HomeMy WebLinkAboutPLANNING MINUTES 1955-12-13 MINUTES OF A PUBLIC HEARING AND THE
64TH REGULAR MEETING OF THE CITY PLANNING COMMISSION
On December 13, 1955 the above hearing was held by the City Planning
Commission at the City Hall, 33001 Five Mile Road, Livonia, Michigan.
Chairman William R. Robinson called the Public Hearing to order at approxi-
mately 8:03 p.m.
Members present: —Peter A. Ventura *Robert L. Greene William R. Robinson
Robert Miller Karle Steinhoff Fred A. Lotz
**Dallas F. Hay
Members absent: H. Paul Harsha
Daniel Lepo
Approximately 100 people were present attending the Public Hearing and the
Regular Meeting
The secretary announced that the first item on the agenda was petition by
H. Tennyson, Tennyson Chevrolet, Inc. requesting permission to erect brick
pilon 171 wide and 181 high bearing wording “Tennyson Chevrolet" in neon
tubing on Parcel Flcic located at 32570 Plymouth Road and situated on the
North side of Plymouth Road approximately 1,800 feet East of Farmington Road
in the Southwest 1/4 of Section 27. Messrs. Harry Tennyson, Bert Robb and
the engineer that designed the proposed sign were present.
Mr. Robb stated the brick work on the proposed sign will be the same type as
the building. Stated opening will be 111 x 61 and sufficient for planting
Mr. Donald Wilson, Chief Inspector arrived at approximately 8:06 p.m.
Mr. Ventura asked the distance from center of Plymazth Raced to front of pro-
posted sign. Mr. Robb stated it is 601 from center line of Plymouth Road to
edge of sign location. Stated it is 131 from front edge of building to pro-
posed sign location.
Mrs. Alex Naimola, 32590 Plymouth Road stated they have under construction a
barber shop 201 x 351 and that proposed sign will hide view of their building.
There was a brief discussion regarding Tennyson Chevrolet field tile and septic
tank location and that the proposed sign could not be located on either tile
or tank.
Mr. Ventura stated in a C-2 District a front yard is not required. Mrs. Naimola
stated this is a brick wall.
Mr. Wilson stated as Chief Inspector he will see that the proposed sign
location will be in the proper manner if petition is granted by this Body.
Mr. Robb stated location of barber shop does Tennyson Chevrolet the same
injustice as Mrs. Naimola claims the proposed sign will do to her building.
IL: Mr. Wilson left meeting at approximately 8:16 p.m.
*Page 1153
**Page 1154
Page 1155
Upon a motion duly made by Mr. Ventura, seconded by Mr. Hay and unanimously CZ
carried, it was 11‹:
#12-383-55 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant the petition
by H. Tennyson, Tennyson Chevrolet, Inc. requesting permission
to erect brick pilon 17' wide and 18' high bearing wording
'Tennyson Chevrolet' in neon tubing on Parcel Flcic located at
32570 Plymouth Road situated on the North side of Plymouth
Road approximately 1,800 feet East of Farmington Road in the
Southwest 1/4 of Section 27, and
FURTHER RESOLVED, notice of the above hearing was sent to
property owners within 500 feet, petitioner and City Depart-
ments as listed in the Proof of Service.
The Chairman declared the foregoing resolution adopted.
Mr. Donald Wilson returned to meeting at approximately 8:17 p.m.
The secretary read Petition No. Z-134 by Ernest P. LaJoie, et al requesting
that zoning classification of Parcel 32A located on the South side of Plymouth
Road approximately 2,250 feet East of Levan Road in the Northeast 1/4 of
Section 32 be changed from RUFB_ to C-2. The secretary read letters dated
October 10, 1955 from Marie W. Clark, City Clerk; dated December 8, 1955 from
Calvin Roberts, Chief Livonia Fire Department and dated December 10, 1955 from
Irvin Hermanoff, Secretary, Harry Slatkin Builders, Inc. The secretary also
read heading on petition signed by approximately 59 residents of Country Homes
Subdivision opposed to Petition No. Z-134. Messrs. Ernest LaJoie, M. N.
Posner and Philip J. Miller were present.
Mr. LaJoie stated the property in question is located in part directly across
the road from Ford Motor Company and that he could not see how it will ever be
developed for homes. Stated it is their intent to develop a shopping area
similar to Shelden Shopping Center with sufficient off-street parking and that
this cannot be done if they are limited to 290' as suggested by Harry Slatkin
Builders.
