HomeMy WebLinkAboutPLANNING MINUTES 1963-07-23 3786
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MINUTES OF THE 152ND REGULAR MEETING
AND THE PUBLIC HEARING OF THE CITY PLANNING
COMMISSION OF THE CITY OF LIVONIA
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On Tuesday, July 23, 1963 the City Planning Commission of the City of Livonia held
the 152nd Regular Meeting and a Public Hearing at the Livonia City Hall, 33001 Five
MileRoad, Livonia, Michigan. Mr. Charles W. Walker, Chairman, called the 152nd Regular
Meeting to order at approximately 8:05 p.m.
Memberspresent: Edward G. Milligan, R. L. Angevine, Dennis Anderson, James
,Cameron and Charles W.Walker
Members absent: Milton Ingold,#Dr. Daniel Allen, ##W. E. Okerstrom
Mr. David R. McCullough, City Planner, was present along with approximately twenty
interested persons in the audience.
Mr. McCullough announced the first item on the agenda 7is� the Proposed revision of
Meri-Lynn Farms Subdivisions / Located in the Southeast 1/4
of Section 22. Special Meeting 6/4/63, item taken under
advisement; study meeting 6/18/63; Regular Meeting 7/2/63,
item taken under advisement; Study meeting 7/9/63.
Mr. Irving Levine, developer of Meri-Lynn Farms Subdivision was present.
IlliMr. McCullough explained that property owners in the subdivision had requested that
Berwick be deleted at the northern end for safety reasons. The developer has submitted
a revision of his subdivision showing the street curved. This revision meets with
the approval of the school board. The developer in changing his plans loses four
lots. It was observed that this scheme results in double frontage lots which is
generally not permitted.
There was a question regarding water line payments and agreements with the School
Board but it was determined that this was between the developer and the School Board
and did not have to appear in the resolution of approval by the Planning Commission.
Mr. Levine stated the property owners were happy with the change.
Upon a motion duly made by Mr. Angevine, supported by Mr. Milligan, it was
#7-133-63 RESOLVED that, pursuant to the b2nd Regular Meeting held on
Tuesday, July 23, 1963 the City Planning Commission does hereby
approve the revision of Meri-Lynn Farms Subdivisions 7 S. 8 located
in the Southeast 1/4 of Section 22 as presented, subject, however,
to the following:
(1) that certain street names be changed.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Cameron, Milligan, Anderson, Angevine and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
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Mr. McCullough announced the next item on the agenda is the proposed reviision of
an apartment site at the Southeast corner of Seven Mile and Middlebelt
Roads by the Gallant Realty Company. The City Planning Commission gave
approval to Petition M-278 on April 16, 1963. Regular Meeting 7/2/63;
study meeting 7/9/63.
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Mr. William Ponder was present for the petitioner. He explained that basically the
only changefrcm•the- original plans. was a shifting of the apartments.
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j #Dr. Daniel Allen arrived at approximately 8: 15 p.m...
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There was a brief discussion among the commission members relative to the changes.
Upon a motion duly made by Mr. Cameron, supported by Mr. Angevine,it was
#7-134-63 RESOLVED that, pursuant to a request from the Gallant Realty Company
for approval on a revision of an apartment site originally approved
under Petition M-278 on Tuesday, April 16, 1963, the City Planning
Commission "e hereby grant approval to the revised plans designated
as "Exhibit A", showing. 92 total units and subject to the following
conditions:
(1) that prior to construction the Engineering Department shall first
approve the sanitary sewer, water, paving and storm drainage plans;
(2) that at such time as the 60 foot road shown thereon is constructed
to City Standards, the developer shall deed the same to the City from
Grimm west to Middlebelt;
(3) that the developer's leases shall provide that his tenants shall
be obliged to use the spaces at the north end of the land with a
view to making those nearest Grimm continuously available to the
public; and
(4) that garbage receptacles shall be obscured from view.
1 A roll call vote on the foregoing resolution resulted in the following:
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AYES: Allen, Cameron, Milligan, Anderson, 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 is Petition Z-601 by A. B.
Slapinskas and A. T. Zadeh, M. D. , are requesting the rezoning
of property located south of Six Mile Road immediately east of Rougeway
approximately 600 feet west of Inkster Road in the Northeast 1/4 of Section
13 from R-1B to PS. Public Hearing 7/2/63, item taken under advisement;
study meeting 7/9/63.
Mr. Clarence Charest, Attorney, was present for the petitioners.
Mr. Charest stated the agreement provides that the purchasing of the property is
contingent upon all of the properties being rezoned. The corner lot is being purchased
at this time and that is where the new building will be erected. There is an option
on the other two lots. Mrs. Slapinskas is presently living there and it is not
intended to purchase these two lots immediately. Mrs. Slapinskas desires to live
in this house until it is sold. Mr. Charest stated it was not intended to deceive
the Planning Commission that the doctor is going to buy the property now and demolish
the house. He stated it was his though that the rezoning would be a logical extension
IIof the present zoning and it would provide a buffer to the property east of the property
in question.
j Ax. Walker stated that some of the members had questioned the house being used for
professional use. It was thought it would be better to demolish the house so as to
allow a more modernistic building with a setback to conform with the existing setbacks
in the area. They would like some assurance that if the property were rezoned, it
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would be used for PS with a new structure upon it.
11 Mr. Charest stated he was not in a position to tell the Commission that the property
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would be used for anything but what it was presently being used for by Mr. & Mrs.
Slapinskas until the doctor purchased it. At the present time there is an option
on the property which gives the doctor the first chance to purchase it.
Mr. Milligan asked if the property with the house was rezoned to PS, what problems
would be incurred in order to utilize the house for PS? Wouldn't it have to be
remodeled?
