HomeMy WebLinkAboutPLANNING MINUTES 1975-03-25 • 5751
MINUTES OF THE 292nd REGULAR MEETING
AND PUBLIC HEARING HELD BY THE CITY
PLANNING COMMISSION OF THE CITY OF
1:1 LIVONIA
On Tuesday, March 25, 1975, the City Planning Commission of the City of Livonia
held its 292nd Regular Meeting and Public Hearings in the Livonia City Hall,
33001 Five Mile Road, Livonia, Michigan.
Mr. Daniel R. Andrew, Chairman called the Public Hearings and Regular Meeting
to order at 8:05 P.M. with approximately 50 interested persons in the audience.
Members present: Francis Hand Herman Kluver Daniel Andrew
Esther Friedrichs William Scruggs Joseph Talbot
Members absent: Charles Pinto (business)
Suzanne Taylor (arrived 8:45 p.m.)
Joseph Falk (absent)
Messrs. John J. Nagy, Planning Director, H G Shane, Planner IV; and Ralph
Bakewell, Planner IV; and Robert Feinberg, Assistant City Attorney were also
present.
Mr. Andrew informed the audience if an item before the Commission concerns
pre-plat then this Commission will make recommendation to City Council and
they will in turn approve or deny the plat after they have had an opportunity
to review the instrument and after a report and review from the City Engineering
Division. If there is a question of waiver use and it is denied by the
Commission then the petitioner has ten days to appeal to the Council otherwise
the petition is terminated.
Mrs. Friedrichs acted as the Secretary Pro Tem for the evening.
The Secretary announced the first item on the agenda, Preliminary Plat approval
for Hampshire Estates Subdivision proposed to be located on the east
side of Middlebelt Road, south of Meadowlark, in the Southwest 1/4
of Section 24.
Mr. Nagy: There is a letter on file from the Department of Safety
stating there are no problems relative to traffic is indicated.
A letter from the Fire Department suggested that all streets
be paved prior to building construction and hydrants be
installed at Lot 26 and various other sites listed.
Public works state no problems involved.
Engineering Department reports no engineering problems. .
Bureau of Inspection reports no obvious problems noted.
A letter from the Civic Association wanting approval with
reservations:
1. No changes be made to lot configuration.
2. 1,000 sq. ft. minimum standard would be 1,200 and
1,500 colonial to 1,600.
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3. It is suggested that the idea of a two car attached
garage be utilized. A colonial without a garage
looks like a two family duplex.
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4. Restrict the density.
5. 4-way stop sign be changed.
6. Restrict any turns on Middlebelt during certain hours.
7. No Federal subsidized homes be constructed on this land.
Mr. Pastor: 72% of lots are oversized. I will meet every city requirement.
I have some objections to the letter read by the association.
Mr. Andrew: One of the first questions we have to answer is do you intend
to construct the residential homes proposed for this property?
Mr. Pastor: I have been approached by builders to purchase some lots and
I have notified the residents that there is a chance I will
sell to some builders.
Mr. Andrew: The minimum house size the zoning will allow is 1,150 sq. ft.
and the Civic Association asks for 1,200 sq. ft. for a one
story house and 1,380 for two stories. What kind of mix
will you have in there?
Mr. Pastor: We will build from 2 to 3 models.
Mr. Hand: Is it reasonable to say today that @ $28.00 to $30.00 a square
foot is basically a cost figure that you will be working with?
Mr. Pastor: $24.00 to $26.00 plus property.
Mr. Hand: That means $42,000 for a one story and 2 story $47,500 approx.
Mr. Pastor: That is right. •
Mr. Hand: Is it reasonable today in home construction to construct a
home without an attached garage?
Mr. Pastor: Yes, it's possible.
Mr. Hand: You are to be commended for your honesty.
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Mrs. Friedrichs: I think the developer has cooperated very well with the
residents. I feel he has bent over backwards.
Mr. Scruggs: Is it reasonable to build an attached garage to these
homes on the lots.
Mr. Pastor: It is hard to get a two car garage on a 60 ft. lot. I told
the Civic.Association that .1. would put attached garages and
1200 sq. ft. and 1600 sq. ft. houses when I was going to put
buildings across from multiples I would have had to make these
homes more attractive to be marketable. I will put up a
brick house(60 to 70) I do not know about garages.
Mr. Talbot: Will you construct according to Civic Association or what
you are allowed under R-1-A?
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Mr. Pastor: I will do whatever is required of my competition.
Mr. Powell: 1,150 and 1,380 would fall within the range we were looking
24339 Meadowlark for. As far as an attached garage like the houses on the west
side of Middlebelt north of Nine Mile Road. We wanted to
protect ourselves from additional traffic coming in once the
multiples are in that is the reason for not vacating lots.
We would very much like Mr. Pastor to do the whole subdivision
rather than other builders coming in.
Mr. Andrew: There is no guarantee that Pastor will do any of the buildings
at all. We hope you understand.