Mr. Steinhoff stated petitioner will have to have plot plan in order for
Commission to properly make decision.
Mr. Greene asked Mr. LaJoie whether he would object to having the 300'
adjoining the Country Homes Subdivision zoned for parking rather than C-2 in
order to form a buffer between Homes and shopping area. Mr. LaJoie stated he
would agree. Stated they intend to erect a wall 4' high.
Mr. Ventura asked whether private road as shown on assessment maps is on
petitioner's property. Mr. LaJoie stated it is not. Stated there will be 60'
on Plymouth Road and 11' on Yale Avenue that is to be taken for road purposes.
Mr. LaJoie stated he will amend his petition to have South 300' zoned P-1
Messrs. Miller and Posner agreed to the amendment.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Greene and
unanimously carried, it was
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#12-384-55 RESOLVED that, Mr. Ernest P. LaJoie be allowed to verbally
amend Petition No. Z-134 to read that the South 300' of
Parcel 32A located on the South side of Plymouth Road
approximately 2,250 feet East of Levan Road in the North-
east 1/4 of Section 32 be rezoned from RUFB to P-i.
The Chairman declared the foregoing resolution adopted.
Mr. LaJoie stated he will adopt amendment as allowed by Commission's
resolution No. 12-384-55 with the understanding that if the South 300' is
zoned P-1 that the North 600' will be zoned C-2.
There were approximately eleven people present objecting to Petition No. Z-134.
Mr. Irvin Hermanoff, Harry Slatkin Builders, Inc. objected to the Petition No.
Z134. Stated that 633 homes will be completed by June, 1956 in the Country
Homes Subdivisions. Stated rear lot lines in Country Homes Subdivision, No. 1
begin 297' South of Plymouth Road and that whether South 300' of Parcel A is
zoned C-2 or P-1 the homes will side onto a business development creating a
problem. Stated Harry Slatkin Builders, Inc. own Parcels C and D directly
west of parcel in question. Stated he did not believe property on Plymouth
Road at this point can be construed as business. Stated on the approximately
700' frontage on Plymouth Road he did not feel in good faith that they could
request this be rezoned for full depth. Stated 297' is sufficient for
business and uniform zoning. Stated for Commission's information, Parcel 32A
does include private road as shown on assessment maps.
Mr. Greene asked Mr. Hermanoff whether he intended to use Parcels C and D for
IE: business at the established depth. Mr. Hermanoff stated he did.
Mr. Ventura asked Mr. LaJoie whether he understood him (Mr. LaJoie) to say
that Slatkin Builders wanted to buy portion of Parcel 32A. Mr. LaJoie stated
he heard this and that offer was made to Mr. Lance a real estate salesman.
Mr. Hermanoff stated no such proposal was ever made to his knowledge.
Mr. William Ponder, Attorney, 31707 Plymouth Road representing residents of
Country Homes Subdivision objecting to petition and that all objections pertain
to Petitions No. Z-134 and Z-138. Stated residents object to petition for
three reasons: (1) People moved here to get away from conjeetion that exists
in the City; (2) People do not believe there is any necessity of having
shopping area at this location and that they feel Shelden Shopping Center is
close enough and (3) People have purchased property in reliance of Zoning
Ordinance. At the time purchase was made property in question was zoned
RUFB and they had no reason to think it would be changed for major shopping
center. Stated residents have no objection to the continuation of existing
plan as established on Plymouth Road of C-2 District for depth of 300'.
Mr. Frank Gokay, 35552 Parkdale, Block Director, stated all residents that
signed petition are emphatically opposed to petition.
Mr. Ray Kreski, 35236 Leon stated immediately South of area in question there
is under construction a school that will be completed in February. Stated a
major shopping area is not desirable near a school. Stated at present the
1E: association has just been able to control traffic and that construction of
shopping area will only enhance situation that has just been brougkt under
control.
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C.
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Mr. Greene asked Mr. Hermanoff if the North 300* of Parcels C and D was re- r
zoned to C-2 what would be done with Southern portion. Mr. Hermanoff stated
there would be approximately forty lots and that Elmira would be cut through/
Mr. Ventura asked Mr. LaJoie whether there would be access into the sub-
division area. Mr. LaJoie stated there would have to be some access.
Sufficient off-street parking will reduce accidents.
Mr. Ponder stated the Master Plan does not call for major shopping center at
this point.