Mr. McCullough answered it would have to be remodeled internally and since it was
quite an old house it would be quite a major remodeling job.
Mr. Milligan asked Mr. Charest if they would consider only the corner lot at this
time?
Mr. Charest answered his client couldn't purchase the corner lot unless 011
three lots were rezoned. His client didn't want to end up with two residential
lots between the commercial and PS zoning. This would also mean that the doctor
would have to come back for another rezoning later.
##Mr. W. E. Okerstrom arrived at approximately 8:30 p.m.
Dr. Allen asked Mr. Anderson if it was possible to convert the first floor of the
11 house inexpensively? Mr. Anderson answered if the structure is sound it could be
converted for less than a new building. No living quarters would be allowed if it
I were used for PS.
Upon a motion duly made by Mr. Angevine, supported by Mr. Milligan, it was
#7-135-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 2, 1963 on Petition Z-601 as submitted by A. B.
Slapinskas and A. T. Zadeh, M. D. , for a change of zoning in
the Northeast 1/4 of Section 13 from R-1B to PS, the City Planning
Commission does hereby recommend to the City Council that Petition
Z-601 be granted for the following reason,::
(1) it will form a transitional use and thereby tend to stop the
spread of commercial along Six Mile Road;
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, The Livonian-City Post under date of June 12,
1963 and notice of which hearing was sent to The Detroit Edison
Co. , Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The
Consumers Power Co. , City Department and petitioner as listed in the
Proof of Service.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Cameron, Milligan, Anderson, 'ngevine and Walker
NAYS: Okerstrom
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda is Petition V-74 by John Pakkala
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on behalf of several property owners is requesting the vacating of that
portion of Pembroke between Doris and Melvin Streets in the Northeast 1/4
of Section 2. Public Hearing 7/2/63, item taken under advisement; study
1[110 meeting 7/9/63.
Upon a motion duly made by Mr. Cameron, supported by Dr. Allen, it was
#7-136-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 2, 1963 on Petition V-74 by John Pakkala on behalf
of several property owners is requesting the vaating of that portion
of Pembroke between Doris and Melvin streets in the Northeast 1/4
of Section 2, the City Planning Commission does hereby recommend to
the City Council that Petition V-74 be denied for the following reasons:
(1) that Pembroke is a half mile road and may someday be the most
direct route to the elementary and high schools servicing this
area; and
(2) that the area is as yet unsewered and this right-of-way may be
needed for this purpose;
FURTHER RESOLVED, notice of the above hearing was published in the
official newspaper, The Livonian, under date of June 12, 1963
11 and notice of which hearing was sent to The Detroit Edison Company,
Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The
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Consumer Power Co. , City Departments, petitioner and abutting property
owners as listed in the Proof of Service.
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A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Cameron, Milligan, Anderson, Okerstrom, Angevine and Walker
NAYS: None
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next itemson the agenda are Petitions TA-96 and 97 by
John Migut requesting approval to remove sand, gravel and topsoil from
Parcels JJ2 and Illb located on the north side of Seven Mile Road and
west of Farmington Road in the Southeast 1/4 of Section 4. Public Hearing
7/2/63, item taken under advisement; study meeting 7/9/63.
Mr. John Migut was present.
Mr. McCullough informed the Commission and audience that Mr. Migut has produced
receipts of a grass bill for the cost of seeding the area at an earlier date. He
asked Er. Migut what happened to the seed. Mr. Migut stated that one third has come
up and that he would be willing to go back and reseed the other two-thirds.
Mr. Milligan stated he had been to see the area and he did not get the impression
that one-third was coming up. The biggest portion of the land is still vacant. He
did see some grass growing towards Farmington Road.
Mr. Richard Iltis, 33600 Seven Mile Road stated that there has been over a month of
drought and that Mr. Migut did seed the area because they saw him doing so.
Mrs. Iltis concurred with Mr. Iltis and stated further that their own lawn was
practically burned out because of the drought. Hhe said that Mr Migut's property
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didn't have a fighting chance.
1[41 There was a lengthy disccssion relative to the nusiance caused by the existing
riding stables in the immediate vicinity. It was determined that a great deal of
the dust raised int he area was caused by the horses. Mr. Walker stated that the
situation was being investigated along with the City Attorney to determine what
action could be taken to alleviate the problem.
Mr. Okerstrom asked Mr. Migut if he would be willing to oil the surface where the
trucks go in and out? Mr. Migut stated he would do so.
Mr. Cameron asked when Mr. Migut would be finished in the area? Mr. Migut answered
it shouldn't take six months - perhaps sooner and then again, perhaps a little
longer. He stated he would like to get out as soon as possible.
Mr. Cameron asked how many acres were left? Mr. Migut answered he had seven acres
left. The total acreage had been 70 acres - but 90% of it has been removed.
Mr. Milligan stated that although these two petitions involve only 7 acres, thee .
original petitions involved 70 acres and apparently the entire area was t.Eusing
sand toy.blow. He stated he would glad to examine the area with Mr. Migut if this
item was tabled.
Mr. Migut stated he would be glad to reseed the entire area if permission was given
11141 to him to remove the stockpiles.
