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HomeMy WebLinkAboutPLANNING MINUTES 1960-03-15 4. 4 MINUTES OF THE PUBLIC HEARING 2783 AND THE 113TH REGULAR MEETING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, March 15, 1960 the City Planning Commission of the City of Livonia held a Public Hearing and the 113th Regular Meeting at the Livonia City Hall, 33001 Five li: Mile Road, Livonia, Michigan. Mr. Angevine, Chairman, called the Public Hearing to order at approximately 8:05 p.m. Members present: H. Paul Marsha, Leonard K. Kane, Wilford Okerstrom, Dennis Anderson, William R. Robinson, Charles Walker, Robert M. Peacock, and Robert L.Angevine Members absent: Robert L. Greene** Mr. David R. McCullough, City Planner and Mr. Charles J. Pinto, Assistant City Attorney were present along with approximately 35 interested persons. Mr. McCullough: The first item on the agenda is Petition Z-436 by Casimir C. Gawron who is asking that the zoning classification on property located on the Northeast corner of Hix and Joy Roads in the Southeast 1/4 of Section 31 be rezoned from C-1 to C-2. Mr. Casimir Gawron was present. Mr. Angevine: Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. Peacock, supported by Mr. Walker, it was — #3-40-60 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z-436 as submitted by Casimir C. Gawron for a change of zoning in the Southeast 1/4 of Section 31 from C-1 to C-2 the City Planning Commission does hereby recommend to the City Council that Petition Z-436 be granted .- FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of February 24, 1960 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Company, City Departments and petitioner as listed in the Proof of Service. Mr. Robinson: Bave both sides of Hix Road been dedicated ? Mr. McCullough: The northeast corner of Hix and Joy has been dedicated. t*Mr. Greene arrived at approximately 8:10 p.m. Mr. Walker: Because we do have this diff*icnce of alignment on this particular corner, a smaller building with a larger set back would give a clearer view of the corner. I feel it is the best possible answer I: for safety. Mr. Marsha: I feel that someday that corner should be cut off and the road slanted across. It is a 'very poor arrangement. I know from prior knowledge that some of these corners happen to be like this. Farm- ington Road is the same way but the point is that someday they will 2784 want to round the corners off and this property will be upset. 1 Mr. Gawron: If this was on Farmington Road I would agree with you but Hix ends about a mile north at the park so I don't feel that there ever will be enough traffic on Mix to correct this offset. Joy Road will be busy but I do not feel Rix will be. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Walker, Robinson, Anderson, Okerstrom and Angevine NAYS: Harsha and Kane NOT VOTING: Greene Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition Z-435 by Kenneth White who is requesting that the zoning classification on property located on the East side of Stark Road approximately 350 feet South of Plymouth Road in the Northeast 1/4 of Section 33 be rezoned from C-2 to R1A. Mrs. Kenneth White was present. Mr. Walker: How far from Plymouth is this parcel? Mr. McCullough: Approximately 350 ft. 1[10 Mr. Walker: We should change the entire area all the way from Stark Road to Farmington as far as the commercial zoning is concerned. We should be consistent with the depth of commercial from Plymouth. I have no objection to this petition but I think we should follow it up and have the commercial consistent for the whole area. Mr. Anderson: Is this on the southern boundary of the Commercial zone? Mrs. White: Yes. Mr. Angevine: Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. Anderson, supported by Mr. Peacock, it was #3-41-60 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z-435 as submitted by Kenneth White for a change of zoning in the Northeast 1/4 of Section 33 from C-2 to R1A, the City Planning Commission does hereby recommend to the City Council that Petition Z-435 be granted with the stipulation that the petitioner has been fully advised that it may well re- sult in a financial loss to himself, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of February 24, 1960 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Company, City Departments and petitioner I[: as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: • 2785 AYES: Greene, Peacock, Walker, Robinson, Harsha, Anderson, Okerstrom, Kane and Angevine NAYS: None Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition Z-434 by the Trinity Baptist Church who is asking that the zoning classification on property located on the Southeast corner of Jamison and Middlebelt Road in the Northwest 1/4 of Section 24 be rezoned from RUFB to PS. Reverend Adams was present. Mr. McCullough presented a plot plan to the commission= ers. Mr. Anderson: Do you plan on building a commercial office in this PS zone? Rev. Adams: No, a medical clinic. Mr. McCullough: Do you intend to tear down the existing frame house? Rev. Adams: Yes. Mr. Okerstrom: What happens to the existing drain? Mr. McCullough: The Engineering Department has assured us that it can be re- located so that the full width of the road can be surfaced. Rev. Adams has informed me that they will dedicate the south half of Jamison to the City. It should be noted that there is existing commercial north of this property and also across the street from it. Mr. Harsha: The mere dedication of property does not mean it will be paved. Mr. Anderson: Is it your intent to dedicate the south half of Jamison before it is sold? It will be up to the new owner to pave? ttev. Adams: Yes. MF . Angevine: I have a letter here dated March 15, 1960 from the Trinity Baptist Church confirming their intention to dedicate to the City of Livonia the south 30 ft. of Jamison. Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. Kane, supported by Mr. Peacock and unanimously adopted, it was #3-42-60 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z=434 as submitted by the Trinity Baptist Church for a change of zoning in the Northwest 1/4 of Section 24 from RUFB To PS, the City Planning Commission does hereby recommend to the City Council that Petition Z-434 be granted for the following reasons: (1) that the PS zoning will be a legitimate buffer between the commercial uses north of Jamison and the church to be erected south of the subject property; (2) that the land now faces a quasi commercial use located on the west side of Middlebelt; and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of February 24, 1960 2 and nctice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Co. ,City Departments and petitioner as listed in the Proof of Service. Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition M-188 by the Trinity Baptist Church who is requesting permission to conduct tent meetings during the month of July, 1960 located on the East side of Middlebelt Road between Jamison and Lyndon, known as 14804 Middlebelt Road in the Northwest 1/4 of Section 24. Reverand Adams was present. It was determined after examining the area plan that the parking would be in approx- imately the same area as for the previous tent meetings held by the Trinity Baptist Church. Mr. Peacock: How late would these tent meetings be? Rev. Adams: Approximately 10:00 p.m. would be the latest. Mr. Angevine: Is there anyone in the audience who wishes to speak? Mr. Harsha: Would there be a loud speaker outside the tent? Rev. Adams: No, sir. Upon a motion duly made by Mr. Peacock, supported by Mr. Okerstrom and unanimously 1[41i adopted, it was #3-43-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, March 15, 1960 the City Planning Commission does hereby grant Petition M-188 by the Trinity Baptist Church requesting permission to conduct tent meetings during the month of July, 1960 on the East side of Middlebelt Road between Jamison and Lyndon in the Northwest 1/4 of Section 24, subject, however, to the following: (1) Outside lights shall be reflected only toward the subject property; (2) Loud speakers or other amplifying devices shall not be used later than 9:30 P.M. (3) Entrances and exits shall be provided in accordance with the requests of the Police Traffic Bureau, 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. Iir. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition M-189 by Warren M. liStrong requesting permission to build a veterinary clinic on the East side of Farmington Road between Five Mile Road and Roycroft, approximately 200 feet north r of Five Mile Road in the Southwest 1/4 of Section 15. Dr. Warren M. Strong was present. 2787 Hr. Anderson: Is this going to be between the new Professional Building and the gas station? Dr. Strong: Yes, it is. Mr. Angevine: Is there anyone in the audience who z:ishes to speak? Mrs. Leona LeBar: We object to the proposed dog hospital because of the noise and 15315 Shadyside) odor. I do not know what plans they have to destroy the dogs but if they have an incinerator, there will be an odor from that. I have lived next door to a dog kennel and I know what it is all about. Mr. Arthur Noggle: I object because I feel it would devaluate the valuation of 15317 Westmore) our property which is directly behind the property in question. I do not want this and object very strongly. One interested person stated he objected to the petition for the reason it would be deterimental to the community in relation to the nicer buildings surrounding it at the present time.He oLjectsdto the smell, the noise and the barking. There are many parts of the Cdity where it could be without being objectionable and he feels " that this/the proper site for it. Mr. George Chaundy, 15600 Shadyside: I do not feel this should be in the neighbor- hood surrounding us. Mr. Patrick Hefferman: I object to this being so close to us. 15356 Westmore) Mr. Nelson J. Valdron: I object for the reasons given previously. 15445 Westmore) Mr. Edward Dennis :I Object for the same reason.. 15450 Farmington) Mr. G. Eckenswiller: I object to this very strongly. 