HomeMy WebLinkAboutPLANNING MINUTES 1957-10-15 1830
MINUTES OF A PUBLIC HEARING AND THE 85TH REGULAR MEETING OF THE
CITY PLANNING COMMISSION OF THE CITY OF LIVONIA
On October 15, 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 8:10 p.m.
Members present: Fred A. Lotz Leonard Kane H. Paul Harsha
Charles Walker William R. Robinson
Members absent: -Wilfred Okerstrom
Robert L. Greene
Robert Angevine
Lieutenant Bob Perry, Livonia Fire Department was present together with
approximately thirty interested residents.
Mr. Fred A. Lotz presided as Secretary, pro tem.
The secretary announced that the first item on the agenda was Petition M-82 by
David M. Brewster, Acting Chairman, Board of Trustees, Brewster Pilgrim Con-
gregational Church requesting permission to use existing residential structure
for church purposes and to develop six acre site as a new church (building and
parking) on Parcel O8B1a22lb located on the South side of Seven Mile Road
approximately 700 feet West of Wayne Road (Southwest corner of Seven Mile and Van
Roads) in the Northeast 1/4 of Section 8. The secretary read letters dated
I[: October 14, 1957 from Calvin Roberts, Chief Livonia Fire Department and
dated September 19, 1957 addressed to Donald Wilson, Chief Inspector from
Calvin Roberts, Chief Livonia Fire Department. Messrs. David Brewster and
Robert Kemp, 20500 Murry Hill, Detroit were present.
Mr. Brewster stated in view of the comments from the Livonia Fire Department
and the expense to remodel residence to make it safe for public assembly, the
existing residential structure will be used only for a residence for the
minister. Are concerned only with the development of the site at this time.
The present church location has been sold.
Mr. Kemp submitted for Commbsion's inspection four drawings dated October 5,
1957: (1) Plan showing location of existing buildings and dimensions of site;
(2) Plan showing size and location of proposed buildings and retained buildings
with a 500 member plan; (3) Plan showing size and location of proposed
buildings and retained buildings with a 1,000 member plan and (4) Plan show-
ing size and location of proposed buildings and retained buildings with a
2,000 member plan. Stated that the four greenhouses to the rear will be razed.
Mr. Rodney Kropf, Asst. City Attorney arrived at approximately 8:16 p.m.
Mr. Kemp stated that they do not know how many members church will attract
therefore four plans are submitted. AIl are the same basic plan.
*Mr. Wilfred Okerstrom arrived at approximately 8:20 p.m.
I[: Mr. Robinson asked whether Mr. Kemp had considered Zoning Ordinance requirement
for parking for the 2,000 member plan. Mr. Kemp stated he has.
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Mr. Vern Clark, 36135 Seven Mile Road asked to see proposed plans. Stated C `J
there are people living on Van Road.
An unidentified woman stated that as it exists, Van hoad is very hazardous.
Mr. Kemp informed those present that the parking will be in front of the
proposed church on Seven Mile Road.
Mr. Patrick Carroll, 35445 Seven Mile Road was present seeking information
regarding proposed church.
Mrs. Frank Povall, 18881 Van Road stated she would like to keep road private.
Objected to proposed church and any other building. The existing roadside
stand is bad because it is so close to Seven Mile Road. Mr. Brewster stated
it is their intent to remove garage located on the West end of property.
Mr. James Hamilton, 18701 Van Road stated there is an existing 50 m.p.h. speed
limit on Seven Mile Road and on Sunday the road is crowded. The people living
on Van Road pay to maintain it.
Mr. Robinson informed Mr. Hamilton that petitioner will also be owner and he
will have to pay his share to maintain road.
Mr. Hamilton asked what is to happen to their property with proposed parking
as shown. Mr. Robinson stated that that is unanswerable.
Mrs. M. E. Schaupeter, 18401 Van Road stated she lives at the end of the road
and that there is a turn-around on her property. The people that do come down
now are not careful and have caused much damage to her property which would
be increased with proposed church.
Mr. Walker asked petitioner whether he would be willing to redesign the parking
so that it will be to the rear of the proposed church rather than in front as
now shown and make ingress and egress off of Seven Mile Road. Mr. Kemp stated he
thought that they would be able to work problem out.
