HomeMy WebLinkAboutPLANNING MINUTES 1955-06-07 MINUTES OF A PUBLIC HEARING
OF THE CITY PLANNING C OMMISS ION
On June 7, 1955 the above meeting was held by the City Planning Commission of
the City of Livonia at the City Hall, 33001 Five Mile Road, Livonia,
Michigan. Chairman Peter A. Ventura called the Public Hearing to order at
approximately 8:04 p.m.
Members present: William Robinson Earle Steinhoff H. Paul Harsha
Edwin Conway Dallas F. Hay Peter A. Ventura
Daniel Lepo Rufino Salinas
Members absent: *Robert L. Greene
Approximately 15 people were present.
The secretary read petition dated April 18, 1955 by Rev. Glenn E. Baumann,
Pastor, St. James Evangelical & Reformed Church requesting permission to
build church on Outlot B, Cooperspoon Subdivision located on the Southwest
corner of West Chicago and Henry Ruff Roads in the Southwest 1/4 of Section
35. The secretary also read letter dated May 31, 1955 from Calvin Roberts,
Chief Livonia Fire Department. Rev. Glenn E. Beumann and Rev. Walter Press
were present.
Lieutenant Bob Perry, Livonia Fire Department arrived at meeting at approxi-
mately 8r07 p.m.
Rev. Baumann submitted for commission's inspection plot plan of proposed
location and water color drawing of a church in St. Claire Shores similar in
architecture to the one they propose to build at this location. Rev. Baumann
stated the position of the building as shown on plot plan runs up to
existing easement. Petitioner stated parcel has 1252.5' ,frontage (18
regular city lots of which the plot uses all but five).
Mr. Salinas asked whether West Chicago Road has been dedicated. Rev. Baumann
submitted blue print of Cooperspoon Subdivision in which it showed that West
Chicago Road had been dedicated.
*Mr. Robert L. Greene arrived at meeting at approximately 8:16 p.m.
Mr. Hay asked whether church would be completed before occupancy. Rev. Bau-
mann stated plot plan does not provide for basement. Petitioner stated they
intended to build half the building (educational building) and then
sanctuary.
Mr. A. Douglas, 30309 West Chicago Road stated he has nothing against a
church but that he did not wish to live next to one andthat he did not
believe this is a good location. Stated he knew of several in the neighbor-
hood who were opposed to a church at this location.
Rev. Baumann stated they made a spot survey in the area in which they. covered
every fourth house of which there were 100 families interested in a church of
this denomination.
Mrs. A. Douglas, 30309 West Chicago Road stated he personally talked to some
of her neighbors, many of which were opposed to church at this location.
Stated they were supposed to be at this meeting tonight. Stated at first
people in back of proposed church were opposed but that they are concerned
over the water situation (water standing in their back yards) that they
decided a church would be better than vacant property. Stated traffic and
parking would be problem.
Mr. Ventura stated that under the ordinance they are required to provide
parking.
Mr. Douglas asked when church is to go into actual construction and will the
school be used temporarily. Rev. Baumann stated it has not been decided
whether they will use school but that they have talked about it. Petitioner
stated church will not be built for another year.
Mr. Harsha stated parking lot should be separated from the residential
section by greenbelt. Rev. Baumann pointed out to commission that they do
show greenbelt on plot plan.
Chairman Peter A. Ventura relinquished Chair to Vice-Chairman H. Paul Harsha
at approximately 8:32 p.m.
Upon a motion duly made by Mr. Conway, seconded by Mr. Greene and unanimously
carried, it was
#6-181-55 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant the petition
by Rev. Glenn E. Baumann, Pastor, St. James Evangelical &
Reformed Church requesting permission to build church on Out-
lot B, Cooperspoon Subdivision located on the Southwest
corner of West Chicago and Henry Ruff Roads in the Southwest
1//4 of Sectioa 35, and
FURTHER RESOLVED, notice of the above hearing was sent to
property owners within 500 feet, petitioner and City Depart-
ments as listed in the Proof of Service.
The Vice-Chairman declared the foregoing resolution adopted.
•
Vice-Chairman H. Paul Harsha relinquished the Chair to Chairman Peter A.
