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HomeMy WebLinkAboutPLANNING MINUTES 1954-11-23 131 MINUTES OF THE 59TH SPECIAL MEETING OF THE CITY PLANNING COMMISSION The 59th Special Meeting of the City Planning Commission was held on Tuesday, November 23, 1954 at the City Hall, Livonia, Michigan. The Special Meeting was called to order by Chairman Peter A. Ventura at approximately 6:O1 p.m. Members present: William Robinson Robert L. Greene Peter A. Ventura Edwin Conway Adelaide Nielsen Rufino Salinas H. Paul Harsna Members absent: *Karle Steinnoff Dallas F. Hay _ Mr. Eino Micnaelson, Asst. Supt. of Livonia School District was present togetner with approximately 1) people attending tne Special Meeting. The secretary announced that the first item on tne agenda was Petition No. Z=(1 by Jesse M. Cook, Cook Development Company asking that the zoning classification of Parcels CC and W2a located in the South 1/2 of Section 33 and Lots 74'(, 752, 753, 754 and 757 be changed from RUFB to R-1. The secretary read letters: (a) gated November 16, 1954 from A. T. Kunze, Sanitary Engineer, Board of County Road Commissioners and (b) dated November Its, 1954 from C. F. Martin, Supt. of Parks and Forestry, Board of County Road Commissioners. Messrs. Burton Warner and Roscoe Gustafson, 22919 Michigan Avenue, Dearborn were present. *Mr. Karle Steinhoff arrived at approximately $:04 p.m. A map showing location of certain proposed subdivisions in Section 32 and 33 was submitted by Mr. Warner. Mr. Ventura asked how many homes in each subdivision: Cnerokee Trail Sub- division, Rouge Trail View Subdivision and Ottowa Trail Subdivision. Mr. Warner stated that they have not prepared plans for all of the subdivisions and the ones that are prepared are subject to change. There would be approxi- mately four lots per acre--about 215 nomes in all three subdivisions. Mr. Robinson asked if it has been established that the petitioner has talked to the School Board. Mr. Warner stated they nave not as it was their understanding that the re-zon- ing came first then if that petition is granted the subdivision plats can tnen be discussed with the School Board. Mr. Michaelson stated that provision is made for part of the cnildren from these proposed subdivisions in the school in Section 32. There is a question of access to the school. Stated that he would like to talk to petitioner re- garding proposed subdivisions and school situation. No one was present opposed to Petition No. Z=(0. Upon a motion duly made by Mr. Salinas, seconded by Mr. Conway and unanimously carried, it was 132 rw.,c RESOLVED that, pursuant to a Public Hearing having been held on November 9, 1954 on Petition No. Z-71 as submitted by Jesse M. Cook, Cook Development Company for a change of zoning in the South 1/2 of Section 33 and the Southwest 1/4 or Section 32 from RUFB to R-1 the City Planning Commission does hereby recommend to the City pouncil that Petition No. Z=/l be granted, and FURTHER RESOLVED, notice of the above nearing was published in the official newspaper, The Livonian under date of October 21, 1954 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, The Consumers Power Company, City Departments and petitioner as listed in the Proof of Service. Tne Chairman declared the foregoing resolution adopted. The secretary announced that the next item on the agenda was Petition No. Z-b9 by D. A. Laven asking that the zoning classification of Parcels Vlala and Vlalb located in the Soutneast 1/4 of Section 32 and situated on the Northeast corner of Levan Road and Ann Arbor Trail be changed from RUFB to R-1. Mr. Burton Warner was present representing the petitioner. Tne secretary read letters (a) dated November 16, 1954 from A. T. Kunze, Sanitary Engineer, Board of County Road Commissioners and (b) dated November 1B, 1954 from C. F. Martin, Supt. of Parks and Forestry, Board of County Road Commissioners. Mr. Warner stated there are approximately '/-1/2 acres and approximately 21 lots in the proposed subdivision. Mr. Michaelson stated ne had no comment and that his previous remarks were meant for this petition also. No one was present opposed to Petition No. Z-69 Mr. Ventura stated that there are other Bodies of the city that feel that the commission should not be too hasty in re-zoning. Mr. Salinas stated this was a noble thought but the commission has nothing to back them up. Mr. Ventura stated that municipal services are not up to the increased building. Upon a motion duly made by Mr. Salinas and seconded by Mr. Conway, it was RESOLVED that, pursuant to a Public Hearing having been held on November 9, 1954 on Petition No. Z-b9 as submitted by D. A. Laven for a change of zoning in the Southeast 1/4 of Section 32 from RuFB to R-1 the City Planning Commission does hereby recommend to the City Council that Petition No. Z-69 be granted, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian under date of October 21, 1954 and notice of which hearing was sent to Tne Detroit Edison Company, Chesapeake & Ohio Railway Company, Micnigan Bell Telephone Company, The Consumers Power Company, City Departments and petitioner as listed in the Proof of Service. 