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HomeMy WebLinkAboutPLANNING MINUTES 1953-12-15 239 .4-lb MINUTES OF A PUBLIC HEARING AND THE FORTIETH REGULAR MEETING OF THE CITY PLANNING COMMISSION A Public Hearing and the fortieth Regular Meeting of the City Planning Commission were held on Tuesday, December 15, 1953 at the City Hall, Livonia, Michigan. Chairman Dallas Hay called the Public Hearing to order at approximately 8:45 p.m. Members present: William Newton Edwin Conway Robert Greene Irving Geer Rufino Salinas H. Paul Harsha Dallas Hay Clarence Jahn Mr. W. W. Brashear, City Attorney, Mr. Malcolm Waring, Planning Consultant; and Mr. Don Wilson, Chief Building Inspector were present, together with approximately 100 people attending the public hearing and the regular meeting. The secretary announced that the first item on the agenda was Part V of the Master Plan of the City of Livonia -- Proposed Master School and Park Plan. Mr. Dave Meinzinger was present representing the Parks and Recreation Department. Also present were Mr. A. Ward McCain, President, and Mr. E. S. Michelson, Assist- ant Superintendant representing the Livonia Board of Education. From a population density print of Livonia Mr. Waring gave a detailed explanation by section approximately where the proposed schools and adjacent parks were to be located. He also explained what each of the symbols meant. The Chair called on Mr. Meinzinger to analyze the proposed schools and adjacent parks situation. Mr. Meinzinger stated that the fundamental thinking behind this plan was worked out with Waring and Johnson, Parks and Recreation Department, and the Board of Education. He also stated that it was their desire that they be given the go ahead so that they could buy a little land as they go along. Mr. McCain stated that the Board of Education was in full accord with the pro- posed plan. Also that the cost of land is increasing each year. For an example he cited where $2,000 an acre was paid for land whereas four years ago it could have been bought for $500. In Section 16 there is a large drain; therefore, it may not be possible to build a school on the site indicated on the map. Mr. McCain discussed the importance of good drainage. Mr. Michelson stated the reasons for locating school sites approximately where they are shown on the population density print. Also that at the present time there are four school districts: Livonia Township School District, Clarenceville School District, Cooper School District, and Farmington Township School District. Mr. R. Seely, President of Coventry Gardens Improvement Association asked what the thoughts were regarding locating the schools near a flowing stream and that one or two of the schools are shown in that type of area. Mr. McCain stated that there hasn't been too much trouble to date by that this could be a problem. Mr. McLeish, Bell Creek Farms Association, asked that the proposed schools and adjacent parks be pointed out on the map again and that instead of using the 241 identifying number the boundary of roads be given. He also asked that the sites that are owned at present by the Board of Education or the City of Livonia be pointed out. Mr. Meinzinger and Mr. Waring again explained section by section where the pro- posed schools and adjacent parks were located, this time naming the street names instead of the identifying number. There was a discussinn regarding drainage and the value of natural drainage. Mr. Seely stated that they have a private park and it is not their desire to have everyone coming in and using it. Mr. Hay stated that it was not the intention of the Planning Commission to discuss the Bell Creek situation at this time. Mr. Elbert M. Hartom, Northeast Livonia Civic Association, asked if the Board of Education or the City of Livonia made a survey of the proposed school and park areas to determine what the drainage situation is. Mr. McCain stated that at present no survey had been made. Mr. Waring stated that the proposed sites have been visited, and that as shown on the map the schools are in the logical location. Mr. Seely stated that he did not favor a park along Bell Creek. Mr. Waring agreed that Bell Creek Park Site was on the map but that it was not being considered at this meeting. Mr. Waring then pointed out the schools and parks in each section, stating the identifying number and whether or not it was proposed or in existence. la proposed grade school - own site 9 proposed grade school and park site lb park site - proposed lc existent high school 10 proposed grade