HomeMy WebLinkAboutPLANNING MINUTES 1967-03-14 MINUTES OF THE 234th SPECIAL MEETING 5063
OF THE CITY PLANNING COMMISSION OF
THE CITY OF LIVONIA
On Tuesday, March 14, 1967, the City Planning Commission of the City of Livonia
held its 234th Special Meeting and a Public Hearing at the Livonia City Hall ,
33001 Five Mile Road, Livonia, Michigan.
Mr. Charles W. Walker, Chairman, called the Public Hearing to order at approxi-
' mately 8:45 p.m. with approximately 125 interested persons in the audience.
Members present: Charles W. Walker Donald Pollock Raymond W. Tent
Donald Heusted Myra Chandler Harry Wrightman
Marvin Moser John J. Ward
Members absent: Mimi Singer
Messrs. Don Hull, Planning Director; Ralph H. Bakewell, Planner III; David
Perry, Assistant City Attorney; Daniel Andrew, Industrial Coordinator; and
John Duf our, Superintendent of Parks and Recreation Department, were present.
Mr. Wrightman announced the first item on the agenda is Petition 67-2-7-1 by
the City Planning Commission on its own motion to determine
whether or not to amend Part V of the Master Plan of The City of
Livonia, the Master School and Park Plan, so as to provide for
incorporation of 427.78 additional acres.
Mr. Dufour and Mr. Bakewell described the property proposed to be included in
the Master School and Park Plan by Section.
There were no questions or opposition to the nine acres proposed to be incorpo-
rated in Section 2.
There were no questions or opposition regarding the forty-three acres proposed
for Section 5.
Two parcels in Section 6, one consisting of ninety acres and one consisting of
ten acres, were discussed and there were no questions or oppostion to them.
Milton . Holley, 14821 Farmington Road, questioned who would pay for the sewer
when nineteen acres in Section 7 were discussed for incorporation.
Mr. Hull stated that sewers have been installed.
Mr. Rodney Kropf was present and stated that this entire forty acre parcel is
owned by Mr. Volk and that there is a sewer. He stated that at one time a
multiple family zoning was requested for this property. A study was made of
this area and the northern half of the property designated for other purposes.
Mr. Kropf stated that they would like to be able to develop and use this twenty
acres.
Mr. Walker questioned if Mr. Kropf, on behalf of his client, is objecting to
the use of the south twenty acres.
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Mr. Kropf indicated that he is and stated that they are trying to develop
a plan for the area remaining that will meet with the requirements of the
ordinance and that they would like to meet with the Commission on this matter.
Thirty-four acres in Section 9 was taken up at this time.
Donald M. Burns, 34850 W. Six Mile Road, stated that he read in the paper that
somebody is attempting to condemn his home and that he would like to know why
this is necessary.
Mr. Dufour stated that he didn't believe anything has been mentioned about
condemning a home and if Mr. Burns' home falls within this area it could be
that it may be purchased.
Mr. Burns stated that in looking at the whole City it seems that about one-half
of the entire City is going to be appropriated for park and questioned how
would taxpayers be expected to support this. He stated that an article
appeared in the March 11th issue of the Free Press relating to the State's
problems of patrolling parks and the expense of training conservation officers
to perform this duty. He questioned how Livonia could possibly control all
this park land.
Mr. Dufour stated that the State owns thousands of acres of land but the
acreage involved here in Livonia would be much less than that, and that we have
plans for patrolling these areas. Mr. Dufour further stated that he feels
there is not enough land set aside as,yet for park area and that in five to
ten years there will be none left.
Mr. Burns requested to know why the City of Livonia has to furnish parks for
Detroit.
Mr. Dufour stated that these parks will be for Livonians; that they will not
be large enough for transient traffic. There will be facilities and activities
that will be paid for by taxes.
Mr. Burns questioned.a few months ago if Mr. Dufour had told him the City
would not condemn his home.
Mr. Dufour stated that some time ago 10 acres of this property had been
proposed for park, reducing that piece of property to 28 acres. The gentleman
who owned the property called him and asked if the City could look some place
else in this vicinity and pick up the additional 10 acres so that he could
maintain his 38 acres so it would be profitable for him to develop it because
he had to put in sewers. At that time, Mr. Dufour stated, he was told that
this gentleman who owned the 38 acres was about to purchase Mr. Burns' property
in order to make his total 50 acres. Mr. Duf our stated that he then told Mr.
Burns' to go ahead, but in the meantime the deal fell through and the 38 acres
were offered to the City,
Gerald Wilson, 35030 Six Mile Road, questioned why the City is taking a small
part of his property, and that he understood Curtis would be used for access
to the site.
Mr. Hull stated that the City has attempted to take the maximum amount of land
and still leave an adequate amount of land around the existing homes.
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Mr. Dufour stated that Curtis would be used for access on the north side but
the people on the south side of Six Mile need a park site also and they would
have to have access from the south side of Six Mile.
An interested citizen stated that there is a park site in Burton Hollow area,
between Five and Six Mile Road just off Farmington Road.
Mr. Dufour stated that this is not a park but a flood plain area.
Mr. Hull stated he believed the City has only an easement there and not
a dedication.
Mr. Furesil: , 35190 W. Six Mile Road, stated that it costs money to maintain
parks and that the police force would have to be doubled, and also, he
believes, people do come from Detroit.
Mr. Pollock stated that several points have been brought up questioning the
validity of parks, per se, but that the Planning Commission is following
the voters wishes in designating park land, and arguing the costs at this
time does not follow.
Mr. Furcsik stated that it seemed to him that better locations could be
picked where the police could take better care of them and in this location
two roads would have to be built. He expressed a fear that there would be
trouble with rowdy groups such as motorcyclists, etc.
Mr. Pollock explained that there will be changes in this plan, but vacant
land has to be put aside that will bring the total acreage to the 1200 acres
that was voted on by the people. These points, he said, are well taken but
to analyze so deeply now should not be done.
Mr. Burns asked if it was true that the people turned down this bond issue
twice and the reason it finally went through was because somebody finagled the
State Legislature.
Mrs. Chandler stated that until the law requiring a simple majority passed,
60-40 majority was required to pass this bond issue; that actually the major-
ity of the people of Livonia had voted for the bond issue, and so this
was not brought about by finagling but by a simple majority.