Ventura at approximately 8:35 p.m.
The secretary read petition by Chester W. Halstead, Treasurer, Livonia Baptist
Church requesting permission to erect church on Lots 17 and East 30 feet of
Lot 16, Wolfe Gardens Subdivision located on the North aide of Schoolcraft
Road approximately 1,000 feet East of Farmington Road in the Southwest- 1//4 of
Section 22. The secretary also read letter dated May 31, 1955 from Calvin
Roberts, Chief Livonia Fire Department. -
Mr. Howard Middlewood, Building Inspector arrived at meeting at approximately
8:36 p.m.
Mr. Chester W. Halstead stated first section of proposed church would be 50' x
80' and that recreation area will be for church activities. Stated there
will be 400 seats and that they are providing for 100 cars which parking
facilities can be expanded if required. Petitioner stated the proposed church
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will be located 500' from Mason's Cafe on the opposite side of the street.
Stated the type of building will be brick front with side drive and car
port. Stated there will be a basement. Stated they do not intend to use
basement before church is constructed. Stated they now hold church services
in Rosedale School.
Mrs. Beatrice Fowles, 32700 Schoolcraft Road stated she represented Mrs. Fred
Fielder and Mrs. Frank Salts. Stated they have no objection to church but do
not think this church is properly located as it is proposed to be built in
the middle of the block. Stated there is a traffic condition there now and
that this will create more of a traffic hazard. Stated if it would be built
on corner, it would be different situation. Stated the people as a whole
in this community would not be served by this church at this location.
Mr. Edward Golnick, 32901 Schooloraft Road stated that in an area such as this
without sidewalks, many of the people will arrive in cars which would mean
additional traffic.
Mrs. Frank Zemboy, 32950 Schoolcraft Road (property abntts West side of
church property) stated as shown on plot plan proposed driveway will be next
to theirs which will not give them much privacy.
Yrs. Fred Fielder, 32720 Schoolcraft Road stated she would like peace and
quiet and that this is not a good location for church.
Mr. Greene asked whether petitioner had talked to any of these people in
order to obtain their opinion. Mr. Halstead stated Rev. Willard Martin
visited some of the people in area.
It was ascertained that Rev. Martin talked to some of the people in the area
but that he did not give any specific location of the proposed site.
Mr. Lepo asked whether the church has bought the property. Mr. Halstead
stated they had.
Mr. Greene asked in view of the objection of the immediate neighbors, what
the possibility would be to sell property and buy another site. Mr. Hal—
stead stated he could not answer that question. Stated that an institution
of this type that would help young folks he could not see why there would be
objection.
Mr. Harsha stated that it seemed to him that if a person were investing in
real estate that he would know before hand what property could be used for.
Stated time to come before this commission is when they have option.
Rev. Willard Martin stated he talked to Mayor Hartom and Russell Ashmore,
City Attorney who stated churches were permitted in residential area and
that from that information they went ahead. Stated he had names and
addresses of people who answered their door when he made survey and that he
told them it would be in this general area.
Yr. Ventura asked whether Rev. Martin was given reasonable assurance by
anyone that this church would be approved. Rev. Martin stated he talked to a
gentlemen out front and was assured that he could not see any reason why it
would not be approved.
Mr. Ventura stated in his opinion people who purchased land were a little
presumptuous.
Mr. Hay stated that at the cost of this land, it will undoubtedly be a church
or something of this type.
Mrs. Knowles stated there are good sized lots being used for residential
purposed there now.
Mr. Greene stated to Rev. Martin that in his opinion it is very important
that they have the sympathy of the community and that when there is hostility
it is not pleasant for church.
Rev. Martin stated they did their best to determine that.
Mr. Lepo asked the number notified of this hearing. The secretary
stated according to Proof of Service approximately 60 property owners were
notified.
Mrs. Frank Seitz stated Mrs. Brooks objected to church but that she could not
be present.
