HomeMy WebLinkAboutPLANNING MINUTES 1956-06-19 2393
MINUTES OF A PUBLIC HEARING AND THE 69TH REGULAR
MEETING OF THE CITY PLANNING COMMISSION
On June 19, 1956 the above meeting was held by the City Planning Commission
at the City Hall, 33001 Five Mile Road, Livonia, Michigan. Chairman William R.
8obinson called the Public Hearing to order at approximately 8:01 p.m.
Members present: Robert L. Miller Leonard Kane William R. Robinson
Daniel Lepo Charles Walker Fred A. Lotz
H. Paul Harsha
Members absent: *Karle Steinhoff
**Robert L. Greene
Donald Wilson, Chief Inspector; William W. Brashear, Mayor and Douglas Campbell
Fire Commissioner were present together with approximately 150 interested
residents attending the Public Hearing and the 69th Regular Meeting.
Mayor Brashear introduced newly appointed Messrs. Kane and Walker and stated
he is happy to reappoint Messrs. Greene and Harsha to the City Planning
Commission.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Miller and unanimously
carried, it was
#6-222-56 RESOLVED that, City Planning Commission temporarily adjourn
Public Hearing in order to hear Item No. 10 as shown on
agenda.
The Chairman declared the foregoing resolution adopted and called the 69th
Regular Meeting to order.
The secretary announced that the first item on the agenda was Petition
M-16 by Ray Meyers, Plymouth Oil Company requesting permission to erect a
gasoline station on portion of Parcel 11Z2a7b located on the Northeast corner
pf Six Mile and Merriman Roads in the Southwest 1/4 of Section 11. The
petitioner nor a representative was present. Mr. Donald Deremo, Attorney
15137 Auburndale was present representing property owners opposed to petition.
*Mr. Karle Steinhoff arrived at approximately 8:04 p.m.
Mr. Walker stated it is possible to construct gasoline station in A C-1
District with the approval of the City Planning Commission but that with this
corner in question the possibility of repeating a gas station on the other
three corners in possible. Suggested item be tabled as it his opinion
people in immediate area would benefit more by going to the Board of Appeals
for change of zoning from C-1 to RUFB.
Mr. Walker made the following motion which died for lack of support:
RESOLVED that, pursuant to a Public Hearing having been
held June 5, 1956 the City Planning Commission does hereby
table Petition M-16 by ray Meyers, Plymouth Oil Company
**Page 1350
294
requesting permission to erect a gasoline station on
portion of Parcel UZ2a7b located on the Northeast
corner of Six Mile Road and Merriman Road in the
Southwest 1/4 of Section 11 in order to afford property
owners in immediate area opportunity to petition Board
of Appeals for change of zoning from C-1 to RUFB.
Mr. Harsha stated people came to meeting June 5, 1956 and again tonight and
it would seem a shame to impose on their good nature to ask them to attend
another meeting.
*Mr. Robert L. Greene arrived at meeting at approximately 8:11 p.m.
Upon a motion duly made by Mr. Lotz and seconded by Mr. Lepo, it was
#6-223-56 RESOLVED that, pursuant to a Public Hearing having been held
June 5, 1956 the City Planning Commission does hereby deny
Petition M-16 by Ray Meyers, Plymouth Oil Company requesting
permission to erect a gasoline station on portion of Parcel
11Z2a7b located on the Northeast corner of Six Mile and
Merriman Roads in the Southwest 1/4 of Section 11, 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: Miller, Lepo, Walker, Harsha, Steinhoff, Robinson and Lotz
NAYS: None
NOT VOTING: Greene and Kane
Upon a motion duly made by Mr. Harsha, seconded by Mr. Greene and unanimously
carried, it was
#6-224-56 RESOLVED that, 69th Regular Meeting be temporarily adjourned
in order to return to regular order of business.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Harsha, seconded by Mr. Greene and unanimously
carried, it was
#6-225-56 RESOLVED that, City Planning Commission depart from regular
order of business in order to hear Item No. 6 as shown on
the agenda.
The Chairman declared the foregoing resolution adopted.
The secretary read petition dated May 8, 1956 from Herald F. Hamill, Engineer
for Harry Slatkin Builders, Inc. requesting approval of preliminary plat of
Country Homes Subdivision, No. 4 located on the Southeast corner of Plymouth
Road and Arthur Avenue in the Northeast 1/4 of Section 32. The secretary read
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295
letters dated June 18, 1956 from Benton Yates, Supt., Livonia Public S hools
dated June 19, 1956 from Donald Wilson, Chief Inspector and dated June`'14,
1956 from Calvin Roberts, Chief Livonia Fire Department. Messrs. Herald F.
Hamill, Engineer and Irvin Hermanoff, Harry Slatkin Builders, Inc., 11534 Dex-
ter Blvd., Det. 6 were present.
Mr. Hermanoff stated there is a 17 acre school and park site North of Dountry
Homes Subdivision, No. 2 and South of proposed subdivision and that he would
be happy to discuss item with school authorities but did not see need for
another site. Stated there are only 43 building sites proposed and that he
did not think 43 sites would make any material difference in the school
situation. Stated their engineer would be directed to follow recommendations
of Fire Department and whatever else they require. Stated they will cooperate
with the Building Department regarding grade.
