HomeMy WebLinkAboutPLANNING MINUTES 1955-03-29 001
MINUTES OF A PUBLIC HEARING HELD BY
THE CITY PLANNING COMMISSION
On March 29, 1955 the above meeting was held by the City Planning Commission
at the City Hall, 33001 Five Mile Road, Livonia, Michigan, Chairman Peter A
Ventura called the Public Hearing to order at approximately 8:02 p.m.
Members present: William Robinson Daniel Lepo #H. Paul Harsha
%Edwin Conway Earle Steinhoff Peter A. Ventura
*****Robert L. Greene Rufino Salinas
Members absent: *Dallas F. Hay
The following were present together with approximately 100 people attending
the Public Hearing:
Albe Munson, Planning Consultant
**Mr. Hugh Wood - Chief Inspector
Lieutenant Bob Perry - Fire Department
****Mayor Elbert Hartom
***Russell Ashmore - City Attorney
The secretary read petition dated February 23, 1955 by Mr. A. T. Kunze,
Engineer of Water Supply, Board of Wayne County Road Commissioners requesting
permission to erect two (one now and one in the future) 9i million gallons
circular reservoir measuring 228 feet diameter and 39.34 feet above grade
located on Parcel Cle and situated on the North side of West Chicago Road
approximately 600 feet West of Harrison Avenue in the Northwest 1/4 of Section
36. The secretary read letter dated March 15, 1955 from Calvin Roberts, Chief
Livonia Fire Department.
****Mayor Hartom arrived at meeting at approximately 8:03 p.m.
The secretary read letter dated March 23, 1955 from Russell Ashmore, City
Attorney. Messrs. Karl F. Dodge, Engineer in the Water and Sewage Department
and Daniel Horgan, Attorney were present.
Mr. Dodge stated it is necessary for the reservoir to be built as the City of
Detroit has informed commission that there is a limited amount of water to be
taken. Stated that when the reservoir is built there will be ample supply in
Livonia.
Mr. Salinas asked if this reservoir will alleviate the low pressure. Mr. Dodge
stated the pressure should be good in the hot as well as the cold weather.
Mr. Robinson asked the reason the tank has to be built at this location.
Mr. Dodge stated that along West Chicago is the best place where the City of
Detroit can supply water. Stated it is necessary to increase pressure as we
come on out. Stated the pump house was built at this location three years
ago and that that is where the reservoir has to be built. Stated it was
vacant land three years ago. Stated reservoir could not be at another
location now. Stated they have invested $500,000 in the water main and con-
siderable amount in the pump house which would have to be invested all over
again.
*****Page 888 **Page 874- 886 *Page 879
***Page 879 #Page 888
****Page 879 %Page 888
X02
Mr. Steinhoff asked whether the tank would be surrounded by a greenbelt.
Mr. Dodge submitted planting plan dated March 27, 1955 which he explained
would be done by the commission's force. Stated in general the planting plan
would be followed. Stated the trees would be taller than the tanks but did
not know the exact type of tree to be used.
Mr. Ventura asked whether area will be fenced. Mr. Dodge stated it will and
that that is part of the contract.
Mr. Munson stated planting plan shows mostly deciduous trees whereas there
should be some arborvitae evergreens also in order that screen will be green
during the winter months.
**Mr. Hugh Wood arrived at meeting at approximately 8:10 p.m.
Mr. Ventura asked the size of tree trunk they intend to plant. Mr. Dodge
stated this was out of his line but that the bigger the tree the more
difficult it is to plant.
Mr. Greene stated that as shown on the plan, some of the trees are Pin Oaks
which take forever to grow and will not do much screening for 20 years.
Mr. Dodge stated their plan is to have slow as well as fast growing trees.
Mr. Robinson suggested that the Road Commission work with this commission in
regard to the planting screen to see if it will be agreeable with this
commission. Mr. Dodge stated he could not make promise but that he thought
it would be reasonable to work together on the planting screen.
Mr. Ventura stated that this reservoir is being built to alleviate a condition 3
which is almost serious and for the benefit of the people of Livonia. Stated
it is his understanding reservoir will not be built to build up pressure for
another community. Mr. Dodge stated Livonia will receive 80% of the benefit.
Mayor Hartom stated he is familiar with a number of complaints received by
his office last year when water pressure was low. Something has to be done
and he would much rather accept findings of engineers in this line of
business. Stated this was not only for the convenience of the people but it
is necessary from a health standpoint. Also the City of Livonia had serious
fire last year when the city was handicapped until pressure could be brought
up from Detroit which would not occur if the city has a reservoir to pump
during the day.
Lieutenant Perry stated that for 20 years they have been telling us to look
forward to finding source of water somewhere else. Stated they have gone to
different sources to find out about water shortage. Stated the sooner we take
steps to eliminate this shortage the better off city will be. Stated he would
like to see favorable decision made.
Mr. Greene asked whether the height of the tank had anything to do with
pressure. Mr. Dodge stated height of tank had nothing to do with pressure.
Stated pressure will come from new pumps which they will install in the pump
house. The size of the tanks is to store water.