Mr. Walker asked petitioner whether he would be able to design plan so that
buildings will be on the same set back line as existing buildings. Mr. Kemp
stated that they have done that.
Mr. Walker asked petitiOner whether he intends to use existing buildings for
the future development of the property. Mr. Kemp stated that the roadside
stand does have a pump and the well is very good which they would not like to
raze. Wished to be good neighbors and felt they could not have a church if
they are not good neighbors. Would abide by any reasonable request.
Mr. Robinson asked whether petitioner would gain anything by meeting with
people to discuss problems. Mr. Kemp agreed to such a meeting.
Mr. Robinson suggested that item be tabled until November 19, 1957 in order to
allow such a meeting.
Mr. Kropf suggested item be set aside temporarily and that petitioner and
interested residents go to next room and discuss problem
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Upon a motion duly made by Mr. Lotz, seconded by Mr. Harsha and unanimously
carried, it was
#10-301-57 RESOLVED that, Petition M-82 by David M. Brewster, Acting
Chairman, Board of Trustees, Brewster Pilgrim Congregational
Church requesting permission to develop six acre site as a
new church (building and parking) on Parcel 08B1a2,Blb
located on the South side of Seven Mile Road approximately
700 feet West of Wayne Road (Southwest corner of Seven Mile
and Van Roads) in the Northeast 1/4 of Section 8 be
temporarily set aside in order to give those present
opportunity to discuss item in the next room.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition M-84 by
John E. Reding Jr., Veterans of Foreign Wars Post No. 4626, Lieutenant Edmond
Gamble Veterans Memorial Home, Inc. requesting permission to erect a fraternal
lodge on Parcels 18C1 and 18C2b located on the West sideof Newburgh Road
approximately 1,825 feet South of Six Mile Road in the Northeast 1/4 of Section
18. The secretary read letter from Calvin Roberts, Chief Livonia Fire Depart-
ment. Messrs. John E. Reding, Jr. and Casey Patzsch, 28090 WestChicago Road
were present.
Mr. Robinson informed Commission that he had been contacted by a member of the
V.F.W. regarding plot plan and that with the size of parcel involved and the
fact their plans for building etc. are not complete, that they would be unable
to present plot plan.
Mr. Reding stated that there are no buildings on parcel now and that it is
shaped in the form of a "L".
No one was present wishing to be heard either in favor of or opposed to
petition as presented.
Upon a motion duly made by Mr. Kane, seconded by Mr. Walker and unanimously
carried, it was
#10-302-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Comm;ssion does hereby grant Petition M-84
by John E. Reding, Jr., Veterans of Foreign Wars Post No.
4626, Lieutenant Edmond Gamble Veterans Memorial Home, Inc.
requesting permission to erect a fraternal lodge on Parcels
18C1 and 18C2b located on the West sideof Newburgh Road
approximately 1,8251 South of Six Mile Road in the Northeast
1/4 of Section 18, 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.
The secretary read letter dated September 24, 1957 from Samuel Hechtman,
President, Practical Home Builders, Inc. requesting approval of the revised
a
proposed Hearthstone Subdivision, No. 2 located on the North and South sides
of Pembroke Avenue approximately 135 feet East of Brentwood Avenue in the
East 1/2 of Section 1. The secretary also read letters dated October 11, 1957
from L. E. Schmidt, Supt., Clarenceville Public Schools; dated October 3, 1957
from James N. Jordan, Chief Livonia Police Department; dated October 7, 1957
from Cabin Roberts, Chief Livonia Fire Department and dated October 4, 1957
from Donald Wilson, Chief Inspector. Mr. Ewing L. Jones was present.
Mr. Harsha, Chairman of the Plat Committee stated as near as he can see the
only change is the addition of five lots and the widening of Pembroke. Lots
all appear to be proper size. The school district seems to be satisfied'
regarding ingress and egress to their site.
Mr. Jones stated that the School District has been interested for sometime
in obtaining more access to their property but have not had the funds to do so.