Mr. Harsha questioned dead end streets. Mr. Hermanoff stated firm does not
own property East of area in question. Stated they will develop their half
of Yale Avenue and that he understood property owners to the East are preparing
a plat. Stated there is a question of drainage and that they will no doubt
petition the City Council to open up street. Suggested Commission petition
Council that street be opened.
Mr. Harsha stated that by opening streets it will make area in question more
valuable.
Mr. Greene read recommendation dated June 15, 1956 from Albe E. Munson,
Planning Consultant regarding proposed subdivision.
Mr. Hermanoff stated he thought Mr. Munson's suggestion regarding blacktopping
Lots 645 and 665 to be used to complete circulation until such time as Elmira
and Keen Avenues are carried through a good idea. Stated they might get
permission from C.I.O. to put in turn around.
Mr. Robinson asked Commission members whether or not it would be satisfactory
with them to have Slatkin Builders use C.I.O. property. Mr. Steinhoff stated
it is their problem.
No one was present objecting to proposed subdivision.
Mr. Miller asked width of blacktop. Mr. Hermanoff stated it will be whatever
City Engineer recommends - 201 or 241.
Upon a motion duly made by Mr. Miller and seconded by Mr. Lotz, it was
#6-226-56 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby give approval to
preliminary plat of Country Homes Subdivision, No. 4 located
on the Southeast corner of Plymouth and Arthur Avenue in
the Northeast 1/4 of Section 32 subject to Lots 645 and 665
being used for a 201 blacktop driveway to be so used to com-
plete circulation until such time as Elmira and Keen Avenues
are carriedthrough, and
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FURTHER RESOLVED, notice of the above hearing was sent to
abutting property owners, proprietor, City Departments as
listed in the Proof of Service and copies of the plat to-
gether with notice having been sent to the Building Depart-
ment, Superintendent of Schools, School Board President,
Fire Department, Police Department, Parks and Recreation
Commission and Members of the Plat Committee.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Miller, Lepo, Kane, Walker and Lotz
NAYS: Steinhoff and Harsha
NOT VOTING: Greene and Robinson
Lieutenant Bob Perry, Fire Department and Mr. William N. Ponder, City Attorney
arrived at approximately 8:30 p.m.
The secretary read petition dated June 5, 1956 from Jacob Menuck, President
Oakview Homes, Inc. requesting approval of preliminary plat of Lyndon Meadows
Subdivision located on the Northeast corner of Henry Ruff and Schoolcraft
Roads with access onto Henry Ruff, Middlebelt and Schoolcraft Roads in the
Southeast 1/4 of Section 23. The secretary also read letters dated June 6,
1956 from Leonard J. Grabow, Goldman, Grabow & Katcher, Attorneys; dated
June 8, 1956 from James P. McKenna, Attorney; dated June 13, 1956 from Burton
Warner, Warner & Warner; dated April 12, 1956 from W. R. Mcary, City Engineer
dated June 19, 1956 from Donald Wilson, Chief Inspector; dated June 15, 1956
from W. R. McCary, City Engineer; dated April 26, 1956 from B nton Yates, Supt.
Livonia Public Schools and dated June 15, 1956 from Calvin Rooerts, Chief
Livonia Fire Department. Messrs. Burton Warner, Warner & Warner, 828 Farwell
Building, Detroit; David A. Goldman, Attorney, 1770 National Bank Building,
Detroit; Jacob Menuck, President, Oakview Homes, Inc. and Arthur C. Gaylord
were present.
Mr. Warner stated Gordon Begin Investment Company plans to develop area
North of property in question which will provide other half of Oakview Avenue.
Mr. Greene referred to letter from School District and asked if an agreement
had been arrived at. Mr. Menuck stated he has not had an opportunity to get
together with other subdividers in area facing same situation.
Mr. Harsha stated houses will face on Henry Ruff Road but wanted to know if
homes on the West side of Henry Ruff Road also face or back up to Henry Ruff
Road. Mr. Harold Crout, 30425 Lyndon stated homes face Hillcrest but were
sold with the understanding that a home could be built on the other half of
lot which will conform with proposed plat.
Mr. Harsha stated it is his understanding that a house cannot be built over
drain (Blue Drain and Pipeline). Mr. Warner stated it is possible to build
on every lot and that there is in every case a minimum of 50' on which a house
could be built.
Mr. Harsha questioned Lot 292. Mr. Warner stated when the root of the
enclosure is determined, some of these lots may be revised.
Mr. Miller asked what assurance Commission has that Gaylord Avenue will intersect
Melvin Avenue in the future. Mr. Goldman stated he could not give Commission
any assurance at this time.
Mr. Miller stated as far as this plat is concerned, Gaylord is a dead end
street. Mr. Menuck stated Gaylord was left open in case rest of lots on
Schoolcraft Road were developed.
Mr. Warner stated residents on Schoolcraft Road will not wish to retain full
depth of their property but that if Commission wishes, could put in a cul-de
sac and develop subdivision just as satisfactory. Stated Gaylord as shown was
designed for people who own property West of street.
