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HomeMy WebLinkAboutPLANNING MINUTES 1954-04-20 411 MINUTES OF THE FORTY-FOURTH REGULAR MEETIN OF THE CITY PLANNING COMMISSION The 44th Regular Meeting of the City Planning Commission was held on Tuesday, April 20, 1954 at the City Hall, Livonia, Michigan. Chairman Dallas F. Hay called the Regular Meeting to order at approximately 8:04 p.m. Members present: Clarence Jahn H. Paul Harsha Dallas Hay Edwin Conway Peter Ventura Rufino Salinas Irving Geer Members absent: *Robert L. Greene *William Newton Mr. Herbert Herzberg, Asst. to Mr. Malcolm Waring, Planning Consultant was present. The secretary announced that the first item on the agenda was the Edward Rose Chicago Subdivision located on the North side of West Chicago and one quarter mile East of Middlebelt in the Northwest 1/4 of Section 36. This subdivision was given tentative approval by the Planning Commission at the Public Hearing, December 15, 1953. The front lot lines of lots bordering on cul-de-sacs was questioned by Herald Hamill, City Engineer, March 30, 1954 at which time it was tabled for further study by a committee of two --- Messrs. Harsha and Ventura. Mr. Jacobson was present representing the subdivision. Mr. Harsha stated that it was his and Mr. Ventura's opinion that lots bordering on cul-de-sacs in this subdivision should have a minimum front lot line of 40 feet. Mr. Jacobson submitted a revised plat dated 4/19/54 with lots bordering on cul-de-sacs having a front lot line of 40 feet. Mr. Jacobson stated that they did not lose any lots; they just spread the plat out more. *Mr. Robert L. Greene arrived at approximately 8:15 p.m. Mr. Jacobson read a letter signed by Mr. H. E. Downing, F.H.A. in which the following was stated: "It is the opinion of our Land Planning Section and that of many of the more progressive municipalities that the minimum lot width determination on residential sites abutting cul-de-sacs, loop streets, etc. is measured at the building set back line rather than at the street right of way line." There was a discussion of Mr. Robert A. Kellogg's letter dated 2/12/54 regarding a public thoroughfare between Greenette Subdivision and Elliott Subdivision. It was established that part of the problem would be taken care of but that the next subdivider will have to take care of the other half. Mr. Ventura stated that the commission should check the existing street arrangement with all new plats. 411:3 Mr. Geer stated that Waring and Johnson is required to check this. It was noted by the commission that all measurements were not shown on the submitted plat. Mr. Jacobson offered to mark all dimensions on the plat if the commission would give him a little time. The Chairman stated that the Edward Rose Chicago Subdivision would be tabled temporarily. The secretary announced that the next item on the agenda was the Country Homes Subdivision located in a part of the East 1/2 of Section 32 and a part of the West 1/2 of Section 33 and situated between Plymouth Road and the Middle Rouge Parkway from Wayne to Levan Roads. This subdivision was given tentative approval by the Planning Commission at the Regular Meeting February 16, 1954 but has been referred by the City Council back to the commission for clarification of the size of certain lots therein. Mr. Hermanoff was present representing the subdivision. Mr. Hermanoff stated that Slatkin Builders, Inc. comtemplate recording and building only the area from Wayne to Yale at this time and that there are approximately 235 lots in this area. There was a lengthy discussion regarding Section 4.06, Subdivision Rules and Regulations in relation to the block North of Richland Avenue between Yale and Hambelton Avenues. Mr. Ventura stated that the length of this block was not taken into con- sideration when the plat was first submitted and given tentative approval. Mr. Jahn suggested a cross-walk be provided in the center of the block. The commission agreed that a cross-walk is not the best solution and that there are a lot more advantages than there are disadvantages as the plat now stands. Mr. Hermanoff suggested that the commission recommend to the City Council that they take the responsibility of the block not conforming to Section 4.06. %he Chair stated that it was the job of the Planning Commission to approve the lay out of a plat and that the Council approve only the improvements. Upon a motion duly made by Mr. Ventura and seconded by Mr. Geer, it was RESOLVED, that the Country Homes Subdivision located in a part of the East 1/2 of Section 32 and a part of the West 1/2 of Section 33 and situated between Plymouth and the Middle Rouge Parkway from Wayne to Levan Roads be tabled indefinitely until the plat conforms with the Zoning Ordinance in regard to the length of block North of Richland Avenue between Yale and Hambelton Avenues and the question raised by the ¢cuncil regarding the size of certain lots therein. 