HomeMy WebLinkAboutPLANNING MINUTES 1956-08-14 1410
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MINUTES OF A PUBLIC HEARING AND THE
71 ST REGULAR MEETING OF THE CITY PLANNING COMMISSION
On August 14, 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 71st Regular Meeting to order
at approximately 8:05 p.m. Fred A. Lotz presided as Secretary pro tem
in the absence of Robert L. Miller.
Members present: Leonard Kane Karle Steinhoff William R. Robinson
Charles Walker Fred A. Lotz
Members absent: Daniel Lepo
H. Paul Harsha
Robert L. Greene
Robert L. Miller
Charles Pinto, Asst. City Attorney and Lieutenant Bob Perry, Livonia Fire
Department, were present together with approximately 100 interested residents
attending the Public Hearing and the Regular Meeting.
The secretary read letter dated July 20, 1956, from Peter W. Decker, Peter
W. Decker Homes, requesting approval of J. F. Ferry Subdivision, No. 3
located on the North and South sides of West Chicago East of Meeriman Road
in the West 1/2 of Section 35. The secretary also read letters dated
August 1, 1956, from Calvin Roberts, Chief Livonia Fire Department; dated
August 10, 1956 from Donald Wilson, Chief Inspector; dated July 27, 1956
from Dennis J. Swift, Acting Chief, Livonia Police Department and dated
July 26, 1956 addressed to Acting Chief Dennis J. Swift from Patrolman
Robert A. VanDyke, Traffic Bureau and petitions signed by approximately 59
residents located on the North side of Hathaway between Merriman Road and
Sunset Ave1 ue and on the South side of Richland between Merriman Road and
Sunset Aveiue approving proposed plat. Mr. Peter W. Decker was present.
Mr. Walker questioned Lot 178 as stated in Mr. Wilson's letter. Mr. Decker
stated easement contains both sanitary and storm sewer lines and that they
plan to build a 36' home. All driveways will be right-hand side.
No one was present objecting to proposed plat.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Kane and unanimously
carried, it was
#8-292-56 RESOLVED that, pursuant to a Public Hearing having been held on
Julie 19, 1956, the City Planning Commission does hereby give
approval to preliminary plat of J. F. Ferry S”bdivision, No. 3,
located on the North and South sides of West Chicago Road East
of Merriman Road in the West 1/2 of Section 35; due to the fact
proposed plat meets all requirements set forth by this Commission
and City Ordinances, and
FURTHER RESOLVED, notice of the above hearing was sent to the
abutting property owners, proprietor, City Departments as listed
= 2
in the Proof of Service and copies of the plat together with
notice having been sent to the Building Department, Superintendent 'd
of Schools, School Board President, Fire Department, Parks and
Recreation Department, Police 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 letter dated
June 4, 1956 from Marie W. Clark, City Clerk regarding City Council
Resolution No. 354-56 tabling consideration of Petition No. Z-112a pending
receipt of reasons for the recommendation from Commission.
Mr. Robinson stated after receiving from Albe Munson, Planning Consultant
report on the traffic study that was conducted by Detroit, it was thought
that Commission should withdraw petition.
Upon a motion duly made by Mr. Kane, seconded by Mr. Steinhoff and unanimously
carried, it was
#8-293-56 RESOLVED that, after further consideration and in view of the
Traffic Study prepared by Detroit, the City Planning Commission
does hereby withdraw Petition No. Z-112a as initiated by the
City Plannin= Commission on its own motion for a change of zoning
in the South 1/2 of Section 24 from R-3-B to RUFB.
The Chairman declared the foregoing resolution adopted.
The secretary read letter dated July 26, 1956 from Casimir C. Gawron requesting
nine months extension on proposed Gawron Subdivision located in the Northeast
1/4 of Section 31. The petitioner nor a representative was present.
Mr. Walker asked if there has been any construction started. Mr. Robinson
stated there has not.
Mr. Steinhoff asked why Mr. Gawron has to have nine months extension.
Commission has never to his knowledge granted extension of that length.
Asked for reasons for requested extension.
Upon a motion duly made by Mr. Walker, seconded by Mr. Steinhoff and
unanimously carried, it was
#8-294-56 RESOLVED that, letter dated July 26, 1956 from Casimir C. Gawron
requesting nine months extension on proposed Gawron Subdivision
located in the Northeast 1/4 of Section 31 be tabled for further
contact by Mr. Gawron for reasons for such request.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Lotz and seconded by Mr. Steinhoff, it was
#8-295-56 RESOLVED that, Inter-Departmental Transfer No. 1014 for $82.03
be forwarded to the proper department for payment.