Mr. Harsha stated in his opinion Commission is remiss if Commission approves
any dead-end street. Stated he would agree to a cul-de-sac arrangement.
Mr. Lotz suggested temporary cul-de-sac until such time as land is further
developed.
Mr. Goldman stated they are receptive to put in a cul-de-sac.
Mr. Nandino Perlongo, Attorney, 1013 South Main Street, Plymouth stated he
represents Daniel Bzovi (owner of Parcel 26Alb and 26B) and that they have
no objection to proposed subdivision but do wish to serve notice that there is
a matter in Court relative to a drive-in theatre being erected on these parcels.
Mr. Charles Pollack, 30505 Hoy referred to school situation and the face that
E their children are just now on full day sessions and that with new develop-
ments they will again be placed on half-day sessions.
Mr. Robinson stated School District has requested this builder to contribute
funds for the necessary school and that this Commission cannot hold up
subdivision for lack of school facilities.
Mr. Pollock stated this Commission is to act for the good of citizens of
Livonia and the children are the future citizens.
Mr. Menuck stated it was stated in the letter from Mr. Yates that he
(Mr. Menuck) discussed matter and that he is willing to cooperate as other
subdividers.
Mr. Arthur Fisher, 39408 Hoy stated Unity Construction Company and Gordon-Begin
Investment Company are the other two subdividers involved. Believed last
time Commission received letter from Mr. Yates they (School Board) were having
difficulty with Unity Construction Company. Stated if School Board cannot
get Unity Construction Company to cooperate all other subdividers will not
cooperate as they are a group. Stated Unity Construction Company is not
happy with what they have been requested to do.
Mr. Robinson stated area has been designated for school purposes.
Mr. Steinhoff asked whether Messrs. Pollock and Fisher had contacted School
Board for meeting to discuss this problem. Mr. Fisher stated they have a
member from subdivision on the School Advisory Board. Stated Green Acres
Civic Assocation has not been contacted and do not go along with agreement
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between Schoolcraft Manor Civic Assocation and subdividers.
Mr. Greene referred to recommendation from Donald Wilson, Chief Inspector
regarding erection of garages on certain lots.
Mr. Menuck stated they will comply with all requirements of the Building
Department.
Mr. Warner asked whether it is commission's wish to have cul-de-sac at end of
Gaylord or can it be placed East of there. Suggested "T" turn as tentative
measure instead of cul-de-sac.
Mr. Miller stated in his opinion Commission should have recommendation of
Fire Department regarding cul-de-sac.
Mr. Kane suggested running Gaylord Avenue North through Lots 72, 60 and 61 up
to Buckingham Avenue.
Mr. Robinson stated in his opinion it willcreate short bbck.
Mr. Kane stated it would be a temporary measure.
Mr. Warner suggested plat be approved subject to such tentative turn around
that Fire Department will approve.
Mr. Harsha did not agree with Mr. Warner's suggestion.
Upon a motion duly made by Mr. Lepo, seconded by Mr. Miller and unanimously
carried, it was
#6-227-56 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby give approval to
preliminary plat of Lyndon Meadows Subdivision located on the
Northeast corner of Henry Ruff and Schoolcraft Roads in the
Southeast 1/4 of Section 23 subject to recommendation of
various City Departments and that temporary cul-de-sac of
proper size be provided at end of Gaylord Avenue ending at
Lots 72 and 73, and
FURTHER RESOLVED, notice of the above hearing was sent to the
abutting property owners, proprietors, City Departments as
lifted in the Proof of Service and copies of the ply together
with notice having been sent to the Building Department,
Superintendent of Schools, School Board President, Fire
Department, Police Department, Parks and Recreation Department
and Members of the Plat Committee.
The Chairman declared the foregoing resolution adopted and called a recess at
approximately 9:07 p.m.
The Chairman called the meeting to order at approximately 9:21 p.m. with ill
present at the beginning and course of meeting except Mr. William N. Ponder
City Attorney and Mayor William W. Brashear.
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The secretary read Petition No. Z-176 by Max Spoon, Donna Development Company
requesting that the zoning classification of Parcel 14R located between Five
Mile Road and Rayburn Avenue and between Henry Ruff and Merriman Roads in the
Southwest 1/4 of Section 14 be chanced from RUFB and C-2 to R-1-A and C-2.
Messrs. Max Spoon, Herbert Spoon and Irving Cane, 13644 West Seven Mile Road
Detroit were present.
Mr. Robinson stated that inasmuch as the Commission recently received an opinion
from City Attorney that it is not necessary to rezone RUF property to R-1
before Submission of preliminary plat asked whether Mr. Spoon wouldn't rather
withdraw petition.
Mr. Spoon stated he would like to withdraw petition.
Mr. William Schneider, 30921 Puritan stated he is opposed to rezoning.
Questioned City Attorney's opinion regarding change of zoning not being
necessary.
Mr. Charles West, 31150 Rayburn asked if plat is approved, whether it would be
necessary to then rezone land. Mr. Robinson stated it will then be a R-1 use
in a RUF District.
Mr. William N. Ponder, City Attorney returned to meeting at 9:25 p.m.
