HomeMy WebLinkAboutPLANNING MINUTES 1957-09-03 1783
MINUTES OF THE 72ND SPECIAL MEETING AND A PUBLIC HEARING OF THE
CITY PLANNING COMMISSION OF THE CITY OF LIVONIA
On September 3, 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 72nd Special Meeting to
order at approximately 8:07 p.m.
Members present: Robert L. Greene Karle Steinhoff H. Paul Harsha
Robert L. Miller Leonard Kane William R. Robinson
Fred A. Lotz Wilfred Okerstrom
Members absent: Charles Walker
Lieutenant Bob Perry, Livonia Fire Department was present together with approxi-
mately 80 interested residents.
The secretary announced that the first item on the agenda was the proposed
revision of the first unit of the proposed Lyndon Meadows Subdivision located
approximately 1/4 mile North of Schoolcraft Road between Middlebelt and Henry
Ruff Roads in the Southeast 1/4 of Section 23. Messrs. Burton Warner, Warner &
Warner and Jacob Menuck, Oakview Homes were present.
The secretary read letter dated August 16, 1957 from Burton Warner, Warner &
Warner.
Mr. Harsha, Chairman of the Plat Committee stated that he had had an
opportunity to discuss this only with Mr. Steinhoff of the Plat Committee and
that they were unable to find anything to criticize. The lots seem to be of
proper size and the ingress and egress is provided for.
Mr. Okerstrom had no further comments to offer.
Upon a motion duly made by Mr. Harsha, seconded by Mr. Steinhoff and
unanimously carried, it was
#9-239-57 RESOLVED that, City Planning Commission does hereby approve
revised prints dated August 15, 1957 of the tentative plan
indicating the area petitioner wishes to plat as the first
unit of the Lyndon Meadows Subdivision located approximately
1/4 mile north of Schoolcraft Road between Henry Ruff and
Middlebelt Roads in the Southeast 1/4 of Section 23.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition No.
Z-230 by John and Palma Smaniotto asking that the zoning classification of a
portion of Parcel 21M2 located on the South side of Five Mile Road approxi-
mately 1,500 feet West of Fairlane Road in the Northwest 1/4 of Section 21 be
changed from AG-B to R-3. Mr. Robert Lorion, Attorney, 32128 Plymouth Road
was present representing the petitioners.
The secretary read letter dated August 14, 1957 from Calvin Roberts, Chief
Livonia Fire Department.
No one was present wishing to be heard either in favor of or opposed to petition
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as presented. C"7
Upon a motion duly made by Mr. Kane, seconded by Mr. Lotz and unanimously
carried, it was
#9-240-57 RESOLVED that, pursuant to a Public Hearing having been held
on August 20, 1957 on Petition No. Z-230 as submitted by
John and Palma Smaniotto for a change of zoning in the
Northwest 1/4 of Section 21 from AGB to R-3, the City Plan-
ning Commission does hereby recommend to the City Council
that Petition No. Z-230 be denied because request amounts to
spot zoning, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
August 1, 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 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-107a by J. R. Cunningham requesting that the zoning classification of Lots
8 and 9, Storm and Fowler's Country Crest Subdivision located on the Southwest
corner of Morlock Avenue and Middlebelt Road in the Northeast 1/4 of Section 2
be changed from RUFB to C-l.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Okerstrom and unanimously
carried, it was
#9-241-57 RESOLVED that, pursuant to a Public Hearing having been held
on August 20, 1957 on Petition No. Z-107a as submitted by
J. R. Cunningham for a change of zoning in the Northeast 1/4
of Section 2 from RUFB to C-1, the City Planning Commission
does hereby recommend to the City Council that Petition No.
Z-107a be granted, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
August 1, 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-235 by Forest L. Lawrence requesting that the zoning classification of Lot 1
B. E. Taylor's Greenmoor Subdivision located on the Southwest corner of
Five Mile Road and Harrison Avenue in the Northwest 1/4 of Section 24 be
changed from RUFB to C-l.
Upon a motion duly made by Mr. Steinhoff, seconded by Mr. Okerstrom and
unanimously carried, it was
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#9-242-57 RESOLVED that, pursuant to a Public Hearing having been held
on August 20, 1957 on Petition No. Z-235 as submitted by
Forest L. Lawrence for a change of zoning the Northwest
1/4 of Section 24 from RUFB to C-1, the City Planning
Commission does hereby recommend to the City Council that
Petition No. Z-235 be granted, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of August 1,
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-231 by Clifford A. Green asking that the zoning classification of Lot 153
and the North 36' of Lot 154, Schanhitets Marquette Manor Subdivision located
on the Southeast corner of Grantland Avenue and Arcola Avenue in the South--
east 1/4 of Section 25 be changed from R-1-B to C-1.
Upon a motion duly made by Mr. Miller, seconded by Mr. Kane and unanimously
carried, it was
#9-243-57 RESOLVED that, pursuant to a Public Hearing having been held
on August 20, 1957 on Petition No. Z-231 as submitted by
Clifford A. Green for a change of zoning in the Southeast 1/4
of Section 3 from R-1-B to C-1, the City Planning Commission
does hereby recommend to the City Council that Petition No.
