HomeMy WebLinkAboutPLANNING MINUTES 1963-01-08 3628
Ei MINUTES OF THE 155TH SPECIAL MEETING
OF THE CITY PLANNING COM IISSION OF
THE CITY OF LIVONIA
On Tuesday, January 8, 1963 the City Planning Commission of the City of Livonia held
the 155th Special Meeting at the Livonia City Hall, 33001 Five Mile Road, Livonia,
Michigan. Mr. Charles W. Walker, Chairman, called the Special Meeting to order at
approximately 8: 15 p.m.
Members present: Robert L. Angevine, W. E. Okerstrom, Milton Ingold, Charles
W. Walker, James Cameron, Edward Milligan and Dr. D. Allen.
(Because Dr. Allen's appointment had not been confirmed by
the City Council, he will not take part in the voting' of
the items on the agenda)
Members absent: Dennis Anderson
Mr. David R. McCullough, City Planner, was present along with approximately 75
interested persons in the audience. Mr. Charles Forrest, Assistant City Attorney
was also present.
Mr. David McCullough announced the first item on the agenda was Item #12 which was
the Final Approval for Marcy Ann Subdivision located east of Middle-
belt Road on the north and south sides of Lyndon in the West half of
li: Section 24. Mr. Gordon had requested that his item be taken up early
as he has another appointment to keep.
There was a brief discussion relative to the lots having less than 110 ft. in depth.
Mr. Okerstrom suggested that a deed restriction be submitted stating that attached
garages will be built on those lots having less than 110 ft. in depth.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Cameron, it was
#1-1-63 RESOLVED that, final plat of the Marcy Ann Subdivision located on
the North and South sides of Lyndon on the East side of Middlebelt
Road in the West half of Section 24 be given final approval, subject,
however, to the following:
(a) that the developer record deed restrictions prohibiting the
erection of detached garages on any lot having any length dimension
of less than 110 ft. ; and
(b) that Garden Road shall be changed to Garden Street;
FURTHER RESOLVED, inasmuch as it appears on the records that tentative
approval of said proposed plat was given by the City Planning Commission
on 6/18/57, 8/19/58 and 7/21/59; and it further appearing that said
proposed plat together with the plans and specifications for improvements
therein have been approved by the Department of Public Works under date
of March 18, 1960; and it further appearing that a surety bond in the amount
of $11,700.00 and a cash bond in the amount of $1,300.00 were filed in
1.
the office of the City Clerk under date of January 8, 1963, pursuant to
Resolution #182-60, amended by Resolution #897:62; such bonds having
been approved by Charles A. Forrest, Jr. , Assistant City Attorney on
January 8, 1963 it would therefore appear that all the conditions necessary
to the release of building permits have been met and the BuildingDepartment
is hereby so notified.
A roll call vote on the foregoing resolution resulted in the following:
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AYES: Ingold, Milligan, Cameron, Okerstrom, Angevine and Walker
1E:
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda was Item #2 which is Petition
Z-574 by the City Planning Commission to determine whether or not to rezone
property located approximately 402 feet north of the centerline of School-
craft Road between Lyons and Middlebelt Road in the South half of Section
24 from R-3 to R-1A. Public Hearing 11/27/62 item taken under advisement;
Special Meeting 12/4/62 under advisement.
Mr. Gordon requested that this item be taken under advisement until the meeting of
the 5th of February at which time he will be present for this item along with
another item scheduled for that meeting.
Mr. Walker stated this item would be taken under advisement.
Mr. McCullough announced the next item on the agenda was Petition Z-577 by Verne
and 011ie Sauvage requesting the rezoning of property located on the
Northeast c:srner of Deering and Wadsworth in the Southeast 1/4 of Section
25 from R-1B to C-1 and P. Public Hearing 12/18/62 item taken under
advisement.
ILMr. McCullough explained to those present that the property in question is part of
a designated park site for this area. He suggested denying the petition for the
reason it is with a designated park site with the hope that the City Council can
negotiate for the purchase of this site.
Mr. Leonard Cebulski, 12119 Arcola, President of the Elm Civic Association stated
that on the designated park site a skating rink has been prepared and is being
filled now.
Mr. Milligan asked Mr. Cebulski if it was his opinion that there is insufficient
room for both the park site and the proposed business.
Mr. Cebulski answered that there was probably room but it was felt that if one
business should get into the area it may result in the park site not being purchased.
As it is the area is so built up that this site is the only area left for a park
site.
Mr. Milligan stated he could see and understand why the petitioner would want this
credit union in this area but he could not see any other kind of business
wanting to be located here.
