HomeMy WebLinkAboutPLANNING MINUTES 1957-11-19 317
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MINUTES OF A PUBLIC HEARING AND THE 86TH REGULAR MEETING OF THE
CITY PLANNING C(1NISSION OF THE CITY OF LIVO IA
On November 19, 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 8:03 p.m.
Members present: Fred A. Lotz Leonard Kane Robert L. Greene
**H. Paul Harsha Robert Angevine #William R. Robinson
Charles Walker
Members absent: Dennis Anderson
Wilfred Okerstrom
Lieutenant Bob Perry, Livonia Fire Department and Charles Pinto, Asst. City
Attorney were present togethtr with approximately 80 interested residents.
The secretary read letter dated September 26, 1957 from Harry B. Wright
requesting approval of the proposed Hubbard Woods Subdivision located on the
Southeast corner of Six Mils and Hubbard Roads in the Northeast 1/4 of Section
15. The secretary read letters dated November 5, 1957 from James N. Jordon,
Chief Livonia Police Department; dated November 7, 1957 from Donald Wilson
Chief Inspector; dated November 11, 1957 from Calvin Roberts, Chief Livonia
Fire Department; dated November 15, 1957 from Albe Munson, Planning Consultant;
dated November 18, 1957 from George R. Bingham, Board of Wayne County Road
Commissioners addressed to Spalding, DeDecker & Associates and petition dated
November 19, 1957 signed by twenty-two residents. Messrs. Harry B. Wright and
V. B. Spalding were present.
Mr. Harsha, Chairman of the Plat Committee stated he went over plat with
Mr. Angevine and that points discussed in letter from Albe Munson were those
discussed by committee.
Mr. Robinson asked use of outlot as shown on plat. Mr. Wright stated area has
been set aside for, business. Did not feel that Six Mile Road frontage on
corner of Hubbard Road should be residential property.
Mr. Robinson asked explanation of reason blocks are longer than permitted by
Rules and Regulations. Mr. Wright stated that according to their engineers
and the City Engineering Department didn't want any more outlets onto Six
Mile Road than necessary.
Mr. Spalding confirmed that the reason for only one access is to limit access
to one of the major arteries of the City.
Mr. Robinson stated Commission's feeling has been in recent months that it
would like access road on all main arteries (20' access road off of right-of-
way). Mr. Spalding questioned use of turn around. Mr. Robinson stated that
that had also been discussed but as of this time have not favored that too
much. Mr. Harsha stated that with large lots a turn around might be acceptable
but that with 60' lots it is too difficult.
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Mr. Greene asked whether even though there is a home on the opposite corner, (")
Mr. Wright feels Hubbard and Six Mile Roads is not desirable residential
property. Mr. Wright stated that this is his opinion as a real estate salesman
and that from a sales point of view it would be hard to sell. Have tried to sell 31-1
several homes on Six Mile Road without success.
Mr. Harsha stated that Commission's plans do not and never have had commercial
area on Hubbard and Six Mile Roads. This is a half mile road.
Mr. Walker questioned name of street being Flamingo whereas it does not align
with the existing Flamingo Street in Sections 2 and 23. Mr. Robinson suggested
Mr. Spalding look into matter.
Mr. Greene asked whether developer took into consideration surrounding area
in laying out proposed subdivision. Mr. Wright stated they tried to keep
large lots on Hubbard Road. Mr. Greene asked whether Mr. Wright means by
large lots b51 frontage rather than 601 frontage.
Mr. Spalding stated surrounding area is acreage.
Mr. Wright stated property across the street does not have improvements that
this proposed subdivision will have and that for that reason the lots have to be
smaller.
Mr. Harsha asked whether homes will be "A" or "B" homes. Mr. Wright stated homes
will be 1,000 square feet and better. Mr. Harsha stated present zoning is
RUFB and as such 800 squ are foot homes could be built. Asked if there are
existing homes in area 1,000 square feet. Mr. Wright stated average home is
1,000 square feet or more.
Mr. Lotz stated other developers have at least placed 801 lots on mile roads.