Ten people raised their hands when the Chairman asked whether there was anyone
present opposed to the petition as presented.
MR/
Mr. Bert Johnson, 28701 West Chicago asked why tank could not be put under-
ground, did not see how a tank of this size could be screened, additional
homes are going to be built down one side of proposed location of tank, most
of those present tonight live across the street and that when he bought his
property he was told the tanks would be built underground.
Mr. Dodge stated the Department of Health insist that tank be 50% above ground
and 100,E above ground water level. Stated there are tanks underground in
Detroit but permission was given only after they agreed not to do it again and
since plans had been ready they were allowed to construct tanks underground.
Stated reservoir will be 60' within West property line. Stated he did not
think it will be eye-sore. Stated sanitary problem is the reason for State
Health Department's rule. Stated when it is underground it is impossible to
keep ground water out.
Mr. Canava Caruso, 28815 West Chicago stated he bought his property he under-
stood there would be no commercial business in area and that it was classified
as residential.
Mr. Ventura stated the area is now zoned R-1 and read Section 5.02 (k) and
4.44, Zoning Ordinance, No. 60. Stated when ordinance was written they made
allowances for such a use in R-1 District.
Mr. Angus Leggat, 9890 Seltzer stated the Road Commission has $600,000 invested
whereas within 1/2 mile area there is three million dollars intea, ed by
individual property owners. Stated inn immediate area there is well over one
million dollars invested. Stated the property owners are individuals whereas
Road Commission is a large concern.
Mr. W. J. Jackson, 9370 Gillman asked why this could not be located in an
industrial area.
Mr. Dodge stated to build reservoir in another location would mean to rebuild
pump house and water mains at another location.
Mr. Russell Fertitta, 28959 West Chicago asked how far pump station pumps
water. Mr. Dodge stated all over Livonia. Stated the reservoir is needed to
serve all of Livonia.
Mr. Fred Atkinson, 9268 Gillman stated he did not think Mr. Dodge has con-
venienced those present that reservoir could not be located at another
location. Suggested that an outside impartial engineering firm look further
into this.
Mr. Dodge stated he did not see any reason why the Road Commission should
object to this. Asked who would stand the cost of such an impartial report.
Mr. Verl Lahs, 9195 Deering asked whether water would flow into this tank.
Mr. Dodge stated the pressure provided by City of Detroit will fill it at
night. Stated it does not take much to fill tank.
Mr. Lahs asked why it could not be moved to the Wayne County Yards. Mr. Dodge
stated they did not have available property to do it there and that the yards
are located 1-1/2 miles from the pump house. Stated the pump house has to be
at the reservoir.
304 ,
Mrs. Robert Stingle, 28828 Hathaway asked whether all this argument is doing
the people any good. Mr. Ventura stated this commission cannot ignore the
will of the people. Stated that by expressing the people's side of this will
guide the commission in its action.
Mr. Robert Stingle, 28828 Hathaway asked whether provision is being made to
solve problem now or five, ten, fifty years from now. Suggested if it is going
to cost a considerable amount of money, let's put it where it should be
located. Stated this will come up in the future and that it should be planned
towards the future. Stated people are interested in making this City a good
City.
Mr. Robert Jeffery, 28935 West Chicago stated the only added cost by moving
location would be the pump house. Mr. Dodge stated it will cost the addition
of a pump house and more water main. Stated it is 36" main on West Chicago
and that very few mains are more than 12".
Mr. Conway asked how much more population the City could stand. Mr. Dodge
stated with the two tanks 200,000 population.
Mr. Greene asked the location of the meter boxes. Mr. Dodge stated back some-
where near city limit. Stated there is a smaller main that comes into city on
Six Mile Road.
Mr. Ventura stated a 36" main will go North to Plymouth and West along Plymouth.
Asked whether it would be possible to put reservoir with addition of pumps to
boost pressure. Mr. Dodge stated it is too far out at this point. Getting
further from City of Detroit line.
:31
Mr. Ventura asked the cost involved. Mr. Dodge stated pump house, several
pumps which would cost approximately $150,000 plus the land acquisition.
Mr. Horgan stated the Wayne County Road Commission appeared before this
commission three years ago at which time plans were shown in which the
reservoirs were shown.
Mr. Munson stated he would like to see water distribution system.
Mr. Robinson asked the nearest existing pump station in Detroit. Mr. Dodge
stated on Warren.
Mr. Dodge stated City of Detroit finds it difficult to furnish City of Livonia
with water during the hot weather. Stated the Road Commission's understanding
with Detroit was that Road Commission provide reservoir.
Mr. George Sheffield, Jr., 9073 Lathers stated he wants area to stay
residential.
Mr. Greene asked whether there is any possibility of relocating the reservoir-
sell present site and buy land in industrial district. Mr. Dodge stated he
did not believe commission could get any more money when there is a site that
a pump house has been built on and it is understood the reservoir would also
be located on same site.
Mr. Harsha stated he was new on the commission when previous petition was heard
three years ago but did recall discussion of reservoir. Mr. Conway concurred
that he vaguely recalled discussion.
