HomeMy WebLinkAboutPLANNING MINUTES 1956-03-20 MINUTES OF A PUBLIC HEARING AND THE 66TH REGULAR MEETING
OF THE CITY PLANNING COMMiISSION
lEme On March 20, 1956 the above meeting 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 8:12 p.m.
Members present: Peter A. Ventura. Daniel Lepo 3*Karle Steinhoff
Robert Miller H. Paul Harsha William R. Robinson
Robert L. Greene *Dallas F. Hay Fred A. Lotz
Members absent: None
Lieutenant Bob Perry, Livonia Fire Department and Howard Middlewood, Building
Inspector were present together with approximately 70 people attending the
Public Hearing and the Regular Meeting.
Mr. George D. Haller, City Attorney arrived at meeting at approximately 8:13
p.m.
The secretary read petition dated February 24, 1956 from Irving Levine, Burt
Homes, Inc. requesting the approval of preliminary plat of Meri-Lynn Farms
Subdivision and Meri-Lynn Farms Subdivision, No. 2 through No. 9 located on
the West side of Merriman Road between Lyndon Avenue and Schoolcraft Road in
the Southeast 1/4 of Section 22. The secretary also read letter dated
February 23, 1956 addressed to Livonia School Board from Irving Levine, Burt
Homes, Inc.; dated February 9, 1956 from W. R. McCary, City Engineer; dated
March 13, 1956 from Benton Yates, Supt., Livonia Public Schools; dated
March 14, 1956 from Calvin Roberts, Chief Livonia Fire Department; dated
March 19, 1956 from Donald Wilson, Chief Inspector; dated March 20, 1956 from
George E. Harmon, Chief Livonia Police Department; dated March 20, 1956
addressed to Chief George E. Harmon from Sgt. Robert C. Baumgartner;
dated March 20, 1956 addressed to George E. Harmon from Sgt. Robert G.
Campbell and dated March 16, 1956 from Benton Yates, Supt., Livonia Public
Schools. Mr. Irving Levine was present.
Mr. Levine stated letter from Mr. Yates is dated prior to the recent school
election which election was held for the purpose of releaving the school
situation in Section 22 as it exists today by building a school in Sections
21 and 23.
Mr. Robinson stated the school in Section 22 is over-crowded now.
Mr. Levine stated that is because school is servicing other sections. Read
portion of article that appeared in local newspaper regarding purpose of
school election and request for eight million dollars.
Mr. Robinson stated when proposed homes are built, developer is again creat-
ing same situation which now exists.
Mr. Harsha, Chairman of the Plat Committee stated that the 60' shown on
Lots 289 through 295 appears to be building line rather than front lot line.
Mr. Burton Warner, Warner and Warner stated the 60' shown on Lots 289 through
295 is the building line rather than the front lot line.
and ** Page 208
119,
Mr. Harsha stated there is also the point of whether or not Commission wants
to side houses to Merriman Road or back houses up to Merriman Road. Stated l
this is pointed out by the Planning Consultant in his recommendation.
Mr. Steinhoff, Plat Committee stated if Commission is going to be consistent,
Commission should take a stand whether or not it is going to front homes or r-:,
back homes up to a main road.
Mr. Levine stated he discussed this with Mr. Munson and pointed out to him
that homes would be set back 30' from Merriman Road. Mr. Munson stated he
had failed to consider this in his recommendation. Stated existing homes to
the North are facing Merriman Road.
Mr. Ventura asked Mr. Levine how fast he proposed to proceed with development
of subdivision. Mr. Levine stated they hoped to erect 60 homes before end of
this year and 125 by next year. Stated he realized that no doubt they would
not be able to erect the 60 homes this year.
Mr. Greene referred to Item No. 3 in letter dated March 13, 1956 from Benton
Yates. Mr. Levine stated he would have no objections to assuming full cost
of water main. Mr. Greene requested this in writing.
Mr. Charles Pollock, 30505 Hoy stated that if there isn't anynore homes built
in the City of Livonia, the existing children will certainly use eight million
dollars that was voted on by the people.
The secretary read letter dated March 20, 1956 from Jacquelyn Hiller, Secretary
Livonia Gardens Civic Assocation.
Mrs. Michael Lyons, 15026 Berwick Road stated she has looked at propo3ed plat and
feels that Berwick Road being a school street and being in a square with Bentley
High School which backs onto Berwick that Berwick shouldn't be a through street
because of the traffic problems.
Mr. Tormina stated Commission has gone on record as willing to give residents
its support and afford residents opportunity to study proposed change before
decision is made.
Mrs. Lyons stated residents came before Commission in December, 1953 and that
at that time it was requested that Lyndon not be a through street. Stated
residents were told at that time that they would be given opportunity to stop
through streets in area because residents had allowed Lyndon to go through.
Submitted letter (returned to Mrs. Lyons) dated December 21, 1953 from
Rufino Salinas, Secretary, Livonia Planning Commission addressed to Mr. David
McCotter regarding resolution adopted by Commission December 15, 1953.
The secretary read letter as submitted by Mrs. Lyons.
Mr. Harsha asked whether the original location of school was at another
corner and that it was changed to present site in order to get it away from
main section. Mr. Hay stated Mr. Haarsha is correct and that this is not the
one discussed two or three years ago.
Mr. Robinson agreed that original location was at Hubbard Road.
tele;
Mr. Levine pointed out to Commission that the school board acquired portion
of his property in order to assure school board that Berwick would be opened.
Stated water main was installed in Berwick with expection that Berwick Road
would be opened. Stated the minutes of the Planning Commission's meeting
April 12, 1955 comments that Berwick is not opened. Stated they are attempt-
to follow minutes of that date.
A representative of the Livonia School District was not present.
Mrs. Lyons stated civic assocation would like Berwick stopped so that it will
not go through.
