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HomeMy WebLinkAboutPLANNING MINUTES 1957-10-01 b 1822 MINUTES OF A PUBLIC HEARING AND THE 75TH SPECIAL MEETING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On October 1, 1957 the above meeting was held by the City Planning Commission of the City of Livonia at the City Hall, 33001 Five Mile Road, Livonia, Michigan. Chairman William R. Robinson called the Public Hearing to order at approximately 8:06 p.m. Members present: Robert L. Greene Charles Walker H. Paul Harsha Wilfred Okerstrom Leonard Kane William R. Robinson Fred A. Litz Robert L. Miller Members absent: *Robert Angevine Lieutenant Bob Perry, Livonia Fire Department was present together with approximately six interested residents. The secretary read letter dated September 5, 1957 from Richard C. Postiff, Claude Postiff Company requesting approval of the proposed Rasak Subdivision, No. 2 located on the Southwest corner of Seven Mile and Stamford Avenue in the Northeast 1/4 of Section 9. The secretary read letters dated September 27, 1957 from Donald Wilson, Chief Inspector; dated September 26, 1957 from James N. Jordan, Chief Livonia Police Department and dated September 23, 1957 from Calvin Roberts, Chief Livonia Fire Department. Messrs. Richard Postiff and Dr. Carl L. Rasak, 19001 W. Seven Mile Rd., Det. were present. *Mr. Robert Angevine arrived at approximately 8:07 p.m. and Mr. Rodney Kropf, asst. City Attorney arrived at approximately 8:09 p.m. Mr. Lotz asked whether lot frontage couldn't be consistent with the adjacent subdivision to the West (Helman Park Subdivision) where lots are 791 wide. Mr. Postiff stated that inasmuch as lots are 217' deep felt there was a similarity between the two. Mr. Harsha, Chairman of the Plat Committee stated he had also noticed the difference in frontage between the two but also that to the East in the Seven Mile Super Highway Subdivision the lots are 45t and 50' wide. Mr. Harsha asked about proposed sewer facilities. Mr. Postiff stated that there is no sewer at the present time and that client wishes to use septic tanks. Have not had a percolation test made as yet. Mr. Harsha informed Commission that approval of proposed plat will mean use of septic tanks on 60' lots. Asked if a report had been obtained from the Engineering Department. It was established that no report had been filed by the Engineering Department. Mr. Robinson announced that the proposed subdivision would be taken under advisement and that a decision would be made at a later date. Asked petitioner to waive in writing the 60 day statutory period contained in MSA 5.3005. Mr. Postiff stated that he would see that his client waives statutory period as requested. Mrs. Kenneth Owen, 33599 Seven Mile Road asked lotation of first lot South of Seven Mile Road. Commission informed Mrs. Owen that the first lot begins 258' 2oU from the center of Seven Mile Road. Mr. Postiff informed Mrs. Owen that there will be 48' between the first lot and the proposed Medical-Dental Clinic. Mrs. Owen asked type of home to be built. Dr. Rasak stated the proposed homes will be six or seven rooms and that they will be brick. Mr. Nick Mondella, 2749 Theisen, Dearborn stated he is an adjacent property owner and that he approves of plat provided homes will be brick. Mr. L. E. Landes, 18311 Norwich, President of the Helman Park Civic Association stated that there are 150 homes in his subdivision and the 60% to 70,E of residents are having many problems with septic tanks. Some of the homes have twice the field tile requirement of Wayne County and still there are problems. Previously a plat was submitted West of this area showing larger lots which was not approved for septic tank usage on the basis of the percolation test and assumed that area East of subdivision would be the same. This entire area does not seem too good for septic tanks. Also area is not able to obtain another school until sewers are available. Not objecting to more homes in area - feel it is to residents advantage to have good growth. Mr. Robinson informed those present that proposed subdivision would be taken under advisement and a decision made at another date. Upon a motion duly made by Mr. Lotz, seconded by Mr. Kane and unanimously carried, it was #10-292-57 RESOLVED that, Public Hearing be adjourned. The Chairman declared the foregoing resolution adopted and called the 75th Special Meeting to order. The secretary announced that the first item on the agenda was Petition M-78 by Livonia Muffler Sales, Inc. requesting permission to build and erect an electric sign on roof of existing building on a portion of Outlot B4a, Green- ette Subdivision located at 29155 Plymouth Road and situated on the South side of Plymouth Road approximately 650 feet East of Middlebelt Road in the North- west 1/4 of Section 36. Mr. Alfred Gutowski, Sec.