Mr. Sheffield stated by relocating, all will not be lost as all that would be
involved is the cost of a new building and running of main.
Mr. Ventura stated he did not see where another 1/2 mile will cut pressure
down so much. Mr. Dodge stated the distance and elevation has to be consider-
ed.
Mr. Robinson stated that it should be incorporated in the motion that the Road
Commission meet with this commission regarding the greenbelt screen.
Mr. Greene stated that the least Road'Commission can do is to properly screen
area. Think it is important they meet with this commission.
Upon a motion duly made by Mr. Salinas and seconded by Mr. Conway, it was
RESOLVED that, petition by A. T. Kunze, Engineer of Water Supply,
Board of Wayne County Road Commission requesting permission to
erect two 9i million gallons circular reservoir measuring 228
feet diameter and 39.34 feet above grade located on Parcel Clc
and situated on the North side of West Chicago approximately 600
feet West of Harrison Avenue in the Northwest 1/4 of Section 36 be
granted subject to the County Road Commission meeting with the
City Planning Commission to decide the type and size of screen
planting.
ins A roll call vote on the foregoing resolution resulted in the following:
AYES: Conway, Greene, Harsha and Salinas
NAYS: Robinson, Lepo, Steinhoff and Ventura
Mayor Hartom stated that he would like to point out to commission that the
engineers that are on the Wayne County Road Commission have the reputation
of being as good as any in the country. Also like to remind commission that
three years ago Wayne County Road Commission erected pump station as a result
of a survey by their engineers. Commission did grant permission to use site
for this purpose and according to the memory of two members of commission the
question of storage of reservoir was determined. Like to remind commission
that the construction season is about here and while he believed where possible
the feeling of immediate property owners should be considered but where it is
a matter of the welfare of the entire city this commission should face up to
its responsibility and decide this issue either for or against.
Upon a motion duly made by Mr. Robinson and seconded by Mr. Lepo, it was
RESOLVED that, petition by A. T. Kunze, Engineer of Water Supply,
Board of Wayne County Road Commissioners requesting permission to
erect two 9 million gallons circular reservoir measuring 228 feet
diameter and 39.34 feet above grade located on Parcel Clc and
situated on the North side of West Chicago Road approximately 600
11[: feet West of Harrison Avenue in the Northwest 1/4 of Section 36 be
tabled until this commission can meet with County Road Commission
to consider alternate plan.
:3o6
A roll call vote on the foregoing resolution resulted in the following:
AYES: Robinson, Lepo, Steinhoff and Ventura
NAYS: Conway, Greene, Harsha and Salinas
Mr. Greene stated in his opinion commission should take action to solve this
problem.
Mr. Ventura stated that he could not see how the entire city will be
jeopardized by delaying this until next meeting. Stated people in area are
aware of fact that entire city comes before few. At such a meeting it can be
brought out the cost of moving reservoir to another location.
Mr. Greene asked how long it will take Road Commission to provide such plans
and figures. Mr. Dodge stated it has taken three months to obtain these plans
and that it will take longer to obtain plans for another location. Stated it
will be a construction season lost and that in a situation like water supply
it is not funny.
Mr. Ventura asked why this was brought up at last minute and putting pressure
on this commission regarding construction season. Mr. Dodge stated they
presented plans when they were ready.
Mr. Munson stated that commission should have information regarding water
system Livonia has.
Mr. Ventura suggested this commission hold special meeting April 5, 1955 and
in the meantime meet with Road Commission at which time they can present
facts and figures regarding new location. Mr. Dodge stated he could have
figures in two weeks, but not before April 5.
Mr. Greene stated that as Mr. Dodge pointed out, it will take more than three
months to draw up new plans at another location thereby losing a construction
season. Stated in two years people will be screaming and this commission's
action tonight will be in the records.
Mr. Robinson asked how long it would take to complete the reservoir.
Mr. Dodge stated it might be done in ten months.
Mr. Conway asked the affect of new subdivisions. Mr. Dodge stated the more
building in Livonia the harder it is going to be to get water.
Mr. Ventura asked if the contracts have been let. Mr. Dodge stated they have
not taken bids.
Upon a motion duly made by Mr. Conway and seconded by Mr. Greene, it was
RESOLVED that, petition by A. T. Kunze, Engineer of Water Supply,
Board of Wayne County Road Commissioners requesting permission to
erect two 9- million gallons circular reservoir measuring 228 feet
diameter and 39.34 feet above grade located on Parcel Clc and
situated on the North side of West Chicago Road approximately 600
feet West of Harrison Avenue in the Northwest 1/4 of Section 36
be granted subject to the County Road Commission meeting with the
City Planning Commission to decide the type and size of screen
planting.
856. 7
A roll call vote on the foregoing resolution resulted in the following:
E AYES: Conway, Greene, Harsha and Salinas
NAYS: Robinson, Lepo, Steinhoff and Ventura
At approximately 9:26 p.m. the Chairman called a recess.
The Chairman called the meeting to order at approximately 9:40 p.m. with all
present as named at the beginning and course of meeting.