Mr. George D. Haller, City Attorney arrived at meeting at approximately 9:01
p.m.
Mr. Ventura stated Master Plan showed Country Homes Subdivision as RUFB District
and that it is residential. Stated Master Plan has been altered.
Mr. Ventura made the following motion which died for lack of support:
RESOLVED that, Petition No. Z-134, as amended as submitted
by Ernest P. LaJoie, et al for change of zoning classification
in the Northeast 1/4 of Section 32 from RUFB to P-1 and C-2 be
tabled until such time as petitioner has presented preliminary
plot plan of proposed shopping center.
Upon a motion duly made by Mr. Hay and seconded by Mr. Lotz, it was
#12-385-55 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-134, as amended as submitted by Ernest P.
LaJoie, et al for change of zoning in the Northeast 1/4 of
Section 32 from RUFB to C-2 and P-1 the City Planning
Commission does hereby recommend to the City Council that
Petition No. Z-134, as amended be denied, and
FURTHER RESOLVED, nct ice of the above hearing was published
in the official newspaper, The Livonian under date of
November 24, 1955 and notice of which hearing was sent to
The Detroit Edison Company, Chesapeake & Ohio Railway
Company, Michigan Bell Telephone Company, The Consumer 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: Miller, Hay, Steinhoff, Robinson and Lotz
NAYS: Ventura
NOT VOTING: Greene
The secretary read Petition No. Z-138 by Fred and Celia Schmidt and Local 182,
UAW-CIO Building Corporation requesting that zoning classification of portion
of Parcel 32B located on the South side of Plymouth Road approximately 2,025
feet East of Levan Road in the Northeast 1/4 of Section 32 and situated at
35603 Plymouth Road be changed from RUFB to C-2. The secretary read letter
dated October 25, 1955 from Marie W. Clark, City Clerk and petition dated
87
December 2, 1955 signed by approximately 35 residents opposed to Petition
No. Z-138. The secretary announced that letters dated December 8, 1955 from
Calvin Roberts, Chief Livonia Fire Department and dated December 10, 1955 from
Irvin Hermanoff, Secretary, Harry Slatkin Builders, Inc. previously read
also pertain to this petition. Messrs. Winston L. Livingston, Attorney
Louis Lekar, Secretary and John Vaughan, Vice-President were present.
Mr. Livingston stated on examination of the zoning map he is unable to see
where there is any zoning pattern along Plymouth Road and stated that the
depth varies considerably at points. Stated they requested depth of 420f
in order to give themselves room for building, off-street parking and not
interfere with residential development. Stated they also were approached by
real estate firm representing Slatkin Builders.
Mr. Lotz asked size of proposed building. Mr. Lekar stated building will be
approximately 100' x 60' and used for office and departmental meetings. Stated
large meetings will be held at a school.
Mr. Ponder stated a building of this type might be rented for weddings, etc.
Stated in his opinion a depth of 300' should be sufficient for building
100' x 60' and off-street parking.
Mr. Hermanoff stated there would be off-street parking for 175 to 225 cars and
building 100' x 60' if parcel was zoned C-2 for a depth of only 300'.
Upon a motion duly made by Mr. Steinhoff and seconded by Mr. Lotz, it was
#12-386-55 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-138 as submitted by Fred and Celia Schmidt
and Local 182,UAW-CIO Building Corporation for a change of
zoning in the Northeast 1/4 of Section 32 from RUFB to C-2
the City Planning Commission does hereby recommend to the
City Council that Petition No. Z-138 be denied, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
November 24, 1955 and notice of which hearing was sent to
The Detroit Edison Company, Chesapeake & Ohio Railway Company
Michigan Bell Telephone Company, The Consumer Power Company
City Departments and petitioners as listed in the Proof of
Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Miller, Steinhoff, Robinson and Lotz
NAYS: None
NOT VOTING: Ventura, Greene and Hay
The Chairman called a recess at approximately 9:24 p.m.
The Chairman called the Public Hearing to order at approximately 9:41 p.m.
with all present as named at beginning and course of meeting except Donald
1[4. Wilson, Chief Inspector and George D. Haller, City Attorney.
CLieutenant Bob Perry, Livonia Fire Department arrived at approximately
9:40 p.m. CX
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Upon a motion duly made by Mr. Ventura, seconded by Mr. Miller and
unanimously carried, it was
#12-387-55 RESOLVED that, City Planning Commission adjourn the Public
Hearing temporarily in order to take care of certain items
on the agenda wherein interested persons are waiting to be
heard.