Mr. Ventura stated that if Berwick is stopped at Lyndon, there will be no
access to the school. Mrs. Lyons stated that that is not their intent.
Suggested it stop at South boundary of school.
Mr. Levine stated he wondered whether the Fire Department might have some
objection to this.
Lieutenant Perry stated that any changes made on plat would have to be sub-
mitted to committee for approval.
Mr. Robinson concurred with Mrs. Lyons and suggested Berwick curve over and
enter Ingram at Summers or Scone. Stated this would discourage anyone not
having business in subdivision from using street.
Mr. Levine suggested Berwick could be backed up to school and block road
entirely.
11[: Mr. Harsha stated there would be no access to school from the South.
Mr. Robinson stated there should be access from school to Schoolcraft Road.
Mr. Levine suggested blocking Berwick between Summers aqd Scone Avenues.
Mr. Robinson asked what would be done with Summers. Mr. Levine stated it
would turn and go North on Berwick.
Mr. Middlewood stated having to travel city as much as he does, that he thinks
it is important that there be a direct road to school buildings in case of fire.
Stated more confusion is caused by citizens driving around trying to find house
number which would create a traffic hazard.
Mr. Lotz stated he would not like to see Berwick stopped because of fire
equipment.
Mr. Ventura stated in his opinion Commission should honor request of residents
and close Berwick between Summers and Scone Avenues.
Mr. Ventura made the following motion which was seconded by Mr. Lepo but
which was later withdrawn.
RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission doeshereby give tentative
approval to preliminary plat of Meri-Lynn Farms Subdivision
and Meri-Lynn Farms Subdivision, No. 2 through No. 9 located
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Q
on the West side of Merriman Road between Lyndon Avenue
and Schoolcraft Road in the Southeast 1/4 of Section 22
subject to the closing of Berwick between Summers and
Scone Avenues.
Mrs. Lyons agreed with resolution suggested by Messrs. Ventura and Lepo.
Mr. Robinson suggested Mr. Ventura include in motion Item No. 3 in letter
dated March 13, 1956 from Benton Yates, Supt., Livonia Public Schools.
Mr. Ventura stated he would not like to amend motion as that is agreement
between petitioner and School Board.
Mr. Harsha stated this would allow a block of almost 1/2 mile long which he
would object to.
Mr. Greene suggested Middleboro be cut through to Ingram.
Upon a motion duly made by Hay, seconded by Mr. Greene and unanimously
carried, it was
#3-109-56 RESOLVED that, Meri-Lynn Farms Subdivision and Meri-Lynn
Farms Subdivision, No. 2 through No. 9 located on the West
side of Merriman Road between Lyndon Avenue and Schoolcraft
Road in the Southeast 1/4 of Section 22 be tabled to
afford petitioner opportunity to present revised plat and
FURTHER that in the interim petitioner present revised plat
to Livonia Gardens Civic Assocation and that recommendation
be obtained from the Fire Department and Albe Munson,
Planning Consultant.
The Chairman declared the foregoing resolution adopted.
The secretary read petition dated March 8, 1956 from Henry Koloff, Koloff
Builders, Inc. requesting approval of preliminary plat of Koloff's Greenbriar
Meadows Subdivision and Koloff?s Greenbriar Meadows Subdivision, No. 2 located
on the South side of Five Mile Road approximately 1,300 feet West of Ashurst
Road in the Northwest 1/4 of Section 21. The secretary also read letters
dated March 14, 1956 from Calvin Roberts, Chief Livonia Fire Department; dated
March 19, 1956 from Donald Wilson, Chief Inspector and statedhe would not
reread letters dated March 20, 1956 from George E. Harmon, Chief Livonia Police
Department; dated March 20, 1956 addressed to Chief George E. Harmon from Sgt.
Robert C. Baumgartner and dated March 16, 1956 from Benton Yates, Supt.,
Livonia Public Schools. Mr. Henry Koloff was present.
Mr. Harsha, Chairman Plat Committee stated he questions the size of lots on
the curves. Stated whether it has been rezoned or not, he recommends that
copy of Albe Munson's recommendations be given to petitioner. Stated he
objects to entire proposed plat.
No one was present objecting to preliminary plat.
Mr. Ventura stated there are no side streets running East and West between Five
Mile and Lyndon Roads and that some homes will be facing Five Mile 'toad and some
homes will be siding Five Mile Road.
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Upon a motion duly made by Mr. Ventura, seconded by Mr. Hay and unanimously
Carried, it was
IL: #3-110-56 RESOLVED that, Koloffts Greenbriar Meadows Subdivision and
Koloffts Greenbriar Meadows Subdivision, No. 2 located on
the South side of Five Mile Road approximately 1,300 feet
West of Ashurst Road in the Northwest 1/4 of Section 21 be
tabled because it is in violation of Subdivision Rules and
Regulations (1) Block on East end of proposed plat is beyond
limitation of Subdivision Rules and Regulations; (2) Access
is not provided to East or West; (3) Objection as stated by
Building Department in letter dated March 19, 1956 and (4)
Lots both front and side of Five Mile Road.
The Chairman declared the foregoing resolution adopted and called a recess at
approximately 9:10 p.m.
The Chairman called the Public Hearing to order at approximately 9:24 p.m.