' Mr. Burns questioned why Gill Road couldn't be cut through.
Mr. Walker stated that there has been some discussion about this by some
people proposing to develop a church.
Mr. David Hermann, 34810 Evelyn, questioned if the City buys part of the
property he owns will they give him some type of entry into his property.
Mr. Walker advised Mr. Hermann that the Commission is aware of this and are
working on a solution.
There were no questions regarding the eight acres proposed for Section 10.
ile4 5066
Two parcels in Section 11, 1 consisting of 10 acres and one consisting of
20 acres, were discussed at this time.
Mr, and Mrs„ Max Glombitza, 17345 Middlebeltf were present and requested
to know how many acres were involved here
Mr. Dufour advised them there were 30 acres here and that this proposed park
area follows the flood plain area tb Louise,
Mr. Glombitza asked about the property owned by the County here, and how far
does that go.
Mr. Dufour stated he was not aware that the County owned land in Livonia,
Mr. Glombitza stated that the County has purchased property with two homes
on Middlebelt along the creek for the widening of Middlebelt Road.
There were no questions regarding the 12 acres in Section 12.
Mr. F. Porter. 31600 Myrna, questioned when this park was proposed because
he has been trying to find out what has been going on in that area and was
told there were no plans for park last November.
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Mr. Dufour advised him that these plans were not made last November.
Mr. C. W. Schlusler, 16125 Hubbard, requested to knew why this additional ten
acres were needed for park when there is already 208 acres along the north
side of S _::: Mile Road.
The resident residing at 31740 Myr:.,. questioned what particular use will
this be put to,
Mr. Duf our stated it has not been settled at this time but will probably
be used as a type of playfield for acti-:e recreation.
Mr. Walker stated that this matter will be referred back to a study by the
Planning Commission and Parks & Recreaticn Commission before these decisions ,
are made, and use will be made of the information coming before the Commission
tonight which they did not have before.
Mr. Porter stated that this area is all built up and consists of large lots
and he does not think a park is necessary.
Mr. Tent advised that the Commission recognizes that this is an open area
and is totally in accordance with open area, but by taking out more property
the possibility of more building is lessened,
(pi An interested citizen questioned how long the property will be designated
as park site,
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Mr. Walker stated that it was not known; that the Commission is attempting
to bring in line the development of the City ib order to comply with the
vote the people cast for a total of 1200 acres. What is proposed here
brings the acreage to 1200 acres; then it will be submitted to Council;
then the City has to come up with the money. It may reach a point where
the Planning Commission and Council may decide to eliminate some of the
land from the park plan because the City will not be able to purchase it.
Mr. Ward stated that the City may not be able to purchase the entire acreage
due to the action of the federal government in withholding funds which had
been promised to the City because of the Vietnam war.
Mr. Wrightman stated that these park sites which are being proposed tonight
are being proposed on the basis of making up the difference of what we have
already designated and the 1200 acres. The Commission tonight is only
gathering information which will be used when we decide where the extra
land will be picked up, and anybody that has a valid reason for not having
a piece of land designated as park land will be heard.
There were no questions regarding 15 acres in Section 20.
Mr. Milton Holley, 14821 Farmington Road, in regard to the property being
designated in Section 21 stated that when property is so designated an
owner is not able to obtain a building permit for the property or to sell it.
He stated that he objects to the fact that if a citizen forgot to read the
paper he wouldn't have known that this petition was up tonight and that for
years every property owner within 500 feet of proposed rezoning was notified.
If property is taken from here a non-conforming use will be created because
less than half an acre will remain, and also a septic tank requires a half
acre.
Discussion was held regarding the widening of Farmington Road and proposed
crossovers.
Mr. Hull stated that technicalities of the law have been met by advertising
in the paper. Notice within 500 feet is not required.
Mr. Holley stated that he is not against parks but that he is against the
method being used to get them.
Mrs. Chandler stated that many people critized the park plan before because
there was not land designated and thought they should not approve the pur-
chase of something they could not see.
Mr. Dufour stated that when this original park site came to the vote of the
people there was 1200 acres on the plan. Since that time, due to the I-96
proposed freeway, the controversy regarding the Kenney property in Section 6
IL and other reasons for which some of the area designated had to be removed,
the plan did not amount to the 1200 acres and tonight we are trying to get
the 400 acres back on the park plan.
Walter Juras, 36039 Scone, questioned how many acres have been obtained.
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Mr. Dufour stated that we have negotiated for twenty acres and before any
of this land can be purchased consent from the federal government must be
obtained. The first series of bonds have been sold and we have consent
to negotiate.
Mr. Hull stated that the first package for 8C0 acres is still being handled
by the federal government.
Mr. Tent questioned Mr. Juras if he is asking that if we spend the $4.4
million and haven't purchased the 1200 acres would we have to go back before
the people again.
Mr. Juras replied, yes.
Mr. Tent stated, no, once the money is spent it is gone.
Two parcels in Section 24 were discussed.
A resident residing at 14171 Lyons, stated that he would like to compliment
the proposal for Section 24 and the Parks & Recreation Commission and the
Planning Commission for their part in this plan.
Mr. N. Goodnow, Attorney for Mr. Lewis Brooke, 14499 North Inkster Road,
stated that as a lawyer he knows the Planning Commission has pursued the
laws in connection with notice of this petition, and they have absolutely
no feeling that the law has been violated in this regard, and that he feels
thisshould be publicly stated. He stated that Mr. Brooke has resided here
for 30 years and that in fairness to Mr. Brooke he would like to bring to
the attention of the Planning Commission that if it could be possible in the
Commission's plan to install a golf course be done without taking all of
Mr. Brook's property because for all of his lite Mr. Brooke has had plans to
develop this property. Mr. Brooke has granted a public utility easement
which accommodates the drain and received nothing for it. When this was
done in 1961 it meant that if anything was to be done commercially there
would be a road down the center where the easement was. It became
obligatory for Mr. Brooke to sit on his property until settlement of the
land over the installed drain so that it would accommodate a drain to set
the stage for commercial development. This designation comes as a blow to
Mr. Brooke. Mr. Goodnow stated that he is very happy to hear that the
members of the Commission have not decided to vote this evening and that it
was publicly announced that it will be referred to a study committee because
there are several specific points that could be better taken up later in a
study committee. He stated he appreciates the Commission's cooperation and
decent attitude toward a citizen of this area for 30 years to the extent of
permitting him to retain some part of what he has regarded his retirement
plan.