school and park site 10a existent grade school 2a new proposed high school and park site 11 proposed grade school and park site 2b grade school - proposed 2p1 parochial (Catholic) site - own sitel2 proposed grade school and park site 2p2 parochial (Catholic) site - own site cemetery 3 proposed grade school and park site 13 proposed grade school and park site 4 proposed grade school and park site 14 proposed grade school site ( no park ) 4p parochial (Catholic) school site 14p1 parochial (Catholic) school site 14p2 parochial (Lutheran) school site 5 proposed grade school and park site 15 proposed grade school site (no park) 6 proposed grade school and park site 16 proposed grade school and park site 7 proposed grade school and park site 17 proposed grade school and park site 8 proposed grade school and park site 18 proposed grade school and park site 243 19 proposed grade school and park site 31 proposed grade school and park site 20 proposed grade school and park site 31a small existent grade school 20p existent parochial (Catholic) high school 33 existent grade school and proposed park site 21 existent grade school 21a 40 acre park site 34 propsoed junior high school and park site 22a present high school (Bentley) 34a existent grade school and play 22b proposed grade school and park site ground area 22p parochial (Lutheran; school site 34p1 parochial (Catholic) school site 34p2 parochial (Lutheran) grade school 23 proposed grade school and park site site 24 grade school and park site - own 35 grade school and park site (work- site ing with property owners now) 25 existent grade school (in future 36 Own school and park site. (school this might be discontinued) is being built now) Mr. Hartom said that he thought Mr. Waring was in error regarding the grade school (la) and that the school is now in operation. Mr. M9Cain verified that the school is in operation. Mr. Seely stated that he understood that all proposed parks would be under consider- ation. Mr. Hay clarified thesituation by announcing that just the parks adjacent to the schools would be considered. Mr. Seely suggested that no action be taken on the proposed Master School and Park Plan at this meeting and that the Civic Associations have a chance to meet and discuss this plan. Mr. Webb Cooper, 38116 Minton, stated that as shown on the map only one school is proposed for Section 31 and that in a year 240 homes are to be built in that sec- tion. Mr. David L. Jones, 18335 Sunset, asked if the Park and Recreation Department and the Board of Education had a study meeting and if these meetings were open to the public. Also if the City Council approved the proposed plan. Mr. McCain stated that the Board of Education has not had a study meeting for six months and that all their meetings are open to the public. Mr. Meinzinger stated that the Parks and Recreation Department approved the plan as such and that the City Council approves but that their approval is not in writing. Mr. Jones suggested that the proposed Master School and Park Plan be tabled to give the Civic Associations an opportuntiy to analyze the possibilities of the map. Mr. Hay announced that the map has been made available to the public. Mrs. Maltby of the Livonia News stated that she was refused attendance at the study meetings and that she was told that they were closed meetings. Mr. McCain denied this. Mr. McLeish referred to a resolution passed by the City Council defining a park policy. He also asked if this was the plan that would go into effect. Mr. McCain stated that this is not the complete park plan and that other school sites would have to be added as the need arises. Mr. Brashear stated that this is just Part V of the Master Plan of the City of Livonia. Mr. Hartom suggested that copies of the map of the Master School and Park Plan be made and that one be sent to each civic Association. Mr. John Dougherty suggested that a code showing whether or not the sites are owned by the City or the Board of Education be established. Upon a motion duly made by Mr. Salinas, seconded by Mr. Harsha, and unanimously carried, it was RESOLVED, that pursuant to the provisions of Section 6, 7, and 8 of Act 285, Public Acts of Michigan of 1931, as amended, the City Planning Commission of the City of Livonia, having duly held a public hearing on Part V of the Master Plan of the City of Livonia, entitled "Master School and Park Plan of the City of Livonia," including sites identified therein as numbers: la lb, lc, 2a, 2b, 2p1, 2p2, 3, 4, 4p, 5, 6, 7, 8, 9, 10, 10a, 11 12, 13, 14, 14p1, 14p2, 15, 