*Mr. Dallas F. Hay arrived at meeting at approximately 9:40 p.m.
***Mr. Russell Ashmore arrived at meeting at approximately 9:40 p.m.
Upon a motion duly made by Mr. Robinson and seconded by Mr. Lepo, it was
#3-93-55 RESOLVED that, petition by A. T. Kunze, Engineer of Water Supply,
Board of Wayne County Road Commissioners requesting permission to
erect two 9i- million gallons circular reservoir measuring 228 feet
diameter and 39.34 feet above grade located on Parcel Clc and
situated on the North side of West Chicago Road approximately 600
feet West of Harrison Avenue in the Northwest 1/4 of Section 36
be tabled until April 12, 1955 in order to give petitioner
opportunity to present the facts and figures which would be involved
if reservoir would be relocated.
A roll call vote on the foregoing resolution resulted in the following:
1[10 AYES: Robinson, Hay, Greene, Lepo, Steinhoff and Ventura
NAYS: Conway, Harsha and Salinas
****Mayor Harton left meeting at approximately 9:45 p.m.
The secretary read petition No. Z-93 by Virgle and Zora Whitteakerasking
that the zoning classification of the East 330' of Lot 35, Supervisor's
Livonia Plat, No. 1 located on the Southwest corner of Pinetree Road and
Laurel Road in the Northwest 1/4 of Section 33 be changed from RUFB to R-1-A.
No one was present representing the petitioner.
Nb one was present opposed to the petition.
Upon a motion duly made by Mr. Hay, seconded by Mr. Steinhoff and unanimously
carried, it was
#3-94-55 RESOLVED that, petition No. Z-93 by Virgle and Zora Whitteaker
asking that the zoning classification of the East 330' of Lot 35,
Supervisor's Livonia Plat, No. 1 located on the Southwest corner
of Pinetree and Laurel Roads in the Northwest 1/4 of Section 33
be changed from RUFB to R-1-A be tabled until April 19, 1955.
The Chairman declared the foregoing resolution adopted.
IL: The secretary announced that the next item on the agenda was Petition No. V-8
by Robert J. Eoff, et al requesting easement in Bell Creek Farms Subdivision
No. 1 be vacated. The secretary statedMr.
Dyer Baird,
of Attore neys telephoned
submitted
him and stated that since petition was
owner; therefore he requested petition be delayed in order to give him
opportunity to resubmit petition.
No one was present opposed to this petition.
Mr. Ashmore stated that there is a new legal description than that given to
commission. Asked that it be part of the record that the legal description
be that description dated February 9, 1955 by L. N. Hayden. Submitted letter
with t the new legal ga description.
Mr. Henry Schuman, 16527 Bell Creek Lane (Owner: Lot 9) stated he was not
opposed to this petition as amended with new legal description.
Upon a motion duly made by Mr. Hay, seconded by Mr. Greene and unanimously
carried, it was
#3-95-55 RESOLVED that, Petition No. V-8 by Robert J. Eoff, et al
asking that a 20 foot drainage easement across Lots 9, 10
and 11, Bell Creek Farms Subdivision, No. 1 located on the
West side of Bell Creek Lane approximately 560 feet East
of Farmington Road in the Northwest 1/4 of Section 15 be
vacated and that the 20 foot easement as described in the
petition and amended by L. N. Hayden's description dated
February 9, 1955 be recorded and made a part of the plat
be tabled until April 12, 1955 in order to afford the
petitioner or a representative an opportunity to be present.
The Chairman declared the foregoing resolution adopted.
The secretary read Petition No. Z-97 by Jesse M. Cook, Cook Development
:]I
Company asking that the zoning classification of a portion of Lot 723 and all
of Lots 724 and 725, Supervisor's Livonia Plat, No. 11 located approximately
1,550 feet West of Wayne Road between Ann Arbor Trail and Joy Road in the
Southeast 1/4 of Section 32 be changed from RUFB to R-1-H. Mr. Jesse M. Cook
was present.
Mr. Cook stated that parcels in Petition No. Z-97 and No. Z-95 are in the same
area except there is a parcel of land between the parcels described in each
petition. Stated there is a home on each end of parcel separating petitioned
land which is the reason owner did not wish to sell. Stated he intends to
erect home $13,500 with three bedrooms. Stated he intended to use sanitary
sewer on Ann Arbor Trail. Going to drain in natural drain South of Joy Road.
Mr. Robinson stated in the past commission has required written permission
regarding sewers. Do not think commission should change procedure.
Mr. Hay asked the number of homes. Mr. Cook stated about four homes to an
acre - 60 or 70 homes on property described in Petition No. Z-97. Petition
No. Z-95 is continuation of Schulgren Subdivision.
Mr. Hay asked whether. Mr. Cook had contacted the School Board. Mr. Cook
stated he had.
Mr. Munson stated that by leaving Lots 727 and 726, Supervisor's Livonia Plat
No. 11 RUFB there would be spot zoning in reverse.
