HomeMy WebLinkAboutPLANNING MINUTES 1956-08-07 1400
34-5
MINUTES OF A PUBLIC HEARING OF THE
CITY PLANNING COMMISSION
On August 7, 1956, the above meeting was held by the City Planning Commission
of Livonia at the City Hall, 33001 Five Mile Road, Livonia, Michigan. -
Chairman William R. Robinson called the Public Hearing to order at approx-
imately 8:11 p.m.
Members present: Leonard Kane Robert L. Miller Karle Steinhoff
William R. Robinson Daniel Lepo
Members absent: *Charles Walker
Robert L. Greene
H. Paul Harsha
Fred A. Lotz
Charles Pinto, Asst. City Attorney, was present together with approximately
50 interested residents attending the Public Hearing.
The secretary announced that the first item on the'agenda was-Petition
No. Z-181 by Donald C. Deremo, Attorney for John J. Lin emann, et al,
requesting that the zoning classification of lots 550b (portion of), 551
(portion of) and 552 (portion of), Supervisor's Livonia Plat, No. 10
portion of Lots 1, 2 and 3, Bell Creek Estates Subdivision, portion of
Parcel 1171a6, Z2a6, portion of Parcel 11Z2a7b and portion of Parcel 10QQ1
located on the North and South sides of Six Mile Road and the East and
West sides of Merriman Roadin the Southeast 1/4 of Section 10 Southwest
1/4 of Section 11, Northwest 1/4 of Section 14 and Northeast 1/4 of
Section 15, be changed from C-1 to RUFB. The secretary read letter dated
July 17, 1956, from Calvin-Roberts, Chief Livonia Fire Department. Mr.
Donald C. Deremo, Attorney, was present, representing petitioner.
Mr. Deremo stated that Petition No. Z-181 is an outgrowth of petition M-16
by Plymouth Oil Company which requested approval of gasoline service station
which petition was denied by Commission June 19, 1956. stated he represents
114 property owners who are in support of Petition No. Z-181. Stated
property owners wish area to be zoned what they feel it should be used for.
At the present time there is no commercial business use for approximately
1/2 mile from intersection and that that use is a Valid-Non-Conforming Use.
The next nearest commercial business is one mile from intersection and
intersection consists of 100% residential property having a market value
of $25,000. Presented sketch showing site of proposed location of gasoline
station (Petition M-16) and signatures of residents opposed to such use.
Mr. John Lingemann, 31501 Six Mile Road, stated he owned portion of property
requested to be rezoned from C-1 to RUFB. Stated seven parcels of 100'
or more are occupied by residential homes in area.
Mrs. Adina Foster, 31284 Six Mile Road, stated her home is situated on 145'
of the present C-1 property.
Mr. Fred Meisner, 31345 Six Mile Road, stated he owned Southeast corner of
Merriman and Six Mile Roads.
*Page 1403
UL.
K:y
Messrs. Rodman Myers and Patrick Foley, Attorneys, 1990 National Bank
Building, Detroit, were present, representing owner of-property located
on the Northwest corner of Merriman and Six Mile Roads. Referred to
Section 20.01 (c), Zoning Ordinance No. 60, Stated it is their contention
that the necessary 50% of the frontage is not present in Petition No. Z-181
and that any action favoring petition would be invalid. Had present here
at meeting owners of Parcels QQ1, Z2a7b and owner of Southwest corner of
Merriman and Six Mile Roads. ,
It was ascertained that Petition No. Z-181 had not been signed by the
owners of fifty percent of the frontage of area in question.
Mr. Deremo stated the City Planning Commission on its own motion can
initiate petition to change zoning.
Mr. Robinson asked Mr. Pinto whether it is necessary to initiate petition in
view of the fact this is public hearing and information has been published.
Mr. Pinto stated in his opinion it would be a procedure question and Commission
would be much better versed than himself.
Mr. Myers stated according to Zoning Ordinance, No. 60, there has to be a
resolution first, followed by a notice of public hearing published in local
paper and then public hearing.
Mr. Kane called Commission's attention to Albe Munson's recommendation
dated July 24, 1956, and that there is 360' zoned C-l.
Mr. Myers stated additional 60' is in their favor and that they gain actual
frontage by this method.
Mr. Deremo requested that Commission take into consideration making a resolution
on its own motion.
Mr. Robinson stated it appears that petition No. Z-181 has not been presented
representing sufficient number of frontage.