Upon a motion duly made by Mr. Salinas and seconded by Mr. Steinhoff, it was
#6-182-55 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant the petition '
of Chester Halstead, Treasurer, Livonia Baptist Church request-
ing permission to erect church on Lots 17 and East 30 feet of
Lot 16, Wolfe Gardens Subdivision located on the North side of
Schoolcraft Road approximately 1,000 feet East of Farmington
Road in the Southwest 1/4 of Section 22, and
FURTHER RESOLVED, notice of the above hearing was sent to
property owners within 500 feet, petitioner and City Depart-
ments as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Robinson, Conway, Steinhoff, Lepo, Hay and Salinas
NAYS: Greene, Harsha and Ventura
The Chairman called a recess at approximately 9:00 p.m.
The Chairman called the meeting to order at approximately 9:15 p.m. with all
present at beginning and course of meeting.
The secretary announced that the next item on the agenda was application T22
by George Cummins requesting permission to remove sand from Parcel M1 located
on the South side of Five Mile Road approximately 1,325 feet West of Fairlane
Road in the Northwest 1/4 of Section 21. The secretary read letters dated
May 4, 1955 from W. R. McCary, Supt. of Public Works and dated June 7, 1955
from Sergeant Robert Baumgartner, Livonia Police Department. Mr. Clarence
Charest, Attorney, 33636 Five Mile Road was present.
Mr. Charest stated this property is immediately adjoining the Harold Long Farm
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from which farm Mr. Cummins removed sand. Stated Mr. Cummins completed
operation two or three months ago. Stated they intended to remove sand to
same grade as Harold Long Farm.
Mr. Robinson, Chairman Topsoil Committee stated survey does not show
elevation of road; therefore no relation of field and road.
Mr. Charest stated they will be taking sand off back five or six acres.
Mr. Steinhoff asked whether bond on Harold Long Farm has been released.
Mr. Charest stated they requested that it be released today.
Mr. Ventura stated that previously he has made request that this bond not be
released and that it be forfeit. Stated Harold Long Fara is below grade and
that permit covers small portion of area that was stripped.
Mr. Charest stated General Motors went into this location before Mr. Cummins.
Stated they set the grade that Mr. Cummins followed. Stated at this time,
he did not think there is anything wrong with site.
Mr. Robinson stated he has not seen survey on Harold Long Farm but that it
appears to be low.
Mr. Harsha stated bench mark as shown on survey should be some known location.
Mr. Ventura read portion of Section 4.13, Zoning Ordinance, No. 60 "...No sand,
soil, clay, gravel or similar material shall be removed below the normal
building grade as established from the nearest existing or proposed street, by
the Department of Public Works..."
Chairman Peter A. Ventura relinquished Chair to H. Paul Harsha, Vice-Chairman
at approximately 9:25 p.m.
Mr. Ventura stated he would recommend that before this Commission takes any
action that Commission as a whole, visit location requested in Application
TA2 and former operation (Harold Long Farm).
Mr. Charest stated Mr. Wood was out at location himself and that he thought he
approved it at that time. Mr. Ventura stated application has to be investigated
by the Department of Public Works and the Planning Commission.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Steinhoff and
unanimously carried, it was
#6-183-55 RESOLVED that, Application TA2 by George Cummins requesting
permission to remove sand from Parcel M1 located on the South
side of Five Mile Road approximately 1,325 feet West of-Fair-
lane
f Fair-
lane Road in the Northwest 1/4 of Section 21 be tabled until
July 19, 1955 in order that members of this Commission have
opportunity to visit this location and location of former
'operation and that petitioner be afforded opportunity to sub-
mit topographic survey which shows grade of land in relation
to grade of Five Mile Road.
The Vice-Chairman declared the foregoing resolution adopted.
404
Mr. Charest stated he would appreciate consideration being given to this
application being presented to commission before July 19, 1955.
Vice-Chairman H. Paul Harsha relinquished Chair to Chairman Peter A. Ventura
at approximately 9:30 p.m.