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Upon a motion duly made by Mr. Okerstrom, supported by Mr. Cameron, it was
#7-137-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 2, 1963, the City Planning Commission does hereby
grant Petition TA-95 by John Migut requesting approval to remove
sand, gravel and topsoil from approximately 2 acres of Parcel
IIlb, this property being located on the north side of Seven Mile
Road, approximately 650 feet East of Gill Road in the Southeast
1/4 of Section 4, subject, however, to the following conditions:
(1) that the applicant shall not at any time allow water to collect
on the subject property or on adjoining property and at all times
shall maintain adequate drainage;
(2) that the applicant shall not excavate below the grade of any
proposed subdivision streets;
(3) that the applicant shall at all times comply with all traffic
requfnts established by the Police Department;
(4) that the applicant shall be obligated to reseed the entire
area in the original petition at a suitable time for reseeding with
some seed acceptable to the Department of Parks & Recreations,
(5) that the applicant shall dress down with oil or some suitable
substance the ingress and egress in order to keep the dust from
blowing;
FURTHER RESOLVED, that the applicant deposit with the City Clerk
a corporate surety bond at $500.00 per acre for two (2) acres or
$1,000.00 which bond shall be for at least a one year period, and
THAT, the period for which the permit herein, authorized shall be
for a period of one year or period not to exceed the expiration
date of the bond as required therein, whichever is the shorter
period, and
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THAT, the applicant shall apply for and obtain the permit herein
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authorized within thirty (30) days from the date of this resolution,
and
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FURTHER RESOLVED, notice of the above hearing was sent to the property
owners within 500 feet, petitioner, City Departments as listed in the
Proof of Service and recommendations having been obtained from the
Department of Public Works under dates of May 28, 1963 and from the
Police Department under date of May 24, 1963.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Cameron, Anderson, Okerstrom, Angevine and Walker
NAYS: M l,ligan
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Cameron, it was
#7-138-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 2, 1963 the City Planning Commission does hereby
grant Petition TA-96 by John Migut requesting approval to remove
sand, gravel and topsoil from a portion of JJ2, located on the North
side of Seven Mile Road and just west of Farmington Road in the
Southeast 1/4 of Section 4, subject, however, tot he following
conditions:
(1) that the applicant shall not at any time allow water to collect
on the subject property or on adjoining property and at all times
shall maintain adequate drainage;
(2) that the applicant shall not excavate below 'the grade of any
proposed subdivision streets;
(3) that the applicant shall at all times comply with all traffic
requirements established by the Police Department;
(4) that the applicant shall be obligated to reseed the entire
area in the original petition at a suitable time for reseeding with
some seed acceptable to the Department of Parks & Recreations,
(5) that the applicant shall dress down with oil or some suitable
substance the ingress and egress in order to keep the dust from
blowing;
FURTHER RESOLVED, that the applicant deposit with the City Clerk
a corporate surety bond at $500.00 per acre for five (5) acres or
$2,500.00 which bond shall be for at least a one year period, and
THAT, the period for which the permit herein, authorized shall be
for a period of one year or period not to exceed the expiration
date of the bond as required therein, whichever is the shorter
period, and
THAT, the applicant shall apply for and obtain the permit herein
authorized within thirty (30) days from the date of this resolution
and
J FURTHER RESOLVED, notice of the above hearing was sent to the
property owners within 500 feet, petitioner, City Departments
as listed in the Proof of Service and recommendations having
been obtained from the Department of Public Works under date of
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May 24, 1963 and from the Police Department under date of
1[4: May 24, 1963.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Cameron, Anderson, Okerstrom Angevine and Walker
NAYS: Milligan
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda is Petition TA-97 submitted by
William H. Jamens, requesting approval to remove topsoil and sand from
property located on the East side of Merriman Road, approximately 300
feet south of Eight Mile Road in the Northwest 1/4 of Section 2. Public
Hearing 7/2/63 item taken under advisement, study meeting 7/9/63.
Mr. Roman Halanski was present for the petitioner, William Jamens.
Mr. McCullough stated the Assessor, Milton R. Holley, has forwarded a letter dated
July 10, 1963 informing the Planning Commission that the Wayne County Treasurer's
Office has notified the City that there is a delinquent personal property tax bill
against the property in question. He asked Mr. Halanski if this had been taken care
of as yet?
Mr. Halanski answered that they were asking that this permit be granted subject to
the payment of the personal property tax on the topsoil. He stated further that there
were no funds to pay the tax but it will be paid at the time the topsoil is sold.
Mr. Raymond Heath, 20179 Sunset stated he did not mind the petitioner removing the
stockpile from Eight Mile Road but he was worried about the drainage and also whether
or not the area will be reseeded after it has been stripped.
Mr. McCullough answered that the Engineering Department would see to it that there
was proper drainage.
Mr. Halanski stated that this was not the season to reseed but that the applicant
had seeded the . rca. previously. Re said their sand operation has been very slow.
Mr. Milligan stated the grading was extremely rough and that he could not see any
grass. He wondered also about water at the south end.
Mr. Halanski stated he could not understand this but that the applicant would be
glad to look into this and take care of any water on the property.
Mr. Milligan stated he felt that the seal of Mr. Wm. Strasser, as the City Engineer
and a Registered Engineer, should be on the recommendation forwarded by him to the
Planning Commission.
Mr. Halanski stated that this item had been on the agenda for quite some time. They
are entering into a contract and cannot operate until approval is granted.
1/ Mr. Okerstrom questioned the unpaid personal property tax bill.
Mr. Milligan stated that the Planning Commission has allowed the applicant to remove
1 topsoil on a previous application under certain conditions. There is at the present
time very little of the ground covered. There is water on the property and the
topo is really very.rough.
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Mr. Okerstrom suggested that this item be taken under advisement until a proper
letter has been forwarded from the City Engineer with his seal upon it.
Mr. Walker stated that the applicant is asking for permission to remove the stockpile
and also to remove the remainder of the area previously not removed. He wondered
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if it would be possible to give the applicant approvel to remove the stockpile only.
