HomeMy WebLinkAboutPLANNING MINUTES 1955-03-08 837
Lrt)i)
MINUTES OF A PUBLIC HEARING
OF THE CITY PLANNING COMMISSION
On Tuesday, March 8, 1955 the above hearing was held by the City Planning
Commission at the City Hall, 33001 Five Mile Road, Livonia, Michigan. Chair-
man Peter A. Ventura called the Public Hearing to order at approximately
8:04 p.m. Mr. Robert L. Greene presided as Secretary in the absence of
Mr. Rufino Salinas
Members present: *William Robinson Karle Steinhoff H. Paul Harsha
Edwin Conway Robert L. .Greene Peter A. Ventura
****Daniel Lepo
Members absent: **Dallas F. Hay
***Rufino Salinas
The following were present together with approximately 150 people attending
the Public Hearing:
Lieutenant Bob Perry - Fire Department
****Russell Ashmore - City Attorney
******Albe Munson - Planning Consultant
The secretary read excerpts from Petition No. Z-88 by Juanita W. Lumley, et al
asking that the zoning classification of Parcel DDlale located on the West
side of Farmington Road approximately 1,200 feet South of Hathaway Avenue in
the Southeast 1/4 of Section 33 be changed from RUFB to R-1-A. Mrs. Juanita
Lumley was present.
Mrs. Lumley gave the commission a more general description of the location of
the parcel. Stated that she figured the surveyor would take care of the storm
water and sanitary sewer plans. Stated there would be sewers and that they
would connect into existing sewer on Farmington Road. Stated the owners would
pay their share of developing their portion.
Mrs. Rolen, 33735 Hathaway asked whether this rezoning would include Lots 41
and 42 which are located on Hathaway. Mrs. Lumley stated that the petition
does not include property that far North.
The secretary read the legal description as it appeared in Petition No. Z-88.
No one was present opposed to this petition.
Upon a motion duly made by Mr. Harsha, seconded by Mr. Lepo and unanimously
carried, it was
#3-62-55 RESOLVED that, pursuant to a Public Hearing having been held on
Petition No. Z-88 as submitted by Mrs. Juanita W. Lumley, et al
for a change of zoning in the Southeast 1/4 of Section 33 from
RUFB to R-1-A the City Planning Commission does hereby recommend
to the City Council that Petition No. Z-88 be granted, and
*Page 840 ******Page 852
***page 841 *****page 845
**gage 842
****page 843
264
44.0
FURTHER RESOLVED, notice of the above hearing was published in �'
the official newspaper, The Livonian under date of February 17,
1955 and notice of which hearing was sent to The Detroit Edison
Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele—
phone Company, The Consumers Power Company, City Departments
and petitioner as listed in the Proof of Service.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition No. Z-90
by James Taylor and Roger H. Blackwood, Fred Blackwood Company asking that the
zoning classification of Parcel D12h located on the South side of Curtis Avenue
approximately 900 feet East of Wayne Road in the Southwest 1/4 of Section 9 be
changed from Ag—B to RUFA. The secretary read letter dated February 25, 1955
from Calvin Roberts, Chief Livonia Fire Department and the legal description
as it appeared in said petition.
Mr. Munson gave a more common description of the parcel involved.
The secretary read from the petition the reasons for requesting change of
zoning and excerpts from the restriction agreement attached to petition.
Mr. Burton Warner, Warner & Warner was present representing petitioner and
stated he could answer any of the technical questions. Stated that the
crooked line along the West side of proposed subdivision is a creek which will
be used for storm water. Stated they proposed to dispose of sewage through
septic tanks. Stated they have not obtained a percolation test and will not
until frost is out of the ground. Stated he was over ground sometime ago and
that in his opinion the land is high and sandy. Stated that there is city
water available.
Mr. Ventura asked the character of the surrounding area. Mr. Warner stated
on Laurel the homes are large and the ranch type. Stated there is only one
home on the North side of Curtis Avenue.
Mr. Lepo asked the size of lots of existing homes. Mr. Warner stated the
parcels on Laurel Avenue are at least five acres.
Mr. Ventura stated his concern was the septic tanks and suggested that
percolation tests be made before commission takes action.
Mr. Greene stated that when Fred Blackwood Company presented plat of proposed
subdivision, the lots were large but that Mr. Blackwood was not sure he could
retain these large lots. Asked how small lots would be.
Mr. Warner stated that they have to be at least one half acre. Stated plat
was based on old paving plans and that under new ordinance it would be
prohibitive to develop subdivision as originally platted. Stated they would
no doubt have approximately 40 to 43 lots on new plat. Stated they would
decrease width to 110' and increase the depth. Stated he could not give
commission any information regarding school facilities.
