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HomeMy WebLinkAboutPLANNING MINUTES 1960-04-19 MINUTES OF THE PUBLIC HEARING 2610 AND THE 114TH REGULAR MEETING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA i; On Tuesday, April 19, 1960 the City Planning Commission of the City of Livonia held a Public Hearing and the 114th Regular Meeting at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Angevine, Chairman, called the Public Hearing to order at appro*imately 8:05 p.m. Members present: Wilford Okerstrom, Charles Walker, Leonard K. Kane, Robert L. Greene, Robert M. Peacock, William R. Robinson, H. Paul Harsha and Robert L. Angevine Members absent: Dennis Anderson** Mr. David McCullough, City Planner and Mr. Charles J. Pinto, Assistant City Attorney were present along with approximately 350 interested persons. Mr. McCullough: The first item on the agenda is Proposed Parkview Manor Subdivision which is located on the East side of Farmington Road approximately 175 ft. North of Rayburn and immediately South of Bell Creek Farm Subdivision approximately 2,000 ft. North of Five Mile Road in the Southwest 1/4 of Section 15. Submitted by Salle Engineering Company for the Kaufman & Broad Dev. Corporation. Mr. Lasky present for the petitioner. We have received letters from Fire Department dated April 13, 1960; from the Bureau of Inspection dated April 19, 1960; from the Police Department dated April 19, 1960 and from the Department of Parks E and Recreation dated April 14, 1960. The latter states they wish to retain a portion of the proposed plat for a park site. We have also received an oral communication from Dr. Robert M. Stewart, 15357 Farmington Road objecting to the proposed plat for the reason he feels it will lower the value of his property. Mr. Harsha: Who owns the property in the lower left corner of the proposed plat? Is it part of this plat? Mr. Lasky: This has been purchased by the Catholic Church. Mr. Marsha: There are six lots which are undersized, namely, 1, 2, 7, 9, 102, 103 and 104 which would have to be replatted as you wouldn't be able to obtain building permits. There might be others but those are acnotiaeable. Mr. Okerstrom: I was on this parcel of land Saturday and I feel strongly that the lot sizes presented this evening are way too small for this particular area. We have beautiful landscaped property directly north of the flood plain and I feel that there should be larger lots along this flood plain. Mr. Robinson: I have a question on the topography of this area. Is it high enough to plat north of this proposed plat? l' ' Mr. Lasky: I would like to point out that the land referred to is Outlot A I[-0 which is not in our plat. It is in the bed of the Bell Creek Drain. I do not feel it is saleable at all. Mr. Robinson: I would like to have the elevations continued further north so we can determine this ourselves. . 282'1 i[mo Mr. Lasky: Do you want the oynst to do this? Mr. Robinson: Perhaps the owner would like to do this. Mr. Angevine: Is there anyone in the audience who wishes to speak? Mr. T. Doman: I live adjacent to this property to be platted. I have prepared 32863 Myrna ) a large map to show this property and the surrounding area. I would like to show the complete inconformity of this plat to the surrounding area. For this reason, I feel this plat should not be accepted with the size of lots presented tonight. Mr. Arthur Bruckert: I represent the Bell Creek Farms Civic Association. I would 16366 Bell Creek like to add to Mr. Doman's comments. Several years ago there Lane ) were several mass meetings at this hall in connection with zoning in the northwest corner. My association along with about three other associations in Section 15 pointed out that in Section 15 the entire area should be zoned RUF. Following those meetings at which we expressed outselves and also in written notices to the Planning Commission, the Master Pattern was published in The Livonian. We expressed ourselves clearly to the Commission that we should hold the large lot basis. In Section 15, we have the Bell Creek Farms Association, the Greenbriar Woods Association, the Bell Creek.. Improvement Associ- ation and I believe there are one or two oth.rs. We have I[: attended several meetings with the School Board and about two years ago they wanted to buy a piece of property for a school in this community. The community being very tax conscious did not want them to spend money that was unnecessary. As a result of this we had a survey made of all the children in this area, where they were attending school and the future population of the area. It was determined by the school there was no need to spend any extra money and deferred the purchase of the land. I believe and feel very strongly that this community should be kept on the large lot basis and then a new school would not be needed, but if we develop this land the community will be forced to pay greater taxes for additional schools. Outlot A is part of the Bell Creek Farms Plat and it is well above the flood plain. Homes can be developed in this and should be the same type of hoses that are in Bell Creek Farms Subdivision. The parcel owned by the Catholic Diocese should be taken into con- sideration because if it is to be a church and perhaps a school, perhaps the acreage there, is not large enough for the full development of a church and school. Mr. Richard Donahey: I concur with the other two gentlemen. I also believe that 15971 Farmington)there would be a serious traffic hazard if this plat is approved having two streets coming out onto Farmington between the present bridge and Myrna. Because of the grades at this point anAx`'tithe bridge, I sometimes have to wait five minutes to make a left turn off Farmington to get to my home. Mr. Harvey Moilke, 31740 Curtis: I am President of the Livonia Federation of Civic Associations. We are on record that we oppose any change of zoning which does not conform with established properties. The question was raised as to what had happened to the Master Pattern. 