Mr. Lorafe: We were just wondering what was going to be put in writing.
29055 Laurie
Mr. Pastor: The amount of brick was going to be put in writing.
Nancy Spencer: I think Mr. Pastor has gone over backwards for us.
14141 Alexander
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Mr. Scruggs: If property were vacated all the area would be notified for
a public hearing.
Mr. Talbot: Mr. Andrew please explain "open space requirement".
Mr. Andrew: Every subdivision dedicates some open space to park land.
The item was considered and rules require about 1 acre for
the full subdivision. This Commission made a decision that
we will not require a 1 acre park in this subdivision.
This also in effect' increases the size of the lots.
There was no one else present wishing to be heard and the Chairman closed the
public hearing on this item.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver and unanaimously adopted
it was,
#3-54-75 RESOLVED that, pursuant to a public hearing having been held on
March 25, 1975 and pursuant to Section 4.04 of Ordinance #543,
the Zoning Ordinance as amended by Ordinance #714, the City
Planning Commission does hereby approve the preliminary plat
for Hampshire Estates Subdivision subject to the submission of
a detailed design of the subdivision entrance marker to the
Planning Commission for approval prior to submission of the
finals plat, for the following reasons:
(1) It complies with all of the requirements of the R-lA
Zoning District Regulations.
(2) With the exception of the open space requirements which has
been waived, the subdivision conforms to all the requirements
1110 of the subdivision rules and regulations.
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FURTHER RESOLVED that, the Commission does hereby recommend the
waiving of the open space provisions of the Subdivision Rules and
Regulations and Ordinance #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 Department.
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, Preliminary Plat Approval
for Compton Square Subdivision proposed to be located wast of
Harrison Avenue, north of Schoolcraft Road, in the South 1/2 of
Section 24.
Mr. Nagy: Correspondence is on file from Division of Police stating
there are no apparent traffic problems.
Department of Public Works, no engineering problems. There
is a county drain on the property.
Bureau of Inspection states all lots meet or exceed zoning
restrictions.
Public Safety, Division of Fire states that all streets be
paved prior to construction and all hydrants shown be
constructed as outlined. They also suggest the street named
"Gita" be eliminated.
Iry Ager: We propose to subdivide and build homes which will conform
Developer with the houses that surround us.
Mr. Scruggs: The lots on east side of subdivision have 25 ft. easements.
Is this the best layout for this plat?
Mr. Ager: It is the best my engineer could come up with.
Resident: There is too much traffic there now with the racetrack.
Harrison Ave. What about the schools? Our school (Taft) is loaded.
Mr. Andrew: The School Board is notified of every preliminary plat proposal
coming before the Planning Commission.
Mr. Hand: You are going to have more traffic than what you have now.
I am suggesting that the solution to that problem would
be that you band together with some facts and figures and
a firm statement about your problems and present 'them
to the Mayor and the police. If you are going to be
successful, I suggest that you be determined and persistent.
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Mr. Powell: We have talked to the Police Department, maybe we
i did not carry it far enough. We were not notified
about this parcel of land being platted. •
Mr. Andrew: Notice is given to the abutting property owners.
Mr. Butt: I just want to protest because of the traffic in the area
14011 Harrison already.
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Mr. Scruggs: When do you plan on beginning your work?
Mr. Ager: I have no idea.
There was no one else present wishing to be heard and the Chairman closed the
public hearing on this item.
On a motion duly made by Mr. Hand and seconded by Mr. Kluver, it was
#3-55-75 RESOLVED that, pursuant to a public hearing having been held on
March 25, 1975 and pursuant to Section 4.04 of Ordinance #543,
the Zoning Ordinance as amended by Ordinance #714, the City
Planning Commission does hereby approve the preliminary plat
for Compton Square Subdivision for the following reasons:
(1) It complies with all of the requirements of the R-1A
Zoning District Regulations.
(2) With the exception of the open space requirement which
has been waived, it conforms to all of the requirements of
the Subdivision Rules and Regulations.
FURTHER RESOLVED, the proposed subdivision conforms to all the
requirements of the Zoning Ordinance and the Subdivision Rules
and Regulations except the provision for open space which the
Planning Commission recommeds waiving because of the small
quantity of park land involved would not be beneficial to the area.
. 1[0: 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 Department.
A roll call vote resulted in the following:
AYES: Talbot, Taylor, Hand, Kluver, Friedrichs, Andrew
NAYS: Scruggs
ABSENT: Pinto, Falk
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, letter dated March 8, 1975
from Willard E. Lockwood requesting an extension of approval of
Petition 66-4-2-9 by W. E. Lockwood requesting a waiver use approval
to operate a farm produce market on the west half of Lot #6 and all
of Lot #7 of Horton's Newburgh Subdivision located on the north side
of Ann Arbor Trail between Newburgh Road and Horton Avenue in Section 31.