Z-231 be denied, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
August 1, 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-219a by C. Russell Bull asking that the zoning classification of Parcel 13K5
located on the North side of Five Mile Road approximately 500 feet West of
of Harrison Avenue in the Southwest 1/4 of Section 13 be changed from RUFB to R-2.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Okerstrom and unanimously
carried, it was
#9-244-57 RESOLVEDthat, pursuant to a Public Hearing having been held
on August 20, 1957 on Petition No. Z-219a as submitted by
C. Russell Bull for a change of zoning the Southwest 1/4
of Section 13 from RUFB to R-2, the City Planning Commission
does hereby recommend to the City Council that Petition No.
Z-219a, be denied, and
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FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
August 1, 1957 and notice of which hearing was sent to The
Detroit Edison Company, Chesapeake & Ohio Railway Company,
Michigan Bell Telephone Company, The Consumer PowerCbmpany
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-236 by David Lewis asking that the zoning classification of Outlot A, Pearl
Wilson Subdivision located on the Southeast corner of West Chicago Road and
Middlebelt Road in the Southwest 1/4 of Section 36 be changed from RUFB to
C-i.
Upon a motion duly made by Mr. Miller and seconded by Mr. Lotz, it was
#9-245-57 RESOLVED that, pursuant to a Public Hearing having been held
on August 20, 1957 on Petition No. Z-236 as submitted by
David Lewis for a change of zoning the Southwest 1/4 of
Section 36 from RUFB to C-1, the City Planning Commission
does hereby recommend to the City Council that Petition No.
Z-236 be denied because this will constitute spot zoning, and
FURTHER RESOLVED, notice of the above hearing was published
in the official newspaper, The Livonian under date of
August 1, 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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Steinhoff, Lotz, Okerstrom, Kane, Harsha and Miller
NAYS: Robinson
Upon a motion duly made by Mr. Miller, seconded by Mr. Kane and unanimously
carried, it was
#9-246-57 RESOLVED that, 72nd Special Meeting be adjourned.
The Chairman declared the foregoing resolution adopted and called the Public
Hearing to order.
The secretary announced that the first item on the agenda was the proposed
Bell Valley Subdivision located on the Northwest corner of Ashurst Road and
Five Mile Road in the Southwest 1/4 of Section 16. The secretary read letters
dated July 29, 1957 from George D. Seyburn, President, East Detroit Housing
Inc.; dated August 21, 1957 from Benton Yates, Supt., Livonia Public Schools;
dated August 16, 1957 from David M. Miro, Attorney; dated August 5, 1957 from
Donald Wilson, Chief Inspector; dated August 6, 1957 from James !NT. Jordan,
Police Chief; dated August 6, 1957 addressed to Chief Jordan from Robert A.
Van Dyke, Patrolman, Traffic Bureau; dated August 14, 1957 from Calvin Roberts,
Fire Chief and dated August 15, 1957 from J. B. Folsom, Chairman Parks and
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Recreation Commission addressed to East Detroit Housing, Inc.. Messrs. Arthur
Reynolds, General Supt.; David M. Miro, Attorney and George D. Seyburn were
present.
Mr. Rodney Kropf arrived at approximately 8;30 p.m.
Mr. Greene referred to depth of lots fronting on Five Mile Road and asked
whether petitioner considered them deep enough to provide turn around.
Mr. Reynolds stated that they are dee p e r than those shown on the original plat,
and that he considered them deep enough for turn around.
Mr. Harsha, Chairman of the Plat Committee informed Commission that he had not
received copy of proposed plat.
Mr. Okerstrom, Member of the Plat Committee asked whether lots were 80' as
shown on the Slavik proposed subdivisions (Burton Hollow Estates Subdivision
and Burton Hollow Estates Subdivision, No. 2) backing up to Bell Drain.
Mr. Robinson stated he was quite sure they were.
Mr. Steinhoff, Member of the Plat Committee stated lots in proposed sub-
division do measure 80' at the building line but not at the front lot line.
Lots are the minimum size; however, petitioner does not follow precedent
established by the Slavik Subdivisions.
Mr. Steinhoff, questioned what,petibleaetelrasttb,do_with'Outiot A and B as
Shown'on proposed plat: It was established that this.;.wa8 .covered in letter
dated July 29, 1957 from George.D ,Seyburn.
Mr. Okerstrom stated he would like to know answer to more or less one way
street - Fairlane - as shown on proposed plat. Mr. Reynolds stated that at
the previous meeting one of the comments made was that proposed plat did not
tie in with the over-all plan and that there should be access both from the
North and the East tieing with the Slavik property. Mr. Okerstrom stated
he could not see any access to the East. Mr. Reynolds stated the over-all
plan ties in with Slavik property.
Mr. Harsha stated that until such time as the subdivision to the North is sub-
mitted this will be considered a dead end street.
Mr. Robinson stated in his opinion tentative approval would not be out of
order.
Mr. Harsha stated he did not know how Commission could develop lots until there
is development to the North.