Mr. Cebulski stated they were concerned about a building going up and being used
like a union hall because • would just add to the traffic problem. He stated
this is what some credit unions do.
Mr. Lindhout, architect for the petitioner, stated that this building would not
be large enough to be used as a union hall. It will only have one small conference
room. The building will have only 2,000 sq. ft. in it.
Mr. Walker asked Mr. Lindhout if he would, for the record, state that this building
would not be used for anything but the normal business of a credit union;
Mr. Lindhcct answered that they had no intention of using the building for anything
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but a credit union. It should not be compared with a union hall.
IEMrs. Margaret Gniewek, 12010 Cavell, stated she would like to submit a petition of
property owners who are objecting to the proposed credit Onion. She stated they
explained to the owners what was being proposed and she knew there were four or five
people who signed their petition who had also signed Mr. Taylor's petition of
approval because they did not understand what was going in. Mrs. Gniewek also
submitted a copy of a letter they had written to the Police Department relative
to the traffic in that area.
Mr. Walker estimated there were 67 names on the petition.
Mr. Milligan stated the request was for C-1 and P. He asked if the objectors were
familiar with the uses allowed in C-1. If rezoned to C-1, the land cannot be used
for industrial or commercial business. Mr. Milligan stated C-1 allows uses permitted
in R-2, it allows retail stores, business and professional offices, banks and savings
and loan associations, restaurants, open air sales, personal services shops, such
as barber shops, beauty parlors, etc. Mr. Milligan continued by stating that if
the property was to be used for anything else - they would have to first come before
the Planning Commission for a rezoning.
Mr. Walker asked Mr. Girardin, Superintendent of Parks & Recreation to come forward
and speak relative to the proposed park site. He asked Mr. Girardin if he felt
this area was adequate to allow the use of this proposed credit union awd also allow
the remainder for a park site?
IMr. Girardin stated the area is shown on the Master School & Park Plan as a proposed
park site. He stated they felt the total area is needed for Parks & Recreation
useage. It is an adequate site although not adequate for the number of people who
live in the area but it is what has been designated.
Mr. Walker asked him if they felt there was no excess to play around with?
Mr. Girardin answered there wasn't.
Mr. Milligan stated the property was approximately 1,000 ft. long. The petitioner
is asking for 80 ft. He said Mr. Girardin and he had examined the area on Sunday
and he received the impression that Mr. Girardin felt this proposed business would
not hurt the park site. He asked Mr. Girardin again if he felt the 80 ft. was
essential for the park site?
Mr. Girardin replied Mr. Milligan was pinning him down.
Mr. Walker asked Mr. Girardin if there was anything the Planning Commission could
do to expedite the purchase of this property for a park site?
Mr. Girardin answered that considering the number of people in the area, the Parks
& Recreation Department felt there was a very definite need for a park site and this
should be accomplished in the very near future.
Mr. Taylor suggested that Deering be vacated which would add a strip of land 20'
x 1,000' . This would more than enough compensate the i0 ft. for the proposed credit
union and in addition the credit union would act as a buffer to the park site. He
said they would also build a fence. He did not feel that the presence of a building
would be a hindrance to the park site. He felt that it was a good location forthis
particular type of business. The bi. iness was a service type of business expressly
for the people who work at Fisher Body. They would be open from 9:00 a.m. to 5:00
p.m. The building will not be rented out. It will be a very attractive building
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and will add to the appearance of the neighborhood. Additionally, they will help
the park site even to furnishing it if it is ever. improved.
I
Mr. Milligan asked what was the value of the property in question?
Mr. Taylor stated it would cost approximately $35,000, with a $12,000 assessment,
which would pay about $600 to $700 in taxes.
Mr. L. Cebulski asked how many parking spaces were proposed? Mr. Lindhout stated
there were 21. Mr. Cebulski asked how many customers? Mr. Lindhout answered that
with the drive-in window, more parking spaces were not necessary.
Mr. Cebulski stated if the people in the area were given assurance that they
wouldn't have to come back next week or next year for another rezoning, he thought
that the rezoning was valid, especially if it helps to get a park site. He said
they would be in favor of it, but if they are not assured of a park site they would
be.ainst it.
Mr. Walker informed Mr. Cebulski that the Planning Commission would certainly go
a long way to hold this for a park site. They had no intention of giving this
land up for anything but a park site. The property is at present designed on the
Master School & Park Plan. This means that more or less there is a cloud on the
property. But this is as far as the Planning Commission can go until the City
Council purchases the land.
Li Mr. McCullough suggested that the property owners in the audience present themselves
to the City Council at the time this petition is before them.