Mr. Goodnow stated that the Commission may think that if they take Mr.
Brooke's land they will have to pay for it but he has a deep feeling about
this. He further stated, that when this property, is included, if you do
it in toto, it is going to be obvious, under Livonia's Master Plan, that it
will ultimately be taken and this starts the cancer of condemnation and
from that point on, by virtue of the publicity of the Master Plan no
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purchaser will ever come along and pay Mr. Brooke anything for this piece
of property because under the threat of condemnation he is just dead.
So, Mr. Goodnow stated, he sincerely requests that the Commission, in their
study, respond by being reasonable and fair to Mr. Brooke in the form
of taking just as little of his property as you can. For the record, Mr.
Goodnow stated, th-y are obliged to file a protest.
Mr. Walker questioned if Mr. Brooke knows specifically what his
development will be.
Mr. Goodnow stated that Mr. Brookeis here and he believed Mr. Brooke's
plan has been to either sell to a land developer or to participate in the
land development, and they would be less than frank if he did not state that
the highest and best use for this land is multiple family, but they know the
attitude, of the community on this subject. The result would be that it
is going to continue under its present zoning or of seeking multiple
zoning.
Mr. Walker questioned if he understood Mr. Goodnow to say that Mr. Brooke
would be open to a plan whereby the Commission could possibly consider
the partial use of his property with no objection from Mr. Brooke if it
4
could be worked satisfactorily with the Parks and Recreation Commission.
Mr. Goodnow stated that he would say that the Commission is addressing
themselves to a compromise and Mr. Goodnow presently feels that Mr.
Brooke would be more than happy to discuss, in behalf of himself, with
the Commission any thoughts along those lines.
Mr. Gayle Cook, 29225 Meadowlark, representing the Compton Village Civic
Association, stated that he is 100% in agreement with these two park sites,
and the possibility omultiple dwellings does not make him very happy.
The resident residing at 28241 Oakley, stated that he objects to this
petition.
There were no questions regarding the proposed sites in Sections 34, and 35.
Mr. Mike Foley, Vice-President of the Redford-Livonia Dad's Club (Mi.7-2277),
a non-profit Michigan Corporation which is sole owner of this property by
deeds or land contracts or options, stated that they have now expanded their
land holdings to include all the frontage on Inkster Road with the exception
of two parcels, and it now totals fourteen acres as opposed to ten. He
stated their intention was to provide some play space for the children of
St. Robert' s School , but they have had several meetings with representatives
of the high school committee and have received approval from the Chancellory
and they have agreed to buy the property from the Club. Mr. Foley stated
there will be a proposal before the Planning Commission for a coed school
to facilitate about 2000 students, 1200 of which will be from the Livonia
area. Because of these facts, Mr. Foley stated he feels the Commission
should find some other park site and that the use he proposes is much
better than a park site.
tej
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Mr, Pollock questioned what the total acreage would be for the high school
and if it involves the other acreage Mr. Duf our mentioned before.
Mr. Foley stated that the acreage would be 17 to 20 acres and the area
that Mr.. Dufour outlined would not accommodate this plan.
Mr. Walker questioned if Mr. Foley could get a sketch of the area that he
has in mind.
Mr. Foley replied that he had a plan tonight and that he will leave it
with the Commission]
There bing no one else present wishing to be heard regarding this petition
Mr. Walker stated it would be taken under advisement.
Mr. Wrightman announced the next item on the agenda is Petition 67-2-1-4 by
H. A. Hemminger requesting to rezone property located on the
south side of Plymouth Road approximately 600 feet east of
Milburn Avenue in Section 35 from C-2 to C-4.
Mr. H. A. Hemminger, petitioner, was present and stated that he is proposing
to construct a four-story Holiday Inn on this property and that the area
is west of the Wonderland Shopping Center,
Mr. Tent questioned if he is also contemplating a Gulf gas station.
Mr. Hemminger stated there is an existing waiver use for this.
Mr. Pollock questioned how deeply on the property will the four-story motel
project toward the houses on Hillcrest.
Mr. Hemminger stated that the plan will conform to his understanding of
the C-4 zoning district and submitted a plan for the Commissioners view.
Mr. Walker stated thir item would be taken under advisement.
Mr. Wrightman announced the next item on the agenda is Petition 67-2-1-3
by Donald G. Van Every, Van-Allen Builders, Inc. , requesting
to rezone property located on the west side of Middlebelt
approximately 660 feet north of Six Mile Road in the Southeast
1/4 of Section 11 from R1A to R-7.
Mr. Rodney Kropf, representing the petitioner, was present and stated that
the area covered by this petition is to the west of the cemetery; the area to
the north i3 ovmed by the County; the area to the west is single family
homes; the area to the south is commercial, and the property is adjacent
to a nursery. He stated this developi_.: .t will consist of approximately
96 units; 50 single and 36 two-bedroom units, and will rent for $175.00
to $200,00 a month. There is approximately 1 acre that will be dedicated
or reserved for a park area for the people that will use the proposed
development.
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Mr. Kropf submitted a site plan for the Commission and audience to view
showing a swimming pool and a garden court area and an architect's render-
ing showing the proposed apartments.
Mr. Tent questioned how closely the actual construction will come to the
architect's rendering.
Mr. Kropf stated that the architect who did these apartments will do the
development, and that they will erect a structure that will follow this
type of architectural scheme.
Mr. Hull stated that the Commission, generally speaking, has required some
public dedication of thoroughfares within a site, and a practical applica-
tion of that would be if this plan is at maxim'rm density the density would
have to be reduced.
Mr. Kropf stated that according to the present ordinance they are not at
maximum density.
Mr. Hull questioned if Mr. Kropf felt that he could have public dedication
within this site and still have the same quantity of units that the plan
shows.