It is existing and has to be removed. The applicant has stated that the personal
property tax will be paid tomortow. -
Upon a motion duly made by Mr. Cameron, supported by Dr. Allen, it was
#7-139-63 RESOLVED that, pursurant to a Public Hearing having been held on
Tuesday, July 2, 1963 the City Planning Commission does hereby
grant Petition TA-97 by William Jamens requesting approval to
remove topsoil and sand from property located on the East side
of Merriman Road, approximately 300 feet south of Eight Mile Road
in the Northwest 1/4 of Section 2, insofar as it applies to the
stockpile of topsoil located on said property, said stockpile:.to
be removed subject to the personal property tax bill being paid;
and subject to the following conditions:
(a) that the applicant shall not at any time allow water to collect on
the subject property or on adjoining property and at all times shall
maintain adequate drainage;
I[ (b) that the applicant shall not excavate below the grade of any proposed
subdivision streets;
(c) that the applicant shall at all times comply with all traffic
requirements established by the Police Department;
(d) that the applicant shallbe obligated to seed all of the land from
which topsoil has been removed with some seed acceptable to the Department
of Parks & Recreation unless at the time the applicant petitions for
the release of the topsoil bond that the Planning Commission relieves the
petitioner of this obligation, and
FURTHER RESOLVED, that the applicant deposit with the City Clerk a
corporate surety bond at $500.00 per acre for twenty (20) acres or
$ 10,000.00 which bond shall be for at least a one year period, and
THAT, the period for which t he permit herein, authorized shall be
for a period of one year or period not to exceed the expiration date
of the bond as required therein, whichever is the shorter period, and
THAT, the applicant shallapply for and obtain the permit herein
authorized within thirty (30) days from the date of this resolution,and
FURTHER RESOLVED, notice cf the above hearing was sent to the property
owners within 500 feet, petitioner, City Departments as listed in the
Proof of Service and recommendationshaving been obtained from the Depart-
ment of Public Works under date of May 23, 1963, June 26, 1963 and from
the Police Department under date of May 24, 1963.
li"; A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Cameron, Anderson and Walker
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NAYS: Milligan, Okerstrom and Angevine
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
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Upon a motion duly made by Mr. Milligan, supported by Mr. Okerstrom and unanimously
1[11 adopted, the City Planning Commission does hereby adjourn the 152nd Regular Meeting
at 9:40 p.m. The remainder of the Regular Meeting will be heard after the Public
Hearing has been held.
Mr. Walker declared at this time that there would be a fifteen minute recess.
* * * * *
at 9:54 p.m.
Mr. Charles W. Walker, Chairman, called the Public Hearing to order/with all those
present now who were present at the time the Regular Meeting was adjourned. There
were approximately 100 interested persons in the audience.
Mr. McCullough announced the first item on the Public Hearing was Petition Z-605 by
Mr. James Mies, Attorney for the Samuel L. Winternitz Company requesting
the rezoning of property located 360 ft. south of Eight Mile Road
approximately 300 ft. West of Milburn in the Northwest 1/4 of Section 2
from RUFB to M-1.
Mr. James Mies, Attorney,was present. He stated the property in question has been
vacant for 21 years. The building situated on the front of the property has been
used as an office, while the building in the rear has been a garage. The owners of
the property have been trying to dispose of the property for 21/2 years but have not
been able to do so because of the size of the property. They have been limited as
to what they can use the property for because thedepth of the industrial zoning
Ill'i is only 300 ft. Mr. Mies continued by stating that his clients have been able to find
a buyer to use the property as a construction yard but the depth of the industrial
zoning would have to be increased as they do not have enough property as it is
presently zoned. He stated the rear of the property presently zoned residential
can not be used for such because FHA will not give approval for a loan on the property.
He further stated that it was felt by his clients that a more suitable depth would
be 600 ft. If the depth is increased the ingress and egress will remain off of
Eight Mile Road. The present depth of the property is 1260 ft. with only the frontage
of 300 ft. zoned industrial.
Mr. McCullough asked Mr. Mies if his clients would be agreeable to a lessor depth,
possibly 400 to 600 ft. of industrial, the remainder to be rezoned to something else?
This would be with adjoining property owners also so as to have a uniform depth of
industrial.
Mr. Mies answered if they would be allowed to rezone their property to at least 600
ft. of industrial zoning they would be agreeable to amending their petition to
request said depth instead of the 1260 ft. He thought maybe a R-3 zone for the
remainder of the property would be more feasible than the RUFB zone presently existing.
rlr. Walker asked if the property were rezoned, would the new buyer use the buildings
already existing? Mr.Mies answered the buildings would be used by the new buyer,
the front building for an office and the rear building for a repair garage.
Mr. Walker asked if there was anyone in the audience who wished to speak?
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Mr. Raymond Heath, 20179 Sunset,objected to any increase in the industrial zoning. He
stated they lived at the very end of the property in question. They did not want
steam shovels, etc. , in their back yard. He said at the present time it looks like
a junk yard.
i.-r.Norbert Tabor, 20227 Milburn, stated he live about a half block from Eight Mile
Road. He felt the land was being wasted. Something should be done, either increase
1141, the industrial zoning or put homes upon the land.
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Mr. Walker stated it was zoned residential now. Homes could be built upon it.
1 Mr. Tabor stated he felt it could be utilized for homes and still have the industrial
zoning increased. He did not feel that it should go over 400 ft. in depth.
Mrs. I. MacMurtrie, 20427 Milburn, stated her objection to rhe proposed rezoning.
Mrs. L. Sullivan, 20285 Milburn, felt the zoning should be left as it is.
Mr. Thomas Clayton, 20421 Merriman Road, concurred with Mrs. Sullivan. He felt the
residential property owners should be protected.