16, 17, 18, 19, 20, 20p, 21, 21a., 22a, 22b, 22p, 23, 24, 25, 31, 31a, 33, 34, 34a, 34P1, 34p2, 35, and 36, on December 15, 1953, and having given proper notice of such hearing as required by said Act 285, does hereby adopt said Part V as part of the Master Plan of such city; that reference is expressly made to the map containing descriptive and other matter intended by such commission to form a part of such Master Plan, which map was prepared by Waring and Johnson, Planning Consultants, and is on file in the office of the City Clerk and in the office of such Commission; that this resolution shall be recorded on such map by the identifying signatures of the Chair- man and Secretary of the Commission; that an attested copy of said Part V shall be certified to the City Council and to the Register of Deeds of the County of Wayne; and that the following certification shall appear on said Part V: "We certify that the foregoing resolution was duly adopted at a meeting of the City Planning Commission held December 15, 1953, by the unanimous affirmative vote of all members present at such meeting." The Chairman declared the foregoing resolution adopted. ib n ,fid Upon a motion duly made by Mr. Newton, seconded by Mr. Conway, and unanimously carried, it was RESOLVED, that copies of the Master School and Park Plan of the City of Livonia and Section 6, 7, Vii, and 9 of Act 285, Public Acts of Michigan of 1931, as amended, be sent to each known Civic Association. The Chairman declared the foregoing resolution adopted. The Chairman called a recess at 10:00 p.m. The Chairman called the meeting to order at 10:15 p.m. `1{he secretary announced that the second item on the agenda was the proposed Edward Rose Chicago Subdivision located on the north side of West Chicago and one quarter mile east of Middlebelt in the northwest 1/4 of Section 36. Waring and Johnson's recommendations were read wherein it was stated that the layout will become a credit to the City. Mr. Mark T. Jacobson was present. There was a discussion regarding a street going north and south and east and west by the same name and that as a result it would cause confusion with the Post Office. Mr. Jacobson stated that it was suggested by the Post Office that the turn arounds be named the same as the street. There was no one present objecting to the subdivision. Upon a motion duly mEde by Mr. Conway, seconded by Mr. Newton, and unanimously carried, it was RESOLVED, that tentative approval he given the Edward Rose Chicago Subdivision located on the north side of West Chicago and one quarter mile east of Middlebelt in the northwest 1/4 of Section 36, insofar as it relates to planninP-, and such plat is identified by the signature of the secretary. The Chairman declared the foregoing resolution adopted. The next item on the agenda was Petition V-2, Ben L. Williams to vacate Perth Avenue located west of Newburg and north of Schoolcraft Road in Section 19. The secretary read the recommendations of Waring and Johnson in which they recom- mended that for the best interest of future development this street not be closed. Mr. Ben L. Williams stated that he didn't build the house himself and that the street line is very close to it. He has four acres of property. Mr. Warner, 37750 Schoolcraft, objected to the petition inasmuch as he owns four acres east of the petitioner's property and that with the closing of Perth Avenue he would not have convenient access to his property. Also six acres of his neighbors would be effected. The Chair declared that Petition V-2 would be tabled temporarily. 249 The secretary announced that Petition Z-38, Donald L. Castle, executor of the estate of Elizabeth B. Schaffer, deceased, requesting lots 238 to 243 inclusive and the north 1/2 of adjacent vacated alley, Golden Ridge Subdivision #1 be classified C-1 instead of R-1-B. Waring and Johnson's recommendations were read wherein it was stated that there is ample areas zoned for business in this locality. The secretary also read a list of approximately 35 names of residents of Golden Ridge Subdivision #1 and the surrounding area who objected to the petition. There was no one present representing the petitioner. Upon a motion duly made by Mr. Conway, seconded by Mr. Jahn, and unanimously carried, it was RESOLVED, that Petition Z-38, Donald L. Castle, executor of the estate of Elizabeth B. Schaffer, deceased, requesting lots 238 to 243 inclusive and the north 1/2 of adjacent vacated alley, Golden Ridge Subdivision #1 be classified C-1 instead of R-1-B, be denied. The Chairman declared