HomeMy WebLinkAboutPLANNING MINUTES 1957-05-21 141
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MINUTES OF A PUBLIC HEARING AND THE 80TH REGULAR MEETING Of THE
_ CITY PLANNING COMMISSION
On may 21, 1957 the above meeting was held by the City Planning Commission of
the City of Livonia at the City Hall, 33001 Five Mile Road, Livonia, Michigan
Chairman William R. Robinson called the Public Hearing to order at approxi-
mately 8:05 p. m.
Members present: Robert L. Greene Leonard Kane H. Paul Harsha
. Fred A. Lotz Charles Walker William R. Robinson
Wilfred Okerstrom Robert L. Miller
Members absent: *Karle Steinhoff
Lieutenant Bob Perry, Livonia Fire Department was present together with approxi-
mately 100 interested people attending the Public Hearing and the Regular Meet-
ing.
The secretary announced that the first item on the agenda was Petition No.
z-225 as initiated by the City Planning Commission on its own motion on the
proposed amendment to Part I of the Master Plan of the City of Livonia
(Master Thoroughfare Plan of the City of Livonia) to delete the extension of
West Chicago Road between Henry Ruff and Sunset Avenue in Section 35. The
secretary read letter dated Mayl, 1957 from Calvin Roberts, Chief Livonia Fire
Department.
IL: No one was present wishing to be heard in favor of or opposed to item.
The secretary read recommendation dated May 13, 1957 from Albe E. Munson,
Planning Consultant.
Mr. Rodney Kropf, Asst. City Attorney arrived at approximately 8:12 p.m.
Mr. Harry Smith, President, Nativity Evatelical & Reformed Church suggested
that the petition previously filed by those in favor of dead ending West
Chicago 'load be read.
The secretary read letters dated October 3, 1956 from J. H. Parkinson, Chair-
man, Civic Affairs Committee, Bel Aire Woods Civic Association; dated
October 30, 1956 addressed to Mr. J. H. Parkinson from William R. Robinson;
dated November 7, 1956 from Albe Munson, Planning Consultant; dated December 20
1956 from Rodney C. Kropf, Chairman, Civic Affairs Committee, Bel-Aire Woods;
dated January 22, 1957 fran Nativity Evangelical and Reformed Church; dated
April 16, 1957 from John F. O'Bey, Secretary, Grandon Woods Civic Association,
Inc. and petition signed by approximately 90 residents in favor of petition.
Mr. James E. Ochs, 32729 West Chicago stated he is in favor of leaving West
Chicago as is and not extending it through area.
No one was present in favor of having West Chicago extended through.
IL Mr. Walker stated he felt that this street definitely will serve no purpose
at the present time or in the near future in opening it up. Travel street
t� A
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through Detroit into Livonia and it is irregular into Livonia. By opening it C`)
up there will not only be the school problem in the immediate area but there
is also a serious problem in Rosedale Gardens. At Farmington Road it will
align with street ofanother name. Street also enters a school area at Stark
Road. Thought Commission has heard voice of the people in area.
Upon a motion duly made by Mr. Walker and seconded by Mr. Miller, it was
#5-143-57 RESOLVED that, pursuant to the provisions of Act 285 of the
Michigan Public Acts of 1931, as amended, the City Planning
Commission of the City of Livonia having duly held a Public
Hearing for the purpose of amending the Master Thoroughfare
Plan of the City of Livonia, entitled "Master Thoroughfare
Plan of the City of Livonia," the same is hereby amended to
delete the extension of West Chicago Road between Henry Ruff
Road and Sunset Avenue in Section 35 of the City of Livonia,
and having given proper notice of such hearing as required by
said Act 285, as amended, the Planning Commission for the
City of Livonia does hereby adopt said amendment as part of
the Master Thoroughfare Plan of the City of Livonia which is
incorporated herein by reference the same having been adopted
pursuant to resolution of the City Planning Commission under
date of April 19, 1951, with all amendments thereto; further,
this resolution shall be recorded on said map by the identify-
ing signatures of the Chairman and the Secretary of the
Commission, and an attested copy hereof shall be filed with
the City Council, City Clerk and the Planning Commission; a
copy shall also be forwarded to the Register of Deeds of the
County of Wayne with the following certification contained
thereon: "We certify that the foregoing resolution was duly
adopted at a meeting of the City Planning Commission held
May 21, 1957 by the following vote:
AYES: Lotz, Kane, Walker, liabitison, and Miller
NAYS: Greene, Okerstrom and Harsha
The secretary read letter dated May 9, 1957 from Joseph F. Slavik, Secretary-
Treasurer, Slavik Builders, Inc. requesting approval of Burton Hollow Estates
Subdivision located on the Southwest corner of Six Mile and Farmington Roads
in the Northeast 1/4 of Section 16. The Secretary also read letters dated
May 20, 1957 from Benton Yates, Supt., Livonia Public Schools; dated May 20,
1957 from Judge Leo 0. Nye, Municipal Court; dated May 21, 1957 from Donald Wilson
Chief Inspector?� } and petitions dated� May 8, 1957 and May 21, 1957 signed by
n �t'�i eSo' iesit 'rolirc iot s o ots �l 3 � 0 its
ane ou hwest / o ec ion 0 nom G to an Josep
Slavik was present.
Mr. Slavik stated he is willing to correct lot on curves that do not measure
601.