809
Mr. Hay asked the type of home on the two Arbor ls. Mr.
iCook
dstate
ed hetdid
dnot
Ann recall home on Joy Road but home on n
tried to acquire property.
No one was present opposed to Petition No. Z-97.
Mr. Hay suggested that commission change zoning of two lots on their own
motion.
Mr. Hay made the following motion which he withdrew after further consideration
RESOLVED that, Petition No. Z-97 by Jesse M. Cook, Cook
Development Company for change of zoning from RUFB to R-1-B
in the Southeast 1/4 of Section 32 be tabled until April 19,
1955 in order to give commission opportunity to change zon-
ing on their own motion.
Upon a motion duly made by Mr. Hay, seconded by Mr. Lepo and unanimously
carried, it was
#3-96-55 RESOLVED that, Petition No. Z-97 by Jesse M. Cook, Cook
Development Company asking that the zoning classification
of a portion of Lot 723 and all of Lots 724 and 725,
Supervisor's Livonia Plat, No. 11 located approximately
1,550 feet West of Wayne Road between Ann Arbor Trail and
Joy Road in the Southeast 1/4 of Section 32 bichangedtfrom
RUFB to R-1-B be tabled until April 12, 1955n
IL: give petitioner opportunity to present notarized letters
from owners of Lots 726 and 727, Supervisor's Livonia Plat,
No. 11 giving their consent to the rezoning of their lots.
The chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Hay, seconded by Mr. Lepo and unanimously
carried, it was
#3-97-55 RESOLVED that, Petition No. Z-95 by Jesse M. Cook, Cook
Development Company asking that the zoning classification
of portion of Parcels Ulb, Ula6, Ula2, Ulal, U2b, U2a and
all of Parcel Ula7, Lots 731b, 731a and 730, Supervisor's
Livonia Plat, No. 11 located 600 feet East of the Southern
tip of Levan Road between Ann Arbor Trail and Joy Road in
the Southeast 1/4 of Section 32 be changed from RUFB to
R-1-B be tabled until April 12, 1955 in order to give
petitioner opportunity to present notarized letters from
owners of Lots 726 and 727, Supervisor's Livonia Plat, No.
11 giving their consent to the rezoning of their lots.
The Chairman declared the foregoing resolution adopted.
Mr. Ventura appointed Mr. Karle Steinhoff as a committee of one to contact
owners of Lots 726 and 727,
Su3-pervisor's
and 3Livonia Plat, No. 11 and inform them
of action of Resolution No.
The secretary read petition No. Z-94 by Betty Lou and William T. Bury and
Loretta and Stanley Rudnicki asking that the zoning classification of Lots l0a
310
and lla, Maple Acres Subdivision located on the West side of Wayne Road c.....:
approximately 1,800 feet south of Plymouth Road in the Northwest 1/4
Section 33 be changed from RUFB to R-1—B. Messrs. Bury and Rudnicki were
present.
Mr. Bury stated parcels have same dimensions.
Mr. Harsha stated that as shown on the plot plan, there is 30' access to the
two lots. Stated he did not think commission could approve street 30' wide
as it would become public property and the City would not accept this width
Mr. Salinas stated that it would not have to be a dedicated street.
Mr. Munson stated it would be private road.
Mr. Harsha stated that in effect it is dead end street.
Mr. Hay stated that if it is not a street then commission would almost have
to zone it R-3.
Mr. Munson stated this is not good situation but how else can the land be used.
Mr. Robinson asked whether there are existing homes which would line up with
the four proposed homes. Mr. Rudnicki stated they would be in line with
existing homes.
Mr. Hay asked whether Slatkin Builders tried to buy this property. Mr. Rudnicki
stated they sold some of their land to them but that they did not want rest.
Mr. Rudnicki stated he intended to have Slatkin Builders build homes which
:1
would be more than 1,000 square feet.
No one was present opposed to this petition.
Mr. Ventura asked Mr. Rudnicki the method of sewage disposal. Mr. Rudnicki
stated they have tentative promise from Slatkin Builders to tie into their
sewer.
Mr. Hay stated they would have to have letter from Slatkin.
Upon a motion duly made by Mr. Conway and seconded by Mr. Salinas, it was
#3-98-55 RESOLVED that, pursuant to a Public Hearing having been held on
Petition No. 94 as submitted by Betty Lou and William T. Bury
and Stanley and Loretta Rudnicki for a change of zoning in the
Northwest 1/4 of Section 33 from RUFB to R-1—B the City Planning
Commission does hereby recommend to the City Council that
Petition No. Z-94 be granted, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, the Livonian under date of March 10,
1955 and notice of which hearing was sent to The Detroit Edison
Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele—
phone Company, The Consumers Power Company, City Departments and
petitioner as listed in the Proof of Service.
311
A roll call vote on the foregoing resolution resulted in the following:
AYES: Robinson, Conway, Hay, Greene, Lepo, Steinhoff, Ventura
and Salinas
NAYS: Harsha
The Chairman declared a recess at approximately 10:45 p.m.
The Chairman called the meeting to order at approximately 10:50 p.m. with all
named present at beginning and course of meeting.
