HomeMy WebLinkAboutPLANNING MINUTES 1956-02-07 95
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MINUTES OF A PUBLIC HEARING
OF THE CITY PLANNING COMMISSION
On February 7, 1956 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 approximately 8:03 p.m.
Members present: Peter A. Ventura H. Paul Harsha Karle Steinhoff
Robert Miller Dallas F. Hay .Fred A. Lotz
Robert L. Greene William R. Robinson
Members absent: Daniel Lepo
Lieutenant Bob Perry, Livonia Fire Department was present together with approxi-
mately 75 people attending the Public Hearing.
The secretary announced that the first item on the agenda was Petition No.
Z-145 by Wilfred Okerstrom, et al asking that zoning classification of Parcels
26E1, 26E2 and 26E3 located on the East side of Merriman Road approximately
900 feet South of Schoolcraft Road in the Northwest 1/4 of Section 26 be
changed from RUFB to M-1. The secretary read letter dated February 2, 1956
from Wilfred Okerstrom. The petitioner nor a representative was present.
Mr. Howard Middlewood, Building Inspector arrived at meeting at approximately
8:05 p.m.
Mr. Steve Spitza, 13526 Merriman Road stated described property is adjoining
his property and that he objected to petition as presented as the entire area
I[: is residential. Stated use has been a nuisance and at times it has been very
annoying. Stated that at times Mr. Okerstrom has left his tar furnace directly
next to his (Mr. Spitza) home.
Six interested residents were present objecting to petition.
Upon a motion duly made by Mr. Steinhoff, seconded by Mr. Ventura and
unanimously carried, it was
#2-44-56 RESOLVED that, Petition No. Z-145 as submitted by Wilfred
Okerstrom, et al requesting change of zoning in the North-
west 1/4 of Section 26 from RUFB to M-1 be tabled until
March 20, 1956.
The Chairman declared the foregoing resolution adopted.
It was suggested by Mr. Hay that those present objecting to petition be
notified by mail of adjourned date.
Those present objecting to Petition No. Z-145 in addition to Mr. Spitza were:
Claude Davis, 13345 Merriman Road and William Bowden, 13560 Merriman Road.
Mr. George D. Haller, City Attorney arrived at meeting at approximately 8:15
p.m.
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The secretary read Petition No. Z-146,132a by Alma E. Wolfram and Gordon-
Begin Investment Company requesting that zoning classification of Parcels 24Y
wd
and 24Z located on the East side of Middlebelt Road approximately 925 feet
North of Schoolcraft Road in the West 1/2 of Section 24 be changed from RUFB
to R-1-A. The secretary also read letters dated December 19, 1955 from Marie W.
Clark, City Clerk; dated January 12, 19$6 from George E. Harmon, Police Chief
dated January 12, 1956 from Sergeant Robert Baumgartner, Livonia Police Depart-
ment andcSted January 10, 1956 from Sergeant Robert Campbell, Livonia Police
Department. Messrs. William Ponder, Attorney, 31707 Plymouth Road and
Mr. Harold H. Gordon, President, Gordon Begin Investment Company were present.
Mr. Ponder stated that this property is known as the Wolfram Farm and that SO
acres is located on the East side of Middlebelt Road and 30 acres is located
on the West side of Middlebelt Road. Stated previous petition (Petition No.
Z-132) included the entire farm but that at a meeting of the City Council
it was suggested that the petition be filed in two separate parts --- one
petition referring to parcels on East side of Middlebelt Road and one petition
referring to parcel on West side of Middlebelt Road. Stated petitioners have
done as suggested by City Council. Mr. Ponder presented for Commission/5
inspection a plat (returned to Mr. Ponder) that clients obtained from the
F.H.A. as to the proposed layout of the property in question and their
suggestions and what they feel would be good planning.
Mr. Robinson asked whether a representative of the Police Department was
present. A representative of the Police Department was not present.
Mr. Hay asked that letters from Sergeant Baumgartner and Sergeant Campbell
be compared as to form.
Mr. Greene asked whether the Police Department is adopting pting policy of prohibit-
ing all subdivisions until they obtain more personnel or are they just
singling out this particular one. Wondered whether or not this area presents
some specific problem.
Mr. Ponder stated that according to sketch presented, clients have only two
streets that would enter into Middlebelt Road. Stated he had no information
from the Police Department.
Mr. Hay recommended that in view of Mr. Greenets question, petition be tabled
temporarily until Chief Harmon could be summoned to meeting.
Mr. Ventura stated in his opinion question should be dedided on its merits.
Stated it would be desirable to build Police Department, Fire Department and
other city facilities and then wait for City to grow around them. Stated he
did not think Chief Harmon should be summoned to meeting.
Mr. Harsha concurred with Mr. Ventura.
Mr. Tino Asquini, 14665 Flamingo stated in Buckingham Village Subdivision,
over 41% of the available 117 lots are over 60' wide --- some as wide as 100'.
Stated Slavic Builders have seen need for area larger than 60' lots. Requested
that area remain RUF and that lots be larger than 601.
Mr. Robinson stated Mr. Gordon may also make lots larger than 60, and that none
of the lots in the Buckingham Village Subdivision are 1/2 acre. Stated
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Buckingham Village Subdivision is zoned R-1.