the foregoing resolution adopted. Mr. Waring presented the plat book so that the members could get a clearer idea of the area involved in Petition V-2. Mr. Jahn said that he would like to visit the area again. Upon a motion duly made by Mr. Conway, and seconded by Mr. Jahn, it was RESOLVED, that Petition V-2, Ben L. Williams to vacate Perth Avenue located west of Newburg and north of Schoolcraft Road in Section 19 be tabled until the regular meeting, January 19, 1954. A roll Call vote on the foregoing resolution resulted in the following: AYES: Newton, Conway, Jahn, Greene and Geer NAYS: Harsha, Hay and Salinas There was a discussion about the number of feet that would have to be vacated. Mr. Conway stated that he had misunderstood that he thought 1,000 feet would be vacated whereas 2,000 feet would have to be vacated. Mr. Conway and Mr. Jahn withdrew their resolution. Upon a motion duly made by Mr. Geer, seconded by Mr. Greene, and unanimously carried, it was RESOLVED, that Petition V-2, Ben L. Williams to vacate Perth Avenue located west of Newburg and north of Schoolcraft Road in Section 19, be denied. The Chairman declared the foregoing resolution adopted. The secretary announced that Petition Z-39, Charles McKinney, requesting a balance of 60 feet be changed from RUFB to M-1 to correspond with the major portion of property located southwest corner of Capitol and Merriman Road and approximately 2 900 feet north of Bile in the southeast 1/4 of Section 27 was next on the agenda. Waring and Johnson's recommendation that the land is presently zoned M-1 and that no change is required was read by the secretary. Mr. McKinney was present. Upon a motion duly made by Mr. Conway, seconded by Mr. Newton, and unanimously carried, it was RESOLVED, that Petition Z-39, Charles McKinney, requesting a balance of 60 feet be changed from RUFB to M-1 to correspond with the major portion of property located southwest corner of Capitol and Merriman Road and approximately 900 feet north of Bile in the Southeast 1/4 of Section 27, that any part not heretofore classified M-1 be changed to M-1. The Chairman declared the foregoing resolution adopted. Petition Z-40, Mervin K. Grosberg requesting lots 98 to 102 inclusive, of Argonne Annex Subdivision, located on the east side of Deering Street immediately south of Hamlin Court in the northeast 1/4 of Section 1.be changed from RUFB to P, was next on the agenda. The secretary read Waring and Johnson's recommendation in which it was suggested that a 25 foot set back from Deering be observed in lots 101 and 102. Mr. Avern L. Cohn, Attorney, 600 Griswold, Detroit, was present representing the petitioner. There was a discussion regarding the property located next to and across the street from existing dwellings. Upon a motion duly made by Mr. Conway, seconded by Mr. Newton, and unanimously carried, it was RESOLVED, that Petition Z-40, Mervin K. Grosberg, requesting lots 98 to 102 inclusive, of Argonne Annex Subdivision, located on the east side of Deering Street immediately south of Hamlin Court in the northeast 1/4 of Section 1 be changed from RUFB to P, be tabled until January 19, 1954. The secretary read Petition Z-41, Ralph A. and Kathleen C. Westlake, requesting lots 1 and 6 inclusive of Grayton Highway Subdivision located in the northeast 1/4 of Section 28 on the west side of Farmington Road south of Schoolcraft be changed from RCFB to M-l. Waring and Johnson's recommendation was read. Mr. William Ponder, Attorney, was present representing the petitioner. No one was present objecting to the petition. Mr. Ponder stated that the petitioner intends to sell the property to a man who desires to establish a veterinary hospital. Photographs of the proposed hospital were shown. Upon a motion duly made by Yr. Conway, seconded by Mr. Greene, and unanimously carried, it was RESOLVED, that Petition Z-41, Ralph A. and Kathleen C. Westlake, requesting lots 1 to 6 inclusive of Grayton Highway Subdivision lo:iated in the northeast 1/4 of Section 28 on the west side of Farmington Road south of Schoolcraft be changed from RUFB to M-1, be granted. 