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HomeMy WebLinkAboutPLANNING MINUTES 1954-05-18 455 f. 4 MINUTES OF THE FORTY-FIFTH REGULAR MEETING OF THE CITY PLANNING COMMISSION The 45th Regular Meeting of the City Planning Commission was held on Tuesday May lb, 1954 at the City Hall, Livonia, Michigan. Chairman Dallas F. Hay called the Regular Meetingto order at approximately 8:01 p.m. Members present: William Newton Robert L. Greene Clarence Jahn Peter Ventura Irving Geer Dallas F. Hay Edwin Conway H. Paul Harsha Rufino Salinas Members absent: none Mr. Malcolm F. Waring, Planning Consultant was present together with approxi- mately 30 people attending the Regular Meeting. The secretary announced that the first item on the agenda was Rosedale Gardens Subdivision located in the South 1/2 of Section 34. Mr. Hoffman was present. Mr. Greene summarized the committee's meeting with Mr. Rochleau, Asst. Supt. of the Livonia Post Office.regardingthe street names in this subdivision. Mr. Newton drew to the commission's attention that the proposed street Illinois has but 13 houses on it. Mr. Ventura asked if in Mr. Waring's opinion it was good planning to have three or four different names on the same street. Mr. Waring stated that it was not the best planning, but if the utility companies agreed it would be less confusing to them to have different names on a street they usually go along with that. No one was present opposed to this plat. Upon a motion duly made by Mr. Conway and seconded by Mr. Greene, it was RESOLVED, that the street names as presented on the plat Rosedale Gardens Subdivision located in the South 1/2 of Section 34, be approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Newton, Conway, Jahn, Greene, Geer, Harsha, Hay and Salinas NAYS: Ventura Mr. Waring checked the plat Rosedale Gardens Subdivision, No. 14 located approximately 120 feet South of West Chicago and having an approximate front- age of 260 feet on the East side of Farmington Road in the Southwest 1/4 of Section 34 with the Master street lay-out of the South 1/2 of Section 34 that was approved by the commission June 16, 1953. I[: As the Master street lay-out of the South 1/2 of Section 34 was approved by this commission as well as the City Council this proposed section does not 457 have to be presented at a Public Hearing. Mr. Waring recommended that this proposed section of Rosedale Gardens Sub- division be given tentative approval in relation to planning. Stated that all lot sizes comply. Upon a motion duly made by Mr. Conway, seconded by Mr. Newton and unanimously carried, it was RESOLVED, that the proposed Rosedale Gardens Subdivision, No. 14 located approximately 120 feet South of West Chicago and having an approximate frontage of 260 feet on the East side of Farmington Road in the South- west 1/4 of Section 34 be given tentative approval insofar as it relates to planning and suchplat is identified by the signatures of the Secretary and the Chairman of the City Planning Commission. The Chairman declared the foregoing resolution adopted. The secretary announced that thenext item on the agenda was Petition No. Z-46 by Joseph Rousseau, et al asking that the zoning classification of Lot 759, Supervisor's Livonia Plat, No. 12 located on the South side of Ann Arbor Trail beginning about 131 feet from Newburg Road and extending 332 feet East, with an approximate depth of 375 feet in the Northwest 1/4 of Section 32 be changed from RUFB to C-1. The west corner of Lot 759 is presently zoned C-1 for a width of 19 feet and for a depth of 150 feet. Mr. Rousseau was not present. Mr. Conway stated that Miss Rousseau had called him and asked that his petition be tabled for 60 days in order to give her more time to present more definite plans. Mr. Clarence Levandowski, 9400 Newburg Road was present and stated that there are four corners zoned for business now that do not have much business and that it would not be good planning to rezone this lot with this in view. The Rousseau's stated to him that they intend to move to Ann Arbor when their lot is rezoned. Also reminded commission of his petition in which 17 property owners were opposed to this petition. The secretary read Waring and Johnson's recommendation dated March 24, 1954. Mr. Ventura asked Mr. Levandowski if he considered this a good spot for residence or a good spot for business. Mr. Levandowski stated that residence would help the community more than more business. Agreed that there have been several accidents on this corner. If this property is rezoned, the property owners across the street would have no desire to keep up their homes. Mr. Ventura stated that he did not consider it desirable to have residence where there is a main thorofare. Mr. Howard Middlewood, Building Inspector stated that in the Smoker Rousseau Subdivision East of this property there are half a dozen homes facing Ann Arbor Trail. 