The Chairman declared the foregoing resolution adopted and called the 64th
Regular Meeting to order.
The secretary read Petition No. Z-135 by David Lewis, et al requesting that
zoning classification of portion of Parcel H located on the Northeast corner
of Merriman and Schoolcraft Roads in the Southwest 1/4 of Section 23 be
changed from RUFB to R-1-A. The secretary read letter dated October 13, 1955
from Marie W. Clark, City Clerk. Mr. David Lewis was present.
Mr. George D. Haller, City Attorney returned to meeting at approximately
9:45 p.m.
Mr. Lewis stated the requested change of zoning is a higher grade than what
now exists and that it is discriminating to provide that parcels be 1/2 acre
lots. Compared existing homes in surrounding area to proposed homes and
stated that any qualified appraiser would definitely say that property to the
East would increase in value by virtue of nice homes to the West. Stated
that due to regulations imposed by Livonia and F.H.A. the cost of improvements
required are such that it is not feasible to develop land on this basis (RUF).
Stated proposed lots will be 64' frontage and that the houses will be 1,300
square feet.
Mr. Ventura stated to Mr. Lewis that there has been discussion of a buffer
and asked whether he would be willing to divide into lots 1/2 acre adjoin-
ing B. E. Taylor's Subdivision. Mr. Lewis stated he would not and that lots
of 1/2 acre are not possible. Stated he is in agreement of buffer area and
that a better buffer would be created by the quality of the house rather than
the size of the lot. Stated large lot and cheaper house would not be a buffer.
Mr. Robinson asked whether Mr. Lewis would be willing to plot somewhat larger
lots. Mr. Lewis stated he would but that 80' lots are not economically
feasible,
There were 35 residents present objecting to Petition No. Z-135. There were
16 adjoining property owners present objecting to Petition No. Z-135.
Mr. Harold Crout, 30425 Lyndon stated they have invested their money with the
understanding that surrounding property will be zoned RUFB. Asked that it
remain RUF. Stated entire area is plotted in large lots. Stated there are
238 people in subdivision opposed to petition and that in his opinion Mr. Lewis
should have improvement requirements changed rather than zoning classification.
I§5
Mr. Charles Pollock, 30505 Hoy stated subdividing into small lots will not
conform with neighborhood and that existing homes less than 1,000 square feet
are homes built years ago. Stated there are approximately 20 homes that
might be considered substandard as compared to over 300 homes more than
1,000 square feet. Stated there is the problem of schools and that children
are still farmed out. Stated in February the school in Section 22 will be
completed and the children will be able to attend school entire day rather
than half day sessions as they are now.
Mr. Arthur Fisher, 30408 Hoy stated proposed subdivision will not conform with
existing area. Stated this will be one section in the City where there will
be large plots of 1/2 acre or more.
Mr. Greene asked Mr. Lewis whether he would be receptive to using this parcel
to new RU classification. Mr. Lewis stated he would rot for the entire parcel
but that for first tier of lots adjoining B. E. Taylor's Subdivision he would
be receptive. Stated reduction of improvements by the City of Livonia will not
solve problem of improvement costs because of F.H.A. and V.A. requirements.
Mr. Joseph Bradus, 30920 Lyndon stated his lot is 150+ deep. Stated it is not
the size of the house but the people who live there and how the house is
maintained. Stated petition should not be granted.
*Mr. Robert L. Greene was excused from meeting at approximately 10:20 p.m.
Mr. Fisher stated that if this petition is granted Petitions No. Z-120 and
Z-132 will no doubt also be granted. Stated this will mean an addition of
11[: over 900 homes and a great many children.
Mr. Ventura stated that proposed sewers may not be constructed therefore there
isn't an immediate need to do anything about this petition.
Mr. Ventura made the following motion which died for lack of support:
RESOLVED that, Petition No. Z-135 by David Lewis, et al
requesting change of zoning classification in the South-
west 1/4 of Section 23 from RUFB to R-1-A be tabled.
Upon a motion duly made by Mr. Miller and seconded by Mr. Lotz, it was
#12-388-55 RESOLVED that, pursuant to a Public Hearing having been held
on November 15, 1955 on Petition No. Z-135 as submitted by
David Lewis, et al for a change of zoning in the Southwest
1/4 of Section 23 from RUFB to R-1-A the City Planning
Commission does hereby recommend to the City Council that
Petition No. Z-135 be denied, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian, under date of
October 27, 1955 and notice of which hearing was sent to
The Detroit Edison Company, Chesapeake & Ohio Railway Company
Michigan Bell Telephone Company, The Consumer Power Company
I[: City Departments and petitioner as listed in the Proof of
Service.