Mr. Jack Spencer, 20514 Osmus, stated that a petition was circulated about 2 y ars
ago and at that time the property owners indicated they wanted the industrial zoning
to be only 300 ft. in depth.
Mr. Dan Andrew, Industrial Coordinator, of the City of Livonia, stated he would like
to say on behalf of the Industrial Commission that they would like to support Mr.
Mies' petition to the extent of rezoning the property to a depth of 600 ft. He said
it was quite obvious under the present zoning, the City is not using the property
on Eight Mile Road. Basically, perhaps for two reasons. The property is too shallow
for industrial development under the present zoning requirements because the ordinance
requrics a 100 ft. setback on Eight Mile Road. This means the industrial zone depth
is not 300 ft. but only 200 ft. This is just too small for anyone to use for
II<_ industrial development. If one looks across Eight Mile Road in Farmington Township,
1 it is noticeable that they are building industrial plants right and left.
1 Mr. Milligan asked Mr. Andrew if he personally experienced this as a problem in
obtaining industrial plants for Eight Mile Road, beyond this particular petition?
As he understood it, the industrial zone is too shallow to interest prospective buyers
because of the setback?
Mr. Andrew answered that was so. He has talked with a Mr. Fleming who owns property
along Eight Mile Road and he has also talked with others, who have the same problem.
Mr.Milligan asked how does the setback in Livonia compare with that in Farmington
Township?
Mr. Andrew answered they have a twenty-five (25) foot setback as compared to Livonia's
of 100 ft.
Mr. Milligan asked if a reduction in the setback requirement would be a solution?
Mr. Andrew answered it certainly would help.
Mr. L. Sullivan asked if the industrial zone is increased, what assurance do the
property owners have that it will not be increased further in the future?
Mr. McCullough suggested that a meeting be held between the property owners, Mr.
Spencer, Mr.Mies and Mr. Andrew to discuss this more fully. Mr. Mies was agreeable
to this, althr.gh he suggested that this be taken care of in the very near future
because his client is very anxious to begin business.
Mr. Walker asked Mr. McCullough to draw up a sketch showing what the entire area
should be in depth as far as industrial zoning is concerned. He informed those
present that this petition would be taken under advisement.
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3895
Mr. McCullough announced the next item on the agenda is Petition Z-606 by Walter J.
Abraham requesting the rezoning of property located on the southeast corner
1[10
of Five Mile and Paderewski and also property located on the south side of
Five Mile Road between Haller and Garden in the Northwest 1/4 of Section
24 from R-1B to C-2.
Mr. Walter J. Abraham was present. He stated the Master Thoroughfare Plan shows
Five Mile Road to be a four lane highway. The property in question was zoned for
commercial prior to the time the zoning ordinance was adopted. The lots were platted
into 20 ft. lots. He stated he has been before the Commission twice before on this
same matter. He had nothing new to present. The Commission has all the information
from the previous two meetings. He said he would be glad to answer any questions
the Commission had.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Mr. Angevine asked what the owner intended to use the property for if it was rezoned
to C-2?
Mr. Abraham stated that there were plans to build a $28,000.00 building on the
property.
Mrs. Francis M. Moore, 15192 Padewewki, submitted a letter objecting to the proposed
rezoning. She stated she was speaking for the group opposing this rezoning.
IIIt was determined there was a petition in the files which contained approximately
102 signatures of property owners who objected to the proposed rezoning.
Mr. Samuel Law, 15191 Garden, on behalf of the Greenmoor Civic Association, stated
a he lived next to the lots in question. He said that several years ago when the
builder built the subdivision, the asking price of the lots on Five Mile Road was
too high to put residential homes upon them. He said there was one objection to having
a Rent It All on this property and that was because on Sundays the owner of the
business would clean his equipment. He would begin between 8:00 and 9:00 A.M. by
starting the motors of the larger equipment. This result- in a tremendous noise.
In addition, they park anything and everything on the lot. Mr. Law stated further
as far as they were concerned about the property between Garden and Haller they would
welcome most anything, because the area is not kept up. It was cleaned out last
year by Mr. Goers. They would recommend a change of zoning for those lots but they
w^uld prefer that the other lots remain residential.
Mr. Walker asked Mr. Law if he was speaking for himself or the civic association?
Mr. Law stated he was speaking for the association.
Mrs. Moore stated if this property were rezoned to PS, it wouldn't be so bad but to
rezone it to Commercial would spot zoning.
Mr. Walker declared this item would be taken under advisement.
Mr. McCullough announced the next item on the agenda was Petition Z-587a by Rocco
Corsi who is requesting the rezoning of certain property located on the
north side of Seven Mile Road approximately 200 ft. west of Angling Road
in the Southeast 1/4 of Section 1 from RUFB to C-1.
Mr. Steve Polgar was present.along with Mr. Corsi.
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i Mr.Polgar informed the Commission that Mr. Corsi had purchased the property in
� question for a pizza establishment. But, at the time he tried to obtain a permit
to build the restaurant, he was advised by the Building Department that he could not
comply with the zoning ordinance requirements with the amount of property presently
zoned C-1. This is the reason he is requesting additional C-1 zoning. The property
immediately east of the property in question has a gas station upon it. With the
additional depth, Mr. Corsi can comply with all the zoning requirements which include
the setback requirement, parking requirements, etc_ His request is for the north
100 ft. of the south 260 ft. On his first petition, which was withdrawn by Mr. Corsi,
he had not allowed for the dedication of the street.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Mr. Clarence Charest, attorney for Mr. & Mrs. Bradley, Mr. & Mrs. Nowak and Mr. Boese
was present. He stated his clients were objecting to the proposed rezoning. The
property in question would abut the back yards of Mr. & Mrs. Bradley and Mr. & Mrs.