Mr. Kropf stated that under the present ordinance they would be allowed
approximately 298,000 square feet and the plan sows they are using only
292,000 square feet. Mr. Kropf stated that the question of public dedication
of roadway, since it was brought up by the Commission, could be gone into
in detail if the matter is taken under advisement.
Mr. Hull stated there is a tremendous concentration of vehicles coming off
of one thoroughfare, and there is a disjointed means of vehicular ingress
and egress and circulation, and questioned Mr. Kropf as to how flexible he
is on revising the site plan.
Mr. Kropf stated that he is here initially to ask the Commission to rezone
this property and that the site plan will have to be approved by the
Commission. He stated that they are agreed to meeting and working with
the Commission to work out an acceptable plan.
Mr. Hull stated that it appears that Mr. Kropf has a proposal that is
in conflict with the flood plain study of the City.
Mr. Kropf advised that he realizes any plan submitted can be worked out.
Mr. Hull questioned if Mr. Kropf is willing to commit himself on the
bedroom distribution and on the square foot size per dwelling unit.
IL Mr. Kropf replied that they certainly want to use this property for
multiple and are willing to work with the Commission.
Mr. Hull stated the one-bedroom units are quite adequate in size 716 square
feet and the two-bedroom units at 1 ,040 square feet are also quite adequate;
can this proposal be considered on these size units.
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I
Mr. Kropf assured that they definitely committed themselves on the sizes
that Mr. Hull has here.
Mr. Hull questioned if they are flexible on their site plan.
Mr. Van every stated that a two-entrance arrangement was suggested by
their techician and that they will cooperate with the Commission site plan.
Mr. gilfred McKague, 17394 Louise, questioned that if the gulley is filled
up what will take care of drainage that comes from Louise.
Mr. Walker replied that this matter will be referred to the Engineering
Department as to whether they are satin.- '. ' with the existing location and
the treatment they want to use with relation to the proposed use of the
land.
Mr. Tent requested to know if this zoning change is approved would they
be willing to negotiate the deed restrictions that this structure would
be built even if some one else purchased it.
Mr. Kropf indicated he felt it is proper that they live up to their word.
Mr. Van Every stated that they ':ave not thought of selling this property,
but they would like to assure the Board that this development will be built
1!
exactly as it has been presented.
4
Mr. Kropf stated that they will enter into the restrictions that have been
suggested on the City's forms,
Mr. T7alker stated this item will be taken under advisement.
n
Mr. Wrightman announced the next item on the agenda is Petition67-2-2-3
by John F. Dooley, Attorney for Austin for Austin Oil
Corporation requesting to be granted a waiver use permit to
construct and operate a gasoline service station on property
located on the southwest corner of Levan and Plymouth Roads
in the forth 1/2 of Section 32.
Mr. John F. Dooley, Attorney for petitioner, was present and stated that
what he is asking tc do is to move a Gulf gas station from next to the
Howard Johnson restaurant to this location; the shape of Ann Arbor Trail
has made this location impr::.ctical. The property is being sold to the
Edward Hines Park "_otel and he stated he understood that business is goiing
to be expanded. Mr. Dooley stated that they plan to build a new gas
station on the soutb_west corner of Levan and Plymouth Road and there will
be no bays, no lubrication room and there will be no mechanical work done;
it will be 1s ed str ctly for the purpose of selling gasoline.
t,
Mr. Tent asked if this r.tation would be to facilitate the motel.
Mr. Dooley replied, yes.
Mr. Wrightman questioned what is the difference between a regular Gulf
station and an Austin gas station other than the bays; is there a difference
in the cost of ga,ol ine?
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Mr. Dooley stated, no, the Gulf Oil Company itself does not build any gas
stations; the Austin Oil Company is a commissioned distributor of Gulf
products. •
Mr. Pollock questioned if it will be similar to the Clark distribution
station at Merriman and Plymouth?
Mr. Dooley replied that he t',r2'.ght it would look very much like that, but
that another gas station is not being added in Livonia; they are only taking
one from an impractical location and putting it on a corner where it will be
a practical operation and facilitate the operation of the motel.
Mrs. Chandler requested to know is there is a gas station across the street.
Mr. Dooley advised yes, there is and the next closest is Wayne Road. He
stated they comply with all the requirements of the Ordinance. Mr. Dooley
submitted a paper containing signatures of five persons who do not object
to this petition to the Commission.
Mr. Tent asked if we have received a report from the Police Department relative
to traffic generation on this petition.
Mr. Hull stated that the Police Department has stated that this is a high
accident corner.
Mr. Walker stated that the Fire Department indicated there have been letters
submitted on right-of-way and that Mr. Dooley's client has agreed to give
dedication.
Mr.. Dooley stated, that is correct.
Mt'. Walker questioned the availabf{ , '.y of sanitary sewer on the property.
Mr. Dooley stated frankly that he did not know if there is a sanitary sewer
but if there isn't they will have to figure out some way to get it and that
this is their risk and they will take care of it.
Mr. Walker stated this item will be taken under advisement.
Mr. Wrightman stated the next item on the agenda is Petition 67-2-2-4 by
Don Pelzar requesting to be granted a waiver use permit for
the outdoor storage and sale of fireplace wood on property
located on the west side of Iiiddlebelt Road, approximately
375 feet north of Six Mile Road in Section 11.
Mr. Don Pelzer was present and stated he has been at this location for six
or seven years.
Mr. Walker stioned if he has ever been approached by the Fire Department
regarding the standards for this type of use.
Mr. Pelzer replied, no, that they have alwa:n kept the property clean.
Mr. Tent questioned if this is the first time a permit has been required.
5074
Mr. Pelzer stated that this is the first time he has been aware of the need
for a permit. He stated that he had had a market at Six Mile and Middlebelt
and had a permit for that, but did not know one was needed for this.
Mr. Tent stated he believed the requirement is to have the wood stacked.
Mr. Pelzer replied that this would be extra handling and means more labor,
which is costly. He stated that nobody has bothered him and that he is going
to fence it in because too much of it walks away.
Mr. Moser questioned how long Mr. Pelzer plans to use this site for this use.
Mr. Pelzer stated for a long time -- that it will be a permanent type business
until he plans to retire.