Practical Home Builders obtained Parcel O1Z43a1 opposite the school and that
that is what consummated the exchange of property. School District feels they
would prefer this access to the school rather than from the North. Informed
Commission that they would like to decrease depth of Lots 256 through 262 be-
cause (1) The sanitary sewer outlet is to the West (at the end of Pembroke)
and the sewer flow is to the West to Weyher - want to gain every foot possible
by pushing homes West; (2) The outlet to the North where an opening is left
because of the topography of the land it forms a triangular area and felt it
might give better opportunity to continue street without pushing it too far
East and (3) Wish to do some grading in order to properly shape back which is
irregular. By decreasing the depth of these lots there will still be the
required area inasmuch as lots would be 120• to 125'.
Mr. Harsha stated that there is no easement along the Easterly side of lots
256 through 262. Mr. Jones informed Commission that they will create an "j1
easement in final plat.
No one was present wishing to be heard either in favor of or opposed to
petition as presented.
Upon a motion duly made by Mr. Harsha, seconded by Mr. Okerstrom and
unanimously carried, it was
#10-303-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby give approval to the
revised proposed Hearthstone Subdivision, No. 2 located on the
North and South sides of Pembroke Avenue approximately 135
feet East of Brentwood Avenue in the East 1/2 ofSection 1
subject to: (1) Recommendation of various City Departments;
(2) Proper easement being provided along the East side of
Lots 256 through 262 and (3) North-South street within pro-
posed subdivision being named Lathers Avenue, and
FURTHER RESJ LVED, notice of the above hearing was sent to the
abutting proposed owners, proprietor, City Departments as
listed in the Proof of Service and copies of the plat to-
gether with notice having been sent to the Building Depart-
ment, Superintendent of Schools, Fire Department, Parks and
Recreation Department, Police Department, and Members of
the Plat Committee.
The Chairman declared the foregoing resolution adopted.
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The secretary announced that the next item on the agenda was Petition M-83 by
Ted Lesk, Randall Sign Company requesting permission to erect flat sign of
60 square feet "Stover" in 32" and 18" metal letters "Prime Beef Buffet" in
18" metal letters with neon illumination and metal track of running lamps
underneath located on Parcel 36A8a at 28205 Plymouth Road and situated on the
South side of Plymouth Road approximately 325 feet East of Harrison Avenue in
the Northeast 1/4 of Section 36. Mr. Lesk was present.
Mr. Lesk stated that the sign will be neon rose and neon copper gold. There
will be no flashers just the border of lamps. Proposed sign will protrude 8"
over sidewalk.
No one was present wishing to be heard either in favor of or opposed to petition
as presented.
Upon a motion duly made by Mr. Kane, seconded by Mr. Walker and unanimously
carried, it was
#10-304-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-$3
by Ted Lesk, Randall Sign Company requesting permission to
erect flat sign of 60 square feet "Stover" in 32" and 18"
metal letters"Prime Beef Buffet" in 18" metal letters with
neon illumination and metal track of running lamps underneath
located on Parcel 36A8a at 28205 Plymouth Road and situated
on the South side of Plymouth Road approximately 325 feet
East of Harrison Avenue in the Northeast 1/4 of Section 36, and
FURTHER RESOLVED, notice of the above hearing was sent to the
property owners within 500 feet, petitioner and City Depart-
ments as listed in the Proof of Service.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Okerstrom and seconded by Mr. Lotz, it was
#10-305-57 RESOLVED that, Public Hearing be temporarily adjourned.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Okerstrom, Walker, Harsha, Robinson and Lotz
NAYS: Kane
The Chairman declared the foregoing resolution adopted and called the 85th
Regular meeting to order.
The secretary announced that the first item on the agenda was the question
whether or not the South 30 feet of the substation property (Bell Creek Detroit
Edison 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. The secretary read letters dated October 7, 1957 from
Calvin Roberts, Chief Livonia Fire Department; dated October 14, 1957 from
I[: James N. Jordan, Chief Livonia Police Department and dated October 10, 1957
from Rodney C. Kropf, Asst. City Attorney and minutes of Boardof Appeals
meeting October 30, 1952. Messrs. Gerald Murphy and James Oliver representing
The Detroit Edison Company were present.
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Mr. Harsha stated he could not recall the Master Plan showing continuation of
Bennett Avenue. Mr. Robinson agreed and thought Mr. Don Wilson, Chief C D
Inspector at that time mistaken.