Mr. Greene complimented Mr. Slavik on the Coventry Woods Subdivision Previously
submitted by him and asked why the same pattern was not followed in proposed
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subdivisions submitted. Mr. Slavik stated CoventxyWoods Subdivision could
_ stand large lots whereas proposed subdivisions cannot. Have 330 acres
and
if sto�h %xa fg�dtwere. sure gy d ao.at thet s?. Could°do-tnis indCove tory woods because an
ue
Mr. Greene stated that the Commission feels that in this Bell Creek area you
have one of the most scenic areas in the City and it would be criminal to
have 60' lots in there. Realize it is a large piece of property but it
would seem that if it is economically feasible on the other side of the creek
it would be possible in this area-at least on Six Mile and Farmington Roads.
Mr. Slavik stated if there could be gravel streets and they did not have to
put sanitary lines in they could go 80' lots.
Mr. a lker read portion of recommendation dated May 15, 1957 by Albe Munson,
Planning Consultant.
Mr. Slavik stated he did remember conversation regarding rear lot lines
terminating at the top of the bank but could not recall lots less than 60'
could only be in cul-de-sacs and not on curves.
Mr. Paul VanCleve, Geer Associates stated he thought it would be acceptable to
have lots less than 60' on the outside of the curve inasmuch as you would have
a large lot anyway-there would be the same distance between the homes and 60'
at the building line. Mr. Robinson stated that the Subdivision Rules and
Regulations are specific in this respect in that lots must be 60' at the lot
IL: line unless within a cul-de-sac.
Mr. Walker stated that the flood plain areas of Livonia will have to be
maintained both by the home owners and City Government and that for that
reason sometime when a plan is submitted with the depth into the creek bed you
could have inadequate area. The drains will have to be serviced by the City
and it will be necessary to get equipment and men into area-this should be
also kept in mind.
Mr. Miller read recommendation dated May 15, 1957 by Albs Munson, Planning
Consultant.
Mr. Miller stated that at the Study Meeting of the committee of the whole it
was suggested that the following be incorporated into proposed plat: (1) 80'
lots on Farmington Road; (2) RU on all property adjacent to the creek and
(3) 70' lots for buffer across street.
A representative of McQuade Realty stated that in her opinion lots did not
have to be so large.
Mr. Leo Joffliff, Jr., 16339 Bell Creek Lane stated there is a high point in
the road at Bell Creek Lane and Farmington Road and that there shouldn't be an
access into proposed subdivision directly opposite this intersection.
Mr. Arthur Bruckert, 16366 Bell Creek Lane asked what action is being taken
by Commission on petitions submitted by various Civic Associations and
residents requesting change of zoning in area. Mr. Robinson stated that no
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action is being taken At this timg;' howeve', SetertthisIttmmifLeameoneoon
the Commission wishes to take action Commission can.
Mr. Bruckert referred to Item No. 10 on the Agenda (Petition No. z-221) and
stated that the Civic Associations in this area are interested in the
development of the entire area not just the proposed Slavtk subdivisions. Are
interested in that area be developed into good residential areas and that in
Civic Associations opinion this is the cart before the horse-bringing plat
before Commission rather than the area. Felt entire area owned by Mr. Slavik
should be rezoned rather than just spot platting as has been done.
Mr. John Stein, 16456 Bell Creek Lane asked why a recommendation hasn't been
obtained regarding the flood plain. Proposed subdivisions will increase the
flood plain.
Mr. George Carman, 16750 Bell Creek Lane stated this is a premium area and
residents wish to keep it so. Property cannot be purchased for $8,000-land
of this type not available.
Mr. Howard Alexander, 16340 Bell Creek Lane questioned how much difference there
would be in water level due to R-1 Zoning as opposed to RUF or RU zoning.
During the week end the water rose 1". Mr. Robinson stated there would be a
considerable amount of increase.
Mr. Daniel Hodgeman, Attorney, 708 Ford Building, Detroit representing Bell
Creek Farms Association stated that area is zoned AG which specifies three
acre parcels in the Ordinance. Did think RU would be enforced but that AG
would not. Stated case involving R-1 lots in RUF District was decided in
Court but that case was not appealed to the Supreme Court-thought this
erroneous. Commission in effect is rezoning this to R-1.
Mr. Robert Seelye, 33639 NorthHampshire stated that one of the purposes of the
Commission is to establish good planning. All of the people in the area are
affected when a plat is proposed with lots only 60' wide-this is spot
zoning and doesn't give residents an opportunity to plan for the future.
Mr. J. D. Elliott, 16310 Bell Creek Lane stated that the home owners have
economic interest too but home owners have more than just economic interest-
these are the homes they are raising their children in. The home owners are
the ones who make Livonia. Looking to Commission to protect us against these
outsiders even though they are property owners too.
Mr. Robinson asked Mr. Slavik whether he would be willing to expressly waive
the 60 day statuatory period contained in MSA 5.3005 for an unlimited period.
Mr. Slavik stated he would.
Upon a motion duly made by Mr. Miller and seconded by Mr. Kane, it was
#5-144-57 RESOLVED that, proposed Burton Hollow Estates Subdivision
located on the Southwest corner of Six Mile and Farmington
Roads in the Northeast 1/4 of Section 16 be tabled until
June 4, 1957.
A roll call vote on the foregoing resolution resulted in the following:
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AYES: Greene, Okarstrom, Kane, Harsha, Robinson and Miller
NAYS: Lotz and Walker
Mr. Slavik stated that he did not want Burton Hollow Estates Subdivision,
No. 2 tabled but that he wished matter considered at this time.
Mr. Karle Steinhoff arrived at approximately 9:30 p.m.
Mr. Miller stated that at the Committee of the Whole Study Meeting it was
suggested that Burton Lane be revised to eliminate dead ending.