Mr. Russell Ashmore read August revision of Plat Act dealing with the dividing
of a lot into more than two parts constituting a subdivision.
The secretary read letter dated March 8, 1955 from V. R. Breidenbach, Lytle
Construction Company requesting approval of preliminary plat of Ann Arbor
Trail Subdivision located on the West side of Hix Road between Ann Arbor Trail
and Ann Arbor Road in the Northwest 1/4 of Section 31. The secretary read
letters dated March 29, 1955 from Hugh Wood, Jr., Chief Inspector and dated
March 28, 1955 from E. S. Michelson, Livonia Public Schools. Messrs. Lytle,
Briedenbach and Menzel were present.
Mr. Harsha, Chairman Plat Committee stated the depth of lots on Ann Arbor
Road have been correctly changed although at least seven other lots are still
undersized. Asked whether the owners of lots or the subdivider will plant
greenbelt.
I[: Mr. Breidenbach stated they are required to plant greenbelt. Also in the
restrictions they have provided that no direct ingress or egress will be
permitted from any lot into Ann Arbor Road.
Mr. Harsha stated with the information they have he is very disappointed with
this proposed plat. Stated commission must know facts.
Mr. Norman Berry, 38660 Ann Arbor Trail stated he had no objections to the
plat as revised.
Mr. Hay suggested they get together with School District regarding their
offer.
Mr. Breidenbach stated as indicated in their letter, they have offered sites.
Upon a motion duly made by Mr. Conway, seconded by Mr. Hay and unanimously
carried, it was
#3-99-55 RESOLVED that, pursuant to a Public Hearing having been held the
City Planning Commission does hereby give approval to the
preliminary plat of Ann Arbor Trail Subdivision located on the
West side of Hix Road between Ann Arbor Trail and Ann Arbor
Road in the Northwest 1/4 of Section 31 subject to the plat be-
ing brought up to specification of Zoning Ordinance, No. 60
(specifically size of some lots) , and
FURTHER RESOLVED, notice of the above hearing was sent to the
abutting property owners, proprietor, City Departments as listed
312
in the Proof of Service and copies of the plat together with C'
notice having been sent to the Building Department, Superintendent
of Public Schools, School Board President, Fire Department and
Members of the Plat Committee.
The Chairman declared the foregoing resolution adopted.
Mr. Ashmore suggested that plat showing corrected size of lots be submitted
to Plat Committee for their initials before plat is submitted to City Council.
Mr. Ventura stated this is placing additional burden on the Plat Committee.
The secretary announced that the next item on the agenda was the proposed
Buckingham Village Subdivision located on the Northwest corner of Schoolcraft
and Inkster Roads in the Southeast 1/4 of Section 24. The secretary read
letters dated March 28, 1955 from E. S. Michelson, Livonia Public Schools and
dated March 29, 1955 from Hugh Wood, Jr., Chief Inspector. Messrs. Joseph
Slavik and Don Geake were present.
Mr. Wood stated his department could not understand the reason for pie—shaped
lots when if squared off they still had required square area.
There was a lengthy discussion regarding the placement of house on Lot as
mentioned by Building Department in their letter. It was ascertained that
house could be placed on this lot and still have sufficient rear yard.
Mr. Geake stated that they showed pie—shaped lots in order to have better
balance of lot sizes.
Mr. Steinhoff stated he would like to know what is to be done about greenbelt.
Mr. Slavik submitted revised plat showing deeper lots only where there is to
be a greenbelt. Stated there is no other change in the plat.
Mr. Wood suggested that plats show where garages will be placed. Mr. Harsha
stated this is subdivider worry and that it is not covered by Zoning
Ordinance, No, 60 but by the Building Code.
Mr. Slavik stated if lot 402 becomes useless they will eliminate one lot and
have large pie—shaped lot. Stated their plan was to have entire section for
cottage type schools.
Mr. Ventura asked the proposed number of schools. Mr. Slavik stated approxi—
mately six schools.
Mr. Arthur to Papke, 14931 Lyons stated he is looking for road so that he can
get out of his property.
It was ascertained that ten cottage type schools would be necessary for the
number of homes to be built. Mr. Munson stated 280 children is a school in
itself.
The secretary again read letter dated March 28, 1955.
Mr. Slavik stated he had met with Mr. Michelson three times and Steve Slavik,
"JI
his brother met with him twice. Stated he had appointment with Dr. Brembeck
Mk
ST3
which was cancelled.
Mr. Robinson asked if there was anyway this commission can aid in these
problems when School Board and subdivider cannot get together.
Mr. Greene stated the School Advisory Committee for the past two years has
recommended that the School Board use cottage type schools and that for some
reason they have been very reluctant to do it. They have been successful in
other areas and it seems a good tentative solution. Stated that when a
builder makes an offer to provide buildings the School Board should do some-
thing too.
Mr. Ventura stated the commission requested written letter from School Board.
Stated he was disappointed with the response.
Mr. Ashmore stated that in his opinion commission needs a little better
cooperation of School Board.