Mr. Edwin J. Balluff, 16781 Merriman Road, representing Bell Creek Civic
Association stated they strongly object to proposed subdivision because lot
size is not in conformity with present planned development of the area; no
sewer or drainage facilities and have had similar problem regarding commercial
area on Merriman and Six Mile Roads in that a request was filed for gas
station which was voted down. Presently there is an injunction against the
Burton Hollow Estates Subdivision (Six Mile and Farmington Roads) and that
further development cannot be done until zoning question is cleared up.
Mr. Frank Kenedy, 32554 Greenland Ct., President, Greenbrier Civic Association
stated at their civic association meeting it was voted that this plat be denied.
Proposed subdivision is not in conformity with surrounding area and homes will
not be in keeping with general character of neighborhood. Stated there are 131
homes between Merriman and Hubbard RoadsWand between Six Mile Road and the Bell
Creek - which totals approximately 350 acres. According to proposed plat
there will be 231 homes built on only 58 acres. There are existing 150! lots
on Hubbard Road whereas proposed plat shows only 65' lots. From Six Mile Road
to Bell Creek lots adjoining proposed subdivision are 1451 frontage.
Mr. Paul Rieker, 31545 Grove asked average size of lot. Mr. Robinson stated
average lot is 601 x 135'.
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Mr. Rieker asked type of home to be built. Mr. Robinson stated petitioner has
stated that homes will be 1,000 square feet and more. Mr. Wright staid that
at the present time trend is for split level and tri-level homes.
Mr. Rieker stated split level and tri-level is entirely different from the
type home in area. Stated Lot 217 as shown on proposed subdivisbn abuts
his_ home and that home would be located in front of his existing home.
Mr. Robinson asked present set back. Mr. Rieker stated his home is located
130, from street. Mr. Robinson asked set back of all homes on Grove.
Mr. Rieker stated existing homes are in line with his.
Mr. I. E. Hutchins, 17275 Merriman Road, representing Merriman Six Mile Sub-
division suggested 15,000 square feet be established for lot size, the same as
the surrounding area.
Mr. John McLeish, 31660 Myrna asked whether the School Board had been consulted
regarding proposed subdivision. Informed Commission that in the past three
years they have had a site planned for Section 15 and that this parcel is the
only site left. If petitioner is allowed to subdivide, the only way the School
District can obtain property is to condemn it. Point should be considered.
Mr. Robinson informed Mr. McLeish that the School Board is sent a copy of all
proposed subdivisions.
Mr. Wright stated he checked with School Board and that he was told that their
present plans already had site situated for area.
Mr. Spalding stated proposed subdivision will be developed with sanitary sewers
public water, storm sewers, catch basins and concrete paved streets.
Mr. Balluff asked where they proposed to connect into storm sewer. Mr. Spald-
ing stated that the sanitary sewer will go South on Hubbard Road to South side
of Bell Creek and connect to existing sanitary sewer on Myrna. The storm
sewer will go into Bell Creek and there is existing water main on Hubbard,
Grove and Six Mile Roads.
Mr. Robinson informed those present that proposed subdivision will be taken
under advisement and that a decision would be made at a later date. Asked
Mr. Wright if he would expressly waive the 60 day statutory period contained
in MSA 5.3005. Mr. Wright stated he would and that he would sign necessary
form.
The secretary announced that the next item on the agenda was Application TA33
by Nevin B. and Mildred A. Hummon requesting permission to remove topsoil
or sand located on Parcel 15A1 and situated on the Southeast corner of Six
Mile and Hubbard Roads in the Northeast 1/4 of Section 15. The secretary
read letter dated November 13, 1957 from James N. Jordan, Chief Livonia Police
Department and petition dated November 19, 1957 signed by twenty-three residents.
Messrs. Harry B. Wright, 15487 San Juan Drive, Detroit and V. B. Spalding,
Spalding DeDecker & Associates, Birmingham were present.
Mr. Walker, Chairman of the Topsoil Committee stated Committee visited site and
are prepared to make recommendation but in view of the position taken by
Commission on the proposed Hubbard Woods Subdivision, suggested similar action
be taken on application.
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Mr. Robinson informed Commission that the Engineering Department was unable
to approve application inasmuch as petitioner did not submit sufficient data.