Mr. Lotz stated that there are 601 lots within the subdivision as on the
previous one.
Mr. Walker stated that he could not accept plat as it is presented.
Upon a motion duly made by Mr. Walker and seconded by Mr. Lotz, it was
RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby deny preliminary
plat of Burton Hollow Estates Subdivision, No. 2 located on
the South Si de of Six Mile Road approximately 1,400 feet West
of Farmington Road in the Northeast 1/4 of Section 16 because
(1) Commission feels that the petition as presented before
this commission would be discriminatory to good planning in
the area; (2) Think that it will not enhance, increase or
uphold area for which it is petitioned for and (3) Lots
adjacent to creek should be RU.
EA roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Lotz, Walker and Miller
NAYS: Okerstrom, Kane, Harsha and Robinson
NOT VOTING: Steinhoff
Messrs. Harsha, Okerstrom and Robinson stated they would have to vote "nay"
because of the suggestion regarding Burton Lane not being dead ended not being
included in resolution.
Upon a motion duty made by Mr. Walker and seconded by Mr. Lotz, it was
RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby deny preliminary
plat of Burton Hollow Estates Subdivision, No. 2 located on
the South side of Six Mile Road approximately 1,400 feet West
of Farmington Road in the Northeast 1/4 of Section 16 because
(1) Commission feels that the petition as presented before this
Commission would be discriminatory to good planning in the
area; (2) Think that it will not enhance, increase or uphold
area for which it is petitioned for; (3) Lots adjacent to creek
should be RU and (4) Burton Lane as shown is a dead end street.
I[: A roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Lotz, Walker and Miller
NAYS: Okerstrom, Kane, Harsha and Robinson
NOT VOTING: Steinhoff
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Mr. Robinson stated in his opinion resolution will not stand up in Court. C')
Mr. Kane stated that in view of the fact previous subdivision in area was
tabled suggested same action be taken on this proposed subdivision.
Upon a motion duly made by Mr. Kane and seconded by Mr. Greene, it was
#5-145-57 RESOLVED that, proposed Burton Hollow Estates Subdivision,
No. 2 located on the South side of Six Mile Road approxi—
mately 1,400 feet West of Farmington road in the Northeast
1/4 of Section 16 be tabled until June 4, 1957.
Mr. Robinson asked Mr. Slavik whether he would be willing to expressly waive
the 60 day statuatory period contained in MSA 5,3005 for an unlimited period.
Mr. Slavik stated he would. Mr. Robinson requested waiver on this proposed
subdivision and previous proposed subdivision in writing.
A roll call vote on Resolution No 5-145-57 resulted in the following:
AYES: Greene, Steinhoff, Okerstrom, Kane, Harsha, Robinson and
Miller
NAYS: Lotz and Walker
The Chairman called a recess at approximately 9:40 p.m.
The Chairman called the Public Hearing to order at approximately 9:55 p.m.
with all present as named at the beginning and course of meeting except
Mr. H. Paul Harsha who was excused.
The Chair stated that he has received a request that Commission take action on
petitions submitted by Civic Associations and residents requesting change of
zoning in Section 16.
Mr. Greene stated that the Commission had a Study Meeting on this matter and
as residents know there is a study ming made at the present time with the
view of rezoning entire City including all the large AG areas. Commission feels
that at this time to take a stand of rezoning six square miles would be
,erely inviting Court Case that will be thrown out. Would like to base zoning
of City on the study that is now being made and with logical reasons and when
City is taken to Court it will have some reasons to back it up. This study is
lengthy and involved and it cannot be done over night. Like to wait until
study is completed and therefore would like to deny petition.
Mr. Bruckert stated that the petition does not incorporate six square miles.
Mr. Greene stated his comments still apply.
Mr. Walker stated that it seemed to him that Commission has enough research
in the area that it could take action. Suggested Commission take action on
Section 16 ( Neighborhood 21). Thought Commission had the information in that
area. If Commission sits back and waits it will be forced to develop area
into 601 lots. Commission has communication from School District what 60 1 lots
will do to area. Felt area could be rezoned from AG to RU.
Upon a motion duly made by Mr. Walker and seconded by Mr. Lotz, it was
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#5-7.46-57 RESOLVED that, the City Planning Commission at this time on its
own motion does hereby provide for a Public Hearing to be held
June 18, 1957 to rezone the following described parcel of land
located in Section 16:
A parcel of land being in the North 1/2 of Section 16
T. 18., R. 9 E., City of Livonia, Wayne County,
Michigan.
