HomeMy WebLinkAboutPLANNING MINUTES 1956-03-06 171
MINU'TS OF A PUBLIC HEARING
OF THE CITY PLANNING COMMISSION
On March 6, 1956 the above meeting was held by the City Planning Commission
at the City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Fred A. Lotz
presided as Chairman pro tem in the absence of Messrs. William R. Robinson
and Karle Steinhoff. Mr. H. Paul Harsha presided as secretary pro tem.
Chairman pro tem Fred A. Lotz called the Public Hearing to order at approxi-
mately 8:11 p.m.
Members present: Peter A. Ventura H. Paul Harsha *** Dallas F. Hay
Robert Miller Fred A. Lotz
Members absent: `Robert L. Greene
**William R. Robinson
***Karle Steinhoff
Daniel Lepo
Lieutenant Bob Perry, Livonia Fire Department; Donald Wilson, Chief Inspector,
and W. R. McCary, City Engineer were present together with approximately 35
people attending the Public Hearing.
The secretary read petition dated January 25, 1956 from Edna Bierkamp,
President, Lt. L. J. Owens Auxilary to Post 3941, V.F.W. requesting
permission to hold carnivals (1) Beginning April 20 and ending April 29, 1956
on a portion of Parcel Alal located on the South side of Grand River Avenue
approximately 250 feet East of Deering Avenue in the Northeast 1/4 of Section 1
and (2) Beginning September 14 and ending September 23, 1956 on Lots 1727
through 1740 and 1800 through 1813, Rosedale Gardens Subdivision, No. 9
located on the South side of Plymouth Road approximately 900 feet East of
Farmington Road in the Northwest 1/4 of Section 34. Mrs. Edna Bierkamp was
present.
Mr. George D. Haller, City Attorney, arrived at meeting at approximately 8:12
p.m.
Mrs. Bierkamp submitted copy of letter dated March 5, 1956 addressed to Mr. N.W.
Berry, National Bank of Detroit, from George E. Harmon, Chief, Livonia Police
Department, regarding parking facilities. The secretary read letter as sub-
mitted by Mrs. Bierkamp.
No one was present objecting to petition as presented.
No one else was present in favor of petition as presented.
The secretary read letter dated February 29, 1956 from Calvin Roberts, Chief
Livonia Fire Department.
Mrs. Bierkamp stated an insurance policy has been secured to cover accidents
that might occur on the grounds during the carnival.
Mr. Hay asked Mrs. Bierkamp whether or not it would be possible to hold
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carnival at the Grand River location without the approval of The National
Bank to use their parking lot. Mrs. Bierkamp stated they have permission to
use Deering Avenue.
***Mr. Karle Steinhoff arrived at meeting at approximately 8:19 p.m.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Miller, it was
#3-87-56 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant the petition
by Mrs. Edna Bierkamp, President, The Lt. L.J. Owens Auxilary
to Post 3941, V.F.W. requesting permission to hold carnival (1)
Beginning April 20 and ending April 29, 1956 on a portion of
Parcel Alal located on the South side of Grand River Avenue
approximately 250 feet East of Deering Avenue in the Northeast
1/4 of Section 1 and (2) Beginning September 14 and ending
September 23, 1956 on Lots 1727 through 1740 and 1800 through
1813, Rosedale Gardens Subdivision, No. 9 located on the South
side of Plymouth Road approximately 900 feet East of Farminton
Road in the Northwest 1/4 of Section 34, 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.
Mr. Harsha suggested approval be given subject to letter being received from
Mr. N. W. Berry, The National Bank of Detroit, regarding parking facilities
Mr. Hay suggested approval also be subject to conformity with rules and
regulations of Fire Department, Police Department and other city regulations.
Mr. Ventura stated the matter before this Body is to grant or deny permission
to hold carnival as requested and that in his opinion the proper departments
will see that petitioner conforms to regulations of City.
Mr. Hay stated carnivals have been approved with these provisions in the past.
**Mr. William Robinson arrived at meeting at approximately 8:22 p.m.
A roll call vote on Resolution No. 3-87-56 resulted in the following:
AYES: Ventura, Miller, Hay, Harsha and Lotz
NAYS: None
NOT VOTING: Steinhoff and Robinson
At approximately 8:23 p.m. Chairman pro tem Fred A. Lotz relinquished the
Chair to Chairman William R. Robinson and at approximately the same time
Secretary pro tem H. Paul Harsha relinquished the secretarial position to
Fred A. Lotz.
The Secretary announced that the next item on the agenda was Petition No. Z-134a
by Ernest P. LaJoie, et al requesting that the zoning classification of
Parcel 32A located on the South side of Plymouth Road approximately 2,250 feet
East of Levan Road in the Northeast 1/4 of Section 32 be changed from RUFB to
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R-1A. The secretary read letter dated February 17, 1956 from Calvin Roberts,
Chief Livonia Fire Department. Mr. LaJoie was present.
Mr. Ventura asked whether Commissioners had read Mr. Munson's recommendation
dated February 21, 1956 regarding the depth of the proposed C-2 District.
Mr. LaJoie stated petition reads approximately 330 feet in order that City
Engineer can affix C-2 District line to correspond with existing C-2 District
line East of Yale Avenue.
Mr. Irvin Hermanoff, Secretary, Harry Slatkin Builders, Inc. stated in his
petition (Petition No. Z-149) he requests C-2 District be 297 feet deep which
will conform with existing C-2 District East of Yale Avenue.