415 A roll call vote on the foregoing resolution resulted in the following: AYES: Ventura, Greene, Geer, Harsha and Hay NAYS: Conway, Jahn and Salinas The secretary announced that the next item on the agenda was the Devonshire Park Subdivision located North of West Chicago and W st of Henry Ruff Road in the Northwest 1/4 of Section 35. Plat given tentative approval by the commission March 16, 1954 is not the same as the one dated April 7, 1954. This subdivision was tabled because all measurements were not clearly marked on the plat dated April 7, 1954. Messrs. Henry Alper and Phil Alper were present. Mr. Henry Alper submitted a plat giving all measurements as requested by the commission. Stated that they had lost one lot from the original plat. Upon a motion duly made by Mr. Harsha, seconded by Mr. Salinas and unanimously carried, it was RESOLVED, that the Devonshire Park Subdivision plat dated April 20, 1954 and located North of West Chicago and West of Henry Ruff Road in the Northwest 1/4 of Section 35, which plat is identified by the signatures of the Secretary and the ¢chairman of the City Planning Commission, is hereby tentatively approved. The Chairman declared the foregoing resolution adopted. *Mr. William Newton arrived at approximately 9:26 p.m. The secretary announced that the next item on the agenda was the Rosedale Gardens Subdivision located in the South 1/2 of Section 34. There was a question regarding the street names. Mr. Hoffman was present. Mr. Salinas stated that he had taken the plat to The Detroit Edison Company for an opinion and showed the commission his findings. It was suggested that an opinion also be obtained from the Livonia Post Office regarding the street names. Upon a motion duly made by Mr. Ventura, seconded by Mr. Greene and unanimously carried, it was RESOLVED, that the Rosedale Gardens Subdivision located South 1/2 of Section 34 be tabled until April 27, 1954 in order to obtain an opinion from the Asst. Supt. of the Livonia Post Office regarding the street names. The Chairman declared the foregoing resolution adopted. The Chairman appointed a committee of two (Messrs. Greene and Jahn) to meet with Mr. Rochleau, Asst. Supt. of the Livonia Post Office regarding the street names as shown on the plat of Rosedale Gardens Subdivision. 417 Mr. Jacobson returned with the Edward Rose Chicago Subdivision plat with all measurements marked. Mr. Jacobson stated that out of 25 acres they obtained a total of 102 lots. Upon a motion duly made by Mr. Greene, seconded by Mr. Salinas and unanimously carried, it was RESOLVED, that the Edward Rose Chicago Subdivision dated April 19, 1954 located on the North side of West Chicago and one quarter mile East of M4ddlebelt Road in the Northwest 1/4 of Section 36, which plat is identified by the signatures of the Secretary and the Chair— man of the City Planning Commission, is hereby tentatively approved. The Chairman declared the foregoing resolution adopted. Upon a motion duly made by Mr. Conway, seconded by Mr. Jahn and unanimously carried, it was RESOLVED, that the minutes of the meeting March 9, 1954 and March 30, 1954 be approved as presented. The Chairman declared the foregoing resolution adopted. It was noted that Mr. Harsha was not present at the meeting March 9, 1954 therefore he was unable to vote his approval of this meeting's minutes. The secretary read the letter dated April 13, 1954 from Peter W. Decker Homes regarding the name of J. F. Ferry Merriman Subdivision being changed to The J. F. Ferry Subdivision, No. 1 and The J. F. Ferry Subdivision, No. 2 as the Wayne County Tract Index Department cannot accept the name J. F. Ferry Merriman Subdivision. Upon a motion duly made by Mr. Ventura, seconded by Mr. Conway and unanimously carried, it was RESOLVED, that a letter be written asking the legal opinion of Mr. Russell Ashmore, City Attorney in regard to changing the name of J. F. Ferry Merriman Subdivision