Mr. Walker stated this item will be taken under advisement,
Mr. Wrightman announced the next item on the agenda is Petition 67-2-2-5 by
John Hacker for Calvary United Missionary Church requesting to
be granted a waiver use permit to build a church on property
located on the north side of Six Mile Rcsd, approximately 990
feet west of Middlebelt Road in the Southeast 1/4 of Section 11.
Mr. David Coleman, representing the church, stated that in asking the approval
of this Commission they realize that the church is a permissive use but that
it also requires the Commission's approval, lie stated they have resumed to
complete the plcrs and have filed them with the Conuission. The church
presently is located on Outer Drive has been sold and the premisis must be
vacated this year. Mr. Coleman showed an actual rendering of what the Church
will be like and which conforms to the plans on file with the Commission.
Mr. Coleman stated that in addition to land costs this building will cost
approximately $200,000; that it is felt it will improve the area and that it
is the best use for this land. He stated that 2.57 acres gives them adequate
parking and ingress and egress had been provided for on Louise.
Mr. Tent questioned how large the congregation is.
Mr. John Hacker, the petitioner, stated the congregation is about 150 people
now but about 300 is anticipated, and that the auditorium will have a seating
capacity of 300.
Mr. Pollock stated that he noticed something in the plan that he would like to
bring to the petitioner's attention, that being the east and est elevations
on which block is being used above the brick. Mr. Pollock stated that the
Commission tries to encourage the most aesthetic type of buildings possible
and that he questions this from the a:sthetic point of view.
Mr. Hacker stated that all the visible walls on the east and west will be
brick and that the inside of the court are brick.
d
Mr. Case, Case Construction Company, stated that the east and west walls will
show brick from the street.
Mr. Walker stated this item will be taken under aev,.^ement,
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On a motion duly made by Mr. Ward, seconded by Mr. Tent, and unanimously
adopted, it was.
#3-29-67 RESOLVED that the City Plahning Commission does hereby adjourn the
public hearing held on Tuesday, March 14, 1967, at approximately
11: 50 p.m.
Mr. Walker, Chairman, called the 234th Special Meeting to order at approximate-
ly 11: 51 p.m. with approximately 20 interested persons in the audience.
Mr. Wrightman announced that the first item on the agenda is Petition
67-2-7-1 by the City Planning Commission on its own motion to
determine whether or not to amend Part V of the Master Plan of the
City of Livonia, the Master School and Park Plan, so as to provide for
the incorporation of 427.78 additional acres.
Mr. Walker stated that this item will be taken under advisement.
Mr. Wrightman announced that the next item on the agenda is Petition 67-2-1-4
by H. A. Hemminger requesting to rezone property located on the south
ILside of Plymouth Road approximately 600 feet east of Milburn Avenue
in Section 35 from C-2 to C-4.
Mr. Walker stated this item will be taken under advisement.
Mr. Wrightman announced that the next item on the agenda is Petition 67-2-1-3
by Donald G. Van Every, Van-Allen Builders, Inc. requesting to rezone
property located on the west side of Middlebelt approximately 660 feet
north of Six Mile Road in the Southeast 1/4 of Section 11 from RIA to
R-7.
Mr. Walker stated that this item will be taken under advisement.
Mr. Wrightman announced the next item on the agenda is Petition 67-2-2-3
by John F. Dooley, Attorney for Austin Oil Corporation, requesting to
be granted a waiver use permit to construct and operate a gasoline
service station on property located on the southwest corner of Levan
and Plymouth.
Upon a motion duly made by Myra Chandler and seconded by Mr. Moser, it was.
#3-30-67 RESOLVED that, pursuant to a public hearing having been held on
March 14, 1967 on Petition 67-2-2-3 as submitted by John F. Dooley,
Attorney for Austin Oil Corporation, requesting to be granted a
waiver use permit to construct and operate a gasoline service
station on property locatted on the southwest corner of Levan and
t44 Plymouth Roads in the North 1/2 of Section 32, the City Planning
Commission does hereby recommend to the City Council that
Petition 67-2-2-3 be approved for the following reason:
5076
(1) This proposed use is replacing an existing use within the
area so it will not substantially contribute to the congestion
of the general area.
FURTHER RESOLVED, notice of the above public 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: Tent, Wrightman, Moser, Walker, Pollock, Chandler
NAYS: Ward, Heusted
ABSENT: Singer
Mr. Walker, Chairman, declared the motion carried and the foregoing resolution
is adopted.
Mr. Wrightman, announced the next item on the agenda is Petition 67-2-2-4 by
Don Pelzer requesting to be granted a waiver use permit for the
outdoor storage and sale of fireplace wood on property located on
the west side of Middlebelt Road, approximately 375 feet north of Six
Mile Road in Section 11.
Upon a motion duly made by Mr. Ward, seconded by Mr. Wrightman, and
unanimously adopted, it was
#3-31-67 RESOLVED that, pursuant to a public hearing having been held
on March 14, 1967 on Petition 67-2-2-4 as submitted by Don Pelzer
requesting to be granted a waiver use permit for the outdoor
storage and sale of fireplace wood on property located on the
west side of Middlebelt Road, approximately 375 feet north of Six
Mile Road in Section 11 , the City Planning Commission does hereby
recommend to the City Council that Petition 67-2-2-4 be approved
for a period of three (3) years providing this material is stored
according to the Fire Department requirements which would specify
size of piles and accessible roadways between piles.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Tent, Wrightman, Moser, Walker, Pollock, Ward, Heusted, Chandler
NAYS: None
ABS ENT: Singer
Mr. Walker, Chairman, declared the motion is carried and the foregoing reso-
lution is adopted.
Mr. Wrightman, announced the next item on the Agenda is Petition 67-2-2-5
by John Hacker for Calvary United Missionary Church requesting to
be granted a waiver use permit to build a church on property located
on the north side of Six Mile Road, approximately 990 feet west of
Middlebelt Road in the Southeast 1/4 of Section 11 .
Mr. Walker questioned if the petitioner is actually in need of expediency
on' this petition.
5077
10 44 Mr. Hacker replied, yes, and that anything the Commission can do will be
4 appreciated, He stated that they have even gone to the expense of erecting
a work office there and can't use it until they obtain a permit.