15445 Shadyside) Mr. Donald Deremo, Attorney for Dr. Strong: We have come into problems that we feel will be detrimental to our own use. We have been in contact with the Bureau of Inspection and there are some parking problems which will have to be worked out. I would like to ask that this item be tabled for the time being. We think we can work out the situation to put in sufficient parking so that cars will not have to be coming out onto Farmington. We thought we had solved the problem but subsequently we found out there is a big problem of parking. If you will table this we will submit a plan showing that we have the required parking area. Mr. Okerstrom: How much time do you think you will need? Irig Mr. Deremo: Until your next meeting. Mr. Walker: I respect the petitioner's request and,certairly, I am a dog lover but I objected to the other area for this use and I feel the same way about this area. They are in the wrong areas for this particular. use. There is not only a question of parking but I think a bigger problem before the Planning Commission 2788 in that this use is located too close to a residential section. I feel also that in the future this area between the gas station and the Professional Building will be in greater demand for parking facilities for the Professional Building. For these rea- sons I would like to make a motion. Upon a motion duly made by Mr. Walker, supported by Mr. Peacock, and unanimously adopted, it was #3-44-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, March 15, 1960 the City Planning Commission does hereby deny Petition M-189 by Dr. Warren M. Strong requesting permission to build a veterinary clinic on the East side of Farmington Road between Five Mile Road and Roy- croft in the Southwest 1/4 of Section 15 for the reason it is felt that (1) the lot is too small for the proposed building; (2) it would downgrade the area and be detrimental to the people who own property and who live in the area,and (3) it would create a definite parking pablem in this area because Section 4.38 (17) requires the petitioner to provide at least 7 off street parking spaces plus driveways. Insufficient off street parking would make cars back into Farmington Road, causing a traffic hazard, and (4) the noise which inevitably accompanies this particular use would tend to disturb the peaceful enjoyment of residential uses located in close proximity thereto; and 11[: FURTHER RESOLVED, notice of the above hear:.ng was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Application TA-61 by William H. Jamens who is requesting permission to remove sand and topsoil from parcels 19K and 19M located on the North side of Schoolcraft Road and South of Lyndon, 1300 ft. East of Eckles Road in the proposed Castle Gardens #2 in the Southwest and Southeast 1/4 of Section 19. Mr. Steve Polgar present representing petitioner. Mr. McCullough: A letter has been received from the Police Department, dated March 8, 1960 and a recommendation of approval from the Depart- ment of Engineering dated March 15, 1960. Mr. Angevine: Any recommendations from the Topsoil Committee? Mr. Walker: We went out to the area to investigate and we found there is an area of 10 acres on Schoolcraft and 10 acres on Eckles. The Police Department has looked over the area for the ingress and egress and they have approved them. There is no question on the topo and we feel that approval should be granted for the twenty (20) acres. Mr. Polgar: There are more than 20 acres but it is only 20 acres that is being removed in order to make the area level. Mr. Peacock: It will be necessary to take steps and measures to keep the 2789 drain free and clear at all times during the operation. hr. Polgar: Mr. Jamens has indicated that there will be no problem at all. ir. Angevine: Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. 'talker, supported by Mr. Peacock and unanimously adopted, it was #3-45-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, March 15, 1960 the City Planning Commission does hereby grant Application TA-61 by Steve Polgar for William H. Jamens requesting permission to remove topsoil, sand, etc. , from property located in the Southwest and Southeast 1/4 of Section 19, subject to the following conditions: (a) that the applicant shall not at any time allow water to collect on the subject property or on adjoining property and at all times shall maintain adequate drainage; (b) that the applicant shall not excavate below the grade of any proposed subdivision streets; (c) that the applicant shall at all times comply with all traffic requirements established by the Police Department; (d) that the applicant shall be obligated to seed all of the land from which topsoil has been removed with some seed acceptable to the Department of Parks & Recreation unless at the time the applicant 11[: petitions for the pease of the topsoil bond, the Planning Commission relieves the petitioner of this obligation, and FURTHER RESOLVED, that a performance bond be fixed on the above application for approximately twenty acres (20) more orLess at $500.00 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 property owners within 500 ft. , petitioner, City Departments as listed in the Proof of Service and recommendations having been obtained from the Police Department under date of March C, 1960 and the Department of Public Works under date of March 15, 1960, said approval to be sub- ject to all conditions set by the Engineering Department in said recommendation. Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Application TA-62 by Raney Brothers who are requesting permission to remove a stockpile of topsoil located on the Southwest corner of Five Mile Road and Newburg Road, (topsoil was removed from parts of Parcels A3 and A4) in the Northeast 1/4 of Section 19. Mr. Raney was present. IreMr. McCullough: A letter dated February 22, 1960 has been received from the Police Department and a recommendation of approval dated February 22, 1960 from the Department of Public Works has also been submitted. 