14)9 00 A roll call vote on the foregoing resolution resulted in the following: AYES: Robinson, Conway, Greene, Steinhoff, Nielsen, Harsha and Salinas NAYS: Ventura The secretary announced that the next item on the agenda was Petition No. Zeb5 by V. R. Breidenbach, Lytle Construction Company asking that the zoning classification of Parcel M located in the Northwest 1/4 of Section 31 and situated on the West side of Hix Road between Ann Arbor Trail and Ann Arbor Road be cnanged from RUFB to R-1-B. The secretary read letters (a) dated November 12, 1954 from Carl F. Martin, Supt., Parks & Forestry, Board of County Road Commissioners and (b) dated November 10, 1954 from A. T. Kunze, Sanitary Engineer, Board of County Road Commissioners. Mr. Breidenbach was present. Mrs. Nielsen asked the size of lots in this proposed subdivision. Mr. Breiden- bach stated tne lots will be 60 feet to 120 feet in width. There will be approximately 234 lots in the entire subdivision. Stated it was up to the School Board whether they wanted Lytle Construction Company to construct scnool buildings. No one was present opposed to Petition No. Z-b5. Mr. Robinson read from the Michigan Laws related to Local Planning Act 207 of the Public Acts of 1921, as amended 125.583 Section 3. Stated that he would construe this to mean that commission does have control over re-zoning. Mr. Salinas stated that commission must have a very good reason for turning down any petition. Mere fact that the city is growing too fast is not sufficient reason. Mr. Ventura stated that there is pressure against granting re-zoning. Commission does not have the final say as petitions do have to go to City Council. No one was present opposed to Petition No. Z-b5. Upon a motion duly made by Mr. Conway and seconded by Mr. Greene, it was RESOLVED that, pursuant to a Public Hearing having been held on November 9, 1954 on Petition No. Z-b5 as submitted by V. R. Breidenbach, Lytle Construction Company for a change of zoning in the Northwest 1/4 of Section 31 from RUFB to R-1-B the City Planning Commission does hereby recommend to the City Council that Petition No. Z-65 be granted, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian under date of October 21, 1954 and notice of whicn hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, The Consumers Power Company, City Departments and petitioner as listed in the Proof of Service. A roll call vote on tne foregoing resolution resulted in the following: 134 AYES: Conway, Greene, Steinhoff, Nielsen, Harsha and Salinas NAYS: Robinson and Ventura " The secretary announced that the next item on the agenda was Petition No. Z-6b by V. R. t3reidenbach, Lytle Construdtion Company asking that the zoning classification of Parcels K and L located in the Northwest 1/4 of Section 31 and situated approximately 1,925 feet West of Hix Road between Ann Arbor Trail and Ann Arbor Road be changed from RUFB to R-1-t3. The secretary announced that the letter pertaining to Petition No. Z-b5 dated November 12, 1954 from Carl F. Martin, Supt., Parks & Forestry, Board of County Road Commissioners and dated November 10, 1954 from A. T. liunze, Sanitary Engineer, Board of County Road Commissioners apply to this petition also. No one was present opposed to this petition. Mr. Harsha stated that at one time Livonia had two airports, National Airport and Triangle Airport and tnat with this subdivision there will be no provision for emergency landings. An airport is one of the things tnat goes along with future planning. Mr. Ventura stated that commission should not wait untilJand is completely built up. The commission voted against enlarging Triangle Airport. This air- port would not accommodate airplanes of any size. There is open space on the Northwest ena of city which commission should seriously consider. Mr. Conway stated that this is the first petition in this area that there has not been someone present at meeting objecting. Mr. Ventura stated that the Mettetal Airport is located on the edge of Livonia in another township. Upon a motion duly made by Mr. Conway and seconded by Mr. Greene, it was RESOLVED that, pursuant to a Public Hearing having been held on November 9, 1954 on Petition No. Z-bb as submitted by