Upon a motion duly made by Mr. Lotz and seconded by Mr. Harsha, it was
#10-306-57 RESOLVED that, City Planning Commission does hereby release
301 reservation for the future extension of Bennett Avenue
as conditioned by the Board of Appeals October 30, 1952 on
the South 30' of the substation property (Bell Creek Detroit
Edison Substation) located on the East side of Merriman Road
opposite Bennett avenue in the Southwest 1/4 of Section 11.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Walker, Kane, Harsha, Robinson and Lotz
NAYS: Okerstrom
The secretary read letter dated September 25, 1957 from Vern A. Smith, Fall &
Basney informing Commission of change of name of the proposed Frohlich Sub-
division to Purlingbrook Subdivision and requesting approval of the final
plat. The secretary also read letter dated September 27, 1957 from Marie W.
Clark, City Clerk addressed to Mr. Frohlich. Mr. C. Russell Bull, 11415
Cranston was present.
Mr. Bull stated no changes have been made to subdivision plat since approval
of Commission July 2, 1957.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Kane and unanimously
carried, it was
#10-307-57 RESOLVED that, final plat of Purlingbrook Subdivision
(formerly Frohlich Subdivision) located on the West side
of Purlingbrook Road approximately 750 feet South of Eight
Mile Road in the Northwest 1/4 of Section 2 be given final
approval, and
FURTHER RESOLVED, inasmuch as it appears on the records
that tentative approval of said proposed plat was given by
the City Planning Commission July 2, 1957; and it further
appearing pursuant to letter from the Department of Public
Works dated September 11, 1957, that no public improvements
are required to be installed in said proposed subdivision
and further recommending that no improvement bond be
posted it would therefore appear that all the conditions
necessary to the release of building permits have been met
and the Building Department is hereby so notified.
The Chairman declared the foregoing resolution adopted and called a recess at
approximately 9:35 p.m.
The Chairman called the Regular Meeting to order at approximately 9:35 p.m.
with all present as named at the beginning and course of meeting.
Upon a motion duly made by Mr. Kane and seconded by Mr. Walker, it was
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#10-308-57 RESOLVED that, pursuant to a Public Hearing having been held
on October 15, 1957 the City Planning Commission does hereby
grant Petition M-82 by David M. Brewster, Acting Chairman,
Board of Trustees, Brewster-Pilgrim Congregational Church
requesting permission to develop six acre site as a new
church (building and parking) on Parcel 08B1a2,Blb located on
the South side of Seven Mile Road approximately 700 feet West
of Wayne Road (Southwest corner of Seven Mile and Van Roads)
in the Northeast 1/4 of Section 8 subject to acceptance of
plot plan at hearing November 19, 1957.
At approximately 9:36 p.m. Mr. Robinson relinquished the Chair to Mr. H. Paul
Harsha which Chair was relinquished back to Mr. Robinson at approximately
9:40 p.m.
Mr. Kropf stated that after conferring with ptitioner and interested residents
item will be presented to the Traffic Commission October 25, 1957 at which
time parking and traffic problems involved will be worked out. This appears
to be nne concern of the residents and the Traffic Commission= remedy
situation by the placement of signs.
A roll call vote on Resolution No. 10-308-57 resulted in the following:
AYES: Okerstrom, Walker, Kane, Harsha, Robinson and Lotz
NAYS: None
Mr. Harsha read Section 13.06, Zoning Ordinance, No. 60 regarding the
improvement of the off-street parking.
Upon a motion duly made by Mr. Kane and seconded by Mr. Lotz, it was
#10-309-57 RESOLVED that, minutes of meetings September 17 and
September 24, 1957 be approved except that such meetings
members were not in attendance they abstain from voting
and with correction to September 24, 1957 minutes to
show that Mr. H. Paul Harsha was excused prior to
Resolution No. 10-291-57 and Charles Walker presided as
Chairman pro tem.
8 roll call vote on the foregoing resolutionnesulted in the following:
AYES: Okerstrom, Walker, Kane, Harsha and Lotz
NAYS: None
NOT VOTING: Robinson
Upon a motion duly made by Mr. Kane and seconded by Mr. Lotz, it was
#10-310-57 RESOLVED that, statements dated October 7, 1957 from
Albe Munson, Planning Consultant for $1,000 and $215.83
be approved and forwarded to the proper department for
payment.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Okerstrom, Walker, Kane, Harsha, Robinson and Lotz
NAYS: None
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Mr. Robinson stated in his opinion it is not necessary for Commission to give
approval for the expansion of the Bell Creek Detroit Edison Substation as
substation has been approved by the City previously by the Board of Appeals
October 30, 1952.