Mr. Ventura asked Mr. LaJoie whether it is his intent to pave Yale Avenue.
Mr. LaJoie stated he will do whatever the City requires. Stated they own
property on both sides of Yale Avenue. Mr. Ventura asked Mr. LaJoie whether
he intended to dedicate Yale Avenue for the full width. Mr. LaJoie stated he
did.
Upon a motion duly made by Mr. Miller, seconded by Mr. Ventura and unanimously
carried, it was
#3-88-56 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-134a as shbmitted by Ernest P. LaJoie, et al
for change of zoning in the Northeast 1/4 of Section 32 from
RUFB to C-2 and R-1-A the City Planning Commission does hereby
recommend to the City Council that Petition No. Z-134a be
granted and that requested depth of the C-2 District conform
with existing C-2 District located on the East side of Yale
Avenue, and
FURTHER RESOLVED, notice of the above hearing was published in
the officeial newspaper, The Livonian, under date of February 16,
1956 and notice of which hearing was sent to The Detroit Edison
Company, The Consumer Power Company, Chesapeake & Ohio Railway
Company, Michigan Bell Telephone Company and petitioner as
listed in the Proof of Service.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition No.
Z-138a by Fred and Celia Schmidt and Local 182, UAW-CIO Building Corporation
requesting that the zoning classification of portion of Parcel 32B located on
the South side of Plymouth Road approximately 2,025 feet East of Levan Road
in the Northeast 1/4 of Section 32 be changed from RUFB to C-2. Parcel also
known as 35603 Plymouth Road. The secretary commented that the letter dated
February 17, 1956 from Calvin Rcb erts, Chief Livonia Fire Department is
similar to the letter read regarding Petition No. Z-134a. Mr. Winston L.
Livingston, Attorney, 34z6 Cadillac Tower, Detroit 26 and Mr. Louis C. Lekar,
Secretary to Local 182, UAW-Cio were present.
Mr. Livingston stated it is their desire to leave back portion zoned RUFB.
Mr. Frank Gokay, 35552 Parkdale, stated the back portion of property to the East
will now be zoned R-1 and that if Petition No. Z-149 is granted that back
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portion of property to the West will also be zoned R-l. Stated the rear of
this parcel should also be zoned r-1 in order to keep this area uniform.
r:
Mr. LaJoie stated he discussed this matter with Yr. Livingston and that it is
his brief experience that an organization of this type is cooperative. Stated
they have not made up their mind and they are not in a position to act for
reasons of their own. Stated it would be desirable if the back portion of
parcel could be zoned R-1 at some future date.
Mr. Irvin Hermanoff suggested the Commission on its own motion request back
portion of this parcel be zoned R-l.
Mr. Steinhoff asked Mr. Livingston whether organization had some use for this
back portion. Mr. Livingston stated it is a question of their not being
approached by a builder. Stated organization is not in the business of
residential development and do not wish to get involved. Stated that if in the
future they receive offer for back portion they would expect buyer to petition
to have parcel rezoned to R-l. Stated at present time they are only interested •
in the frontage. Stated he supposed back portion would remain vacant and that
question of this portion should not be injected.
•
Mr. Ventura stated if back portion was rezoned to R-1, it would not have to be
developed.
Mr. Lekar stated if back portion remains RUF then City Planning Commission and
City would have some control over it.
Mr. Lotz asked Mr. Lekar whether in his opinion having property rezoned to R-1
now would make area more desirable to prospective buyer.
•
Mr. robinson stated he is very much opposed to petition in its present form
and that it would leave a definite spot zone.
•
Mr. Livingston stated organization is a political organization and responsible
to its membership. Stated parcel was purchased for union ha1..1_. Stated there is
a union election soon and the membership might question motive of officials
requesting such a change. Stated he could see no objection if the City Planning
Commission on their own motion requests back portion be changed to R-1 but that
C-2 District as requested should not be denied. Stated they do not want to
initiate R-1 change of zoning as such.
Mr. Hay asked Mr. Livingston whether he would be authorized to amend petition
without taking it before the local. Mr. Livingston stated he would not have
that authority but that the officials are present at this hearing and they
have the authority.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Hay and unanimously
carried, it was
#3-89-56 RESOLVED that, Petition No. Z-138a as submitted by Fred and
Celia Schmidt and Local 182, UAW-CIO Building Corporation
requesting change of zoning in the Northeast 1/4 of Section
32 from RUFB to C-2 be tabled temporarily.
The Chairman declared the foregoing resolution adopted and called a recess at
approximately 8:47 p.m.
*Mr. Robert L. Greene arrived at meeting at approximately 8:55 p.m.
The Chairman called the Public Hearing to order at approximately 9:00 p.m.
with all present as named as beginning and course of meeting.
Upon a motion duly made by Mr. Harsha and seconded by Mr. Lotz, it was
#3-90-56 RESOLVED that, Petition No. Z-138a as submitted by Fred and
Celia Schmidt and Local 182 UAW-CI0 Building Corporation
requesting change of zoning in the Northeast 1/4 of Section
32 from RUFB to C-2 be removed from the table.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Harsha, Hay, Steinhoff, Robinson and Lotz
NAYS: None
NOT VOING: Greene
The secretary read recommendation dated February 21, 1956 from Albe Munson,
Planning Consultant regarding Petition No. Z-138a.