Mr. Donald Burns, 34850 Six Mile Road asked whether action would be taken on
the proposed plat at this hearing. Mr. Ventura stated at this time only the
petition for rezoning would be considered.
ba
No one was present opposed to this petition.
E Upon a motion duly made by Mr. Robinson, seconded by Mr. Conway and
unanimously carried, it was
#3-63-55 RESOLVED that, pursuant to a Public Hearing having been held on
Petition No. Z-90 as submitted by James Taylor and Roger H.
Blackwood, Fred Blackwood Company for a change of zoning in the
Southwest 1/4 of Section 9 from AG-B to RUFA the City Planning
Commission does hereby recommend to the City Council that
Petition No. Z-90 be granted, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian under date of February 17,
1955 and notice of which hearing was sent to the Detroit Edison
Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone Company, The Consumers Power Company, City Departments
and petitioner as listed in the Proof of Service.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Robinson, seconded by Mr. Lepo and unanimously
carried, it was
#3-64-55 RESOLVED that, the commission depart from the regular order of
business to consider Item No. 9 as it appears on the agenda.
The Chairman declared the foregoing resolution adopted.
The secretary read letter dated February 1, 1955 from J. I. Spanich, Spanich
Bonding & Welding Corporation requesting permission to build a drag strip for
the use of the Michigan Hot Rod Association on Parcels A32b2, A32cDlalb,
Dlala and Dlala2 located between Farmington and Merriman Roads and between
Schoolcraft Road and the C & 0 Railway in the North 1/2 of Section 27. The
secretary also read letter dated March 2, 1955 from Calvin Roberts, Chief
Livonia Fire Department and dated February 7, 1955 from Russell C. Ashmore,
City Attorney. Mr. J. I. Spanich was present.
Mr. Spanich stated that he had with him a 28 minute film from the National
Hot Rod Association showing just what a hot rod strip is. Stated he would
like to show film as this would take less time than it would take to explain
what a hot rod strip is. Stated he had a gentlemen's agreement with the
owners of property to lease land for five years with an option to buy. Stated
he intended to buy strip.
Mr. Ventura read letter dated February 25, 1955 from Mel B. Lindquist regarding
Parcel Dlala2.
At approximately 8:45 p.m. Chairman Peter A. Ventura relinquished the Chair to
Vice-Chairman H. Paul Harsha.
Mr. Ventura stated that Mr. Lindquist contacted him and was perturbed that his
property was included in this drag strip. Stated he did not see any point in
going on with hearing as this petition was misfiled.
966
Mr. Spanich stated that Mr. Lindquist contacted him also. Stated that there
is an error in his petition as presented. Stated at no time did he intend to
use this property.
The Chair asked if Mr. Lindquist or his representative was present. Mr. Lind—
quist or representative was not present.
Mr. Ventura stated that last Friday night he met with Mr. Columbo, represent—
ative of Mr. Lindquist.
*Mr. William Robinson was excused from meeting at approximately 8:50 p.m.
Mr. Spanich stated that Mr. Lindquist assured him he would be present at this
meeting and that he would help him (Mr. Spanich) promote the drag strip.
Stated his (Mr. Spanich) engineer made a mistake when he obtained the des—
cription of land.
*Mr. William Robinson returned to meeting at approximately 8:53 p.m.
The Secretary read letter dated February 9, 1955 from J. I. Spanich, Spanich
Bonding and Welding Corporation which gave the legal description of the land.
Vice-Chairman H. Paul Harsha relinquished the Chair to Chairman Peter A.
Ventura at approximately 8:50 p.m.
Mr. Spanich stated that he hired someone to obtain legal description and that
it was not his fault that a mistake was made. Stated the drag strip sketch
as submitted shows that strip does not include Parcel Dlala2. Stated it was
his intent to get away with as little property as possible for drag strip.
Stated he drew the sketch and that an engineer obtained the legal description.
Mr. Conway stated that in most cases this commission has requested plan showing
location of request and surrounding area.
Mr. Spanich stated that when commission and those present see film, they will
at that time either like or dislike drag strip.
Approximately 35 people raised their hands when asked if anyone was present
opposed to this petition.
Mr. Howard Hiles, 32541 Schoolcraft Road asked the age of the youth that
Mr. Spanich claims would be taken off the streets. Submitted petition with
approximately 94 signatures of residents opposed to this petition. Stated
that if necessary these residents will take this to court. Stated drag strip
will depreciate property by at least 30%.
Mrs. Robert Davidson, 14025 Brookfield, a teacher, stated that juvenile
delinquency appears up to the age of 16 and 17 and that a youth cannot drive
a car until he is 16 years old. Stated that boy must be 21 years of age to
drive on a legal strip. Stated that in her opinion this would not benefit
youth. Stated that this petition should have been printed in the newspaper as
it would affect everyone. Submitted petition with approximately 24 signatures
of residents opposed to this petition.