Mr. Steinhoff raised the question of the elevation of Fairlane Road where it
crosses the Patter Drain and the Bell Drain and that there should be proper
clearance above the possible flood plain. Mr. Herald Hamill, Engineer for
the petitioner, stated that it is their intent to make considerable fill across
both raviness.
Mr. Greene stated that in view of the fact these streets are presently dead
end streets if anything should block Fairlane Road the entire neighborhood will
be isolated.
Mr. Reynolds stated that Mr. Van Cleve, Geer Associates who is also planning
the Slavik Subdivisions is planning their subdivision. Hired Geer Associates
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just so there would be a tie in between two subdivisions.
C)
Mr. Robinson stated that if the two subdivisions were developed together-how-
ever, the Slavi4 Subdivision at this point has not been submitted to the
Commission as yet.
Mr. Lotz questioned the names of the streets as shown on proposed plat.
Mr. Robinson asked whether plat still shows land that is set aside for a park
site. Mr. Reynolds stated it is shown as platted.
Mr. Greene asked what Mr. Reynolds based his determination on that it would be
a hardship on him and that it would be economically impossible to plat area if
site is used for park purposes. Mr. Reynolds stated he based his opinion on
the cost of improvements and the number of lots that could be obtained from
parcel.
Mr. Greene stated Mr. Reynolds c3.aims that acquisition of park site by con-
demnation would be too expensive for park purposes - asked Mr. Reynolds
whether he knew what City would pay for site.
No one was present wishing to be heard either in favor of or opposed to
petition as presented.
The Chairman announced that the item would be taken under advisee nt and that
a decision would be made at a later date.
The secretary announced that the next item on the agenda was the proposed
Cointry Homes Subdivision, No. 5 located on the Northeast corner of Five Mile
and Newburg Roads in the Southwest 1/4 of Section 17. The secretary read
letters dated August 8, 1957 from Herald F. Hamill, Engineer for petitioner;
datedSeptember 3, 1957 from James N. Jordan, Police Chief; dated August 28,
1957 from Patrolman Robert A. Van Dyke, Traffic Bureau addressed to Chief Jordan
dated November 19, 1956 from J. B. Folsom, Chairman of the Parks and Recreation
Commission and Dave Meinzinger, Consultant; dated August 27, 1957 from Calvin
Roberts, Fire Chief and dated August 28, 1957 from Donald Wilson, Chief
Inspector. Messrs. Herald F. Hamill, Irvin Hermanoff, Secretary, Harry Slatkin
Builders, Inc. and Donald Barris, Attorney were present.
Mr. Harsha, Chairman of the Plat Committee stated that there is too little
information on plat as submitted - lots not numbered, no topography, too few
lot sizes. etc.
Barris asked that proposed plat be tabled in order that petitioner could
resubmit plat with information requested.
Mr. Robinson also informed petitioner that Commission does not allow 55' lots
on a curved street.
No one was present wishing to be heard either in favor of or opposed to
petition as presented.
Mr. Robinson asked petitioner if he is willing to expressly waive the 60 day
statuatory period contained in MSA 5.3005 for 90 days. Mr. Barris stated they
would and that they would submit waiver in writing.
Upon a motion duly made by Mr. Steinhoff and seconded by Mr. Lotz, it was
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#9-247-57 RESOLVED that, City Planning Commission does hereby grant
petitioner's request to table proposed Country Homes Sub-
division, No. 5 located in the Southwest 1/4 of Section 17
in order to give him an opportunity to present a more
detailed plat.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Steinhoff, Lotz, Okerstrom, Kane, Harsha, Robinson and Miller
NAYS: None
NOT VOTING: Greene
The Chairman declared a recess at approximately 9:06 p.m.
The Chairman called the Public Hearing to order at approximately 9:20 p.m.
The secretary announced that the next item on the agenda was Petition No.
Z-238 by Harry Slatkin Builders, Inc. asking that the zoning classification
of Parcels 1711, 1712b, 17J, 17K, 17L and 17M located on the Northeast corner
of Newburg and Five Mile Roads in the Southwest 1/4 of Section 17 be changed
from AG-B to R-1-A. The secretary read letter dated August 21, 1957 from
Calv in Roberts, Chief Livonia Fire Department. Messrs. Irvin Hermanoff,
Secretary, Harry Slatkin Builders, Inc. and Donald Barris, Attorney were
present.
Mr. Barris stated that client proposes to subdivide property and that a proper
plat will be submitted shortly. Called Commission's attention to the fact
that they have jointed with other b uilders to bring sewers into area. Received
communication from Mayor's Office last week regarding the proposed St. Marys
Hospital. Went on record that in the event area is rezoned and plat approved
Harry Slatkin Builders will supply or make available sanitary sewers to St.
Mary Hospital without any charge to them. Felt with proposed plat, Commission
should rezone area to R-l.
No one was present wishing to be heard either in favor of or opposed to petition
as presented.