Upon a motion duly made by Mr. Lepo, seconded by Mr. Miller and unanimously
carried, it was
#8-280-56 RESOLVED that, pursuant to a Public Hearing having been held on
Petition No. Z-181, as submitted by Donald C. Deremo, Attorney
for John J. Lingemann, et al, for a change of zoning in the
Southeast 1/4 of Section 10, Southwest 1/4 of Section 11, North-
west 1/4 of Section 14 and Northeast 1/4 of Section 15, from C-1
to RUFB, the City Planning Commission does hereby recommend to
the City Council that Petition No. Z-181 be denied without prejudice
because petition is signed by less than fifty percent of the
frontage in area as required by Section 20.01 (c), Zoning Ordinance,
No. 60, and :31
1402 347
FURTHER RESOLVED, Notice of the above hearing was published
in the official newspaper, The Livonian, under date of
July 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.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition
No. Z-101aa by Oscar Kaley requesting that the zoning classification
of Lots 13 through 34, E. G. Settle Realty Company's Bonaparte Gardens
Subdivision located on the Southwest corner of Middlebelt Road and
Dover Avenue in the Southeast 1/4 of Section 35, be changed from RUFB
to C-1.' The secretary read letter dated July 17, 1956, from Calvin
Roberts, Chief Livonia Fire Department. Mr. Oscar Kaley was present.
Mr. Kaley stated up to his property line is zoned C-1 and that at one
time it was all zoned C-1 but through error Zoning Ordinance No. 60
showed area zoned RUFB.
No one was present opposed to petition as presented.
No one else was present in support of petition.
Mr. Miller asked Mr. Kaley what provision-he has made for off-street
parking facilities. Mr. Kaley stated off-street parking would be the
same as existing stores have - in back of building.
Mr. Steinhoff asked about alley. Mr. Kaley stated there is a usable,
improved alley.
Mr. Steinhoff stated he could not see that if land is rezoned and used
for business purposes the only place to park would be in the rear of
stores which is not too desirable.
Mr. Robinson suggested petitioner designate one lot for parking purposes.
Mr. Steinhoff asked width of lots. Mr. Kaley stated there are three lots
20' and one lot 35' wide, with a total of 95t.
Mr. Miller stated twice this same petition has been before Commission.
One time it was requested that area on Freemont be zoned for parking.
Mr. Robinson stated that it has been his experience that without con-
venient parking,areas became blighted areas.
Mr. Steinhoff stated petitioner has right to build solid without making
any provisions for parking other than in back of stores.
Caud
Mr. Kane asked about-Lots 35 to 38 as mentioned in Albe Munsonts recommen-
dation dated July 24, 1956. It was ascertained that these lots were re-
zoned to C-1 by the City Council July 2, 1956.
Upon a motion duly made by Mr. Lepo and seconded by Mr. Kane, it was
#8-281-56 RESOLVED that,-pursuant to a Public Hearing having been held on
Petition No. Z-101aa, as submitted by Oscar Kaley, for a change
of zoning in the Southeast 1/4 of Section 35 from RUFB to C-1,
the City Planning Commission does hereby recommend to the City
Council that Petition No. Z-101aa be granted in order to bring
these lots into conformity with rest of C-1 area, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian, under date of July 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 petitioner as listed in the Proof of Service.
A roll call on the foregoing resolution resulted in the following:
AYES: Lepo, Steinhoff, Kane, and Miller
NAYS: Robinson
The secretary announced that the next item on the agenda was Petition No.
Z-178 by Simon L. Solomon, President, Simon L. Solomon Associates, Inc.,
requesting that the zoning classification of the South 62 feet of Lot 76, -
Brightmoor Homes Acres located on the West side of Loveland Avenue, approx-
imately 112 feet North of Five Mile Road in the Southwest 1/4 of Section 15,
be changed from R-1 to P-1. Mr. William K. Gulfelt was present, representing
the petitioner.
Mr. Gulfelt stated the main reason for request is that petitioner wishes to
provide ample off-street parking.
Mr. Kane questioned what would be done with remaining 12t of Lot 76.
Mr. Gulfelt stated the 121 has been sold to the adjacent home owner.
*Mr. Charles Walker arrived at approximately 8:50 p.m.
Mr. Steinhoff stated a greenbelt would have to be provided between business
property and residential property. Mr. Gulfelt stated he informed petitioner
of this at the time of purchase and he agreed.
No one was present objecting to petition as presented.