Mr. Ventura stated the Five Elm Park SubdivisiOn and the B. E. Taylor's Greenmoor
Subdivision are located North of area in question and that all lots located
in these two subdivisions have widths of less than 60'.
Mr. Asquini stated that the area mentioned by Mr. Ventura is not built up.
Upon a motion duly made by Mr. Hay, seconded by Mr. Lotz and unanimously
carried, it was
#2-45-56 RESOLVED that, pursuant to a Public Hearing having been held on
Petition No. Z-146,132a as submitted by Alma E. Wolfram and
Gordon Begin Investment Company for a change of zoning in the
West 1/2 of Section 24 from RUFB to R-1-A the City Planning
Commission does hereby recommend to the City Council that Petition
No. Z-146,132a be granted, aid
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian under date of January 19,
1956 and notice of which hearing was sent to The Detroit Edison
Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone Company, The Consumer Power Company, City Departments and
petitioners 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-147,132a by Alma E. Wolfram and Gordon Begin Investment Company requesting
that zoning classification of Parcel 23M located on the West side of Middlebelt
Road approximately 2,000 feet North of Schoolcraft Road in the Southeast 1/4
of Section 23 be changed from RUFB to R-1-A. Messrs. William Ponder, Attorney
31707 Plymouth Road and Mr. Harold H. Gordon, Gordon-Begin Investment Company
were present.
Mr. Gordon stated at this time he would like to withdraw Petition No. Z-147,132a
until he has had further opportunity to discuss petition with residents in area.
Upon a motion duly made by Mr. Hay, seconded by Mr. Miller and unanimously
carried, it was
#2-46-56 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-147, 132a as submitted by Alma E. Wolfram
and Gordon-Begin Investment Company for a change of zoning
in the Southeast 1/4 of Section 23 from RUFB to R-1-A the
City Planning Co misSion does hereby recommend to the City
Council that Petition No. Z-147,132a be denied without
prejudice, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of January 19,
1956 and notice of which hearing was sent to The Detroit Edison
Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone Company, The Consumer Power Company, City Departments and
petitioners as listed in the Proof of Service.
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The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition No.
Z-148 by Klopp Engineering, Inc. requesting that zoning classification of the
North 300 feet of Parcel 29A4C4 located on the South side of Schoolcraft Road
approximately 1,900 feet East of Levan Road in the Northeast 1/4 of Section 29
be changed from RUFB to M-1.
Mr. William Ponder, Attorney, 31707 Plymouth Road requested that this petition
be tabled as he didn't know it would be heard tonight and that his client is
out of town. Stated he would like the opportunity to further discuss this
with client.
Eleven interested residents were present objecting to petition as presented.
Mr. Peter Romanow, 35632 Schoolcraft Road stated Mr. Klopp was interested
enough to ask for change of zoning and yet he is not present. Stated a change
of zoning will allow shops on Schoolcraft Road itself which will not benefit
residents in area.
The secretary read Petition No. Z-148 by Klopp Engineering, Inc. requesting
that the zoning classification of the North 300 feet of Parcel 29A4C4 located
on the South side of Schoolcraft Road approximately 1,900 feet East of Levan
Road in the Northeast 1/4 of Section 29 be changed from RUFB to M-l. The
secretary also read letters dated December 19, 1955 from Marie W. Clark, City
Clerk; dated January 16, 1956 from Calvin Roberts, Chief Livonia Fire Department
dated February 7, 1956 from Donald Scates, 35486 Schoolcraft Road and dated
January 23, 1956 from Ruby and Fred Dietrich, 35700 Schoolcraft Road.
Mr. Ponder stated the manufacturing building is 100/ deep and 60/ wide.
Stated the front of the building sets 188' from the property linea Stated
client is not interested in what happens from the North edge of building
North to Schoolcraft Road (total of 188/). Stated when Zoning Ordinance,
No. 60 was adopted this building was placed in a RUF area. Stated client is
interested in obtaining M-1 zoning just to the front end of the building that
exists on the property now.
Mr. Hay stated he was a member of the Commission when Zoning Ordinance, No. 60
was adopted. Informed Commission that 300/ buffer was established and that in
his opinion the Commissien should not try to change it.
Mr. Ventura stated zoning is constantly being amended and that why Mr. Klopp
placed so much relience on zoning is beyond him.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Miller and unanimously
carried, it was
#2-47-56 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-148 as submitted by Klopp Engineering, Inc.
for a change of zoning in the Northeast 1/4 of Section 29
from RUFB to M-1 the City Planning Commission does hereby
recommend to the City Council that Petition No. Z-148 be
denied, and
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FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
January 19, 1956 and notice of which hearing was sent to the
I[:
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.
The Chairman declared the foregoing resolution adopted and called arecess at
approximately 9:00 p.m.
The Chairman called the meeting to order at approximately 9:13 p.m. with all
present as named at the beginning and course of meeting except Mr. George D.
Hailer, City Attorney.
The secretary read Petition No. Z-149 by Harry Slatkin Builders, Inc. and
Fred and Pauline R. Eberhardt requesting that the zoning classification of
Parcels 32C and 32D located on the South side of Plymouth Road approximately
1,325 feet East of Levan Road in the Northeast 1/4 of Section 32 be changed
from RUFB to C-2 and R-1. The secretary also read letters dated January 4,
1956 from Marie W. Clark, CityClerk; dated January 20, 1956 from Calvin
Roberts, Fire Chief; dated January 12, 1956 from George E. Harmon, Police Chief
and stated that there is on file letters similar to those read when Petition
No. Z-146,132a was presented from Sergeant Robert Campbell and Sergeant Robert
Baumgartner. Mr. Irvin Hermanoff, Secretary, Harry Slatkin Builders, Inc. was
present.