Upon a motion duly made by Mr. Lepo, seconded by Mr. Greene and unanimously
carried, it was
#6-228-56 RESOLVED that, City Planning Commission grant verbal request
1[40 of Herbert Spoon to withdraw Petition No. Z-176 by Max Spoon,
Donna Development Company requesting change of zoning
classification in the Southwest 1/4 of Section 14 from RUFB
and C-2 to R-1-A and C-2.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was the proposed
Merri-Five Mile Subdivision located between Rayburn Avenue and Five Mile Road
East of Meeriman Road in the Southwest 1/4 of Section 14. The secretary read
letters dated June 18, 1956 from Donald Wilson, Chief Inspector and dated
June 14, 1956 from Calvin Roberts, Chief Livonia Fire Department. Messrs. Max
Spoon, Herbert Spoon and Irving Cane, 13644 West Seven Mile Road, Detroit
were present.
Mr. William N. Ponder, City Attorney temporarily left meeting at 9:28 p.m.
Mr. Herbert Spoon referred to recommendation by Donald Wilson and stated there
is a notation on preliminary plat which read "...all corner lots are to be /
or - ...."
Mr. Max Spoon stated they discussed proposed subdivision with school district
and that they have agreed to allow school permission if desired to tap into
storm drainage system to be installed in development.
Como
Mr. Harsha, Chairman of the Plat Committee stated committee has looked at the
proposed plat individually and that they did not have an opportunity to meet. .rte
Stated he had no report to make.
Mr. Steinhoff stated the streets have not been named.
Mr. Herbert Spoon stated they would be glad to name streets whatever Commission
wishes. Mr. Robinson stated it is up to the developer to name the streets.
Mr. Robinson suggested plat be temporarily tabled in order to allow petitioners
opportunity to name streets or else suggested street names be given in
resolition approving plat.
Mr. Charles West, 31150 Rayburn stated proposed plat shows 60' lots on Rayburn
whereas the lots in the Merriman Estates Subdivision are 100' lots.
Mrs. Thomas Scott, 30920 Rayburn asked how they intend to conform. with Merriman
Estates Subdivision' s regulations of 75' front yards. Mr. Robinson stated
they are not required to conform to Merriman Estates Subdivision's private
restrictions.
Mr. William Schneider, 30921 Puritan stated he objected to any other use other
than RUF in view of the fact there are 100' lots on Rayburn whereas proposed
lots are only 60', the proposed shopping center will make throughway of Puritan
as it is the nearest through street and is unmarked and not paved, shopping
center means transient help and open at all hours and there is proposed school
within 400' of subdivision.
Mr. Kane asked about sewer. Mr. Spoon stated there is a sewer available along
Merriman Road North and South of Five Mile Road. Stated water is also
available.
Mr. Greene stated he wonders whether Commission should approve proposed plat
if the Plat Committee has not had an opportunity to meet. Mr.Harsha stated
Flat Committee's report cannot be complete and that it is up to subdivider
to recommend name of streets and that that is his only objection to proposed
plat.
Mr. Robinson stated Mr. Steinhoff has suggested some names for the streets
that appear to line up with existing street names.
Mr. Greene stated he did not think Commission should place any name onto plat.
Mr. Steinhoff concurred with Mr. Greene.
Upon a motion duly made by Mr. Greene, seconded by Mr. Kane and unanimously
carried, it was
#6-229-56 RESOLVED that, Merri-Five Mile Subdivision located between
Rayburn Avenue and Five Mile Road East of Merriman Road in
the Southwest 1/4 of Section 14 be tabled to give petitioner
opportunity to place street names onto proposed pit.
The Chairman declared the foregoing resolution adopted.
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The secretary announced that the next item on the agenda was proposed J. F.
Ferry Subdivision, No. 3 located on the North and South sides of West Chicago
Road East of Merriman Road in the West 1/2 of Section 35. The secretary also
read letters dated June 18, 1956 from Benton Yates, Supt., Livonia Public
Schools; dated June 18, 1956 from Donald Wilson, Chief Inspector and dated
June 14, 1956 from Calvin Roberts, Chief Livonia Fire Department. Mr. Peter
Decker was present.
Mr. Miller requested Mr. Decker bring Commission up-to-date on City Council
action on West Chicago Road. Mr. Decker stated that the paved width of West
Chicago has been reduced to 30. Stated that the owner of Parcel 34F4b1
was present at the last meeting when the question of change of zoning was
heard by the City Council. Stated owner is not willing to sell right-of-way
for extension of West Chicago to Merriman Road at any price but will entertain
condemnation.
Mr. Lotz referred to letter from Chief Inspector regarding size of lots.
Mr. Decker stated that although lots will be called J. F. Ferry Subdivision
No. 3, this is not a new subdivision but a replat of a portion of existing
recorded subdivision. Stated it is impossible to gain any more land as area
has been plated both to the North and South.
Mr. William N. Ponder, City Attorney returned to meeting at approximately
9:50 p.m.
Mr. Harsha, Chairman Plat Committee stated he looked over plat but that
committee had not had an opportunity to meet. Stated in his opinion lots
are not too deep.
No one was present objecting to subdivision.
Mr. Robinson stated he objected to proposed subdivision as Commission by
approving plat is going to require City of Livonia to condemn property on
Merriman Road to extend Chicago through. Stated West Chicago is half mile
road and especially important.