Nowak. Mr. Charest stated it was felt if this property is rezoned then all the
C-1 property in this area should be given the same treatment so that the depth of C-1
is uniform.
Mr. Polgar stat' l the commercial depth of 100 ft. was established long before the
present parking requirements were adopted. If the present parking requirements were
not existing, there would be no need for the request to rezone additional property.
Mr. Charest asked why couldn't the petitioner bring his building up forward?
Mr. Polgar answered that the setback requirement won't allow him to do so.
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Mr. Walker asked if it would be possible to move the building forward as much as
the setback requirement could allow and then rezone the property needed for parking
to Parking instead of Commercial?
Mr. Z'_i?. =Can a:1%,a'. if the petitioner will have a. liquor license, or will this be just
a restaurant?
Mr. Polgar answered it would be strictly a restaurant with regular restaurant hours.
Mr. Milligan asked Mr. Charest if his clients would be agreeable to a Parking zone
on this additional piece of land if it were found possible to do so?
Mr. Charest answered he was afraid they would not be.
Mr. Walker declared this item would be taken under advisement until it has been
determined if it would be possible to rezone the property to Parking instead of
Commercial.
Mr. Polgar asked if it would he possible to have this petition acted upon tonight?
Mr. Walker answered that at this time this item will be taken under advisement. If
the Commission desires to act upon this petition after the public hearing items
have been taken care of - they can can reopen the Regular Meeting.
Mr.McCullough announced the next item on the agenda is Petition Z-604 by Don Clark,
etal, requesting the rezoning of certain property located on the west side
of Middlebelt Road on the northwest corner of Middlebelt and Greenland Roads
in the Northeast 1/4 of Section 14 and also certain property located on the
East side of Middlebelt Road immediately north of Terrance Avenue in the
Northwest 1/4 of Section 13 from RUFB to R-3.
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1 Mr. Don Clark was present. He stated he was going to offer the property for sale
for multiple dwellings if granted the rezoning. He was not going to develop.:-the
property himself. He stated there was only one parcel in the group that did not have
a house upon it at the present time. Their reason for requesting, the rezoning was
because it was felt there was a definite-change in the traffic pattern on Middlebelt
Road and that in the future the traffic upon Middlebelt will increase to a point where
it willmake this property undesirable for residential homes.
Mr. Walker asked if there was anyone in the audience who wished to speak?
Mrs. Bertha Krogh, 29161 Grove, stated her objection to the rezoning.
Mr. Herbert Winegarden, 29182 Grove, stated if this property is rezoned for apartment,
he would be interested in rezoning his property also.
Mrs. Georgia Lettich, 16112 Middlebelt Road, objected to the possible rezoning.
Mr. Wm. Masterson, 16450 Savoie, stated he had no objection to the petition as presented
because he did not feel the property was good for one-family residential being situated
along Middlebelt, but if the multiple dwelling zone goes into any of the other residential
property, he would object.
Mr. Walker declared this item will be taken under advisement.
Mr. McCullough announced the next item on the agenda is Petition Z-603 by Peter
I Romanow is requesting the rezoning of certain property located on the north
side of Schoolcraft Road approximately 100 feet east of Fairway Drive in the
Southeast 1/4 of Section 20 from RM to RUFB.
Mr.Peter Romanow was present. He stated he would like to keep one or two horses for
his children. He had a fully equipped barn with cement block construction, containing
three stalls and a tack room.
Mr. McCullough asked how close were they from the nearest subdivision lot? Mr. Romanow
answered they were quite close but right across the street from them are 50
head of horses. Mr. Ramanow stated he had previ.-t3ly had horses but sold them. This
was at the time his property and the surrounding property had been zoned RUFB. After
his horses were gone, this area was rezoned to RM which did not allow horses. This is
his reason for being before the Commission at this time.
Mr. Milligan asked Mr. Ramanow if these horses would be for his personal use? Mr.
Romanow answered this was true.
Mr. Walker asked if there was anyone in the audience who wished to speak? There being
no one, he declared that this item will be taken under advisement.
Mr. McCullough announced the next item on the agenda is Petition Z-608 by the City
PlanningCommission on its own motion to determine whether or not to amend
IISection 11.02 of Article 11.00 of Ordinance No. 60 relative to providing that
no gasoline service station shall be erected within 400 ft. radius of any
1 residential district and by adding a sub-section to provide that a Class C
licensed establishment shall not be located within 1,000 ft. from any other
Class C. establishment.
Mr. Walker asked if there was anyone in the audience who wished to speak? There being
no one he declared that this item would be taken under advisement.
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3898
II: Mr. McCullough announced the next item on the agenda is Application TA-100 by William
Ponder, Attorney for Arnold Miller requesting permission to remove topsoil
from a parcel of land located on the north side of Six Mile Road approximately
2,600 feet east of Newburgh (proposed Denmar Estates Subdivision) in the
Southeast 1/4 of Section 8.
Mr. William Ponder, attorney for petitioner, was present. He informed the Commission
that the topsoil has been removed from the entire area except for seven acres and
this is stockpiled. He stated his permit expires August 17, 1963. Another permit
is necessary to continue operations.