Upon a motion duly made by Mr. Greene and seconded by Mr. Lotz, it was
#3-111-56 RESOLVED that, Public Hearing be temporarily adjourned.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Miller, Greene, Lepo, Harsha, Hay, Steinhoff, Robinson and
Lotz
NAYS: Ventura
1[40 Upon a motion duly made by Mr. Hay and seconded by Mr. Greene, it was
#3-112-56 RESOLVED that, 66th Regular Meeting be opened.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Miller, Greene, Lepo, Harsha, Hay, Steinhoff, Robinson
and Lotz
NAYS: Ventura
Upon a motion duly made by lVr. Hay and seconded by Mr. Greene, it was
#3-113-56 RESOLVED that, Commission depart from regular order of business
to hear Item No. 11 as it appears on agenda.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Miller, Greene, Lepo, Harsha, Hay, Steinhoff, Robinson and
Lotz
NAYS: Ventura
The secretary read letter dated March 13, 1956 from W. W. Bleakley, Shelden
Land Company requesting placement on agenda of Rosedale Gardens Subdivision,
No. 16 located on the Southeast corner of Vermont and Woodring Avenues East
of Farmington Road in the Southwest 1/4 of Section 34. The secretary also
read letter dated March 19, 1956 from Benton Yates, Supt., Livonia Public
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Schools. Mr. W. W. Bleakley was present.
Upon a motion duly made by 1°`r. Greene and seconded by Mr. Hay, it was
#3-114-56 RESOLVED that, pursuant to a Public Hearing having been
held on March 6, 1956 the City Planning Commission does
hereby give approval to preliminary plat of Rosedale
Gardens Subdivision, No. 16, Sheets No. 1 and No. 2
located on the Southeast corner of Vermont and Woodring
Avenues East of Farmington Road in the Southwest 1/4 of
Section 34, and
FURTHER RESOLVED, notice of the above hearing was sent
to the abutting property owners, proprietor, City Depart-
ments as listed in the Proof of Service and copies of the
plat together with notice having been sent to the Building
Department, Superintendent of Schools, School -board President
Fire Department, Police Department, Parks and Recreation
Department and Members of the Plat Committee.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Miller, Greene, Harsha, Hay, Steinhoff, Robinson and Lotz
NAYS: Ventura
NOT VOTING: Lepo
Upon a motion duly made by "r. Hay, seconded by Mr. Greene and unanimously
carried, it was
#3-115-56 RESOLVED that, 66th Regular Meeting temporarily be adjourned.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Hay, seconded by Mr. Harsha and unanimously
carried, it was
#3-116-56 RESOLVED that, Public Hearing be called back to order.
The Chairman declared the foregoing resolution adopted.
The secretary read letter dated March 14, 1956 from Harold H. Gordon, Gordon-
Begin Investment Company requesting approval of preliminary plat of Gordon-
Begin Subdivision, No. 2 located on the East side of Middlebelt Road approxi-
mately 900 feet North of Schoolcraft Road in the West 1/2 of Section 24. The
secretary also read letters dated March 15, 1956 from Calvin Roberts, Chief
Livonia Fire Department; dated March 16, 1956 from Donald Wilson, Chief
Inspector; dated March 19, 1956 from Benton Yates, Supt., Livonia Public
Schools; dated March 20, 1956 from Sgt. Robert G. Campbell addressed to
Chief George E. Harmon, Livonia Police Department and dated March 20, 1956
from Sgt. Robert C. Baumgartner addressed to Chief George E. Harmon, Livonia
Police Department. Messrs. Harold Gordon and William Ponder, Attorney, 31707
Plymouth Road were present.
Mr. Harsha, Chairman Plat Committee stated he
recommendation in which there are two points reviewingheuoverlooked st dinrrssub-
division.
111)17
The secretary read recommendation dated March 19, 1956 from Albe Munson,
Planning Consultant regarding Gordon-Begin Subdivision, No. 2.
Mr. Gordon stated he had alternate plan available with corrections as stated
in Mr. Munson's recommendation. Mr. Gordon submitted alternate plan.
Mr. Harsha stated lot located on the Southwest corner of Lyndon Avenue and
Cavor is too small.
Mr. Gordon stated purpose of revised plat is not to have any lots fronting
on Middlebelt Road.
Mr. Robinson stated there should be a street available to the property to the
East. Stated there should be one more.
Mr. Ventura stated Meadowlark could be opened to the East.
Mr. Gordon requested revised plat be approved subject to approval of Fire
Department, Police Department, etc.
Mr. Robinson stated he believed Commission should have an opportunity to
study plat.
No one was present objecting to revised plat as preselted.
Mr. Miller asked what would be done with triangular lots located on the South
side of Lyndon Avenue separated by pipeline.
I[: Mr. Gordon stated this is a hardship situation because of pipeline.
Mr. Robinson asked Commission members if an exception has been made in past
for lots of this type. Mr. Harsha stated he did not recall any. Mr. Ventura
stated he did not recall any other plat with pipeline.
Mr. Harsha asked width of pipeline. Mr. Gordon stated pipeline is just an
easement and that he contacted people at Buckeye Pipeline. Stated easement
is 30' wide.
Mr. Robinson stated according to ordinance 45t is less than what Commission
can accept. Mr. Ventura stated according to subdivision rules and
regulations, Commission has power to make an exception in a hardship case.
Mr. Robinson made a suggestion that could correct situation which was accepted
by Mr. Gordon.
Mr. Ventura asked whether there is a school site adjoining this area.
Mr. Gordon stated there is a proposed park site.
Mr. Ventura asked whether this is included in plat. Mr. Gordon stated it is
not included in plat and that they are reserving it for park purposes.
Mr. Robinson suggested plat be tabled in order to give Planning Consultant
opportunity to study it.
PMr. Ventura suggested plat be approved subject to Planning Consultant's
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recommendation.
t7
The secretary again read letter dated March 19, 1956 from Benton Yates, Supt.
Livonia Public Schools.
Mr. Ventura made the following motion which was seconded by Mr. Lotz but
which was later withdrawn_;
RESOLVED that, pursuant to a Public Hearing having been
held the City Planning Commission does hereby give
approval to preliminary plat of Gorden-Begin Subdivision
No. 2 located on the East side of Middlebelt Road approxi-
mately 900 feet North of Schoolcraft Road in the West 1/2
of Section 24 subject to its being approved by the various
City Departments and provisions as placed on revised plat
by Albe Munson, Planning Consultant.