Mr. Decker stated Commission is only delaying from one day to another by duck-
ing issue now. Cited a list of 22 approved subdivision with half
streets in the City of Livonia and that a precedent like that did not think
it should be overlooked.
Mr. Miller stated it is true that there are several half streets in Livonia.
Pointed out that some of these half streets are peculiar situations and cited
Robert Drive North of school and park sites in Section 35.
Mr. Harsha stated approval of this subdivision makes a very long block.
Mr. Robinson stated all blocks on West Chicago are long.
Mr. Decker stated the Nnrth is completely developed and that two of the
property owners are present and would be happy to see homes developed in
back of their property. Stated there is no possibility of North-South
street in there now.
Mr. Decker suggested 34' road paving, 5t side walks, 1' behind side walk and
3t park way as a solution to the problem.
302
Mr. John Reissenweber, 11347 Sunset stated 3' park way on half mile road
would be sufficient for normal traffic forCity of Livonia. Stated he
thought it will be narrow to have sidewalk running that close.
Pyr. Decker stated 4' narrower than standard.
Mr. Walker stated he would like to see Mr. Decker's solution submitted to
Fire Department, Police Department and City Engineer to get their opinion
for benefit of Board before Commission takes action.
Mr. Greene stated he still thinks this street is a difficult thing to approve
even with suggestion. Stated he did not think it is adequate suggestion and
would like to see street full width.
Mr. Walker made the following motion which died for lack of support:
RESOLVED that, J. F. Ferry Subdivision, No. 3 located on the
North and South sides of West Chicago Road east of Merriman
Road in the West 1/2 of Section 35 be tabled in order to give
petitioner opportunity to present proposal in writing with
recommendations of the various City Departments concerned.
Upon a motion duly made by Mr. Miller and seconded by Mr. Lotz, it was
#6-230-56 RESOLVED that, J. F. Ferry Subdivision, No. 3 located on
the North and South sides of West Chicago Road East of
Merriman Road in the West 1/2 of Section 35 be tabled until
such time as the property in question (Parcel 35F4b1) is
purchased or acquired. :]I
A roll call vote on the foregoing resolution resulted in the following:
AYES: Miller, Greene, Lepo, Kane, Walker and Lotz
NAYS: Harsha, Steinhoff and Robinson
The secretary announced that the next item on the agenda was Petition No.
Z-169 by Mack & Daily Realty Company and Marlette Homes, Inc. requesting
that the zoning classification of Parcels 33DDlalala, 33DDlalalb, 33DDlalalc,
33DDlalald, 33DDlalale to 33DDlalalh, 33DDlalalj, 33DDlalalk and 33DDlalal2
located directly West of River Bend Subdivision, No. 2 approximately 225 feet
South of Hathaway Avenue and approximately 725 feet East of Stark Road in the
Southeast 1/4 of Section 33 be changed from RUFB to R-1-A. The secretary read
letters dated April 24, 1956 from Marie W. Clark, City Clerk and dated April 2,
1956 from Benton Yates, Supt., Livonia Public Schools. Mr. Roy J. McGlothin
was present.
Mr. McGlothin requested in view of the City Attorney's recent opinion that
petition be withdrawn.
Upon a motion duly made by Mr. Lepo, seconded by Mr. Miller and unanimously
carried, it was
#6-231-56 RESOLVED that, City Planning Commission grant verbal request of
Roy J. McGlothin to withdraw Petition No. Z-169 by Mack & Daily
Realty Company and Marlette Homes, Inc. requesting change of
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zoning in the Southeast 1/4 of Section 33 from RUFB to
R-1-A.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition No.
Z-172 by Joseph Sergi requesting that the zoning classification of portion of
Parcel 25Q28 located on the North side of Plymouth Road approximately 650
feet West of Hartel Avenue in the Southwest 1/4 of Section 25 be changed from
R-1-B to C-2. The secretary read letters dated May 8, 1956 from Marie W.
Clark, City Clerk; dated June 4, 1956 from Calvin Roberts, Chief Livonia Fire
Department and undated letter from Elinor E. Campbell, 11755 Camden.
Messrs. Nandino Perlongo, Attorney, 1013 South Main Street, Plymouth and
Joseph Sergi were present.
Mrs. Wilbur Deedler, 11770 Camden asked how Mr. Sergi planned to get into
parcel and wondered whether he intended to use vacant lot which has been
filled in above grade of adjoining property owners.
Mr. Sergi stated his ingress and egress will be from Plymouth Road and that
he has a 24' drive.
Mrs. Deedler asked whether he is going to leave drive-way as is from Camden
Stated there are rats, snakes, etc. and is neither healthy or safe for
children.
Mr. Sergi stated he has a deep hole at the present time. Stated he has had
property surveyed and grade taken from street.
Mrs. Deedler asked whether Mr. Sergi is allowed to fill in with anything he
pleases. Mr. Robinson suggested question be referred to Building Department
Mrs. Deedler questioned putting street in and requirements of same. Mr. Sergi
stated he has filled lot in so that he can drive on it.