Upon a motion duly made by Mr4 Ward, seconded by Mr. Wrightman, and
unanimously adopted, it was
#3-32-67 RESOLVED that, pursuant to a public hearing having been held
on March 14, 1967 on Petition 67-2-2-5 as submitted by John
Hacker for Calvary United Missionary Church requesting to be
granted a waiver use permit to build a church on property
located on the north side of Six Mile Road, approximately 990
feet west of Middlebelt Road in the Southeast 1/4 of Section
11, the City Planning Commission does hereby recommend to the
City Council that Petition 67-2-2-5 be granted based on the
Architect's Plan (#66-027, dated 11/3/66) which was submitted
by the petitioner to the Planning Commission on March 14, 1967,
and approved, for the following reasons:
(1) It is in an area where it will not conflict with an
existing residential neighborhood.
(2) Traffic will have ingress and egress to, or in close
proximity to, a mile road which is capable of handling
additional volumes of traffic.
(3) The site is large enough to accommodate this intended
facility.
FURTHER RESOLVED, notice of the above public 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 : Tent, Wrightman, Moser, Walker, Pollock, Ward, Heusted, .
Chandler
NAYS : None
ABS ENT: Singer
Mr. Walker; Chairman, declared the Lotion is carried and the foregoing
resolution is adopted.
•
Mr. Wrightman announced the next item on the agenda is Petition 66-11-2-20
by Marathon Oil Company requesting to be granted a waiver use
permit to construct a service station on a portion of property
located on the northwest corner of Seven Mile Road and Newburgh
in Section 6,
Mr. Walker. Chairman, announced this item will be taken under advisement.
IL
5078
I: Mr. Wrightman announced the next item on the agenda is Petition 66-12-2-25
by Recreational Equipment Co,, d/b/a Campers Paradise,
requesting to be granted a waiver use permit to display, rent
and/or sell camping and travelling trailers at the northeast
corner of Plymouth Road and Camden in Section 25,
Upon a motion duly made by Mr, Pollock and seconded by Mr. Ward, it was
#3-33-67 RESOLVED that, pursuant to a public hearing having been held
on February 14, 1967 on Petition 66-12-2-25 as submitted by
Recreational 'Equipment Co., d/b/a Campers Paradise, requesting
to be granted a waiver use permit to display, rent and/or sell
camping and travelling trailers at the northeast corner of
Plymouth Road and Camden in Section 25, the City Planning
Commission does hereby recommend to the City Council that
Petition 66-12-2-25 be approved for the following reasons:
(1) It is a logical adjunct to the commercial activity
carried on within the principal structure.
(2) It will not adversely effect the surrounding area.
Mrs. Chandler stated that the Commission had requested a site plan but so
far have not seen one,
Mr. Wrightman questioned how many trailers will the petitioner have on display.
4
Mr. Schneider stated that the maximum will be 15 to 20.
Mr. Wrightman asked if the property will be fenced.
Mr. Schneider replied, yes, and lighting will be furnished by Edison. He
advised the Commissioners that he has a nursery to put in trees and that
they want as much a park setting as possible.
Mr. Walker questioned what was Mr. Tartoni's feeling on dedication of right-
of-way.
Mr. Schneider stated that Mr. Tartoni has no objection to the dedication.
Mr. Walker stated that the Commission had requested that Mr. Tartoni write
a letter to that effect.
Mr. Schneider stated that he is sure he will.
Mr. Tent questioned if the property will ever be used for storage of trailers
only.
Mr. Schneider replied, no.
Mr. Hull advised the Commission that the Ordinance is not written that way.
5079
A roll call vote on the foregoing resolution resulted in the following:
AYES: Tent, Moser, Walker, Pollock, Ward, Heusted
NAYS: None
ABSTAIN: Wrightman, Chandler
Mr, Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted,
Mr. Wrightman announced the next item on the agenda is a request dated
February 15, 1967 from Harry Slatkin Builders, Inc., for approval
to split Country Homes Estates Subdivision No. 3 into two
separate subdivisions; namely, Country Homes Estates Subdivision
No. 3 and Country Homes Estates Subdivision No. 4.
Mr. Pollock expressed a concern about the park area involved on this split.
Mr. Verne Schrader, representing the petitioner, stated that a letter has
been submitted to the Commission dated February 15. 1967, regarding the
park area if the Subdivision split is approved.
Mr. Pollock 'questioned if the northern half of the area is sold will the
park area be maintained as platted.
Mr, Schrader stated, yes, they are willing to dedicate this area on a
metes and bounds basis.
Mr. Hull stated that it would be his opinion that it is in the hands of the
Commission to enfor a the requirement that if the northern half is sold the
new owner conform to the plat relative to park lands.
Upon a motion made by M . Ward, seconded by Mr. Pollock, and unanimously
adopted, it was
#3-34-67 RESOLVED that, pursuant to the request dated February 15, 1967
from Harry Slatkin Builders, Inc., for approval to split Countty
Homes Estates Subdivision No. 3 into two separate subdivisions;
namely Country Homes Estates Subdivision No. 3 and Country Homes
Estates Subdivision No, 4, the City Planning Commission does
hereby recommend to the City Council that the above request be
granted subject to the overall development being platted as
originally approved by Planning Commission Resolution #3-57-67
duly adopted at the 179th Regular Meeting held on March 29, 1966.
A roll call vote on the foregoing resolution resulted in the following:
AYES : Moser, Walker, Pollock, Ward, Heusted, Chandler, Tent,
Wr ghtmen
NAYS : None
ABSENT: S inger
Mr. Walker, Chairman,: declared the motion is carried and the foregoing
resolution is adopted,
5080
Mr. Wrightman announced the next item on the agenda is a one-year extension
of the preliminary plat for Country Homes Estates Subdivision
No, 3, (now Subdivisions No. 3 and No.4).