Upon a motion duly made by Mr. Steinhoff and seconded by Mr. Kane, it was
#8-282-56 RESOLVED that,--pursuant to a Public Hearing having been held on
Petition No. Z-178 by Simon L. Solomon, President, Simon L.
Solomon Associates, Inc., for a-change of zoning in the Southwest
1/4 of Section 15 from R-1 to P-1, the City Planning Commission
1404 14 9
does hereby recommend to the City Council that Petition-
No. Z-178 be granted in order to provide additional off-
street parking facilities, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
July 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 petitioner as listed
in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Lepo, Steinhoff, Kane, Robinson, and Miller
NAYS: None
NOT VOTING: Walker
The secretary announced that the next item on the agenda was Petition
No. Z-179 by Arthur A. Rosner, Mgr., Harold Sarko Management Company,
requesting that the zoning classification of Lots 25 to 30, Five Elm
Park Subdivision located on the Southeast corner of•Elsie Avenue and
Middlebelt Road, in the Northwest 1/4 of Section 24, be changed from
R-2 to C-1. The secretary read letter dated July 17, 1956 from Calvin
Roberts, Chief Livonia Fire Department. The petitioner was not present.
Mr. Walter Abraham, 29127 Five Mile Road, stated he would represent
petitioner as he is familiar with area and requested change.
Mr. Abraham stated he checked zoning map with city departments and no
one could tell him exactly where C-2 line extends.
Mr. William Herrick, -1+997 Cavour, stated he objects to petition. With
present zoning a two-family residence would be erected whereas with change
petitioner could erect gasoline station or stores. Two-family residence
would have no adverse condition on homes whereas gasoline station or
stores would. Stated fences have been erected on the easement and
asked whether it would be necessary to cut Alley through if petition
is granted.
Mr. Robinson stated if there is an alley, petitioner could use it and
that question of fences is not pertinent.
Mr. Walker asked how close to property is nearest house. Mr. Abraham
stated across alley and back there is a house.
Mr. Robinson asked depth of lots. Mr. Abraham stated 100 feet plus alley
and that subdivision was platted in 20' lots in 1925.
Upon a motion duly made by Mr. Steinhoff, seconded by Mr. Miller and
unanimously carried, it was
ty
#8-283-56 RESOLVED that, Petition No. Z-179 by Arthur A. Rosner, Mgr.,
Harold Sarko Management Company, requesting change of zoning
in the Northwest 1/4 of Section 24 from R-2 to C-i be tabled
until September 18, 1956, in order to afford Commission further
opportunity to investigate area.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition
No. Z-182 by Dwight and Margaret Morris requesting that the zoning
classification of Parcel 31Fla, located on the East side of Ann Arbor
Road approximately 500 feet South of Ann Arbor-Trail in the Northeast
1/4 of Section 31, be changed from RUFB-to C-2. The secretary read letter
dated July 17, 1956 from Calvin Roberts, Chief Livonia Fire Department,
The petitioner nor a representative was present.
Mr. Kane stated there is no need for change of zoning as a nursery is
permitted in RUF District.
Mr. Wilbert Cooper, 38116 Minton, stated that this is second request to
change zoning in immediate area. About year ago zoning was changed for
another parcel at which time Mr. Morris stated he was going to put in a
garage. Since that time a building has been started but never completed.
Stated it was his understanding that Mr. Morris is not going to put in
nursery but a restaurant. Recommended that Commission ascertain whether
petitioner is going to put in a nursery or whether he is actually interested
in putting in restaurant.
Mr. Robinson stated petitioner can always change his mind.
Mr. Cooper stated if petitioner is going to put in nursery he does not
have to change zoning, then why was petition filed. Stated petitioner
is misrepresenting himself. Stated property owners have purchased property
with understanding that it is zoned RUF.
Mr. Reynolds, 28028 Ann Arbor Trail, stated he lives next door to unfinished
garage.
Mr. Donald Wilson, Chief Inspector arrived at approximately 9:15 p.m.
Upon a motion duly made by Mr. Kane, seconded by Mr. Steinhoff and unanimously
carried, it was
#8-284-56 RESOLVED that, -pursuant to a Public Hearing having been held on
Petition No. Z-182 as submitted by Dwight and Margaret Morris
for a change of zoning in the Northeast 1/4 of Section 31 from
RUFB to C-2, the City Planning Commission does hereby recommend
to the City Council that Petition No. Z-182 be denied inasmuch
as there'is no need to change zoning for purpose as stated in
petition, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian, under date of July 19, 1956,
and notice of which hearing was sent to The Detroit Edison Company,
1
Chesapeake & Ohio Railway Company, Michigan Bell Telephone
Company, The Consumer Power Company, City Departments and
petitioner as listed in the Proof of Service. 1405
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition No.