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A roll call vote on the foregoing resolution resulted in the following:
AYES: Kane, Walter, Steinhoff, Robinson and Lotz
NAYS: None
The secretary announced that the next item on the agenda was the proposed
Harrison Park Subdivision located on the Southwest corner of Harrison and
Terrence Avenue in the Southwest 1/4 of Section 13. The petitioner nor a
representative was present.
Mr. Lotz stated that due to the fact Nandino Perlongo, Attorney, presented
this item, think Commission should table it.
Mr. Walker stated there was only one question regarding 8' strip.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Walker and unanimously
carried, it was
#8-296-56 RESOLVED that, pursuant to a Public Hearing having been held
August 7, 1956, 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, due to the fact
proposed plat meets all specifications of City Ordinances, 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 Department, Police
Department, Parks and Recreation Department and Members of the
Plat Committee.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Walker, seconded by Mr. Steinhoff and
unanimously carried, it was
#8-297-56 RESOLVED that, minutes of meeting July 10 and July 17, 1956,
be approved as received.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Steinhoff, seconded by Mr. Walker and
unanimously carried, it was
#8-298-56 RESOLVED that, 71st Regular Meeting be adjourned.
The Chairman declared the foregoin7 resolution adopted and called the
Public Hearing to order.
The secretary read letter dated July 18, 1956, from J. Menuck, President,
11[: Oakview Homes, Inc., requesting approval of the revised Lyndon Meadows
Subdivision located on the Northeast corner of Henry Ruff and Schoolcraft
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Roads with access onto Henry Ruff, Middlebelt and Schoolcraft Roads in the
Southeast 1/4 of Section 23. The secretary also read letters dated .rte
July 31, 1956, from Burton Warner, Warner & Warner, Engineer; dated
August 14, 1956 from Donald Wilson, Chief Inspector; dated August 3, 1956
addressed to Acting Chief Francis Murphy from Patrolman William Newstead,
Livonia Police Department, and dated August 3, 1956, from Calvin Roberts,
Chief Livonia Fire Department. Messrs. Jacob Menuck, Burton Warner and
Leonard J. Grabow, Attorney, 1770 National Bank Building, Detroit, were
present.
Mr. Garbow stated the Schoolcraft Manor Civic Assocation has approved
revised plat and submitted letter dated July 21, 1956 from James P. McKenna,
Attorney, confirming this.
The secretary read letter dated July 21, 1956, from James P. McKenna, Attorney.
Mr. Warner stated major change to proposed plat is in the treatment of the
easement for the oil pipeline. Pipeline has been placed -in a separate
easement in the back of lots. The second change to proposed plat is the
cul-de-sac at the end of Gaylord Court. The number of lots in the proposed
plat remains the same as when plat was approved June 19, 1956.
Mr. Steinhoff asked if Mr. Warner had any further information on the drain
study that is being made, which seems to be of concern to the Building
Department as well as this Commission.
kr. Warner stated that the matter is still being studied. Thought de-
velopers in area concerned had contacted City Council about drain.
Mr. Robinson stated he is aware that the City Council is considering
matter of drain.
Mr. Steinhoff stated it was mentioned at the Council meeting August 13,
1956, but was only discussed from financial standpoint. Mr. Warner stated
all cost has been based on the first study.
Mr. Guy Semande, 30200 Schoolcraft, stated proposed subdivision is closing
his property in.
Mr. Robinson ascertained that Mr. Semande still had access to Schoolcraft
Road.
Mr. Steinhoff asked set-back of homes on Schoolcraft. Mr. Menuck stated
1651 deep in order to follow same set-back as existing homes.
Mr. Kane questioned content of Mr. Wilson's letter. Mr. Warner stated
drain will be enclosed in this portion.
Upon a motion duly made by Mr. Kane, seconded by Mr. Lotz and unanimously
carried, it was
#8-299-56 RESOLVED that, pursuant to a Public Hearing having been held,
the City Planning Commission does hereby give approval to revised
preliminary plat of Lyndon Meadows Subdivision located on the
Northeast corner of Henry Ruff and Schoolcraft Roads with
access onto Henry Ruff, Middlebelt and Schoolcraft Roads
in the Southeast 1/4 of Section 23, because proposed plat
conforms to all L'ity Ordinances, 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 Department,
Police Department, Parks and Recreation 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 the pro-
posed Bai-Lynn Subdivision located on the East side of Merriman Road
between Lyndon and Schoolcraft Roads in the Southwest 1/4 of Section 23.