Mr. Livingston stated that in view of Mr. Munson's recommendation, he would
like to amend Petition No. Z-138a to read that the back portion of Parcel 32B
be rezoned from RUFB to R-1-A.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Hay, it was
#3-91-56 RESOLVED that, Mr. Winston L. Livingston, Attorney, be allowed
to verbally amend Petition No. Z-138a as submitted by Fred
and Celia Schmidt and Local 182, UAW-CI0 Building Corporation
for change of zoning in the Northeast 1/4 of Section 32 to
read that the remainder of Parcel 32B be rezoned from RUFB to
R-1-A to conform with zoning to the East.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Harsha, Hay, Steinhoff, Robinson and Lotz
NAYS: None
NOT VOTING: Greene
No one was present objecting to petition as presented and as amended.
Upon a motion duly made by Mr. Ventura and seconded by Yr. Harsha, it was
#3-92-56 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-138a as submitted by Fred and Celia Schmidt
and Local 182, UAW-CIO Building Corporation for a change of
zoning in the Northeast 1/4 of Section 32 from RUFB to C-2
and R-1-A the City Planning Commission does hereby recommend
to the City Council that Petition No. Z-138a, as amended be
granted and that requested depth of the C-2 District conform
with existing C-2 District located on the East side of Yale
Avenue, and
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FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian, under date of
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February 16, 1956. and notice of which hearing was sent to
The Detroit Edison Company, Chesapeake & Ohio Railway Company,
Michigan Bell Telephone Company, The Consumer Power Company,
City Departments and petitioners as listed in the Proof of
Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Harsha, Hay, Steinhoff, Robinson and Lotz
NAYS: None
NOT VOTING: Greene
The secretary announced that the next item on the agenda was Petition No. Z-149
as amended as submitted by Harry Slatkin Builders, Inc. and Fred and Pauline
Eberhardt requesting that the zoning classification of Parcels 32C and 32D
located on the South side of Plymouth Road approximately 1,325 feet East of
Levan Road in the Northeast 1/4 of Section 32 be changed from RUFB to C-2 and
R-1-A. Mr. Irvin Hermanoff, Secretary, Harry Slatkin Builders, Inc. was present.
The secretary read description of area to be rezoned C-2 and R-1-A as stated
in original petition.
Mr. Hermanoff stated the South line of the requested C-2 zone will conform
with the C-2 zone that is established on the East side of Yale Avenue.
No one wasresent objectingto
P petition as presented and as amended.
No bne else was present in favor of petition as presented and as amended.
Mr. Hermanoff stated it is a matter of record that Harry Slatkin Builders, Inc.
will dedicate half of Arthur Avenue (East 1/2) and pave same the full length
to South side of Plymouth Road.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Lotz, it was
#3-93-56 RESOLVED that, pursuant to a Public Hearing having been held
on February 7, 1956 on Petition No. Z-149, as amended as
submitted by Harry Slatkin Builders, Inc. and Fred and
Pauline R. Eberhardt for change of zoning in the Northeast
1/4 of Section 32 from RUFB to C-2 and R-1-A the City Planning
Commission does hereby recommend to the City Council that
Petition No. Z-149, as amended be granted and that requested
depth of the C-2 District conform with existing C-2 District
located on the East side of Yale Avenue, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian, under date of
January 19, 1956 and notice of which hearing was sent to The
Detroit Edison Company, Michigan Bell Telephone Company,
Chesapeake & Ohio Railway Company, The Consumer Power Company
City Departments and petitioners as listed in the Proof of
Service.
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A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Harsha, Hay, Steinhoff and Lotz
NAYS: None
NOT VOTING: Greene and Robinson
The secretary announced that the next item on the agenda was the proposed
Kirsh Subdivison located on the South side of Ann Arbor Trail approximately
200 feet West of Wayne Road in the Southwest 1/4 of Section 33. The secretary
read petition dated February 6, 1956 from Harry Kirsh, Kirsh Construction
Company; letters dated February 27, 1956 from Calvin Roberts, Chief Livonia
Fire Department and dated March 2, 1956 from Donald Wilson, Chief Inspector,
Mr. Harry Kirsh and Mr.Glenn Grossman, Attorney, were present.
Mr. Donald Wilson temporarily left meeting at approximately 9:14 p.m.
Mr. Steinhoff, member of the Plat Committee stated (1) there is a lack of
dimensions shown on corner lots (Lots 20,21,22,23,24,38 and 42); (2) there is
a lack of easements for utilities and (3) lots on Joy Road are not deep enough
to permit a service road and island as now required on mile roads.
Mr. Donald Wilson returned to meeting at approximately 9:15 p.m.
Mr. Irving Geer, 35100 Ann Arbor Trail stated he has not had an opportunity
to study plat, but that as far as he knows he is not opposed to proposed sub-
division.
Mr. Hay asked the reason for the outlot. Mr. Kirsh stated area is zoned C-2.
Mr. Robinson asked Mr. McCary whether he has available a map showing the exact
zoning in area. Mr. McCary stated he did not.
Mr. Grossman stated as he remembers it, it was decided that it would be
undesirable to have houses backing up to gas station.
No one was present opposed to proposed preliminary plat.
No one else was present in favor of proposed preliminary plat.