Z-183 by Ada D. and Carl A. Goers, et al, requesting that the zoning
classification of Lots 1 to 24, 31 to 51, Five Elm Park Subdivision
located on the Northeast corner of Middlebelt Road and Elsie Avenue
in the Northwest 1/4 of Section 24 be changed from R-2 to C-2. Mr.
Walter Abraham, 29127 Five Mile Road, was present representing the
petitioners.
Upon a motion duly made by Mr. Kane and seconded by Mr. Steinhoff, it was
#8-285-56 RESOLVED that, Petition No. Z-183 by Ada D. and Carl A. Goers,
et al requesting change of zoning in the Northwest 1/4 of
Section 24 from R-2 to C-2 be tabled until September 18, 1956,
in order to afford Commission further opportunity to investigate
area.
Mr. Abraham requested reconsideration of motion to table as lots are closer
to Five Mile Road than those petitioned for in Petition No. Z-179 and
property owners have a lease to have a store built and it is imperative
that they have action on petition.
A roll call vote on Resolution No. 8-285-56 resulted in the following:
AYES: Lepo, Steinhoff, Kane, Walker, Robinson and Miller
NAYS: None
The Chairman called a recess at approximately 9:19 p.m.
The Chairman called the meeting to order at approximately 9:35 p.m. with
all present as named at the beginning and course of meeting including
Lieutenant Bob Perry, Livonia Fire Department.
The secretary announced that the next item on the agenda was Petition
No. V-14 by Frederick Wilson, Atty. for Carlos H. and Augusta Ray re-
questing that portion of Carl Street located in Westmore Subdivision
running in an easterly direction from Westmore to Shadyside and lying
adjacent to and immediately North of Lots 124 and 203, Westmore Subdivision
in the Southwest 1/4 of Section 3 be vacated. The secretary read letters
dated August 2, 1956 from Arre 0. Lyijnen,'Michigan Bell Telephone Company;
dated July 26,1956, from Frederick Wilson; Attorney, and dated August 1, 1956,
from Farrell W. Grote and David Meinzinger, Engineering Department.
Mr. Frederick Wilson, Attorney, was present.
Mr. Wilson presented pictures (returned to Mr. Wilson) of view of street
showing'telephone wires as mentioned in letter from Michigan Bell Telephone
Company.
Mr. Kane asked reason for vacating street. Mr. Wilson stated the street is
not used and will run through petitioners garage and put existing home almost
directly on road. Stated only immediate property owner has no objection
to vacating of street.
352
C
arl
No one was present objecting to petition as presented.
The secretary read recommendation dated July 24, 1956, from Albe Munson,
Planning Consultant, as requested by Karle Steinhoff.
Messrs. Theodore Make, 19539 Westmore and Sweezie, 19511 Westmore were
present.
Mr. Miller made the following motion which he withdrew after further con-
sideration:
RESOLVED that, Petition No. V-14 by Frederick Wilson, Attorney
for Carlos H. and Augusta Ray, requesting portion of'Carl Street
located in the Southwest 1/4 of Section 3 be vacated, be tabled
in order to obtain written recommendation from City Engineer.
Mr. Farrell Grote, Construction Inspector, Engineer Department, stated
there is an existing 6" water main in street.
Mr. Wilson stated if it is a question of easement, petitioner will be
glad to do that to take care of sewer as stated in Mr. Meinzingerts letter.
Upon a motion duly made by Mr. Lepo and seconded by- Mr. Kane, it was
#8-286-56 RESOLVED that,-pursuant to a Public Hearing having been held on
Petition No. V-14 by Frederick Wilson, Attorney for Carlos H.
and Augusta Ray requesting that portion of Carl Street, located
in the Southwest 1/4 of Section 3, be vacated, the City Planning
Commission does hereby recommend to the City Council that Petition
No. V-14 be denied as it will be difficult to service public
utilities as pointed out in letter dated'August 1, 1956, from •
Farrell W. Grote, Construction Inspector, Engineering Department,
and David Meinzinger, Director of Public Works, and
FURTHER RESOLVED, notice of the above hearing was published-in •
the official newspaper, The Livonian, under date of July 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, petitioners and abutting
property owners as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Lepo, Steinhoff, Kane, Robinson and Miller
NAYS: Walker
The secretary announced that the next item on the agenda was the proposed
Harrison Park Subdivision located on the Southwest dorner of Harrison and
Terrence Avenues in the Southwest 1/4 of Section 13. The secretary read
letters dated July 12, 1956, from Herald F. Hamill, Engineer; dated July 27,
1956, from Calvin Roberts, Chief Livonia Fire Department; and dated
July 30, 1956, from Donald Wilson, Chief Inspector. Mr. Nandino Perlongo
was present representing the petitioner.