Mr. Harry Nayer, Attorney, 882 Penobscot Building, Detroit, requested
that proposed plat be temporarily tabled as his client David Lewis, has
not yet arrived.
The Chairman called a recess atapproximately 8:45 p.m.
The Chairman called the public hearing to order at approximately 8:55 p.m.
with all present as named at the beginning and course of meeting.
The secretary again announced that the next item bo be heard was the
proposed Bai-Lynn Subdivision located on the East side of Merriman Road
between Lyndon and Schoolcraft Roads in the Southwest 1/4 of Section 23.
It was ascertained that David Lewis had still not arrived.
Approximately 50 residents were present interested in the proposed Bai-Lynn
Subdivision.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Kane and unanimously
carried, it was
#8-300-56 RESOLVED that, Commission proceed as scheduled with hearing
on proposed Bai-Lynn Subdivision located on the East side
of Merriman Road between Lyndon and Schoolcraft Roads in
the Southwest 1/4 of Section 23.
The Chairman declared the foregoing resolution adopted.
Mr. Nayer requested motion be made that Bai-Lynn Subdivision be withdrawn
without prejudice as it is unfair to proceed without Mr. Lewis being present.
Talked to Mr. Lewis today and is sure there is good reason he is not present.
Mr. Joseph Bradus, 30920 Lynch n, stated he talked to Mr. Lewis at the
Council Meeting August 13, 1956, and he (Mr. Lewis) said he would be
at the meeting.
Mr. Kane made the following motion which died for lack of support:
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RESOLVED that, City Planning Commission does hereby grant
request by Harry Nayer, Attorney for David Lewis to withdraw,
without prejudice, proposed Bai-Lynn Subdivision located in
the Southeast 1/4 of Section 23.
Mr. Nayer stated any hearing here would be null and void as petitioner
has right to withdraw item at any time.
Mr. Robinson suggested proposed plat be tabled until September 18, 1956.
Mr. Steinhoff made the following motion which died for lack of support:
RESOLVED that, proposed Bai-Lynn Subdivision located in the
Southeast 1/4 of Section 23 be tabled until September 18, 1956,
to afford petitioner opportunity to be heard.
When asked Mr. Pinto stated to allow attorney to withdraw petition now is
a procedural question.
Mr. Nayer stated petitioner is not here and that he could not present
matter; therefore, what is sense of hearing.
Mr. Robert Blinstrub, Attorney, 1130 Maccabees Building, Detroit, representing
Civic Assocations, stated he had no objection to proposed plat being tabled.
Upon emotion duly made by Mr. Kane, and seconded by Mr. Steinhoff, it was
#8-301-56 RESOLVED that, proposed Bai-Lynn Subdivision located on the East
side of Merriman Road between Lyndon and Schoolcraft Roads in
the Southwest 1/4 of Section 23, be tabled until September 18, 1956.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Kane, Walker, Steinhoff and Robinson
NAYS: Lotz
Mr. Arthur Fisher, 30408 Hoy, asked whether proposed plat has been tabled
to another public hearing or to a regular meeting. Mr. Robinson stated
item will be heard at the regular meeting, Sept: 18 and assured Mr. Fisher
that he would be given every opportunity to be heard at that time.
The secretary announced that the next item on the agenda was the proposed
Merri-Five Mile Subdivision located between Rayburn Avenue and Five Mile
Road and East of Merriman Road in the Southwest 1/4 of Section 14. The
secretary read letters dated July 26, 1956 from Patrolman Robert A. VanDyke
addresssd to Acting Chief of Police Dennis J. Swift; dated August 10, 1956
from Donald Wilson, Chief Inspector; and dated August 6, 1956 from Calvin
Roberts, Chief Livonia Fire Department. Messrs. Harry Spoon and Harry
Anbender, Attorney, 1961 Guardian Building, Detroit 26, were present.
Mr. Anbender stated that in light of the minutes of the Commission's
meeting July 10, 1956 at which time previous proposed plat was denied,
he felt several preliminary remarks should be made to Commission.
Referred to minutes of July 10, 1956, and remarks made by Mr. Ponder
(Page 1369, Member's copy of Minutes) regarding R-1-A use in RUF District.
Stated government is based on law and not men and yet in spite of opinion
from Mr. Ponder some took liberty of becoming lawyers. Appealed to
Commission an men who are duty bound not only to those they work and bowl
with but also people who have enough confidence in community to invest
considerable amount of money. Stated clients amended their proposed plat
even though they realized they did not have to by law, to include 100'
lots on Rayburn thereby giving up ten lots.