On a motion duly made by Mr. Kluver, seconded by Mr. Talbot and unanimously
adopted it was
IL, #3-56-75 RESOLVED' that, pursuant to a request dated March 8, 1975 from
Willard E. Lockwood requesting an extension of waiver use approval
to operate a farm produce market on the west half of Lot #6 and
all of Lot #7 of Horton's Newburgh Subdivision located on the
north side of Ann Arbor Trail between Newburgh Road and Horton
Avenue in Section 31.
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On a motion duly made by Kluver, seconded by Mr. Talbot and unanimously adopted,
it was
#3-56-75 RESOLVED that, pursuant to a request dated March 8, 1975 from
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Willard E. Lockwood requesting an extension of waiver use approval
to operate a farm produce market on the west half of Lot #6 and
all of Lot #7 of Horton's Newburgh Subdivision located on the
north side of Ann Arbor Trail between Newburgh Road and Horton
Avenue in Section 31, the City Planning Commission does hereby
determine to gran an additional extension for a period of one
year from the date of this resolution.
Pursuant to Section 19.10 of Ordinance #543, the Zoning Ordinance of the
City of Livonia, this conditional use approval is valid for a period of
one year only from the date of approval and unless a building permit is
obtained and construction commenced within that period, or an extension
of time obtained, this approval shall be null and void at the expiration
of said period.
The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, letter dated March 13, 1975
from Bonanza International Development Company requesting an extension
of approval of Petition 73-5-2-10 submitted by Ken Morris, Inc. ,
requesting to be granted a waiver use approval to construct
and operate a Bonanza Restaurant on property located on the north
side of Plymouth Road between Merriman and Melrose in the Southeast
1/4 of Section 27.
Mr. Andrew: Will our action here favor or disfavor the court case?
Mr. Feinberg: My off hand opinion would be a negative answer.
Mr. Talbot: I do not think in fairness to the petitioner that we
should not grant this extension. The fact that it is
tied up in court is not his fault.
Mrs. Friedrichs: I am of the opinion that you should act for or against the
request.
Mr. Tatigian: 1. Actual denying action could affect litigation.
2. Any prudent man would not build the building when he
knew someone was trying to stop him.
On a motion duly made by Mr. Hand, seconded by Mr. Kluver, it.was
#3=57-75 RESOLVED that, pursuant to a request dated March 13, 1975 from
Bonanza International Development Company requesting an extension
of waiver use approval to construct and operate a Bonanza Restaurant
on property located on the north side of Plymouth Road between
Merriman and Melrose in the Southeast 1/4 of Section 27, the City
Planning Commission does hereby determine to grant an'additional
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extension for a period of six months from the date of this resolution.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Scruggs, Taylor, Talbot, Friedrichs, Andrew
NAYS: Kluver, Hand
• ABSENT: Falk, Pinto
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The Chairman declared the motion carried and the foregoing resolution adopted.
The Secretary announced the next item on the agenda, Petition 75-3-8-2P by
Albert Iafrate requesting approval of all plans required by
Section 18.58 of Ordinance #543, the Zoning Ordinance of the
City of Livonia, as amended by Ordinance #988, submitted in
connection with a proposal to construct a retail sales building
on property located on the south side of Plymouth Road between
Stark and Farmington Roads in Section 33.
On a motion duly made by Mr. Scruggs, seconded by Mr. Kluver and unanimously
adopted, it was
#3-58-75 RESOLVED that, pursuant to Section 18.58 of Ordinance #543, the
Zoning Ordinance of the City of Livonia, as amended by Ordinance
#988, the City Planning Commission does hereby approve Petition
75-3-8-2P by Albert Iafrate submitted in connection with a proposal
to construct a retail sales building on property located on the
south side of Plymouth Road between Stark and Farmington Roads in
Section 33, subject to the following conditions:
(1) That Site Plan SP-1, Phase 1 Development, dated March 21, 1975
prepared by Alvin A. Chartrand, Architect, which is hereby
approved shall be adhered to.
(2) That building elevations as shown on Drawing SP-2, dated
March 14, 1975, prepared by Alvin Chartrand, Architect
which are hereby approved, shall be adhered to with the
following additions: The south elevation and that portion
of the east elevation being exposed shall be constructed
of face brick to match the north elevation.
(3) That a detailed landscape plan showing the construction of
curbed planting areas, earth berm, anti-salt strip and the
number and size of plants proposed to be used shall be
submitted to the Planning Department within thirty days from
the date of this approval.
(4) That any ground, wall or canopy sign design proposed for the
site shall be submitted to the Planning Commission for approval.
• The Chairman declared the motion carried and the foregoing resolution adopted.
On a motion duly made, seconded and unanimously adopted, the 292nd Regular Meeting
and Public Hearings held by the City Planning Commission on March 25,
1975, was adjourned at approximately 10:30 p.m.
CITY PLANNING COMMISSION
Esther Fried ichs, Secretary Pro Tem
ATTEST:
Daniel R. Andrew, Chairman