Mr. Milligan stated he talked with many of the people in the subdivision and he
personally felt that this park site is very much needed and he was very much in
favor of sending a letter to the City Council to investigate this park site. He
stated it was the opinion of the Planning Commission that this area is so built up
this land is needed for recreational purposes.
Mr. Ingold suggested that it be made as part of the resolution. This was concurred
by the other members.
Upon a motion duly made by Mr. Milligan , supported by Mr. Angevine, it was
#1-2-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, December 18, 1962 on Petition Z-577 as submitted by Verne
& 011ie Sauvage for a change of zoning in the Southeast 1/4 of
Section 25 from R-1B to C-i and P, the City Planning Commission
does hereby recommend to the City Council that Petition Z-577
be granted subject, however to the following:
(1) That the petitioner in developing the Deering Avenue stub into his
property, as shown on the site plan, provide a means of access - a ten
foot easement over its land into the proposed park site property from the
Wadsworth end;
(2) That the Planning Commission strongly recommends that the City Council
act as promptly as possible for the acquisition of the balance of the park
IE site as our investigation indicates there is a desperate need for recreational
facilities in this area; and
(3) the Planning Commission recommends that Deering Avenue be vacated as it
will no longer be needed when the park site is improved and it will add a
substantial area to the park site;
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and further that said petition is granted approval for the following reasons
1. The property faces an industrial use;
2. The petitioner has agreed to erect a structure which has the appearance
of a house and because of the condition of the existing and surrounding
houses no particular harm will be done thereby; and
FURTHER RESOLVED, notice of the above hearing was published in
the official newspaper, The Livonian- City Post under date of
November 28, 1962 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
petitioner as listed in the Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ingold, Milligan, Cameron, Okerstrom, Angevine and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mt. McCullough announced the next item on the agenda was the proposed Kimberly
Oakes Subdivision #4 located on the East and West sides of Hubbard Road
between Lyndon and Schoolcraft Roads in the South half of Section 22.
Public Hearing 11/27/62, item taken under advisement; Regular Meeting
12/18/62; submitted by George Pastor.
Mr. George Pastor was present.
Mr. McCullough asked Mr. Pastor if the plat is approved, does he plan on submitting
the deed for the park site at the time final approval is requested?
Mr. Pastor stated that was true.
Mr. McCullough informed those present that tiltYates has notified him the School Board
will make up their minds as to which school/will be chosen on January 22, 1963. Two
plats have been submitted tonight, designated as Option A and Option B. The final
choice will be one of the sites.
Mr Yates stated the . :hool would be situated so as to front on Hubbard and will be
built on the widest portion of either site.
Mr. McCullough asked Mr. Pastor if he would be willing to leave a stub into the
property at the south end or, leave a lot open for three or four years in the event
the property owners at the soutih end decided to plat their property?
Mr. Pastor answered that he did not care to leave a stub or a lot open because
there was ample room for them to plat from Brookfield.
Mr. McCullough asked Mr. Yates if the School Board feels Perth street should be
put through? Mr. Yates answered that unless something comes up in the designing
of the school later they do not need Perth.
IfsMr. Okerstrom asked about a fence between the park and the residences?
Mr. Pastor answered since he moved the street down he has saved the city approximately
$28,000 in paving costs.
Upon a motion duly made by Mr. Milligan, supported by Mr. Ingold, it was
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#1.3-63 RESOLVED that, the City Planning Commission having considered at
its 155th Special Meeting held on Tuesday, January 8, 1963 on
li: proposed revisions of the heretofore approved preliminary plat of
the Kimberly Oaks Estates Subdivision #4 located on the east and
west sides of Hubbard Road between Lyndon and Schoolcraft Road in
the South half of Section 22 and as submitted by George Pastor
the City Planning Commission does hereby give tentative approval
to the revised preliminary plats for the Kimberly Oaks Estates
Subdivision #4 which are identified by date of January 3, 1963 and
distinguished as "Options A and B", said revised proposals con-
taining only minor modifications from the plat as originally
approved; that each of the revised plats are hereby approved, the
final plat to be consistent with either one or the other of such
revised plats at the proprietor's option but in either case,
subject to the following conditions:
(a) that the subdivider promptly furnish an engineering description
of the relocated centerline of Hubbard Road;
(b) that street names will be supplied by the City Planner;
(c) that the median strip design be approved by Sgt. Thorne for
the Traffic Commission, and
(d) that all lots of less than 110 feet in depth must have attached
garages and that there shall be 1,000 Sq. ft. required on all
homes; and that such restrictions be incorporated into deed
restrictions and submitted in recordable form with the final plat;
11 and
FURTHER RESOLVED that the City Planning Commission expressly calls
the City Council's attention to the letter dated February 5, 1960
from Arthur Pollack, Fort Investment Company, spelling out his
offer to donate 3.50 acres land to be used as a park site; and the
Planning Commission further recommends that the proprietor be
required to show such a park site on its final plat and that the
same be designated, "For Public Park and Recreational Purposes"
or, that the proprietor be required to convey such property to the
City by a deed of dedication either (a) before any improvements
are commenced or (b) before the final plat of such subdivision is
approved, whichever occurs first.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ingold, Milligan, Cameron, Okerstrom, Angevine and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda was a letter dated December
3, 1962 from the City Council requesting a study and report with regard to the
dedication and improvement of a portion of Hix Road in connection with the
Master Thoroughfare Plan and proposed Porthwest Community College.