2790 rir. Okerstrom: Doesthe stockpile consist of 45 acres or is it topsoil from 45 acres? Lir. Raney: This is topsoil which was taken off a year ago last July. We loaded all last summer and we now have about 15,000 yards left. The subdivision is in. We would like a permit to remove the re- mainder. This request is for a renewal and the bond set before is still in force. Hr. Walker: What is the procedure in this case? Will the area be completely cleaned up before the bond is released? Mr. McCullough: Yes, the Department of Public Works investigates it before a request is made to us to release the bond. Mr. Angevine: Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. Walker, supported by Mr. Peacock and unanimously adopted, it was `-3-46-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, March 15, 1960 the City Planning Commission does hereby grant Application TA-62 by Raney Brothers who are requesting per- mission to remove a stockpile of topsoil from property located in the Northeast 1/4 of Section 19, subject, however, to the follow- ing conditions: I[: (a) that the applicant shallnot at any time allow water to collect on the subject property or on adjoining property and at all times shall maintain adequate drainage; (b) that the applicant shall not excavate below the grade of any proposed subdivision streets; (c) that the applicant shall at all times comply with all traffic requirements established by the Police Department; (d) that the applicant shall be obligated to seed all of the land from which topsoil has been removed with some seed acceptable to the Department of Parks and Recreation unless at the time the applicant petitions for the release of the topsoil bond, the Planning Commission relieves the petitioner of this obligation, and FURTHER RESOLVED, that the existing performance bond of $500.00 per acre (approx. 45 acres, $22,500.00) remain in effect for the entire length of permit, 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 property owners within 500 ft. , petitioner, City Departments as listed in the Proof of Service and recommendations having been obtained from the Police Department under date of February 22, 1960 and the Department of Public Works under date of February 22, 1960, said approval to be subject to all conditions set by the Engineering Department in said recommendation. I[: Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is the proposed Evelyn Burns Sub- divisinn submitted by Donald Burns and located on the North side of Six Mile Road approximately 1450 feet East of the proposed Wayne Road between Farmington and Wayne Roads in the Southwest 1/4 of Section 9. 2791 hr. DonaldBurns was present along with :4r. Clarence Charest, his attorney. Mr. McCullough: There have been a number of oral objections made by property owners adjoining the proposed plat:, Most of them are present tonight. There are two sketches of the proposed plat, "A" and "B" Mr. Charest pointed out to the commissioners that the petitioner had previously split his land into four different lots and as a result of this split he now finds it very difficult to make a suitable plat. It was determined that the property owners surrounding the proposed plat objected to the locatioa of the streets, and the fact that Mr. Burns had not laid out this plat as he had previously promised he would do at the time he made the aforementioned splits from his property. A property owner on the west objected to the fact that two of these lots would have houses upon them closer to Six Mile road than his home. Mr. Walker: I am concerned with this plat because it is only a small area that is being divided into lots with quite a lot of undeveloped land all around it. Mr. Charest: There was a plat ?reviously submitted to the east of Mr. Burns' which was denied because it was for 60 foot lots. The school has purchased the land further north of his parcel. 1[: Mr. Walker: The designated location of the streets in the plat has to fit in with the Master Thoroughfare Plan of the area so that the property surrounding him will eventually fit in also. I feel he has quite a problem in this matter of streets. Mr. Charest: A Mr. Wivo has a small parcel which he intends to plat which contains only two streets and it is my understanding that his proposed plat is set up to fit into Mr. Burns' so that he would dedicate one half of Evelyn. Mr. Walker: It seems to me that Scheme "B" is more beneficial to the surrounding property owners than the other presented. Does the size of lots fit in with the Master Pattern. Mr. McCullough: Yes, they are all RL, 80 x 120. Mr. Greene: On Scheme "A" Edward Street dead ends with a graveled turn- around for the Fire Department. Mr. Charest: This was done until the property to the north has been platted. Mr. Harsha: Regarding the street names. Has Mc. McCullough checked if these names are correct for this area? Are they in line with anyother streets with different names? Mr. McCullough: I have checked them out. Mr. Okerstrom: There is a residence drawn in on Lot 24. What are the dimensions of the back yard and the front yard? Mr. Bharest: That is Mr. Burns' lot. 2792 Mr. Burns: The width of my lot is 80 ft. and tha house sets in about the 111140 middle. Mr. Okerstrou: There should he