the philosophy of the Master Plan of the City. (5) The location of the proposed service station and the existing shopping center would cause a poor relationship between uses and could adversely effect the long-term stability of the commercial property in this sector of the City. FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Livonia Observer, under date of May 26, 1968, and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company and Consumers Power Company and City Depart- ments as listed in the Proof of Service. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution 11[4; is adopted. Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-16 by Kenneth Morris for E. David Auer requesting to rezone four parcels of property located in the Southwest 1/4 of Section 33; C-1 to C-2; RUF to PS; RUF to C-1 and RUF to R-8. Mr. Walker, Chairman, announced that this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-4-2-7 by Rodney Kropf, Attorney for Ernest McCausland, requesting to be granted a waiver of use permit to build and operate an automatic car wash on property located on the east side of Middlebelt Road, south of Broad- moor Avenue in the Southwest 1/4 of Section 13. On a motion duly made by Mr. Pollock, seconded by Mr. Moser, and unanimously adopted, it was #6-61-68 RESOLVED that, pursuant to a public hearing having been held on June 11 , 1968 on Petition 68-4-2-7 as submitted by Rodney Kropf, Attorney for Ernest McCausland, requesting to be granted a waiver of use permit to build and operate an automatic car wash on property located on the east side of Middlebelt Road, south of Broadmoor Ave- nue in the Southwest 1/4 of Section 13, the City Planning Commission does hereby recommend to the City Council that Petition 68-4-2-7 be denied for the following reasons: (1) The proposed use would not be in harmony and appropriate with the orderly development of the surrounding area. 5351 (2) The location and size of the proposed use, the nature and intensity of the principal use and accessory uses, the site layout and its relationship to streets giving access, shall be such that the traffic to and from the use and assembly of persons in conjunction with the use, will be hazardous and inconvenient to the area and will unduly conflict with the normal traffic of the area. (3) The location of the building and its accessories will be such that the proposed use will have a detrimental effect upon the neighboring property and the neighboring area in general. It may impair the value of the neighboring property and discourage the appropriate development and use of the adjacent land or building. (4) This type of operation could have a negative effect on the adjacent commercial and residential development. (5) The increased volume of traffic caused by this type of development could adversely effect the movement of vehicles on Middlebelt, 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. 1E4; Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 68-5-2-8 by Alvin Landra, A & G Service Company, requesting to be granted a waiver use permit to store special trade contractors' materials on lots 73 through 75, inclusive, Graytona Highway Subdivision, located on the northeast corner of Surrey and Graytona in the Northeast 1/4 of Section 28. On a motion duly made by Mr. Moser, seconded by Mr. Wrightman, and unanimously adopted, it was #6-62-68 RESOLVED that, pursuant to a public hearing having been held on June 11 , 1968 on Petition 68-5-2-8 as submitted by Alvin Landra, A & G Service Company, requesting to be granted a waiver use permit to store special trade contractors' materials on lots 73 through 75, inclusive, Graytona Highway Subdivision, located on the northeast corner of Surrey and Graytona in the Northeast 1/4 of Section 28, the City Planning Commission does hereby recommend to the City Council that Petition 68-5-2-8 be denied for the following reasons: (1) His proposal is of such high intensity of use that it cannot adequately be accommodated on the site without serious conflict with the requirements of the Ordinance #543, 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. 5352 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 Livonia Freeway Industrial Park Subdivision No. 1 proposed to be located on the east side of Haggerty Road, north of Five Mile Road in the West 1/2 of Section 18. Mr. Walker, Chairman, stated this item will be taken under advisement for further study. Mr. Wrightman announced the next item on the agenda is the preliminary plat approval of Livonia Mall Estates Subdivision proposed to be located on the northwest corner of Seven Mile Road and Sunset (extended) and east of Merriman Court in the Southwest 1/4 of Section 2. Mr. Wrightman stated that through discussion, Mr. Kropf felt that something could be worked out in regard to the use of the southerly land if the Parks & Recreation Commission would concede a little to the southern area. Mr. Walker stated this would mean the Parks & Recreation would have to give away something that is already on the Master Park Plan and then have to pick up another piece of property to make up for it. 1E; Mr. Wrightman stated that the portion already having a public hearing is from Haldane to Gable and Mr. Kropf suggests that they might be able to develop a subdivision south of Haldane to Seven Mile Road and still make it an economic package and the Parks & Recreation can still pick up land on the north. Mr. Hull stated it would be his recommendation to deny this tonight and if they want to come back and explore the possibility of developing the portion of land not on the Master Park Plan they can do it later. The proposed change would be too great and this plan should be completely revised. Mr. Pollock stated he agreed with Mr. Hull but something will have to be done with the spur of land to the south and he is surprised the Parks & Recreation Commission did not take the entire area. Mr. Schrader stated it could be worked out if the Commission decided to give Mr. Koppy a portion of the land. On a motion duly made by Mr. Heusted, seconded by Mr. Wrightman, and unanimously adopted, it was #6-63-68 RESOLVED that, pursuant to a public hearing having been held on June 11, 1968, the City Planning Commission does hereby recommend to the City Council that the preliminary plat for Livonia Mall Estates Subdivision, proposed to be located on the northwest corner of Seven Mile Road and Sunset (extended) and east of Merriman Court in the Southwest 