E Mr. George D. Haller returned to meeting at approximately 9:14 p.m.
Mr. Harsha asked disposition of Parcels 32A and 32B which were heard under
Petitions No. Z-138 and Z-134. It was ascertained that these petitions were
denied by Commission December 13, 1955.
Mr. Hermanoff stated Parcels A and B are vacant. Mr. Ventura corrected
Mr. Hermanoff and stated that there is a farm house on Parcel B which is being
used by the UAW-CIO.
Mr. Robinson stated petitioners have refiled Petition No. Z-134 and Z-138
requesting that the frontage be changed to business and that the back portion
of both parcels be changed to R-1.
Mr. Ventura asked Mr. Hermanoff whether the 297/ on the West side of Parcel D
would be dedicated for street purposes. Mr. Hermanoff stated it would be
dedicated free of charge to the City of Livonia.
Mr. Ventura asked whether Slatkin Builders owned property West of Parcel D.
Mr. Hermanoff stated they did not.
No one was present objecting to petition as presented.
Mr. Miller asked whether Slatkin Builders intended to pave their half of
IL Arthur Avenue. Mr. Hermanoff stated they will pave their half.
Mr. Ventura asked whether Arthur Avenue would be paved up to the South
boundary of Plymouth Road. Mr. Hermanoff stated that it would.
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Mr. Ventura asked Mr. Haller whether Slatkin Builders would be required to
pave Arthur Avenue adjoining the C-2 District if petition is granted.
Mr. Haller stated in his opinion slatkin Builders would not be required to
pave Arthur Avenue adjoining the C-2 District.
Mr. Hermanoff stated Slatkin Builders would pave Arthur Avenue (1/2 street)
North of Country Homes Subdivision, No. 2 extending North through to Plymouth
Road for use of public.
The following motion was made by Mr. Lotz and seconded by Mr. Harsha:
RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-149 as submitted by Harry Slatkin Builders,
Inc. and Fred and Pauline R. Eberhardt for a change of zoning
in the Northeast 1/4 of Section 32 from RUFB to C-2 and R-1-A
the City Planning Commission does hereby recommend to the City
Council that Petition No. Z-149 be granted.
Mr. Howard Middlewood, Building Inspector left meeting at approximately
9:26 p.m.
The following amendment to Messrs. Lotz and Harsha motion was offered by
Mr. Ventura and seconded by Mr. Harsha:
RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-149 as submitted by Harry Slatkin Builders,
Inc. and Fred and Pauline R. Eberhardt for a change of zoning
in the Northeast 1/4 of Section 32 from AJFB to C-2 and R-1 A
the City Planning Commission does hereby recommend to the
City Council that Petition No. Z-149 be granted subject to the
East 1/2 of Arthur Avenue from the North boundary of Country
Homes Subdivision, No. 2 to the South boundary of Plymouth Road
be dedicated and paved.
Mr. Hay stated that in view of the fact this Commission denied Petitions
No. Z-134 and Z-138 December 13, 1955 for the same type of rezoning, this
petition should be tabled until the amended petitions have also been presented.
Mr. Hermanoff stated Petitions No. Z-134 and Z-138 asked for all business
zoning whereas they request business only on the North 2971.
Mr. Robinsnn informed Commission that the amended Petitions No. Z-134 and
Z-138 have been filed and will be presented to Commission in the near future.
Mr. Ventura asked Mr. Hermanoff whether he would object to Petition No. Z-149
being tabled as suggested by Mr. Hay. Mr. Hermanoff stated he did not see any -
reason to table petition.
Mr. Hay asked what use can be made of back portion of Parcel B if Petition
No. Z-149 and amended Petition No. Z-138 are granted. Mr. Robinson stated
property can be used as it is zoned RUF.
Upon a motion duly made by Mr. Hay and seconded by Mr. Miller, it was
#2-48-56 RESOLVED that, Petition No. Z-149 by Harry Slatkin Builders,
Inc. and Fred and Pauline R. Eberhardt requesting change of
zoning classification in the Northeast 1/4 of Section 32 from
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RUFB to C-2 and R-1—A be tabled until March 6, 1956.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Hay and Steinhoff
NAYS: Harsha, Robinson and Lotz
NOT VOTING: Greene
Upon a motion duly made by Mr. Hay and seconded by Mr. Lotz, it was
RESOLVED that, Commission depart from regular order of
business in order to hear Item No. 7 as it appears on
agenda.