Mr. Walker asked if there was anyone in the audience who wished to speak? There
being no one, he stated this item will be taken under advisement.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Cameron, it was
#7-14e-63 RESOLVED that, the City Planning Commission does hereby adjourn the
Public Hearing held on Tuesday, July 23, 1963 at approximately 11:15
p.m.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Cameron, Milligan, Anderson, Okerstrom, Angevine and Walker
IINAYS: None
q
Mr. Walker declared theforegoing resolution is adopted.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Cameron, it was
#7-141-63 RESOLVED that, the City Planning Commission does hereby reconvene
the 152nd Regular Meeting at approximately 11:16 p.m. which was
adjourned earlier in the evening in order that the Public Hearing
could be held at 9:30 p.m. , with all those present now who were
present at the time the public hearing was adjourned.
Mr. McCullough announced the next item on the agenda is Application TA-98 submitted
by Robert H. Pastor, Mahlen Land Co. , requesting approval to remove topsoil
from a parcel located on the North side of Schoolcraft Road, approximately
300 feet West of Berwick Avenue (plat known as Kimberly Oaks Estates #4)
in the Southeast 1/4 of Section 22. Public Hearing 7/2/63, item taken under
advisement; study meeting 7/9/63.
Upon a motion duly made by Mr. Milligan, supported by Dr. Allen, it was
#7-142-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 2, 1963 the City PlanningCommission does hereby
grant Application TA-98 by Robert H. Pastor, Mahlen Land Co. ,
requesting approval to remove topsoil from a parcel located on
the North side of Schoolcraft Road, approximately 300 feet West
of Berwick Avenue (plat known as Kimberly Oaks Estates #4 in
the Southeast 1/4 of Section 22, subject, however, to the following:
(a) that the applicant shall not at any time allow water to collect
on the subject property or on adjoining property and at all times
shall maintain adequate drainage;
(b) that the applicant shall not excavate below the grade of any
proposed subdivision streets;
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(c) that the applicant shall at all times comply with all traffic
requirements established by the Police Department;
(d) that the applicant shall be obligated to seed all of the
land from which topsoil has been removed with some seed acceptable
to the Department of Parks & Recreation unless at the time the
applicant petitions for the release of the topsoil bond that the
Planning Commission relieves the petitioners of this obligation, and
FURTHER RESOLVED, that the applicant deposit with the City Clerk a
corporate surety bond at $500.00 per acre for five (5) acres or
$2,500.00 which bond shall be for at least a one year period, and
THAT, the period for which the permit herein, authorized shall be
for a period of one year or period not to exceed the expiration
date of the bond as required therein, whichever is the shorter
period, and
THAT, the applicant shall apply for and obtain ther permit herein
authorized within thirty (30) days from the date of this resolution,
and
FURTHER RESOLVED, notice of the above hearing was sent to the
property owners within 500 feet, petitioner, City Departments
as listed in the Proof of Service and recommendations having
been obtained from the Department of Public Works under dates of
July 2, 1963 and from the Police Department under date of July 8,
1963.
The roll call vote on the foregoing resolutionresulted in the following:
AYES: Allen, Cameron, Milligan, Anderson, 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 is Petition M-294 by Wayne
Wallace, Joy Road Building Corporation requesting approval to erect a
storage building on property located on the Southwest corner of Eight Mile
Road and Hubbard Road in the Northwest 1/4 of Section 3. Public Hearing
7/2/63 at which time approval was given for the erection of an office
building but not the storage building; study meeting 7/9/63.
Upon a motion duly made by Mr. Milligan, supported by Dr. Allen, it was
#7-143-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 2, 1963, the City Planning Commission does hereby
grant Petition M-294 by Wayne Wallace, Joy Road Building Corporation
requesting approval to erect a storage building on property located on
the Southwest corner of Eight Mile Road and Hubbard Road in the Northwest
1/4 of Section 3, 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: Allen, Cameron, Milligan, Anderson, Okerstrom, Angevine and Walker
NAYS: None
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Mr.
3.900Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
1[0 Mr. McCullough announced the next item on the agenda is Petition M-291 by Melford
Hartman for the Michigan Bell Telephone Company, requesting approval to
erect a public utility building, known as ground mounted repeater on
property located on the Southwest corner of Ann Arbor Road and Hix Road
in the Southwest 1/4 of Section 31. Public Hearing 7/2/63, item taken under
advisement; study meeting 7/9/63.
It was determined that the setback for this building would be 40 ft. which is required
under the RUF zoning.
Mr. Hartman informed the Commission that the building would be of face brick veneer.
Upon a motion duly made by Dr. Allen, supported by Mr. Milligan and unanimously
adopted, it was
#7-144-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 2, 1963 the City Planning Commission does hereby
grant Petition M-291 by Melford Hartman for the Michigan Bell Telephone
Company requesting approval to erect a public utility building, known
as ground mounted repeater on property located on the Southwest corner of
Ann Arbor Road and Hix Road in the Southwest 1/4 of Section 31, subject,
however, to the following:
(a) that the Petitioner will erect face brick exterior walls and
(b) the setback is to be the same as is ordinarily required for RUF zoning,
117104
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. Walker declared the motion is carried and the foregoing resolutinn is adopted.
Mr. McCullough announced the next item on the agenda is Petition M-293 by William
Dyal and Albert Langer, requesting approval to build apartments on
property located on the East side of Fairfield between Five Mile Road
and Jamison, approximately 640 feet south of Five Mile Road in the
Northwest 1/4 of Section 22. Public Hearing 7/2/63, item taken under
advisement; study meeting 7/9/63.
Mr. McCullough submitted revised sketches of the proposed apartments. He stated these
revised sketches show compliance with the zoning ordinance.
Upon a motion duly made by Mr. Cameron, supported by Mr. Angevine, it was
#7-145-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 2, 1963 the City Planning Commission does hereby grant
Petition M-293 by William Dyal and Albert Langer, requesting approval
to build apartments on property located on the East side of Fairfield
between Five Mile Road and Jamison, approximately 640 feet south of
Five Mile Road in the Northwest 1/4 of Section 22, by approving
"Sketch A" which shows compliance with the zoning ordinance, 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.