Mr. Harsha asked conditions that exist on South side of Joy Road. Yr. Kirsh
stated homes face Joy Road and that plan would conform with existing homes.
Mr. Robinson stated area map should show Nankin Township.
Mr. Grossman suggested plat be approved subject to Mr. Kirsh's final plat
showing all lots 60 feet or over.
Mr. Ventura stated Commission would certainly netapprove final plat unless
all lots are 60 feet or over. Agreed with Mr. Grossman's suggestion.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Miller, it was
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y
RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby give approval to
preliminary plat of Kirsh Subdivison located on the South
side of Ann Arbor Trail approximately 200 feet West of Wayne
Road in the Southwest 1/4 of Section 33 subject to the
provision that tentative approval does not become effective
until City Planning Commission has on file plat showing
dimensions of lots as mentioned by Plat Committee.
Mr. Ventura stated plat should be filed with Commission within a week then,
and only then, will preliminary plat become effective.
Mr. Greene asked about lots backing up to Joy Road.
Mr. Ventura stated Commission is going to harm existing property values by
backing houses up to Joy Road. Stated it has been pointed out that homes
do face Joy Road.
Mr. Kirsh stated there is an existing home 100 feet West which faces Joy Road
and '. there are three directly across the street which face Joy Road.
Mr. Steinhoff stated when Schulgren Subdivision was presented it was pointed
out by adjacent property owners that their set-back was more than what is
required by ordinance.
Mr. Harsha asked about service drive. Mr. Ventura stated there is no
provision for service drive in front of property. Stated this is a secondary
road and will not become main artery.
Mr. steinhoff stated Joy Road does start again at Wayne Road and that it is
not exactly a through street but it is a main road.
A roll call vote on motion made by Mr. Ventura and seconded by Mr. Miller
resulted in the following:
AYES: Ventura, Killer and Robinson
NAYS: Greene, Harsha, Steinhoff, Lotz and Hay
Upon a motion duly made by Er. Ventura, seconded by Mr. Lotz and unanimously
carried, it was
#3-94-56 RESOLVED that, proposed preliminary plat of Kirsh Subdivision
located on the South side of Ann Arbor Trail approximately 200
feet West of Wayne Road in the Southwest 1/4 of Section 33 be
tabled until March 20, 1956 in order to give petitioner an
opportunity to place lot dimensions on proposed plat. r.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition Ivo.
Z-150, as amended as submitted by Harry I . Kirsh, President, K « M Land
Company requesting that the zoning classification of Parcels 17Q and 17I
located on the North side of Five Eile Road beginning 1/4 mile East of
Newburg Road and extending Easterly along Five Mile Road for 1/2 mile in the
South 1/2 of Section 17 be changed from AG-B to C-2 and R-1-A. The secretary
read letter dated March 7, 1956 from Harry Kirsh, Kr. Harry Kirsh was present.
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Upon a motion duly made by Mr. Ventura, seconded by Mr. Hay and unanimously
carried, it was
#3-95-56 RESOLVED that, Petition No. Z-150 as amended as submitted by
Harry M. Kirsh, President, K & AI Land Company, for change of
zoning in the South 1/2 of Section 17 from AG-B to C-2 and
2-1-A be tabled until March 20, 1956 as requested by petitioner.
The Chairman declared the foregoing resolution adopted.
l The secretary announced that the next item on the agenda was Curtis Acres Sub-
division located on the North and South sides of Curtis Road West of Loveland
Avenue in the West 1/2 of Section 10. The secretary read petition dated
February 2, 1956 from Marvin L. Kaye and letters dated February 16, 1956
from Donald Wilson, Chief Inspector and dated February 20, 1956 from Calvin
Roberts, Chief Livonia Fire Department. Messrs. Charles Allen, Jr. , 15337
Farmington Road and Marvin L. Kaye were present.
Mr. Kaye submitted letter dated February $, 1956 from Christopher J. Mulle'
Wayne County Drain Commissioner. The secretary read letter as submitted by
Mr. Kaye.
Mr. Miller asked whether Loveland Avenue dead ends at Lot 6 as shown on pro-
posed plat. Air. Greene stated it does.
I[: Air. Allen further stated to Mr. hiller's question that it was their contention
that Loveland Avenue should not be continued because the adjacent property
owners to the East would not want a road on the back of their lots.
Ar. Greene stated he is concerned about storm sewer drainage. Yr. Allen stated
they have gone to the Wayne County Drain Commission and they stated that the
drain could be used. Stated they were assured by Wayne County that if the
drain will not flow that they will clean it out and make it flow.
Mr. Kaye stated he could secure a letter to this effect if the Commission so
desired. Mr. McCary stated that he was sure that if drain is cleaned it will
provide sufficient outlet for this subdivision.
Mr. Allen stated the area presently drains to the drain.
Mr. Greene suggested plat be approved contingent upon the drain being cleaned.
Mr. Hay stated he thought Wayne County cleans drain only on petition and
charges it to property owners.
Mr. Kaye stated if it is a one day job Wayne County will clean drain without
a petition. Stated he didn't ask about charge.
Mr. McCary stated in his opinion it would be more than a one day job.
1[41 Mr. Steinhoff asked whether the drain running through proposed subdivision
property will be covered. Mr. Allen stated the drain starts at Shadyside and
that whether or not drain will be tiled will be up to the City Engineer at
the time.
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Mr. Harsha asked whether this Commission should approve a septic tank sub-
division. Stated that there are no sewers in area.