North side of Rayburn has only six existing homes yet clients are willing
to plat 100' lots. Referred to Section 2.46, Zoning Ordinance, No. 60.
Stated he had so much confidence in law that when previous hearing was
scheduled July 10, 1956, he advised his clients that they did not need
a lawyer to attend hearing with them. Read reasons given for denial of
proposed plat, July 10, 1956, and stated reasons given have no application
to item under discussion. Read Section 20.01, Zoning Ordinance, No. 60,
and stated that nowhere in petition did clients wish amendment of Zoning
Ordinance. Read Section 3.05, Zoning Ordinance, No. 60, and stated
clients weren't seeking to amend zoning map.
Approximately 50 residents were present objecting to proposed plat.
Mr. Joseph Milko, 30921 Wentworth, stated residents objected to proposed
plat under Section 101, Zoning Ordinance, No. 60. Mr. Anbender stated
noting heading "Purpose" and that it is necessary that the Legislative
set forth the purpose of why it is passing something. Stated reason
Zoning Ordinance was adopted was because of reasons given in Section 1.01.
Mr. Milko referred to Ordinance, No. 74, and stated petitioner is re-
questing change to the map.
Mr. Robinson stated proposed plat would be an addition and not an amendment.
Mr. Steinhoff stated in his opinion Item No. 10 as shown on the agenda
(Petition No. Z-184) should be heard before proposed plat.
Mr. Robinson stated Commission has approved plats without rezoning;
however petitioner did wish to rezone area because it would require
them to build "A" home rather than "B" home.
Mr. Lotz asked whether assocation regiested change of lot sizes from
80' to 100'. Mr. Milko stated they did not and read petition as pre-
sented by interested residents as filed July 10, 1956.
Mr. Anbender stated he noticed in the minutes of meeting July 10, 1956,
that there was reference to petition containing 2C% of frontage immediately
in the rear of the frontage proposed to be altered. Stated when a petition
is submitted, a $5.00 fee should be paid which was not done; therefore
petition has no place in this hearing. Mr. Milko stated they are not
requesting that ordinance be changed as area in zoned RUF now.
I[: Mr. C. J. Brocki, President, Bell Creek Civic Assocation stated
association is against change of zoning from RUF to R-1.
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Mr. Robinson again referred to opinion of William Ponder, City Attorney, '
regarding R-1 lot in RUF District. Mr. Brocki questioned reason for
Petition No. Z-184. Mr. Robinson stated under R-1-A builder is required
to construct 1,000 square foot homes and under RUFB builder is allowed
to construct 800 square foot homes; therefore granting Petition No. Z-184
is an improvement.
Mr. West asked whether court case regarding Mr. Ponder's opinion had ever
been decided. Mr. Pinto stated court case dealt with proposed Harrison
Park Subdivision which has been approved by Commission tonight; therefore
case shall no doubt be dropped.
Mr. Pinto stated if case goes to court and the minor issue regarding
Mr. Ponder's opinion is resolved according to people's view, it still
would have no affect retroactive to what Commission does at this meeting.
Mr. Lotz stated to people present that City Attorney is Commission's
guiding light and Commission has to abide by his interpretation of
ordinance. Commission has to act accordingly whether it believes it
fair or not.
Mr. Robert Blinstrub, Attorney, 1130 Maccabees Building, Detroit re-
presenting Schoolcraft Manor Civic Assocation, stated Commission has
plat before it and the Commission may take into consideration the existing
homes. If the proposed plat will be detrimental to the existing sub-
divisions then Commission may deny plat. There is no conformity between
abutting property and the plat as proposed. Mr. Robinson stated lots on
the adjoining street (Rayburn) are of the same width.
Mr. Blinstrub stated it is a matter of the community rather than an
adjoining street. One street will not constitute a buffer.
Mr. John McLeish, 31660 Myrna, Bell Creek Improvement Assocation, stated
association objected to the approval of proposed plat. Stated their sub-
division is entirely RUF (acre lots) and that in view of surrounding
subdivisions that the Commission should certainly take into consideration
the property rights of the property owners adjoining to and near the
piece of property.
Mr. Arthur Fisher, Green Acres Subdivision, stated assocation also objects
to proposed plat as entire subdivision is 1/2 acre lots.