2822 Mr. Angevine: The Planning Commission has been working upon it Section by Section for approximately two years. Mr. Lasky: I do not think I am mistaken but I would like to state that we are not attempting to rezone this piece of property. This property is already zoned R-1-B and no one is attempting to change the present zone. R-1-B permits 60 ft. lots. I am not here today to change the zoning. The developers of this property have asked the School Board whether or not the City of Livonia is interested in this land for a present or future site. They replied that they had no intention to do so. They also checked the zoning and found it to permit the use of 60 ft. lots without changing the zoning and it was purchased with that in mind. The kind of home to be built would be one that many of us would be proud to live in and more than consistent with the homes in the area. Mr. Walker: I went out and looked over this property and I concur with the others that anyone would want to live on it because it is so beautiful. I think anybcdy who walked on this land would agree that this would be the most ideal area for large lots. I think it would be a terrible mistake for the builder to build small homes in this area. I can see why the Parks & Recreation Com- mission would like to have this site for a park. I would like to go on record vigorously opposing to developing this property for small lot use and I feel it would be one of the worst jobs of planning in the City of Livonia. Mr. Angevine: In view of the Parks & Recreation Commission wanting to retain part of this property for a park, we will take this matter under advisement until that matter is ironed out. Mr. Okerstrom: I suggest that a waiver of time be asked from the petitioner of this plat. Mr. McCullough: This can be done. ** Mr. Dennis Anderson arrived at 8:30 p.m. Mr. McCullough: The next item on the agenda is Petition Z-440 by Joseph Slavik who is asking that the zoning classification on property located on the Southwest corner of Six Mile and Farmington Roads in the Northeast 1/4 of Section 16 be rezoned from C-1 to C-2. Mr. Steve Slavik is present. A petition,objecting to the proposed rezoning,has been submitted to the Planning Commission. It is dated April 18, 1960 and has been signed by several home owners in the Burton Hollows Subdivi- sion. A letter has also been received from Nick Kobane, Six Mile Road, who is approving the construction of a gasoline station on the Southwest corner of Six Mile and Farmington Roads. Mr. Greene: I think it is time we call a halt to four gas stations on every commercial corner in the City of Livonia. I think the City Planner has submitted two good reasons for denial of this petition: (1) the uses which the owner could make under the existing zoning are sufficient to insure that the land can be utilized for 2823 purposes of the due process clause; (2) the master plan contemplates that this land shall be a 1[04 neighborhood shopping facility and to permit a wider range of uses would defeat this purpose. I am heartily in agreement with both reasons. Mr. Okerstrum: I would like to ask the petitioner, would it be advisable to put two shopping centers kitty-cornered from each other? There is one proposed for the Northeast corner and I do not think the shopping center on the Southwest corner would be advisable. Mr. Angevine: Is there anyone in the audience who wishes to speak? Mr. Kirby Kimble: I would like to request that the petition submitted by us 16971 Pollyanna be read at this time. Drive) Mr. McCullough complied with Mr. Kimble's request. Mr. Kimble: I am disappointed with J. Slavik for this rezoning is in direct conflict with the original promises to the people in Burton Hollows. There were few exceptions in the sales that they did not promise to use this land for medical or professional use under the C-1 classification. Now they are asking for a C-2 classification in order to erect a gas station. As a resident of Burton Hollows and speaking for them, I would like to request that the Planning Commission give no consideration to the rezoning in that area. Mr. Okerstrom: What is the proposed plan for this corner? Mr. Slavik: The dental clinic has been sold and the medical clinic is proposed around the gas station. We do not feel that the gas station will be a hindrance to the subdivision. It looks just like a home. Mr. A. J. Erwin, Real Estate Representative for the Shell Oil Company: This gas station is designed like a ranch home. It is going to be of of brick and wood trim. It will leave the corner open so as not to have any traffic congestion on this corner. This will be the first one so designed. We are proposing to use an area of 135' x 165' on Farmington. Mr. Erwin presented a picture of the proposed gas station to the commissioners and audience. Mr. Okerstrom: Are you aware of the protective wall•°requiried nt+d . . t Mr. Slavik: Yes, I am working on it now. -, Mr. Greene: It is a very beautiful gas station but I still wouldn't want it there. Upon a motion duly made by Mr. Greene, supported by Mr. Anderson, it was #4- --60 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z-440 as submitted by Joseph Slavik for a change 2824 of zoning in the Northeast 1/4 of Section 16 from C-1 to C-2, the City Planning Commission does hereby recommend to the City 1[: Council that Petition Z-440 be denied on the basis that, (1) the uses which the owner could make under the existing zoning are sufficient to insure that the land can be utilized for purposes of the due process clause; (2) the master plan contemplates that this land shall be a neighborhood shopping facility and to permit a wider range of uses would defeat this purpose, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of March 30, 1960 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Company, The Consumers Power Co. , City Departments and petitioner as listed in the Proof of Service. Mr. Walker: I would like to point out that this corner is presently zoned C-1. Regardless of what type of use goes on this land there is going to be an argument and I think the people should understand that the Commission will probably never remove this Commercial zone from this corner. Therefore, this corner will eventually be used for one commercial use or another. Now, I agree with Mr. Greene I do not particularly care for a gas station on every corner but sometimes a gas station with a proper set back is better on a corner IL: than a small business going in. You could end up with four or five business which certainly would not create a more beautiful corner than a gas station. I would like to c.11 this to the attention of the people in the audience and the commissioners because we will be faced with this again in the future. A roll call vote on RES. #4- -60 resulted in the following: AYES: Greene and Anderson NAYS: Peacock, Walker, Robinson, Harsha, Okerstrom, Kane and Angevine Mr. Angevine: The motion is not carried, therefore resolution is not adopted. Mr. Walker: I would like to ask the Chair to take this item under advisement and discuss this at a study meeting to decide what the Planning Commission would like to see on this corner. Mr. L. H. Michels: As stated in our petition, because my house is so close to 33551 Six Mile Road) this corner the FHA said that this affects the value of my house. Mr. Slavik said that this area would be used for a medical