Mr. Ventura stated they have not shown any inclination to use cottage type
schools. Stated if this commission tells School Board to take or leave offer
they might consider this commission is attempting to dictate to them. Stated
if they had set a precedent it might be different.
Mr. Conway stated that they gave Mr. Slavik two choices of which he has agreed
to provide cottage type schools.
Mr. Munson stated that the whole thing sums up in planning. Better to use
cottage type schools now inasmuch as it is not definite where schools will be
located.
Messrs. Salinas and Hay submitted their findings from The Detroit Edison
Company and the Supt. of Mails regarding the correct street names.
Mr. Ventura stated that the entire horseshoe should be all one name.
No one was present opposed to the proposed preliminary plat.
Upon a motion duly made by Mr. Conway, seconded by Mr. Salinas and
unanimously carried, it was
#3-100-55 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby give approval to
preliminary plat of Buckingham Village Subdivision located on
The Nprthwest corner of Schoolcraft and Inkster Roads in the
Southeast 1/4 of Section 24 subject to (1) Lots 401 and 402
being combined as one lot, (2) Names Of streets be as
recommended by the Detroit Edison Company and shown on copy
of proposed plat which has been initialed by Secretary and
Chairman of Commission, (3) All lots be up to size as specified
by Zoning Ordinance, No. 60 and (4) That plat meet with all
sections of Zoning Ordinance, No. 60 and Subdivision Rules and
Regulations, and
1[1: 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
314
i+t..
p-r-
hodomg
with notice having been sent to the Building Department, (7 7:
Superintendent of Schools, School Board President, Fire
Department and Members of the Plat Committee.
The Chairman declared the Foregoing resolution adopted.
**Mr. Hugh Wood, Jr. left meeting at approximately 12:40 a.m.
At approximately 12:42 a.m. Chairman Peter A. Ventura relinquished the Chair
to Vice-Chairman H. Paul Harsha.
Mr. Ventura stated that he would like the record to show that this commission
received and read letter from school board and that the commission did their
utmost to aid the School Board in obtaining proper facilities in the Bucking-
ham Village Subdivision but their letter did not indicate specifically what
their desires were.
Mr. Greene asked whether this commission should have expression from School
Board regarding this.
Mr. Conway stated at one meeting Mr. Michelson talked favorably regarding
cottage type schools.
Mr. Greene stated Mr. Michelson is not School Board and that he would like to
pin school board down.
Mr. Ashmore stated he would make such a request to Mr. Carl J. Thrun, Attorney
School Board on whether they wish this commission to accept cottage type
schools.
Upon a motion duly made by Mr. Hay, seconded by Mr. Conway and unanimously
carried, it was
#3-101-55 RESOLVED that, Mr. Peter Ventura's statement..."that he would like
records to show that this commission received and read letter from
School Board and that the commission did their utmost to aid the
School Board in obtaining proper facilities in the Buckingham
Village Subdivision but their letter did not indicate specifically
what their desires were.. ." be part of the minutes of this
commission.
The Vice-Chairman declared the foregoing resolution adopted.
Vice-Chairman H. Paul Harsha relinquished the Chair to Peter A. Ventura at
approximately 12:47 a.m.
The secretary read petition No. Z-96 by Samuel Hechtman, Practical Builders
Inc. asking for a change of zoning of Parcels %, Wlb and W2 located 300 feet
East of Perkville Road of the South side of Eight Mile Road be changed from
RUFB to R-1-B. Mr. E. L. Jones was present representing the petitioner.
Mr. Jones stated they owned outlots but that at this time they did not know
to what future use outlots would be put to.
Mr. Ventura asked the area of the two outlots. Mr. Jones stated Outlot A -
270' x 250' and Outlot B - 250' x 200' . Mr. Jones stated outlots are not all
3
_ )
usable land and that only about 125 square feet (3 acres) is useable.
Mr. Jones stated he believed the two outlots are excluded from this petition.
Mr. Munson stated he did not know what zoning to suggest for the two outlots.
Mr. Lepo stated there is no business in this area.
Mr. Ashmore stated to protect future property owners, it would be best to
rezone outlots at this time the same as the entire subdivision and that -in
the future they can be rezoned.
Mr. Jones stated he did not think one-family residential was suitable on
Eight Mile Road.
No one was present opposed to this petition.
Upon a motion duly made by Mr. Salinas, seconded by Mr. Lepo and unanimously
carried, it was
#3-102-55 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-96 as submitted by Samuel Hechtman, Practical
Home Builders, Inc. for a change of zoning in the NRrthwest 1/4
of Section 1 from RUFB to R-1-B the City Planning Commission
does hereby recommend to the City Council that Petition No. Z-96
be granted subject to Hearthstone Subdivision, Outlot A- and Out-
lot B being included in this change, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian under date of March 10,
1955 and notice of which hearing was sent to The Detroit Edison
Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone Company, The Consumers Power Company, City Departments
and petitioner as listed in the Proof of Service.
Upon a motion duly made by Mr. Hay, seconded by Mr. Robinson and unanimously
carried, it was:
t of
ees to
the City
#3-103-55 RESOLECouncilDmeetings hafteroApril e n15, 1955mbetattend tabled until April 12,
1955.