459 J_ I Mr. Levandowski stated that he was not in favor of another adjournment on this petition. Would appreciate it if the commission would either approve or deny this petition. Upon a motion duly made by Mr. Geer and seconded by Mr. Greene, itwas RESOLVED, that the City Planning Commission on consideration of Petition No. Z-46, Joseph F. Rousseau, etal and after hearing the petitioner as well as neighboring residents do hereby recommend to the City Council that the requested change of zoning from RUFB to C-1 be denied. A roll call vote on the foregoing resolution resulted in the following: AYES: Newton, Ventura, Jahn, Greene, Geer, Harsha, Hay and Salinas NAYS: Conway The secretary announced that the next item on the agenda was Petition No. Z-4s by Charles G. Brown asking that the zoning classification of Parcel J located approximately 656 feet East of Levan Road and having a frontage of approxi- mately 220 feet on the South side of Plymouth Road in the Northeast 1/4 of Section 32 be changed from RUFB to C-2. Mr. Brown was present. Mr. Brown stated that the parcel directly East of his is presently zoned C-2 for a depth of 456 feet but that he would agree to a depth of 300 feet. Suggested that when parcels are rezoned along Plymouth Road they be rezoned for a depth of 300 feet instead of the full depth of the property. Stated that at present he nas two parties interested in purchasing the property but has no knowledge what type of business they intend to establish. Willing to give 60 feet for the right of way. No one was present objecting to the petition. The secretary read the recommendation of Waring and Johnson dated March 30. Upon a motion duly made by Mr. Conway, seconded by Mr. Greene and unanimously carried, it was RESOLVED, that the City Planning Commission on consideration of Petition No. Z-48, Charles G. Brown and after hearing the petitioner do hereby recommend to the City Council that the requested change of zoning from RUFB to C-2 be granted for a depth of 300 feet and subject to Mr. Brown dedicating 60 feet from the center of the road for the right of way. The Chairman declared the foregoing resolution adopted. The Chairman called a recess at approximately 8:50 p.m. The Chairman called the meeting to order at approximately 9:02 p.m. The secretary announced that the next item on the agenda was Petition No. V-4 by Clarence R. Charest, Rosedale Investment Company asking that that portion of Derby Avenue situated between the North boundary of Five Mile Road and the South boundary of Coventry Drive (Fordson Highway) within Coventry Gardens Subdivision in the Southeast 1/4 of Section 16 be vacated. Mr. Charest was 461 S( present. The secretary read the recommendation of Mr. H. M. Hultquist, Supt. of Public Works dated April 23, 1954. No one was present opposed to this petition. Mr. Russell Ashmore, City Attorney concurred with the Supt. of Public Works in that Derby Avenue may be vacated. Mr. Charest stated that he would remove the sidewalk if desired and that the property owner to the East agreed to this street being vacated. Upon a motion duly made by Mr. Jahn, seconded by Mr. Newton and unanimously carried, it was RESOLVED, that the City Planning Commission on consideration of Petition No. V-4 by Clarence R. Charest, Rosedale Investment Company do hereby recommend to the City Council that that portion of Derby Avenue situated between the North boundary of Five Mile Road and the South boundary of Coventry Drive (Fordson Highway) within Coventry Gardens Subdivision in the Southeast 1/4 of Section 16 be vacated on condition that a twelve (12) foot easement be retained for utilities. The Chairman declared the foregoing resolution adopted. Mr. Charest asked for a declaration of intent from the commission regarding Wayne Road continuing through from Five Mile Road. Presently the road comes up to Five Mile Road but does not continue because of