or professional building and that this C-1 zoning was just for this and not a full commercial zoning that would allow any other type of commercial business in there. It is the service station that affects the value of our homes. If anything but professional goes in on this corner it would hurt us monetarily. What does C-1 mean? I was told that only pro- fessional business could go in C-1. Mr. McCullough: That is what the developer stipulated but it does not mean that 282 nothing but professional can go in C-1. I[; Mr. Greene: It was suggested to take this under advisement. If you make this corner C-2, you can erect a dry-cleaning plant, an auto wash and about a dozen other more objectionable uses. I can not see what we will gain taking it under advisement. I can not see opening the door with all these objectionable uses. Mr. Harsha: I would like to read what C-1 zoning permits. (Mr. Harsha read the uses listed in the Zoning Ordinance book) Those are the uses permissible under C-1 which this corner is presently zoned. The FHA must have known that, beca use that zoning has been there for quite a while and their committments must have been made with these in mind. Mr.Kane: I wonder if the people objecting have seen what Mr. Slavik has proposed for this corner. That actually the service station is only on the corner and the professional building will be surrounding it and between the gas station and the homes. Mr. Michels: It is the service station that affects the value of our house adjacent and next to this area. Mr. Angevine: Any objection to taking this item under advisement? Mr. Greene: Yes, I do. Mr. Angevine: Mr. Kane, please take a roll call vote on whether or not this item should be taken under advisement. The roll call vote resulted in the following: AYES: Peacock, Walker, Robinson, Okerstrom and Kane NAYS: Greene, Marsha, Anderson and Angevine Mr. Angevine: The motion is carried and this item will be taken under advise= ment. Mr. McCullough: The next item on the agenda is Petition M-190 by John G. Orr who is requesting permission to operate a veterinary hospital on property located on the West side of Farmington approximately 260 ft. South of Seven Mile Road in the Northeast 1/4 of Section 9. Mr. John Orr was present. Mr. Angevine: Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. Okerstrom, supported by Mr. Kane, it was #4-67-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, April 19, 1960 the City Planning Commission does hereby grant Petition M-190 by John G. Orr requesting permission to operate a veterinary hospital in the Northeast 1/4 of Section 9, 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. 2826 1[111 A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Peacock, Walker, Robinson, Harsha, Anderson, Okerstrom, Kane and Angevine NAYS: None Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition Z-441 by Herbert Spoon on behalf of Donna Development Company who is asking that the zoning classification on property located on the East side of Merriman approximately 900 feet North of Six Mile Road in the Southwest 1/4 of Section 11 be rezoned from RUFB to R1A. Mr. Herbert Spoon and Mr. Harry Wright were present. Mr. McCullough: Property owners surrounding the property in question did not object to the rezoning at first; apparently they have changed their minds and are now against any rezoning. Mr. Okerstrom: How many acres are in the parcels? Mr. Spoon: Twenty-four acres. Mr. Robinson: Does it finish the Sunset Manor Subdivision? 1[4p Mr. Spoon: Yes, it completes the subdivision. Mr. Angevine: Is there anyone in the audience who wishes to speak? Mr. McCullough: Mrs. 0. Simmons, 31226 W. Six Mile Road, has objected orally to the rezoning. Mr. H. Moelke: We are on record with the City Council and the City Planning 31740 Curtis) Commission that we object to any rezoning in this area. We would like to ask the Planning Commission to deny this petition. The Master Pattern shows this area to be RUF. Mr.Angevine: The petitioner has a right to apply for a change of zoning. Mr. Roy Puckett: We would like to have you deny this petition and continue the 31642 Grove) RUF zoning. Mr. Spoon: The zoning we are asking for is East of Merriman. We developed the subdivision immediately next door to this parcel of land. We are conforming with the balance of the subdivision east of this property. This new plat will open up the egress on the West side of the subdivision to the east. The reason we are requesting R1A is to conform with the rest of the subdivision. The majority of the lots are 60 ft. i's Mr. R. Aratari: I object to the rezoning because it will result in additional 17250 Merriman) traffic on Merriman. Mr. Okerstrom: I do not think it should be RUFB but I do not think it should be R1A either. 2827 Mr. Walker: On our Master Pattern we proposed this area to be R1A then at the public hearing the property owners wanted it to be left RUFB II:, which we went along with. Now apparently some of these same property owners who objected to the R1A at the beginning desire the smaller lots now. Is this the information we have? Mr. McCullough: Yes, this was the information received by me over the telephone, but now it seems they have changed their minds again and want to retain the RUFB zoning. Mr. Greene: Across Merriman the zoning is RL. It might be a good idea to provide a buffer zone of RL along Merriman on the East side with R1A tapering to the present subdivision. Mr. Spoon: We have a sketch of the proposed plat which we are hoping to build. Mr. Moelke: There is a misunderstanding - on the west side of Merriman the zoning is RUF and not RL. Mr. McCullough: Yes, that is correct. Mr. William W. Simon: I live about 500 ft. from the area in question. My lot is 17300 Merriman) 100 x 150 on which we are just about to build upon. It would be a great shame to put in anything smaller than this lot. 1[40 Mr. Walker: I feel we should take this under advisement. It is possible that we can work out a plan with larger lots to conform with the existing area where it is already built up. Mr. Angevine: This item will be taken under advisement for further study. Mr. McCullough: The next item on the agenda is Petition Z-443 by Clarence Charest on behalf of Floyd Oaks and Norman Liebert who axe asking that the zoning classification on property located on the Southwest corner of Shadyside Road and Eight Mile Road in the Northwest 1/4 of Section 3 be rezoned from C-2 to M-1. Mr. Clarence Charest and Mr. Floyd Oaks were present. Mr. Charest: The petitioners have been operating business here for five years. It is presently zoned C-2 and their work is Light Manufacturing. It is necessary for us to expand. We have a total lot size of 87 x 221. We have recently expanded the parking facilities. We are faced with a peculiar problem that our business has grown so that we have outgrown the building and unless we are allowed to expand we are going to have to go out of business. We feel that Eight Mile Road is an industrial belt and we would appreciate a favorable decision on this petition. Mr. Oaks is present to answer any questions you may have. Mr. Peacock:li. The parking kculd be at the rear of your lot right next to the ir- R1A zoning. Mr. Charest: We would have to put in a greenbelt. Mr. Angevine: Is there anyone in the audience who wishes to speak? 