dimensions on this plat. Mr. Robinson: The private easement shown on Sketch "B" - how will it be retained and is there a need for it? Mr. Kane: A better need should be made for it. Mr. McCullough: A house faces this easement and it is the only access for this property owner. Mr. Angevine: Is there anyone in the audience who wishes to speak? Mr. David Hermann: Mr. Burns told us when he originally sold us these parcels 34810 Evelyn) that we would have twelve homes in the area behind us. That it would be laid out in this fashion. (Mr. Hermann presented a proposed plat to the commissioners) Our homes face North and South. Ail the homes in the new proposed plat face East and West. Our houses will not confirm with the surrounding area which creates a problem as to the value of the property. I do not want my house on a dead end street. We did not anti- cipate this when we bought our property. We were told they would be 1/2 acres and all homes would be facing the same way as ours. Mr. Nicholas J. Altese: I would have approximately 300 ft. to pave and I am not 34815 Ernest) ready to do this. Mr. Nicholas H. Toth: I have a half acre with my own home. At the time I pur- 34840 Ernest) chased the property Mr. Burns showed me a plat showing twelve half acre lots, approximately 172 x 126. He mentioned at that time he was interested in selling his property to professional people. Because of this I purchased this property•aud I bought it with the understanding that Ernest would go through. I do not want a dead end street. I built my own home. If I had known he wasn't going to plat into the 12 - 1/2 acre lots I would have faced my house on the other side. I object to the proposed plat. Mr. Donald DeMaestr•i: I have the parcel west of Mr. Burns. I do not think con- 34940 W. Six title) sideration has been given to the planning of the property to the west in respect to roads. The plat I have seen shows a road going North and South east of my property and nothing going East and West. (It was determined that there was one street going East and Nest in the new proposed plat called Edward) Mr. McCullough: Some of these objections came this afternoon. I would like to suggest that this plat be taken under advisement until I have lid had a chance to consult with these property owners and work this out. The property owner to the east has indicated a willingness to subdivide and so has the gentleman to the west. Mr. balker: The streets should be laid out so that they will fit into the whole area. 2793 Mr. Charest: We originally tried to run east and west streets in the plat but it did not appear to be feasible to the long range of planning for the City. Mr. Marsha: We are suppose to have an area plan showing the surrounding area. This plat does not have any. We should give our City Planner authority not to accept any plat that does not have a comprehensive area plan accompanying it. He presently does not have the authority to do this but I feel we should give him this authority. Mr. Angevine: The planner is so instructed and this item will be taken under advisement. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Anderson it was #3-47-60 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, March 15, 1960 at approximately 9:10 p.m. A roll call vote on the firegoing resolution resulted in the following: AYES: H. Paul Marsha, Robert L. Greene, Robert Peacock, Charles '.talker William Robinson, Dennis Anderson, Wilford Okerstram, Leonard Kane and Robert L. Angeviya. 1[0 NAYS: None Mr. Ange+rine: There will be a ten minute recess at this time. Mr. Angevine called the 113th Regular Meeting to order at approximately 9: 20 with all those present who were present at the time the Public Hearing was adjourned and the recess was called. Mr. McCullough: The next item on the agenda is the proposed Rosemor Manor Sub- division submitted by Arthur Pollack and located on the East and West side of Hubbard Road between Schoolcraft and Lyndon in the Southeast and Southwest 1/4 of Section 22. Public Hearing 12/15/59, item taken under advisement; special meeting 2/2/60, item taken under advisement; special meeting 3/1/60, item taken under advise- ment. Mr. Gaeke and Mr. Pollack were present and presented a revised plat of Rosemor Manor showing the designated park site which had been donated by Mr. Pollack. Mr. McCullough: At the last meeting I believe there were two questions. One was the matter of access street along Schoolcraft and the other was the extra long block in the subdivision. It was requested at the last meeting that we Beek a recommendation from the Fire & Police Department. Neither have any objection to the long block. The FHA has informed lir. Pollack that they will not approve any loans on the homes on Schoolcraft with less than 25 ft. for the back yard. Mt. Pollack has requested that we give per- mission to reduce the required set back on Schoolcraft from 75 to 60 because of this. ed The two different sketches were present/ to the commissioners; one being with the park site and the other plat showing the lotting if the City purchased the site. • 2794 i. . Pollack: The original designated park site had approximately 7-1/2 acres. We have presented an alternative plat since the first one was submitted showing a park site of approximately 5 acres from the center of the road to the other center of the road. Mr. McCullough: A letter has been submitted by the Council that they will accept the dedication of the five acres for park and school purposes only. This is on the condition that the City Planning Commission approves the plat with the long block. Mr. McCullough: At the last meeting the question of service drives was raised. Mr. Pollack feels that if he has to put in the service drives, the dedication becomes donation. . Mr. Pollack: If we have to designate service drives, we would have to change our lots again. We are not receiving anything for the park site. Because of this we would like to get as many lots as is possible. I would like to suggest a narrow service drive which would actually only be an easement. Mr. Walker: What set back along Schoolcraft will be required? Mr. McCullough: The ordinance states 75 ft. is required but FHA won't give approval to more than 60 ft. because 25 ft. is needed for the back yards. Mr. Pollack is suggesting a service drive in front of the lots with the service drive as part of the lot. IL Mr. Walker: What would be the width of this service drive? Mr. Pollack: They would be 20 ft. Mr. Marsha: This plat does not show service drives. Mr. Pollack: At the time this plat was drawn up we were planning a retention basin to be used by Mr. Pastor's subdivision also. No service drives were -shown because the retention basin was along School- craft Road. The retention basin was reduced for our subdivision only. Mr. Walker: What do we have to do to allow them to reduce the set back requirements? within Mr. McCullough: It is /the Planning Commissionsdescretion to reduce it. We can make a recommendation to the Bureau of Inspection. Mr. Pinto: The ordinance states that the Planning Commission can reduce or modify it. Mr. Walker: Can we hear from the Plat Committee? Do you find this plat satisfactory, Mr. Marsha? 1[: Mr. Marsha: I should raise #e point of the service drives. I feel definitely that they are going to use this scheme it should have a service drive. It looks like we are giving up the service drive for the park site along with the long block. Mr. Okerstrom: Are lots 1, 2, 3 and 4, 60 ft. lots? 2795 The plat was examined to determine if there any lots less than 7200 square feet. liMr. Pollack: These lots were all platted to have 7200 sq. ft. or better. ILUpon a motion duly made by Mr. Greene, supported by Mr. Walker, it was : 3-45-60 RLSOLVED that, pursuant to a Public Hearing having been held on Tuesday, December 15, 1959,. the City Planning Commission does hereby give approval to the preliminary plat of the Rosemor Manor Subdivision dated February 17, 1960 showing the 5- 1/2 acre park site which is to be donated to the City of Livonia under the terms set forth in Mr. Pollack's letter dated February 5, 1960; said subdivision being located on the East and West side of Hubbard Road between Schoolcraft and Lyndon in the Southeast and Southwest 1/4 of Section 22, subject, nevertheless, to the following conditions: (1) Access roads to be shown along Schoolcraft Road with suitable physical barriers, the access road will be a part, however, of the minimum lot size in every case; (2) That the required set back along Cchoolcraft Road be reduced to sixty (60) feet and the Building Inspection Department be so notified, 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, Superintender:t of Schools, Fire Department, Police Department, Parks & Recreation Department and Members of the Plat Committeee. Mr. Anderson: You*remeasuring the 60 ft. from the present right of way of Schoolcraft Road? Mr. Pollack: Yes. Forty feet from the service drive to the front of the house. Mr. Anderson: Would you improve the service drive. topped Mr. Pollack: It would be black / as part of the lot so as to conform with the FHA regulations. Mr. Anderson: I would like to have you create an easement along the property including where you have the retention basin. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Peacock, :Talker, Robinson, Anderson, Okerstrom, Kane Angevine NAYS: Marsha Mr. Angevine: The motion is carried and the foregoing resolution is adopted. *-I: Mr. McCullough: The next item on the agenda is the proposed Steven Brian Sub- division submitted by Stanley L. Satovsky and situated on the Northeast corner of Lyndon and Levan Road approximately 2300 ft. South of Five Mile Road in the Northeast 1/4 of Section 20. Public Hearing 2/2/60, item taken under advisement. Mr. Gaeke was present for the petitioner. 2796 dr. McCullough: At the last meeting two property owners objected to Lyndon being curved rather than going straight through as it is on the Master Thoroughfare Plan. A sketch of the subdivision with. Lyndon Avenue runninc straight through was shown to the commissioners. Mr. Gaeke: The developer prefers the plat with Lyndon Avenue curved, he feels the second sketch is inconceivable. We do not recommend it. Mr. Harsha: I would like to go back to the approval of the Rosemor Manor Subdivision. We did not make it a condition of the approval to have Hubbard Road relocated. Mr. Angevina: `.'e can go back and amend the resolution after this item is taken care of. Mrs. Lewis: We do not intend to plat at the present time; our intention is to keep the land as it is depending, of course, on what happens with this subdivision. Mr. McCullough: Jack Coleman, Unity Construction, owns