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A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Hay, Steinhoff and Lotz
NAYS: Robinson
**Mr. Dallas F. Hay was excused from meeting at approximately 10:30 p.m.
The Chairman called a recess at approximately 10:31 p.m.
The Chairman called the 64th Regular Meeting to order at approximately 10:35
p.m. with all present as named at the beginning and course of meeting except
Donald Wilson, Chief Inspector and George D. Haller, City Attorney.
The secretary announced that the next item on the agenda was Petition No.
Z-136 by Samuel I. Clark requesting that zoning classification of Parcel
F1F2aGlb and Lot 39, Fitzgerald Gardens Subdivision located on the North side
of Seven Mile Road approximately 200 feet East of Fitzgerald Avenue in the
Southwest 1/4 of Section 5 be changed from AG-B to C-2. The secretary read
letter dated December 2, 1955 from Leonard J. Grabow, Attorney, Goldman,
Lieberman & Grabow, 1774 National Bank Building, Det. 26. Messrs. Leonard J.
Grabow and William Gilbride, Attorney, 3156 Penobscot Building, Det. were
present.
Mr. Peter A. Ventura left meeting at approximately 10:43 p.m.
Messrs. George D. Haller and Donald Wilson returned to meeting at approximately
10:46 p.m.
Mr. Peter A. Ventura returned to meeting at approximately 10:47 p.m.
Mr. Grabow stated to grant this petition would be to permit any owner of
property to decide for himself what his particular zoning should be. Stated
this would be spot zoning of 1-1/2 acres of property within 3 or 4 mile
AG-B District.
There were approximately 19 present opposed to petition as presented.
Mr. William Lindhout, 37655 Margareta submitted letter dated December 12, 1955
from DeLoris Moore, Secretary, Melody Manor Residents' Association Board of
Directors opposed to piece-meal rezoning until such time as the overall
planning study is completed.
Mr. Grabow stated parcels in question were zoned AG-B during township
ordinance.
There were approximately 18 present in support of petition.
No One was present in support of petition living 1/4 mile from area in question.
Nineteen were present opposed to petition living within 1/4 mile of parcel in
question.
Mr. Gilbride stated in the last few years the established use has served not
only as a dance hall but also as an assembly hall.
615
Mr. Ventura made the following motion which died for lack of support:
RESOLVED that, pursuant to a Public Hearing having been
held on November 15, 1955 on Petition No. Z-136 as sub-
mitted by Samuel I. Clark requesting change of zoning in
the Southwest 1/4 of Section 5 from AG-B to C-2 the City
Planning Commission does hereby recommend to the City
Council that Petition No. Z-136 be denied because of
petition signed by approximately 120 residents opposed to
petition and it would create spot zoning.
Upon a motion duly made by Mr. Lotz and seconded by Mr. Steinhoff, it was
RESOLVED that, pursuant to a Public Hearing having been
held on November 15, 1955 on Petition No. Z-136 as sub-
mitted by Samuel I. Clark for change of zoning in the
Southwest 1/4 of Section 5 from AG-B to C-2 the City
Planning Commission does hereby recommend to the City
Council that Petition No. Z-136 be granted.
Mr. Ventura stated that in his opinion there are enough residents present
objecting to the granting of this petition and that these people have rights
that should be protected. Stated these are people who live in immediate area
and they are the ones who should govern commission's decision.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Miller, it was
1[41 RESOLVED that, Petition No. Z-136 by Samuel I. Clark
requesting change of zoning in the Southwest 1/4 of
Section 5 from AG-B to C-2 be tabled until such time
as more members of the Commission are present.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura and Miller
NAYS: Steinhoff, Robinson and Lotz
Mr. Ventura requested that he be excused because he felt strongly that action
on petition should be postponed until more of the members are present.
***Mr. Peter A. Ventura was excused from meeting at approximately 11:00 p.m.
Chairman William R. Robinson declared at approximately 11:00 p.m., December 13,
1955 that the public hearing and the 64th Regular meeting be adjourned until
January 17, 1956 because of lack of a quorum.
Fred A. Lotz, Sary"".-
ATTESTED:
IL: William R. Robinson, Chairman