2828 Mr. V. C. Reddy: I object to the proposed rezoning. If C-2 can be changed to M-1 19938 Shadyside) it would adversely affect the value of all the homes in the area 1[40 and I feel it is a mistake to have a manufacturing plant on such a small piece of property and provide for a greenbelt and parking space also. A great deal of the parking has been on Shadyside street at the present time. This was a tool and die business during the war. I feel that it has been a mistake to let it continue and to change it now to M-1. Mr. Charest: This is a M-1 use. There could be all types of adverse uses in this area but our operation is primarily the use of grinders and I feel sure that we can not be accused of being noisy outside. Across the street a new plant is going up. I feel this would more adversely affect the homes than our use. Mr. Arthur Muir: It is very hard to get through Shadyside due to the parking on 20200 Shadyside) Shadyside. I think it is a stepping stone to bring M-1 south of Eight Mile Road. I feel the lot is too small with the green- belt and the future widening of Eight Mile Road. Mr. Don Horton: If he does have parking it will be in our front yard. They cut 20419 Shadyside) across my driveway to get through his parking lot. The cars are parked all over Shadyside and if he does have a parking lot it will be in my front yard. Mr. Carl Craig: It would be a mistake to change the zoning in that area. It 33201 Norfolk) might bring more objectionable uses in this area. ro Mr. Walker: Does this person own land on the west to provide for parking rather than having the cars parked on Shadyside? Mr. Charest: We could possibly have a driveway from Eight Mile Road so as not to use Shadyside. Mr. Angevine: This item will be taken under advisement for further study. Mr. McCullough: The next two items, Petitions M-192 and M-193 are related to each other. They were submitted by Joseph Crenshaw who is requesting permission to fill and bring to grade level property located on the North side of Seven Mile Road between St. Francis and Antago approximately 150 ft. North of Seven Mile Road in the Southeast 1/4 of Section 1 and also is asking permission to conduct open air sales on said property. Mr. Clarence Charest and Mr. Joseph Crenshaw were present. Mr. McCullough: A letter dated April 5, 1960 has been received from the Bureau of Inspection recommending that the property be cleaned up before any permission is given to do any work. A letter has also been received from the Engineering Department dated April 19, 1960 recommending that the request for permission to fill in the flood plain be denied. Mr. Charest: This matter was up once before and at that time it was tabled. 1:: I have found out in the Court case of Kellers vs. Farmington Township that it appears that the City has no power to prohibit the filling of the flood plain. We are anticipating using this property for nursery open air sales. We realize that there are trees laying there but these were cut down by Mr. Crenshaw in order to fill in the flood plain. He was stopped by the City. 2829 As soon as he has permission to continue he will remove all the trees and clean up the entire area. We assure you that all of [ the property in question would be used for open air sales. We can only fill up to the river basin itself. Mr. Pinto explained to the commissioners and the audience the case of Kellers vs. Farmington Township. Mr. Walker: Apparently you have acted illegally in removing a stockpile in this flood plain and I noticed that you had bulldozed the area and uprooted the trees in the flood plain. There were tree limbs in the street and part of the creek was completely covered with limbs. I also feel that a land owner should have the right to use his property but at the same time we must consider the health and safety of the surrounding property owners. Before I would agree to this I would first like to see you clean up the area, put it in first class condition and allow us to go out and examine it. In the meantime, we can send this to the Engineering Department and ask for a recommendation from them as to how far we can allow you to fill in. It was suggested at this point that he be allowed to fill in 50 ft. Mr. Okerstrom: Fifty feet is not adequate to fill in. Directly to the east of this stream are two residences. The banks of these two residences are now being washed away. It should be more than fifty feet. Mr. Angevine: Is there anyone in the audience who wishes to speak? IL: Mrs. A. Schalk: The creek has never been cleaned out, that is the reason for the 19125 Antago) flood plain. I do not object to the filling in because at the present time the trees in the creek are infested with muskrats. Mr. Harsha: Is this a City or County drain? Mr. Middlewood: It is a county drain but I do not know whether it is up to Bureau of Inspection) the city or county to clean it up. Mr. Charest: We will go in with the understanding that the trees will be cleaned out before any action on this petition is taken. We would like assurance that we will get a favorable decision on this. Mr. Walker: We have a recommendation from the Engineering Department to deny this. I do not concur with this. I think the petitioner should be allowed under certain conditions to do what he has asked and use his land but do we have the authority to approve this if the Engineering Department has recommended that we deny this? Mr. Pinto: The recommendations of the Engineering Department are advisory. You are delegated power to make this decision. Mr. Walker: I would like to advise the petitioner to carry out our instructions to clean up the area and at the time it is suitable for an inspection, notify the planning commission office and we will go and survey the area and then take action. 