More particularly described as follows; Beginning at
the Northeast corner of said Section 16; thence S. 0°
9' 20" East along East line of said Section 16, 2643.40
feet to a point; said point being the E 1/4 corner of
Section 16; thence South 0, 2' 20" West along East line
of said Section 16, 118.00 feet to a point; thence South
360 181 35" West, 332.68 feet to a point; thence North
gi Itit; ifia igt; 4igii !8d
490 11' 55" West, 127.20 feet to a point; thence North
50 551 00" West, 148.42 feet to a point; thence North
41 12' 30" East, 151.29 feet to a point; thence North
1 0 14' 3011!East, 133.50 feet to a point; thence North
71 33' 30" West, 122.90 feet to a point; thence North
10° 301 30" West, 273.05 feet to a point; thence North
50° 191 00" West, ,138.95 feet to a point; thence South
590 021 00" West, 161.23 feet to a point; thence North
I[: 530 031 00" West, 212.25 feet to a point; thence North
35 15' 30" West, 129.00 feet to a point; thence North
69`"-ZT' 30" West, 458.06 feet to a point; thence North
30 33' 00" West, 144.82 feet to a point; thence North
87 17' 00" West, 161.45 feet to a point; thence North
74° 49' 00" West, 218.52 feet to a point; thence South
79 59' 00" West, 157.37 feet to a point; thence South
120 03' 00",East, 138.74 feet to a point; thence South
38 40' 30" West, 145.44 feet to a point; thence South
88° 38' 30" West, 257.31 feet to a point; thence South
52° 17' 00" West, 222.80 feet to a point; thence South
7° 27' 00" West, 172.20 feet to a point; thence South
550 57' 00" East, 64.30 feet to a point; thence South
6° 45' 00" West, 178.15 feet to a point; thence South
20° 40' 30" East, 346.49 feet to a point; thence South
9° 24' 30" West, 281.67 feet ti a point; thence South
540 06' 30" West, 336.20 feet to a point; thence South
48 40' 00" West, 379.50 feet to a point; thence South
86° 52' 30" West, 257.60 feet to a point; thenceNorrth
64° 20' 00" West, 378.75 feet to a point; thence North
42° 36' 30" West, 71.45 feet to a point; thence North
34 54' 30" West, 255.50 feet to a point; thence North
320 06' 30" West, 207.73 feet to a point; thence North
81 12' 00" West, 204.27 feet to a point; thence South
84° 47' 00" West, 150.10 feet toa point; thence North
fo:
83° 57' 30" West, 164.54 feet to a point, thence South
62° 26' 00" West, 215.73 feet to a point; thence South
77° 30' 00" West, 392.45 feet to a point; said point
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being on the West Section line of Sedtion 16; thence North
0° 91 40" West, 379.61 feet along the Nest Section line of
said Section 16; thence North 0° 15' 0" West along
West line of Section 16; to a point, said point being the
Northwest corner of Section 16, thence due East along the
North line of Section 16, said line being the center line
of Six Mile Road, 2658.78 feet to a point, said point be-
ing the North 1/4 cmrner of Section 16; thence South 89
57' 0" East along North line of_Section 16; said line being
the center line of Six Mile Road, 1646.27 feet to the
point of beginning. (Neighborhood 21)
from AG-B to RU and that notice of such hearing be mailed to
the owners of the above parcel by registered mail return receipt.
Mr. Miller stated that he felt residents have a reasonable request; however,
did not feel Commission should rezone area 100% RU - suggested that there be
variety of large lots and some smaller lots..
A rpJ1 call vpte on ResolitiennNo. 5-146-57 resulted in the following;
AYES: Greene, Steinhoff, Lotz, Okerstrom, Kane, Walker and Miller
NAYS: Robinson
The secretary read letter dated May 8, 1957 from C. Russell Bull requesting
approval of the proposed Frohlich Subdivision located on the West side of
Purlingbrook Road approximately 750 feet South -of Eight Mile Road in the
Northwest 1/4 of Section 2. The Secretary also read letters dated May 20,
1957 from Donald Wilson, Chief Inspedtor and dated May 16, 1957 from Calvin
Roberts, Chief Livonia Fire Department. Mr. C. Russell Bull was present.
The secretary read recommendation dated May 15, 1957 from Albe Munson,
Planning Consultant.
Mr. Bull stated that the frontage is 330' and that plat incorporates 240'
(90' on the North is plotted into a 60' lot with a 30' private easement for
parcels tothe rear).
Mr Robinson suggested Master Plan for the parcel to indicate how the
remaining parts of parcel are going to be used or will fit into some
ultimate scheme.
Mr. Lotz asked whether there is water and sewer available. Mr. Bull stated
there is.
Mr. Steinhoff, Member of the Plat Committee stated there is lack of water
line, sewer line, etc. on the proposed plat.
Mr. Robinson recommended that matter be tabled in order to give petitioner
opportunity to give Commission a Master Plan of area as well as bring plat up
to Subdivision Rules and Regulations. Asked whether Mr. Bull would be willing
to waive the 60 day statuatory period contained in MSA 5.3005 for an unlimited
period. Mr. Bullstated he would and that waiver would be submitted in writing.
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No one was present wishing to be heard either in favor of or opposed to item.
Upon a motion duly made by Mr. Kane, seconded by Mr. Miller and unanimously
carried, it was
#5-147-57 RESOLVED that, proposed Frohlich Subdivision located on
the West : aide of Purlingbrook Road approximately 750 feet
South of Eight Mile Road in the Northwest 1/4 of Section
2 be tabled until such time as petitioner presents
complete Master Plan of parcel to indicate how the remain-
ing parts of this parcel will be used or will fit into
some ultimate scheme and bring proposed plat up to sub-
division Rules and Regulations.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition M-56 by
Clarence P. Jahn, President, Livonia Rotary Youth Foundation, Inc. requesting
permission to have the Glenn Wade Shows operate rides outside of building in
the Race Track property in conjunction with the Builders Show May 22 through
May 26, 1957 on Parcels 25F,G2,H2,I2 and 25 DE located on the Southeast corner
of Schoolcraft and Middlebelt Roads in the North 1/2 of Section 25. The
petitioner nor a representative was present.
The secretary read the letter dated May 16, 1957 from Calvin Roberts, Chief Livonia
Fire Department.