A rollaall vote on the foregoing resolution resulted in the following:
AYES: Hay, Robinson and Lotz
NAYS: Ventura, Miller, Harsha and Steinhoff
NOT VOTING: Greene
The secretary read petition dated January 5, 1956 from H. W. Curtner requesting
permission to erect a gasoline and oil service station on portion of Parcel
35D8 located on the South side of Plymouth Road approximately 675 feet West of
Milburn Avenue in the Northwest 1/4 of Section 35.and known as 30905 Plymouth
Road. The secretary also read letters dated January 30, 1956 from Calvin
Roberts, Fire Chief and undated statement from Henry and Erica Rasmussen,
30904 Plymouth Road stating they have no objection to petition as filed. The
secretary stated a similar statement is on file from Louis and Esther Humpert,
30843 Plymouth Road; M argaret Lynch, 32496 Plymouth Road; Lester and Gladys
Shore, 30471 Plymouth Road; James and Samuel Elias, 31509 Plymouth Road;
Mr. and Mrs. J. F. Bunker, 31118 Plymouth Road; Sam and Marcia Evanoff, 31201
Plymouth Road; Bill and Helen Curtner, 11425 Hubbell Road and Mildred and
A. F. Archbald, 31158 Plymouth Road. The secretary also stated that report of
Bond No. 720826 by The Ohio Casualty Insurance Company is on file. Mr. Harry
Curtner was present.
Mr. Curtner presented complete plans of the proposed gas station (plans
returned to petitioner). Mr. Curtner stated station will be two bay standard
Station like on Five Mile and Middlebelt Roads. Stated East side and front
of station will be enameled.
Mr. Ventura asked whether Hubbell Road is a private road as shown on the plat
book. Mr. Haller informed Commission that at the last City Council meeting
Hubbell Road was taken over by the City of Livonia as a city street.
Mr. Ventura asked how far West the other existing stations are located.
Mr. Curtner stated one station is located 600' Westof proposed station.
Mr. Ventura asked how many gas stati ons per acre this land will support.
Wondered whether Commission shouldn't study situation. Mr. Curtner stated
Commissioner is asking questions in the future.
No one was present objecting to petition as presented.
Upon a motion duly made by Mr. Hay and seconded by Mr. Harsha, it was
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#2-49-56 RESOLVED that, pursuant to a Public Hearing having been held
Act
the City Planning Commission does hereby grant the petition
by Harry W. and Nancy J. Curtner for permission to erect a
gasoline and oil service station on portion of Parcel 35D8
located on the South side of Plymouth Road approximately 675
feet West of Milburn Avenue in the Northwest 1/4 of Section
35 and known as 30905 Plymouth Road, and
FURTHER RESOLVED, notice of the above hearing was sent to
property owners within 500 feet, petitioners and City Depart-
ments as listed in the Proof of Service.
Mr. Miller stated at the intersectnn of Merriman and Plymouth Roads there are
two stations and one more further East.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Miller, it was
RESOLVED that, petition by Harry W. and Nancy J. Curtner
for permission to erect a gasoline and oil service station
on portion of Parcel 35D8 located on the South side of
Plymouth Road approximately 675 feet West of Milburn Avenue
in the Northwest 1/4 of Section 35 and known as 30905
Plymouth Road be tabled until March 20, 1956 in order to
afford Planning Consultant opportunity to do research on
the matter of gasoline stations.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura and Miller
NAYS: Greene, Harsha, Hay, Steinhoff, Robinson and Lotz
A roll call vote on Resolution No. 2-49-56 resulted in the following:
AYES: Greene, Harsha, Hay, Steinhoff and Lotz
NAYS: Miller, Robinson and Ventura
The secretary read letter dated December 16, 1955 from Marie W. Clark, City
Clerk regarding City Council Resolution No. 625-55 referring opening and
paving of Yale, Levan and Arthur Roads to Commission for report and
recommendation. The secretary also read letters dated November 29, 1955 from
Harry Slatkin, President, Harry Slatkin Builders, Inc. addressed to the
Honorable Council and dated December 9, 1955 from W. R. McCary, City Engineer
addressed to City Council. Mr. Irvin Hermanoff, Secretary, Harry Slatkin
Builders, Inc. was present.
Mr. George D. Haller left meeting at approximately 9:50 p.m. and returned at
approximately 9:51 p.m.
Mr. Harsha asked who owned property through which these streets would run and
will condemnation be required. Mr. Robinson stated owners are not known by
him but that condemnation would be necessary,
Mr. Robinson stated that the City Council wants to know whether or not this
Commission considers it good planning to extend these streets.
Mr. Ventura asked Mr. Haller whether this Commission would have the right to
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grant Petition No. Z-134a provided the Westl/2 of Yale is dedicated and
paved as Harry Slatkin Builders have offered. Mr. Haller stated Commission
would not have right to place condition upon the granting of Petition No.
Z-134a. Stated if petitioner (Z-134a) were to subdivide area then they would
have to dedicate and pave Yale.
Mr. Ventura made the following motion which died for lack of support:
RESOLVED that, City Planning Commission recommend to the
City Council that Yale and Arthur Avenues located in the
Northwest 1/4 of Section 33 and the Northeast 1/4 of
Section 32 be extended to Plymouth Road.
Mr. Ventura stated he did not wish to include Levan Road at this time.
No one was present objecting to opening and paving of Yale, Levan and
Arthur Avenue.
Mr. Ventura stated he did not include Levan Road as this is an entirely
separate situation. Stated there is an existing traffic light on this corner
and people coming out of Ford Motor Company would have tendency to go down
Levan Road and cut through residential area. Stated he attended a meeting
of the Civic Association at which Sergenat Campbell, Livonia Police Department
stated the difficulties that the department would have in controlling the
traffic. Stated in his opinion Levan Road should be given further study by
this Commission.