Upon a motion duly made by Mr. Harsha and seconded by mr. Steinhoff, it was
#9-248-57 RESOLVED that, pursuant to a Public Hearing having been held
on Petition No. Z-238 as submitted by Harry Slatkin Builders
Inc. for a change of zoning in the Southwest 1/4 of Section 17
from AG-B to R-1-A, the City Planning Commission does hereby
recommend to the City Council that Petition No. Z-238 be
granted, and
FURTHER RESOLVED notice of the above hearing was published
in the official newspaper, The Livonian under date of
August 15, 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.
A roll call vote on the foregoing resolution resulted in the following:
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AYES: Steinhoff, Lotz, 04erstrom, Kane, Harsha, Robinson and Miller C-5
NAYS: None
NOT VOTING: Greene
3
The secretary announced that the next item on the agenda was Petition M-74 by
Sam Zehra requesting permission to erect 13' 8" in width by 47' 6" in height
double face ground sign to be erected 10' above ground in center of 345? front--
age on property located at 33850 Plymouth Road approximately 1,000 feet West of
Farmington Road in the Southeast 1/4 of Section 28. The secretary read letter
dated August 1, 1957 from Sam Zehra. Mr. K. E. Palmer, Walker & Company was
present.
Mr. Palmer submitted for Commission's inspection sketch of the proposed sign.
Stated sign will be lighted by over-head reflectors and will get a new paint
job every year.
No one was present wishing to be heard either in favor of or opposed to petition
as presented.
Mr. Steinhoff asked if the existing sign will be removed. Mr. Palmer stated
that it would.
Mr. Harsha asked location of sign. Mr. Palmer stated sign will be entirely
on Mr. Zehra's property and that it will be 12' to 14' back of the property
line.
Mr. Steinhoff asked if proposed sign will be in direct line with existing pole.
Mr. Palmer stated it would.
Upon a motion duly made by Mr. Steinhoff and seconded by Mr. Miller, it was
#9-249--57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-74
by Sam Zehra requesting permission to erect 13' 8" in width
by 47' 6" in height double face ground sign to be erected 10?
above ground in center of 345? frontage on property located
at 33850 Plymouth Road known as Parcel 28DDla and situated on
the North side of Plymouth Road approximately 1,000 feet West
of Farmington Road in the Southeast 1/4 of Section 28, and
FURTHER RESOLVED, notice of the above hearing was sent to
property owneps within 500 feet, petitioner and City
Departments as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Steinhoff, Okerstrom, Kane, Robinson and Miller
NAYS: Lotz and Harsha
The secretary announced that the next item on the agenda was Petition M-73
by Walter T. Hall requesting permission to erect a 155 square foot neon sign
display 9? x 15? plus boarders as per sketch submitted at Gell's Civilian
Post Exchange on a portion of Parcel 36B1 located at 29215 Plymouth Road and
situated on the Southeast corner of Plymouth and Middlebelt Roads in the
Northwest 1/4 of Section 36. Mr. Walter T. Hall was present.
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Mr. Hall stated that the proposed sign will be approximately 10' above the
ground.
Upon a motion duly made by Mr. Okerstrom and seconded by Mr. Kane, it was
#9-250-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-73
by Walter T. Hall requesting permission to erect a 155 square
foot neon sign display 9t x 151 plus boarders as per sketch
submitted at Gell's Civilian Post Exchange on a portion of
Parcel 36B1 located at 29215 Plymouth Road and situated on
the Southeast corner of Plymouth and Middlebelt Roads in the
Northwest 1/4 of Section 36, and
FURTHER RESOLV ED, 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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Steinhoff, Okerstrom, Kane, Robinson and Miller
NAYS: Lotz and Harsha
Bya show of hands of those present, it was indicated that a number of residents
were present regarding Item No. 18 as shown on the agenda regarding Petition
M-72 by Carl W. Riegal, Gulf Oil Corporation requesting permission to erect a
service station on Lot 550a, Supervisor's Livonia Plat, No. 10 located on the
Southwest corner of Six Mile and Merriman Roads in the Northeast 1/4 of
Sectionl5.
Mr. Ray Cashen, Attorney, 1450 National Bank Building, Detroit stated that it
is the desire of the Gulf Oil Corporation to withdraw Petition M-72.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Steinhoff and
unanimously carried, it was
#9-251-57 RESOLVED that, City Planning Commission does hereby grant
verbal request to withdraw Petition M-72 by Carl W. Riegal,
Gulf Oil Corporation requesting permission to erect a
service station on Lot 550a, Supervisor's Livonia Plat,
No. 10 located on the Southwest corner of Six Mile and
Merriman Roads in the Northeast 1/4 of Section 15.
The Chairman declared the foregoing resolution adopted.
The secretary announced that the next item on the agenda was Petition M-71 by
Floyd W. Bracy, Sun Oil Company requesting permission to erect a gasoline
service station on a portion of Lots 68, 69 and 70, Livonia Estates Subdivision
No. 2 located on the Northeast corner of Harrison and Joy Roads in the
Southeast 1/4 of Section 36. The secretary read letter dated August 19, 1957
from _Calvin Roberts, Chief Livonia Fire Department. Mr. Floyd Bracy was
present.