1:: Mr. Okerstrom: I concur with Mr. Walker, but I do not believe it is up to the commission to say whether we are going to act favorably or not because the petitioner is violating an ordinance and he is only • 2830 going to clean up the violation. Mr. Charest: All I would like to know is, if after we do clean up the area, would the commission act more favorably? i 1[110 Mr. Angevine: I can not speak for each member of the commission but I do feel that you are entitled to some relief. Mr. Greene: I think that he certainly is entitled to an answer but we have a certain obligation to iron this out with the Engineering Department. Mr. Angevine: I agree with you and we should agree as to what minimum area should be filled in. Because of this, this item will be taken under advisement. Mr. McCullough: The next item on the agenda is Petition Z-444 by George & Susan Schmotzer who are asking that the zoning classification on property located on the West side of Harrison Avenue approximately 633 North of Five Mile Road in the South- west 1/4 of Section 13 be rezoned from RUFB to R1A. Mr. G. Schmotzer was present. Mr. Angevine: Is there anyone in the audience who wishes to speak? Mr. Thomas Best: I am a neighbor of Mr. Schmotzer's and I have no objection to 15750 Harrison) the rezoning. I am also a bcard member of the Madison Civic Association and they do not object to the rezoning either. IL: Mr. Kane: Is the petitioner agreeable to verbally amending his petition to request a RUA zoning instead of R1A? Mr. Schmotzer stated he was agreeable to amending his petition. Upon a motion duly made by Mr. Peacock, supported by Mr. Robinson, it was #4-68-60 RESOLVED that, the City Planning Commission does hereby allow petitioner, George Schmotzer to verbally amend Petition Z-444 to request a change of zoning from RUFB toRJA instead of RUFB to R1A, as originally requested. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Peacock, Walker, Robinson, Harsha, Anderson, Okerstrom, Kane and Angevine NAYS: None Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Peacock, supported by Mr. Anderson, it was #4-69-60 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z-444 as submitted by George & Susan Schmotzer for a change of zoning in the Southwest 1/4 of Section 13 from RUFB to 1:: RUA,the City Planning Commission does hereby recommend to the City Council that Petition Z-444 as auended by Res. #4-68-60, be granted for the following reasons: (1) when the subject land is split as proposed each half thereof will be at least 20,000 square feet in area as compared with the 21,780 square feet required for one half acre lots; 2831 (2) the revised zoning would not be detrimental to the existing uses 1[40 which presently surround this land; FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of March 30, 1960 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Co. , The Consumers 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: Greene, Peacock, Walker, Robinson, Harsha, Anderson, Okerstrom Kane and Angevine NAYS: None Mr. Angevine: The motion is carried and the foregoing resolution is adopted. There will be a ten minute recess at this time. ********** Mr. Angevine called the public hearing back to order at approximately 10:15 p.m. with all those present now that were present at the time recess was called at 10:05 p.m. with the exception of Mr. Okerstrom, Mr. Walker and Mr. Greene. Mr. McCullough: The next item on the agenda is Petition Z-445 by William Buber and Charles W. Curtis who are asking that the zoning classification on property located on the Southeast corner of Eight Mile and Middlebelt Roads in the Northwest of Section 1 be rezoned from C-1 to C-2. Mr. Carlton Oldford, 22489 Middlebelt, FFraington and Mr. Charles Curtis, 21110 Van Buren, Southfield were present. Mr. Angevine: Is there anyone in the audience who wishes to speak? Mr. Okerstrom, Mr. Walker and Mr. Greene returned at 10:17 p.m. Mr. Okerstrom: Mr. Pinto, is this use under a C-1 zoning or a C-2? Mr. Pinto: Miniature golf courses are a commercial enterprise. It should be C-2. It is out of character with the uses listed under C-1. Mr. Walker: According to the zoning map this would be east of presently zoned M-1 property. This C-2 would make it quite a mixture of different zonings on this corner. Is this good planning for the area? Mr. Oldford: South of our property is a Consumers Power station. Across the street is M-1 zoning. On Eight Mile Road it is M-1. On the Northwest corner next to the church is a lumber yard. I do not feel that this C-2 would hurt this corner. Mr. Walker: The proposed use of this property could be a temporary one. We are creating a zone here we will be stuck with. I feel it is spot zoning. We do not know the final use of this property. ,li: Mr. Oldford: How about zoning the whole corner to C-2? Mr. McCullough: Not tonight, this would require another public hearing. 2832 Mr. Anderson: I do not like to see a C-2 zoning in this particular area for a use such as this. Is it possible to get this use into another category so that he can get permission to have this miniature golf course and get away from a C-2 zone? S Mr. Pinto: I understand the purpose of this question, however, we make these ordinances and if we do not live by them, who will? C-1 lists certain uses. I do not find any similar uses in C-1 that are in C-2. This is a migratory amusement enterprise. It is a C-2 use in my book, and I appreciate your problem. Upon a motion duly made by Mr. Robinson, supported by Mr. Harsha, it was #4-70-60 RESOLVED that, purse_ant to a Public Hearing having been held on Petition Z-445 as submitted by William Buber and Charles W. Curtis for a change of zoning in the Northwest 1/4 of Section 1 from C-1 to C-2, the City Planning Commission does hereby recommend to the City Council that Petition Z-445 be granted for the reason that to restrict this land to neighborhood business considering its location with reference to two such heavily traversed arteries would unrea- sonably restrict him and might prevent him from making some use of it; and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of March 30th, 1960 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Co. , City Departments and petitioners as listed in the Proof of Service. Mr. Kane: I am concerned what he will use this property for after it is not a golf course. Mr. Robinson: What are we attempting to protect in this area that requires the protection of a C-1 zone? That is why I made the motion. A roll callvote on the foregoing resolution resulted in the following: AYES: Robinson, Harsha, Okerstrom, Kane and Angevine NAYS: Greene, Peacock, Walker and Anderson Mr. Angevine: The motion is granted and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition M-197 by Harold Kaufman who is asking permission to erect a gasoline service station on property located on the Northeast corner of Five Mile Road and Levan Roads in the Southeast 1/4 of Section 17. Mr. H. Kaufman, 16180 Meyers, Detroit 21, was present. Mr. McCullough: What do you intend to do with the remainder of the corner? Mr. Kaufman: We intend to have a small shopping center. Mr. Angevine: Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. Kane, supported by Mr. Okerstrom, it was • 2833 #4-71-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, April 19, 1960 the City Planning Commission does hereby grant Petition M-197 by Harold Kaufman requesting permission to erect a gasoline station on Five Mile and Levan Roads in the Southeast 1/4 of Section 17, 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Harsha, Anderson, Okerstrom, Kane and Angevine NAYS: Greene, Peacock, Walker and Robinson. Mr. Angevine: The Motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is a petition by the City Planning Commission on its own motion to determine whether or not the Master Thoroughfare Plan of the City of Livonia should be amended so as to relocate Hubbard Road between Schoolcraft and Lyndon Roads in the South half of Section 22. Mr. Angevine: Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. Walker, supported by Mr. Kane, it was #4-72-60 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission of the City of Livonia having duly held a public hearing on Tuesday, April 19, 1960 for the purpose of amending Part I of the Master Plan of the City of Livonia, entitled, "Master Thoroughfare Plan", the same is hereby amended so that the relocation of Hubbard Road between Schoolcraft and Lyndon Roads in the South half of Section 22, City of Livonia, should designate the center line thereof to read as follows: Beginning on the South line of Section 22, distant N 89° 46' 30" W. 4.45' from the S 1/4 corner of said section; thence N 0° 05'35" W. 310.82' to a point of curvature; thence northerly along a curve to the left having a radius of 1027.73' central angle of 11° 06' 53", tangent distance of 100.00' and an arc length of 199.37' ; thence N 11° 12' 28" W. 156.73' to a point of curvature; thence northerly along a curve to the right having a radius of 1006.06' , central angle of 11° 21' 10" tangent distance cg 100.00' and an arc length of 199.34' ; thence N. 0° 08' 42" E. 882,00' to a point of curvature; thence northerly along a curve to the right having a radius of 1205.56' central angle of 9° 29' 00" tangent distance of 100.00' ; and an arc length of 199.54' ;thence N 9° 37' 42" E. 185.78' to a point of curvature; thence northerly along a curve to the left having a radius of 1411.07' , central angle of 9° 43' 17", tangent distance of 120.00' and an arc length of 239.42' ; thence N 0° 05' 35" W. 263.00" to the center post of Section 22, and having given proper notice of such hearing as required by Act 285 of 1931, as amended, the City Planning Commission of 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 by resolution of • 2834 the City Planning Commission under date of April, 1951, with all amendments thereto; and further that this amendment shall be recorded on said map by the identifying signatures of the chairman and secretary of the commission and an attested copy shall be filed 1[11 with the City Council, City Clerk and the City Planning Commission; and a copy shall also be forwarded to the Register of Deeds for 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 on Tuesday, April 19, 1960 by the following vote: AYES: Greene, Peacock, Walker, Robinson, Harsha, Anderson, Okerstrom, Kane and Angevine NAYS: None Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition Z-442 by the City Planning Commission on its own motion to determine whether or not Section 17.02 of Article 17.00 of Ordinance No. 60 as amended, entitled, "Zoning Ordinance of the City of Livonia" should be amended. Mr. McCullough: This is in relation to establishing a fee for Miscellaneous petitions. Mr. Angevine: Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. Walker, supported by Mr. Anderson and unanimously adopted, it was #4-73-60 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z-442 by the City Planning Commission on its own motion to determine whether or not Section 17.02 of Article 17.00 of Ordinance No. 60, as amended, entitled, "Zoning Ordinance of the City of Livonia" should be amended, the City Planning Commission does hereby recommend to the City Council that Petition Z-442 be granted, on the basis that it costs at least this much for the city to process miscellaneous petitions, and FURTHER RESOLVED, notice of the above hearing was published in- the official newspaper, The Livonian, under date of March 30, 1960 and notice of which hearing was sent to The Detroit Edison Co. , Chesa- peake & Ohio Railway Co. , :;ichigan Bell Telcr_ hone Co. , The Consumers Power Co. , City Departments as listed in the Proof of Service. Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition Z-439 by Irving Lipsky who is asking that the zoning classification on property located on the West side of Louise between Pembroke and Bretton Roads in the Southeast 1/4 of Section 2 be rezoned from RUFB to R1A. Mr. I Lipsky was present. Mr. Angevine: Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. Peacock, supported by Mr. Kane and unanimously 2835 adopted, it was #4-74-60 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z-439 as submitted by Irving Lipsky for a change of I[: zoning in the Southeast 1/4 of Section 2 from RUFB to R1A, the City Planning Commission does hereby recommend to the City Council that Petition Z-439 be granted for the reason that the existing housing which surrounds this land is not of such quality as to require larger minimum lot sizes, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of March 30, 1960 and notice of which hearing was sent to The Detroit Edison Co. , Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Company, City Departments and petitioners as listed in the Proof of Service. Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition M-198 by Murray Grushoff (Livernois-Tireman Nursery Sales) who is asking permission to conduct open air sales on property located on the North side of Joy Road approximately 375 ft. East of Harrison in the Livonia Estates Shopping Plaza in the Southeast 1/4 of Section 36. Mr. M. Grushoff was present and stated he intended to sell evergreens and roses on the outside - all other items will be sold inside. Mr. Angevine: Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. Kane, supported by Mr. Peacock, and unanimously adopted, it was #4-75-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, April 19, 1960 the City Planning Commission does hereby grant Petition M-198 by Murray Grushoff who is asking permission to conduct open air sales on property located on the North side of Joy Road approximately 375 ft. East of Harrison in the Livonia Estates Shopping Plaza in the Southeast 1/4 of Section 36, 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. Angevine: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Kane, it was #4-76-60 RESOLVED that, the City Planning Commission does hereby adjourn the public hearing held on Tuesday, April 19, 1960 at approximately 10:45 p.m. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Peacock, Walker, Robinson and Harsha Anderson, Okerstrom, Kane and Angeviue NAYS: None Mr. Angevine: The motion is carried and the foregoing resolution is adopted. • 2$36 Mr. Angevine called the 114th Regular Meeting to order with all those present who I[: were present at the time the public hearing was adjourned. Mr. McCullough: Since there are quite a number of people in the audience who are interested in Item #19, Petition M-194 on the agenda, I would suggest we take up this item first. The next item on the agenda is Petition M--194 by James Klink for the Country Homes Swim Club who is requesting permission to build a swimming pool on property located on the East side of Levan Road between Parkdale Avenue and Middle Rouge Parkway in the Northeast 1/4 of Section 32. Public Hearing 4/5/60, item taken under advisement. Mr. McCullough presented a map to the commissioners which he had been instructed to make, which showed where the objectors to the swimming pool, lived. Mr. Peacock: A gentleman stated at the last meeting that if they couldn't get enough subscription for the swimming pool from the Country Homes Subdivision they would go outside. Do they mean out of Livonia? Mr. Boehms (representing petitioner); No. Mr. Peacock: If this petition is approved, would Levan Road right-of-way be dedicated? Mr. Boehms: Yes. Mr. Greene: I would like to see the map the petitioner has compiled. The map was presented and the commissioners examined it. It represented those who did not object to the pool. Mr. McCullough: The opposition has a map too. This map was presented also. It indicated those who objected to the pool. It was determined there were 354 names on a petition objecting to the swimming pool. Mr. Okerstrom: If this parcel was subdivided, what would happen to West Chicago? Mr. McCullough: It would have to go through until the Planning Commission changed it. Mr. Okerstrom: It seems to me if it was platted, West Chicago would be opened. This land will have to be utilized, it is too valuable. Mr. Angevine: The floor is open for a motion. Upon a motion duly made by Mr. Robinson, supported by Mr. Greene, it was li: #4-77-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, April 19, 1960 the City Planning Commission does hereby grant Petition M-194 by James Klink for the Country Homes Swim Club requesting permission to build a swimming pool on property located on the East side of Levan Road between Parkdale Avenue and Middle Rouge Parkway in the Northeast 1/4 of Section 32, subject, however, • • 2837 to the following conditions: (1) that the owners dedicate the 86 ft. right of way shown for Levan Road on the sketch; (2) that the Planning Commission subsequently delete W. Chicago from the Master Thoroughfare Plan; (3) that the petitioners landscape the eastern boundary of their land with some shrubbery approved in advance by the Department of Parks & Recreation; further providing that such planting be made during the planting season following the commencement of construction, (4) that outside lights be reflected away from surrounding residences; (5) that outside music devices are prohibited; (6) that the pool shall always be operated so as not to constitute a nusiance; 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Peacock, Walker, Robinson, Harsha and Okerstrom NAYS: Anderson and Angevine NOT VOTING: Kane Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Hr. McCullough: The next item on the agenda is Petition Z-437 by the City Planning Commission, pursuant to City Council's Resolution #44-60 to determine whether or not Section 4.05 of Article 4.00 of the Zoning Ordinance of the City 1 of Livonia should be amended so as to permit a minimum of 60 x 120 ft. lots in Section 21. Upon a motion duly made by Mr. Peacock, supported by Mr. Walker and unanimously adopted, it was #4-78-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, April 5, 1960 on Petition Z-437 as submitted by the City Planning Commission, pursuant to City Council's Resolution #44-60 to determine whether or not Section 4.05 of Article 4.00 of the Zoning Ordinance of the City of Livonia should be amended so as to include Section 21 amongst those sections of the City in which lots may be platted with an area of 7200 sq. ft. and a minimum width of 60 ft. , the City Planning Commission does hereby recommend to the City Council that Petition Z-437 be approved for the following reasons: (1) such a decision is consistent with our previous recommendation for the same land in Petition Z-332a; (2) Much of this square mile is already platted into 60 foot lots; (3) the portion of the square mile which we will soon be concerned with is bounded on two sides by cemeteries which adversely affects saleability of lots; and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of March 16, 1960 and notice of which hearing was sent to The Detroit Edison Co. , Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , 2838 The Consumers Power Co. , City Departments and petitioner as listed in the Proof of Service. Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is the proposed Steven Brian Subdivision located on the North side of Lyndon and East of Levan Road approximately 2,300 ft. South of Five Mile Road in the Northeast 1/4 of Section 20. Public hearing 2/2/60, item taken under advisement; 113th Regular Meeting 3/15/60, item taken under advisement. Submitted by Stanley Satovsky. The developer to the south of this proposed plat is unwilling to come forward with his plat at this time. This was suggested in order to see if a better street system could be designed. It will be necessary to relocate Lyndon Road if this plat is approved. Mrs. C. Lewis, 14450 Levan is present in the audience tonight and she feels very strongly that this area should have a minimum of 70 foot lots. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Green, it was #4-79-60 RESOLVED that, pursuant to the City Planning Commission of the City of Livonia having given due consideration to the designated proposed location of Lyndon Avenue between Five Mile Road and Schoolcraft Road in the City of Livonia which is located in the East half of Section 20 of said City, and it appearing that the designated pro- posed location of such thoroughfare as presently shown on said Master Thoroughfare Plan should be changed to relocate the proposed location of such thoroughfare in futherauce of the health, safety and general welfare of the community, and that said relocation of Lyndon Avenue between Five Mile and Schoolcraft Roads in the East half of Section 20, City of Livonia should designate the center line thereof to read as follows: Beginning at a point said point being N. 0° 13' 23" W. , 175.00' from the Center post of Section 20, T. 1 S. , R. 9 E. , City of Livonia, Wayne Co. , Michigan; thence N. 89° 51' 16" E. , 906.00' to a point of curvature; thence along a concave curve to the right ( central angle 35° 06' 05" Radius 284.57') 174.34' to a point of tangency; thence S. 55° 02' 39" E. , 140.26' to a point of curvature; thence along a convex curve to the right (central angle 35° 06' 41" Radius 243.46') 149.19' along the arc to a point, and 2839 the City Planning Commission on its own motion does hereby establish and order a public hearing to be held in the City Hall of the City of Livonia to determine whether or not Part I of the Master Plan of the City of Livonia, that is, the Master Thoroughfare Plan, should be amended so as to relocate Lyndon Avenue in the Northeast 1/4 of Section 20 from its present location as shown on the Master Thorough- fare Plan to a new location, the legal description of which is here- inabove set forth, for the reason that said relocation would be in the best interests of the health, safety and general welfare of the community and more appropriately carry out the purpose of intent of the City's Master Thoroughfare Plan; and IT IS FURTHER RESOLVED, that notice of the time and place of said public hearing shall be published in a newspaper of general circu- lation in the City of Livonia and that a notice by registered mail be sent to each public utility or railroad company owning or operating any public utility or railroad within the City of Livonia in accordance with the provisions of Section 5.2998 of Michigan Statutes Annotated and in accordance with the provisions of Act 285 of the Public Acts of Michigan of 1931, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Walker, Okerstrom, Kane and Angevine NAYS: Peacock, Robinson, Harsha and Anderson Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Kane, it was #4-80-60 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, February 2, 1960 the City Planning Commission does hereby give approval to the preliminary plat of the proposed Steven Brian Subdivision located on the North side of Lyndon and East of Levan Road in the Northeast 1/4 of Section 20, subject, however, to the following: (1) the relocation of Lyndon Road FURTHER RESOLVED, notice of the above hearing was sent to the abutting property owners, proprietor, City Departments as listed in the Proof of Service and copies of the plat tcgether with notice having been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department, Parks & Recreation Department and Members of the Plat Committee. Mr. Robinson: I would like to urge a "No" vote because I think it very unfair to the person who owns property on the other side of the existing proposed Lyndon Avenue, to split up his property. I see no need to handle it this way. IL Mr. Walker: Mr. McCullough, do you feel that this proposed plat will destroy the 'desirability of the surrounding land? Mr. McCullough: No, as shown on the area plan, you can still use the street plan. If you wish to deny it, there is sufficient legal justification because he does not show Lyndon Avenue straight 2840 as it is designated on the Master Thoroughfare Plan. Mr. McCullough presented a proposed plat of how the surrounding property could be platted to the commissioners and Mrs. Lewis. 4 Mr. H. Paul Harsha was excused at approximately 11:05 p.m. for the balance of the meeting. A roll call vote on Res. #4-80-60 resulted in the following: AYES: Greene, Peacock, Walker, Anderson, Okerstrom, Kane and Angevine NAYS: Robinson Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr.Ckerstrom,supported by Mr. Robinson, it was #4-81-60 RESOLVED that, pursuant to City Council's Resolution #134-60 and to Section 20.01 of the Zoning Ordinance of the City of Livonia, Zoning Ordinance No. 60 as amended, the City Planning Commission at this time on its own motion does hereby provide for a Public Hearing to be held to determine whether or not Section 4.05 of Article 4.00 of the Zoning Ordinance, Ordinance No. 60 should be amended so as to change the 60 foot minimum lot sizes now existing in Section 20 to 70 feet, and that a hearing be held and that notice be given as provided in Section 20.01 of the Zoning Ordinance, Ordinance No. 60 of the City of Livonia and that there shall be a report submitted and recommendation thereon to the City Council. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Peacock, Robinson, Anderson, Okerstrom, Kane and Angevine NAYS: Walker Mr. Angevine: The motion is carried and the foregoing resolution is adopted. It was determined at this time that Item #17 had been taken care of at the previous meeting held on Tuesday, April 5, 1960. Mr. McCullough: The next item on the agenda is a request from E. Lachman, 29548 Transcrest, Livonia, who is asking permission to erect an undersized building at the Northwest corner of Five Mile and Middlebelt Roads in the Southeast 1/4 of Section 14. Mr. Edwin Lachman was present. Mr. McCullough: The proposed building will be 10 x 28 ft. on a lot measuring 65 x 100 ft. It is less than the minimum requirement of 400 sq. ft. Mr. Lachman has stated there will be 10 stools and two employees. It has no tax base and this may set a precedent. 1[4. There was a brief discussion among the commissioners. Upon a motion duly made by Mr. Robinson, supported by Mr. Okerstrom, it was 2841 #4-82-60 RESOLVED that, pursuant to a Regular Meeting having been held on Tuesday, April 19, 1960, the City Planning Commission does hereby deny request from Mr. Edwin Lachman for permission to erect an undersized building at the Northwest corner of Five Mile and Middlebelt Roads in the Southeast 1/4 of Section 14, for the reason that the petitioner has failed to demonstrate that he can supply sufficient parking arranged in such a manner that autos will not have to back into Middlebelt Road. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Peacock, Walker, Robinson, Anderson, Okerstrom Kane and Angevine NAYS: None Mr. Angevine: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Robinson and unanimously acb pted, the City Planning Commission does hereby duly adjourn the 114th Regular Meeting held on Tuesday, April 19, 1960 at approximately 11:20 p.m. CITY PLANNING COMMISSION 444-42441 -24A-12 Leonard K. Kane, Secretary ATTESTED: 441-/- Robert L. Angev' e, Chairman