Mr. Ventura stated that the City Attorney advised commission that written
notice sent to property owners within 500 feet would be sufficient.
The secretary read heading on petitions submitted by Mr. Hiles and Mrs. David—
son.
###Mr. Rufino Salinas arrived at meeting at approximately 9:04 p.m.
Mr. Hiles stated that they are not opposed to helping delinquents. Asked why
strip couldn't be retained at its present location on Eckles Road which is
commercial rather than residential area.
Mrs. Helen Ward, 32707 Schoolcraft Road stated that her property is 720' deep
and that it is in the immediate area of the drag strip. Stated she is opposed
to this strip as she did not want her property used as a picnic ground.
An unidentified woman stated she was objecting to boys who drive hot rods be—
ing referred to as "delinquents".
Mr. William Haavesto, 32465 Schoolcraft Road asked the area these boys will
come from. Asked the influx of traffic. Stated it is bad enough at present
with the race track. Stated that he objected to it.
An unidentified man stated that people on Merriman Road are opposed to the
proposed drag strip.
Mr. Ventura asked Lieutenant Bob Baumgartner, Livonia Police Department if he
had anything to add to discussion. Lieutenant Baumgartner stated that he
believed Chief George Harmon would be the proper one to comment.
Chief George Harmon, Livonia Police Department stated that the City of Livonia
has been commended highly for the drag strip on Eckles Road. Stated that the
boys on the streets burning rubber, etc. are not the ones using the drag strip.
Stated boys invest $5,000 to $15,000 in their cars and that they do not at
that cost misuse them. Stated the inspection of the cars is equal to that of
the Indianapolis Speed—way. Stated only two cars are driven at a time down
the drag strip. Stated that the Police Department think the drag strip is a
very fine idea but the people living in the area are the ones to decide.
Stated he would like to see drag strip in Livonia but would like to see one so
situated that it would have approval of the people.
Mr. William Remaley, 32237 Schoolcraft Road stated that the question is not
that the people do not want drag strip but that there are many other places
to establish it. Suggested across from the race track and at Farmington Road
and Six Mile Road. Stated that he purchased his property with the intent of
subdividing. If a drag strip is established at the present proposed location,
people will not want to buy residential property.
Chief Harmon stated that he was the one at the City Council meeting that
suggested a Public Hearing be held on this item.
Mr. Spanich stated very few people really know what a drag strip is. Stated
film would explain this to commission and people present. Stated property is
located in an M-2 District.
Mr. Munson stated according to sketch the property is located in M-1, M-2 and
RUFB Districts.
r"
Mr. Spanich stated parking would be in other zones and that strip would be J"
located in M-2.
Mr. Hiles stated he objected to it now and that film would not change his
mind. Did not want drag strip regardless.
**Mr. Dallas F. Hay arrived at meeting at approximately 9:15 p.m.
Mr. Ventura asked how many present would change their mind if the film was
shown. No one raised their hand.
Mr. Robinson stated that he thought Mr. Spanich should be given the
opportunity to show the film. Felt that he would like to look at both sides
of the picture.
Mr. Spanich stated that Chair has been unfair and that he should be allowed
to speak and show film. Mr. Ventura stated he would allow Mr. Spanich two
minutes.
Mr. Spanich stated one cannot fight something one does not understand.
Mr. Harsha stated that he did not feel commission can give 28 minutes of its
time and that a case of this type should be presented in 15 minutes. Stated
he would vote to give Mr. Spanich 10 minutes but not 28 minutes.
Upon a motion duly made by Mr. Robinson and seconded by Mr. Conway, it was
#3-65-55 RESOLVED that, Mr. J. I. Spanich be allowed to show his 28
minute film pertaining to the proposed drag strip to be
located in the North 1/2 of Section 27.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Robinson and Conway
NAYS: Lepo, Steinhoff, Harsha, Ventura, Greene and Salinas
NOT VOTING: Hay
Mr. Spanich stated he would like to invite those present to see film and that
he would set up equipment in the lobby.
Mr. Harsha stated Mr. Spanich should be given 10 minutes to present his case.
Mr. Lepo stated Mr. Spanich has not asked for additional time.
Upon a motion duly made by Mr. Harsha and seconded by Mr. Robinson, it was
#3-66-55 RESOLVED that, Mr. J. I. Spanich be given 10 minutes to present
his case in regard to the drag strip to be located in the North
1/2 of Section 27.
A roll call vote on the foregoing resolution resulted in the following:
AYES; Robinson, Conway, Hay, Salinas, Lepo, Steinhoff, Harsha and
Greene
NAYS: Ventura
414t)
Mr. Spanich stated that the petition has been lost but that he would still set
up his equipment and show the film to those interested and that when those now
opposed to petition see film and remain opposed to petition he will be
satisfied. Stated Eckles Road is not the proper place for the drag strip.
Upon a motion duly made by Mr. Robinson and seconded by Mr. Steinhoff, it was
#3-67-55 RESOLVED that, pursuant to a Public Hearing having been held the
City Planning Commission does hereby deny the petition by J. I.
Spanich, Spanich Bonding & Welding Corporation requesting
permission to build a drag strip for the use of the Michigan Hot
Rod Association on Parcels A32b2, A32oDlalb and Dlalal located
between Farmington and Merriman Roads and between Schoolcraft
Road and the C & 0 Railway in the North 1/2 of Section 27, and
FURTHER RESOLVED, notice of the above hearing was sent to property
owners within 500 feet, petitioner and City Departments as listed
in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Robinson, Conway, Salinas, Lepo, Steinhoff, Harsha,
Ventura and Greene
NAYS: None
NOT VOTING: Hay
The Chairman called a recess at approximately 9:27 p.m.
****Mr. Daniel Lepo left meeting at approximately 9:30 p.m.
The Chairman called the Public Hearing to order at approximately 9:37 p.m.
at which time all were present as named at the beginning and during the course
of the meeting. Mr. Rufino Salinas presided as Secretary at this point.
The secretary read Petition No. Z-91 by Maurice Cooper asking that the zoning
classification of Outlot A and Outlot B, Ziegler Woods Subdivision and Outlot
C and Outlot D, Ziegler Woods Subdivision, No. 2 located on the West side of
Middlebelt Road between Minton and the vacated Cathedral Avenue in the South-
east 1/4 of Section 35 be changed from RUFB to R-2. The secretary stated
that the original petition is incorrect as it states land is presently zoned
R-1. Mr. Jesse Cook, Cook Development Company, 24031 Manistee Avenue, Oak
Park was present representing the petitioner.
Mr. Cook stated that at one time it was anticipated that this property be
zoned C-2 but that owner has reconsidered.
Mr. Ventura asked the depth of the lots. Mr. Cook gave the depth of the lots
as it appears on the recorded plat.
Mr. Ventura stated that Outlot B and Outlot C fronts on Middlebelt and sides
on Grandon avenue. Asked if all buildings will front on Middlebelt, Mr. Cook
stated he did not know but that he would think they would front on Grandon
Mr. Cook stated that he thought they would be rented and not sold.
Mr. Salinas asked how many buildings on each lot. Mr. Cook stated he did not
have plan but that they would have to comply with Zoning Ordinance.
Mr. Salinas asked Mr. Munson if he had any experience in other communities
where they might require greenbelt between residential and R-2 District.
Mr. Munson stated not that he remembered. Stated greenbelt is required
between residential and R-3.
Mr. Cook stated that it would need barrier.
Mr. Ventura asked Mr. Munson if he considered R-2 in this location more
desirable than C-2. Mr. Munson stated "yes" in this particular location.
Mr. Cook stated Mr. Cooper would be willing to provide more parking space if
this petition is granted.
Mr. Ventura stated that if commission has right to make provision it should
insert that more than one off-street parking apace per unit be provided.
W. Munson stated that he did not think at this time commission has that
right. Stated petition could be granted and Building Department could ask
for additional off-street parking than is required.
Mr. Conway stated that facing side street will not work out with plan for
Middlebelt Road.
Mr. Hay stated that Mr. Cook does not have all answers and that petition
should be tabled until such time Mr. Cooper can be present.
Mr. Munson stated that if the property across street face on Middlebelt it is
better to have suitable front. Side of dwelling would be on Middlebelt and
entrance into side street.
Mr. Salinas stated that if the dwelling faces Middlebelt the parking would be
adjacent to side of existing dwelling.
Mr. Munson stated that a plan of the proposed use should be submitted before
approval is given to petition.
Mr. Cook suggested that petition be tabled in order to give Mr. Cooper
opportunity to submit plan showing parking area, use and structure.
Mr. Ventura stated that petition could be tabled until plot plan showing how
building will be located, off-street parking and how buildings will face.
No one was present opposed to this petition.
Mr. Ventura suggested that Mr. Cooper provide more off-street parking than is
required under the present Zoning Ordinance.
Upon a motion duly made by Mr. Hay, seconded by Mr. Greene and unanimously
carried, it was
#3-68-55 RESOLVED that, Petitions No. Z-91 and No. Z-92 requesting a
change of zoning in the Southeast 1/4 of Section 35 be tabled
until March 15, 1955 in order to give petitioner opportunity
845,
i
to present plot plan showing location of buildings, off-
street parking and how buildings will face.
The Chairman declared the foregoing resolution adopted.
The secretary read petition dated February 10, 1955 from Burton Warner, Warner
& Warner requesting approval of the proposed Rouge Trail View Subdivision
located in the Southeast 1/4 of Section 33. The secretary read letters dated
February 25, 1955 from Calvin Roberts, Chief Livonia Fire Department and
dated March 8, 1955 from Hugh Wood, Jr., Chief Inspector. Messrs. Jesse Cook,
Cook Development Company and Burton Warner, Warner & Warner were present.
*****Mr. Russell Ashmore arrived at meeting at approximately 10:02 p.m.
The secretary read letter dated November 18, 1954 from A. T. Kunze, Sanitary
Engineer, Wayne County Road Commission and dated November 18, 1954 from
C. F. Martin, Supt. of Parks and Forestry, Wayne County Road Commission.
Mr. Hershey Chairman Plat Committee stated they could not find anything wrong
with proposed plat.
Mr. Ventura asked what was adjacent on the West and South of the proposed sub-
division. Mr. Warner Stated acreage.
Mr. Hay asked about the Board of Education and whether they were notified and
submitted letter. Mr. Ashmore stated Dr. Cole S. Brembeck was present earlier
in the evening but because of a School Board meeting he could not stay.
Dr. Brembeck did state to him (Mr. Ashmore) that he had no objection to this
plat.
No one was present opposed to this subdivision.
Upon a motion duly made by Mr. Hay, seconded by Mr. Greene and unanimously
carried, it was
#3-69-55 RESOLVED that, pursuant to a Public Hearing having been held the
City Planning Commission does hereby give tentative approval to
the preliminary plat of Rouge Trail View Subdivision located on
the South side of Ann Arbor Trail directly at the Southerly tip
of Stark Road in the Southeast 1/4 of Section 33 subject to the
street name Dover Lane as it appears on the plat being changed
to Dover, and
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 having been sent to the Building Department, Fire
Department, Superintendent of Schools, School Board President
and Members of the Plat Committee.
The Chairman declared the foregoing resolution adopted.
E The secretary read petition dated February 10, 1955 from Burton Warner, Warner
& Warner requesting approval of Cherokee Trail Subdivision located on the
Northeast corner of Wayne Road and Ann Arbor Trail in the Southwest 1/4 of
272
Section 33. The secretary read letters dated February 25, 1955 from Calvin
Roberts, Chief Livonia Fire Department and dated March 8, 1955 from Hugh Wood,
Jr., Chief Inspector. Messrs. Jesse Cook, Cook Development Company and Burton
Warner, Warner & Warner were present.
Mr. Warner stated that they made improvement on proposed subdivision and sub-
mitted revised plats (dated March 5, 1955) in which Lot 1 through 3 and Lots
39 through 41 were changed so that they will face on Grandon Avenue. Stated
this would eliminate one easement which would cut down sewer costs but does
not change plat.
Mr. Harsha, Chairman Plat Committee stated that the one objection has been
corrected with the submission of this revised plat. Stated that on this
revised plat they have not spotted water mains.
Mr. Warner stated they will be in similar location.
Mr. Munson stated that Wayne is wider of these two streets and that house
should side on busier and wider street.
Mr. Ashmore stated Dr. Brembeck had no objection to this plat. Asked if
commission had letter from School District or School Board. Mr. Salinas
stated they had received no communication.
Mr. Cook stated he and Mr. Warner have been in conference with them. Stated
at that time it was established that children could go to Stark School to
begin with. Stated School District has been scouting for site between Wayne
and Newburg Roads.
Mr. Munson stated that Lots 1 through 3 and Lots 39 through 41 could be
widened to 65' instead of 60' .
Mr. Harsha asked how they could do that with Lots 30 through 41. Mr. Munson
stated there was more area in 37 and 38 than is needed.
Mr. Cook stated that there are high line poles belonging to The Detroit Edison •
Company which are located between Lots 3 and 4 and between 38 and 39. Mr. Mun-
son stated it was not difficult to move poles.
Mr. Hay suggested that commission change the front lot line on Lots 39 and 40
to bring it down to 58' giving extra two corner lots. There can be an
exception to the rule and this will provide better subdivision.
Mr. Leo Wallace, 9211 Stark Road stated he owned Item Xla (3-1/2 acres)
located on the Northeast corner of this proposed subdivision. Stated at the
time he purchased property he intended to make his home there. Stated his
first set back was when the County moved the bridge across Stark Road without
notice. Stated he had signed option with Mrs. Peters (real estate represent-
ative) to sell part of this property. Asked whether it would be possible to
attach into sewer in this proposed subdivision and whether a road would be
established from Stark to subdivision in order to provide outlot to his
property.
Mr. Warner stated that if Mr. Wallace subdivides his property he could use cul-
de-sac which would eliminate cutting street through. Connecting into sanitary
847
sewer would not be a problem.
Mr. Cook stated he could see no reason to have easement into sewer. That
sewer belongs to City.
Mr. Wallace asked what assurance he would have that easement would be available
Mr. Salinas stated he would have to work that out with developers. Mr. Ven—
tura stated this commission cannot require developer to bring sewer over to
Mr. Wallace's property.
Mr. Munson stated line would have to be run in there now as future property
owners would be planting trees, flowers, etc.
Mr. Harsha stated that he did not think this is a point that should concern
this commission.
Mr. Wallace stated it is up to developers to keep him "happy" and-that he
objected because they did not approach him regarding his land.
No one was present opposed to this petition.
Upon a motion duly made by Mr. Robinson, seconded by Mr. Greene and
unanimously carried, it was
#3-70-55 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby give tentative
approval to the preliminary plat of Cherokee Trail Subdivision
located on the Northeast corner of Wayne Road and Ann Arbor
Trail in the Southwest 1/4 of Section 33, and
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 having been sent to the Building Department, Fire
Department, Superintendent of Schools, School Board President
and Members of the Plat Committee.
The Chairman declared the foregoing resolution adopted.
The Chairman called a recess at approximately 10:45 p.m.
The Chairman called the Public Hearing to order at approximately 10:55 p.m.
at which time all were present as named at the beginning and during the course
of the meeting.
The secretary read letter dated February 10, 1955 from Mr. Burton Warner,
Warner & Warner requesting approval of the Schulgren Subdivision located
1,000 feet East of Newburg between Ann Arbor Trail and Joy Road in the South
1/2 of Section 32.
The secretary read letter dated March 2, 1955 from Calvin Roberts, Chief
Livonia Fire Department; dated March 3, 1955 from G. Leslie Field, Attorney,
Wayne Construction Company and dated March 8, 1955 from Hugh Wood, Jr., Chief
Inspector. Messrs. Jesse Cook, Cook Development Company and Burton Warner,
Warner & Warner were present.
2
Mr. Warner stated that they intend to tap into 12" main on Newburg Road and
that if the City of Livonia plans state 12" water main on Joy Road they will
make their share 12".
Mr. Ventura asked the number of homes in the proposed subdivision. Mr. Warner
stated 374 homes.
Mr. Ashmore stated that Dr. Brembeck indicated that there wasn't an agreement
with School Board regarding school facilities.
Mr. Cook stated that he and Mr. Warner met with Mr. Michelson to find out what
their suggestion would be about providing schools for this area. Stated they
were advised that they propose to build next school at Southwest corner of
Ann Arbor Trail and Newburg Road. Suggested to Mr. Michelson that they acquire
site adjacent to cemetery on the North side of Ann Arbor Trail which would
abut park. Stated their impression was that they were not going to object to
this proposed subdivision. Stated they weren't invited before School Board.
Mr. Ashmore asked Mr. Cook whether Mr. Michelson mentioned a school site with-
in this subdivision. Mr. Cook stated Mr. Michelson did not mention such
a plan. Mr. Ashmore stated Dr. Brembeck is officially opposed to this
proposed subdivision and that he has not been able to come to an agreement
with these developers regarding school site.
Mr. Ashmore recommended to Planning Commission that they obtain written
recommendation from School District.
Mr. Hay stated he did not think this petition should be given further con-
sideration until Mr. Michelson or Dr. Brembeck can appear before commission
and state what they will do with children from this proposed subdivision.
Mr. Harsha, Chairman Plat Committee stated that they feel more dimensions
could be shown on plat (#1 - Lots 24,25,96, 97,99,100 and 60 through 68);
(#2 - 156 through 168 especially East line of Lot 168) and (#3 - Lots 356,357,
328 through 336 and 304) Did scale these mentioned lots out and they do prove
to be large enough. Stated the general plan does show possible future layout
for property immediately South; however, there might be some question as to
whether this road could be constructed as they do not own the property.
Mr. Steinhoff, Plat Committee stated that the easement located on the East
side of Newburg Road would have to be wholly on the subdividers property as the
existing residents will not sign rights.
Mr. Warner stated that perhaps more of the measurements could have been shown
but that he sized lots and can say that they are large enough.
Mr. Levandowski, 37434 Ann Arbor Trail was present representing his mother,
Anna Levandowski, who owns Lot 741, Supervisor's Livonia Plat, No. 12.
Stated that he did not want to build and have alleys or utility lines
surrounding proposed home.
Mr. Ventura stated that what Mr. Levandowski referred to were not alleys but
easements. Stated fences are constructed on property line and that easement
is for The Detroit Edison Company, etc. to come in and service their wires,
etc.
H'
Mr. Alexander Cedel, 36650 Joy Road asked if the proposed homes would face
Joy Road. Mr. Warner stated homes would be constructed 110 feet off of Joy
Road.
Mr. Salinas stated only two lots face Joy Road.
Mr. Ventura stated that Mr. Munson made the observation that it is better
that homes side on the wider street.
Mr. Robinson stated that inasmuch as there are existing homes on Joy Road, the
proposed homes could be set triangular.
Mr. Cedel stated he objected to the position of the houses on Joy Road.
An unidentified woman stated she owned property adjacent to the proposed play
area as shown on plat. Asked what assurance she would have regarding fencing
in play area in order to keep children out of her orchard.
Mr. Warner stated City would take over play area and it was up to City to put
in the improvements. Stated his client is going to dedicate play area.
Mr. Munson stated usually people put up fence to protect their own property.
Mr. Ashmore stated that inasmuch as the property is being dedicated the Oity
Council might consider construction of the fence. Stated woman should appear
before City Council.
Mr. Salinas asked who requested play area. Mr. Warner stated the City when
the Olde Indian Trail Subdivision was considered.
Mr. Steinhoff stated that according to the 5th Annual Planning Conference
held last week they are not giving enough for play area.
Upon a motion duly made by Mr. Greene, seconded by Mr. Hay and unanimously
carried, it was
#3-71-55 RESOLVED that, Schulgren Subdivision located in the South 1/2 of
Section 32 be tabled until April 19, 1955 in order to give
developer opportunity to obtain letters of agreement from School
District and Park and Recreation Department and submit corrected
• plat to show the size of lots as pointed out at this hearing.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was approval of the
final plat of Rosedale Meadows Subdivision, No. 2 located in the Southeast
1/4 of Section 34. The secretary read letters dated February 28, 1955 from
James L. Johnson, Warren Development Company and dated February 2.5, 1955 from
Marie W. Clark, City Clerk. The Secretary stated there is on file a certified
copy of resolution approving plat at City Council meeting January 24, 1955.
Mr. James L. Johnson was present.
1[16 Mr. Johnson stated that the final plat is the same plat as given tentative
approval except for the correction of Lots 515 and 547.
No one was present opposed to this approval of final plat.
Upon a motion duly made by Mr. Harsha, seconded by Mr. Conway and unanimously
carried, it was
#3-72-55 RESOLVED that, final plat of Rosedale Meadows Subdivision, No. 2
located in the Southeast 1/4 of Section 24 be given final
approval, and
FURTHER RESOLVED, inasmuch as it appears on the records that
tentative approval of said proposed plat was given by the City
Planning Commission under date of October 21, 1954; and it further
appearing that said proposed plat together with the plans and '
specifications for improvements therein have been approved by the
Department of Public Works under date of December 22, 1955; and
it further appearing that a bond in the amount of $365,000. to
cover the installation of improvements has been filed in the
office of the City Clerk under date of February 25, 1955; such
bond having been approved by Russell Ashmore, City Attorney oh
February 25, 1955 it would therefore appear that all the conditions
necessary to the release of building permits have been met and the
Building Department is hereby so notified.
The Chairman declared the foregoing resolution adopted.
The Secretary announced that the next item on the agenda was the committee
report (Messrs. Robinson, Hay and Lepo) on letter dated February 14, 1955
from Mr. H. A. Hayes, Traffic Commission regarding off—street parking in
multiple dwelling units area.
Mr. Robinson stated he had discussed this with Mr. Hayes and Mr. Hayes
suggested that he meet with commission during one of the study meetings.
Mr. Ventura stated he had called Mr. Wright (rental agent) and asked him to
submit to commission a letter stating how many families are at this particular
location and how many of those families have more than one car. Stated
Mr. Wright concurred with Mr. Hayes in that more off—street parking space
should be provided.
Mr. Ventura stated Mr. Wright also informed him that they intend to improve
property between the lot line and trees so that people can park there.
Mr. Ashmore stated Wayne County Road Commission would not approve this be—
cause of the proposed widening of Middlebelt Road.
Mr. Munson stated in other communities they have required 110% to 120%.
Mr. Hay stated all have agreed that one car space is not enough. Asked
whether this commission couldn't recommend to the City Council that ordinance
be changed.
Mr. Steinhoff stated it was agreed 1.4 would be sufficient.
Mr. Robinson stated Traffic Commission made survey which proved this to be
:31
true but that the Police Department also made survey and found 1.5 ears per
family.
271r
Mr. Ventura asked whether this change should have Public Hearing. Mr. Ashmore
stated it was not needed.
Mr. Salinas asked whether all parking situations have been studied. Mr. Ash-
more stated he has not received comment other than multiple dwelling area.
Mr. Greene asked whether the Traffic Commission would be in accord with this
recommendation to City Council. Asked whether commission should inform
Traffic Commission of its findings and decision.
Mr. Ashmore 'stated the Traffic Commission meet next Thursday and he would
at that time inform them of this commission's decision.
Upon a motion duly made by Mr. Hay, seconded by Mr. Conway and unanimously
carried, it was
#3-73-55 RESOLVED that, the City Planning Commission recommend to the City
Council that the Zoning Ordinance, No. 60, Section 4.38 be amended
to require 1.5 parking space per dwelling containing two (2) units
or more, and
FURTHER RESOLVED, that copy of the above resolution be forwarded
to the Traffic Commission and Mayor Elbert Hartom.
The Chairman declared the foregoing resolution adopted.
The Secretary announced that the next item on the agenda was the statements
dated March 1, 1955 from Albe Munson in the amount of $471.72 and $250.
Mr. Ventura asked whether this commission should pay for the services of
Mr. Munson February 4, 1955 to the School Board, Mr. Michelson and Mr. Yamasaki
and if we don't how does the commission go about billing them.
Mr. Munson stated this was of benefit to the School Board. Stated maybe they
were off base on this item but it had to be done immediately. Stated there
should be an understanding. School Board, subdividers, etc. should contact
Planning Commission, the Planning Commission should in turn instruct us to
proceed, we will bill Planning Commission who in turn can bill the correct
department.
Mr. Ventura stated a policy should be established and letter written advising
departments, etc. of this.
Mr. Hay suggested that Messrs. Munson and Ashmore meet and draw up contract.
Mr. Munson stated he would like to be working under contract.
Mr. Ventura stated commission knows what it is doing and that it agreed to
hire Mr. Munson on a 90 day trial basis to be paid by the hour.
Mr. Ashmore stated a contract of this type should be approved by him and
honored by the commission.
Mr. Hay stated a legal contract is first, then the statement approved.
Mr. Ventura read section from Plat Act giving Planning Commission rightto
hire engineers, etc. Mr. Ashmore stated the commission's right does not go
above the Charter.
Mr. Ashmore requested that the formulation of policy regarding school board
charge be held up temporarily.
Upon a motion duly made by Mr. Salinas and seconded by Mr. Harsha, it was
#3-74-55 RESOLVED that, statement dated March 1, 1955 from Mr. Albe E.
Munson in the amount of $471.72 be forwarded to the proper
department for payment.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Robinson, Conway, Greene, Harsha, Ventura and Salinas
NAYS: Hay and Steinhoff
******Mr. Albe Munson was excused from the Public Hearingat approximately 12:35 a.m.
The secretary read letter dated March 7, 1955 from Mayor Elbert Hartom re—
garding meeting of the Northwest Wayne County Area Detroit Metropolitan Area
Regional Planning Commission.
Mr. Harsha stated he is unable to attend a Wednesday night meeting because of
previous commitment.
Mr. Ventura stated the meeting with Nankin Township regarding change of zoning
commission was requested to attend will be held tomorrow night.
Mr. Robinson stated he had planned to attend the Northwest Wayne County Area
Regional meeting. Stated that inasmuch as Mr. Harsha will not be able to
attend these meetings, suggested that another member be appointed to serve.
Mr. Ventura appointed Mr. Salinas to be a delegate to attend these monthly
meetings subject to the approval of Mayor Hartom.
The secretary read letter dated February 25, 1955 from Marie W. Clark, City
Clerk regarding Council resolution No. 97 adopted February 17, 1955 regarding
reimbursement for loss of wages to attend Regional Planning Conference.
Upon a motion duly made by Mr. Hay and seconded by Mr. Harsha, it was
#3-75-55 RESOLVED that, statement from the Livonian, Inc. in the amount
of $56.95 be forwarded to the proper department for payment.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Robinson, Conway, Greene, Hay, Steinhoff, Harsha, Ventura
and Salinas
NAYS: None
453
2i 9
Mr. Ventura stated that at the 5th Annual Planning Conference he asked what
happened when there is a known violation of Plat Act and their opinion was
that nothing happens unless someone wants to make the complaint. Stated he
was satisfied in regard to the Bell Creek Farms Subdivision, No. 2.
On a motion duly made, seconded and unanimously adopted, this Public Hearing
was adjourned at 12:45 a.m., March q, 1955.
41019Robert L. Greene, Acting Secretary
Rufino alines, Secretary
ATTESTED:
Peter A. Ventura, Chairman
H:Paul Harsh , Vice-Chairman