I[: Upon a motion duly made by Mr. Steinhoff, seconded by Mr. Miller and
unanimously carried, it was
#5-10-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-56
by Clarence P. Jahn, President, Livonia Rotary Youth
Foundation, Inc. requesting permission to have the Glenn Wade
shows operate rides outside of building in the Race Track
property in conjunction with the Builders Show May 22 through
Mat 26, 1957 on Parcels 25F, G2, H2, I2 and 25DE located on the
Southeast corner of Schoolcraft and Middlebelt Roads in the
North 1/2 of Section 25, and
FURTHER RESOLVED, notice of the above hearing was sent to the
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 Petition No.
2-217 as initiated by the City Planning Commission bn its own motion on the
question whether or not the West 3601 of Parcels 27E5, 27E6a, 27E8, 27E9 and
27E10b located on the East side of Farmington Road approximately 550 feet
North of Plymouth Road in the Southwest 1/4 of Section 27 should be changed
from RUFB and C-2 to M-l. The secretary read letter dated May 1, 1957 from
Calvin Roberts, Chief Livonia Fire Department. Messrs. Edward Jezewski, 11946
Farmington Road; Napoleon Kokochak, 11970 Farmington Road and Stanley Jezewski
11946 Farmington Road were present.
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Mr. Edward Jezewski questioned whether his taxes would raise with change of ("1
zoning. The Commission was unable to answer Mr. Jezewskits question.
Mr. Kropf stated that although M-1 land is more valuable tax wise the existing
homes would be non-conforming and therefore there would be no increase in
taxes in his opinion
Mr. Kokochak questioned set back of industrial building.
Owners stated they objected to change of Zoning until they were able to secure
more definite information regarding taxes and set back lines.
Upon a motion duly made by Mr. Miller and seconded by Mr. Steinhoff, it was
RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-217 as initiated by the City Planning
Commission on its own motion for a change of zoning in the
Southwest 1/4 of Section 27 from RUFB and C-2 to M-1, the
City Planning Commission does hereby recommend to the City
Council that Petition No. Z=217 be denied.
Mr. Robinson stated that in his opinion all of that area will be M-i and that
the Zoning should conform to the ultimate use.
Mr. Walker read Section 14.08, Zoning Ordinance No. 60 regarding set back lines.
Mr. Miller suggested perhaps item should be tabled until such time as
Commission can obtain more information regarding tax information from proper
authorities.
A roll call vote on resolution made by Messrs. Miller and Steinhoff resulted
in the following:
AYES: Steinhoff and Miller
NAYS: Greene, Lotz, Okerstrom, Kane, Walker and Robinson
Upon a motion duly made by Mr. Steinhoff, seconded by Mr. Miller and
unanimously carried, it was
#5-149-57 RESOLVED that, Petition No. Z-217 as initiated by the City
Planning Commission for a change of zoning in the Southwest
1/4 of Section 27 from RUFB and C-2 to M-1 be tabled until
June 18, 1957 in order to give property owners opportunity to
secure more information regarding taxes and set back lines.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition No.
Z-218 by Gertrude Patton requesting that the zoning classification of Lot 46,
Newburgh Estates Subdivision located at 37621 Amrhein Road and situated on the
South side of Amrhein Road approximately 650 feet West of Newburgh Road in
the Southeast 1/4 of Section 30 be changed from RUFB to R-2. The secretary
read petition objecting to petition signed by approximately 58 residents.
The petitioner nor a representative was present.
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Mr. James Busenbark, 37950 Grantland felt zoning classification should not be
changed.
Mr. Virginia Petrat, 37727 Amrhein Road stated petitioner moved house from
another location that at that time she stated to residents she would be living
in home herself.
Mr. David Case, 37580 Grantland statedrhouse is substandard and will not
attract desirable tenants.
Mr. Greene read recommendation dated May 13, 1957 by Albe Munson, Planning
Consultant,
Upon a motion duly made by Mr. Steinhoff, seconded by Mr. Greene and unanimously
carried, it was
#5-150-57 RESOLVED that, pursuant to a Public Hearing having been held
on petition No. Z-218 as submitted by Gertrude Patton for a
change of Zoning in the Southeast 1/4 of Section 30 from RUFB
to R-2, the City Planning Commission does hereby recommend to
the City Council that Petition No. Z-218 be denied because it
is spot zoning and is intended primarily for the economic
benefit of one individual, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian under date of May 2, 1957
and notice of which hearing was sent to The Detroit Edison
IL: Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone 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 No.
Z-219 by C. Russell Bull, Redford Cement Floor Company requesting that the
zoning classification of Parcel 13K5 located on the North side of Five Mile
Road approximately 500 feet West of Harrison Avenue in the Southwest 1/4 of
Section 13 be changed from RUFB to C-1. The secretary read letter dated
May 1, 1957 from Calvin Roberts, Chief Livonia Fire Department and .recommend-
ation dated May 13, 1957 from Albe Munson, Planning Consultant. Mr. Russell
Bull was present.
Mr. Bull submitted plan for convalescent hospital and stated that the con-
templated proposed use had been changed.
Mr. Robinson stated he believed that matter should be tabled in order to give
Commission ample opportunity to consider item.
Mr. Walter Abraham, 29127 Five Mile Road stated that that is not particularly
spot zoning and that it is a continuation of C-1 in the area.
Upon a motion duly made by Mr. Miller, seconded by Mr. Lotz and unanimously
carried, it was
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#5-151-57 RESOLVED that, pursant to a Public Hearing having been held
on Petition No. Z-219 as submitted by C. Russell Bull, Redford
Cement Floor Company for a change of zoning in the Southwest
1/4 of Section 13 from RUFB to C-1, the City Planning Commission
does hereby recommend to the City Council that Petition No.