Mr. John F. Dooley and Mr. Edward H. McNamara, members of the City Council were
present for this item.
Mr. McCullough stated the College wasn't particularly interested in having
Hix Road continued and because of this, it might be propitious to take it off of
the Master Thoroughfare Plan, vacate the west half of Hix already dedicated and
cut down the width from 86 ft. to 50 ft.
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It was suggested that the proposed expressway be relocated further west to.
Haggerty because as it is now planned, it would cut the college off from Livonia.
4
Mr. Walker suggested that this go to the Traffic Commission for their recommendation.
Also that a drawing be made showing the area, the traffic plan and all roads feeding
into this area. After the drawing is made, a study meeting will be held with the
Traffic Commission and the College Board to discuss more fully. It was determined
that it may be wise not to reduce the width of Hix but to have it remain 86 ft. wide.
Mr. Walker declared this item would be taken under advisement until a study meeting
can be held.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Milligan and unanimously
adopted, it was
#1-4-63 RESOLVED that, pursuant to a request dated December 26, 1962 from
John Uznis for a year's extension on Idyl Wyle Estates #4 located
on the South side of Five Mile Road between Country Club and
Fairway in the Northeast 1/4 of Section 20, the City Planning
Commission does hereby grant said request, subject, however, to
all conditions prevailing on the original approval.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda was a letter dated December
13, 1962 from the Bureau of Inspection requesting the bond release on TA-75 by
the Lollio Brothers in connection with topsoil removal from the Outlot A, Kingsbury
': y
Heights Subdivision in the Southwest 1/4 of Section 17.
Mr. Okerstrom stated he did not have a chance to examine the area. Mr. Milligan
felt the property was quite low.
After a brief discussion, Mr. Walker declared this item would be taken under advise-
ment until the area was more fully examined by the commissioners.
Mr. Walker called a recess at 9:45 p.m.
* * * * * * * * *
Mr. Walker called the 155th Special Meeting back to order at approximately 10:00 p.m.
with all those present now who were present at the time recess was called.
Mr. McCullough announced the next three items, namely, Item #7 (Petition by the
City Planning Commission to amend the Master School & Park Plan so as to
designate certain property located North of Five Mile Road and East of
Middlebelt Road in the SW 1/4 of Section 13) Item #8 (Motion by the City
Planning Commission to hold a public hearing to determine whether or not
the MasterSchool & Park Plan should be amended so as to designate
additional property in the SW 1/4 of Section 13 for a park site, which
1111 was requested by the Parks & Recreation Department) and Item 11, (a
request for a year's extension on the Ellen Kay Subdivision located
north of Five Mlle Road between Middlebelt Road and Harrison in the
11110 SW 1/4 of Section 13). . .this property is the same property in Item
#8; are all related to one another.
Mr. Robert Sirardin, Superintendent of Parks & Recreation was present for these
items. He explained that these two park sites would be connected by using part of
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the existing school site. This area would be used for a recreational site which
IEwould include golf driving ranges,or botannical gardens, tennis courts, and
artifical ice skating rinks. It Would not be like the present neighborhood park
sites. This would be to service the children in the southeast portion of the
city, whereas the neighborhood park site service the children in the immediate
vicinity. It would be more or less resembling an athletic field.