The Chairman declared the foregoing resolution adopted.
The secretary read legal notice of Appeal Case No. 130 and 132 through 134
from Robert E. Seelye, Secretary Board of Appeals.
Upon a motion duly made by Mr. Robinson, seconded by Mr. Lepo and unanimously
carried, it was
#3-104-55 RESOLVED that, the matter of part time help for secretary be
tabled until April 12, 1955.
IL: The Chairman declared the foregoing resolution adopted.
)4-
Mr.
Mr. Russell Ashmore read letter dated March 29, 1955 from himself addressed "'
to the Planning Commission regarding interpretation of open air sales in-
cluding a used car lot. Mr. Ashmore stated that if commission would approve
rove
the petition of Robert W. Owens requesting permission to operate a used
lot on a portion of Parcel P2 located on the East side of Middlebelt Road
approximately 200 feet North of Plymouth Road in the Southwest 1/4 of Section
25 the Police Department has requested Mr. Owens to notify their department
before the installation of the lighting system.
Mr. Ventura stated Sergt. Robert Baumgartner, Police Department informed him
his department was not objecting to the used car lot. Stated that he could
not see where the Police Department had jurisdiction over the set back line
of lighting system and that it is the jurisdiction of this commission.
%-#Messrs. Conway and Harsha were excused from meeting at approximately 1:25
a.m.
The secretary read letter dated March 29, 1955 from Sergt. Robert Campbell
and Sergt. Robert Baumgartner, Police Department.
Mr. Hay stated he considered this out of order as this item is not on the
agenda and was tabled at a previous meeting.
Mr. Ashmore suggested the size of building be handled if this commission wants
to. Mr. Ventura stated petition could be approved provided he conform with
ordinance.
*****Mr. Greene was excused from meeting at approximately 1:35 a.m.
Mr. Hay made the following motion which died for lack of support.
RESOLVED that, petition by Robert Owens requesting permission
to operate a used car lot on a portion of Parcel P2 located
on the East side of Middlebelt Road approximately 200 feet
North of Plymouth Road in the Southwest 1/4 of Section 25 be
tabled until April 19, 1955.
Upon a motion duly made by Mr. Salinas and seconded by Mr. Steinhoff, it was
#3-105-55 RESOLVED that, pursuant to a Public Hearing having been held
Mach 15, 1955 the City Planning Commission does hereby grant
the petition of Robert W. Owens requesting permission to
operate a used car lot on a portion of Parcel P2 located on the
East side of Middlebelt Road approximately 200 feet North of
Plymouth Road in the Southwest 1/4 of Section 25 subject to the
letter dated March 29, 1955 from the Livonia Police Department, and
FURTHER RESOLVED, notice of the above hearing was sent to
property owners within 500 feet, petitioner, City Departments
as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Robinson, Lepo, Steinhoff, Ventura and Salinas
NAYS: Hay
Mr. Ashmore presented the matter of Mr. Kenneth Kerbyson's removal of stock
pile of topsoil on West side of Middlebelt and North of Schoolcraft. Stated
this is not a request to scrape additional soil but to remove stock pile
approved by a previous permit.
Mr. Kerbyson stated there are 20,000 yards stock piled.
Mr. Robinson asked if this was to include the removal of windrows. Mr. Kerby-
son stated it was.
Mr. Kerbyson stated he had 1/2 acre to push and that after that they are
finished.
Mr. Ashmore stated bond should be set to cover stock pile only.
Mr. Salinas asked whether this shouldn't be presented at a Public Hearing.
Mr. Ashmore stated there are just two permits to be renewed, this one of
Kerbyson's and the one by Mr. Mancuso.
Upon a motion duly made by Mr. Steinhoff and seconded by Mr. Robinson, it was
#3-106-55 RESOLVED that, renewal of Permit No. 6 by Kenneth Kerbyson
to remove stock pile located on the West side of Middlebelt
Road and North of Schoolcraft Road be approved and that a
bond be posted for the number of acres (six) involved, and
FURTHER RESOLVED, that a performance bond be fixed on the
above renewal at $2,400.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Robinson, Lepo, Steinhoff, Ventura and Salinas
NAYS: Hay
Mr. Ventura stated that at the study meeting March 22, 1955 Mr. Munson
brought up the matter that instead of his attending these meetings that he
could serve City better by putting time in on planning and that in this way
this commission could get more use of its money. Stated that Mr. Munson will
continue to make recommendations in written form but will not attend meetings
unless requested to.
Mr. Munson stated that he would like to attend meetings from time to time to
keep in touch with things.
It was agreed by those present that this commission would follow Mr. Munson's
suggestion.
318
On a motion duly made, seconded and unanimously adopted, this Public Hearing ,
of the City Planning Commission was duly adjourned at 1:45 a.m., March 30,
1955.
Rufino lines, Secretary
§7§f
ATTESTED:
Peter P. Ventura, Chairman -
s
H �1 v
aul Hars , Vice-Chairman