Idylwyld Golf Club. The commission agreed that Mr. Charest should get in touch with Waring and Johnson regarding this and that at this time the commission is not in a position to take up the matter. The secretary announced that a joint meeting with the City Council would be held at this time relative to the J. Ziegler Woods Subdivision, No. 2 located North of Dover Avenue between Middlebelt and Henry Ruff Roads in the Southeast 1/4 of Section 35. The following were present as well as approximately 175 other people. Elbert M. Hartom, Mayor Harry Killam, Councilman Russell Ashmore, City Attorney Pat Carey, Councilman John Daugherty, Council President Jonn Whitehead, Councilman Rudolf Kleinert, Councilman Wilson Edgar, Councilman David Jones, Councilman Ernest Cornetet, representing Bonaparte Gardens Subdivision Mr. Hamelink, representing Grandon Woods Subdivision. Ike Sarason, representing Bel-Aire Woods Civic Association Aubrey H. Ettenheimer, Rose-Hill Builders Abe Green, Rose-Hill Builders The secretary read a letter dated May 5, 1954 from the City Planning Commission to the City Council asking them to set a date for a joint meeting. Also read a letter dated April 27, 1954 from Rose-Hill Builders asking that a 4 . 3 date for a joint meeting be set. Mr. Aubrey H. Ettenheimer brought the CityCouncil up-to-date on what had preceded regarding this subdivision. Stated that Rose-Hill Builders did not feel all seven streets should be cut through from a planning, cost and traffic stand point; therefore they will deed Lots 46, 51, 56, 65, 70 and 75 to the City of Livonia which would provide connnections to streets in Bonaparte Gardens.Subdivision. Mr. Abe Green stated that Rose-Hill Builders would install all improvements in front of these lots at their own expense but that they do not want to be the developers that will be opening the streets. There was a discussion regarding F.H.A. commitments on the lots if all the streets are cut through in which it was brought out that the commitments would be low; therefore it would not be worth building on these lots. Mr. Ventura asked Mr. Ettenheimer if Rose-Hill Builders have built homes in other subdivisions in Livonia where homes face dead-end streets. Mr. Etten- heimer stated that he could not recall any. Mr. Ventura read a portion of the minutes 1/19/54 regarding the letter dated 1/16/54 from Chief Calvin Roberts, Livonia Fire Department objecting to dead- end streets for three reasons. Mr. Green stated that there is a problem of merchandising and cost of improv- ing if these streets are cut through. The Chairman asked Mayor Hartom if he had any questions at this point. Mayor Hartom asked what the Master Thorofare Plan shows for the streets in this area. Mr. Waring pointed the location out for the mayor. The Master Thorofare Plan pertained only to mile and half mile roads. The Chairman asked the Council if they had any questions at this point. Mr. Daugherty asked whether in the subdivision rules it states that a new sub- division must conform with existing streets. The commission agreed that it • does but only where it is practicable. Mr. Cornetet asked thatthe residents present from Bonaparte Gardens Sub- division stand --- there were approximately 30. Mr. Cornetet stated that the residents of Bonaparte Gardens Subdivision have been trying to get the streets cut through since 1951 and that they have been to meeting after meeting with no results. Stated that all they want is for all streets to be opened up and as soon as possible. Mr. Jerome Ziegler, 6967 Fremont stated that he is president of the Bonaparte Gardens Civic Association and that he would like it to be put in the record that the residents present tonight are representing a civic association and not just a group of residents. Mr. John V. Richards, 32210 Myrna stated that he is in favor of the streets 4[65 ,11) being cut through. Referred again to the letter from the Fire Department. Mr. Walter Raven, 9101 Middlebelt stated that if this plat is approved with- out the streets being cut through now that the property owners owning land next to the lots that will be deeded to the City of Livonia will have the privilege of petitioning not to have the streets cut through. Bonaparte Gardens will then have these property owners as well as Grandon Woods and Rose Hill Builders to fight. Mr. Hamelink stated that cutting through the streets was promised by