1/4 of Section 2, be denied for the following reasons: (1) It conflicts with the overall Master Park Plan of the City. (2) There are engineering difficulties relating to this proposed development which should be resolved prior to the platting of these lands. IL5353 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 have been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department and Parks and Recreation Depart- ment. Mr. Walker, Chairman, declared the motion is carried and the foregoing resolu- tion is adopted. Mr. Wrightman announced the next item on the agenda is Petition 68-4-2-5 by Mobile Homes Sales, Inc. , requesting to be granted a waiver use per- mit to expand present sales lot located on the south side of Plymouth Road between Hubbell and Denne in the Northwest 1/4 of Section 35. Mr. Wrightman stated that Plan A reflects what was agreed on during previous study meetings and questioned if the petitioner agreed to the plan. He also stated that he visited the site and there is a row of trees blocking the view of this business from the closest residence. Mr. Payne, petitioner, submitted the executed Quit Claim Deed for Plymouth Road right-of-way dedication to the Commission. Mr. Hull stated that the Deed will be held by the Department and not submitted ie to Council until the action on the petition is final. 4 On a motion duly made by Mr. Pollock, seconded by Mr. Wrightman, and unanimously adopted, it was #6-64-68 RESOLVED that, pursuant to a public hearing having been held on May 21 , 1968 on Petition 68-4-2-5 as submitted by Mobile Homes Sales, Inc, , requesting to be granted a waiver use permit to expand present sales lot located on the south side of Plymouth Road between Hubbell and Denne in the Northwest 1/4 of Section 35, the City Planning Commission does hereby recommend to the City Council that Petition 68-4-2-5 be approved with the following conditions: (1) That Site Plan A be adhered to. (2) That the petitioner install plant material in conformance with the Landscape Plan within two (2) years of this date. for the following reasons: (1) This is a logical expansion of an existing use. (2) The expansion of this development will result in the elimination of marginal property within the site and will generally upgrade the area. 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. Mr, Walker, Chairman, declared the motion carried and the foregoing resolution La adopted, 5354 Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-9 by Nelson Dembs requesting to rezone property located on the south side of Seven Mile Road, east of Merriman Road, in the Northwest 1/4 of Section 11, from R-5 to R-7. Mr. Walker stated that the Commission feels the lowest density zoning this could be developed into would be R-3. Mr. Schrader, representing the petitioner, stated he showed the plan suggested by the Commission to Mr. Dembs and he found some fault with it. He stated that the lots behind the corner lots would be undesirable for selling and also it is not economical to develop this land into 42 lots. Mr. Walker stated he believed the Commission should have to give serious thought to the reasonableness of cost and if the developer feels he can't develope into this type of development and lot size, and i it stands vacant for another few years with costs increasing, it will be even harder to develop. Mr. Hull stated that every time a proposal is brought before the Commission the economic factor is always brought up and his general belief is that the Com- mission, should make a policy judgment as to how far they will go on zoning changes. He stated that because of the numerous changes the Commission makes a hard and fast rule set not to go down below 80' lots; too high a density and too many small homes is not good for the City. There was no on_ else present wishing to be heard regarding this petition. Mr. Walker, Chairman, stated the petition will be taken under advisement. Mr. Wrightman announced the next item on the agenda is the final plat approval for Livonia Industrial Park Subdivision No.1 (formerly Westland Industrial Subdivision) located on the north side of Plymouth Road, east of Farmington Road, in the Southwest 1/4 of Section 29. On a motion duly made by Mr. Pollock, seconded by Mr. Wrightman, and unanimously adopted, it was. #6-65-68 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that the final plat of Livonia Industrial Sub- division No. 1 (formerly known as Westland Industrial Subdivision, approved by Planning Commi;sion Resolution #4-53-68 adopted on April 23, 1968), located on the north side of Plymouth Road, east of Farmington Road, in the Southwest 1/4 of Section 27, be given approval for the following reasons: (1) All the financial obligations of the City have been met. (2) This plat is in substantial conformance with the previously approved final plat, (formerly named Westland Industrial Subdivision). 5355 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 #12-133-66 adopted on December 5, 1966; and it further appearing that said proposed plat together with plans and specifications for improvements herein have been approved by the Department of Public Works, Engineering Division, under date of April 3, 1967; and it further appearing that the financial a:'surances required in Council Resolui: n ;;:142-5; adopted May 1, 1967, have been filed with the City Clerk as confirmed by a letter dated P.pril 16, 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 rotificc', Mr. Walker, Chairman, state,f the motion carried and the foregoing resolution is adopted. On a motion duly T a by L._~, Pollock, seconded by Mr. Heusted, it was #6-66-68 R73OLVED that, the Rei autea of the meetings held by the City Planninv: Com:Assion on :iarch 19, 1968; April 23, 1968, and April 9, 1963, are hereby approved. y A roll call vete on foreroic3 resoiu n resulted in the following: AYLC: 3euated, Wa1'_.or, Pollock, Wrightmar. 1 ,LS: None n EN^: Chandler, Tent ABSTAT_N: Moser, Colomina Mr. Moser and Colomina stated the reason for abstaining is that they were not present at all of tho meetings included in the resolution for approval. Mr. Walker, Chairman, stated the notion carried and the foregoing resolution is adopted. On a motion duly made by U:. Moser, seconded by Mr. Colomina, and unanimously adopted, the City Planning Commission adjourned its 194th Regular Meeting held on June 11 , 1963, at a12_ccx_.mate1; 11: 35 pfliii. CITY PLANNING COYMISSION A if :_wiry ;?ria/tr-:an, SecrVary ATTEST: