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HomeMy WebLinkAboutPLANNING MINUTES 1955-03-15 910 MINUTES OF A PUBLIC HEARING AND THE 55TH REGULAR MEETING OF THE CITY PLANNING COMMISSION On March 15, 1955 the above meeting was held by the City Planning Commission of the City of Livonia at the City Hall, 33001 Five Mile Road, Livonia, Michigan. Chairman Peter A. Ventura called the Public Hearing to order at approximately 8:10 p.m. Members present: William Robinson Daniel Lepo H. Paul Harsha Edwin Conway Earle Steinhoff Peter A. Ventura Dallas F. Hay Rufino Salinas Members absent: Robert L. Greene The following were present together with approximately 15 people attending the Public Hearing and the Regular Meeting: **Louis Szabo, Building Inspector Lieutenant Bob Perry - Fire Department *Herald Hamill, Engineer ***Russell Ashmore, City Attorney The Secretary read petition dated February 3, 1955 by Charles W. Allen, Charles W. Allen Real Estate regarding permission to erect a porcelain neon sign 9' x 7' (60 square feet) located on Lots 194 through 196, inclusive, Coventry Gardens Subdivision and situated at 15337 Farmington Road on the West side of Farmington Road approximately 190 feet North of Five Mile Road in the Southeast 1/4 of Section 16. Messrs. Charles Allen and Don Miller, 13521 Dixie, Detroit 19 were present. Mr. Miller stated that the size of the sign appears large but that that is because of the ornamentation. Mr. Salinas asked if the sign is up. Mr. Miller stated it was not. Mr. Salinas asked if it would be flashing sign. Mr. Miller stated it would not. Mr. Salinas asked where it would be in relation to the building. Mr. Miller stated it would be over-hanging the building inside property line. Mr. Miller stated there is enough set back so that it will not interfere with adjoining property. Mr. Hay asked whether the building is on the property line. Mr. Miller stated it is not. Mr. Hay asked whether they had taken into consideration that Farmington Road is a proposed 120' street. Stated side walk is on original 60' street. Mr. Ventura stated sign will be 6' outside the building. Mr. Allen stated building is 10' behind line at the present time. Stated there is ample room for expansion for the 120' road. Mr. Harsha stated they have not shown on the plot plan submitted distance ' from center of Farmington Road. *page 859 and 862 - **Page 867 ***page 867 Mr. Robinson asked Mr. Miller whether it is correct that the clinic is closer to sidewalk than the real estate office. Mr. Miller stated it is not and that the buildings are in line. No one was present objecting to the petition as filed. Upon a motion duly made by Mr. Conway and seconded by Mr. Lepo, it was #3-76-55 RESOLVED that, pursuant to a Public Hearing having been held the City Planning Commission does hereby grant the petition of Charles Allen, Charles W. Allen Real Estate requesting permission to erect a porcelain neon sign 9' x 7' (60 square feet) located on Lots 194 through 196, inclusive, Coventry Gardens Subdivision and situated at 15337 Farmington Road on the West side of Farmington Road approximately 190 feet North of Five Mile Road in the Southeast 1/4 of Section 16, and FURTHER RESOLVED, notice of the above hearing was sent to property owners within 500 feet, petitioner, City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Robinson, Conway, Hay, Lepo, Steinhoff, Ventura and Salinas NAYS: Harsha The Secretary read petition dated January 21, 1955 from Robert Herndon re- questing permission to establish a gasoline service station on Lots 48 through 53, inclusive, Schanhite's Marquette Manor Subdivision located on the Northwest corner of Inkster and Plymouth Roads in the Southeast 1/4 of Section 25. Mr. T. L. Dunston, Sales Department, The Texas Company, 24501 Ecorse Road, Dearborn was present. The Secretary read letter dated March 14, 1955 from Calvin Roberts, Cheif Livonia Fire Department. Mr. Dunston stated that Mr. Herndon could not be present because of his health. Mr. Conway asked the size of the lot. Mr. Dunston stated it is 100' on Plymouth Road and 100' deep with additional 20' alley. Stated alley will be paved. Mr. Ventura asked whether they had contacted the County for necessary approval in regard to ingress and egress. Mr. Dunston stated they had not. Stated they had not let the contracts and that the first thing was to get the approval of this commission. Stated plans are out for bids and that the other required permits will follow in order. Mr. Dunston submitted a petition signed by three immediate property owners approving the use of the corner for a gasoline station. The secretary read the petition as submitted by Mr. Dunston. Mr. Harsha stated the distance from the pavement is 35' , the pavement is 40' gfl and the road is a proposed 120' highway; therefore the property line will be into the pavement. Mr. Dunston submitted a revised plot plan, etc. drawn by an engineer after survey. Mr. Harsha stated that if the center line of the pavement is the center line of the road, not necessarily the section line. Mr. Ventura stated they should have the approval from the Wayne County Road Commission and the State Highway Commission before action is taken. Mr. Harsha stated that overpasses and underpasses were discussed and that this might be one of the corners the county might have in mind. Stated commission should look into this more. Mr. Hay asked whether Redford Township was notified of this hearing. It was ascertained that notice was sent to the Clerk and the Chairman of the Planning Board. No one was present objecting to this petition. Mr. Ventura recommended that the matter be tabled until such time petitioner has had opportunity to contact proper road commissions. Upon a motion duly made by Mr. Hay, seconded by Mr. Conway and unanimously carried, it was #3-77-55 RESOLVED that, petition by Robert Herndon requesting permission to establish a gasoline service station on Lots 48 through 53, inclusive, Schanhite's Marquette Manor Subdivision located on the Northwest corner of Inkster and Plymouth Roads in the South- east 1/4 of Section 25 be tabled until the Regular Meeting, April 19, 1955. The Chairman declared the foregoing resolution adopted. The Secretary read petition dated January 31, 1955 by Robert W. Owens: request- ing permission to operate a used car lot and to erect a new permanent office building 12' x 14' on a portion of Parcel P2 located on the East side of Middlebelt Road approximately 200 feet North of Plymouth Road in the South- west 1/4 of Section 25. Mr. Robert Ownes was present. Chairman Peter A Ventura relinquished the Chair to Vice-Chairman H. Paul Harsha at approximately 8:32 p.m. Mr. Ventura asked Mr. Hay whether he remembered in the past used car lot coming before commission for Public Hearing. Mr. Hay stated he did not believe this is in order as it is zoned correctly. Stated the one presently at this location never came before commission. Mr. Conway reviewed to the commission the controversy regarding the posts of the used car lot presently established. IL: Mr. Harsha stated the question is whether this petition should come before this commission then it is up to Building Department to check on building requirements, etc. Stated it was most unusual that it come before this 284 =UN commission. (72 Mr. Hay asked Mr. Owens whether he had appeared before the Building Department regarding this request. Mr. Owens stated that the Building Department inform- ed him he would have to come before this commission. Mr. Salinas informed commission that there is some question as to this being an open air sales and also the building being smaller than required by the ordinance. Mr. Ventura stated that this commission does not have any jurisdiction when it comes to the building size. This is a matter for the Board of Appeals. Mr. Conway asked the size of the lot. Mr. Owens stated it is 140' . The secretary read letter dated March 15, 1955 from George E. Harmon, Chief Livonia Police Department. Mr. Harsha stated he did not believe this belongs properly under this commission's jurisdiction. Mr. Hay stated he did not believe this property is located entirely within M-1 District. It was established that the entire parcel is located in a M-1 District. Mr. Salinas stated that in his opinion this commission should establish a precedent to control used car lots. Stated this is a good use to regulate. Messrs. Hay and Harsha concurred that when this land was changed by petition before this commission it was anything but a used car area. Mr. Owens stated he was to lease land for five years. Mr. Hay stated he did not favor continuing "Livernois" on Middlebelt Road. Mr. Harsha stated there is a possibility of this being an open air sales. In this case, the present used car lots are in violation as they have not been presented to this commission. Upon a motion duly made by Mr. Ventura, seconded by Mr. Lepo and unanimously carried, it was #3-78-55 RESOLVED that, petition by Robert W. Owens requesting permission to operate a used car lot and to erect a new permanent type office building 12' x 14' on a portion of Parcel P2 located on the East side of Middlebelt Road approximately 200 feet North of Plymouth Road in the Southwest 1/4 of Section 25 be tabled until Commission can obtain opinion from City Attorney as to whether interpretation of open air sales would include a used car lot and whether this commission has jurisdiction over such use. The Vice-Chairman declared the foregoing resolution adopted. Mr. Salinas suggested that the above resolution be amended to include that an opinion be obtained from the Planning Consultant, Mr. Albe Munson, Mr. Hay stated that that should be automatic. Vice-Chairman H. Paul Harsha relinquished Chair to Chairman Peter A. Ventura at 8:45 p.m. The Secretary read petition dated January 28, 1955 from Rev. Carlton Younge, Alpha Baptist Church requesting permission to use existing house as a Sunday School Annex on a portion of Parcel 1150 to I164 located on the South side of West Chicago Road approximately 225 feet East of Gillman Avenue in the South- east 1/4 of Section 36. The secretary read letter dated March 14, 1955 from Calvin Roberts, Chief Livonia Fire Department. Rev. Carlton Younge was present. The Secretary announced that the previous petition submitted May 15, 1953 was approved by this commission June 9, 1953. The Secretary read resolution adopted by this commission granting this approval June 9, 1953. Mr. Hay asked whether this house was completely constructed. Rev. Younge stated it was and that they would make changes on the interior. Rev. Younge stated the two story house is directly behind church (275' off of West Chicago) facing Floral and that it would be brought up to code by pro- viding necessary fire escapes. Stated house has been at this location 18 years and that it is the old Chamber home. Stated house is cinder block with furring and then siding. Mr. Robinson asked the length of time they intend to use building. Rev. Younge stated at least in terms of five years. Stated they have annex proposed and that after it is constructed they will destroy house and use property for parking. Mr. Robinson asked whether there are existing residence down the street. Rev. Younge stated there is one belonging to Mr. Chambers and that the East side of Floral is vacant. Stated Floral is not developed South of West Chicago. No one was present opposed to this petition. Upon a motion duly made by Mr. Hay, seconded by Mr. Conway and unanimously carried, it was #3-79-55 RESOLVED that, pursuant to a Public Hearing having been held the City Planning Commission does hereby grant the petition of Rev. Carlton Younge, Alpha Baptist Church requesting permission to use existing house as a Sunday School Annex on a portion of Parcel 1150 to 1164 located on the South side of West Chicago Road approximately 225 feet East of Gillman Avenue in the Southeast 1/4 of Section 36 provided the building conform to the Building Code and whatever recommendations proper departments may make, and FURTHER RESOLVED that notice of the above hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. 28(3 The Chairman declared the foregoing resolution adopted. Upon a motion duly made by Mr. Hay, seconded by Mr. Conway and unanimously carried, it was RESOLVED that, this Public Hearing be closed. The Chairman declared the foregoing resolution adopted and called a recess at approximately 8:54 p.m. The Chairman called the 55th Regular Meeting to order at approximately 9:11 p.m. with all present as named at the beginning of the meeting. *Herald Hamill arrived at approximately 9:11 p.m. The secretary read letter dated March 2, 1955 from Dyer C. Baird regarding final approval of the Bell Creek Farms Subdivision, No. 2 located in the North- west 1/4 of Section 15. The secretary read petition attached to Mr. Baird's letter and letter dated February 22, 1955 from Russell Ashmore. Messrs. Dyer Baird and Robert Eoff were present. Mr. Baird stated in his opinion the spirit of the statue in this particular case was intended to protect property owners and that the fact all property owners except one signed petition would indicate that they did not want to avail themselves under this statue. Mr. Eoff stated that Mr. VanHusen signed the final plat and that he is satisfied with plat. Gave commission reasons Mr,. VanHusen held up his signature for five months. Stated he did not ask Mr. VanHusen to sign this petition. At approximately 9:22 p.m. Chairman Peter A. Ventura relinquished the Chair to Vice-Chairman H. Paul Harsha. Mr. Ventura stated that he has opposed the approval of this plat because there was in his mind a question as to what course should be followed when there is a known violation of Plat Act. Stated he asked opinion from City Attorney which commission received February 23, 1955. Stated since requesting this opinion he has taken the opportunity at the 5th Annual Planning Conference held February 24 and 25, 1955 to ask the Register of Deeds as to what happens when there is a known violation. Stated the Register of Deeds of Oakland County stated very little happens unless there is a known complaint. Stated that at this time he no longer opposes the approval of this plat. At approximately 9:24 p.m. Vice-Chairman H. Paul Harsha relinquished the Chair back to Chairman Peter A. Ventura. No one was present opposed to the approval of this final plat. Mr. Herald Hamill stated that he submitted letter stating that plat be accepted. Mr. Ventura asked Mr. Hamill whether everything is in order. Mr. Hamill stated "yes". Upon a motion duly made by Mr. Salinas, seconded by Mr. Robinson and unanimously carried, it was 21Mr #3-80-55 RESOLVED that, final plat of Bell Creek Farms Subdivision, No. 2 located in the Northwest 1/4 of Section 15 be given final approval and FuttTHER that a letter be forwarded to the Building Department recommending that building permits be released. The Chairman declared the foregoing resolution adopted. The secretary announced that the next item on the agenda was the proposed Hearthstone Subdivision located on the South side of Eight Mile Road approxi- mately 300 feet East of Parkville !Avenue in the West 1/2 of Section 1. Messrs. Samuel Hechtman and E. L. Jones were present. Mr. Hechtman submitted revised plat and stated that the suggestions made by commission at last meeting have been incorporated in this revised plat, i.e. showing easements and corner lots being at least 50' at front lot line. Mr. Jones stated they were not certain what the intent of this commission was regarding Pembroke remaining open or Bretton extending to Maplewood. Mr. Ventura stated he was over this ground himself and could see no reason in having street that leads to nowhere. Mr. Hechtman stated they are prepared to do whatever this commission suggests regarding Pembroke and Bretton. Stated they feel there should be some opening there. Mr. Ventura stated he did not see why this commission should put the City of Livonia in a position to condemn property. By cutting Bretton through, would give five accesses to property. Stated it would be very expensive to carry Pembroke galley. Mr. Harsha stated that by having long blocks would protect the school site. Stated in other case he is definitely opposed to long blocks from the stand- point of the children. The following were present regarding this proposed subdivision at which time there was a lengthy discussion regarding the egress and ingress to this proposed subdivision. It was established that those present liked the sub- division except for the ingress and egress. Walter Ostrader, 19491 Weyher George Scholes, 19579 Brentwood Edwin Klessig, 19380 Weyher The Chairman read letter dated February 11, 1955 from L. E. Schmidt, Supt. Clarenceville School District. Mr. Lepo asked whether Lots 40 and 41 on Weyher the building lines are 50' back from edge of road. Mr. Ventura stated ordinance states the narrow side of lot is considered the front. Because of the subdivisions location it was established that there is no way there could be access from the East. Mr. Hay asked whether the zoning had been changed to conform with this sub- division. Mr. Ventura stated the zoning petition is to be presented to U commission March 29, 1955 and that because this plat was caught in the middle of change of procedure according to Mr. Ashmore's recommendation this plat could be approved. Mr. Heehtman stated that when plat was originally submitted they asked whether a change of zoning would have to made. Stated they were told at that time it would not be necessary. Mr. Harsha drew to the commission's attention that there should be more access to the park area than what is provided. Mr. Ventura stated cars will not be driving into park and that park will serve immediate area only. Mr. Hay stated park could be developed in the future. Mr. Harsha stated that there is access from only one end and whether one is walking or not one still cannot get out at the other end. Mr. Jones stated this is flood area and that in his opinion it is not the intent that the park become active. Mr. Harsha stated that the city is taking title to this property and it is up to City to make this decision. Recommended that there be some means of ingress and egress from the South end of the park. Mr. Hechtman stated that it was his understanding that it is the intention to continue park around to creek and connect it with present park. Stated they own five acres North of Pembroke and that reason it was not submitted with this plat was that they would like to include strips owned by others in the future plat for proper layout. When this area is platted there will be access to park. Mr. Robinson stated that in his opinion this commission should not penalize Mr. Hechtman when he is already dedicating 14 acres. Mr. Lepo asked if plat is approved whether Bretton will be closed through to Maplewood and Pembroke closed. Mr. Hay stated it is foregone conclusion that zoning will be changed on March 29, 1955. Upon a motion duly made by Mr. Salinas and seconded by Mr. Robinson, it was #3-81-55 RESOLVED that, pursuant to a Public Hearing having been held on February 23, 1954 the City Planning Commission does hereby give tentative approval to revised plat Hearthstone Subdivision located on the South side of Eight Mile Road approximately 300 feet East of Parkville Avenue in the West 1/2 of Section 1 with the provision that Bretton be cut in from the West extending into Maplewood and that Pembroke be terminated at Maplewood, and FURTHER RESOLVED, notice of the above hearing was sent to the abutting property owners, proprietor and City Departments as listed in the Proof of Service. Clef) A roll call vote on the foregoing resolution resulted in the following: AYES: Robinson, Conway, Lepo, Ventura and Salinas NAYS: Hay, Steinhoff and Harsha Mr. Hechtman stated that this is a case where tentative approval was given to portion of plat whereas entire engineering for sanitary sewers, storm sewers paving and water have all been completed for entire subdivision. Stated plans have been approved by State and County Health Departments and Engineering Department. The secretary read letter dated February 28, 1955 from Harold M. Luvisch, Luvisch Building Corporation regarding extension of time on the proposed River Bend Subdivision, No. 2 located in the Southeast 1/4 of Section 33. Mr. Luvisch was present. Mr. Luvisch stated that it is his understanding that before this commission will give final approval the bond has to be posted and that he could not afford to post bond at this time. Stated the water and sewer are in and that the paving will go in this summer. Requested six months extension. Upon a motion duly made by Mr. Salinas, seconded by Mr. Conway and unanimously carried, it was #3-82-55 RESOLVED that, an extension of time be granted to Mr. Harold Luvisch, Luvisch Building Corporation for the tentatively approved preliminary plat of River Bend Subdivision, No. 2 located in the Southeast 1/4 of Section 33 for six months from this date. The Chairman declared the foregoing resolution adopted. The secretary announced that the next item on the agenda was the application by Ralph L. Dice, D & H Sand Company (t) for a permit to remove sand from Parcel A7 containing approximately 2.81 acres located South side of Schooleraft Road approximately 650 feet East of Hubbard Road in the Northeast 1/4 of Section 27. Mr. Dice was present and submitted topographic survey. Mr. Ventura asked whether it will be in condition to grow turf after removal. Informed Mr. Dice that the $400 bond per acre would not be released until after turf is growing. Mr. Dice stated there is between 8,000 and 10,000 yards to be taken off. *Mr. Hamill left meeting at approximately 10:20 p.m. W. Ventura read portion of Section 4.03, Zoning Ordinance, No.60. Stated that where there are homes on both sides, it would be foolhardy to go in there as it would cause sand to blow. Stated he would not vote to approve appli- cation in location such as this. Mr. Ventura stated there were people present at the Public Hearing opposed to this petition. Upon a motion duly made by Mr. Lepo, seconded by Mr. Steinhoff and unanimously carried, it was 4290 #3-83-55 RESOLVED that, purusant to a Public Hearing having been held on February 15, 1955 the City Planning Commission does hereb deny the application of Ralph L. Dice, D & H Sand Company (t for a permit to remove sand from Parcel A7 containing approxi- mately 2.81 acres located South side of Schoolcraft Road approximately 650 feet East of Hubbard Road in the Northeast 1/4 of Section 27, and FURTHER RESOLVED, notice of the above hearing was sent to property owners within 500 feet, petitioner, City Departments as listed in the Proof of Service and recommendation having been obtained from the Department of Public Works under date of February 10, 1955 and from the Police Department under date of February 15, 1955. The Chairman declared the foregoing resolution adopted. The secretary announced that the next item on the agenda was Petition No. Z-91 by Maurice Cooper asking that the zoning classification of Outlot A and B, Ziegler Woods Subdivision and Outlot C and D, Ziegler Woods Subdivision, No. 2 located on the West side of Middlebelt Road between Minton and the vacated Cathedral Avenue in the Southeast 1/4 of Section 35 be changed from RUFB to R-2. The secretary stated that Item No. 10 as shown on the agenda is a petition in an adjoining location requesting the same rezoning (Petition No. Z-92) . Messrs. J. M. Cook and James L. Johnson were present. Mr. Hay stated he understood this petition was tabled March 8, 1955 in order that Mr. Cooper be present as Mr. Cook did not have the answers to the questions asked by the commission members. Mr. Cook submitted plot plans of proposed buildings and photographs of the type of buildings they propose to build. Stated they will be 1* story. Mr. Johnson stated that they would be for rental purposes and that plans at present do not call for sale of these duplex dwellings. Mr. Ventura asked whether the old Wilson farm is included in this plat. Mr. Johnson stated it was not. Mr. Cook stated they are providing off-street parking for two cars for each unit. Mr. Ventura stated that buildings will be in accord with recommendations that homes be siding on major highways rather than fronting, ingress and egress will be onto side streets and type of building will be easy transition. Mr. Conway stated he did not think much of these duplex dwellings on this particular road. Commission is aware of the trouble with the other ones North of West Chicago. Mr. Lepo stated commission should not have house face main highway as single homes back to highway with a greenbelt. Mr. Ventura stated that recommendation was made that land along this road is not desirable for single family residential. 2rit Mr. Hay stated in his opinion Middlebelt is not ready for project as one can hardly go onto middlebelt now. When street is widened it might be a different situation. Mr. Cook stated there is a difference in the size of the lots but that they could be sided to Middlebelt. Mr. Salinas stated that homes should be consistent. Mr. Ventura stated they could all be siding Middlebelt except for the last one South of Grandon. Mr. Ventura stated that this is a petition for rezoning for lots not included when subdivision was rezoned. Upon a motion duly made by Mr. Salinas and seconded by Mr. Lepo, it was #3-84-55 RESOLVED that, pursuant to a Public Hearing having been held on March 8, 1955 on Petitions No. Z-91 and No. Z-92 as submitted by Maurice Cooper for a change of zoning in the Southeast 1/4 of Section 35 from RUFB to R-2 the City Planning Commission does hereby recommend to the City Council that Petitions No. Z-91 and No. Z-92 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. A roll Call vote on the foregoing resolution resulted in the following: AYES: Robinson, Lepo, Harsha, Ventura and Salinas NAYS: Conway, Hay and Steinhoff The Chairman called a recess at approximately 10:45 p.m. The Chairman called the meeting to order at approximately 10:50 p.m. at which time all were present as named at the beginning of the meeting. The secretary stated that the next item on the agenda was the study of the revised preliminary plat of proposed Ann Arbor Trail Subdivision located in the Northwest 1/4 of Section 31. Messrs. V. R. Breidenbach and William Menzel were present. The secretary read letter dated March 11, 1955 from V. R. Breidenbach and copy of letter dated March 11, 1955 addressed to Dr. Cole S. Brembeck, Livonia School District from V. R. Breidenbach. Mr. Breidenbach submitted revised copy of the proposed preliminary plat. Mr. Ventura stated commission is not going to give Mr. Breidenbach approval of plat but is going to help him make a plat that commission will accept. k4 9 Mr. Salinas asked whether houses would back up to Ann Arbor Road. Mr. Breiden- bach stated they would and that they are going to establish a greenbelt and fence. Mr. Robinson asked whether houses would face Ann Arbor Trail. Mr. Breidenbach stated they would and that there are three or four existing homes on Ann Arbor Trail. Mr. Breidenbach stated they had not received an answer to their letter to the School District. Submitted for commission's inspection an article appearing in newspaper regarding cottage type schools in Wayne. Mr. Ventura read portion of letter dated March 15, 1955 from Mr. E. S. Michel- son, Asst. Supt., Livonia School District: "....assured us verbally that we will be glad to consider the provision of cottage schools in his new sub- division, as a temporary expedient...." Mr. Ventura stated that he has asked School District to submit letter regard- ing all proposed subdivisions which they have agreed to do. Mr. Harsha stated lots East of Marie are undersized (68' x 108') Mr. Breidenbach stated that he talked to Mr. Michelson and Dr. Brembeck and that they told him that they thought School Board would go along with cottage type schools. Mr. Robinson drew to commission's attention the North street between Norma and Knolson. .Asked the name of this street. Mr. Breidenbach stated they can continue Orangelawn. Mr. Ventura suggested it be named Knolson Circle. Mr. Perry stated that where a street runs North and South and East and West it can become confusing. Stated The Detroit Edison Company, Police Department and Fire Department do not like a street named Circle etc. Would prefer street be given entirely different name. Suggested Orangelawn. Mr. Breidenbach stated that there would be a problem of numbering the lots on the corners. Mr. Salinas suggested commission leave "circle, etc." off of street names. Mr. Ventura suggested this be referred to the Planning Consultant. Mr. Steinhoff asked whether Hix Road would be half street. Mr. Breidenbach stated it would and that it would be paved. Mr. Ventura stated the Subdivision Rules and Regulations allow half streets. Mr. Robinson stated Mr. Gunderson, Wayne County Roads recommended houses back up to main highway; however when there are existing homes that that is a different situation. The commission did not take any action on the revised preliminary plat of the Ann Arbor Trail Subdivision. The secretary announced that the next item on the agenda was study of the preliminary plat of Buckingham Village Subdivision located in the Southeast 1/4 of Section 26. Messrs. Joseph Slavik and Don Geake were present. Mr. Slavik submitted revised plat of the proposed subdivision. The secretary read letter dated March 15, 1955 from E. S. Michelson, Asst. Supt., Livonia Public Schools. Mr. Ventura stated the school situation should be cleared up before action is taken by this commission. Mr. Slavik stated he is having difficulty reaching School District but he will continue trying. Mr. Ventura asked whether he had met with Mr. Munson regarding this plat. Mr. Slavik stated he had and stated naming the streets is a problem. Mr. Slavik stated Como Lake is on the North and industry to the South. Stated they attempted to obtain the theme of English names for the streets. Mr. Salinas asked how Como Lake affects this subdivision. Mr. Slavik stated property owner has dammed the Bell Drain at this point and they cannot find one who has jurisdiction over it. Mr. Harsha stated that there are a number of lots undersized. Mr. Geake stated as a land planner he laid lots out and that it was engineers part to control this to the exact 10th. Mr. Salinas drew to the commission's attention that the street name Royal Court East and Royal Court West. Stated this is not desirable and should be changed. Mr. Salinas stated the lots backing up to Schooleraft should have greenbelt and fence. Mr. Slavik stated they propose to have greenbelt or fence. Mr. Geake made the following suggestion regarding street names: Use "drive" when the street bends. Use "street" when it is a through street. Use "avenue" when the street is long and curved. Stated this plan is used in many cities. Mr. Slavik stated he contacted the County Road Commission and the Detroit Edison Company and they both told him they had nothing to do with the naming of the streets. Mr. Robinson asked about the homes located in the excepted land shown on the Northeast corner of the plat. Mr. Ventura stated they face Inkster Road. Mr. Slavik stated they intend to "cock" house on Lot 373 and that the corner property owner was very well pleased with the layout of the subdivision. Mr. Robinson stated that there is a street presently named Coventry and that this street in an entirely different location might cause confusion. J4 Mr. Salinas offered to take subdivision plat to The Detroit Edison Company for whatever information he could obtain. Mr. Geake stated they are not going to put greenbelt around Northwest corner of plat because character is already determined by the three homes. Mr. Ventura suggested plat committee, Mr. Dallas Hay and Mr. Rufino Salinas work out street names and that Mr. Slavik submit another plat showing the changes as pointed out at this hearing. Mr. Harsha suggested names be left off of plat entirely until committees can obtain recommendations. **Mr. Louis Szabo left meeting at approximately 12:01 a.m. The secretary read letter dated March 3, 1955 from Calvin Roberts, Chief Livonia Fire Department regarding subdivision plans and area plans being retained for files. Upon a motion duly made by Mr. Hay, seconded by Mr. Robinson and unanimously carried, it was #3-85-55 RESOLVED that, the City Planning commission concur with the request of Calvin Roberts, Chief Livonia Fire Department dated March 3, 1955 and allow this department to keep one copy of subdivision plan and area plan for their files. The Chairman declared the foregoing resolution adopted. The secretary read letters dated March 9, 1955 from Mrs. Dorothy Bentley Thomas and dated February 27, 1955 from Mrs. Margaret Bentley Roudebush re- garding their father George N. Bentley. ***Mr. Russell Ashmore arrived at meeting at approximately 12:05 a.m. Mr. Ventura explained to commission that house, Lot 70, Rosedale Meadows Subdivision fronts on Arizona and sides on Merriman Road and gave details of letter dated January 10, 1955 from S. Dean Russell, Chairman Building Sub- Control Committee, Grandon Woods Civic Association, Inc. The secretary read letter dated February 22, 1955 from Mayor Hartom addressed to Mr. S. Dean Russell in answer to his letter dated January 10, 1955. Mr. Ashmore stated this association has also objected to Grandon being changed to Arizona. Asked that this objection be written into the minutes. Upon a motion duly made by Mr. Conway, seconded by Mr. Robinson and unanimously carried, it was #3-86-55 RESOLVED that, letters dated January 10, 1955 from S. Dean Russell, Chairman Building Sub-Control Committee, Grandon Woods Civic Association, Inc. and dated February 22, 1955 from Mayor Elbert Hartom addressed to Mr. Russell be placed on file. The Chairman declared the foregoing resolution adopted. c�e) Mr. Salinas stated that the brown envelope each member was given is from Mr. Clarence Hoffman, Parks and Recreation Department. Stated that at the request of the City Council and Mayor Hartom, Mr. Hoffman made study of all park site requirements and that it is their intent to present bond issue. Asked opinion from this commission on the information contained in envelope. Stated this could be brought up at another meeting thereby giving members opportunity to study information. Mr. Ventura asked members whether they would like to set aside the fourth Tuesday in the month as a Regular Study Meeting. Mr. Salinas suggested study meeting be called when necessary and that commission not be bound to meet on one particular night in the month. W. Ventura stated that in all fairness to the job which members have accepted the commission should do more planning. Mr. Lepo suggested there be a study meeting each month but not on any particular Tuesday. Mr. Steinhoff asked whether Mr. Munson can attend this Tuesday as suggested. Mr. Ventura stated that if the study meeting is set for a certain Tuesday in each month, Mr. Munson could plan on it. Mr. Lepo suggested this be discussed at the Study Meeting, March 22, 1955. The secretary read letter dated February 28, 1955 addressed to the City Council from Mr. D. Bezovi, Harbor Theatre regarding a proposed drive-in theatre recreation area and swimming pool in the City of Livonia. Mr. Ashmore stated he had in his office another letter regarding this same subject at another location from Mr. Beverly Poole. Mr. Ventura stated he has had three known requests for this type of use and that perhaps this commission should have Public Hearing. Mr. Ashmore asked the reason the ordinance was written prohibiting this use. It was ascertained that from a standpoint of traffic hazard, morals and noise this use was prohibited by ordinance. Mr. Ventura stated that Mr. Poole's request included indoor as well as drive-in theatre. Mr. Ventura stated that if commission is going to consider this wouldn't it be commission's duty to hold hearing on whether or not the ordinance should be amended. Mr. Ashmore stated the City Council is interested in this. Stated the City Planning Commission has right to hold such hearing. Stated his opinion was not the right location but the people who own and operate drive-in theatre. Suggested Chairman consult with President of City Council as to which Body will hold hearing. 296 Mr. Ventura stated there would have to be certain controls on this use, i.e. approval of Planning Commission, allowed in only certain locations, Public Hearing, etc. Mr. Harsha stated it is a foregone conclusion that the City of Livonia is going to have drive-in theatres. Asked how much time commission is going to allow these owners interested in erecting theatres and how much time to the public. Mr. Ventura stated each group should have equal amount of time. Mr. Ashmore suggested ten minutes and that a spokesman be appointed for the different civic associations interested. Mr. Ashmore stated that he would like the feeling of this commission regarding drive-in theatres. Stated they do not have immorality if they are properly policed. Suggested that when this commission weighs the change of zoning ordinance that it obtain facts and weigh them also. Stated that when hearing is held that commission obtain the substance of all the objections for the records. Mr. Ventura stated that sometimes a vote is pressured by the people who ere in audience and that perhaps it would be best to hear the arguments and then retire into another room for the decision. Mr. Conway stated that that has been tried byr commission in the past. Mr. Harsha stated the question is to get a good cross section of the people in the city. Mr. Ashmore suggested that before hearing date is set the commission obtain the following: (1) agreement with President of City Council as to who will hold hearing and (2) obtain recommendations from Mr. Albe Munson as to the Commission's "scale". Mr. Ventura offered to contact Mr. Daugherty. Mr. Ventrua stated that the topsoil committee met at his house recently and after going over the present ordinasasthey were surprised just how much it contained. Stated there are two things which should be added (1) $400 bond per acre and (2) require topographic survey. Questioned whether this commission should release the bond. Stated the committee has no objection meeting with Mayor Hartom but after he himself talked to the Mayor he (Mayor Hartom) thought this commission had too many administrative duties now and did not want to include more. Upon a motion duly made by Mr. Hay, seconded by Mr. Conway and unanimously carried, it was #3-87-55 RESOLVED that, April 12, 1955 be set as a Public Hearing date during the month of April. The Chairman declared the foregoing resolution adopted. It was the opinion of the commission as a whole that 20 copies Albe Munson's 2W! . recommendations should be provided instead of 10. Upon a motion duly made by Mr. Hay, seconded by Mr. Steinhoff and unanimously carried, it was #3-88-55 RESOLVED that, the City Planning Commission request all School Districts within the City of Livonia submit written recommendations in regard to all new proposed subdivisions. Mr. Ashmore read report dated March 11, 1955 signed by Hugh H. Carpenter, Clerk of the Supreme Court of a session held by the Supreme Court March 9, 1955 re- garding Elbert Hartom and Joseph A. Moynihan which stated by April 12, 1955 Judge Moynihan must show cause why a peremptory writ of mandamus should not be issued out of and under the seal of the Supreme Court to compel Judge Moynihan to vacate his temporary restraining order (in the name of Robert L. Greene) dated December 20, 1955. Mr. Ashmore stated Mr. Greene is at this time still on the commission. On a motion duly made, seconded and unanimously adopted the 55th Regular Meeting was adjourned at 12:45 a.m., March 16, 1955. getA Rufino alinas, Secretary ATTESTED Peter A. Ventura, Chairman H. Paul Harsh Vice-Chairman