Mr. Joseph Bradus referred to Sections 16.02 and 17.05, Zoning Ordinance
No. 60. Stated these people invested in land knowing it was zoned RUF
and if homes weren't there petitioners wouldn't be able to connect into
sewers.
Mr. Steinhoff, Member of the Plat Committee, stated lack of dimensions
makes it hard to determine whether lots are correct size or not. Stated
Lots 94, 56, 93 and 132 do not show dimensions. Also a scale is not shown.
Mr. Walker stated there will be side yards against front yards on both
Merriman and Five Mile Roads.
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Mr. Robinson stated Commission has tried to keep away from fronting
homes on mile roads.
Mr. Walker stated that that is true but where there are areas already
planned with front yards it is poor planning.
Mr. Robinson stated plat has been before Commission before and with due
consideration to petitioner, this tbould have been brought to their
attention then.
Chairman William Robinson relinquished Chair to Karle Steinhoff.
Upon a motion duly made by Mr. Robinson and seconded by Mr. Lotz, it was
RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby give approval to
preliminary plat of Merri-Five Mile Subdivision located between
Rayburn Avenue and Five Mile Road East of Merriman Road in the
Southwest 1/4 of Section 14, inasmuch as it conforms to Ordinance
of the City of Livonia.
Mr. Walker stated he is against motion because Commission is granting a
bad plat. Referred to Section 16.02 (1 and 2) and 17.05 (c and f) Zoning
Ordinance, No. 60 and stated too many streets are entering into main
streets and hazard of safety and health. Entire area has been chopped
up and it has all been detrimental to existing citizens
A roll call vote on the resolution made by Mr. Robinson and seconded by
Mr. Lotz resulted in the following:
AYES: Robinson and Lotz
NAYS: Walker and Steinhoff
NOT VOTING: Kane
Mr. Robinson stated developers have proposed 1001 lots on Rayburn -
a street that is not developed to any extent. City Council approved a
sewer plan which was based on R-1 ]and usage throughout entire area.
Mr. Milko stated he talked to John Nunneley, Miller, Canfield, Paddock &
Stone, and thathe (Mr. Nunneley) offered to write letter that the bonds
were sold and would be paid by the City of Livonia. Anyone saying that
it has to be R-1 is a cityofficial and that it is not true.
Mr. Walker made the following motion which died for lack of support:
RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby deny approval to
preliminary Oat of Merri-Five Mile Subdivision located
between Rayburn Avenue and Five Mile Road East of Merriman
Road in the Southwest 1/4 of Section 14, because of Section
16.02, Subsection 1 and 2 and Section 17.05, Subsection c
and f, Ordinam e, No. 60.
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Mr. Robinson objected to Mr. Walker's motion as, reasons given are not *�
valid reasons for denying plat.
Upon a motion duly made by Mr. Walker, seconded by Mr. Lotz and unanimously
carried, it was
#8-302-56 RESOLVED that, proposed Merri-Five Mile Subdivision located be-
tween Rayburn Avenue and Five Mile Road East of Merriman Road in the
Southwest 1/4 of Section 14 be tabled until September 11, 1956,
in order that full body of Commission can be present.
Acting Chairman Karle Steinhoff declared the foregoing resolution adopted.
Acting Chairman Karle Steinhoff relinquished the Chair to Chairman William
Robinson at approximately 10:15 p.m.
The secretary announced that the next item on the agenda was Petition
No. Z-184 by Harry H. Anbender, Anbender & Anbender, Attorney for Donna
Development Company requesting that the zoning classification of Parcel
14R located between Henry Ruff and Merriman Roads and between Rayburn
Avenue and Five Mile Road in the Southwest 1/4 of Section 14 be changed
from RUFB and C-2 to R-1-A and C-2.
Mr. Anbender stated in light of action taken on proposed Merri-Five Mile
Subdivision, requested that Petition No. Z-184 also be tabled.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Kane and unanimously
carried, it was
#8-303-56 RESOLVED that, the City Planning Commission does hereby table
until September 11, 1956, Petition No. Z-184 by Harry H.
Anbender, Anbender & Anbender, Attorney for Donna Development
Company requesting change of zoning in the Southwest 1/4 of
Section 14 from RUFB and C-2 to R-1-A and C-2.
The Chairman declared the foregoing resolution adopted.