V. R. Breiden- bach, Lytle Construction Company for a change of zoning in the North- west 1/4 of Section 31 from RUFB to R-1-B the City Planning Commission does hereby recommend to the City Council tnat Petition No. Z-bb be granted, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian under date of October 21, 1954 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Tne Consumers Power Company, City Departments and petitioner as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Conway, Greene, Steinhoff, Nielsen, Harsha and Salinas NAYS: Robinson and Ventura Tne secretary read the letter dated November 17, 1954 from Charles Heiman, Grandville Construction Company asking an extension of time for Heiman Park Subdivision. Mr. Charles Heiman was present. 1L" r Mr. Ventura stated that he maintains stand that he cannot see how an extension of time can be asked for after the expiration of the specific time. Recommended the Mr. Heiman come back to commission for preliminary approval of the sub- ILdivision plat. Mr. Robinson asked how far the improvements have been extended into the South half of the subdivision. Mr. Heiman pointed this out on the map of the sub- division. Stated that he paid *4,000. for the culvert itself and that im- provements are 40 feet or 50 feet into other subdivision. Mr. Ventura asked when Mr. Heiman received the letter from the City Attorney dated November 5, 1954, why did he come before this commission why didn't he go ahead with improvements. Mr. Heiman stated his intentions are good and treat he does not wish to go against anyone, but wishes to follow the rules. Mr. Salinas stated that Mr. Heiman did not state in his letter how much of an extension he will need. Mr. Heiman stated about six months on the preliminary plat. Stated that half is recorded and that he cannot record other half until the improvements are in and inspected. Mr. Ventura read letter dated October 29, 1954 addressed to Mr. Heiman from Mr. Ventura. Mr. Greene stated the City Attorney advised commission at the previous meeting that commission could extend time. Mr. Ventura asked how long anu how old a plat nas to be before an extension cannot be asked for. Stated that the commission's decision will set a precedent and subdivider should abide by rules. Mr. Conway stated that he thought it would be in order if commission can create good feeling. Mr. Salinas stated if the commission operated by a book of rules there would be no need for a commission. Would need only one man. Stated commission is here to interpret rules --- judge each case as it comes. Mr. Robinson stated that one year has elapsed and that if commission does grant an extension it is then approving septic tanks on 80 X 114 lots. Asked what subdivision in Livonia that has septic tanks on lots this size and not having trouble. Stated Mr. Ashmore nas pointed out that land should be re-zoned be- fore commission considers a preliminary plat. Mr. Ventura stated Mr. Heiman got caught in the middle of the change of procedure. Mr. Burton Warner stated that he was the surveyor and briefed the commission on what had transpired regarding this subdivision and the action of the City Council. li: Mr. Heiman stated that ne was told by City Council that when he was finished with the North half of subdivision he could go ahead with tte second nalf. Upon a motion duly made by Mr. Salinas and seconded by Mr. Conway, it was • RESOLVED that, an extension of six (6) months from this date be granted to Mr. Charles Heiman on Heiman Park Subdivision, No. 2 located in the Northeast 1/4 of Section 9 to enable Mr. Heiman to present final plat of Heiman Park Subdivision, No. 2 to the commission. A roll call v to on the foregoing resolution resulted in the following: AYES: Conway, Greene, Steinhoff, Nielsen, Harsha and Salinas NAYS: Robinson and Ventura The secretary read the letters dated November 16, 1954 and November 17, 1954 from Mr. Hugh Wood, Jr., President Clements Circle Civic Association regarding the petition by Henry Carnick, Carnick Oil Company asking permission to establish a two stall gasoline service station on Outlot A, Greenette Sub- division located in the Northwest 1/4 of Section 36. Mr. Salinas explained to the commission the reason this letter was not read. Stated that he informed Mrs. Fulton, Secretary that unless letters are given to commission personally the commission would not be responsible. Mr. Conway stated that no one was present objecting to this petition when it was heard. 