Upon a motion made by Mr. Ward, seconded by Mr. Tent, and unanimously
adopted it was
#3-35-67 RESOLVED that a one year extension on Country Homes Estates
Subdivision No. 3 (now Country Homes Estates Subdivision
No, 3 and Country Homes Estates Subdivision No. 4 located in
the Southeast 1/4 of Section 8 be granted subject to the overall
development being platted as or, ginally approved by Planning
C- nmission Resolution :#3-57-67 duly adopted at the 179th
Regular Meeting held on March 29, 1966, for the following
reasons:
(1) The calib:c. and quality of the subdivision has not changed
(2) The development has been held up because of general
economic conditions
A roll call vote on the foregoing resolution resulted in the following:
AYES : Pollock, Ward, Heusted, Chandler, Tent, Wrightman,
Moser, Walker
NAYS : None
J.PSE1 T: Singer
Mr, Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted,
Mr. Wrightman announced the next item on the agenda is a request dated
February 20, 1967 from A. W. Miller requesting a one year
extension of Curries Court Industrial Subdivision located
in the Northwest 1/4 of Section 29,
Upon a motion made by Mr. Ward, seconded by Mr. Heusted, and unanimously
adopted, it was
#3-36-67 RESOLVED that, pursuant to a request dated February 20, 1967
from A. W. Miller for a one-year extension on Currie Court
Industrial Subdivision located in the Northwest 1/4 of Section
29, the City Planning Commission does hereby grant said request
for the following reasons:
(1) It is in the City's best interest to create an
industrial subdivision in this location.
(2) The subdivision, as originally approved, is of
sufficient calibre to again receive our approval.
A roll call vc+e on the foregoing resolution resulted in the following:
5081
AYES: Ward, Heusted, Chandler, Tent, Wrightman, Moser, Walker,
Pollock
NAYS: None
ABSENT: Singer
Mr,. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Wrightman announced the next item on the agenda is a request dated
February 8, 1967 from Bernard Schrott & Co. requesting a one-
year extension on Stark Gardens Subdivision located in the
Southwest 1/4 of Section 21.
Upon a motion made by Mr. Ward, seconded by Mr.. Wrightman„and unanimously
adopted it was
#3-37-67 RESOLVED that, pursuant to a request from Bernard Schrott & Co.
dated February 8, 1967 for a one-year extension on Stark Gardens
Subdivision located in the Southwest 1/4 of Section 21, the
City Planning Commission does hereby grant said request for the
following reasons:
(1) Economic conditions caused the delay in development of this
subdivision
A roll call vote on the foregoing resolution resulted in the following:
AYES: Heusted, Chandler, Tent, Wrightman, Moser, Walker, Pollock,
Ward
NAYS: None
ABSENT: Singer
Mr. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Wrightman announced the next item on the agenda is a request dated
February 14, 1967 from Rodney Kropf for preliminay plat approval
of Canbros-Buckingham Subdivision located in the Southeast 1/4 of
Section 24.
Mr. Kropf, representing two or three individual investors who have an interest
in this shopping center, was present and stated that this center has been
erected for several years but has never been platted.
Mr. Walker stated this item will be taken under advisement.
Mr. Wrightman announced the next item on the agenda is a request dated
March 14, 1967 from L. R. Schrader for a one-year extension of the
preliminary plat for Judson Gardens Subdivision No. 2 located
in the Northeast 1/4 of Section 17.
Upon a motion made by Mr. Wrightman, seconded by Mr. Ward, and unanimously
adopted, it was
1
5082
#3-38-67 RESOLVED that, pursuant to a request dated March 14, 1967 from
Ll R. Schrader, the City Planning Commission does hereby grant
a one-year extension of the preliminary plat:for Judson Gardens
Subdivision No. 2 located in the Northeast 1/4 of Section 171
A roll call vote on the foregoing resolution resulted in the followings
AYES : Chandler, Tent, Moser, Pollock„ Ward, Heustedy Walkery
Wrightman
NAYS : None
ABSENT: Singer
Mr. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted4
Mr. Wrightman announced the next item on the agenda is a request dated
March 14, 1967 from L. R. Schrader for approval to split Judson
Gardens Subdivision No. 2 into two subdivisions.
On a motion made by Mr. Ward, seconded by Mr. Wrightman, and unanimously
adopted, it was
#3-39-67 RESOLVED that, pursuant to a request dated March 14, 1967 from
L. R. Scbrader requesting approval to split Judson Gardens Sub-
division No. 2 into two subdivisions, the City Planning Commission
does hereby approve said request; the lots having frontage of
Levan Road remaining as Judson Gardens Subdivision No.2, and the
balance of the lots within the original preliminary plat being
retitled to Judson Gardens Subdivision No. 4, for the following
reason:
(1) When subdivisions are split it is necessary to rename them
A roll call vote on the foregoing resolution resulted in the following:
AYES : Tent, Moser, Pollock, Ward, Heusted, Walker, Wrightman,
Chandler,
NAYS: None
ABS ENT: Singer
Mr. Walker, Chairman, declared the motion is carried and the foregoing
'resolution is adopted.
Mr. Wrightman announced the next item on the agenda is a request dated
Marsh 14, 1967 from L. R. Schrader requesting approval to rename
that portion of Judson Gardens Subdivision not included in the
final approval given in Planning Commission Resolution #11-169a-66
to Judson Gardens Subdivision No. 3.
Upon a motion made by Mr. Ward, seconded by Mr. Tent, and unanimously adopted,
it was
#3-40-67 RESOLVED that, pursuant to a request dated March 14, 1967 from
L. R. Schrader the City Planning Commission does hereby approve
the renaming of that portion of Judson Gardens Subdivision not
5083
included in the final approval given in Planning Commission
Resolution #1-15-67 to Judson Gardens Subdivision No. 3 for
the following reason:
(1) When subdivisions are split it is necessary to rename them.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Moser, Pollock Ward, Heusted, Walker, Wrightman, Chandler,
Tent
NAYS: None
ABSENT: Singer
Mr. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
•
Mr. Wrightman announced the next item on the agenda is a request dated
March 14, 1967 from L. R. Schrader requesting approval to
rename that portion of Renwick Park Subdivision not included in
the final approval given in Planning Commission Resolution
#1-16-67 to Renwick Park Subdivision No. 2.