The secretary read letter dated July 10, 1956, from V. B. Spalding,
Spalding, DeDecker & Assoc., requesting approval of Sunset Hills Sub-
division located between Melvin avenue and Middlebelt Road approximately
300 feet South of Clarita Avenue in the East 1/2 of Section 11. The
secretary also read letters dated July 10, 1956, addressed to Spalding
DeDecker & Assoc. from G. R. Bingham, Board of Wayne County Road Commissioners;
dated June 5, 1956 from Benton Yates, Supt., Livonia Public Schools; dated
July 27, 1956 from W. R. McCary, City Engineer and Dave Meinzinger,
Director of Public Works; dated July 6, 1956 from Calvin Roberts, Chief
Livonia Fire Department; dated August 14, 1956 from Donald Wilson, Chief
Inspector; dated August 5, 1956 from Calvin Roberts, Chief Livonia Fire
Department and dated August 3, 1956 from Patrolman William Newstead addressed
to Acting Police Chief Francis Murphy. Messrs. V. B. Spalding and Ernest
Citron, Attorney, 16851 James Couzens Highway, Detroit were present.
Mr. Lotz asked approximate price of homes. Mr. Tinner, 13430 Five Mile
Road, stated $18,500.
Mr. Kane referred to Albe Munson's recommendation dated August 10, 1956,
and comments as stated.
Mr. Spalding stated the drain will be closed. The house on Lot 204 will
face on Middlebelt Road.
Mr. Steinhoff, Member of the Plat Lommittee stated he concurred with letter
from Donald Wilson, Chief Inspector. Mr. Spalding stated he could get a
few feet necessary for Lot 146 from another lot. Also lots 38, 39 and 182
could be corrected.
It was ascertained that Lot 175 had only 58' frontage. Mr. Spalding stated
figure should read 60'.
Mr. Kane stated lots as shown, side Melvin whereas they should face Melvin.
Mr. Spalding qake siding to Melvin was done deliberately because there
are existing/homes facing Melvin and that the homes to be built will
be brick.
Mr. Robinson stated homes should still face Melvin.
Mr. Lotz asked Mr. Spalding whether it would work hardship to face homes
on Melvin. Mr. Spalding stated that lots will not have value that they
have facing as they are now because of the type of existing construction
on Melvin.
Mr. Robinson stated if there is an established plan, Commission should see
that it is followed.
Mr. Charles Daniels, 18903 Melvin, questioned length of lots. Mr. Spalding
stated they will be 120'.
The following were present objecting to houses siding Melvin:
Charles Daniels, 18903 Melvin
Mrs. Louis Jerore, 18601 Melvin
Mrs. Daniel Cosco, 18825 Melvin
Mr. Laughlin, 18045 Middlebelt, stated Lots 216 and 217 face Middlebelt
Road and are only 60' wide whereas his lots are 75'. Asked type of drain
to be constructed by petitioner.
Mr. Spalding explained his proposed plan for drainage and stated that
drain will be covered.
Mr. Laughlin asked size of pipe. Mr. Robinson stated pipe will be whatever
engineer suggests.
Mr. Milton Holley, 14821 Farmington Road, stated there are not enough
school facilities for children as has been stated in letter from School
District.
Mr. Peter Hird, 29725 Clarita, questioned frontage on Middlebelt Road.
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hr. James Petrie, 18203 Melvin stated he did not like to see houses face
other way than the existing homes.
Mr. Herbert Bendelow, 18200 Middlebelt Road stated Curtis is shown jogged
and is a half-mile road. Mr. Spalding stated jogging Curtis Road makes
subdivision more platable.
Mr. Lotz stated he knew of man across street who had plans to develop
Curtis and he was told that Curtis could not be jogged. Asked Mr. Spalding
whether he had contacted Wayne County Road Commissioners.
Mr. Walker stated Curtis is continued on East side of Middlebelt Road and
should be in alighment.
Mr. Robinson stated reason as given by petitioner is not valid reason.
Stated half-mile roads shouldn't be used as major traffic thoroughfares.
Mr. Spalding stated there are two homes on excepted area North of Lot 204
which would be in the middle of Curtis if Curtis was not jogged as shown.
Mr. Robinson stated then as he understands it, if Curtis were to be con-
tinued through without jog there would be only enough room for half a
street. Mr. Spalding stated that is correct.
Mr. Citron stated a letter was read from the Police Department regarding
ingress and egress to the area.
Mr. Robinson stated that he would recommend that Commission refer plat to
Albe Munson for specific recommendation regarding jogging of Curtis.
Mr. Walker asked if it would be possible to have petitioner work out
something regarding homes siding to Melvin.
Mr. Louis Jerore, 18601 Melvin, stated if homes are built back to back
they will run utility lines right down the easement and he would have to
look at them.