Mr. Perlongo stated if there is a violation of any City ordinance and if
Mr. Sergi is doing something he shouldn't then it should be referred to the
Police Department. Stated the only question before Commission is the change
of zoning. Stated as it now stands the property is useless for any
residential purpose. Stated Mr. Sergi wants to extend existing convalescent
home and probably put in a warehouse in back.
Mr. Greene read recommendation from Albe Munson, Planning Consultant dated
June 11, 1956 regarding matter.
Mr. Larry Gray, 11700 Haller stated Mr. Sergi built with no thought of
greenbelt and that parking lot comes right up to fence. Stated lot is 27"
above grade now.
Mr. William Logie, 11188 Haller Stated he thought existing C-2 is adequate for
Plymouth Road and if Commission allows this request there will be many more
similar requests.
Mrs. Deedler stated that if this was to be used for purposes stated by Mr. Per-
longo why was it not stated in Notice of Public Hearing.
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Mr. Perlongo stated about the only use this property could be used for would
be cheap homes and that a warehouse would be conducive to quiet taking into
consideration the people who would buy homes.
Mr. Donald Wilson, Chief Inspector submitted plot plan for Commission's
inspection (returned to Mr. Wilson).
Upon a motion duly made by Mr. Greene, seconded by Mr. Steinhoff and
unanimously carried, it was
#6-232-56 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-172 as submitted by Joseph Sergi for a
change of zoning in the Southwest 1/4 of Section 25 from R-1-B
to C-2 the City Planning Commission does hereby recommend to
the City Council that Petition No. Z-172 be denied, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of May 31,
1956 and notice having been sent to The Detroit Edison Company
Chesapeake & Ohio Railway Company, Michigan Bell Telephone
Company, The Consumer Power Company, City Departments 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 M-18 by
Frank Lukacs requesting permission to build a chicken coop at 15684 Foch
Avenue on Lots 55 and 56, Parkway Subdivision located on the East side of
Foch Avenue approximately 1,375 feet North of Five Mile Road in the Southeast
1/4 of Section 13. Mr. and Mrs. Frank Lukacs were present.
Mr. Lukacs stated they intend to purchase one dozen chickens at the most.
Mr. Walker asked size of lot. Mr. Lukacs stated 130' x 218'. Stated chickens
would be fenced in and will not create nuisance. Stated an estimate from
Lowry Lumber Company has been obtained and it will cost 5218 for chicken
coop. Stated part of the coop will be used for storage of tools.
Mr. Howard Snell, 15681 Foch stated residents consider Foch a residential
street and that all the people in immediate area are against request. Sub-
mitted petition with approximately 31 names of residents opposed to request.
The secretary read petit ion as submitted by Mr. Snell.
Mr. C. Jacobson, 15590 Foch stated both petitioners are working and wondered
who will take care of chickens.
Mrs. Lester LeManski, 15837 Foch stated they voted Livonia as a City and do
not think chickens belong in a City.
Mr. Miller asked if there was any other livestock in area. Mrs. Lukacs stated
she has chickens in her back yard that do not belong to her.
Mr. Snell stated on Greenlane someone has chickens and that is one reason
they are opposed to this request.
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Mr. Greene questioned how Commission could issue temporary permit if
petitioner's are going to build a permanent structure.
Mr. John Reed, 15812 Foch stated they do not want livestock.
Mr. Harsha stated if petition is granted a limitation of time will have to be
specified.
Mrs. Lukacs stated she understood if at any time chickens prove to be a
nuisance or dirty the use would be eliminated immediately. Mr. Robinson
stated he did not think that proper interpretation.
Upon a motion duly made by Mr. Greene, seconded by Mr. Miller and unanimously
carried, it was
#6-233-56 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby deny Petition M-18 by
Frank Lukacs requesting permission to build a chicken coop at
15684 Foch Avenue on Lots 55 and 56, Parkway Subdivision
located on the East side of Foch Avenue approximately 1,375
feet North of Five Mile Road in the Southeast 1/4 of Section
13, 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 Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was the proposed
Part VI of the Master Plan of the City of Livonia - Proposed Master Fire
Station Plan. The secretary read letters dated June 19, 1956 from William N.
Ponder, City Attorney; dated June 13, 1956 from Calvin Roberts, Chief
Livonia Fire Department and dated Jure 12, 1956 from W. R. McCary, City
Engineer. Mr. Douglas Campbell, Fire Commissioner and Calvin Roberts, Chief
Livonia Fire Department were present.
There was a lengthy discussion regarding Station Site No. 4 relative to the
traffic problem and market value of lot. Chief Roberts stated most of the
runs will be South of Plymouth Road in this area and that traffic is stopped
on three sides of lot.
Mr. Campbell stated that they have considered moving location of Station Site
No. 3 as there is a definite traffic problem. Requested site designation be
held in abeyance.
Mr. Walker asked how many of the present fire stations will be abandoned.
Mr. Campbell stated site at Middlebelt and Seven Mile Roads will be moved
across the street and site at Five Mile and Farmington Roads will be also
moved across the street.
No one was present objecting to proposed master plan.
Mr. Robinson stated it is his understanding that another hearing will have to
held on site locations No. 3 and No. 7. mcl
Mr. Harsha asked about notice having been given to adjoining property owners.