Mr. Spalding informed Commission that he had met with Mr. Edwin Orr, Acting
City Engineer at 5:30 p.m. tonight and that the difficulty has occurred be-
cause request was made for both topsoil and sand. Intent is to remove top-
soil only and to grade with sand.
Mr. Spalding asked that report from Topsoil Committee be given if there is
further information besides that pertaining to the proposed subdivision
(Hubbard Woods Subdivision).
Mr. Walker stated that survey does not show grade elevations of proposed streets
as required by Ordinance. Mr. Spalding asked whether Commission wants grade
elevation for all streets to go through the Engineering Department at this
stage of request or does Commission just want Engineering Department to
recommend that removal will or will not work out. Mr. Walker stated he
thought Commission should have established grade elevations because that will
determine subdivision.
Mr. Lotz asked whether sand would be used to fill in low area. Mr. Wright
stated that that is the intent. Only a maximum of 8" will be removed and
area graded with sand.
Mr. Edwin J. Balluff, 16781 Merriman Road, representing Bell Creek Civic
Association stated they object to application for same reasons used in
opposing the proposed Hubbard Woods Subdivision.
Mr. I. E. Hutchins, 17275 Merriman Road pointed out that land is very low at
the present time and that water stands until the middle of summer. From a
health standpoint application should be denied.
Mr. Paul Rieker, 31545 Grove stated there is very little topsoil to be
removed and that sand would not fill in low area.
Upon a motion duly made by Mr. Greene, seconded by Mr. Kane and unanimously
carried, it was
#11-324-57 RESOLVED that, Application TA33 by Nevin B. and Mildred A.
Hammon requesting permission to remove topsoil located on
Parcel 15A1 and situated on the Southeast corner of Six
Mile and Hubbard Roads in the Northeast 1/4 of Section 15
be tabled until such time proposed Hubbard Woods Subdivision
is approved.
The Chairman declared the foregoing resolution adopted and called a recess at
approximately 9:00 p.m.
The Chairman called the Public Hearing to order at approximately 9:20 p.m.
with all present as named at the beginning and course of meeting except
Lieutenant Bob Perry, Livonia Fire Department who returned later.
The secretary read letter dated October 17, 1957 from Stephan F. Slavik,
President, Rouge Building Company requesting approval of the proposed Burton s'I
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Hollow Estates Subdivision, No. 3 located on the South side of Six Mile Road
approximately 2,975 feet West of Farmington Road in the Northwest 1/4 of
Section 16. The secretary read letters dated October 28, 1957 from Calvin
Roberts, Chief Livonia Fire Department; dated October 30, 1957 from Donald
Wilson, Chief Inspector; dated November 4, 1957 from Donald M. Burns; dated
November 5, 1957 from James N. Jordan, Chief Livonia Police Department; dated
November 19, 1957 from J. B. Folsom, Chairman, Parks and Recreation Commissbn
and dated November 19, 1957 from Bell Creek Farms Associations, Inc.
Mr. Stephan F. Slavik was present.
The chair requested that a copy of letter dated November 4, 1957 from Donald M.
Burns be forwarded to the 'petitioner.
Mr. Greene wondered if the Parks and Recreation Commission is prepared to buy
the additional land if offered them.
Mr. Slavik stated that in discussing site, Mr. Meinzinger thought five to six
acres would be sufficient.
Mr. Harsha, Chairman of the Plat Committee stated Lots 586 and 606 are too
small. Also some lots do encroach on flood plains which Commission has always
objected to.
Mr. Robinson asked whetherthere would be sufficient area if lots do not go
that far back. Mr. Harsha thought so.
Mr. Angevine had nothing to add as representative of the Plat Committee.
Mr. Robinson thought Commission should look into whether or not Parks and
Recreation Commission would have sufficient money to purchase additional land
requested and that there should be answer to that question.
Mr. Slavik stated School District has tentatively accepted the site as shown.
Mr. Walker questioned where road easements shown on West side of Riverside
Lane would tie into. Mr. Slavik stated they own additional land to the West
that has to be platted.