to The J. F. Ferry Subdivision, No. 1 and the J. F. Ferry Subdivision, No. 2. The Chairman declared the foreg) ing resolution adopted. The secretarypassed to the commissioner's the communication from Detroit Metropolitan Area Regional Planning Commission regarding the 4th Annual Planning & Zoning Conference April 30 and May 1, 1954. There was a lengthy discussion regarding business lots that abut residential lots that the building to be placed on the business lot should face on the business street rather than on the residential street. The barber shop on Harrison near Plymouth was cited as an example. Mr. Newton stated that this might lead to creeping paralysis :©f;business into residential areas. 419 The Chair questioned whether it was legal to draft an amendment prohibiting this. Mr. Jahn suggested that Waring and Johnson draft a proposed amendment and give an opinion as to whether it can be adopted. •There was a lengthy discussion regarding the parking lot behind the National Food Store on the Southeast corner of Harrison and Plymouth. The commission agreed that there should be a green belt and that until there is one the lot should not be used. Upon a motion duly made by Mr. Marsha, seconded by Mr. Greene and unanimously carried, it was RESOLVED, that a letter be written to the Building Department asking them to enforce Section 4.45, Zoning Ordinance, No. 60 in regard to the National Food Store located on the Northeast corner of Harrison and Plymouth Roads. The Chairman declared the foregoing resolution adopted. The Chairman called a recess at approximately 9:55 p.m. The Chairman called the meeting to order at approximately 10:05 p.m. There was a lengthy discussion regarding cul-de-sacs and the width of the front lot line. The commission agreed that the minimum width of front lot lines bordering on a cul-de-sac should be ---- (a) as to all lots within Sections 34, 35 and 36 of the City of Livonia, 40 feet in width; (b) as to all lots within Sections 1 to 33, inclusive of the City of Livonia, 45 feet in width. Mr. Geer stated that he would like to see where the building line is on each lot in a proposed subdivision. Mr. Marsha stated that the width of lots bordering on cul-de-sacs as agreed by the commission be established as a rule of procedure and then if it works out satisfactory the Zoning Ordinance can be amended. Upon a motion duly made by Mr. Newton, seconded by Mr. Greene and unanimously carried, it was RESOLVED, that the minimum width of front lot lines bordering on a cul-de-sac should be ---- (a) as to all lots within Section 34, 35 and 36 of the City of IL: Livonia, 40 feet in width; 421 (b) as to all lots within Section 1 to 33, inclusive of the City of Livonia, 45 feet in width, and FURTHER RESOLVED, that the minimum lot width as stated in Section 4.05 of Zoning Ordinance, No. 60 shall prevail at the front building line. The Chairman declared the foregoing resolution adopted. It was suggested that a copy of the foregoing resolution be sent to the Building Department. The Chair suggested that the resolution made by Mr. Harsha, seconded by Mr. Greene and unanimously carried, regarding the green belt required for the parking lot behind the National Food Store be withdrawn and that a committee investigate it to see whether the weather has held up the establishing of a green belt. Mr. Harsha stated that he felt that the motion should stand but that before notifying the Building Department a committee should investigate as suggested by the Chairman Upon a motion duly made by Mr. Harsha, seconded by Mr. Greene and unanimously carried, it was RESOLVED, that a letter be written to the Building Department asking them to enforce Section 4.45, Zoning Ordinance, No. 60 in regard to the National Food Store located on the Northeast corner of Harrison and Plymouth Road, and FURTHER RESOLVED, that before sending the above letter to the Building Department a committee of two (Messrs. Newton and Ventura) investigate the above area to see whether the weather has held up the establishing of a green belt and report back to the commission at the next meeting, April 27, 1954. The Chairman declared the foregoing resolution adopted. Upon a motinn duly made, seconded and unanimously carried, it was RESOLVED, that the 44th Regular Meeting be adjourned. At approximately 10:30 p.m. the Chairman declared the meeting adjourned. Rufi Salinass Secretary ATTESTED: 1[40 Dallas F. Hay, Chai