253 4 The Chairman declared the foregoing resolution adopted. Upon a motion duly made by Mr. Jahn, seconded by Mr. Newton, and unanimously carried, it was RESOLVED, that a Public Hearing be held on the initiative of the Planning Commission itself as to whether or not the zoning classi- fication of lots 76 to 79 inclusive of Grayton Highway Subdivision, northeast 1/4 of Section 28 should be changed from RUFB to M-1 and that such hearing be set for the next public hearing, January 12, 1954. The Chairman declared the foregoing resolution adopted. The secretary announced that the petition of Deo V. Duryee to construct a gasoline station on the south side of Plymouth Road approximately 840 feet east of Levan Road in the northeast 1/4 of Section 32 was next on the agenda. Mr. Colin C. Crawford was present representing the petitioner. Mr. Charles G. Brown, 36049 Plymouth, stated that the petitioner does not live on the property and that a gas station should not be next to a residence. The petitioner has a large piece of property and the station could he put on the other side of the homestead. Upon a motion duly made by Mr. Newton, seconded by Mr. Conway, and unanimously carried, it was RESOLVED, that the petition of Deo V. Duryee to construct a gasoline sta- tion on the south side of Plymouth Road approximately 840 feet east of Levan Road in the northeast 1/4 of Section 32 be denied without prejudice. The Chairman declared the foregoing resolution adopted. The secretary announced that the next item on the agenda was application "b" for permit to remove a stock pile of top soil from parcel containing 30.22 acres, approximately 1,900 feet east of Levan and between Schoolcraft and Five Mile Road in the southeast 1/4 of Section 20. The application was approved by the Depart- ment of Public Works and the Police Department. Mr. Cummins was present. Mr. Jahn asked how long the stock pile had been piled. Mr. Cummins stated that it was piled last year. Mr. Frank Ross, 35564 Schoolcraft (Ply. 1623J2) stated that water stands eight to nine months out of the year and that it is also used as a dump. There was a discussion regarding the property being used as a dump. Upon a motion duly made by Mr. Newton, seconded by Mr. Conway, and unanimously carried, it was RESOLVED, that application "b", George Cummins, for permit to remove a stock pile of top soil from parcel containing 30.22 acres, approx- imately 1,900 feet east of Levan and between Schoolcraft and Five Mile Road in the southwest 1/4 of Section 20, be tabled until January 19, 1954. 255 Application "an, George Cummins, requesting permit to remove top soil from a parcel containing 6.86 acres located between Merriman and Middlebelt Road and between Plymouth and Chesapeake and Ohio Railway in the southwest 1/4 of Section 26 was next on the agenda. The secretary read a letter from Mrs. A. E. Garchow, 12055 Merriman Road, stating that she was opposed to the removal of this top soil. The Police Department and the Department of Public Works denied this application. Mr. Jahn agreed that this was a very bad situation. Mrs. India Wolfram, 12102 Merriman Road, stated that the petitioner bought the top soil before he had to have permit and that he has already removed topsoil from the north side. Upon a motion duly made by Mr. Newton, seconded by Mr. Conway, and unanimously carried, it was RESOLVED, that application "a", George Cummins, requesting permit to remove top soil from a parcel containing 6.86 acres located between Merriman and Middlebelt Road and between Plymouth and Chesapeake and Ohio Railway in the southwest 1/4 of Section 26 be tabled until January 19, 1954, and FURTHER RESOLVED, that a letter be written to Mr. Hultquist requesting his presence at the aforementioned meeting. Next on the agenda was application «dT', R. L. Krewson, requesting permit to remove fill sand on parcel located approximately 1,650 feet south of Eight Mile Road and approximately 400 feet west of Angling Road in the northeast 1/4 of Section 1. This application was approved by the Police Department and the Department of Public Works. Mr. Krewson was present. Mr. Jahn stated that the people in Farmington Township are the ones being bothered by the dirt and sand. Mr. Carl G. Ritter, 28800 Eight Mile Road, stated that he wanted to paint his house this spring and' that with the dirt and dust blowing it would be impossible. Mr. H. R. Fisher, 28700 Eight Mile Road, stated that the surrounding residents were promised that oil would be kept, on the road. The dirt and dust was so heavy that the oil was not on top for long. Mr. Jahn suggested that the Planning Commission go over to the property as a whole to investigate the situation. Mr. Otto Nelson, 20017 Angling Road, stated that he owned two lots. There was a discussion regarding the road level when the road is cut through. Upon a motion duly made by Mr. Jahn, seconded by Mr. Geer, and unanimously carried, it was RESOLVED, that application "d", R. L. Krewson, requesting permit to remove fill sand on parcel located approximately 1,650 feet south of Eight Mile Road and approximately 400 feet west of Angling Road in the northeast 1/4 of Section 1 be tabled until January 19, 1954. 