the land south of this property. He does not have a plat ready as yet but it might be wise to wait until Coleman does come in with his plat. Mr. Cache can sign a waiver and by that time Mrs. Lewis may change her mind about platting her land. On the other hand, you can deny this plat because Lyndon is curved. Mr. Gaeke, would you prefer action tonight or wait until Mr. Coleman comes in with a plat2 Mr. Greene: Has Mr. Coleman indicated when he would be in with a plat? Mr. McCullough: In a few months. lr. Walker: I feel it would be a good idea to wait and see bow his plat would tie in with this present plat. Mr. Angevine: This item will be taken under advisement until such time that Mr. Jack Coleman comes in with a plat for his property. Mr. McCullough: The next item on the agenda is Application TA-60 by P. L. Kozub requesting permission to remove topsoil, sand, etc. , from portions of Parcels DD2 and CC located on the North side of Schoolcraft Road and South of Lyndon, in the proposed Gordon-Begin Park Subdivision in the South half of Section 24. Public Hearing March 1, 1960, item taken under advisement. Mr. Kozub is present. Mr. Walker: I looked the area over and this is where we had a lot of 1[90 trouble with the Buckingham Village residents a couple of years ago. I could not get onto this area, but I believe it has low spots. Mr. Kozub: tfe submitted a third topo showing that there were no low spots. 2797 Mr. McCullough: Did we have some trouble with your work previously about closing up some pockets? Mr. Kozub: No, I have only rece!.ved one permit other than this one and we haven't started work on that one yet. c Okerstrouu: Two years ago u.7 had quite a number of complaints of low spots being left in this area. Mr. Robinson: I concur with Mr. Okerstrom. Mr. McCullough: The FriginanIng Department has reccxumeud<d approval with conditions. Uould you be willing to establish a cash bond? Hr. Kozub: I would rather not because it would be impossible for me to do so. There are only fifteen acres involved. It is high in this area and there will be no low spots. Hr. Walker: I examined this area with three other members and they all felt as I did. :de questioned if there was any topsoil to be removed. It is a badly drained area to begin with. Mr. Kozub: I suggested that a drainage ditch be dug before the third 1[40 topo was submitted. If you -cant, you can make a provision in the approval that if there are any low spots, we are to cut a drain through. Mr. Walker: I would no along with a cash bond. This would be the only way I could give approval. Mr. Kozub: If the :.ngineering Depart ent states there are no low spots, would that be sufficient? If you want to make it a condition for approval to have a drainage ditch, all right but as far as the cash bond is concerned, I do not know. Upon a motion duly made by Hr. Kane, supported by Mr. Greene, it was #3-49-60 aESOLVED that, pursuant to a Public Hearing having been held on Tuesday, March 1, 1960 the City Planning Commission does hereby grant Application TA-60 by P. L. Kozub who is requesting permission to remove topsoil, sand, etc. , from parcels DD2 and CC located on the North side of Schoolcraft Road and South of Lyndon, in the proposed Gordon Begin Park Subdivision in the South half of Section 24, subject, however, to the following conditions: (a) that the applicant shall not at any time allow water to collect on the subiect property or on adjoining property and at all times shall maintain adequate drainage; (b) that the applicant shall not excavate below the grade of any proposed subdivision streets; (c) that the applicant shall at all times comply with all traffic requirements established by the Police Department; (d) that the applicant shall be obligated to seed all of the land from which topsoil has been removed with some seed acceptable to the Department of Parks & Recreation unless at the time the applicant petitions for the release of the topsoil bond, the 2798 Planning Commission relieves the petitioner of this obligation, and FURTHER RESOLVED, that a cash bond be fixed on the above application for approximately fifteen (15) acres more or less at $500.00 per acre, the conditions of this approval to constitute the conditions of the bond. This bond shall be released by the Planning Commission only after they are satisfied that all conditions have been met, and it is recommended that the Bureau of Inspection issue a permit to this effect. FURTHER RESOLVED, notice of theabove hearing was sent to the property owners within 500 feet, petitioner, City Departments as listed in the Proof of Service and recommendations having been obtained from the Police Department under date of January 29, 1960 and the Department of Public Works under date of 'arch 1, 1960, said approval to be subject to all conditions set by the Engineering Department in said recommendation. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Peacock, Walker, Harsha, Anderson, Okerstrom, Kane and Angevine NAYS: Rab inson Mr. Angevine: The motion is carried and the foregoing resolution is adopted. The next item on the agenda, the approval of the minutes for the meeting held on Tuesday, February 16, 1960 was again taken under advisewent. Upon a motion duly made by Mr:. Robinson, supported by Mr. Kane, it was #3-•50-60 RESOLVED that, the City Planning Commission does hereby approve the statements from The Livonian, in the amount of $14.70 and $47.60 and that they be forwarded to the proper department for payment. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Walker, Robinson, Harsha, Anderson, Okerstrom, Kane and Angevine NAYS: None NOT VOTING: Peacock Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Robinson, supported by Mr. Anderson and unanimously adopted, it was #3-51-60 RESOLVED that, the City Planning Commission does hereby amend Resolution #3-48-60 giving preliminary approval to the Rose- mor Manor Subdivision in the Southeast and Southwest 1/4 of Section 22, by adding thereto the following condition: l[lo (a) Approval is granted subject to the relocation of Hubbard Road. Mr. Angevine: The motion is carried and the foregoing resolution is adopted. • • 2799 '_.k: T. .;.otion duly made by Nig . Anderson; supported by Mr. Robinson and unanimously .zu.;pted, it was #3.. 2-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, October 20, 1959 on Petition Z-418 as submitted by Jack Coleman, Unity Construction Company for a change of zoning in the Southeast 1/4 of Section 20 from AGB to C-1, R-3 and R-1A, the City Planning Commission does hereby recommend to the City Council that having previously acted on the request contained in Z-418 in connection with its approval of Z-317 and Z-321, it is hereby determined that no action is necessary nor shall be taken on said Petition Z-418. FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of October 1, 1959 and notice of which hearing was sent to The Detroit Edison Co. , Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Co. , City Departments and petitioner as listed in the Proof of Service. Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Uper: a motion duly made by lir. Walker, supported by Mr. Okerstrom, it was fi3 53-60 RESOLVED that, the City Planning Commission does hereby respectfully request the City Council to appropriate sufficient funds to the 1E: Travel & Education Account to cover the cost of sending three (3) of its members to the American Society of Planning Officals Con- ference in Miami, Florida, May 22 - 25, 1960. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Peacock, Walker, Harsha, Anderson, Okerstrom, Kane NAYS: Robinson and Angevine Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Anderson, and unanimously adopted, it was #3-54-60 RESOLVED that, pursuant to Section 20.01 of the Zoning Ordinance of the City of Livonia, Zoning Ordinance No.60, as amended, the City Planning Commission at this time on its own motion does hereby provide for a public hearing to be held to determine whether or not Section 17.02 of Article 17.00 of Ordinance No. 60, as amended, entitled, "Zoning Ordinance of the City of Livonia" should be amended to read as follows: THE CITY OF LIVONIA ORDAINS: Section 1. Section 17.02 of Article 17.00 of ordinance No. 60, as amended, entitled "Zoning Ordinance of the City of Livonia," is hereby amended to read as follows: Section 17.02 Authority to Approve Uses; Filing Fees. . 2800 Whenever in this ordinance the lawful exercise or exis- tence of a use requires the approval of the City Planning IL Commission, such commission is hereby authorized and directed to investigate the matter requiring such approval, to conduct a hearing thereon, to make a determination, to either grant or refuse approval and to do all things rea- sonably necessary to the making of such investigation and determination, subject to the provisions of Section 17.03 to Section 17.07, inclusive, of this ordinance. Each petition or application of a property owner or owners requesting such approval by the City Planning Commission shall be accompanied by a filing fey of Twenty-five Dollars ($25.00) . Section 2. All ordinances or parts of ordinances in conflict herewith are hereby repealed only to the extent necessary to give this ordinance full force and effect. Section 3. If any part or parts of this ordinance are for any reason held to be invalid, such holding shall not affect the validity of the remaining portions of this ordinance. that a hearing be held and that notice be given as provided in Section 20.01 of the Zoning Ordinance, Ordinance No. 60, as amended, of the City of Livonia and that there shall be a report submitted and recommendation thereon to the City Council. Mr. Angevine: The motion is carried and the foregoing resolution is adopted. 1[10 It was decided to take the matter of rezoning Sections 14 and 15 in relation to Petition Z-317 and Z-331 re i;aster Pattern up at a Special Meeting to be held on Tuesday, March 22, 1960. lr. Peacock: I would like to suggest that a letter be written to the City Council in order to find out what steps have been taken on the Industrial Road. At the time this was under discussion, they had mentioned if an Industrial Road was designated they would see to it that it was bulldozed and graveled so that cars could be driven upon it. Mr. McCullough: I can take care of this for you. Upon a motion duly made by Mr. Okerst:om, supported by Mr. Peacock and unanimously adopted, the City Planning Commission does hereby duly adjourn the 113th Regular Meeting held on Tuesday, March 15, 1960 at approximately 10:30 p.m. CITY PLANNING COMMISSION Let1-14/2-- Leonard K. Kane, Secretary 1[1-m ATTESTED: /g0Z. d- ,f,,t-hee- R. L. Ang 7ne, Chairman