Mr. Walker questioned whether petitioner actually has 7,200 square feet of
useable land even though some of the lots measure more than 7,200 square feet
area. Mr. Slavik stated that according to the survey there will be 7,200
-square feet of useable land. Asked what Mr. Walker considered useable land.
Mr. Harsha concurred with Mr. Walker, Stated contour lines are very steep
running though lots.
Mr. Kane stated he would like report from Mr. Meinzinger on flood plain.
Commission is trying to tie its thoughts in with his thinking. Commission
should know whether or not tlis meets with his requirements and whether or not
'he needs more property and whether or not he approves of encroachment.
Mr. Robinson concurred that Commission should endeavor to get information.
Mr. Arthur Bruckert, 16366 Bell Creek Lane reminded Commission that in
September Commission passed amendment to Ordinance which enforces interpretation
of AG and RUF Districts in that before Subdivision area had to conform to land
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use. Section 16 is zoned AG which is three acre sites. On October 7, 1957 the C
City Council referred this amendment to the Department of Law and in all intent
Commission has recommended that in this area it should be rezoned. At another
time Commission initiated a petition recommending that the entire Northeast
section of the City be zoned RL and RU. This petition has never been con-
summated. Asked that plat be disapproved for these reasons. Discussed what
proposed subdivision would mean as far as additional school facilities are
concerned and burden upon tax payers in entire City.
Mr. Robinson announced that item would be taken under advisement and that a
decision would be made at a later dare. Asked petitioner to waive 60 day
statutory period as contained in MSA 5.3005. Mr. Slavik stated he would have
to consult his attorney.
The secretary announced that the next item on the agenda was Petition M-81 by
Townsend Sign Company requesting permission to erect a standard double faced
"Howard Johnson" sign 151 On wide by 211 0" high at the Howard Johnson Restaurant
located at 36685 Plymouth Road on portion of Parcel 32S2a and situated on the
Southeast corner of Ann Arbor Road and Plymouth Road in the Northwest 1/4 of
Section 32. The secretary also read letters dated October 28, 1957 from
Angeline M. Rousseau; dated November 12, 1957 from James N. Jordan, Chief
Livonia Police Department and dated November 18, 1957 from C. F. Martin, Board
of Wayne County Road Commissioners. Mr. Samuel A. Miller, 19307 Pinehurst,
Detroit was present.
Mr. Lotz asked how many of the property owners signed waiver. Mr. Miller
stated 90% - lacked only three signatures.
Mr. Walker asked since the sign has been erected, has petitioner received any
complaint regarding its location. Mr. Miller stated he has not.
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. Lotz and seconded by Mr. Angevine, it was
#11-325-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-81
by Townsend Sign Company requesting permission to erect a
standard double faced "Howard Johnson" sign 1510" wide by
2110" high at the Howard Johnson Restaurant located at 36685
Plymouth Road on Parcel 32S2a and situated on the Southeast
corner of Ann Arbor and Plymouth Roads in the Northwest 1/4
of Section 32, 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, Kane, Walker, Robinson and Lotz
NAYS: Marsha
k
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The secretary announced that the next item on the agenda was Application TA32
by Glen Wegmeyer, Pastor, Timothy Lutheran Church requesting permission to
E remove subsoil on Parcel 33AA located on the Northeast corner of Wayne and
Joy Roads in the Southwest 1/4 of Section 33. The secretary read letter
dated October 16, 1957 from James N. Jordan, Chief Livonia Police Department
and note dated October 15, 1957 from the Bureau of Inspection. Mr. Daniel
Kantrow, 15981 Norwich was present.
Mr. Walker, Chairman of the Topsoil Committee stated that the church is
located at the rear of the parcel and there is service parking in the front.
All the dirt to be removed is between church and existing parking area. It
is necessary to remove excess dirt to complete parking facilities and to have
area drain into the Tonquish Creek.