Z-219 be denied without prejudice in order to allow petitioner
to refile petition in its true form, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
May 2, 1957 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 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-220 by Maria Gargaro requesting that the zoning classification of Parcel
13K8b located on the Northwest corner of Five Mile Road and Harrison Avenue
in the Southwest 1/4 of Section 13 be changed from C-1 to C-2. Mr. Walter
Abraham, 29127 Five Mile Road and Miss Maria Gargaro were present.
The secretary read letter dated May 1, 1957 from Calvin Roberts, Chief Livonia
Fire Department.
Mr. Walker stated that for the reason given for requesting change of zoning,
it is improper zone and that petition should read R-2 or R-3 instead of C-2.
Mr. Abraham stated under C-1 Ordinance provides for all uses in R-2 and that
C-2 provides for all uses in C-1, R-2 and R-3.
Mr. Okerstrom asked whether property will be used for R-3. Mr. Abraham stated
it wpRi4d and that there is very little difference between C-1 and C-2.
The secretary read recommendation dated May 13, 1957 from Albe Munson, Planning
Consultant.
Mr. Okerstrom stated he lives in area and thinks there is sufficient C-2
existing.
Mr. Greene read uses permitted in C-2 District as specified in Zoning
Ordinance, No. 60.
No one waspresent objecting to petition as presented.
Upon a motion duly made by Mr. Okerstrom, seconded by Mr. Miller and
unanimously carried, it was
#5-152-57 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-220 as submitted by Maria Gargaro for a
change of zoning in the Southwest 1/4 of Section 13 from C-1
to C-2, the City Planning Commission does hereby recommend to
the City Council that ?etition No. Z-220 be denied without
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prejudice because: (1) It would be spot zoning; (2)
There is sufficient neighborhood business in that area
and (3) Request is for C-2 zoning whereas the proposed
use is for multiple housing, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
May 2, 1957 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 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-221 by Livonia Hills, Inc. and Harry E. Wolfe, Inc. requesting that the
zoning classification of Parcel 06D2 located on the South side of Eight Mile
Road approximately 1,260 feet East of Haggerty Road in the Northwest 1/4 of
Section 6 be changed from AG-B to RU. The petitioner nor a representative
was present.
Upon a motion duly made by Mr. Kane, seconded by Mr. Walker, and unanimously
carried, it was
#5-153-57 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-221 as submitted by Livonia Hills, Inc. and
Harry E. Wolfe, Inc. for a change of zoning in the Northwest
1/4 of Section 6 from AG-B to RU the City Planning Commission
does hereby recommend to the City Council that Petition No.
Z-221 be granted because it conforms to an already tentatively
approved plat, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian under date of May2, 1957
and notice of which hearing was sent to The Detroit Edison
Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone Company, The Consumer Power Company, City Departments and
petitioners 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-222 by Elwood C. Manns requesting that the zoning classification of Parcel
13B21blb located on the South side of Six Mile Road approximately 800 feet
West of Harrison Avenue in the Northwest 1/4 of Section 13 be changed from
RUFB to C-2. The secretary read letter dated May 1, 1957 from Calvin Roberts,
Chief Livonia Fire Department. Mr. and Mrs. Elwood C. Manns and Mr. Harold
Rice, Attorney, 2480 Penobscot Building, Detroit were present.
Mr. Rice submitted for Commissionts inspection sketch of the present house and
proposed addition. Stated they have requested C-2 classification as it is the
only classification that will permit a funeral home. Are willing to waive all
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other benefits in the C-2 District except as they pertain to funeral homes.
From Middlebelt Road to Harrison Road there are three existing cemeteries.
Proposed use is not completely spot zoning. Mr. and Mrs. Manns expect to live
in the . -isting home and do not intend to have any employees. Have provided
parking space for 29 cars in rear of building and there is an additional
area for 40 more cars if needed.
Mr. Greene questioned the possibility of sign. Mr Rice refers to North side
of Six Mile Road when he states proposed use will not be spot zoning. The
South side of Six Mile Road presents a different situation inasmuch as it is
all residential.
Mr. Rice stated that the area as a whole cannot be classified as residential.
Mr. Walker read recommendation dated May 13, 1957 by Albe Munson, Planning
Consultant.
Mr. Walter White, 28165 Six Mile Road objected to petition as presented.
Mr. Manns stated that the proposed addition will be an improvement and that
90% of the funeral homes are located in residential areas.
Those present objecting to petition - 13
Those present in favor of petition - 4
Mr. Donald E. Campbell, 28255 Six Mile Road stated that to inject C-2 in
area is not wise and that it has been residential ever since it started.
Upon a motion duly made by Mr. Greene, seconded by Mr. Kane and unanimously
carried, it was
#5-154-57 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. 2-222 as submitted by Elwood C. Manns for a
change of zoning in the Northwest 1/4 of Section 13 from RUFB
to C-2 the City Planning Commission does hereby recommend to
the City Council that Petition No. Z-222 be denied because it
is spot zoning and it is a petition for the benefit of one
individual against the community as a whole, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of May 2,
1957 and notice of which hearing was sent to The Detroit Edison
Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone Company, The Consumer Power Company, City Departments,
and petitioners 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-223 by Gilbert and Dorothy I. Rohde and Marvin Premier requesting that the
zoning classification of Parcel 20E1 and portion of Parcel 20E2G1 located on
the South side of Five Mile Road approximately 1001 East of Levan Road in the
Northeast 1/4 of Section 20 be changed from AG-B to C-1. The secretary
letter dated May 1, 1957 from Calvin Roberts, Chief Livonia Fire Department.
partment.