Mr. Citron asked if objections stated: (1) Jogging of Curtis, (2) Homes
facing Melvin rather than siding Melvin and (3) Under-sized lots are
eliminated, the plat will then be approved.
The Chair could not give that assurance to Mr. Citron.
Mr. Samuel Gibson, 18305 Melvin, stated most of the houses on Melvin have
100' and more frontage.
Mr. Robinson stated ordinance does not require any more than 60'.
Mr. Elmer Schmidt, 29435 Clarita, asked how proposed homes will be graded.
Mr. Robinson stated homes will be graded as specified by Engineer Department.
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Upon a motion duly made by Mr. Lotz and seconded by Mr. Kane, it was
j8-304-56 RESOLVED that, proposed Sunset Hill Subdivision located between
Melvin Avenue and Middlebelt Road, approximately 300 feet
South of Clarita Avenue in the East 1/2 of Section 11 to be
tabled until September 11, 1956, in order to give Planning
Consultant opportunity to give Commission recommendation re-
garding the jogging of Curtis Road and petitioner can make
corrections to subdivision plat (1) Homes facing Melvin to
face Melvin rather than side on Melvin, and (2) Under-sized
lots to be brought up to requirements.
Mr. Spalding stated Planning Consultant has looked at proposed plat and
if Commission refere plat back to him Commission must have some idea of what
it wants. Asked for idea of what Commission wants.
Mr. Robinson stated it is his personal feeling that Curtis shouldmt be
jogged haphazardly and that consultant can perhaps offer suggestion. Stated
consultant will contact petitioner regarding Curtis.
Mr. Spalding asked whether cutting through an existing house would be good
reason for jogging Curtis. Mr. Robinson stated there is a question in his
mind whether or not it is good plan to jog street.
Mr. Spalding stated that if what he submits is not acceptable, then feels
that he should have recommendation of what will be acceptable. Stated he
could not work in the dark.
Mr. Robinson stated it is up to petitioner to correct situation and if
petitioner feels it is desirable he can leave it as it is.
A roll call vote on Resolution No. 8-304-56 resulted in the following:
AYES: Kane, Walker, Stenhoff, Robinson and Lotz
NAYS: None
The secretary read letter dated February 16, 1956 requesting approval of
proposed L;ghtstone Subdivision, No. 3, located on the North side of Joy
Road, approximately 325 feet West of Henry Ruff Road in the Southwest 1/4
of Section 35. The secretary also read letters dated August 10, 1956 from
Donald Wilson, Chief Inspector; dated July 26, 1956 from Patrolman Robert
A. VanDyke addressed to Acting Police Chief Dennis J. Swift; dated August 7,
1956, from John F. O'Bey, Secretary, Grandon Woods Civic Aseocation and
dated August 8, 1956, from Calvin Roberts, Chief Livonia Fire Department.
Mr. Harry Lighstone was present.
Mr. Steinhoff, Member of the Plat Committee, stated there is no easement
shown and Hathaway should be changed to Cathedral.
Mr. Walker referred to Albe Munson's recommendation dated August 10, 1956
regarding the half-street, Flamingo.
Mr. Robinson stated inasmuch as developers do not own adjoining property
there is not much Commission can do about half - street.
6-)t-f4 C:?
08
Mr. Walker stated nevertheless it is creating a pattern of half-streets.
M . Robinson stated easement has to be shown, Hathaway should be chard
to Cathedral and water and fire hydrants locations should be shown.
Mr. Lightstone stated this particular plan has been approved at one time
and along with plat he deposited some engineer studies. Mr. Robinson
stated petitioner may have engineer plans but Commission does not have
copy.
Upon a motion duly made by Mr. Steinhoff, seconded by Mr. Walker, and
unanimously carried, it was
#8-305-56 RESOLVED that, proposed Lightstone Subdivision, No. 3, located
on the North side of Joy Road, approximately 325 feet West of
Henry Ruff Road in the Southwest 1/4 of Section 35, be tabled
in order to afford petitioner opportunity to provide Commission
with information regarding easement, water main and hydrant
locations not being shown on proposed plat and Hathaway changed
to Cathedral Avenue.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition
M-20 by Jack E. Harbaugh, Gulf Refining Company requesting permission
to erect and operate a gasoline service station on Parcel 26E43a located
on the Southeast corner of Schoolcraft and Merriman Roads in the North-
west 1/4 of Section 26. The secretary read letter dated July 31, 1956
from Calvin Roberts, Chief Livonia Fire Department. Mr. Charles O'Brien,
22990 Brookside, Detroit, was present representing the petitioner.
Mr. O'Brien submitted petition signed by approximately 17 residents in
area approving location of gasoline station, sketch showing location of
existing gasoline stations in area and example of proposed structure of
gasoline station.