Upon a motion duly made by Mr. Harsha, seconded by Mr. Kane and unanimously
carried, it was
#10-311-57 RESOLVED that, in view of the fact The Detroit Edison
Company was granted permission by the Board of Appeals
October 30, 1952 to use Parcel located on the East side
of Merriman Road opposite Bennett Avenue in the South-
west 1/4 of Section 11 for certain purposes that it is
the feeling of the City Planning Commission that The
Detroit Edison Company be allowed to expand its same
uses as conforming use of property.
The Chairman declared the foregoing resolution adopted.
Mr. Lotz made the following motion which was withdrawn after further consider-
ation:
RESOLVED that, pursuant to a Public Hearing having been held
October 1, 1957 the City Planning Commission does hereby
deny approval to preliminary plat of Rasak Subdivision, No. 2
located in the Northeast 1/4 of Section 9 because proposed
septic tanks will not operate.
Mr. Don Wilson, Chief Inspector stated that there has been indication of
trouble with installation of septic tanks in the Heiman Park Subdivision.
Would not issue permits until such time as each individual plot has received
approval of the Wayne County Board of Health for septic tank usage.
Upon a motion duly made by Mr. Walker, seconded by Mr. Okerstrom and
unanimously carried, it was
#10-312-57 RESOLVED that, letter be written to petitioner informing him
that the proposed RAsak Subdivision, No. 2 will be placed on
the agenda November 19, 1957 at which time Commission requests
percolution test be submitted on each individual plot.
The Chairman declared the foregoing resolution adopted.
The Commission corrected Subsection (e), Section 4.46 of the proposed Gasoline
and Oil Service Station Ordinance as referred to the City Council October 1,
1957 under Resolution No. 10-300-57 to read "....adjoining residential property
as measured...."
Mr. David M. Brewster asked Commission what plot plan means in terms of
Commission's approval under Resolution No. 10-308-57. Mr. Robinson informed
Mr. Brewster that the erection of buildings will be conditioned by plot plan.
X plot plan similar to the ones submitted earlier would be sufficient.
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There was a lengthy discussion regarding the amendment to Resolution No.
10-308-57 to approve Petition M-82 without having petitioner return to meeting
November 19, 1957.
Upon a motion duly made by Mr. Harsha, seconded by Mr. Kane and unanimously
adopted, it was
#10-313-57 RESOLVED that, Resolution No. 10-308-57 adopted October 15,
1957 be amended to read as follows:
"RESOLVED that, pursuant to a Public Hearing having been
held on October15, 1957 the City Planning Commission does
hereby grant Petition M-82 by David M. Brewster, Acting
Chairman, Board of Trustees, Brewster Pilgrim Congregational
Church requesting permission to develop six acre site as a
new church (building and parking) on Parcel 08B1a2,Blb
located on the South side of Seven Mile Road approximately
800_ feet West of Wayne Road (Southwest corner of Seven
Mile and Van Roads) in the Northeast 1/4 of Section 8
subject to: (1) No building or parking on the now existing
set back from center line of Seven Mile Road and minimum
of 301 side yard for no building or parking on the West
boundary of the existing private Van Road and (2) Petitioner
to meet with the Traffic Commission, and
FURTHER RESOLVED, notice of the above hearing was sent to
property owners within 500 feet, petitioner and City
Departments as listed in the Proof of Service."
The Chairman declared the foregoing resolution adopted.
Mr. Robinson informed Commissioners that he had been approached by Howard
Middlewood, Bureau of Inspection regarding subdivisions approved by Commission
with lots 1001 deep with easements on back and side and that the department
is having a problem with garages etc.
On a motion duly made by Mr. Lotz, seconded by Mr. Okerstrom and unanimously
adopted this Regular Meeting was duly adjourned at approximately 10:30 p.m.
October 15, 1957.
Fred . Lotz, Secretary-04) tem ,_�
ATTESTED:
,,-
William R. Robinson, Chairman
H.-Paula a, Vice-Chairman