1705
and recommendation dated May 13, 1957 from Albe Munson, Planning Consultant
Mr. Clarence Charest, Attorney, 33636 Five Mile Road was present representing
the petitioners.
Mr. Charest stated that on the North side of Five Mile Road the property has
been rezoned to C-2 whereas the property in question will be C-1. Did not
think proposed hospital with increased traffic will help property to any
extent.
No one was present wishing to be heard in favor opposed to petition.
Mr. Robinson informed those present that Commission is working on an
economic study and that there is a possibility that the C-2 across the street
will be rezoned to residential use. Did not think Commission should act on
this matter until it had further information.
Mr. Charest stated that he would appreciate some direct action in that he did
not think his client could do anything with property in its present form
Upon a motion duly made by Mr. Miller and seconded by Mr. Greene, it was
RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-223 by Gilbert and Dorothy I Rohde and
Marvin Premier for a change of zoning in the Northeast 1/4 of
Section 20 from AG-B to C-1, the City Planning Commission does
hereby recommend to the City Council that Petition No. Z-223
be denied because the tentative arrangement of shopping areas
in the study recently completed does not locate the shopping
area for Neighborh000d 14 at this location and if the ideas
incorporated in the study are followed the arrangement of land
uses would be more or less ideal.
Mr. Robinson stated he did not think Commission is treating the item
satisfactorily in acting upon it at this time when Commission will receive
further information.
Mr. Miller stated he concurred with Mr. Robinson although the petitioner's
attorney has requested definite action.
A roll call vote on the resolution made by Messrs. Miller and Greene resulted
in the following:
AYES: Greene, Kane and Miller
NAYS: Steinhoff, Lotz, Okerstrom and Robinson
NOT VOTING: Okerstrom
Mr. Walker made the following motion which died for lack of support:
RESOLVED that, Petition No. Z-223 by Gilbert and Dorothy I,
Rohde and Marvin Premier requesting change of zoning in the
Northeast 1/4 of Section 20 from AG-B to C-1 be tabled
indefinitely until such time as the Commission has an
opportunity as a whole to review it at the Study Meeting in
relation to the over-all economic study and Master Plan.
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1706
Upon a motion duly made by Mr. Kane and seconded by Mr. Greene, it was
#5-155-57 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-223 by Gilbert and Dorothy I. Rohde and
Marvin Premier for a change of zoning in the Northeast 1/4 of
Section 20 from AG-B to C-1, the City Planning Commission does
hereby recommend to the City Council that Petition No. Z-223
be denied because the tentative arrangement of shopping areas
in the study recently completed does not locate the shopping
area for Neighborhood 14 at this location and if the ideas
incorporated in the study are followed the arrangement of land
uses would be more or less ideal, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper The Livonian under date of May 2,
1957 and notice of which hearing was sent to The Detroit Edison
Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone 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: Steinhoff, Lotz, Kane, Walker, Robinson and Miller
NAYS: Greene
NOT VOTING: Okerstrom
The secretary announced that the next item on the agenda was Petition No.
Z-224 by John Carlesimo requesting that the zoning classification of Lot 44,
Folker's Farmington Acres Subdivision located on the Southside of Eight Mile
Road approximately 450 feet West of Mayfield Road in the Northwest 1/4 of
Section 3 be changed from RUFB to C-2. The secretary readletter dated
May 1, 1957 from Calvin Roberts, Chief Livonia Fire Department. Mr. John
Carlesimo was present.
Mr. Carlesimo stated he would like to erect a block building with office space
in front.
The secretary read recommendation dated May 13, 1957 from Albe Munson, Planning
Consultant.
No one was present wishing to be heard in favor of or opposed to petition.
Mr. Greene asked whether this is an addition to an existing building.
Mr. Carlesimo stated it is not and that across the street in Farmington
Township it is zoned M-1.
Mr. Miller asked whether petitioner intended to use building as commercial
in between residence. Mr. Carlesimo stated he did and that it would be used
for cement work purposes and parking of their trucks. Area would be fenced.
Upon a motion duly made by Mr. Miller, seconded by Mr. Lotz and unanimously
carried, it was
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1707
#5-156-57 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-224, as submitted by John Carlesimo for a
change of zoning in the Northwest 1/4 of Section 3 from RUFB
to C-2, the City Planning Commission does hereby recommend
to the City Council that Petition No. Z-224 be denied because
this is spot zoning and because it is interspersion of commercial
development between existing homes, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian under date of May 2, 1957
and notice of which hearing was sent to The Detroit Edison
Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone Company, The Consumer Power Company, City Departments and
petitioner as listed in the Proof of Service.
The Chairman declared the foregoing resolution adopted.
Upon a motion duly made by Mr. Miller, seconded by Mr. Kane and unanimously
carried, it was
#5-157-57 RESOLVED that, Public Hearing be adjourned.
The Chairman declared the foregoing resolution adopted and called the 80th
Regular Meeting to order.
l[li The secretary announced that the first item on the agenda was the final
approval of the proposed Trojan Subdivision _located on the North side of
Broadmoor Avenue between Alexander Street and Harrison Avenue in the Southwest
1/4 of Section 13. The secretary read letter dated May 20, 1957 addressed to
Mr. David Meinzinger from Mr. Edwin M. Orr, Consulting Engineer. Messrs. Joseph
Friedman and Jack Garber were present.
Mr. Friedman agreed to place an additional fire hydrant on Broadmoor approxi-
mately 500 feet West of the present hydrant located approximately 300 feet
West of Harrison.