Mr. Lotz asked if there has bean any changes in the situation since petition
was last before Commission. Mr. Bracy stated that the proposed plot plan
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eliminates the approach on Harrison Road - will use an approach off of Joy C�
Road only.
Mr. Miller asked if in the future when Harrison Road is opened, whether there
will b e access to the station at that time. Mr. Bracy stated that when road
is dedicated they will provide access to the station. Presented photographs
of Harrison Road showing that facilites at present is being used for a two
way highway. 4
No one present wishing to be heard either in favor of or opposed to
petition as presented.
Upon amotion duly made by Mr. Kane and seconded by Mr. Lotz, it was
#9-252-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-71
by Floyd W. Bracy, Sun Oil Company requesting permission to
erect a gasoline service station on a portion of Lots 68; ,69
and 70, Livonia Estates Subdivision, No. 2 located on the
Northeast corner of Harrison and Joy Roads in the Southeast
1/4 of Section 36, 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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Steinhoff, Lotz, Kane, Harsha and Robinson
NAYS: Okerstrom and Millers
The secretary announced that the next item on the agenda was Petition M-68 by
R. M. Dilworth, Gulf Oil Corporation requesting permission to erect a service
station with porcelain enamel exterior on Parcels Olffl and 01FF2GG located on
the Northwest corner of Seven Mile and Angling Roads in the Southeast 1/4 of
Sectionl. The secretary read letters dated August 30 and August 16, 1957
from J. D. Reeves, District Manager, Gulf Oil Corporation and dated August 19,
1957 from Calvin Roberts, Fire Chief. Messrs. Ray Cashen, Attorney, 1450
National Bank Building, Detroit and R. M. Dilworth were present.
Mr. Cashen stated property is 175" x 188' and that they will place on record
that there will be no parking on the 20' left free for alley purposes.
No one was present wishing to be heard either in favor of or opposed to petition
as presented.
Mr. Miller stated that he could see no reason for an alley behind the gas
station due to the fact that to the West there is a large farm; to the East
there is business section and that Commission has been in many instances
vacating alleys and not requiring them in other instances.
Mr. Steinhoff agreed that alleys are on the way out.
Mr. Robinson disagreed when an alley concerns business property.
Mr. Miller stated he could recall no instance where Commission has required an
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alley at other stations.
Mr. Robinson stated petitioner has made the offer to leave 201 to service
adjacent lots.
Mr. Dilworth stated they made offer because they like location but would
prefer not to have alley. The 201 will be paved or else there will be sod-
whatever is required. It is to their advantage that it be kept clean.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Steinhoff and unanimously
carried, it was
#9-253-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-68
by R. M. Dilworth, Gulf Oil Corporation requesting permission
to erect a service station with porcelain enamel exterior on
Parcels 01FF1 and 01FF2GG located on the Northwest corner of
Seven Mile and Angling Roads in the Southeast 1/4 of Section
1 subject to 201 alley being kept open and a satisfactory
agreement being drawn up to this effect and revised drawings
submitted, 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 M-69 by
R. M. Dilworth, Gulf Oil Corporation requesting permission to erect a service
station with porcelain elamel exterior on Lots 31 - 36, inclusive, Five Elm
Park Subdivision located on the Northeast corner of Elsie Avenue and Middle-
belt Road in the Northwest 1/4 of Section 24. The secretary read letter dated
August 19, 1957 from Calvin Roberts, Chief Livonia Fire Department.
Messrs. Ray Cashen, Attorney, 1450 National Bank Building, Detroit and R. M.
Dilworth were present.
Mr. Robinson informed Commission that a station in this area had recently been
denied approval.
Mr. Lotz asked distance from Elsie to Five Mile Road. It was established that
it is 5001 to 6001 from Elsie to Five Mile Road.
No one was present wishing to be heard either in favor of or opposed to
petition as presented.
Upon a motion duly made by Mr. Miller, seconded by Mr. Lotz and unanimously
carried, it was
#9-254-57 RESOLVED that, pursuant to a Public Hearing having been held
the City planning Commission does hereby deny Petition M-69
by R. M. Dilworth, Gulf Oil Corporation requesting permission
to erect a service station with porcelain enamel exterior on
Lots 31 = 36, inclusive, Five Elm Park Subdivision located
on the Northeast corner of Elsie Avenue and Middlebelt Road
in the Northwest 1/4 of Section 24 because there are too
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4
many stations in the area, and
FURTHER RESOLVED, notice of the above hearing was sent to
property owners within 500 feet, petitioner and City
Departments as listed in the Proof of Service.
Mr. Cashen stated that there are approximately 800 new homes being con-
structed in the area and they service these homes - they are credit card users
for heating fuel. Made an invdstigation and study of this area - station is
not for transient trade but for customers who are furnished heating fuel.
Mr. Robinson stated he did not realize new homes had been sold.
Mr. Miller asked how many homes proposed station can adequately support.
Mr. Dilworth stated approximately 350 homes can support this station -
ignoring the transient trade.