-Treas. was present representing the petition. Mr. Harsha stated at the September 17, 1957 meeting item was taken under advisement and has since not been presented at a Study Meeting for discussion. Mr. Walker informed Commission that at the September 24, 1957 meeting a . resolution was adopted whereby item was to be presented at this hearing rather than October 15, 1957 as stated in original resolution adopted September 17. Mr. Harsha stated item was not on the agenda September 24, 1957. Mr. Walker stated item was discussed though. Mr. Harsha stated that he was and still is objecting to sign as it will extend over sidewalk which will be.used by the public and that he will definitely vote against any such sign. ?Pj Mr. Walker informed Commission that he visited site because he also objected to sign at the September 17, 1957 meeting. Objected to sign because of reflection of light but after looking situation over believe this int to be true. Existing building is high and homes to the rear are heavily densed and surrounded by a high fence. Existing building is 10' from the property line and there will be no overhang overthe sidewalk. Looked up and down Plymouth Road and the very same sign petitioned for exists at the E and G Bar & Grill located at 27885 Plymouth Road. Mr. Marsha stated that there is a paved area directly in front of this building and the public is invited to walk there. Public will be walking underneath the proposed sign. The E and G Bar & Grill never came before this Commission for approval of the sign. Sign will be over private property it is true but it is over space travelled by the public. Mr. Okerstrom stated he thought proposed sign was to be revised. Thought petitioner willing to move sign back 14" off of side walk. Mr. Lotz stated plot plan should have been revised. Asked how far proposed sign will overhang building. It was ascertained that sign would overhang 111 6". Mr. Robinson stated that if sign is moved back 14" Commission is not accomplishing anything. Mr. Kropf informed Commission that when sign hanger puts sign up he files bond with the City of Livonia. Mr. Harsha stated that that information came up at the last meeting. Upon a motion duly made by Mr. Kane and seconded by Mr. Walker, it was #10-293-57 RESOLVED that, pursuant to a Public Hearing having been held September 17, 1957 the City Planning Commission does hereby grant Petition M-78 by Livonia Muffler Sales, Inc. requesting permission to build and erect an electric sign on roof of existing building on a portion of 0utlot B4a, Greenette Sub- division located at 29155 Plymouth Road and situated on the South side of Plymouth Road approximately 650 feet East of Middlebelt Road in the Northwest 1/4 of Section 36, 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Angevine, Walker, Kane and Miller NAYS: Okerstrom, Lotz, Marsha and Robinson The secretary announced that the next item on the agenda was the proposed Imonen Subdivision located on the Northwest corner of Norfolk Avenue and Hubbard Road in the Northwest 1/4 of Section 3. Mr. Ed Imonen was present. Mr. Marsha, Chairman of the Plat Committee stated he just received copy of the revised plat tonight. Did discuss proposed plat at the meeting September 24, 262 1957 at which time all lots were to be made 1/2 acre. C71 Mr. Imonen stated that all lots are 1/2 acre or more. The Commission questioned two lots only at the last meeting. Upon a motion duly made by Mr. Greene and seconded by Mr. Lotz, it was #10-294-57 RESOLVED that, pursuant to a Public Hearing having been held September 17, 1957 the City Planning Commission does hereby give approval to the preliminary plat of Imonen Subdivision located on the Northwest corner of Norfolk Avenue and Hubbard Road in the Northwest 1/4 of Section 3, and FURTHER RESOLVED, notice of the above hearing was sent to the abutting proerty 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, 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: Greene, Angevine, Lotz, Okerstrom, Walker, Kane, Harsha and Miller NAYS: None NOT VOTING: Robinson The secretary read letter dated September 16, 1957 from Irving Levine, President, Burt Homes, Inc. requesting an extension of one year on the proposed Meri-Lynn Farms Subdivision located in the Southeast 1/4 of Section 22. Mr. Irving Levine was present. There was a lengthy discussion as to the length of time requested and the fact that petitioner had previously been granted a six months extension. Upon a motion duly made by Mr. Kane, and seconded by Mr. Walker, it was #10-295-57 RESOLVED that, proposed Meri-Lynn Farms Subdivision located in the Southeast 1/4 of Section 22 be granted an extension of time to October 1, 1958. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Okerstrom, Angevine, Walker, Kane and Robinson NAYS: Lotz, Harsha and Miller Mr. Harsha stated he could go along with another six months extension but could not vote on a one year extension. Upon a motion duly made by Mr. Miller and seconded by Mr. Kane, it was #10-296-57 RESOLVED that, minutes of meetings August 20, August 22, August 27, September 3 and September 10, 1957 be approved except that such meetings members were not in attendance, they abstain from voting. 283 1826 A roll call vote on the foregoing resolution result ed in the following: AYES: Greene, Okerstrom, Lotz, Walker, Kane, Harsha, Robinson and Miller NAYS: None NOT VOTING: Angevine The secretary read letter dated September 30, 1957 from Jerry G. Mudie, Zoning Engineer, The Detroit Edison Company regarding the Bell Creek Substation located on the East side of Merriman Road, opposite Bennett Avenue in the Southwest 1/4 of Section 11. Mr. Jerry Mudie was present. Mr. Mudie stated that it is necessary to enlarge the present facilities of the existing building. If there are no plans for the continuation of Bennett Avenue The Detroit Edison Company feels hesitant to give up property that is never going to materialize for street purposes. Company could use a portion of street. If Bennett Avenue is not a part of the Master Thoroughfare Plan and is not to be extended East of Merriman Road then The Detroit Edison Company could have more use of the property for the proposed extension of the building. Mr. Harsha stated upon examination of City map that the existing Bennett Avenue is not in a straight line. Mr. Robinson stated there is a question in his mind as to whether or not there should be a Public Hearing. Mr. Kane stated there is a question in his mind as to whether or not resolution adopted by the Board of Appeals October 30, 1952 is still valid. Mr. Harsha stated that if this Commission doesn't object to deletion of reservation of Bennett Avenue then the only objection would come from the people that own property around substation. Mr. Robinson thought Commission should hold Public Hearing before action is taken. Mr. Miller stated he thought objection might come at the time property is sub- divided because person who is to subdivide itttll have to pave entire street. Mr. Mudie stated that they have to design the new substation and cannot start it until they know what side yards will be. Mr. Robinson stated before Commissionsbandons 30' right-of-way for Bennett Avenue, the adjoining property owners should be notified and hearing held. Mr. Walker asked whether Zoning Ordinance provides for such a hearing. Mr. Robinson stated it does not. Mr. Greene stated Board of Appeals asked for the 30' on the premise that it would be cut through. Could see no reason for not giving petitioner relief and grant his request. If it is logical to notify the one property owner, it is logical to notify all property owners along the route. Upon a motion duly made by Mr. Kane and seconded by Mr. Lotz, it was 284 RESOLVED that, request for clarification dated September 30, 1957 from Jerry G. Mudie, Zoning Engineer, The Detroit Edison Company regarding Board of Appeals stipulation adopted October 30, 1952 that the South 30 feet of the substation property (Bell Creek Substation) located on the East side of Merriman Road, opposite Bennett Avenue in the Southwest 1/4 of Section 11 be reserved for the future extension of Bennett Avenue in conformity with the Master Thoroughfare Plan, that the City Planning Commission does hereby determine that this reservation be deleted subject to written opinion from the Department of Law within a week that this is a legal action and that there are no other qualifications regarding the Board of Appeals resolution that the Department of Law might find. A roll call vote on the foregoing resolution resulted in the following: AYES: Lotz, Walker and Kane NAYS: Greene, Okerstrom, Angevine, Harsha, Robinson and Miller Mr. Mudie stated he couldn't understand Board of Appeals action October 30, 1952 and that the Master Plan predates the action of the Board. The Master Plan does not show continuation of Bennett Avenue as requested by the Board of Appeals. Upon a motion duly made by Mr. Miller and seconded by Mr. Greene, it was #10-297-57 RESOLVED that, a meeting be held October 15, 1957 regarding the question whetheror not the South 30' of the substation property (Bell Creek Substation) located on the East side of Merriman Road opposite. Bennett Avenue in the Southwest 1/4 of Section 11 should continue to be reserved for the future extension of Bennett Avenue as conditioned by the Board of Appeals October 30, 1952, and that adjoining property owners be notified of such meeting. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Okerstrom, Angevine, Walker, Harsha, Robinson and Miller NAYS: Lotz and Kane Mr. Greene suggested that it might be helpful if the Department of Law could check back and see if there is anything basic to the action of the Board of Appeals October 30, 1952. The Chairman asked what had been done regarding Albe Munson's recommendation regarding Access Roads on Mile Roads dated September 10, 1957. Mr. Kane stated that the Commission ran into problems as to what would be the result if there aren't subdivisions all along the mile roads. There would be only several islands. Mr. Greene stated it is Mr. Munson's recommendation that requirements be 148 r 1828 "blanket" - regardless. It was decided that Mr. Munson give item further consideration and be prepared to verbally discuss item October 29, 1957. The proposed Bell Valley Subdivision located in the Southwest,l/4 of Section 16 was discussed regarding approval given to preliminary plat with lots siding on Five Mile Road. It was ascertained that petitioner had agreed to front lots on Five Mile Road and that a letter should be written to petitioner informing him of this inasmuch as resolution did nct state so. Mr. Walker stated regarding the question of a road parallel to Schoolcraft Road between Schoolcraft Road and the railroad for the entire length of the City, that he had an opportunity to secure further information. Discussed this with property owner at Farmington and Stark Roads and that at present he has dedicated 301 right-of-way through his property and is negotiating to put road through from Farmington Road to Stark Road. The reason is that property owners want to subdivide area and sell property that backs to railroad. Going West starting at Chevrolet the property owners are not willing to go along with it because it is close to their homes. At Hix and Farmington Roads the lots are deeper and heavily densed and at present they are not getting value out of property - are interested. Mr. Greene asked where the resistance began. Mr. Walker stated approximately one half mile this side of Eckles Road along Schoolcraft Road. Comming East the lots are deeper and the property owners are looking for a way out. The Chairman asked whether Committee decided it would be necessary to hold another Public Hearing on the proposed Gas Station Ordinance since some of the sections had been changed. Mr. Kane stated a better definition of the side yard has been added. Mr. Greene stated subsection (c) has been changed (distance from another gas station). Mr. Robinson stated he believed there should be another Public Hearing. Suggested November 5, 1957 as date of Public Hearing. Upon a motion duly made by Mr. Kane, seconded by Mr. Walker and unanimously carried, it was #10-298-57 RESOLVED that, pursuant to Subsection (b), Section 20.01, Zoning Ordinance, No. 60, the City Planning Commission on its own motion does hereby determine that there should be a Public Hearing November 5, 1957 on the Proposed Gasoline and Oil Service Station Ordinance (adding Section 4.46 to Article 4.00 of Zoning Ordinance No. 60). The Chairman declared the foregoing resolution adopted. 286 i Upon a motion duly made by Mr. Kane, seconded by Mr. Lotz and unanimously = carried, it was C") #10-299-57 RESOLVED that, Resolution No. 10-298-57 be rescinded. The Chairman declared the foregoing resolution adopted. Upon a motion duly made by Mr. Kane, seconded by Mr. Greene and unanimously carried, it was #10-300-57 RESOLVED that, Proposed Gasoline and Oil Service Station Ordinance (adding Section 4.46 to Article 4.00 of Zoning Ordinance No. 60) in its final form be referred to the City Council for study and recommendation before setting another date of Public Hearing. The Chairman declared the foregoing resolution adopted. Mr. Robinson reminded Commissioners that if they are unable to attend a City Council meeting as scheduled that the member must arrange his own substitute. Mr. Miller read letter dated October 1, 1957 addressed to Mayor William W. Brashear from himself regarding his resignation October 7, 1957. On a motion duly made by Mr. Kane, seconded by Mr. Lotz and unanimously adopted this Special Meeting was duly adjourned at approximately 9:35 p.m. October 1, 1957 . AO' if V X/ 3 'obert L. Miller, Secretary ATTESTED: William R. Robinson, Chairman 1