Upon a motion duly made by Mr. Ward, seconded by Mr. Wrightman, and unanimously
adopted, it was
4
#3-41-67 RESOLVED that, pursuant to a request dated March 14, 1967 from
L. R. Schrader, the City Planning Commission does hereby approve
the renaming of that portion of Renwick Park Subdivision not
included in the final approval given in Planning Commission
Resolution #1-16-67, to Renwick Park Subdivision No. 2.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Moser, Pollock, Ward, Heusted, Walker, Wrightman, Chandler,
Tent
NAYS: None
ABSENT: Singer
Mr. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
Mr. Wrightman announced the next item on the agenda is a motion by the
Planning Commission to rescind Resolution #5-79-66 which granted
approval of a waiver use to H. A. Hemminger to construct a two-
story, 120 unit motel on property located on the south side of
Plymouth Road approximately 2,136 feet west of Middlebelt Road
in Section 35.
Mr. H. A. Hemminger was present and stated that he has no objection to the
rescinding of the waiver use but would like to have it held in abeyance
until he has received the C-4 zoning which he is presently requesting in
Petition 67-2-1-4.
Mr. Walker stated this item will be taken under advisement.
• 5084
IL Upon a motion duly made by Mr. Ward, seconded by Mr. Moser, and unanimously
adopted it was
#3-42-67 RESOLVED that, pursuant to the provisions of Act 205 of the
Public Acts of Michigan, 1931, as amended and a request from
the Industrial Coordinator dated 2/17/67, the City Planning
Commission does hereby establish and order that a public hearing
be held to determine whether or not to amend the Master Thorough-
fare Plan, Part I of the Master Plan of the City of Livonia,
by deleting the proposed 86 foot thoroughfare through the north
1/2 of Section 26, 27, 28 and 29.
IT IS FURTHER RESOLVED, that notice of time and place of said
public hearing be published in a newspaper of general circula-
tion 'n the City of Livonia and that a notice by registered
mail be sent to each public utility and railroad within the
City of Livonia in accordance with the provisions of Act 207
of the Public Acts of Michigan of 1921, as amended.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ward, Heusted, Walker, Wrightman, Chandler, Tent, Moser,
Pollock
NAYS: None i
ABSENT: Singer
40
IL Mr. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
Upon a motion duly made by Mr. Ward, seconded by Mr. Moser, and unanimously
. adopted it was
#3-43-67 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, on its own motion does
hereby establish and order that a public hearing be beld to
determine whether or not to rezone the following described
property:
That part of the N.E. 1/4 of Section 14, T. 1 S. , R. 9 E. , City
of Livonia, Wayne County, Michigan described as beginning at
a point distant S. 1° 29' W. along the east line of said Section
14, 350 feet and N. 88° 26' 50" W. 180.13 feet from the N.E.
corner of Section 14 and proceeding thence N. 88° 26' 50" W.
80 feet; thence N. 1° 10' 40" E. 140 feet; thence S. 88° 26' 50"
E. 80 feet; thence S. 1° -10' 40" W. 140 feet to the point of
beginning.
from RUFA to C-2. The property requested to be rezoned is located
approximately 200 feet south of Six Mile Road and approximately
180 feet west of Middlebelt Road in the Northeast 1/4 of Section
14.
FURTHER RESOLVED, that a hearing be held and notice be given
as provided in Section 23,01 of the Zoning Ordinance, Ordinance
No. 543 of the City of Livonia and that there shall be a report
5085
IL submitted and recommendation thereon to the City Council.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ward, Heusted, Walker, Wrightman, Chandler, Tent, Moser,
Pollock
NAYS: None
ABSENT: Singer
Mr. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adoped.
Upon a motion duly made by Mr: Ward, seconded by Mr. Moser, and unanimously
adopted it was
#3-44-67 RESOLVED that the City of L4.vonia City Planning Commission does
hereby rescind Resolution #1-13-67 adopted at the meeting held
by the City Planning Commission on January 17, 1967, which
resolution establishes that a public hearing be held by the
City Planning Commission for the purpose of determining whether
or not to adopt a fee schedule for the C-4 Zoning District
Regulations; and
FURTHER RESOLVED that, pursuant to Section 23.01 of the Zoning
Ordinance of the City of Livonia, Ordinance No. 543, as amended,
the City Planning Commission, pursuant to Council Resolution
No. 144-67, does hereby establish and order that a Public Hearing
a be held to determine whether or not to amend Section 23.03 of
Ordinance No.543, so as to provide therein the fees required
for amendment applications requesting rezoning of property to
the C-4, P.O. and R-8 Zoning Districts;
IT IS FURTHER RESOLVED that a hearing be held and that notice be
given as provided in Section 23.01 of the Zoning Ordinance,
Ordinance No. 543, 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: Ward, Wrightman, Moser, Heusted, Tent, Pollock, Chandler,
Walker
NAYS: None
ABSENT: Singer
Mr. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
Upon a motion duly made by Mr. Ward, seconded by Mr. Mose, and unanimously
adopted it was
i #3-45-67 RESOLVED that, pursuant to Section 23.01 of the Zoning Ordiaoace
of the City of Livonia, Ordinance No. 543, as amended, the
City Planning Commission on its own motion does hereby
establish and order that a public hearing be held to determine
whether or not to amend carious sections of Ordinance No. 543,
the Zoning Ordinance.
5086
A roll call vote on the foregoing resolution resulted in the following:
4`
AYES: Ward, Wrightman, Moser, Heusted, Tent, Pollock, Chandler,
Walker
NAYS: None
ABSENT: Singer
Mr. Walker, Chairman, declared the motion is carried and the foregoing
resolution is adopted.
•
la a motion duly made by Mr. Ward, seconded by Mr. Wrightman, and unanimously
adopted it was
#3-46-67 RESOLVED that the minutes of the City Planning Commission
meetings held on January 17, 1967 and January 31, 1967 are
hereby approved.
Mr. Walker, Chairman, declared the motion is carried and the resolution
is adopted.
On a motion by Mr. Pollock, seconded by Mr. Wrightman, and unanimously
adopted, the City Planning Commisision adjourned its 234th Special Meeting
held on March 14, 1967 at approximately 12:30 a.m.
CITY PLANNING COMMISSION
Harry Wri tmac, cretary
Attest:
"f"'f-f& aj,2".%)
Charles W. Walker, Chairman