Upon a motion duly made by Mr. Walker, seconded by Mr. Miller and unanimously
carried, it was
#5-158-57 RESOLVED that, final plat of Trojan Subdivision located on the
North side of Broadmoor Avenue between Alexander Street and
Harrison Avenue in the Southwest 1/4 of Section 13 be given
final approval, and
FURTHER RESOLVED, inasmuch as it appears on the records that
tentative approval of said proposed plat was given by the City
Planning Commission November 20, 1956; and it further appearing
that said proposed plat together with the plans and
specifications for improvements therein have been approved by
the Department of Public Works under date of February 20, 1957;
and it further appearing that a bond in the amount of $5,000 to
1708
cover the installation of improvements has been filed in the
office of the City Clerk under date of April 2, 1957; such
bond having been a-proved by Rodney C. Kropf, Assistant City
Attorney on April 2, 1957 it would therefore appear that all
the conditions necessary to the release of building permits
have been met and the Building Department is hereby so
notified.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition M-52
by Thomas G. And Evelyn B. Carrico requesting permission to construct a
gasoline service station on Parcel 27Flalbl located on the North side of
Plymouth Road approximately 1,425 feet East of Farmington Road in the South-
West 1/4 of Section 27. The secretary read letter dated May 10, 1957 from
Lowrie Lumber Company. Mr. William Hayes, Attorney, 1340 Free Press Building
Detroit was present representing the petitioner.
Mr. Hayes submitted a layout showing existing stations in area and proposed
station. Stated the next nearest station is 1,056 feet from the proposed
site. Did not believe they had ever gotten customers to cross street in order
to purchase gasoline because customers just do not take the tough route to a
gas station.
Mr. Robinson stated he looked at site and that it is further down from the
shopping center than what he originally thought; therefore the hazard does not
exist as was pictured before.
Mr. Okerstrom asked width of property. Mr. Hayes stated property is 1371.
Mr. Douglas Winfield stated he does not object to proposed use and that he
is an adjacent property owner.
No one was present wishing to be heard in favor of or opposed to petition.
Upon a motion duly made by Mr. Greene and seconded by Mr. Kane, it was
#5-159-57 RESOLVED that, pursuant to a Public Hearing having been held
May 7, 1957, the City Planning Commission does hereby grant
Petition M-52 by Thomas G. and Evelyn B. Carrico requesting
permission to construct a gasoline service station on Parcel
27Flalbl located on the North side of Plymouth Road approxi-
mately 1,425 feet East of Farmington Road in the Southwest
1/4 of Section 27, and
FURTHER RESOLVED, notice of the above hearing was sent to the
property owners within 500 feet, petitioners and City Depart-
ments as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Steinhoff, Lotz, Kane, Walker and Robinson "JI
NAYS: Okerstrom and Miller
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1709
The secretary announced that the next item on the agenda was Petition No.
Z-215 by William R. and Marilyn Kolak requesting that the zoning classification
of Parcel 20F located on the Southeast corner of Five Mile and Levan Roads
in the Northeast 1/4 of Section 20 be changed from AG-B to C-1. Mr. David Kull,
Attorney, 17221 Lasher Road, Detroit was present representing the petitioners.
No one was present wishing to be heard in favor of or opposed to petition.
Mr. Kull stated that his clients have attempted to obtain a mortgage from
Proctor and that they were refused because the mortgage company considered
area C-1.
Mr. Greene asked type of mortgage asked for. Mr. Kull stated that their
request was for a singleresidential home.
Mr. Clarence Charest stated that mortgage companies will not loan on that
corner and that his client also tried to get a mortgage.
Upon a motion duly made by Mr. Kane and seconded by Mr. Steinhoff, it was
#5-160-57 RESOLVED that, pursuant to a Public Hearing having been held
April 16, 1957 on Petition No. Z-215 as submitted by William R.
and Marilyn Kolak for a change of zoning in the Northeast 1/4
of Section 20 from AG-B to C-i, the City Planning Commission
does hereby recommend to the City Council that Petition No.
Z-215 be denied because the tentative arrangement of shopping
areas in the study recently completed does not locate the
shopping area for Neighborhood 14 at this location and if the
ideas incorporated in the study are followed the arrangement
of land uses would be more or less ideal, and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian under date of March 21,
1957 and notice of which hearing was sent to The Detroit Edison
Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele-
phone 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: Steinhoff, Lotz, Kane, Walker, Robinson and Miller
NAYS: Greene
NOT VOTING: Okerstrom
Upon a motion duly made by Mr. Miller and seconded by Mr. Steinhoff, it was
#5-161-57 RESOLVED that, statements dtted May 8, 1957 from Albe Munson
Planning Consultant for $394.40 (month of April) and $1,000
(Contract dated April 16, 1957) be approved and forwarded to
the proper department for payment.
A roll call vote on the foregoing resolution resulted in the following:
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1710
C�
AYES: Greene, Steinhoff, Lotz, Okerstrom, Kane, Walker, Robinson
and Miller
NAYS: None
Upon a motion duly made by Mr. Miller, seconded by Mr. Kane and unanimously
carried, it was
#5-162-57 RESOLVED that, minutes of meetings April 2, 1957 and April 16,
1957 be approved as presented.
The Chairman declared the foregoing resolution adopted.
The secretary read letter dated May 15, 1957 from L. Meyron Marko, Attorney
regarding Petition No. Z-118a.
On a motion duly made by Mr. Miller, seconded and unanimously adopted this
80th Regular Meeting was duly adjourned at approximately 12:30 a.m., May 22,
1957.
j
'abert L. Mi er, Sec tary
ATTESTED:
William R. Robinson, Chairman