The secretary read letter dated December 2$, 1955 from I. Jack Adelson,
Sanitarian, Division of Engineering, Wayne County Department of Health.
The secretary also read recommendation dated February 21, 1956 from Albe
Munson, Planning Consultant.
Mr. Ventura informed Commission that he recently read article which might
provide a solution to this problem. Stated in a cited area they are allowing
developers to install septic tanks provided a $2,500 cash bond per septic tank
is filed to assure proper operation for two years.
1.r. Greene stated lots adjoining area in question are 100'x300' and they are
having trouble with septic tanks. Stated he would like to see drain cleaned
before subdivison is started.
Mr. Kaye asked Mr. Greene if these lots he mentioned passed a perculation
test and that should be guarantee that septic tanks will work. Mr. Greene
stated they had perculation test and that it is not a guarantee.
Mr. Ventura asked Mr. Wilson whether his department has had any complaints
regarding septic tanks in area. Mr. Wilson stated complaints do not come to
his department but go directly to Wayne County Board of Health.
No one was present objecting to proposed subdivision.
Mr. Greene made the following motion which he withdrew after further consider-
ation.
RESOLVED that, pursuant to a Public Hearing having been held
on January 10, 1956 the City Planning Commission does hereby
give approval to preliminary plat of Curtis Acres Subdivison
located on the North and South sides of Curtis Road West of
Loveland Avenue in the West 1/2 of Section 10 contingent upon
proper drainage and also some assurance that septic tanks will
operate properly.
Mr. Allen stated that a two years service bond could be filed.
Mr. Ventura asked Mr. McCary how much field tile would be necessary and how
much good it till do. Mr. McCary stated two years is too little to get an
opinion but that a clean ditch will help as it will drop water table. Stated
also in their favor is that they are not going to build in aratwhere they
would have to fill and that area in question is sandy loam. Stated in general
he did not think conditions are any worse than in any other area.
Mr. Steinhoff asked the depth of ditch. Mr. McCary stated it should be 2'
at least.
Mr. Harsha stated the ditch should be cleaned right through. Mr. McCary
stated he could give report of length of clean out and whether there would be
an assessment to property owners.
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Upon a motion duly made by Mr. Miller, seconded by Mr. Steinhoff and
unanimously carried, it was
#3-96-56 RESOLVED that, proposed preliminary plat of Curtis Acres
Subdivison located on the North and South sides of
Curtis Road Nest of Loveland Avenue in the West 1/2 of
Section 10 be tabled until March 20, 1956 in order to
afford City Planning Commission and City Engineer
opportunity to investigate area thoroughly and FURTHER
that petitioner provide Commission with information that
is necessary from Wayne County Drain Commission that Drain
will be cleaned.
The Chairman declared the foregoing resolution adopted and called a recess at
approximately 10:07 p.m.
The Chairman called the Public Hearing to order at approximately 10:18 p.m.
with all present as named at beginning and course of meeting.
The secretary announced that the next item on the agenda was Application TA13
by Dominic J. Pitrone requesting renewal of Permit No. 30 which was issued by
the Bureau of Ihspection for removal of fill sand on Parcels D9, D10 and D1l
located on the North side of Six Dile Road approximately 3,325 feet West of
Farmington Road in the Southwest 1/4 of Section 9. The secretary read letters
dated February 27, 1956 from Sergeant Robert C. Baumgartner, Livonia Police
Department and dated February 1, 1956 from William G. Sharpe, Supt. of Public
Works and portion of application regarding equipment and vehicles to be used.
Mr. Dominic J. Pitrone was present.
Mr. Ventura, Chairman of the Topsoil Committee stated he visited site and found
very little sand has been removed since original petition was granted July 12,
1955. Questioned the piles of dirt in area.
Mr. Pitrone stated piles are topsoil which he pushed aside and that he will
replace when sand is removed.
Mr. Ventura suggested Mr. Pitrone write letter to this effect that topsoil
will be pushed back over area he is removing sand.
Mr. Pitrone stated his contract with property owner specifies that topsoil
must be pushed back and area leveled.
No one was present opposed to petition as submitted.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Harsha and unanimously
carried, it was
#3-97-56 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Application TA13
by Dominic J. Pitrone requesting renewal of Permit No. 30 which
1[0 was issued by the Bureau of Inspection for removal of fill sand
located on Parcels D9, D10, and Dll and situated on the North
side of Six Mile Road approximately 3,325 feet West of Farmington
Road in the Southwest 1/4 of Section 9 subject to bond being
continued to cover entire parcel as specified in Resolution
No. 7-228-55 and a letter being submitted to City Planning
Commission from petitioner stating that he guarantees to
push topsoil back and leave ground in a level condition, 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 and recommendation having
been obtained from the Department of Public Works under date
of February 1, 1956 and from the Police Department under date
of February 27, 1956.
The Chairman declared the foregoing resolution adopted.
The secretary read petition dated February 22, 1956 from W. W. Bleakley,
Shelden Land Company requesting approval of preliminary plat of Rosedale
Gardens Subdivision, No. 16 located on the Southeast corner of Vermont and
Woodring Avenues East of Farmington Road in the Southwest 1/4 of Section :34.