At approximately 11:09 p.m. the Chairman called a recess.
The Chairman called the meeting do order at approximately 11:21 p.m. with all
present as named at the beginning and course of meeting.
The City Attorney determined that it would not be necessary to notify adjoin—
ing property owners.
It was ascertained that Mr. Walter Muller, 1805 Hartwell (owner of Parcels
04JJ2 and 04JJ4) was present and had no objection to site being changed from
04JJ2 to 04JJ4. Stated he would waive any notice required under ordinance.
Mr. David Newman, 1515 Monroe, Dearborn stated he objected to Station Site
No. 4 as the corner is a valuable corner and since 1947 he has tried to have
zoning changed to business.
Mr. Miller asked type of business contemplated by Mr. Newman. Mr. Newman
stated parking will be in front with stores, super market andc}mg store in
back.
Mr. Steinhoff asked whether Commission could act on Station Site No. 7
Mr. Robinson stated it could as the owner is present and has waived notice.
Upon a motion duly made by Mr. Lotz and seconded by Mr. Lepo, it was
#6-234-56 RESOLVED that, pursuant to the provisions of Section 6, 7
and 8 of Act 285, Public Acts of Michigan of 1931, as amended
the City Planning Commission of the City of Livonia, having
duly held a Public Hearing on Part VI of the Master Plan of
the City of Livonia entitled "Master Fire Station Plan of the
City of Livonia", including sites identified therein as
stations numbered 1, 2, 4, 5, 6, 7 and 8 on June 19, 1956,
and having given proper notice of ouch hearing as required
by said Act 285, does hereby adopt said Part VI as part of
the Master Plan of such City; that reference is expressly
made to the map containing descriptive and other matter
intended by such Commission to form a part of such Master
Plan, which nap was prepared by Albe E. Munson, Planning
Consultant, and is on file in the office of the City Clerk
and in the office of such Commission; that this resolution
shall be recorded on such map by the identifying signatures
of the Chairman and Secretary of the Commission; that an
attested copy of said Part VI shall be certified to the
City Council and to the Register of Deeds of the County of
Wayne; and that the following certification shall appear on
said Part VI: "We certify that the foregoing resolution was
duly adopted at a meeting of the City Planning Commission
held June 19, 1956 by the unanimous affirmative vote of all
members present at such meeting."
1363
307
A roll call vote on the foregoing resolution resulted in the following:
AYES: Miller, Greene, Lepo, Kane, Walker, Steinhoff,
Robinson and Lotz
NAYS: Harsha
Mr. Harsha stated he has to vote ttnaytt because of one location (Station No.
4).
Upon a motion duly made by Mr. Miller, seconded by Mr. Greene and unanimously
carried, it was
#6-235-56 RESOLVED that, Public Hearing be adjourned
The Chairman declared the foregoing resolution adopted and called the 69th
Regular Meeting to order.
The secretary read Petition No. Z-164 by Adolph Bohl and Sam Zehra requesting
that the zoning classification of portion of Parcel 22DDla located 360 feet
North of Plymouth Road approximately 975 feet West of Farmington Road in the
Southeast 1/4 of Section 28 be changed from RUFB to R-2. The secretary read
letter dated May 14, 1956 from Calvin Roberts, Chief Livonia Fire Department.
Mr. Michael Berry, Attorney, 3001 Cadillac Tower, Detroit and Sam Zehra were
present.
Mr. Berry stated he agrees with suggestions made by the Fire Department.
Stated home will be one floor type and it will be of fire proof masonary
construction. Stated the present use of land since it is adjoining industrial
property is not conducive to residential. Stated they plan to have 100 beds.
Stated they will not build on 601 behind C-2 frontage. Stated as they have
ample parking for C-2 use they do not at this time know what 60? will be used
for. Stated it will act as a buffer.
Mr. Steinhoff stated he would like to see plot plan. Mr. Berry stated they
did not submit a plot plan as they wanted to know before they went to expense
what the reaction of Commission would be.
No one was present objecting to petition as presented.
Upon a motion duly made by Mr. Walker, seconded by Mr. Harsha and unanimously
carried, it was
#6-236-56 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-164 on June 5, 1956 as submitted by Adolph
Bohl and Sam Zehra for change of zoning in the Southeast 1/4
of Section 28 from RUFB to R-2 the City Planning Commission
does hereby recommend to the City Council that Petition No.
Z-164 be granted because of the nature of the petition and
the particular area it is going to fall within is appropriate
for such use, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian under date of May 17,
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.
The Chairman declared the foregoing resolution adopted.
Mr. Donald Wilson, Chief Inspector left meeting at approximately 11:45 p.m.
The secretary read letter dated June 4, 1956 from Marie W. Clark, City Clerk
regarding City Council Resoldion No. 354-56 tabling consideration of
Petition No. Z-112a pending receipt of reasons for the recommendation from
Commission. The secretary also read letters dated June 8, 1956 from Harold H.
Gordon, Gordon-Begin Investment Company and dated May 29, 1956 from A. E.
Wilson, et al addressed to the City Council. Messrs. Harold Gordon and
Louis Begin were present.