1408°9 fl
Mr. Perlongo stated on June 5, 1956, this proposed plat was denied by the
City Planning Commission and a certified copy of the minutes of that
hearing was attached to the City Attorney's answer to client's mandamus.
Plat was denied because of certain errors as stated in minutes and has
corrected plat accordingly
Mr. D. J. Dwyer, 15972 Harrison Road, stated ten property owners were
present objecting to proposed plat. Stated entire area is platted into
1/2 acre plots. At previous meetings recommendations of various authorities
were read stating that lots less than 1/2 acre are not desirable.
Mr. Robinson stated-according to Zoning Ordinance No. 60 petitioner is
permitted to plat R-1 lots in RUF area.
Mr: Dwyer stated RUF owners are not then permitted to object.
Mr. Robinson stated it is RUF owners privilege to object.
Mr. Dwyer stated 90% of property owners in immediate area object to this
plat. Requested petitioner redesign plat into at least 80' x 100'
(15,000 square feet) lots.
Mr. Robert Phillips, 15980 Harrison, stated he concurred with Mr. Dwyer
inasmuch as this entire area is RUF and built as such. Eighty percent
of property owners have signed petition previously objecting to proposed
plat.
•
Mr. Steinhoff, Memberr,of the Plat Committee, stated he concurred with
letter as written by Mr. Wilson, Chief Inspector, regarding Lots 31, 35
and 78.
Mr. Herald Hamill stated he discussed these lots with Mr. Wilson. Submitted
sketches showing that home could be located on lots and comply with Zoning
Ordinance.
Mr. Robinson asked Mr. Hamill whether he intended to build homes as shown
on sketches. Mr. Hamill stated purpose of sketches is to show that house
can be built on lots and comply with ordinance.
Mr. Perlongo stated the matter before Commission is that petitioner has to
comply with certain regulations as to width of lots. When it comes to
building houses the Building Department has the authority to say that house
has to be built to fit lot. Lots at this time do however comply with re-
gulations 'and petitioner cannot super-impose house on lots in question at
this time.
Mr. Kane asked status of property directly South of Property in question
(on Broadmoor). Mr. Dwyer stated that parcel is owned by one owner and
is approximately 100' frontage and 1,000 feet deep.
Mr. Leo Berrish, 28446 Terrence, stated petitioner is platting lots at a
minimum. A small school is located in this area and there is no provision
for a park site.
crzi
Mr. Dwyer stated lots diratly across the street on Harrison have 1001
frontage.
Mr. Steinhoff asked square footage of proposed homes. Mr. Harry Granader
N. & R. Homes, Inc., stated 1,100 square feet selling for $16,000 to
$19,000.
Mr. Perlongo stated 78 homes are planned for area.
Upon a motion duly made by Mr. Lepo and seconded by Mr. Steinhoff, it was
RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby give approval to
preliminary plat of Harrison Park Subdivision located on the
Southwest corner of Harrison and Terrence Avenues in the
Southwest 1/4 of Section 13 because it complies with Zoning
Ordinance, No. 60, and Subdivision Rules and Regulations.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Lepo, Steinhoff and Robinson
NAYS: Kane, Walker and Miller
Upon a motion duly made by Mr. Walker and seconded by Mr. Miller, it was
RESOLVED that, proposed Harrison Park Subdivision located on
the Southwest corner of Harrison and Terrence Avenues in the
Southwest 1/4 of Section 13 be tabled for further study.