the previous City Council and asked why city officials can promise something like this without first having had a recommendatinn from the City Planning Commission To cut all these streets through would increase the traffic and cause more accidents. Mr. Ventura stated that this promise was made by the Township Zoning Board and not by one city official. Mr. Cornetet stated that if the streets were nstopn streets (Cited behind the shopping center as an example) it would not increase the traffic. Mr. Raymond Rostel, 30475 Minton and Mr. John F. O'Bey, 30733 Grandon objected to the streets being opened. Mr. Ed Muffitt, 9007 Oporto and Mr. W. A. Albitus, Sr., 9108 Melvin favored all streets being cut through. Mr. Ike Sarason stated that if all seven streets are cut through into Grandon Bel-Aire Woods would get a lot more traffic then they are now. The Fire Department is no worse off now than they would be if the streets do not cut through. Mrs. Dennis Bufford, 9171 Beatrice stated that if she recalls correctly the City Planning Commission stated that they would not accept a plat unless all streets were cut through. Mr. Daugherty referred to the minutes of the meeting 2/14/51 in answer to Mrs. Buffortts statement. The commission agreed that this was in connection with the closing of Cathedral Street. Mr. Ventura made the following motion: RESOLVED, that no plat for J. Ziegler Woods Subdivision be approved unless the seven streets are cut through. There was no support to the motion. Upon a motion duly made by Mr. Conway, and seconded by Mr. Salinas, it was RESOLVED, that the proposed J. Ziegler Woods Subdivision, No. 2 located North of Dover Avenue between Middlebelt and Henry Ruff Road in the Southeast 1/4 of Section 35 be given tentative approval subject to the streets Louise, Oporto and Hugh being cut through to Grandon with all improvements and a deed conveying title to the City of Livonia Lots 46, 467 /71 56, 65 and 75 be held in escrow until the plat has been recorded in Wayne County Records at which time it will be recorded and such plat is identified by the signatures of the Secretary and the Chairman of the City Planning Commission. A roll call vote on the foregoing resolution resulted in the following: AYES: Conway, Jahn, Greene, Harsha and Salinas NAYS: Newton, Ventura, Geer and Hay The Chairman called a recess at approximately 10:30 p.m. The Chairman called the meeting to order at approximately 10:40 p.m. The secretary announced that the next item on the agenda was the petition of Harold Zucke for permission to construct a gasoline service station on Parcel A14 located on the South side of Plymouth Road approximately 750 feet West of Harrison Road in the Northwest 1/4 of Section 36. Mr. Ed Presnell, 28056 North Clements Circle stated that he would withdraw his objection seeing property owners within 500 feet do not object to the gas station provided it is just a gas station and not a garage doing heavy repair work. Mr. Zucke stated that there will be no garage, just minor repairs and there will be four pumps. Mr. Geer stated that he would like to see a print of the proposed building. Mr. Waringstated that a plot plan is usually required. Upon a motion duly made by Mr. Newton, seconded by Mr. Ventura and unanimously carried, it was RESOLVED, that the petition of Harold Zucke for permission to construct a gasoline service station on Parcel A14 located on the South side of Plymouth Road approximately 750 feet West of Harrison Road in the North- west 1/4 of Section 36 be tabled until June 1, 1954 in order to give the petitioner an opportunity to present a plan of the proposed building. The Chairman declared the foregoing resolution adopced. Upon a motion duly made by Mr. Jahn, seconded by Mr. Ventura and unanimously carried, itwas RESOLVED, that the application of Norris A. Host, Wolverine Contractors Inc. (h) for a permit to remove sand from Parcel F4H having a frontage of 650 feet on the South side of Schoolcraft Road approximately 2,525 feet West of Stark Road in the Northwest 1/4 of Section 20 be tabled until June 1, 1954 upon the request of the petitioner. The Chairman declared the foregoing resolution adopted. Mr. Host was present earlier in the evening at which time he informed the secretary that he could not stay because of another appointment. 