Mr. Greene stated he would like to see revised plat with approval of various
agencies before he gives approval.
Mr. Harsha referred to Jacquelyn, Garden and Kenway on revised plat and
stated it is a large nu" without blocks.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Greene and
unanimously carried, it was
#3-117-56 RESOLVED that, proposed Gordon-Begin Subdivision, No. 2
located on the East side of Middlebelt Road approximately
900 feet North of Schoolcraft Road in the West 1/2 of
Section 24 be tabled until April 3, 1956. `-
The L'hairman declared the foregoing resolution adopted.
The secretary read Petition No. Z-153 by Michael J. and Helen J. Watchko
requesting that the zoning classification of Parcel 31FF2c located on the West
side of Hix Road approximately 680 feet North of Joy 16oad in the Southwest
1/4 of Section 31 be changed from RUFB to R-2. The secretary read letters
dated February 1, 1956 from Marie W. Clark, City Clerk; dated February 27,
1956 from Calvin Roberts, Chief Livonia Fire Department and undated letter
from Lucile Robinson, Social Worker, Wayne County Bureau of Social Aid.
Mr. and Mrs. Watchko were present.
Yr. Greene asked the number of people petitioner would havein home.
Mrs. Watchko stated approximately 29.
Mr. Hay asked whether convalescent home would be owned by a corporation or
private owner. Mrs. Watchko stated she and her husband are owners.
Mr. Hay requested a plat of proposed building.
Mr. Watchko stated building will be brick veneer and that fire marshall has
approved building as submitted in plan except for a few changes.
Mr. Hay asked whether number of clients would be increased. Mrs. Watchko
stated that that woulddbpend.
11)i)
Mr. Ventura asked use of land now. Mr. Watchko stated land is vacant.
Mrs. Burgess Scott, 9116 Hix questioned a convalescent home as not being
IL: classified as business rather than R-2 use.
Mr. Hay asked whether it is necessary to rezone entire three acres when only
part is needed for building.
Mr. Lotz stated when they wanted to expand, they would have to again petition
for change of zoning.
Mr. Ventura asked whether this parcel is recorded as one parcel of ground.
Mr. Haller stated Commission should consider application as made for entire
parcel.
Mr. Middlewood stated in his opinion this is spot zoning. Stated there are
C-1 and C-2 areas available where such a use could be conducted without
change of zoning. Stated there is no assurance +.hat petitioner will continue
convalescent home and that two family homes ' could be erected.
Mr. Miller stated he drove through area and there are single family homes in
area except for this parcel and that plans as submitted will not fit in
harmoniously with rest of neighborhood.
Mrs. Watchko asked what could be more beautiful than a nice convalescent
home. Stated proposed building is one story building.
1[40 Mrs. Scott described character of neighborhood at the request of Mr. Ventura.
Stated Hix Road is a bus route.
Mr. Steinhoff requested plot plan showing off-street parking. Mr. Watchko
stated parking will not be in front. Stated parcel is 1,000 feet deep.
Mr. Harsha asked whether petition could be approved and that if parcel is not
used for a convalescent home purpose then it could revert back to original
zoning.
Mr. Haller stated most of the lots along East side of Hix Road are 20' lots
designated for business.
Upon a m otion duly made by Mr. Ventura and seconded by Mr. Greene, it was
RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-153 as submitted by Michael J. and Helen J.
Watchko for a change of zoning in the Southwest 1/4 of Section
31 from RUFB to R-2 the City Planning Commission does hereby
recommend to the City Council that Petition No. Z-153 be
granted.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Greene, Lepo and Lotz
NAYS: Miller, Harsha, Hay, Steinhoff and Robinson
200
Mr. Ventura made the following motion which was withdrawn after further con-
sideration.
RESOLVED that, Petition No. Z-153 as submitted by Michael J.
and Helen J. Watchko for change of zoning in the Southwest
1/4 of Section 31 from RUFB to R-2 be tabled until such
time as plot plan showing parking area can be submitted to
Commission.
Mr. nay stated in his opinion property should be split into two pieces and
rezone only portion where proposed building will be erected.
Mr. Harsha stated he would suggest petition be tabled until an opinion could
be obtained that no two family dwelling could be erected when parcel was no
longer used for convalescent home purposes.
Mr. Haller stated petitioner or owner of parcel could discontinue permitted
use (convalescent home) at which time parcel would be opened to any other R-2
use.
Mr. Watchko stated there is a shortage of good convalescent homes.
Mr. . Haller stated Commission could not put a condition on the granting of
petition.
Mr. Watchko stated on plot plan building will be erected approximately 2001
from the road.
Mr. Hay again suggested parcel be split so that petitioner would have
sufficient room for building and back portion remain RUFB.
Mr. Ventura stated there is no access to back portion of property.
Mr. Robinson asked frontage on Hix Road. Mr. Watchko stated 1121.
Mr. Middlewood stated it is possible to erect two family homes on parcel by
establishing a private easement on North or South side of property and
erecting four homes.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Lepo, it was
RESOLVED that, pursuant to a Public Hearing having beenreld
on Petition No. Z-153 as submitted by Michael J. and Helen J.
Watchko for change of zoning in the Southwest 1/4 of Section
31 from RUFB to R-2 the City Planning Commission doeshereby
recommend to the City Council that Petition No. Z-153 be
granted.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Greene, Lepo and Lotz
NAYS: Miller, Harsha, Hay, Steinhoff and Robinson
Mr. Peter A. Ventura was temporarily excused at approximately 10:29 p.m.