Upon a motion duly made by Mr. Hay, seconded by Mr. Greene and unanimously
carried, it was
#2-50-56 RESOLVED that, opening and paving of Yale, Levan and Arthur
Roads be tabled until February 21, 1956 to afford planning
Consultant opportunity to investigate matter and make
recommendation.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Hay and seconded by Mr. Steinhoff, it was
#2-51-56 RESOLVED that, City Planning Commission depart from regular
order of business in order to hear Item No. 10 as it appears
on agenda.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Greene, Hay and Steinhoff
NAYS: Harsha, Robinson and Lotz
The secretary announced that the next item on the agenda was Petition No.
Z-141 initiated by the City Planning Commission on its own motion on the
question whether or not the zoning classification of Parcels 35Gla and 35Glb
located between Sunset Avenue and Henry Ruff Road and between Robert Avez ue
and West Chicago Road in the Northwest 1/4 of Section 35 be changed from M-1
to R-1-A. Mr. Leonard Farber, Rose-Hill Builders, 14201 West Eight Mile Road
Detroit representing Mr. Abe Green and Mr. William Yolles, Attorney representing
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Mr. Henry Alper were present. '
The secretary read letter dated October 28, 1952 from Clarence Hoffman
addressed to the City Council.
Mr. Yolles stated that Messrs. Green and Alper position is that as stated on
January 3, 1956. Stated at that time it was requested that petition be tabled
six months pending consummation of agreement between Messrs. Green and Alper
and City of Livonia. Stated a purchase price has been arrived at and that the
only difficulty is that the City of Livonia does not have sufficient funds to
consummate the transaction. Stated no one will be hurt by the holding of
this petition and making no change in the status quo. Stated within six months
in his opinion, the transaction can be completed.
Mr. Miller stated that unless there is a bond issue, it is possible that there
will not be sufficient funds for such a purchase next year.
Mr. Ventura asked Messrs. Yolles and Farber whether Messrs. Green and Alper
had considered a land contract. Mr. Farber stated question should be proposed
to Mr. Alper as he handles transaction. Stated it was his guess that such an
agreement could be ehtered into.
Mr. Ventura asked Mr. Haller whether it is possible to purchase site on land
contract. Mr. Haller stated it is and that City of Livonia has purchased
property in a similar manner in the past.
Mr. Yolles stated it is their understanding that there would be a bond issue.
Stated their position is that assuming that within six months this transaction
is not consummated this motion to table would be reopened and they would again
be happy to come in and reanalyze the question.
Mr. Hay stated that if a price has been set, it would not make any difference
whether or not the property is zoned M-1 or R-1. Asked what difference it
would make if the owners are going to sell to the City of Livonia.
Mr. Yolles stated Messrs. Green and Alper and City of Livonia do not have
binding agreement and that there is nothing to prevent City of Livonia from
entering into condemnation proceedings. Stated condemnation proceedings are
based on the zoning at the time proceedings are filed.
Mr. Ventura made the following motion:
RESOLVED that, City Planning Commission strongly recommend
to the City Council that steps be taken for the immediate
acquisition of park site located in the Northwest 1/4 of
Section 35.
There were eight present interested in matter under discussion.
Mr. Hay stated that before Mr. Ventura's motion would be in order Petition
No. Z-141 should be acted upon.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Hay, it was
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#2-52-56 RESOLVED that, Petition No. Z-141 initiated by the City
Planning Commission on its own motion on the question
whether or not the zoning classification of Parcels 35Gla
and 35Glb located in the Northwest 1/4 of Section 35 be
changed from M-1 to R-1-A be tabled until such time as
this Commission has communication from the City Council as
to whether or not the City of Livonia is going to acquire
park site.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Hay, Miller, Greene, Steinhoff and Robinson
NAYS: Harsha and Lotz
Mr. Hay asked whether the owner of the property would be deprived of the use
of property for M-1 use. Mr. Haller stated site has been set aside for park
site.
Mr. Harsha stated that the longer Commission and City of Livonia withholds this
the longer Commission and City of Livonia is doing an injustice.
Mr. Farber stated nothing will be done with property six months from
January 3, 1956.
Mr. Yolles stated they would not make any further use of property until such
time as this Commission's petition (Z-141) is again presented.
Mr. Lotz concurred with Mr. Harsha.
Mr. Hay stated he would like to see Resolution No. 2-52-56 set aside in favor
of motion to table petition until confirmation of statements just made by
Messrs. Farber and Yolles have been received in written form.
Upon a motionduly made by Mr. Ventura and seconded by Mr. Miller, it was
#2-53-56 RESOLVED that, City Planning Commission strongly recommend
to the City Council that park site located in the Northwest
1/4 of Section 35 be acquired immediately and that con-
sideration be given to the acquisition by land contract so
that the residents and children in this area may have the
pleasure of enjoying site now.
Mr. Miller informed Commission that the Park and Recreation Commission is
behind the school district 14 sites.
Mr. Hay informed Commission that condemnation proceedings were started for
the acquisition of the school site.
A roll call vote on Resolution No. 2-53-56 resulted in the following:
AYES: Ventura, Miller, Greene, Robinson and Lotz
NAYS: Harsha, Hay and Steinhoff
The secretary announced that the next item on the agenda was petition by
Roy Dean, The Calvary Bible Church requesting permission to use Lots 1 and 2,
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B. E. Taylor's Green Acres Subdivision located on the South side of Five Mile
Road approximately 800 feet West of Henry Ruff Road in the Northwest 1/4 of `'
Section 23 for church and parking purposes. Mr. Roy Deen was present.