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A roll call vote on the foregoing resolution resulted in the following:
IL AYES: Dr. Allen, Cameron, Milligan and Angevine
NAYS: Okerstrom and Walker
NOT VOTING: Anderson
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda is the Proposed Spring Valley
Subccivision #3 located approximately 850 feet north of Seven Mile Road
and immediately westcf Spring Valley Subdivision in the Southeast 1/4 of
Section 3, submitted by Henry Alper. Public Hearing 7/2/63, item taken
under advisement; study meeting, 7/9/63.
There was a brief discussion between Mr. Alper and several interested property
owners. The property owners were very much concerned with the flood plain with
particular emphasis on Lots 515 and 516. Mr. John L. Haverkate, 19377 Hardy, who
was representing the other property owners , stated they were concerned with the
amount of fill that would be necessary in order to be able to build upon Lots 515
and 516. He stated that at the present time there is seepage on these lots. After
the discussion Mr. Alper agreed to designate Lots 515 and 516 as outlots.
Upon a motion duly made by *"r. Anderson, supported by Dr. Allen and unanimously
adopted, it was
#7-146-63 RESOLVED that, pursuant to a Public Hearing having been held on
Tuesday, July 2, 1963, the City Planning Commission does hereby give
approval to the preliminary plat of the Spring Valley Subdivision #3
located approximately 850 feet North of Seven Mile Road and immediately
West of Spring Valley Subdivision in the Southeast 1/4 of Section 3
subject, however, to the following:
(1) that Lots 515 and 516 will be designated as outlots; and
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 together 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. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. McCullough announced the next item on the agenda is the Proposed Philip Judson
Gardens Subdivision located on the South side of Six Mile Road, approximately 2450
feet East of Newburgh Road, and immediately west of Golfview Meadows Sub-
division in the Northeast 1/4 of Section 17. Submitted by K. & L. Develop-
ment Corporation. Public Hearing 7/2/63, at which time the south portion
of said plat was deleted from the overall plat due to incorrect zoning. Item
taken - under advisement; study meeting 7/9/63.
Mr. Rodney Kropf was present for the petitioner. There was a brief discussion relative
to some changes the Engineering Department has asked for with relation to drainage.
Mr. McCullough stated there was also a question of whether or not the Commission
wants to approve the plat with lots backing up on a mile road. He informed Mr.
Kropf that he would prepare a list of the changes being requested by the Engineering
Department.
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Mr. Walker declared that this item would be taken under advisement along with the
next item which was the Proposed Renwick Park Subdivision located adjacent to the
1 Philip Judson Gardens Subdivision in the Northwest 1/4 of Section 17. These two
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subdivisions are to be approved together at the request of the developer.
Upon a motion duly made by Mr. Okerstrom, supported by Mr. Angevine and unanimously
adopted, it was
#7-147-63 RESOLVED that, pursuant to a request dated July 5, 1963 from Donald
M. Burns for a year's extension on the preliminary approval of the
Evelyn Burns Subdivision located in the Southwest 1/4 of Section 9,
the City Planning Commission does hereby grant said request, subject,
however, to all conditions prevailing on the preliminary approval
and,in addition, subject to the Engineering Department reviewing said
subdivision plat before the final canvas back plat is submitted for
final approval.
1
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
rpm a motion duly made by Mr. Milligan, supported by Dr. Allen and unanimously
adopted, it was
#7-148-63 RESOLVED that, pursuant to a request for a year's extension on the
preliminary approval of the Merriman Road Industrial Subdivision
located in the Northwest 1/4 of Section 26, the City Planning Commission
does hereby grant said request, subject, however, to all conditions
prevailing on the preliminary approval and, in addition, subject to the
Engineering Department reviewing said subdivision plat before the final
canvas back plat is submitted for final approval.
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
#7-149-63 RESOLVED that, the City Planning Commission does hereby approve
the minutes for the meeting held on Tuesday, June 4, 1963 except
for that member who was not present, he abstain from voting.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Cameron, Milligan, Anderson, Angevine
NAYS• None
NOT VOTING: Okerstrom and Walker
Mr. Walker declared the motion is carried and the foregoing resolution is adopted.
Mr. Walker asked Mr. McCullough if there was any other business to be taken care of
tonight? Mr. McCullough answered that the new revised zoning ordinance and zoning
map have been completed and it will be necessary to hold a special Regular Meeting
in order to adopt a resolution to forward a copy of said ordinance and map to the
City Council and also a resolution to hold a public hearing on both items.
Upon a motion duly made by Mr. Angevine, supported by Mr. Milligan, it was
#7-150-63 RESOLVED that, the City Planning Commissbn does hereby determine to
hold a special Regular Meeting on Monday, August 5, 1963 at 8:00 P.M.
in the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan,
which meeting shall be in addition to any other Regular Meetings
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heretofore established for the month of August, 1963 and any other
- resolutions are repealed that are in conflict therewith; at which
aforementioned meeting a resolution will be adopted establishing
I a public hearing for the new revised Zoning Ordinance and Zoning
Map of the City of Livonia.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Allen, Cameron, Milligan, Anderson, Okerstrom, Angevine and Walker
NAYS: None
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 and unanimously
adopted, the City Planning Commission does hereby adjourn the 152nd Regular Meeting
held on Tuesday, July 23, 1963 at approximately 12:30 A.M.
CITY PLANNING COMMISSION
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t L. Angevine, S cr �etary
ATTESTED:
/I W 1
t-1,4
Charle W. Walker, Chairman
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