Ift
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Mr. Hay stated he will vote against granting petition when there is the
possibility of erecting three or four two-family homes on parcel.
Mrs. Watchko stated they have no intension of erecting two-family homes.
Mr. Robinson referred to zoning ordinance which stated district boundary lines
are lot lines.
Mr. Peter A. Ventura returned to meeting at approximately 10:32 p.m.
Mr. Hay suggested petition be tabled in order to afford petitioner opportunity
to obtain legal opinion on splitting of lot.
Upon a motion duly made by Mr. Hay and seconded by Mr. Harsha, it was
#3-118-56 RESOLVED that, Petition No. Z-153 by Michael J. and Helen J.
Watchko for change of zoning in the Southwest 1/4 of Section
31 from RUFB to R-2 be tabled until April 3, 1956 in order
to afford petitioner opportunity to reduce the amount of land
to be rezoned to R-2.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Miller, Greene, Lepo, Harsha, Hay, Steinhoff, Robinson and
Lot z
NAYS_:. None
NOT VOTING: Ventura
Chairman William R. Robinson relinquished the hair to Vice-Chairman Karle
Steinhoff at ap r oximately 10:37 p.m.
Vice-Chairman Karle Steinhoff called a recess at approximately 10:38 p.m.
Chairman William R. Robinson called the public hearing to order at approxi-
mately 10:46 p.m. with all present as named at the beginning and course of
meeting except Mr. George D. Haller, City Attorney.
The Secretary read Petition No. Z-154 by Marjorie Ferry and Margaret S. and
Peter W. Decker requesting that the zoning classification of Outlot A, J. F.
Ferry Subdivision, No. 1 and Outlot A, Cooperspoon Subdivision located on
the North and South sides of West Chicago Road directly West of Sunset Avenue
in the West 1/2 of Section 35 be changed from RUFB to R-1-A. The secretary
also read letter dated February 6, 1956 from Marie W. Clark, City Clerk.
Mr. Peter W. Decker was present.
Mr. Decker stated both subdivisions have been developed as R-1 uses and it is
in his opinion logical that North and South sides of West Chicago Road also
be developed for R-1 uses.
Mr. Miller stated petitioner has already built home on property in question.
Mr. Decker stated the Building Department issued a permit.
Mr. Miller stated there is a 43' section of West Chicago Road which will have
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to be condemned in order to cut West Chicago through for its full width.
Mr. Decker stated at the West end of West Chicago at Merriman Road for a
distance of 3001 from the East side of Merriman Road down center of West
Chicago Road there is a portion of Parcel Flb which has not been dedicated
for public streets and because of this he has petitioned the City Council
in January, 1956 to acquire land. As a result of hearing in January,
Mr. McCary is attempting to acquire property by purchase.
Mr. Ventura reminded Commission of Mr. Munson's recommendation dated
January 16, 1956 regarding "half streets."
Mr. Robinson stated question is rezoning and not the platting of the parcels.
Mr. Decker stated it is almost a foregone conclusion that the City must
acquire 431 by some means.
Mr. Decker read resolution adopted by the City Council January 9, 1956 request-
ing City Engineer to contact owner of property for purchase of 431 and bring
report and recommendation to City Council.
Mr. Miller referred to Robert Avenue which is a half street.
No one was present objecting to petition as presented.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Miller, it was
RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-154 as submitted by Mariorie Ferry and
Margaret S. and Peter W. Decker for change of zoning in the
West 1/2 of Section 35 from RUFB to R-1-A the City Planning
Commission does hereby recommend to the City Council that
Petition No. Z-154 be denied.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller and Lepo
NAYS: Greene, Harsha, Hay, Steinhoff, Robinson and Lotz
Mr. Ventura stated he would move that petition be denied because petition is
contrary to requirements as it states "...R-1-A to take effect immediately....tt
Mr. George D. Haller, City Attorney returned to meeting at approximately
10:50 p.m.
Mr. Decker offered to amend petition to read "...zoning to take effect upon
publication of ordinance...."
Upon a motion duly made by Mr. Hay, seconded by Mr. Steinhoff and unanimously
carried, it was
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#3-119-56 RESOLVED that, Peter W. Decker be allowed to verbally
amend Petition No. Z-154 as submitted by Marjorie
Ferry and Margaret S. and Peter W. Decker for change
of zoning in the West 1/2 of Section 35 to read
"...zoning classification shall be changed to R-1-A
same to take effect upon publication of ordinance..."
instead of "...zoning, classification shall be changed
to R-1-A, same to take effect immediately..."
The Chairman declared the foregoing resolution adopted.
Mr. Jack Parkinson, 29677 West Chicago Road stated civic association has a
petition before City Council which pertains to width of West Chicago. Request
that the width be 34' rather than 44' as specified. Stated he is concerned
with Petition No. Z-154 as he would like to have decision withheld until action
is taken on Petition before City Council which will determine final width.
Mr. Robinson asked whether Mr. Parkinson refers to paved width. Mr. Parkinson
stated he did.
, Mr. Parkinson stated on March 12, 1956 the City Council tabled petition pending
recommendation from Planning Commission regarding width of roads.
Mr. Rodney Proth stated at the City Council meeting it was brought out that
there are seven schools facing West Chicago Road and that there might be a
safety factor involved.
Mr. Decker submitted proposed subdivision plat as requested by Mr. Hay. Stated
1[411 if it is Commission's wish to reduce road to 34' he would be happy to hold it
to 34' rather than as stated on proposed subdivision plan.