257 The Chairman declared the foregoing resolution adopted. The Chairman called a recess at 12:30 a.m. The Chairman called the 40th Regular Meeting to order at 12:40 a.m. The secretary announced that the first item on the agenda was the Rosedale Gardens Subdivision #12 and #13, located in the southwest 1/4 of Section 34, on the south side of West Chicago. There was a question about this subdivision not following the Master Plan inasmuch as homes do not face Brookfield as indicated. Mr. Bleakley submitted 1/2 of their Master Plan and clarified the Brookfield situation. Upon a motion duly made by Mr. Harsha, seconded by Mr. Greene, and unanimously carried, it was RESOLVED, that the explanation given by Mr. Bleakley regarding the Rosedale Gardens Subdivision #12 be accepted as presented. The Chairman declared the foregoing resolution adopted. The secretary read a letter from Joseph F. Ferry, Sr., dated December 14, 1953, requesting the name Slavikfs Merriman Subdivision be changed to J. F. Ferry Merri- man Subdivision. This subdivision was given tentative approval November 17, 1953. Upon a motion duly made by Mr. Conway, seconded by Mr. Jahn, and unanimously carried, it was RESOLVED, that the request of J. F. Ferry, Sr., asking that the name Slavik's Merriman Subdivision be changed to J. F. Ferry Merriman Subdivision be granted. The Chairman declared the foregoing resolution adopted. The secretary announced that the duplication of house numbers in the Bel-Aire Sub- division #1 was next on the agenda. A committee of Three, Mr. Salinas, Mr. Conway, and Mr. Hay was appointed to change the street names. Upon a motion duly made by Mr. Geer, seconded by Mr. Jahn, and unanimously carried, it was RESOLVED, that a committee of three, Mr. Salinas, Mr. Conway, and Mr. Hay, be authorized to change the street name where there is a duplication of house numbers, in the Bel-Aire Subdivision #1, and FURTHER RESOLVED, that a letter be written the Post Office inform- ing them that the situation will be handled by the aforementioned committee and that a date be set for a meeting with them and a representative of the Post Office. The Chairman declared the foregoing resolution adopted. Mr. Harsha, Mr. Newton, and Mr. Greene gave a report on their attendance at the National Planning Conference. 259 The secretary read a proposed letter from the Planning Commission to the City Coun- cil requesting floor space for a storage cabinet. Upon a motion duly made by Mr. Jahn, seconded by Mr. Newton, and unanimously carried, it was RESOLVED, that the proposed letter requesting floor space in the City Hall for a storage cabinet for the secretary to the Planning Commission be sent to the City Council as presented. The Chairman declared the foregoing resolution adopted. The secretary read the report on the Livonia Gardens Meeting, November 19, 1953, by Mr. Greene, Mr. Newton, and Mr. Geer. Upon a motion duly made by Mr. Jahn, seconded by Mr. Conway, and unanimously carried, it was RESOLVED, that the letter from the committee that attended the Livonia Gardens Meeting, November 19, 1953, be put on record and that reference be made to it when future plats in Section 22 are presented, and FURTHER RESOLVED, that a letter be written to Mr. Dave K_cCotter informing him of the aforementioned action. The Chairman declared the foregoing resolution adopted. The secretary read a letter dated December 4, 1953, from Ross Campbell, Thompson- Brown Company, requesting that the name «The Botsford Subdivision,' be reserved until their plat can be filed' Also a letter dated December 8, 1953, from Marie Clark, City Clerk, referring Mr. Ross Campbell's letter to the Planning Commission, was read. The secretary presented a statement for November for $492.18 from Waring and Johnson. Upon a motion duly made by Mr. Harsha and seconded by Mr. Newton, it was RESOLVED, that the statement from Waring and Johnson for November in the amount of $492.18 be approved as presented. A roll call vote on the foregoing resolution resulted in the following: AYES: Newton, Conway, Jahn, Greene, Geer, Harsha, Hay and Salinas NAYS: None Upon a motion duly made by Mr. Jahn, seconded by Mr. Greene, and unanimously carried, it was RESOLVED, that this meeting be adjourned. At approximately 1:45 a.m. the Chair declared the meeting adjourned. ufin Salinas, Secretary ATTESTED: (� Dallas F. Hay, Chairman