Mr. Charles Pollock, 30505 Hoy Stated civic association has gone over revised
plot plan with petitioner. Stated homes in area have 40' set back and that
Mr. Deen has agreed to have set back of church building more than 401 as
required by residential homes to enable them to erect steps and shrubs etc.
Mr. George D. Haller left meeting at approximately 10:31 p.m.
There was a lengthy discussion regarding proposed greenbelt and agreement
with petitioner.
The Chairman called a recess at approximately 10:35 p.m.
The Chairman called the meeting to order at approximately 10:45 p.m. with all
present as named at beginning and course of meeting including Mr. George D.
Haller, City Attorney
No one was present objecting to petition as presented by The Calvary Bible
Church.
Mr. Hay asked whether this matter of the proposed church has been discussed
and approved by the Council of Churches. Mr.Deen stated he thought it had.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Lotz and unanimously
carried, it was
#2-54-56 RESOLVED that, pursuant to a Public Hearing having been held
on January 10, 1956 the City Planning Commission does hereby
grant the petition by Roy Deen, The Calvary Bible Church re-
questing permission to use Lots 1 and 2, B. E. Taylor's Green
Acres Subdivision located on the South side of Five Mile Road
approximately 800 feet West of Henry Ruff Road in the North-
west 1/4 of Section 23 for church and parking purposes, 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.
The Secretary announced that the next item on the agenda was Petition No.
Z-144 by Mark T. Jacobson, Edward Rose & Sons, Inc. requesting that zoning
classification of portion of Parcel Hla2b located on the Northwest corner of
Six Mile Road and Inkster Road in the Southeast 1/4of Section 12 be changed
from R-1-B and C-1 to C-2. The secretary read letter dated February 6, 1956
from Donald L. Bachman, Parkview Acres Association. Mr. Mark T. Jacobson was
present.
Mr. Jacobson stated it is their intent to establish a shopping center and that
if shopping center is permitted in a C-1 District, he will amend petition
accordingly.
Mr. Robinson stated a shopping center could not be established in a C-1 District
11121)8147
unless there are less than five employees employed.
Mr. Bachman stated that the main questions were as outlined in letter.
Stated apparently it is necessary that use be in C-2 District.
Mr. Lotz read portion of Section 10.02, Zoning Ordinance, No. 60.
Mr. Steinhoff asked whether there would be any ingress and egress into the
proposed subdivision. Mr. Jacobson stated there would not but that there
might be a walk-way.
There was a lengthy discussion regarding the ingress and egress to the pro-
posed shopping center.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Hay and unanimously
carried, it was
#2-55-56 RESOLVED that, pursuant to a Public Hearing having been held
on January 10, 1956 on Petition No. Z-144 as submitted by
Mark T. Jacobson, Edward Rose & Sons, Inc. for a change of
zoning in the Southeast 1/4 of Section 12 from R-1-B and C-1
to C-2 the City Planning Commission does hereby recommend to
the City Conn7i1 that Petition No. Z-144 be granted because
in the organized growth of a City shopping centers are a
valuable addition, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
December 22, 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
CityDepartments and petitioner as listed in the Proofof
Service.
The Chairman declared the foregoing, resolution adopted.
The secretary read letter dated January 11, 1956 from Jacob Menuck, President
Oakview Homes, Inc. requesting reinstatement of T. Klein's Subdivision and
Lyndon Meadows Subdivision located in the Southeast 1/4 of Section 23. The
secretary also read letters dated January 20, 1956 from W. R. McCary, City
Engineer addressed to Oakview Homes Corporation and dated January 19, 1956
from Benton Yates, Superintendent, Livonia Public Schools. Messrs. Jacob
Menuck and Goldman, Attorney were present.
Mr. Ventura read portion of Section 3.03, Subdivision Rules and Regulations.
Contended plat is null and void. Stated previous City Attorney contended an
extension of time could be applied for and Commission had authority to give
an extension of time after one year had elapsed from tentative approval.
Asked opinion of Mr. Haller. Mr. Haller stated in his opinion there is no
limitation of time when they come in for extension according to language used
in Subdivision Rules and Regulations.
Mr. Ventura stated they should apply for extension of time within the one
year after tentative approval.
148
C-
Mr. Ventura stated this property is located in the same area as Gordon Begin
David Lewis and Unity Construction Company and that they were all denied.
Upon a motion duly made by lvlr. Ventura and seconded by Mr. Miller, it was
#2-56-56 RESOLVED that, request dated January 11, 1956 from Jacob
Menuck, President, Oakview Homes, Inc. for reinstatement
of I. Klein's Subdivision and Lyndon Meadows Subdivision
located in the Southeast 1/4 of Section 23 be denied.
Mr. Hay asked Mr. Menuck why he delayed two years before requesting extension
of time. Mr. Menuck stated he just purchased property.
Mr. Hay asked Mr. Menuck whether he is the original petitioner. Mr. Menuck
stated he is not.