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. Walker, seconded by Mr. Kane and unanimously
carried, it was
#11-326-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Application
TA32 by Glenn Wegmeyer, Pastor, Timothy Lutheran Church
requesting permission to remove subsoil on Parcel 33AA located
on the Northeast corner of Wayne and Joy Roads in the South-
west 1/4 of Section 33, and
FURTHER RESOLVED, that a performance bond be fixed on the
above application at $500 per acre and it is recommended that
the Bureau of Inspection issue a permit to this effect, and
FURTHER RESOLVED, notice of the above hearing was sent to the
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 October 10, 1957 and from the Police Department under date
of October 16, 1957.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition M-89 by
Walter T. Hall requesting permission to erect sign 4t x 20' on face of building
to read "Finest Quality Meats - Livonia Packing House" at 29209 Plymouth. Road
on a portion of Parcel 36B1 and situated on the Southeast corner of Plymouth
and Middlebelt Roads in the Northeast 1/4 ofSection 36. Mr. Walter T. Hall
was present.
Mr. Harsha questioned the term "Packing House". If a packing house is only
for the purpose of packaging meat but if the term packing embraces slaughter-
ing, Commission should not grant approval to the term.
Mr. Pinto stated he thought the distinction would come in the use. In a
slaughterhouse there is actual killing and in a packing house there is no
actual killing. Offered to look terms up in Websterts Dictionary.
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CZ
Upon a motion duly made by Mr. Lotz, seconded by Mr. Walker and unanimously
carried, it was
#11-327-57 RESOLVED that, Petition M-89 by Walter T. Hall requesting
permission to erect sign 41 x 201 on face of building to
read "Finest Quality Meats - Livonia Packing House" at
29209 Plymouth Road on a portion of Parcel 36B1 and
situated on the Southeast corner of Plymouth and Middle-
belt Roads in the Northeast 1/4 of Section 36 be temporarily
set aside for whatever time is necessary to dispose of
Petition M-88 and allow Mr. Charles Pinto, Asst. City
Attorney opportunity to look terms "slaughterhouse" and
"Packing house" up in Webster's Dictionary.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition M-88 by
Walter T. Hall requesting permission to erect 80 square foot sign on roof of
used car office not to exceed 35 feet in height at 32222 Plymouth Road on
Parcel 27F3b1 located on the North side of Plymouth Road approximately 2,325
feet West of Merriman Road in the Southeast 1/4 of Section 27. Mr. Walter T.
Hall was present.
Mr. Walker stated that this will be the second sign that Commission has approved
for used car purposes.
Mr. Hall stated sign is to be erected on the roof of the concrete block build-
ing in the rear of parcel.
Mr. Lotz asked whether sign will extend over walk way. Mr. Hall confirmed that
it will be located on the roof itself.
Upon a motion duly made by Mr. Walker, seconded by Mr. Angevine and
unanimously carried, it was
#11-328-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-88
by Walter T. Hall requesting permission to erect 80 square
foot sign on roof of used car office not to exceed 35 feet in
height at 32222 Plymouth Road on Parcel 27F3b1 located on
the North side of Plymouth Road approximately 2,325 feet West
of Merriman Road in the Southeast 1/4 of Section 27, 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.
Mr. Pinto gave the following descriptions of packing house and slaughterhouse:
packing house - A factory where meats, and sometimes other foodstuffs
are prepared for transportation, preservation, etc., as by packing
in sealed cans for the market.
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slaughterhouse - A building where beasts are butchered for
the market.
Variances in the case of packing houses have been upheld in Court.
Lieutenant Bob Perry returned to meeting at approximately 10:10 p.m.
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. Lotz and unanimously
carried, it was
#11-329-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-89
by Walter T. Hall requesting permission to erect sign 0 x 201
on face of building to read "Finest Quality Meats - Livonia
Packing House" at 29209 Plymouth Road on a portion of Parcel
36B . and situated on the Southeast corner of Plymouth Road
and Middlebelt Road in the Northeast 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.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition M-90 by
Walter T. Hall requesting permission to erect on front of building 60 square
foot flat sign as per sketch submitted with petition to read "Bobby-Lynn Gift
Shope at 31517 Plymouth Road on Lot 21, Rosedale Gardens Subdivision, No. 1
located on the South side of Plymouth Road approximately 85 feet East of
Melrose Avenue in the Northeast 1/4 of Section 34. Mr. Walter T. Hall was
present.
Mr. Hall stated sign will hot be lighted and that he thought there would be
goose-necks. Request is for a painted flat sign.