Mr. Walker suggested that a study meeting be scheduled at which time Mr. Girardin
can produce maps and data relative to this proposal. This map should show the
existing park sites and the proposed park sites which will be needed. He stated
these items would be taken under advisement until that time.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Milligan and unanimously
adopted, it was
#1-5-63 RESOLVED that, the City Planning Commission does hereby postpone
the Regular Meeting scheduled for January 15, 1963 to be held
on Tuesday, January 22, 1963.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Okerstrom , supported by Mr. Milligan and unanimously
adopted, it was
#1-6-63 RESOLVED that, the City Planning Commission does hereby approve
1 the n inu! es for the meeting held on Tuesday, Nover:ircr 27, 1962.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Angevine, it was
#1-7-63 RESOLVED that, the City Planning Commission of the City of Livonia
having given due consideration to the designated proposed located
of Harrison Avenue between Schoolcraft and Lyndon in the City of
Livonia which is located in the South 1/2 of Section 24 of said
City, and it appearing that the designated proposed location of
such thoroughfare as presently shown on said Master Thoroughfare
Plan should be changed to relocate the proposed location of such
thoroughfare in futherance of the health, safety and general
welfare of the community, and that said relocation of Harrison
Avenue between Schoolcraft and Lyndon Roads in the South 1/2 of
Section 24, City of Livonia should designate the centerline
thereof to read as follows:
Beginning at a point on the South line of Section 24, T 1
S. , R. 9 E. , City of Livonia, Wayne County, Michigan,
distant N. 89° 31' 44" W, 152.57 feet from the S. 1/4
corner of said Section 24; thence continuing along said
South line of Section 24, N. 89° 31' 44" W. 86.00 feet; thence
N. 00° 07' 35" W. 402.00 feet; thence on a curve to the left
with a radius of 175.71 feet, arc length of 107.13, central
angle of 34° 56' 04", and a long chord of 105.48 feet bearing
N. 17° 35' 37" W. ; thence on a curve to the right with a
radius of 260.00 feet, arc length of 195.72 feet, central
angle of 43° 07' 52" and a long chord of 191.13 feet bearing
N 13° 29' 43" W. to the S.W. corner of the intersection of
Gita Avenue and Harrison Avenue in Compton Village Subdivision
(L. 85, page 31 & 32); thence S. 81°55'47" E. 86.00 feet to
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the S. E. corner of said intersection thence on a curve to the
left with a radius of 174.00, arc length of 130.98 feet, central
1[41; angle of 43° 07' 52" and a long chord of 127.91 feet bearing
S. 13° 29' 43" E. ; thence on the curve to the right with a
radius of 261.71 feet arc length of 159.57 feet, central angle
of 34° 56' 04" and a long chord of 157.11 feet bearing S. 17°
35' 37" E. ; thence S 00° 07' 35" E. 402.90 feet to the Point of
Beginning. Containing 1.383 acres more or less;
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 Harrison Avenue in the South 1/2 of
Section 24 from its present location as shown on the Master Thoroughfare
Plan to a New location, the legal description of which is hereinabove
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 circulation
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: Ingold, Milligan, Cameron, Okerstrom, Angevine and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda was a request from Rod Kropf
for an interpretation of Section 9 of Article VI-Hearings of the Rules and
Procedure for the Planning Commission as applied to drive-in theatre
petition for property located at Levan and Plymouth in the Southwest 1/4
of Section 29.
Mr. McCullough informed the Commission that no new evidence or facts have been
submitted by the petitioner for a rehearing.
After a brief discussion, it was the Chairman's ruling that this item was not
officially on the agenda until the new evidence or facts are submitted in writing
to the Commission. It was determined that a-.letter will be written to Mr. Kropf
stating this determination.
11) Mr. McCullough announced the next item on the agenda was a request from Charles
Allen relative to the Russel Travel Service being allowed in a PS zone.
Mr. Forrest was asked if it was his opinion that this use could be considered a
professional use. Mr. Forrest stated he did not, not in the sense that lawyers and
doctors were professional uses.
,
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.
After a brief discussion it was determined that this would have to be denied without
prejudice because the Planning Commission did not feel this was a professional
4 service. The Commission had no objection to the proposed use in the location
under consideration except that it could not be considered a PS use.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Milligan and unanimously
adopted, it was
#1-8-63 RESOLVED that, having considered the request from Charles Allen for
a determination under Section 9.52 (b) of the Zoning Ordinance•of
the City of Livonia, Ordinance No. 60, the City Planning Commission
does hereby determine that a travel agent is not a "professional"
use within the meaning of the Ordinance.
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Milligan and unanimously
adopted, the City Planning Commission does hereby adjourn the 155th Special Meeting
held on Tuesday, January . "f;, 1963 at approximately 10:30 p.m.
ILCITY PLANNING COMMISSION
�g
R. L. Angevine, ecretary
ATTESTED:
►/ -% // a), C--(./
Char1-s W. Walker, Chairman