Mr. Steinhoff asked size of parcel. Mr. O'Brien stated it is 144' x 205' .
Mr. Steinhoff asked what is to be done with existing house. Mr. O'Brien
stated it would be removed from parcel.
Mr. Kane asked if petitioner had made an economic survey as to need of
gasoline service station in area. Mr. O'Brien stated petitioner wouldn't
erect gasoline station if he did not think there was a need.
Mr. Steinhoff asked what would be done with remainder of C-1 property
(150'). The owner of parcel was present and stated 140' will be used
for gas station and that rest of area is owned by another person. All
of the Merriman side will be used.
Upon a motion duly made by Mr. Walker, seconded by Mr. Steinhoff, and
unanimously carried, it was
3
##8-306-56 RESOLVED that, pursuant to a Public Hearing having been held,
the City Planning Commission does hereby grant Petition M-20
by Jack E. Harbaugh, Gulf Refining Company, requesting per-
mission to erect and operate a gasoline service station on
Parcel 26E43a located on the Southeast corner of Schoolcraft
and Merriman Roads in the Northwest 1/4 of Section 26 because
it conforms to the long range plan as it is presently zoned,
and
FURTHER RESOLVED, notice of the above hearing was sent to the
property owners within 500 feet, petitioner, and City Departments
as listed in the Proof of Service.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Kane, seconded by Mr. Steinhoff and un-
animously carried, it was
i8-307-56 REX LVED that, City Planning Commission reopen discussion
regarding letter dated July 26, 1956 from Casimir C. Gawron,
requesting nine months extension on proposed Gawron Subdivision
located in the Northeast 1/4 of Section 31.
The Chairman declared the foregoing resolution adopted.
Mr. Charles Pinto, Asst. City Attorney, and Bob Perry, Livonia Fire
Department were excused at approximately 11:55 p.m.
Mr. Casimir C. Gawron was present.
Mr. Robinson stated Commission questions request for extension of nine
months. Mr. Gawron stated he has approximately 50 lots in his proposed
subdivision. Stated when water situation developed last year property
owners to the West decided to sell their property. Stated he depends on
the development of this subdivision (Ann Arbor Trail Subdivision) for
sewer facilities. Sewer facilities have to be brought in from Hix Road
and it is too costly for just his 50 homes. Haven't been able to get an
answer from new owners regarding development of his subdivision/
Mr. Robinson stated that if the adjoining property owner decides to replat
area because it is not a good plat, perhaps Gawron Subdivision would then
not conform. It was ascertained that this could be worked out at the time
of submission of a new plat.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Walker and unanimously
carried, it was
##8-308-56 RESOLVED that, City Planning Commission grant request by
Casimir C. Gawron for nine months extension on proposed
Gawron Subdivision located in the Northeast 1/4 of
Section 31.
The Chairman declared the foregoing resolution adopted.
The secretary read letter dated August 10, 1956 from Marie W. Clark,
City Clerk, regarding request of City Council for seven copies of any
proposed subdivision plat and list of those who receive copy of plat
before and after approval by City Planning Commission.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Walker and unanimously
carried, it was
##8-309-56 RESOLVED that, City Planning Commission request that all
subdividers provide 27 copies of preliminary subdivision
plats being submitted to this Body.
The Chairman declared the foregoing resolution adopted.
The Chairman reminded Commissioners that the Population Density Study
would be discussed at the Study Meeting August 28, 1956.
Upon a motion duly made by Mr. Walker and seconded by Mr. Steinhoff, it was
#8-310-56 RESOLVED that, statements dated August 1 and August 3, 1956,
from Albe Munson, Planning Consultant, for $50, 5156.26 and
$251.62 be forwarded to the proper department for payment.
A roll call vote on the foregoing resolution resulted in the followi:g:
AYES: Kane, Walker, Steinhoff, Robinson and Lotz
NAYS: None
On a motion duly made, seconded and unanimously adopted the Public
Meeting was duly adjourned at approximately 12:10 a.m., August 15, 1956.
red A. Lotz, Secreta y pro- • ..
ATTESTED:
William R. Robinson, Chairman
ilaLee-/
Karle Steinhoff, Acting Vin-Chairman