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. Angevine and unanimously
carried, it was
#11-330-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Comtission doeshereby grant Petition M-90
by Walter T. Hall requesting permission to erect on front of
building 60 square foot flat sign as per sketch submitted
with petition to read "Bobby-Lynn Gift Shop" at 31517 Plymouth
Xoad on Lot 21, Rosedale Gardens Subdivision, No. 1 located on
the South side of Plymouth Road approximately 85 feet East of
Melrose Avenue in the Northeast 1/4 of Section 34, 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.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition M-92
by John K. Semizian requesting permission to erect sign 35' from grade to top
of sign as per submitted sketch at 29175 Plymouth Road on Outlots B4b,B5 and
portion of Outlot B4a, Greenette Subdivision located on the South side of
Plymouth Road approximately 600 feet East of Middlebelt Road in the Northwest
1/4 of Section 36. Mr. John Semizian was present.
No one was present wishing to be heard either in favor of or opposed to
petition as presented.
Mr. Kane asked location of canopy that one sign will be erected to
Mr. Semizian stated canopy is next to existing building. Both signs will be
illuminated with rose, copper and a little green neon. The arrow will be
flashing but it is located on roof and shouldn't be hazardous to traffic.
Mr. Robinson asked whether any part of the sign will over-hang sidewalk.
Mr. Semizian stated it would not.
Upon a motion duly made by Mr. Walker, seconded by Mr. Kane and unanimously
carried, it was
#11-331-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-92
by John K. Semizian requesting permission to erect sign 35'
from grade to top of sign as per submitted sketch at 29175
Plymouth Road on Outlots B4b,B5 and portion of Outlot B4a,
Greenette Subdivision located on the South side of Plymouth
Road approximately 600 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, petitionerand 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, Kane, Walker and Robinson
NAYS: Harsha and Lotz
Upon a motion duly made by Mr. Kane, seconded by Mr. Lotz and unanimously
carried, it was
#11-332-57 RESOLVED that, Public Hearing be adjourned.
The Chairman declared the foregoing resolution adopted and called the 86th
Regular Meeting to order.
**Mr. H. Paul Harsha was excused at approximately 10:25 p.m.
*Mr. William Robinson relinquished the Chair to Robert L. Greene at approxi-
mately 10:25 p.m. and was excused from meeting.
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The secretary announced that the first item on the agenda was Petition No.
Z-240 by Daniel Bzovi, et al asking that the zoning classification of Parcel
26B and portion of Parcel 26Alb located on the South side of Schoolcraft Road
approximately 775 feet West of Middlebelt Road in the Northeast 1/4 of Section
26 be changed from RUFB to M-1. Mr. Irwin I. Cohn, Attorney, 1836 Guardian
Building, Detroit was present.
Mr. Cohn submitted letter dated November 19, 1957 giving legal descriptionscf
portion of parcel for which P classification is requested (300' South of
South line of Schoolcraft Road) portion of Parcel to be used by The Detroit
Edison Company for substation purposes (130' on Schoolcraft road and 175' depth)
and portion of parcel for which M-1 classification is requested.
Mr. Cohn stated that until such time as East-West street is developed it
will be necessary in order to have access to property to have access onto
Schoolcraft Road. The Hawkins Drain is the dividing line of property and to
the South is the Kroger Warehouse. Prepared at this time to dedicate proposed
60' running parallel to Hawkins Drain. The property to the East is presently
owned by a Mrs. Reddy who lives in Florida. Front 200' will be greenbelt and
South of that there will be 100' parking. If change of zoning is approved,
will try to get dedication of road paralleling Hawkins Drain from Easterly
edge of parcel to Middlebelt Road.
The secretary read letter dated November 18, 1957 from Rodney C. Kropf, Asst.
City Attorney and portion of minutes of Industrial and Business Committee
meeting held November 14, 1957.