A roll call vote on the foregoing resolution resulted in the following;
AYES: Kane, Walker and Miller
NAYS: Lepo, Steinhoff and Robinson
Upon a motion duly made by Mr. Walker and seconded by Mr. Kane, it was
#8-287-56 RESOLVED that, proposed Harrison Park Subdivision located on
the southwest corner of Harrison and Terrence Avenues in the
Southwest 1/4 of Section 13 be tabled until August 14, 1956.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Kane, Walker, Robinson and Miller
NAYS: Lepo and Steinhoff
The secretary announced that the next item on the agenda was the proposed
Algonquin Park Subdivision located on the Northwest corner of Middlebelt
Road and Lyndon Road in the Northeast 1/4 of Section 23. The secretary
read letter dated July 23, 1956, from Jack Coleman, Unity Construction Co.;
dated July 27, 1956 from Calvin Roberts, Chief Lona Fire Department and
dated July 30, 1956 from Donald Wilson, Chief Inspector. Messrs. Jack
Coleman ' and Eugene Musial were present.
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Mr. Musial stated on the South boundary abutting Lyndon Road proposed
subdivision correspond3to subdivision to the South as to lot size and
lots on the North end of proposed subdivision are now 801 rather than
751 as originally proposed.
Mr. Robinson asked whether petitioner intended to pave walkways as shown.
Mr. Musial stated they will do whatever is required and that F.H.A. will
require paving for at least 10' or 121. Stated regarding streets coming
into Middlebelt Road, proposed Lynn Meadows Subdivision, No. 2 also show
streets entering into Middlebelt Road and proposed subdivision conforms to
what commission has already approved on other side of Middlebelt.
Mr. Steinhoff stated supposing 121 of the walkway is paved it would leave
91 on each side. Suggested greenbelt be established. Mr. Musial stated
with such a large walkway it is going to be expensive. Stated it would
depend on the type of greenbelt Commission desires.
Mr. Steinhoff stated there is a 10' walkway in Chicago Heights Subdivision.
Mr. Robinson stated 10' walkway instead of 301 as shown would decrease
nuisance. Mr. Musial stated if walkway is reduced to 101, offered to
pave entire 10'.
Mr. Miller agreed that 101 walkway would be nice as it would then not
require any maintenance. Stated number of streets entering into Middlebelt
Road was pointed out by Mr. Greene at last hearing. Stated he also ob-
jected to number of streets.
Mr. Musial stated Lynn Meadows Subdivision, No. 2 was submitted with same
condition. Mr. Miller stated there are three streets entering South of
Subdivision; one entering West of subdivision and four entering North
of subdivision. Stated in one small area petitioner has as many streets
leading into Middlebelt as North, South and West sides. Even including
the Lynn Meadows Subdivision, No. 2, it will increase the number of
streets entering Middlebelt.
Mr. Robinson concurred with Mr. Miller. Suggested service drive with only
two exits to Middlebelt Road. Mr. Musial asked who will maintain service
drive. Mr. Robinson stated the City of Livonia would maintain service
drive.
Mr. Musial asked why it was not required in Lynn Meadows Subdivision No. 2,
which was recently approved. Mr. Robinson stated because Commission makes
error there is no reason why Commission should continue to do so.
Mr. Walker stated with service drive conjestion may be created by people
living in area. Mr. Musial stated a 251 set-back is proposed on lots
siding on Middlebelt Road.
Mr. Arthur Fisher, 30408 Hoy Avenue, stated he also objected to four streets
entering Middlebelt Road. Stated he would still like to see buffer strip
increased as to depth.
J
Mr. Walker stated he was the one who introduced resolution tabling
subdivision, July 17, 1956. Stated two objections have been corrected
and that he is satisfied.
Mr. Fisher stated entire area has 35' to 40' set-backs and that he did not
think 25' set-back is adequate.
Upon a motion duly made by Mr. Walker and seconded by Mr. Steinhoff, it was
#8-288-56 RESOLVED that, pursuant to a Public Hearing having been held
July 17, 1956, the City Planning Commission does hereby give
approval to preliminary plat of Algonquin Park Subdivision
located on the Northwest corner of Middlebelt and Lyndon Roads
in the Northeast 1/4 of Section 23 because Commission has con-
sidered proposed plat twice and it now seems to conform with
area the best it can, 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 Dept.,
Parks and Recreation Department, Police Department and Members
of the Plat Committee.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Lepo, Steinhoff, Kane and Walker
NAYS: Miller
NOT VOTING: Robinson
The secretary announced that the next item on the agenda'as Application
TA16 by Kenneth Kerbyson requesting permission to remove topsoil from
Parcels 27G2, 27G3, 27G13 to G22, 27G23 to G29, 27G30 to 27G37 located
375 feet North of Plymouth Road approximately 423 feet West of Merriman
Road with ingress and egress onto Merriman and Plymouth Roads in the
Southeast 1/4 of Section 27. The secretary read letter dated August 7,
1956, from Charles 0. Grain, Harmon & Crain, Attorney. The petitioner nor
a representative was present.