Mr. Ventura suggested it would be wise to obtain recommendation from City
Engineer and from Planning Consultant as to the disposition of matter and
whether the subdivider might arrange for the dedication of the other half of
street.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Miller, it was
RESOLVED that, pursuant to a Public Hearing having been
held on Petition No. Z-154 as submitted by Marjorie Ferry
and Margaret S. and Peter W. Decker for change of Toning
in the West 1/2 of Section 35 from RUFB to R-1-A be tabled
until such time as Commission has recommendation from City
Engineer and Planning Consultant regarding dedication of
West Chicago Road.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller and Lepo
NAYS: Greene, Harsha, Hay, Steinhoff, Robinson and Lotz
Mr. Ventura stated he maintains that it should be of prime concern as to
whether or not this matter of West Chicago Road is solved and petition from
people is disposed of.
204
Upon a motion duly made by Mr. Hay and seconded by Mr. Harsha, it was
Act
#3-120-56 RESOLVED that, pursuant to a Public Hearing having been
held on Petition No. Z-154, as amended as submitted by
Narorie Ferry and Margaret S. and Peter W. Decker for :31
change of zoning in the West 1/2 of Section 35 from RUFB
to R-1-A the City Planning Commission does hereby
recommend to the City Council that Petition No. Z-154, as
amended, be granted, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
March 1, 1956 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 lifted in the Proof of
Service.
Mr. Ventura stated that he would make an issue of this and that matter does
not have to be disposed of tonight.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Harsha, Hay, Steinhoff, Robinson and Lotz
NAYS: Ventura, Miller and Lepo
The secretary announced that the next item on the agenda was Petition M-3
by St. Michael Men's Club Youth Activity Fund requesting permission to
establish a carnival beginning May 25 and ending June 3, 1956 on a portion
"mil
of Parcel 34Flalala2a located between Woodring Avenue and Farmington Road
on the South side of Plymouth Road in the Northwest 1/4 of Section 34. The
secretary stated a letter has been submitted by Calvin Roberts, Chief
Livonia Fire Department regarding flammable liquids.
The petitioner nor a representative was present.
No one was present objecting to petition as submitted.
Upon a motion duly made by Mr. Hay, seconded by Mr. Lotz and unanimously
carried, it was
#3-121-56 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-3
by St. Michael Men's Club Youth Activity Fund requesting
permission to establish a carnival beginning May 25 and ending
June 3, 1956 on a portion of Parcel 34Flalala2a located between
vacated Woodring Avenue and Farmington Road on the South side of
Plymouth Road in the Northwest 1/4 of Section 34 subject to
provisions as listed in letter dated May 11, 1954 from Chief
George E. Harmon, Livonia Police Department, 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.
215
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Hay, seconded by Mr. Harsha and unanimously
carried, it was
1[11 #3-122-56 RESOLVED that, Public Hearing be adjourned until April 3, 1956.
The Chairman declared the foregoing resolution adopted and called the 66th
Regular Meeting to order.
The secretary announced that the first item on the agenda was Curtis Acres
Subdivision located on the North. and South sides of Curtis Road West of
Loveland Avenue in the West 1/2 of Section 10. The secretary read letter
dated March 20, 1956 from W. R. McCary, City Engineer. Messrs. Marvin Kaye
and Charles Allen, Jr., 15337 Farmington Road were present.
Mr. "aye submitted letter from Wayne County Drain Commission as requested.
The secretary read letter dated March 19, 1956 from Christopher J. Mullet,
Wayne County Drain Commission.
Mr. Kaye stated the Drain Commission can have drain cleaned without having a
petition if it does not exceed $800. If cost exceeds $800 a petition has to
be secured by two persons living in drain area and three people who live in
city of Livonia.
Mr. Harshaquestioned whether this Commission could commit City of Livonia
on anything as suggested in letter from Mr. Mullet and that he did not think
Commission could.
Mr. Hay stated in his opinion this belongs before City Council.
No one was present objecting to petition as presented.
Mr. Ventura asked Mr. Greene whether in his opinion cleaning ditch would
benefit people in area. Mr. Greene stated it would and that ditch needs
cleaning. Stated Loveland was closed to trucks because of its condition.
Mr. Ventura asked how long since anything has been done to ditch.
Mr. Greene stated he couldn't say.
Mr. Miller asked Mr. Kaye what it would be worth to him to have ditch cleaned.
Mr. Allen stated one does not assume cost of cleaning ditch and that Wayne
County Drain Commission spreads it on the roll.
Mr. Greene stated residents should be notified.
Mr. Harsha stated motion could be made to approve plat subject to the ditch
being properly cleaned.
Upon a motion duly made by Mr. Hay and seconded by Mr. Greene, it was
206
RESOLVED that, Curtis Acres Subdivision located on the
North and South sides of Curtis Road West of Loveland
Avenue in the West 1/2 of Section 10 be tabled until
April 3, 1956 to afford petitioner opportunity to secure
necessary petitions to have drain cleaned.
A roll call vote on the foregoing resolution resulted in the following;
AYES: Greene, Hay, and Robinson
NAYS: Ventura, Miller, Lepo, Harsha, Steinhoff and Lotz
Upon a motion duly made by Mr. Ventura and seconded by Mr. Miller, it was
#3-123-56 RESOLVED that, pursuant to a Public Hearing having been held
January 10, 1956 the City Planning Commission does hereby
give approval to preliminary plat of Curtis Acres Subdivision
located on the North and South sides of Curtis Avenue West of
Loveland Avenue in the West 1/2 of Section 10 subiect to
condition that the drainage ditch be cleaned and that all
things be done legally necessary to get drainage ditch cleaned,
and
FURTHER RESOLVED, notice of the above hearing was sent to The
abutting property owners, proprietor, City Departments as
listed in the Proof of Service and copies of the plat together
with notice having been sent to The Building Department,
Superintendent of Schools, School Board President, Fire Depart-
ment, Police Department, Parks and Recreation Department and
Members of the Plat Committee.
:31 Mr. Greene stated he would like to know if they are ,going to force an
assessment on people in order to Ten up subdivision.