469 Upon a motion duly made by Mr. Newton, seconded by Mr. Conway and unanimously carried, it was RESOLVED, that the application of Roy Wolfram (k) for a permit to remove top soil from Parcels Alb, A2 and B having a combined frontage on School- craft Road of approximately 2,000 feet and situated on the Southwest corner of Schoolcraft and Middlebelt Roads in the Northeast 1/4 of Section 26 be tabled until June 15, 1954 in order to give the petitioner an opportunity to obtain a survey. The Chairman declared the foregoing resolution adopted. Mr. Wolfram was present earlier in the evening. The secretary announced that the next item on the agenda was the application of William D. Smith (m) for a permit to remove sand hills. Mr. Jahn stated that Mr. Smith had agreed to obtain a survey on the high hill only. No one was present objecting to the application. Upon a motion duly made by Mr. Ventura, seconded by Mr. Jahn and unanimously carried, it was RESOLVED, that the application of William D. Smith (m) for a permit to remove sand hills from Parcel M3 having a frontage of approximately 250 feet on the South side of Five Mile Road approximately 1,700 feet West of Fairlane Road in the Northwest 1/4 of Section 21 be tabled until June 15, 1954 in order to give the petitioner an opportunity to obtain a survey of the high hill. The Chairman declared the foregoing resolution adopted. The secretary announced tkt the next item on the agenda was the petition of Bernie Binkley for permission to erect a gasoline service station on Parcels G4a and G5a located approximately 100 feet East of Bainbridge Avenue having an approximate frontage of 210 feet on the South side of Five Mile Road in the North west 1/4 of Section 23. Mr. Binkley was present and presented a waiver of Public Hearing on this petition as well as a plot plan of the proposed building which will be the same except for the over all dimensions of the building. No one was present objecting to the petition. The secretary read the recommendation of Waring and Johnson dated 5/17/54. Upon a motion duly made by Mr. Salinas, seconded by Mr. Greene and unanimously carried, it was RESOLVED, that the petition of Bernie Binkley for permission to erect a gasoline service station on Parcels G4a and G5a located approximately 100 feet East of Bainbridge Avenue having an approximate frontage of 210 feet on the South side of Five Mile Road in the Northwest 1/4 of Section 23 be approved subject to the legality of the signatures on the waiver 471 1?3 having been checked by the City Attorney and the recommendation of Waring and Johnson dated May 17, 1954, and FURTHER RESOLVED, that it is recommended to the Building Department that a building permit not be issued until after the legality of the signatures on the waiver have been checked by the City Attorney. The Chairman declared the foregoing resolution adopted. The secretary read the letter dated 5/11/54 from Chief Calvin Roberts, Livonia Fire Department regarding the width of pavement, streets in new sub- divisions. Upon a motion duly made by Mr. Ventura, seconded by Mr. Jahn and unanimously carried, it was RESOLVED, that the letter dated 5/11/54 from Chief Calvin Roberts, Livonia Fire Department be referred to the City Council, and FURTHER RESOLVED, that the City Planning Commission go on record as approving the recommendation as stated in the above letter. The Chairman declared the foregoing resolution adopted. The secretary announced that the next item on the agenda was the letter dated 5/5/54 from Waring and Johnson regarding control of entrances on residential streets. It was suggested that this amendment to the Zoning Ordinance might be miscon- strued where the commission has rezoned property for a depth of 300 feet. Upon a motion duly made by Mr. Jahn, seconded by Mr. Conway and unanimously carried, it was RESOLVED, that the letter dated 5/5/54 from Waring and Johnson be tabled until June 15, 1954 for further study. The Chairman declared the foregoing resolution adopted. Upon a motion duly made by Mr. Ventura, seconded by Mr. Jahn and unanimously carried, it was RESOLVED, that the minutes of the meetings April 27, 1954 and May 1, 1954 be approved as received. The Chairman declared the foregoing resolution adopted. Upon a motion duly made, seconded and unanimously carried, it was RESOLVED, that this meeting be adjourned. At approximately 11:15 p.m. the Chairman declared the meeting adjourned. ED: Rutin Salinas,s Secretary //7/ Dallas F.HHaay,, Chai ''