1'1r. Ventura stated that an official of any organization cannot object forthe entire organization unless he has the feeling of the people. Must have a meeting and authority from the Board of Directors. Talked to Mr. Wood after meeting and was told that Mr. Wood nad members of the association working in area to see if there was anyone opposed to this petition. Mr. Harsha suggested that a resolution be adopted by commission to this effect; that any communications from the officials of any civic association must state on what authority they are writing the letter. Must have authority from Board of Directors or Body of such association. Mr. John O'trey, 30733 Crandon stated that he was a member of the Building Sub- division Control Committee of his association and that if a letter were to be written it would not be written without the knowledge of the association. Mr. i;reene stated that any expression of an association must represent the majority of the vote of the association. Upon a motion duly made by Mr. Salinas, seconded by Mr. Conway and unanimously ' carried, it was RESOLVED that, letters dated November 15, 1954 and November 17, 1954 from Mr. Hugh Wood, Jr., President Clements Circle Civic Association regarding proposed gas station by Carnick Oil Company be placed on file. The Chairman declared the foregoing resolution adopted. Mr. Ventura stated that he has talked to Mr. Munson about bringing the city map up-to-date showing all of the zoning amendments. Stated that he has an appointment with Mr. Munson at 9:00 a.m. November 24, 1954 to further discuss this matter. Very important that it be taken care of before the end of the fiscal year. Would like authorization to enter into contract with Mr. Munson to bring city map up—to-date showing zoning changes and all recent subdivisions. There was a lengthy discussion whether there should be one or two maps. Mr. Greene asked why commission has selected Mr. Munson when there are still several consultants to be interviewed. Mr. Ventura stated that at the interview with Mr. Munson last Thursday the matter of these maps was discussed. Would hire Mr. Munson for this job only. upon a motion. duly made by Mr. Conway, seconded by Mr. Robinson and unanimously carried, it was RESOLVED that, Mr. Peter A. Ventura be given authorization to enter into contract with Mr. Albe Munson not to exceed money on hand for the following two maps: (a) City map showing zoning changes upt4to—date, and (b) Map showing placement of subdivision. FURTHER RESOLVED, that said contract stipulate that all tracings belong to the City of Livonia and/or City Planning Commission. The Chairman declared the foregoing resolution adopted. Mr. Ventura announced that Mr. Malcolm F. Waring has returned the plat book and binder as requested. Mr. Ventura stated that a work map signed by Mr. Dallas F. Hay and Miss Helen Byers showing proposed zoning before Ordinance No. .60 and Zoning Map were adopted by the vote of the people was found. This map shows that the Southwest corner of Six Mile and Middlebelt Roads does not have a jog. Mrs. Kelley, 33ybb LaMoyne questioned tne commission about a scnool site in her area as to the route they would use for entry into school. Asxed if there was an objection to the route they will use will it come before Planning Commission. The commission referred Mrs. Kelley to Mr. Michaelson, Asst. Supt., Livonia School District who would be able to give her necessary information. Mr. Ventura stated tnat commission has not has experience along these lines Mr. Robinson asked whether tne commission naa time set aside for the Regional Planning Commission at the study meeting Tuesday, November 30, 1954. Stated ` they wish to discuss the over—all regional plan. Plymouth and Livonia are the only two communities that have not cooperated. Stated that there should be minutes of this meeting. Mr. Steinhoff stated commission should have consultant before it goes into this Mr. Harsha stated that the law calls for Planning Commission to prepare plans six years ahead which are to be turned over to City Council. To date commission has not done this. With study groups and consultant this might be accomplished. 138 It was established that time snould be set aside on the agenda Tuesday, November 30, 1954 for the Regional Planning Commission. Mr. Roscoe Gustafson, 22919 Michigan Avenue, Dearborn stated that he had been asked by his clients to locate property for a Drive—In Theater. Asked the 3 feeling of the commission. Mr. Ventura statea that according to the present Zoning Orainance, Ordinance No. b0 a Drive—In Theater is not allowed. Upon a motion duly made oy Mr. Conway, seconded by Mr. Robinson and unanimously carried, it was RESOLVED that, the 79tH Special Meeting be adjourned. At approximately 9: 0 p.m. Chairman Peter A. Ventura called the meeting adjourned. 51../(?1,A.45/ R fino ):linas, ecretary ATTESTED: Peter A. Ventura, Chairman