Mr. Greene asked location of nearest station now. Mr. Carl W. Riegal,
representing Gulf Oil Corporation stated to the South a station is located at
Joy and Merriman Roads; to the North there is nothing but there is one pro-
posed at Six Mile and Middlebelt Roads; and to the East there is nothing for
over one mile.
A roll call vote on Resolution No. 9-254--57 resulted in the following:
AYES: Lotz, Okerstrom, Kane, Harsha, Robinson and Miller
NAYS: Greene and Steinhoff
The secretary announced that the next item on the agenda was Petition M-70 by
R. M. Dilworth, Gulf Oil Corporation requesting perrdssion to erect a service
station with porcelain enamel exterior on a portion of Parcel 13Blal located
on the Southeast corner of Six Mile and Middlebelt Roads in the Northwest 1/4
of Section 13. The secretary read letter dated August 19, 1957 from Calvin
Roberts, Chief Livonia Fire Department. Messrs. Ray Cashen, Attorney, 1450
National Bank Building, Detroit and R. M. Dilworth were present.
Mr. Dilworth stated that the existing house will be removed.
Mr. Kane asked basis for gas station at this location. Mr. Riegal stated
there isn't a modern station at this intersection or within one mile.
No one was present wishing to be heard either in favor of or opposed to
petition as presented.
Upon a motion duly made by Mr. Okerstrom and seconded by Mr. Miller, it was
RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby deny Petition M-70
by R. M. Dilworth, Gulf Oil Corporation requesting permission
to erect a service station with porcelain enamel exterior
on a portion of Parcel 13Blal located on the Southeast corner
of Six Mile And Mildlebelt Roads in the Northwest 1/4 of
Section 13 because Commission feels there is adequate enough
service at this location.
1795
A roll call vote on the foregoing resolution resulted in the following:
AYES: Okerstrom, Kane and Miller
NAYS: Greene, Steinhoff, Lotz and Harsha
NOT VOTING: Robinson
Mr. Kane made the following motion which died for lack of support:
RESOLVED that, Petition M-70 by R. M. Dilworth, Gulf Oil
Corporation requesting permission to erect a service
station with procelain enamel exterior on a portion of
Parcel 13Blal located on the Southeast corner of Six Mile
and Middlebelt Roads in the Northwest 1/4 of Section 13
be taken under advisement and a decision made at a later
date.
Upon a motion duly made by Mr. Lotz and seconded by Mr. Steinhoff, it was
#9-255--57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-70
by R. M. Dilworth, Gulf Oil Corporation requesting permission
to erect a service station with porcelain enamel exterior on
a portion of Parcel 13Blal located on the Southeast corner of
Six Mile and Middlebelt Roads in the Northwest 1/4 of
Section 13, 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.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Steinhoff, Greene, Lotz, Harsha and Robinson
NAYS: Okerstrom, Kane and Miller
The secretary announced that the next item on the agenda was Application TA29
by Theodore Crantz requesting removal of approximately 46 acres of topsoil
located on a portion of Parcel 05B situated on the Southeast corner of Newburgh
and Eight Mile Roads in the Northwest 1/4 of Section 5. The secretary read
letter dated September 3, 1957 from Dave Meinzinker, Director of Public Works
and note regarding failure of the Police Department to make their recommendation
Mr. Theodore Crantz was present.
Mr. Crantz stated that he has to remove more than 100,000 cubic yards of dirt.
Mr. Lbtz, Member of the Topsoil Committee stated he had not been able to see
topographic map inasmuch as Mr. Walker, Chairmaz of the Topsoil Committee is
on his vacation.
Mr. Crantz informed Commission that he intends to remove just that that is up
at Eight M ile Road. Will be no where near the valley, Newburg or Pembrook.
Mr. Robinson stated he looked at area and that area where petitioner is
removing now is about Eight Mile Road.
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1796
It was suggested that item be taken under advisement and wait for Mr. Walker ( )
to return from his vacation with topographic maps. Mr. Crantz secured copies
of the survey from his car for Commission's inspection.
No one was present wishing to be heard either in favor of or opposed to
petition as presented.
Mr. Kane made the following motion which was seconded by Mr. Harsha
RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Application
TA29 by Theodore Crantz requesting removal of approximately
46 acres of topsoil located on a portion of Parcel 05B
situated on the Southeast corner of Eight Mile and Newburgh
Roads in the Northwest 1/4 of Section 5.
Mr. Greene stated he did not think Commission should ignore letter from
Mr. Meinzinger.
Mr. Robinson stated he thought letter should be recognized, howevdr the
department filed a similar letter regarding Application TA28 as submitted
by Harold E. Edwards.
Mr. Kane stated he did not think department realizes this is no where near
the flood plain.
Mr. Greene asked whether Commission knows that they do not realize that.
Mr. Miller thought Commission should abide by their request, however there
should be a time limit.
Mr. Robinson stated that the drawings indicate it is above grade and it is far
from the flood plain.