Upon a motion duly made by Mr. Robinson and seconded by Mr. Hay, it was
#6-184-55 RESOLVED that, after reconsideration Application TA2 by
George Cummins requesting permission to remove sand from
Parcel M1 located in the Northwest 1/4 of Section 21 be
tabled until June 21, 1955 instead of July 19, 1955 as
stated in Resolution No. 6-183-55.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Robinson, Conway, Greene, Hay, Harsha and Salinas
NAYS: Steinhoff, Lepo and Ventura
The secretary read petition by Mrs. Rose Wilson and Arthur E. Whipple requesting
permission to erect "Type EH Texas Company" gas and oil station on portion of
Parcel L located on the Southeast corner of Plymouth and Levan Roads in the
Northeast 1/4 of Section 32. The secretary also read letter dated May 31,
1955 from Calvin Roberts, Chief Livonia Fire Department. Mr. Arthur Whipple
was present.
Mr. Whipple stated Mrs. Wilson owned property (44 acres) for more than 40
years. Stated at this time he did not have letters of approval from State
and County Highway Commission as they do not have proper width of road.
Chairman Peter A. Ventura relinquished Chair to H. Paul Hershel, Vice-Chairman
at approximately 9x36 p.m.- at which time he was excused.
Mr. Fred Creger, representing the Texas Company, assured Commission that this
would be a company station and would be operated as such.
Mr. Salinas asked the basis of selection of station locations. Mr. Creger
stated they are selected (1) traffic count, (2) lack of representation in a
certain area, (3) lack of other company stations in area and (4) growth of
population.
Mr. Ventura returned to meeting at approximately 9:37 p.m. at which time he
resumed the Chair.
Mr. Creger stated station would cost $30,000 and that property is 100' x 100' .
Mr. Ventura referred to statement in petition "...A similar Oil Station con-
struction by the said "Texas Company" has been recently passed upon by your
Honorable Body on the Inkster Road..." Mr. Ventura stated this Commission
denied this particular station and that it should be corrected in petition.
Mr. Whipple stated forms have been sent to Mr. William L. Marvin, Michigan
State Highway Commission and he was assured that they would be returned before
this meeting. Stated he would be willing to do anything he could to obtain
letters.
4itt
Mr. Steinhoff stated there are two stations within 200' of this location and
that location is a bad spot in relation to ingress and egress to Ford Motor
Company parking lot.
Mr. Creger stated property is zoned business and that almost anything would
have some bearing on Ford Motor Company traffic. Stated some of the workers
will leave their cars during the day and over-night for service.
Mr. Steinhoff asked if there will be sufficient parking area to take care of
cars left during the day for service.
Mr. Creger stated there is room for more than 15 cars.
Mrs. Ida M. Lovell, 36441 Plymouth objected to petition as the corner is
traffic hazard now. Stated she has a drive-in restaurant 200' from the
corner of Levan Road.
Mr. Charles Brown, 36Q49 Plymouth Road stated area is zoned C-2 for depth of
150' and that in his opinion 50' would be left useless. Felt that they
should use entire 150' .
There was a lengthy discussion regarding petition previously submitted by
Mr. Brown for change of zoning and the result of this request.
Mr. Harsha stated plot plan is incorrect and should be corrected. Mr. Whipple
stated revised plot plan has been sent to State Highway Commission for their
approval.
Upon a motion duly made by Mr. Salinas, seconded by Mr. Lepo and unanimously
carried, it was
#6-185-55 RESOLVED that, petition by Mrs. Rose Wilson and Arthur E.
Whipple requesting permission to erect "Type EM Texas
Company" gas and oil station on portion of Parcel L located
on the Southeast corner of Plymouth and Levan Roads im the
Northeast 1/4 of Section 32 be tabled until June 21, 1955
in order to give petitioners opportunity to obtain letters
from State Highway Department and Wayne County Commissioners
and also to present a revised plot plan.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Greene, seconded by Mr. Salinas and
unanimously carried, it was
#6-186-55 RESOLVED that, Commission depart from Regular order of
agenda in order to give Mr. Joseph Slavik opportunity
to present final plat of Buckingham Village Subdivision
No. 1.
The Chairman declared the foregoing resolution adopted.
The secretary read letters dated June 6, 1955 from Stephan F. Slavik, Rouge
Building Company, dated May 27, 1955 addressed to Mr. Joseph Slavik, Rouge
Building Company from Marie W. Clark, City Clerk and dated June 7, 1955 from
Marie W. Clark, City Clerk. Mr. Joseph Slavik was present.