The secretary read letters dated March 6, 1956 from George E. Harmon, Chief
Livonia Police Department; dated March 1, 1956 from Calvin Roberts, Chief
Livonia Fire Department, and dated March 5, 1956 from Donald Wilson, Chief
Inspector. Messrs. W. W. Bleakley and C. Hoffman were present.
Mr. Harsha, Chairman Plat Committee stated he found everything in order.
Mr. Steinhoff, Member of the Plat Committee, stated Lot 2238 as shown on
proposed plat seems to be a little short.
Mr. Ventura asked the number of lots covered in this proposed subdivison.
Mr. Bleakley stated. approximately 200 lots.
Mr. Lotz questioned the names of streets as shown on proposed subdivision plat
and stated the Fire and Police Departments find naming confusing.
Mr. Bleakley stated both the City Planning Commission and City Council
approved street names as shown after contacting The Detroit Edison Company,
Livonia Post Office and several other departments.
Mr. Robinson stated he did not agree with street names as shown but that he
did not think names should have anything to do with approval of subdivision
plat as submitted.
Mr. Ventura asked whether the Board of Education has made any comment about
this proposed subdivision. Mr. Lotz ascertained that a letter from the Board
of Education is not on file.
Mr. Ventura wanted to know what Shelden Land Company was going to do regarding
the school facilities. Asked whether they are going to do as other builders
have been asked---such as paying so much per house, donate land or what.
Mr. Bleakley stated in his opinion Shelden Land Company has cooperated quite
well with school district. Stated that school site including improvements,
was sold to the school board at a loss of approximately two hundred thousand
dollars.
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Mr. Robinson stated the absence of a letter would indicate satisfaction of
arrangement between Shelden Land Company and School Board.
Mr. Bleakley stated the school district has 23 acres for school facilities in
immediate area.
Upon a motion duly made by Mr. Ventura and seconded by hr. Miller, it was
RESOLVED that, proposed preliminary plat of Rosedale Gardens
Subdivision, No. 16 located on the Southeast corner of Vermont
and Woodring Avenues East of Farmington Road in the Southwest
1/4 of Section 34 be tabled until such time as proposed plat
can again be referred to the Livonia School District for
comment.
No one was present opposed to petition as presented.
It was ascertained by the secretary that a letter was forwarded to the Livonia
School District under date of February 28, 1956.
Mr. Ventura stated Board of Education has not had a meeting since date of
letter.
A roll call vote on motion made by Mr. Ventura and seconded by Mr. Miller
resulted in the following:
AYES: Ventura, Miller and Greene
NAYS: Harsha, Hay, Steinhoff, Robinson and Lotz
Upon a motion duly made by Mr. Hay and seconded by Mr. Harsha, it was
RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby give approval to
the preliminary plat of Rosedale Gardens Subdivision, No. 16
located on the Southeast corner of Vermont and Woodring Avenues
East of Farmington Road in the Southwest 1/4 of Section 34
subject to recommendation of the Livonia Fire Department dated
March 1, 1956.
Mr. Ventura strongly recommended that the members of Commission examine their
conscience before voting on resolution by Messrs. Hay and Harsha. Stated he
would like members to be sure that school situation is adequate and that it is
his belief that City of Livonia must have proper and adequate schools. Stated
there is a school under construction but that there has been several new homes
constructed in area.
Mr. Bleakley stated they developed 150 homes and that there are about 450
homes the other side of Merriman Road. Stated Dr. Brembeck, Supt. of Livonia
Public Schools attended several meetings regarding the development of this
area. Stated when Rosedale Gardens Subdivision, No. 14 was approved two
representatives of the School District were present at hearing. Stated there
has been an addition to the old Rosedale School and that homes in Rosedale
Gardens Subdivision, No. 16 will not be ready until next Spring. Stated
elementary and Jr. High Schools will be ready by fall.
Mr. Ventura stated Dr. Brembeck is no longer with the Livonia School District
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and that conditions have changed since then.
Mr. Hay asked what the eight million dollars that Livonia is to vote on is
going to be used for.
Mr. Bleakley stated that in any growing community there are bound to be grow-
ing pains and that in his opinion Shelden Land Company has cooperated as much
as any developer could. Stated Livonia School District has checked on their
development several times. Stated he contacted Mr. Yates before letter from
this Commission was mailed and that the fact there is no letter from schools
should be sufficient.
A roll call vote on resolution made by Mr. Hay and seconded by Mr. Marsha
resulted in the following:
AYES: Marsha, Hay and Steinhoff
NAYS: Ventura, Miller, Greene, Robinsrn and Lotz
Upon a motion duly made by Mr. Ventura and seconded by Mr. Greene, it was
#3-98-56 RESOLVED that, proposed preliminary plat of Rosedale Gardens
Subdivision, No. 16 lOcated on the Souteast corner of Vermont
and Woodring Avenues East of Farmington Road in the Southwest
I/4cof:Section' .34 .be tabled until such'tilme as communication
has been received from the Board of Education as to the
availability of school facilities.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Greene, Marsha, Robinson and Lotz
NAYS: Hay and Steinhoff
The secretary read letter dated February 28, 1956 from George D. Haller,
City Attorney, regarding the proposed amendment to Section 3.03, Subdivisron
Rules and Regulations as requested in Resolution No. 2-85-56.
Mr. Ventura asked Mr. Haller whether he is correct in that a plat becomes null
and void after one year. Mr. Haller stated that is correct.
Mr. Greene asked Mr. Haller whether it would be desirable to clarify wording.