A roll call vote on resolution made by Messrs. Kane and Harsha resulted in
the following:
AYES: Okerstrom, Kane, Harsha and Robinson
NAYS: Greene, Steinhoff, Lotz and Miller
Upon a motion duly made by l[r. Miller and seconded by Mr. Steinhoff, it was
RESOLVED that, Application TA29 by Theodore Crantz requesting
removal of approximately 46 acres of topsoil located on a portion of Parcel
05B situated on the Southeast corner of Eight Mile and Newburg Roads
in the Northwest 1/4 of Section 5 be tabled for one week in order to obtain
further information from the Department of Public Works.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Steinhoff, Lotz and M iller
NAYS: Okerstrom, Kane, Harsha and Robinson
Mr. Kropf stated that letter from the Department of Public Works bares out a
new policy followed by the departMent regarding removal of all topsoil. The
27
Legal Department was requested to write a legal opinion regarding Application
to remove topsoil from Merriman and Five Mile Roads area. At that time
department wrote opinion that the Department of Public Works should
establish normal building grade or existing street grade. Suggested
petitioner get together with Department of Public Works and have them
determine building grade and secure their approval.
Mr. Crantz informed Commission that he submitted plans to Department of Public
Works and Mr. Edwin Mr. Orr, Acting City Engineer three weeks ago.
Mr. Harsha stated that if the department is properly staffed there should be
better action as they have had sufficient time.
Mr. Kropf informed Commission that at present City is without engineer.
The City does have an Asst. City Engineer and a Consulting Engineer.
Mr. Robinson asked how long Mr. Slavik has had his engineering plans in the
department's hands. Mr. Slavik stated at least ten days.
Judge Leo Nye stated he was assured that this would go through however this
afternoon he received letter from Mr. Meinzingerrequesting further information
etc. Stated he needs a home too.
Upon a motion duly made by Mr. Kane and seconded by Mr. Okerstrom, it was
RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Application
TA29 by Theodore Crantz requesting removal of approximately
46 acres of topsoil located on a portion of Parcel 05B
situated on the Southeast corner of Eight Mile and Newburg
Roads in the Northwest 1/4 of Section 5.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Okerstrom, Kane and Robinson
NAYS: Greene, Steinhoff, Lotz, *Harsha and Miller
*Voted "nay" in view of the fact department is without an engineer.
Mr. Miller stated this Commission asks various departments for advise and
did not think Commission should throw precaution to the wind without just
reason. Did not think one week is going to delay builder too much - is goi ng
to cost him money but it will give department opportunity to act on
application.
Upon a motion duly made by Mr. Miller and seconded by Mr. Greene, it was
#9-256-57 RESOLVED that, Application TA29 by Theodore Crantz requesting
removal of approximately 46 acres of topsoil located on a
portion of Parcel 05B situated on the Southeast corner of
Eight Mile and Newburg Roads in the Northwest 1/4 of Section
5 be tabled for one week to afford Commission opportunity to
secure answer from Department of Public Works.
254
1798
A roll call vote on the foregoing resolution resulted in the following: C"`D
AYES: Greene, Steinhoff, Lotz, Harsha, Robinson and Miller
NAYS: Okerstrom and Kane
*Mr. H. Paul Harsha was excused from meeting at approximately 10:45 p.m.
The secretary announced that the next item on the agenda was Application TA28
by Harold E. Edwards requesting permission to remove topsoil and sand located
on a portion of Parcels 16A, 16Bla, and 16C located on the West side of Farm-
ington Road between Six Mile _Road and Oakdale Avenue in the North 1/2 of
Section 16. The secretary read letters dated July 15, 1957 from Harold E.
Edwards; dated July 31, 1957 from James N, Jordan, Chief of Police; dated
August 29, 1957 from Stephan F. Slavik; dated September 3, 1957 from Dave
Meinzinger, Director of Public Works and dated August 28, 1957 from Harry G.
Bell, Vice President, Bell Creek Farm Association, Inc. Messrs. Steve Slavik
and Harold Edwards were present.
Mr. Robinson asked if there is any way petitioner can protect property owners
across the street. Mr. Edwards stated there are reseeding methods if
Commission suggests.
Mr. Johnny Stein, 16456 Bell Creek Lane stated that any removal will cause an
awful dust bowl.
Mr. Lotz referred to Section 4.13, Zoning Ordinance No. 60 and letter from
Mr. Meinzinger and stated that if the department has not established the
normal building grade there is nothing this Commission can do.
Mr. Slavik stated final engineering plans have been submitted to Mr. Meinzinger
over ten days ago.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Greepe and unanimously
carried, it was
#9-257-57 RESOLVED that,Application TA28 by Harold E. Edwards
requesting permission to remove topsoil and sand
located on a portion of Parcels 16A, 16Bla and 16C
located on the West side of Farmington Road between
Six Mile Road and Oakdale Avenue in the North 1/2 of
Section 16 be tabled for one week in order to give
Commission opportunity to secure further information
from Department of Public Works.
The Chairman declared the foregoing resolution adopted.
**Mr, Robert L. Miller was excused from meeting at approximately 11:05 p.m. at
which time Mr. Fred A. Lotz assumed the duties of Secretary.