Mr. Walker informed Commission of four of the points discussed at the
November 14, 1957 meeting of the Industrial and Business Committee: (1) The
proposed industrial highway should be north of Hawkins Drain and should
parallel Schoolcraft Road; (2) Committee opposes proposed North-South road
which would connect Schoolcraft Road and the proposed industrial highway;
(3) Recommends that the zoning on the South portion of Schoolcraft from
Middlebelt Road West to the residential area be changed from C-2, west of the
gas station, to RUFB, except for a parcel of land which could be used for a
clinic or undertaking establishment. This parcel will be a buffer between
the gas station and the residential property and (4) That the property North
of the proposed industrial highway be split equally between the said highway
and Schoolcraft Road and that the Northern half of this division be residential.
Suggested not as a member of the Business and Industrial Committee that an
area of 600' be reserved for residential use South of Schoolcraft Road.
Mr. Cohn stated that because of the nature of the investment they are purchas-
ing entire parcel although contemplated use of parcel will not cover entire
parcel. Can understand desire to have buffer but thought that the logical
dividing line should be along the drain. Stated residential classification
600' deep confiscates frontage. Suggested 300' set back with 200' greenbelt
and 100' parking.
Mr. Walker objected to substation as shown on plan. Tuttle's object because
with this rezoning and proposed North-South road as shown, it will be directly
adjoining their property. Mr. Cohn informed Commission that the North-South
road can be placed further East.
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Mr. Daniel Hodgman, Attorney, Ford Building, Detroit, representing Schoolcraft
Manor Civic Association stated that there is an indication that there is
uniformity in price of land and that if they do not get land close to School-
craft Road that they are not going to make it profitable for development.
Land is already zoned RUFB - possibly they purchased property as M-1 property
with the presumption that it would be rezoned. Feel that the plan should be
based on what is good for the City as a whole. Everyone will be treated
fairly if Commission set a uniform line back from Schoolcraft Road. Between
Middlebelt and Merriman Roads it is residential and is not industry and
commercial and it should be kept residential at least as far as 6001 South of
Schoolcraft Road. Also object to increased traffic if Commission allows traffic
to come in from Schoolcraft Road. Felt if Commission allows any kind of
temporary road it will remain as a permanent road rather than a tentative road.
Mr. Samuel Peterson, 30952 Schoolcraft Road felt 6001 for residential is ideal.
Mr. Ted Cesarz, 30577 Schoolcraft Road stated he has lived in Livonia for over
15 years and does not approve of M-1 - if they want it they can have it - do
not want to live with industrial property of 600'. No one approached him.
Mrs. Orney Simeck, 30633 Schoolcraft Road stated she is next to vacant piece
of property of 7i acres and would rather have industry come in and take whole
section rather than be cooped in - might be ten years before it will develop
and residents would have to pay high taxes.
Mr. James Woigdka, 30581 Schoolcraft Road informed Commission that his house
has a set back of 900' and didn't want residential and industrial taxes.
Mr. Clem Gaffke, 30579 Schoolcraft Road informed Commission that his house
has a set back of 3501 from highway. Felt just as soon see all of it
industry right up to Schoolcraft Road.
Mr. Greene informed Commission that Mr. Pinto has raised question of rezoning
first 600' to P-i. Mr. Pinto referred to Section 14.08 (c) not being applicable
if 600' is zoned P.
Mr. Cohn stated that this is nothing that couldn't be worked out.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Angevine and unanimously
carried, it was
#11-333-57 RESOLVED that, Petition No. Z-240 by Daniel Bzovi, et al
requesting a change of zoning in the Northeast 1/4 of
Section 26 from RUFB to M-1 be tabled until December 17,
1957.
The Chairman declared the foregoing resolution adopted.
The Chair informed Commission that Mr. Richard Postiff, Engineer for
Dr. Joseph L. Rasak contacted office and requested that the proposed Rasak
Subdivision, No. 2 located on the Southwest corner of Seven Mile Road and
Stamford Avenue in the Northeast 1/4 of Section 9 be tabled in order to give
them further opportunity to secure a percolation test on each individual lot.
eig;)
Upon a motion duly made by Mr. Lotz, seconded by Mr. Angevine and unanimously
carried, it was
#11-334-57 RESOLVED that, proposed Rasak Subdivision, No. 2 located on
the Southwest corner of Seven Mile Road and Stamford Avenue
in the Northeast 1/4 of Section 9 be tabled until December 10,
1957 as requested by Mr. Richard C. Postiff, Engineer for
Dr. Joseph L. Rasak.