Mr. Charles Pollock, 30505 Hoy stated he has been before Commission many times
on matters of this very nature. Stated area in question is zoned RUF. Stated
in 1953 there were very few residential homes in area and that at that time
a request of this type would not be opposed. Stated since 1953 subdivisions
have been developed and built on 1/2 acre lots and that now there is a trend
towards larger lots. Stated he did not feel that something that was right in
1953 would apply today. Stated schools are crowded and people want to move
out of larger cities. Stated Commission has stood behind residents in past
and they are requesting that Commission do the same now.
Mr. Robinson asked Mr. Pollock how far this proposed subdivision is from his
property. Mr. Pollock stated his property is located on the other side of
Henry Ruff Road.
Mr. Goldman stated they asked for reinstatement of plats because the
Commission indicated plats were tentatively approved. Stated they intend to
build $20,000 homes and that when the B. E. Taylor Subdivision was platted
sewers were not available whereas they are now. Stated they have only three
outlets from subdivision - one into Middlebelt Road and two into Schoolcraft
Road.
Mr. Norman Kroll, 14580 Flamingo and Joseph Bradus, 30902 Lyndon objected
to reinstatement of subdivisions.
A roll call vote on Resolution No. 2-56-56 resulted in the following:
AYES: Ventura, Miller, Greene, Hay, Steinhoff, Robinson and Lotz
NAYS: Harsha
The secretary read letter dated January 19, 1956 from George D. Haller, City
Attorney regarding amendment to Section 4.06, Subdivision Rules and Regulations
as requested in Resolution No. 1-5-56.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Greene and unanimously
carried, it was
#2-57-56 RESOLVED that, City Planning Commission do all things
necessary to amend Section 4.06, Subdivision Rules and
Regulations as follows as proposed in letter dated
6
14(A1�V
119
January 19, 1956 from George D. Haller, City Attorney:
"Section 4.06. Blocks. Residential blocks shall not
be less than two hundred (200) feet wide, and they
shall not be less than six hundred (600) feet long
nor more than 1/4 mile in length; provided, however,
that where unusual conditions exist, the Commission
may allow a block to be less than six hundred (600)
feet in length where they find such deviation will
serve the best interest of the City. Where blocks
are more than eight hundred (800) feet long, a ten
(10) foot pedestrian lane shall be provided near the
center of the block. Business, Commercial and
Industrial blocks shall not be less than two hundred
eighty (280) feet in width and in length provided
however, that where such blocks are more than two
hundred eighty (280) feet long a ten (10) foot
pedestrian lane shall be provided in the center of
the block."
The Chairman declared the foregoing resolution adopted.
Mr. George D. Haller, City Attorney was excused from meeting at approximately
11:35 p.m.
The secretary informed Commission that Mr. Benton Yates, Supt., Livonia
Public Schools called the Planning Commission Office January 24, 1956 and in-
formed secretary that at the Board of Education's meeting January 23, 1956
a resolution was adopted designating the West 20 acres of the previously
designated 30 acres school site in Section 14 located West of Henry Ruff Road
between Rayburn Avenue and Five Mile Road and known as portion of Parcel 14R
and requesting that the City of Livonia Parks and Recreation Department consider
the easterly portion of said 30 acre site for designation of park site.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Hay and unanimously
carried, it was
#2-58-56 RESOLVED that, Secretary of the City Planning Commission be
instructed to write letter to Mr. Benton Yates, Supt.
Livonia Public Schools acquainting him with the urgency of
letter regarding the school site located West of Henry Ruff
Road between Rayburn Avenue and Five Mile Road in Section
14 and that the City Planning Commission cannot take action
until it has such letter on file.
The Chairman declared the foregoing resolution adopted.
Lieutenant Bob Perry, Livonia Fire Department was excused from meeting at
approximately 11:40 p.m.
The secretary informed Commission of the content of the letter dated
January 19, 1956 from Bernard E. Hanus, Wayne County Board of Supervisors
regarding amendments to Nankin Township Ordinance.
1500-3
The secretary read communication from American Institute of Planners regarding
a handbook.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Harsha, it was
#2-59-56 RESOLVED that, the City Planning Commission purchase nine
(9) additional copies of Michigan Handbook and Directory
of Planning compiled and published by the Michigan Chapter
of the American Institute of Planners.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Greene, Harsha, Hay and Steinhoff
NAYS: Robinson and Lotz
The secretary read communication from Regional Planning Commission regarding
4th Annual Planning and Zoning Conference February 23 and 24, 1956.
The secretary read Notices of Public Hearing dated February 1, 1956 from the
Redford Township Zoning Board regarding Public Hearing to be held February 9,
1956.
Mr. Hay suggested a member of the Commission attend meeting as the rezoning
might affect the City of Livonia.
Mr. Ventura stated Commission should determine whether or not proposed change
will m e up with existing zoning in the City of Livonia.
Mr. Hay suggested a resolution be adopted requesting an adjournment of these ?'
petitions in order to give Commission opportunity to study request and be
present at hearing.
Mr. Ventura made the following motion which after further consideration he
withdrew.
RESOLVED that, City Planning Commission acknowledge receipt
of Notices of Public Hearing dated February 1, 1956 from
Redford Township Zoning Board regarding public hearing to
be held February 9, 1956.