The secretary announced that the next item on the agenda was Petition M-76
by W. E. Steinmiller & Sons Used Cars requesting permission to use Parcel
27G35a for used car purposes located on the North side of Plymouth Road
approximately 575 feet West of Merriman Road in the Southeast 1/4 of Section
27. The secretary read letter dated August 29, 1957 from Calvin Roberts,
Chief Livonia Fire Department. Messrs. W. E. Steinmiller and F. W.Miller
Attorney, 2153 Penobscot Building, Detroit were present.
255
1799
No one was present wishing to be heard either in favor of or opposed to
petition as presented.
Mr. Miller submitted plot plan for Commission's inspection. Stated there is an
existing residence East of property in question.
Mr. Robinson asked whether light would be positioned so as not to interfere
with residence. Mr. Steinmiller stated they would.
The Chairman announced that item would be taken under advisement and that a
decision would be made at a later date.
The secretary announced that the next item on the agenda was Petition M-77 by
Joe Niestroy requesting permission to erect 5' x 10' roof sign 30" above roof
to extend past building edge 15" at 33611 Plymouth Road located on Lot 207,
Supervisor's Livonia Plat, No. 2 and situated on the South side of Plymouth
Road approximately 625 feet West of Farmington Road in the Northeast 1/4 of
Section 33. The secretary read letter dated August 27, 1957 from Rodney C.
Kropf, Asst. City Attorney and William N. Ponder, City Attorney addressed
to Mr. Joe Niestroy. Messrs. Joseph Shane, 33611 Plymouth Road and William Gale
were present.
No one was present wishing to be heard either in favor of or opposed to
petition as presented.
Upon a motion duly made by Mr. Steinhoff, seconded by Mr. Greene and
unanimously carried, it was
#9-258-57 RESOLVED that, pursuant to a Public Hearing having been held
the City Planning Commission does hereby grant Petition M-77
by Joe Niestroy requesting permission to erect 5' x 10' roof
sign 30" above roof to extend past building edge 15" at 33611
Plymouth Road located on Lot 207, Supervisor's Livonia Plat,
No. 2 and situated on the South side of Plymouth Road approxi-
mately 625 feet West of Farmington Road in the Northeast 1/4
of Section 33, 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 Chairman announced that the next item to be considered was the revised
plat of the proposed Koloff's Greenbriar Meadows Subdivision and Koloff's
Greenbriar Meadows Subdivision, No. 2located on the South side of Five Mile
Road approximately 1,300 feet West of Ashurst Road in the Northwest 1/4 of
Section 21. Mr. Henry Koloff was present.
Mr. Koloff stated that in order to accommodate an 80' easement that is part
of the Master Plan it is necessary to make a slight change in the proposed
plat.
Lieutenant Perry was excused from meeting at approximately 11:25 p.m.
256
1800
Upon a motion duly made by Mr. Kane and seconded by Mr. Greene, it was
#9-259-57 RESOLVED that, City Planning Commission does hereby approve
revised prints dated August, 1957 of the tentative plan of
the proposed Koloff's Greenbriar Meadows Subdivision and
Koloff's Greenbriar Meadows Subdivision, No. 2 located on
the South side of Five Mile Road app' oximately 1,300 feet
West of Ashurst Road in the Northwest 1/4 of Section 21.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Greene, Steinhoff, Kane, Robinson and Lotz
NAYS: None
NOT VOTING: Okerstrom
The Chairman announced that the next item to be-considered was Petition M-81
by Townsend Sign Company requesting permission to erect a standard double face
"Howard Johnson" sign 15'O" wide by 21'O" high - from grade to top of sign
will be 24'0" and sign will be entirely supported by two steel poles.
Mr. Samuel A. Miller, 19307 Pinehurst, Detroit was present.
Mr. Miller stated that he has attempted to secure the signatures of the
residents within 500' of the parcel in question waiving Notice of Public Hear-
ing as required by Section 17.03, Zoning Ordinance No. 60. Stated he has
secured all of the signatures except three who are out of town but was con-
fident that they would have no objection. Requested permission to erect sign
and if the three objected to signing waiver agreed to remove sign.
Upon a motion duly made by Mr. Lotz, seconded by Mr. Kane and unanimously
carried, it was
#9-260-57 RESOLVED that, the City Planning Commission does hereby grant
Petition M-81 by Townsend Sign Company requesting permission
to erect a standard double face "Howard Johnson" sign 15'O"
wide by 21' On high at the Howard Johnson Restaurant located
on a portion of Parcel 32S2a and situated at 36685 Ann Arbor
Road on the Southeast corner of Ann Arbor Road and Plymouth
Road in the Northwest 1/4 of Section 32 provided if any of
the three property owners that have not signed waiver fail to
do so within a reasonable time that this approval shall be
null and void and a Public Hearing set.
The Chairman declared the foregoing resolution adopted.
There was a brief discussion regarding Petition No. Z-233 pertaining to the
rezoning of the Northwest section of the City of Livonia.
On a motion duly made, seconded and unanimously adopted this Public Hearing
was duly adjourned at approximately 11:45 p.m., September 3, 1957.
//
Ro.ert L. Miller, Secretary
ATTESTFre A. Lotz Secret
prem
William R. Robinson, Chairman