Mr. Haller stated it would eliminate the possibility of a mistake.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Greene and unanimously
carried, it was
#3-99-56 RESOLVED that, Section 3.03, Subdivision Rules and Regulations
adopted by the City Planning Commission of the City of Livonia
January 9, 1952 be amended as follows:
185
"Section 3.03. Tentative Approval of Preliminary Plat. Pre-
liminary plats shall be subject to the tentative approval of
the Commission which shall take into consideration the City's
requirements and the most appropriate uses of the land.
Particular attention will be given to the standards of design
the justification for the development of public improvements
and the subdivislns conformity to the existing street plan.
The width, location and arrangements of streets, the dimensions
of lots, the location of utilities and other features will be
studied. If the preliminary plat is not approved, a list of
the changes necessary to render the plan acceptable will be
made known to the subdivider. If the preliminary plat meets
the approval of the Commission, then the subdivider may proceed
to make an accurate survey of the property and prepare the final
plat. Plans thus tentatively approved by the Commission shall
bear the signature of its Chairman and one copy shall be filed
with the Department of Public Works, one copy in the Office of
the City Clerk, and one copy in the file of the Commission and
the fourth signed copy returned to the subdivider. The
approval of a preliminary plat shall not constitute an acceptance
of the subdivision. The final or record subdivision plat shall
be submitted to the Commission within one (1) year after approval
of the preliminary plat; otherwise the approval of the preliminary
plat shall become null and void unless an extension of time is
applied for within the one year and the application is granted by
the Commission."
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition No. Z-141
initiated by the City Planning Commission on its own motion on the question
whether or not the zoning classification of Parcels 35G1a and 35G1b located
between Sunset Avenue and Henry Ruff Road and between West Chicago Road and
Robert Avenue in the Northwest 1/4 of Section 35 be changed from M-1 to R-1-A.
Mr. Robinson stated the City Council on February 13, 1956 authorized the Parks
and Recreation Commission to enter into negotiations for the purchase of park
site. Stated he received a telephone call from Mr. Leonard Farber, Rose-Hill
Builders, Inc. that the Parks and Recreation Commission tried to contact
Mr. Henry Alper but that Mr. Alper is out of town. Requested that Petition
No. Z-141 be tabled until March 20, 1956 so that Parks and Recreation Commission
would be able to have an opportunity to contact Mr. ilper.
The secretary read letter dated February 17, 1956 addressed to Parks and
Recreation Commission from Marie W. Clark, City Clerk.
Mr. Ventura stated he attended meeting at which Messrs. Les Anders and Ray
Meyers, Parks and Recreation, reported that Parks and Recreation is now
negotiating for purchase of site but due to the absence of the owner, they
were not able to contact him.
Upon a motion duly made by Mr. Hay, seconded by Mr. Greene and unanimously
carried, it was
186
#3-100-56 RESOLVED that, Petition No. Z-141, initiated by the City Planning
Commission on its own motion on the question whether or not the
zoning classification of Parcels 35Gla and 35Glb located in the
Northwest 1/4 of Section 35 be changed from M-1 to R-1-A be
tabled until March 20, 1956 in order to give Rose-Hill Builders,
Inc. and Parks and Recreation Commission opportunity to
negotiate for purchase of park site.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was the proposed RU
Zoning District.
Mr. Robinson stated to Mr. McCary that under present improvement requirements
it will be too costly; therefore the developer will not take advantage of
proposed type of zoning.
Mr. McCary asked what type of development Commission wanted. Asked whether
residents will park in roads or not because it would determine the width of
pavement which is a costly item. The Commission agreed that there would be
no parking in the roads unless for emergency.
Mr. McCary suggested 24' width face to face with curb preferably of concrete.
Hr. Robinson asked what his objection was to 20' as suggested by Mr. Munson.
Mr. McCary stated 121 lanes are the standard and he would feel safe if City
of Livonia had 121 lanes. Stated no where do they recommend city streets of
any type less than 121 lanes. Stated he has checked prices and has found that
there is little if any difference in cost between curbs and not having curbs.
Mr. Greene stated it is Commission's thinking that this type of development
would be placed in wooded neighborhood and that with this type of property it
would lend itself to slow speeds. Stated the entire proposal stands or falls
on the question of cost. Stated the F.H.A. Recommends a road that is far less
in cost than what Mr. McCary Proposes.
Mr. Robinson stated proposed RU Zoning is not for general use.
Mr. Ventura stated that in his opinion it is within the province of the City
Council to set up these specifications.
Mr. Greene stated it is within Commission's province to rough specifications
out as to cost.
Ar. McCary stated it would be worth a lot to have curbs to take care of the
water flow and that he would also like to see concrete.
Hr. Hay stated he thought this should be forwarded to the City Council and
let then work out street pavement.
Mr. Ventura suggested letter dated November 1$, 1955 and RU District
Regulations by Albe Munson should be forwarded to City Council and then it
would give this Commission an answer of what more they want.
1 �
Mr. Greene stated he would also like to see letter dated February 21, 1956
from Albe Munson forwarded to City Council.
Mr. Miller suggested all recommendations and letters be forwarded to City
Council with cover letter as to Commission's thinking. Stated cover letter
would give City Council a brief.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Miller and unanimously
carried, it was
#3-101-56 RESOLVED that, Chairman William R. Robinson appoint Committee
to forward all material regarding proposed RU Zoning District
to the City Council with a cover letter.