The Chairman declared the foregoing resolution adopted.
The secretary read letter dated October 12, 1957 from Robert H. Lorion, Attorney
requesting 90 day extension on the proposed Curtis Acres Subdivision located
in the West 1/2 of Section 10.
The Chair informed Commission that Mr. Lorion was present but that he had to
leave.
Upon a motion duly made by Mr. Kane, seconded by Mr. Walker and unanimously
carried, it was
#11-335-57 RESOLVED that, request dated October 12, 1957 from Robert H.
Lorion, Attorney requesting 90 day extension on the proposed
Curtis Acres Subdivision located in the West 1/2 of Section
10 be granted.
The Chairman declared the foregoing resolutiOn adopted.
The secretary read letters dated October 16, 1957 from Joshua J. Stone,
Mendota Building Company requesting a one year extension on the proposed
Castle Gardens Subdivision located in Section 19 and dated November 19, 1957
from Joshua J. Stone, Stout Home Developers regarding four contingencies.
Mr. Joshua J. Stone was present.
Upon a motion duly made by Mr. Walker, seconded by Mr. Angevine, and
unanimously carried, it was
#11-336-57 RESOLVED that, request dated October 16, 1957 from Joshua J.
Stone, Mendota Building Company requesting a one year
extension on the proposed Castle Gardens Subdivision located
in Section 19 be approved.
The Chairman declared the foregoing resolution adopted.
The secretary read iter dated September 26, 1957 from Marie W. Clark, City
Clerk regarding City Council Resolitt ion No. 734-57 referring Petition No.
Z-232 back to the Commission with suggestion that the commission consider
amending such petition to read C-1 where it now reads M-1.
Mr. Greene asked Mr. Pinto whether the City Council followed Mr. Munson's
reasoning in his recommendation. Mr. Pinto stated Rev. Jones and some Other
interested residents were at the City Council meeting and they decided they
would rather have area C-1 than M-1.
830
Mr. Lotz read recommendation dated October 11, 1957 from Albe Munson, Planning
Consultant.
Upon a motion duly made by Mr. Kane, seconded by Mr. Lotz and unanimously
carried, it was
#11-337-57 RESOLVED that, City Planning Commission does hereby amend
Petition No. Z-232 requesting a change of zoning in the
Southwest 1/4 of Section 29 to read C-1 where it now reads
M-1.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Lotz and seconded by Mr. Kane, it was
#11-338-57 RESOLVED that, statement from The Livonian for $77.40
be approved and forwarded to the proper department for
payment.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Angevine, Kane, Walker, Greene and Lotz
NAYS: None
Lieutenant Bob Perry, Livonia Fire Department was excused from meeting at
approximately 11:55 p.m.
The secretary read letter dated November 11, 1957 from Rodney C. Kropf, Asst.
City Attorney regarding trip thru' the Jones and Laughlin Steel Corporation
December 4, 1957 at 2:30 p.m.
Upon a motion duly made by Mr. Lotz and seconded by Mr. Kane, it was
#11-339-57 RESOLVED that, statements dated November 7 and November 13,
1957 from Albe Munson, Planning Consultant for $400 and
$338.72 be approved and forwarded to the proper department
for payment.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Angevine, Kane, Walker, Greene and Lotz
NAYS: None
II
Upon a motion duly made by Mr. Lotz, seconded by Mr. Kane and unanimously
carried, it was
E #11-340-57 RESOLVED that, minutes of meetings October 15 and October 22,
1957 be approved except that for such meetings members were
not present that they abstain from voting.
The Chairman declared the foregoing resolution adopted.
There was a brief discussion regarding the Annual Christmas Dinner.
On a motion duly made, seconded and unanimously adopted this 86th Regular
Meeting was duly adjourned at approximately 12:30 a.m., November 20, 1957.
i 7-4.;;-
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Fred A. Lotz, Secretao t7
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ATTESTED:
.. ,e- .:_:-.r <3 ,me_____:
William R. Robinson, Chairman
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Robert L. Greene, Chairman pro tem