4ir. Allen stated it is a health matter to begin with.
Mr. Haller stated there will be a Public Hearing whereby these people would
have an opportunity to voice their objection.
Mr. Robinson asked whether drain will be tiled. Mr. Allen stated they will
have to do all things as required by City.
Mr. Robinson stated in the past Commission has specified that these ditches
be tiled.
A roll call vote on Resolution No. 3-123-56 Resulted in the following:
AYES: Ventura, Miller, Lepo, Harsha and Lotz
NAYS: Hay, Greene, Steinhoff and Robinson
Upon a motion duly made by Mr. Lepo, seconded by Mr. Hay and unanimously
carried, it was
#3-124-56 RESOLVED that, City Planning Commission depart from regular
order of agenda in order to hear Item No. 13 as it appears
on the agenda.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition No.
Z-145 by Wilfred Okerstrom, et al requesting that zoning classification of
Parcels 26E1, 26E2 and 2683 located on the East side of Merriman Road approxi-
mately 900 feet South of Schoolcraft Road in the Northwest 1/4 of Section 26
be changed from RUFB to M-l. The secretary read petition signed by approximately
19 residents opposed to Petition No. Z-145. Stated nine signatures give
Merriman addresses and the rest give Schoolcraft addresses. Mr. William
Ponder, Attorney, 31707 Plymouth Road was present represeiting the petitioner.
Mr. Ponder stated M-1 presently adjoins one of the petitioner's property line
and that M-1 District extends further North through out entire City with
exception of this particular section. Stated petitioner desires to have
property rezoned because the property abuts an industrial district and the
way it is laid out it is useless for any other use except M-l. Stated
Mr. Okerstrom has obtained a non-conforming use certificate for his roofing
business.
Mr. Greene asked what Parcel 26E4 is presently used for. Mr. Ponder stated
there is a home on parcel.
Seven were present objecting to petition as presented.
Mr. Stephen D. Spitza, 13526 Merriman Road stated area was zoned RUF when
Mr. 1arris and Mr. Okerstrom purchased sites. Stated Mr. Okerstrom's non-
conforming use certificate was revoked by the Zoning Board of Appeals.
Mr. Harsha stated Township zoning map shows area zoned RUFB.
Mr. Spitza stated at the time zoning Ordinance No. 60 was proposed, it was
proposed to rezone area within 300' of Schoolcraft Road. Stated they objected
at that time.
Mr. Alexander West, 137$1 Merriman Road stated residents agreed to line which
was respected by Commission at the time zoning ordinance, No. 60 was adopted.
Mr. Thomas Harris, 13400 Merriman Road stated he could see no reason to be
penalized. Stated he went to Circuit Court and that by agreement with previous
City Attorney arrangement was made that he (Mr. Harris) withdraw Circuit
Court case and could continue business. Stated he is unable to erect a
building which is a hardship.
Mr. Malcolm Armstrong, 13741 Merriman Road stated similar petition was filed
and was denied.
Mr. Spitza stated between Mr. George Kerr's property and M-1 District there is
a large ditch and at the time zoning ordinance, No. 60 was proposed it was
decided to draw M-1 District line at this point.
Mr. Harris stated when he purchased property he contacted City Offices and
was informed that it would not be difficult to have property rezoned to M-1
because it abuts M-1 District. Stated he filed petition 90 days after he
purchased parcel and it was denied at that time.
208
Upon a motion duly made by `'r. Miller, and seconded by Mr. Lepo, it was
#3-125-56 RESOLVED that, pursuant to a Public Hearing having been held
on February 7, 1956 on Petition No. Z-145 as submitted by
Wilfred Okerstrom, et al for change of zoning in the North-
west 1/4 of Section 26 from RUFB to M-1 the City Planning
Commission does hereby recommend to the City Council that
Petition No. Z-145 be denied, 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 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, Greene, Lepo, Harsha, Hay, Steinhoff and Robinson
NAYS: Ventura
NoT VOTING: Lotz
*Messrs. George D. Haller, City Attorney, Karle Steinhoff and Dallas F. lay
**were excused from meeting at approximately 12:15 a.m.
Upon a motion duly made by Kr. Harsha, seconded by Mr. Lepo and unanimously
carried, it was
#3-126-56 RESOLVED that, City Planning Commission return to regular
order of agenda.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was proposed Kirsh
Subdivision located on the South side of Ann Arbor Trail approximately 200'
West of Wayne Road in the Southwest 1/4 of Section 33. The secretary read
letters dated March 6, 1956 from George E. Harmon, Chief Livonia Police
Department and dated 1°larch 13, 1956 from Benton Yates, Supt., Livonia Public
Schools. Mr. Harry Kirsh and Mr. Glenn Grossman were present.
Mr. Kirsh submitted plat with lot dimensions as requested by Commission.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Miller and unanimously
carried, it was
#3-127-56 RESOLVED that, pursuant to a Public Hearing having been held
March 6, 1956 the City Planning Commission does hereby give
approval to preliminary plat of Kirsh Subdivision located on
the South side of Ann Arbor Trail approximately 200 feet West
of Wayne Road in the Southwest 1/4. of Section 33, and
FURTHER RESOLVED, notice of the above hearing was sent to the
abutting property owners, proprietor, City Departments as
listed in the Proof of Service and copies of the plat together
lel i)
with notice having been sent to the Building Department,
Superintendent of Schools, School Board President, Fire
Department, Police Department, Parks andRecreation
Department and Members of the Plat Committee.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition No.
Z-150, as amended as submitted by Harry M. Kirsh, President, K & M Land
Company requesting that the zoning classification of Parcels 17Q and 17N
located on the North side of Five Mile Road beginning 1/2 mile East of
Newburg Road and extending Easterly along Five Mile Road 1/2 mile in the
South 1/2 of Section 17 be changed from AGB to R-1-A. The secretary read
letter dated February 2L, 1956 from Benton Yates, Supt., Livonia Public Schools
addressed to K & M Land Company. Messrs. Harry Kirsh and Glenn Grossman
were present.