Upon a motion duly made by Mr. Hay and seconded by Mr. Harsha, it was
#2-60-56 RESOLVED that, secretary be instructed to write letter to
Redford Township Zoning Board advising them that the City
Planning Commission did not receive their commun ication
dated February 1, 1956 regarding public hearing to be held
February 9, 1956 in time for regular hearing January 17,
1956 and that the next regular meeting of the City Planning
Commission will not be held until February 21, 1956 and that
at the time of writing the City Planning Commission is unable
to act on said notices.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Miller, Greene, Harsha, Hay, Steinhoff and Robinson
NAYS: None
NOT VOTING: Ventura and Lotz
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151
Upon a motion duly made by Mr. Lotz and seconded by Mr. Steinhoff, it was
#2-61-56 RESOLVED that, statement dated February 1, 1956 from Albe
Munson, Planning Consultant for $345.46 be forwarded to
the proper department for payment.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Greene, Harsha, Hay, Steinhoff, Robinson
and Lotz
NAYS: None
The secretary announced that the next item on the agenda was Petition No. V-10
and V-12 for vacation of 20 foot alley located in the Northwest 4 of
Section 11.
Mr. Robinson suggested that the Commission notify petitioners, adjoining
property owners and those present June 21, 1955 that these petitions will be
placed on the agenda on a future date and that if they are still interested
they should attend meeting.
Mr. Greene suggested letter be written to Mr. David Jones pointing out that
he was going to secure written approval of abutting residents to all North-
South alleys in the Northwest 4 of Section 11 and that to date this approval
has not been filed.
Upon a motion duly made by ir. Ventura and seconded by Mr. Greene, it was
#2-62-56 RESOLVED that, Petition No. V-10 submitted by Francis R.
Clements and Gordon Wabake and Petition No. V-12 as
initiated by the City Planning Commission on its own
motion asking that 20 foot alley located in the Northwest
4 of Section 11 be vacated as tabled on June 21, 1955
be reconsidered February 21, 1956 and FURTHER that
Petitioners, abutting property owners and all interested
persons be so notified.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Greene, Harsha, Steinhoff, Robinson and
Lotz
NAYS: None
NOT VOTING: Hay
Upon a motion duly made by Mr. Miller and seconded by Mr. Greene, it was
#2-63-56 RESOLVED that, Mr. Albe Munson, Planning Consultant be
authorized to make land use study as requested.
1E: A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Greene, Harsha, Hay, Steinhoff, Robinson
and Lotz
NAYS: None
0152
52
Qui
The secretary read letter dated January 31, 1956 from Mayor Elbert M. Hartom
regarding RU zoning.
The Chair read letter dated February 7, 1956 censuring Mayor's action as
stated in letter from him dated January 31, 1956. Requested resolution
be adopted approving letter censuring Mayor.
Mr. Ventura made the following motion which he withdrew after further con-
sideration:
RESOLVED that, vote of censure dated February 7, 1956
addressed to Mayor Elbert M. Hartom be accepted.
Mr. Harsha stated that while he is in accord with letter as read by Chair,
he cannot go along with phrases regarding politics and that he would have to
vote against matter.
I'ir. Hay stated Mayor Hartom afforded Mr. Greene no courtesy along this same
line.
Hr. Greene stated many of these items as suggested by Mayor's letter are the
very things Commission is now working on.
Mr. Harsha stated on the one point, it is too sharp.
Mr. Hay suggested the word "presume" be inserted before the word "politics".
:31
Mr. Greene stated matter regarding politics could be completely deleted.
Mr. Steinhoff stated Mayor should be censored but that he would have to agree
with Mr. Harsha.
Mr. Lotz also concurred with Messrs. Harsha and Steinhoff.
Upon a motion duly made by Mr. Miller, seconded by Mr. Greene and
unanimously carried, it was
#2-64-56 RESOLVED that, vote of censure be given to Mayor Elbert M.
Hartom regarding the dessemination of a report which is
preliminary in nature and which is intended solely for use
of the City Planning Commission and therefore letter dated
February 7, 1956, as amended be forwarded to Mayor Elbert R .
Hartom.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Steinhoff and
unanimously carried, it was
#2-65-56 RESOLVED that, Resolution No. 10-348-55 be amended as
follows:
"RESOLVED that, wherever a proposed plat abuts a main
thoroughfare, the lots should be backed up to the main
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153
artery and shall be planned with a minimum of ten feet
(10) extra depth, said ten feet of extra depth to be
used for a screen planting to serve as a buffer pro-
tecting the residences on said lots from the view and
to some degree the noises of the main thoroughfare;
said planting shall be planned planting meeting the
approval of the Parks and Recreation Department both
as to size and type of plant materials; and FURTHER
that the rear line of all lots so situated shall be
provided with a four foot continuous chain link fence,
except that one (1) pedestrian gate may be prodded
for each lot; and FURTHER that ingress and egress for
vehicles from the rear of said lots shall be pro-
hibited; and FURTHER that when the above said method of
planning is detrimental to adjoining or neighboring
property other solutions may be used provided they are
in accordance with the spirit and purpose of this
ordinance.
The Chairman declared the foregoing resolution adopted.
On a motion duly made by Mr. Lotz, seconded by Mr. Greene and unanimously
adopted this public hearing of the City Planning Commission was duly
adjourned at approximately 12:35 a.m., February 8, 1956.
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—T � 6-----"/ _.fir _
Fred A. Lot , Secretary 41111119.
ATTESTED:
•
William R. Robinson, Chairman