40(3
Mr. Slavik stated that there has not been any changes made since approval of
preliminary plat except that they did lose a few lots.
Upon a motion duly made by Mr. Salinas, seconded by Mr. Hay and unanimously
*ail
carried, it was
#6-187-55 RESOLVED that, final plat of Buckingham Village Subdivision,
No. 1 located in the Southeast 1/4 of Section 24 be given
final approval, and
FURTHER RESOLVED, inasmuch as it appears on the records that
tentative approval of said proposed plat was given by the
City Planning Commission April 1 and May 19, 1955; and it
further appearing that said proposed plat together with the
plans and specifications for improvements therein have been
approved by the Department of Public Works under date of
May 18, 1955; and it further appearing that a bond in the
amount of $271,500 to cover the installation of improvements
has been filed in the office of the City Clerk under date of
June 6, 1955; such bond having been approved by Russell Ash-
more, City Attorney on June 7, 1955 it would therefore appear
that all the conditions necessary to the release of building
permits have been met and the Building Department is hereby
so notified.
The Chairman declared the foregoing resolution adopted. •
Lieutenant Bob Perry left meeting at approximately 10:15 p.m.
The Secretary read letter dated May 24, 1955 from Mayor Elbert M. Hartom
addressed to Zoning Board of Appeals regarding their letter dated May 6, 1955
with reference to Appeal Case No. 135 and No. 139.
The secretary read letter dated May 27, 1955 from Russell Ashmore regarding
amendment to Petition No. Z-71 as submitted by Jesse M. Cook.
Mr. Ventura suggested that commission have opinion from 'A1be Munson that
amendment is correct.
The secretary read resolution adopted November 23, 1954 granting Petition No.
Z-71 as submitted by Mr. Jesse M. Cook.
Mr. Hay suggested that a resolution be forwarded to City Council that Zoning
Ordinance No. 94 be corrected as amended by Mr. Jesse M. Cook.
Upon a motion duly made by Mr. Lepo, seconded by Mr. Conway and unanimously
carried, it was
#6-188-55 RESOLVED that, City Planning Commission accept amendment to
Petition No. Z-71 as submitted by Jesse M. Cook in letter
dated April 12, 1955 and approved by Russell Ashmore, City
Attorney under letter dated May 27, 1955, and
FURTHER that, above letters to referred to City Council.
The Chairman declared the foregoing resolution adopted.
4 $
Upon a motion duly made by Mr. Hay and seconded by Mr. Robinson, it was
#6-189-55 RESOLVED that, Inter-Departmental Transfer Na. 700 dated
June 1, 1955 in the amount of $70.16 be forwarded to the
proper department for payment.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Robinson, Conway, Greene, Steinhoff, Lepo, Hay,
Harsha, Ventura and Salinas
NAYS: None
Upon a motion duly made by Mr. Steinhoff, seconded by Mr. Conway and
unanimously carried, it was
#6-190-55 RESOLVED that, minutes of meetings March 15, March 22, March 29
and April 12, 1955 be approved as presented.
The Chairman declared the foregoing resolution adopted.
Mr. Hay stated that he and his committee (Messrs. Harsha and Robinson) met
with Mr. Albe Munson regarding revised zoning map and that at this time it was
suggested by Mr. Munson that North and South and East and West streets being
shown continued through the undeveloped land by dotted lines be shown on
another map rather than revised zoning map as it would be less confusing.
There was a discussion whether Mr. Munson should be paid for his work on the
reviled zoning map at which it was concluded that it would be wise to wait
until the map is finished.
Mr. Lepo drew to commission's attention that an article appeared in The
Detroit News (June 7, 1955) in which it gave the decisions of some cases be-
fore the Supreme Court.
Mr. Harsha asked when the hearing would be held on the drive-in theaters.
It was established that the hearing would be held in the near future and that
Mr. Albe Munson's report has been prepared.
On a motion duly made, seconded and unanimously adopted the Public Hearing
was adjourned at approximately 10:45 p.m., June 7, 1955.
ff ,
nufino alines, Secretary
ATTESTED:
Ager- `✓ .
Peter A. Ventura, Chairman
H.N?qco
ul Hardha, Vice- Chairman