Mr. Ventura asked Mr. Kirsh if he is aware that there is a parcel dedicated for
a school site. Asked whether school site is included in area.
lylr. Kirsh stated it is and that school site is within original description
presented to commission with petition.
Mr. Harsha asked whether or not this will be a septic tank development.
Mr. Kirsh stated they are 1/2 mile from end of sewer and that they are
joining in with other developers to extend sewer.
Mr. Ventura asked whether proposed C-2 area is across from hospital.
Mr. Kirsh stated it is.
Lieutenant Bob Perry was excused from meeting at approximately 12:31 a.m.
Mr. Miller asked how many acres are involved. Mr. Kirsh stated 129 acres.
Mr. Greene asked the number of proposed homes. Mr. Kirsh stated approximately
350 to 400 homes.
Mr. Ventura asked how long it will take to develop subdivision. Mr. Kirsh
stated approximately three years.
No one was opposed to petition as preseited.
UpOn a motion duly made by Mr. Lotz and seconded by Mr. Ventura, it was
#3-28-56 RESOLVED that, pursuant to a Public Hearing having been held
on February 21, 1956 on Petition No. Z-150, as amended as sub-
mitted by Harry M. Kirsh, President, K & M Land Company for
change of zoning in the South 1/2 of Section 17 from AG-B to
C-2 and R-1-A the city Planning Commission does hereby
recommend to the City Council that Petition No. Z-150, as amended
be granted, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian under date of February 2,
1956 and notice of which hearing was sent to The Detroit Edison
210
Company, Chesapeake & Ohio Railway Company, Michigan Bell
Telephone Company, The Consumer Power Company, City Depart- ft
ments and petitioners as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Greene, Lepo, Robinson and Lotz
NAYS: Harsha
The secretary announced that the next item on the agenda was letter dated
March 14, 1956 from Joseph F. Slavik, Slavik Builders, Inc. requesting
an extension of six months on Buckingham Village Subdivision, No. 2 which was
tentatively approved by the Commission July 12, 1956. Mr. Slavik was not
present.
Upon a motion duly made by Mr. Ventura, seconded by 'kr. Lepo and unanimously
carried, it was
#3-129-56 RESOLVED that, request dated March 14, 1956 from Joseph F.
Slavik, Slavik Builders, Inc. requesting extension of six
months on Buckingham Village Subdivision, No. 2 be granted.
The Chairman declared the foregoing resolution adopted.
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 o f Parcels 35Gla and 35G1b
located between Sunset Avenue and Henry Ruff Road and between Robert Avenue
and West Chicago Road in the Northwest 1/4 of Section 35 be changed from
M-1 to R-1-A. The secretary read letters dated March 14, 1956 from Ray Meyers,
Chairman, Parks and Recreation Commission and dated March 16, 1956 from Henry
Alper, 20606 West Seven Mile Road, Det. 19.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Miller and
unanimously carried, it was
#3-130-56 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
35G1b and 35Gla located in the Northwest 1/4 of Section
35 be changed from M-1 to R-1-A be tabled until
April 17, 1956 and that a letter be written to the City
Council asking them what stage negotiations are in for
the purchase of park site.
The Chairman declared the foregoing resolution adopted.
Petition by L. W. Draur, Slater Realty Company for permission to erect two
signs 71 9" x 18' located on Parcel Ll and situated on the Southwest corner
of Plymouth Road and Wayne Road in the Northwest 1/4 of Section 33 and Lot 5,
Alden Village Subdivision located on the North side of Plymouth Road approxi-
mately 305 feet West of Priscilla Lane in the Southwest 1/4 of Section 28 was
discussed. This petition was granted by the Commission October 19, 1954.
No action was taken on item.
2171
211
Leder dated March 5, 1956 from George D. Haller, City Attorney regarding
facing of commercial building located on corner lot as requested in letter
from Commission dated March 2, 1956 was considered.
There was a brief discussion of possible control of Drive-In Restaurants.
Mr. Greene read letter as prepared by Committee (Messrs. Robinson, Greene
and Ventura) regarding RU Zoning District.
Upon a motion duly made by Mr. Harsha, seconded by Mr. Lotz and unanimously
carried, it was
#3-131-56 RESOLVED that, committee report (Messrs. Robinson, Ventura
and Greene) regarding Ru Zoning District be accepted and
that it be forwarded to the City Council for its con-
sideration.
The Chairman declared the foregoing resolution adopted.
The Chairman appointed Messrs. Greene and Miller to meet with Messrs.
Daugherty and Kleinert regarding the proposed contract of Mr. Albe Munson
as suggested by the City Council resolution adopted March 12, 1956.
Letter dated March 14, 1956 from Bernard E. Hanus, Acting Assistant Committee
Clerk, Board of Supervisors addressed to Ray W. Tuer, Redford Township
Zoning Board regarding amendment to Redford Township Zoning Ordinance and
Map was considered.
Letter dated March 15, 1956 from Ray W. Tuer, Chairman Redford Township
Zoning Board regarding Public Hearing held February 9, 1956 was considered.
It was decided by the Commission as a whole that minutes of meetings
February 7 and February 21, 1956 be placed on the April 3, 1956 agenda
for disposition.
On a motion duly made, seconded and unanimously adopted this 66th Regular
Meeting was duly adjourned at approximately 1:00 a.m., March 21, 1956.
Fred A. Lo z, Secretary
ATTESTED:
William R. Robinson, Chairman
Ait&
r/4169-(1%
Karle Steinhoff, Vice-Chaff