Mr. Steinhoff stated in his opinion Commission should afford petitioner
his request.
Mr. Jack Whitehead, 31510 Plymouth Road, stated petition was denied
August 17, 1954. Stated he received letter designating hearing tonight,
and that there are two gentlemen present who had to take off work to
attend. Stated letter from attorney is dated today. Stated nothing has
changed since 1954 except property has changed ownership. The same ob-
jections are in order as they were in 1954. Stated petition was filed
in 1954 which had several signatures of property owners objecting to
removal.
Mr. Robinson stated he believed a new petition objecting to application
would be in order.
QFY�'F"
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Mr. Whitehead stated Mr. Kerbyson has been into property and entire 35
acres has been dug up.
The secretary read letter dated August 6, 1956, from William Newstead,
Patrolman, Livonia Police Department and Francis Murphy, Acting Police
Chief.
Mr. Robinson stated in his opinion the Police Department should contact
Mr. Kerbyson by letter rather than trying to catch him at home.
Mr. Donald Wilson, Chief Inspector, stated there is a very high water level
in area and that Clarence Hoffman (owner of bowling alley) had to go to
great expense to connect into sewer to get facilities for his bowling alley.
Mr. Walker, Chairman of the Topsoil Commission, stated he discussed matter
with David Meinzinger, Director of Public Works; and that he (Mr. Meinzinger)
is opposed to application. Stated if necessary, the department will write
letter. Stated according to survey submitted Plymouth is shown as 99.0
and Merriman is shown as 107.0. There are some small spots that go as high
as 103.0 and that from the survey, if entire parcel was leveled, it would
still be below grade. There is no topsoil to remove unless holes are left.
Approximately eight interes ed property owners were present objecting to
application.
The secretary read letter dated July 31, 1956, from Fred Lotz, Member
of the Plat Committee.
Upon a motion duly made by Mr. Lepo. seconded by Mr. Kane and unanimously
carried, it was
#8-289-56 RESOLVED that, pursuant to a Public Hearing having been held the
City Planning Commission does hereby deny Application TA16 as
submitted by Kenneth Kerbyson for permission to remove topsoil
in the Southeast 1/4 of Section 27 because it has been found
by Topsoil Comm. that property is below grade level, thus not
to warrant removal of topsoil, and
FURTHER RESOLVED, notice of the above hearing was sent to
property owners within 500 feet, petitioner, City Departments
as listed in the Proof of Service and recommendation having
been obtained from the Department of Public Works under date
of August 2, 1956, and from the Police Department under date
of August 6, 1956.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition M-21
by Henry Carnick requesting permission to erect a gasoline service station
on Lot 738, Supervisor's Livonia Plat No. 12, located on the Southeast
corner of Ann Arbor Trail and Newburg Road in the Northwest 1/4 of Section
32. The secretary read letters dated July 30, 1956 from Calvin Roberts
imani
•
Chief Livonia Fire Department. Mr. W. J. Faigan, 29620 Grandon Street, was
present, representing the petitioner.
Mr. Faigen stated he was aware of the existing church across the street
but was not aware of Section 29.0, City Ordinance No. 37, as pointed out
by Calvin Roberts' letter. Stated service station sets on corner and will
be 1001 from center line of road, approximately 1501 to 200' from church.
Station has to set back because of the proposed widening of Ann Arbor Trail.
Mr. Robinson asked the type of station proposed. Mr. Faigan stated a
regular two-bay Sinclair Station with eight pumps.
Mr. Walker asked whether Mr. Carnick is familiar with letter from Fire
Department. Mr. Faigan stated he is not. Stated closest tank would be
pump island, set back 451 from sidewalk and 140' from church.
Mr. Kane asked location of next nearest gas station. Mr. Steinhoff stated
there are two on Ann Arbor Trail and Ann Arbor Road and one near the
skating rink.
Mr. Faigan stated there isn't a gas station between Wayne Road and Ann
Arbor Trail.
Mr. Steinhoff asked whether Mr. Faigan felt that population would be adequate,
to support gas station. Mr. Faigan stated he felt man could make a living
at location now and there is more potentiality in the future.