Mr. Robinson stated this item was discussed at the last Study Meeting at which
time very few of the members were present. Stated opinion was that perhaps
Commission should not change zoning as recommended.
Mr. Miller stated R-3 in this area is the only R-3 in City of Livonia and
could be classified as spot zoning. Also how can an R-3 building be built
800 square feet.
Mr. Robinson stated to Messrs. Begin and Gordon that they may subdivide R-3
area on their parcel without first obtaining change of zoning to R-1.
Lieutenant Perry, Fire Department left meeting at approximately 11:50 p.m.
Mr. Miller stated the people that are objecting to change of zoning are only
objecting because they have parking for race track.
Mr. Robinson stated in his opinion it should be discussed at Study Meeting,
June 26, 1956.
Upon a motion duly made by Mr. Greene and seconded by Mr. Lepo, it was
#6-237-56 RESOLVED that, letter dated June 4, 1956 from Marie W.
Clark, City Clerk regarding City Council Resolution No.
354-56 tabling consideration of Petition No. Z-112a
pending receipt of reasons for the recommendation for
Commission be tabled until June 26, 1956.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Lepo, Kane, Walker, Harsha, Steinhoff and Robinson
NAYS: Miller and Lotz
Upon a motion duly made by Mr. Lepo and seconded by Mr. Kane, it was
#6-238-56 RESOLVED that, City Planning Commission approve statement
from The Livonian for $88.00 and that same be forwarded to
the proper department for payment.
5
A roll call vote on the foregoing resolution resulted in the following:
AYES: Miller, Greene, Lepo, Kane, Walker, Harsha, Steinhoff
Robinson and Lotz
NAYS: None
Upon a motion duly made by Mr. Lepo, seconded by Mr. Greene and unanimously
carried, it was
#6-239-56 RESOLVED that, minutes of meeting April 3, 1956 be approved
as received.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was the proposed
planting plan for the West Chicago Road Reservoir as submitted by Wayne
County Road Commissioners.
Mr. Robinson stated Mr. Munson has submitted his latest recommendation.
Stated for Commission's information he (Mr. Robinson) intends to send this
information together with last recommendation by Mr. Munson to the Wayne
County Road Commissioners and suggest that they hold another meeting or that
they offer another planting plan. Asked if this is agreeable with Commissioners
No objection was voiced.
Mr. Steinhoff questioned the sign being erected on the Merchandise Mart
loci ed on the South side of Plymouth Road as to whether it should have
approval of the City Planning Commission.
Mr. Robinson stated building is located in M-1 District and that previous
City Attorney informed Commission that signs over 35 square feet were allowed
in a M-1 District without approval of Commission.
Upon a motion duly made by Mr. Miller, seconded by Mr. Lepo and unanimously
carried, it was
#6-240-56 RESOLVED that, City Planning Commission request written
opinion from City Attorney as to whether or not signs
over 35 square feet located in a M-1 District require
approval of the City Planning Commission under Zoning
Ordinance, No. 60.
The Chairman declared the foregoing resolution adopted.
Nominations were made for Chairman of the City Planning Commission as follows:
William R. Robinson by Fred A. Lotz
Robert L. Miller by Daniel Lepo
H. Paul Harsha by Karle Steinhoff (Mr. Harsha declined nomination)
Robert L. Greene by H. Paul Harsha (lair. Greene declined nomination)
4 1[0
Upon a motion duly made by Mr. Walker, seconded by Mr. Harsha and unanimously
carried, it was
#6-241-56 RESOLVED that, nominations for Chairman be closed.
The Chairman declared the foregoing resolution adopted.
Result of vote:
William R. Robinson - 5
Robert L. Miller - 4
Nominations for Vice-Chairman were made as follows:
H. Paul Harsha by Robert L. Greene
Karle Steinhoff by Daniel Lepo
Robert L. Miller by Karle Steinhoff
Upon a motion duly made by Mr. Kane, seconded by Mr. Lepo and unanimously
carried, it was
#6-242-56 RESOLVED that, nominations for Vice-Chairman, City Planning
Commission be closed.
The Chairman declared the foregoing resolution adopted.
Result of vote:
H. Paul Harsha - 6
Karle Steinhoff - 3
Robert L. Miller - 0
Nominations for Secretary were made as follows:
Fred A. Lotz by Daniel Lepo (Mr. Lotz declined nomination)
Robert L. Miller by Karle Steinhoff (Mr. Miller declined nomination)
Charles Walker by Karle Steinhoff (Mr. Walker declined nomination)
Robert L. Miller by William Robinson (Mr. Miller declined nomination)
Robert L. Miller by William Robinson (Mr. Miller declined nomination)
Upon a motion duly made by Mr. Kane, seconded by Mr. Greene and unanimously
carried, it was
#6-243-56 RESOLVED that, nominations for Secretary, City Planning
Commission be closed and that Robert L. Miller be
unanimously elected Secretary.
The Chairman declared the foregoing resolution adopted.
On a motion duly made, seconded and unanimously adopted this 69th Regular
Meeting was duly adjourned at approximately 12:15„a.m., June 2Q, 1956.
/
r'red A. Lotz, Secretary }"-
(5Y-1-
ATTESTED: Obert L. Miller) iecre
William R. Robinson, (Jhairman