The Chairman declared the foregoing resolution adopted and appointed himself,
Mr. Ventura and Mr. Greene to compose committee.
****Mr. Dallas F. Hay was excused from meeting at approximately 11:26 p.m.
Upon a motion duly made by Mr. Greene, seconded by Mr. Ventura and unanimously
carried, it was
#3-102-56 RESOLVED that, City Planning Commission depart from regular
order of business to take care of Item No. 15 as shown on
agenda.
The Chairman declared the foregoing resolution adopted.
The secretary read letter dated February 28, 1956 from George D. Haller, City
Attorney, regarding Light Weight Aggregate Company. The secretary also read
letter dated February 8, 1956 from George D. Haller, City Attorney.
Mr. Greene asked Mr. Haller whether at the conclusion of their operation they
would have to bring area up to grade. Mr. Haller stated they would, and that
people will pay Light Weight Aggregate to fill hole.
Mr. Ventura asked Mr. Haller whether there was a movement to use hole for
city dump. Mr. Haller stated Mr. Sharpe has been looking for something for
sanitary fill. Stated Light Weight Aggregate has refused to consider any
applications while this matter was pending.
Mr. Haller stated under Section 4.07, Zoning Ordinance, No. 60 Light Weight
Aggregate has to make application every six mont} s, they have to furnish bond
and they have to pay $100 fee.
Mr. Harsha stated people may want to fill hole now but 10 years from now it
may be an entirely different situation and Light Weight Aggregate will have
to pay to have hole filled.
Upon a motion duly made by Mr. Greene, seconded by Mr. Miller and unanimously
carried, it was
#3-103-56 RESOLVED that, City Planning Commission dispense with required
topographic survey in the case of the Light Weight Aggregate
Company.
Q
18 8
•. The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was proposed
additional fire station sites. The secretary read letter dated February 28,
1956 from Chief Calvin Roberts, Livonia Fire Department.
Upon a motion duly made by Mr. Ventura, seconded by Mr. Miller and unanimously
carried, it was
#3-104-56 RESOLVED that, recommendation dated February 13, 1956 from
Albe Munson, Planning Consultant regarding proposed additional
fire station sites be referred to the City Council for their
consideration.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Steinhoff and unanimously
carried, it was
#3-105-56 :'SOLVED that, recommendation dated January 16, 1956 from
Albe Munson, Planning Consultant regarding yard requirements
for C-2 uses in ii-1 District be referred to the City Council
for their consideration.
The Chairman declared the foregoing resolution adopted.
The secretary read notice of public hearing from Nankin Township Planning
Commission regarding public hearing March 6, 1956 regarding pending petitions
for expansion of trailer parks now located in Nankin Township and new
establishments of trailer parks. The secretary announced that this public
hearing has been postponed to March 8; 1956.
Notice of Public Hearing was placed on file.
The secretary read communication from Wayne University regarding lectures to
be held ::arch 5, March 19, April 16, April 30 and lay14, 1956 at the Lecture
Hall, Detroit Institute of Art, 5200 Woodward Avenue except lecture March 19
which will be held at Temple Beth El, 8801 Woodward Avenue.
The secretary read communication from Lowell G. Jacobs, Secretary, Livonia
Board of Education regarding resolution on assistance to schools from sub-
dividers.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Steinhoff, it was
#3-106-56 RESOLVED that, statement dated March 1, 1956 from Albe
Munson, Planning Consultant for $557.18 be forwarded
to the proper department for payment.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Greene, Marsha, Steinhoff, Robinson and
Lotz
NAYS: None
1249
189
Upon a motion duly made by Mr. Ventura and seconded by Mr. Miller, it was
#3-107-56 RESOLVED that, minutes of meeting December 13, 1955 be
approved as presented.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Miller, Steinhoff, Robinson and Lotz
NAYS: None
NOT VOTING: Greene and Harsha
The secretary read quotation from The Livonian, Inc. dated March 6, 1956 from
Clarita Print Shop and from BW Printing Company dated March 5, 1956 for
printing of subdivision booklet.
It was decided by the Commission that the booklet would have an orange cover
with dark brown lettering and would cost $1.00 per copy.
Upon a motion duly made by Mr. Ventura and seconded by Mr. Harsha, it was
#3-108-56 RESOLVED that, having considered the three following
quotations:
(1) The Livonian
500 booklets $ 83.60
(2) Clarita Print Shop
500 booklets 84.00
(3) SW Printing Company
500 booklets 112.50
the City Planning Commission does hereby accept the
quotation of The Livonian for 500 copies of subdivision
booklet for $83.60 plus $32 for metal plates as
suggested.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Greene, Harsha, Robinson, Steinhoff, Miller and Lotz
NAYS: None
Mr. Steinhoff gave a brief report of his attendance to the Plymouth Township
meeting regarding change of zoning of area now designated AG lying South of
Plymouth Road North of Middle Rouge Parkway and East of Haggerty Road.
190
On a motion duly made, seconded and unanimously adopted this Public Hearing
of the City Planning Commission was duly adjourned at approximately 12:15
a.m., March 7, 1956.
H. Paul Harsh -Secretary pro tem
Fred A. Lotz, Secretary
ATTESTED:
5
Fred A. Lotz, Chairman pr t
William R. Robinson, Chairman