Mr. Miller asked whether Mr. Faigan had a survey to showHhat population
one station will support in a given area. Mr. Faigan stated he had nothing
definite. Stated there are 150 homes towards Wayne Road and that the only
way owners can get to Wayne and Ann Arbor Roads is to go by location. Also
there are several mpdels going up at Wayne and Newburg.
Rev. Robert Richards, Minister, 9901 Melrose, representing church across
the street stated he had meeting last Friday night which represents 300
people. Stated their main objection is that it is going to be a nuisance
to divine worship. Stated location is 150' from alter of church.
Approximately 200 to 300 children go in and out of church two or three
times a week. Stated Newburg Road is likely to be race track from Michigan
to Ann Arbor. Stated they contemplate erection of $100,000 church on the
corner.
Mr. Miller asked whether most of the congregation live in immediate area.
Rev. Richards stated 2/3 do.
Mr. Harold Mennick, 36910 Ann Arbor Trail, stated he feels gas station will
be objectionable and that existing gasoline stations cannot carry their own
without having additional garage work.
Upon a motion duly made by Mr. Miller, seconded by Mr. Steinhoff, it was
1414 0 9
#8-290-56 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby deny Petition M-21
by Henry Carnick requesting permission to erect a gasoline
service station located on the Southeast corner of Ann Arbor
Trail and Newburg Road in the Northwest 1/4 of Section 32
because it will interfere with the sanctuary of the church
across the street, and
FURTHER RESOLVED, notice of the above hearing was sent to the
property owners with 500 feet, petitioner and City Departments
as listed in the Proof of Service.
Mr. Walker made the following motion which died for lack of support:
RESOLVED that, Petition M-21 by Henry Carnick requesting
permission to erect a gasoline service station located
on the Southeast corner of Ann Arbor Trail and Newburg
Road in the Northwest 1/4 of Section 32 be tabled in order
to obtain recommendation from Albe Munson, Planning Consultant
and give commissioners further opportunity to investigate item.
A roll call vote on Resolution 8-290-56 resulted in the following:
AYES: Lepo, Steinhoff, Kane and Miller
NAYS: Walker and Robinson
The -secretary announced that the next item on the agenda was the proposed
Har-LO Subdivision located on the North side of Schoolcraft Road approximately
1,300 feet East of Middlebelt Road in the Southwest 1/4 of Section 24. The
secretary read letters dated July 23, 1956 from Harold H. Gordon, Gordon-
Begin Investment Company; dated July 30, 1956 from Donald Wilson, Chief
Inspector, and dated July 27, 1956 from Calvin Roberts, Chief Livonia Fire
Department. Messrs. Louis Begin and Harold Gordon were present.
Mr. Robinson stated in his opinion the curve as shown on revised plat is
not as desirable as curve shown on the original plat; however Commission
cannot do anything about it as revised plat conforms to ordinance whereas
original plat does not. Asked if the number of lots remained the same.
Mr. Gordon stated they gained one lot in the revised plat.
Upon a motion duly made by Mr. Kane, seconded by Mr. Walker and unanimously
carried, it was
#8-291-56 RESOLVED that, pursuant to a Public Hearing having been held
July 10, 1956, the City Planning Commission does hereby give
tentative approval to preliminary plat of Har-Lo Subdivision
located on the North side of Schoolcraft Road approximately
1,300 feet East of Middlebelt Road in the Southwest 1/4 of
Section 24 because•it conforms to the Zoning Ordinance and
adjoining property, and
�1 0
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, Supt.
of Schools, School Board President, Fire Department, Police
Department, Parks and Recreation Department and Members of the
Plat Committee.
The Chairman declared the foregoing resolution adopted.
The secretary read letter dated July 24, 1956, from William W. Brashear,
Mayor, regarding ceremony August 13, 1956, at 7:30 p.m., at the court house
honoring Judge Nye.
Lieutenant Bob Perry, Livonia Fire Department was excused from meeting at
approximately 11:25 p.m.
The secretary read letter dated August 1, 1956 from Mr. Enid Harsha regarding
H. Paul Harshats health.
Mr. Robinson informed members that Mr. Harsha was now at home but that for
a few days he is unable to see visitors.
On a motion duly made, seconded and unanimously adopted the Public Hearing
las duly adjourned at approximately 11:30 p.m., August 7, 1956.
,/. /-441-oW-e/(%
Robert Z. Miller, eS creta
rY
ATTESTED;
William R. Robinson, Chairman