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HomeMy WebLinkAboutPLANNING MINUTES 1981-07-07 7493 • MINUTES OF THE 414th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY • PLANNING COMr4ISSION OF THE CITY. OF LIVONIA 9 Tuesday, July 7, 1981, the City Planning Commission of the City of Livonia, held its 414th ular Meeting and Public Hearings in the Livonia City Hall, 33001 Five Mile Road, Livonia, clilgan. Mr..1Saniel R. Andrew, Chairman, called the Regular Meeting and Public Hearings to order at 8:05 with.approximately 12 interested people in the audience. MEMBERS PRESENT: R. Lee Morrow Joseph Falk Judith Scurto Daniel R. Andrew Sue Sobolewski Jerome Zimmer *Donna Naidow MEMBERS ABSENT: Herman Kluver Don Vyhnalek *Ms. Donna Naidow, newly appointed Commissioner, will be confirmed by the Council at their next• regular meeting on July 8, 1981. After that she will partake in the voting. Messrs. John J. Nagy, City Planning Director; H G Shane, Assistant City Planning Director; and Ralph H. Bakewell, Planner IV, were also present. Mr.•Andrew then intormed the audience that if a petition on tonight 's agenda involves a rezoning request, this Commission only makes a recommendation to the City Council, who in turn will then hold their own Public Hearing and decide the question. If a petition involves a waiver use request, and the petition is denied by the Planning Commission, the titioner then has ten days in which to appeal for relief. Otherwise the petition is .rminated. i . Falk, Secretary, announced the first item on the agenda is Petition 81-6-2-11 by Quik Pik Store requesting waiver use approval to utilize an SDD License in connection with an existing business located on the east side of Middlebelt Road between Clarita and Pickford in the Northwest 1/4 of Section 12. Mr. Bakewell: We have a letter from the Engineering Division by Gary Clarke. Harold Mercer, Quik Pik Rep. 18790 Middlebelt We request an SDD license for all of our stores. We have 59 stores in the metro Detroit area. Three are in Livonia. Onethird of them have SDD licenses. We feel we have the experience to operate a successful business with the SDD license. One of our stores in Livonia currently has an SDD license. Mr. Andrew: What store in Livonia has an SDD license? Mr. Mercer: The store is at Ann Arbor Road near Hix (west). Mr. Andrew: How long has this store been opened? Mr. Mercer: We have been open for 16 months. Mr. Zimmer: Is this a successful location? . Mercer: It improving. We are hoping it will get better. • Zimmer: What are your hours of operation? • Mercer: 7 a.m. until midnight. 7494 Mr. Zimmer: Will they change with an SDD license? j. Mercer;1! No. 4 . dimmer: Are you open / days. Mercer: Yes. Mr. Andrew: At what point in time do you consider a store successful? . Mr. Mercer: That varies with each location. Some are successful from the time they kick off. We have been struggling with the inner City of Livonia. • We have a 15 year lease at this location. Mrs. Scurto: Where is the next SDD license at the Ann Arbor Road and Hix Store? Mr. Mercer: I do not know. Mrs. Scurto: There is one at Plymouth and Levan. Mr. Nagy: The Cunningham's at Ann Arbor Road and Ann Arbor Trail has an SDD. There was no one else present wishing to be heard regarding this petition. Mr. Andrew, Chairman, declared the public hearing on this item closed. Mr. Zimmer: What is the status of the SDD license of the store across the street? i. Nagy: It came before the Council a week ago at a study meeting. It will be heard tomorrow night at the regular meeting. Zimmer: I have difficulty seeing this as a legitimate proposal in this area. In the other location it was across a mile road and that was a consideration • in approving the previous petition. Mr. Andrew: We have a limited number of SDD licenses left in Livonia. I am not convinced we need another one at Seven Mile and Middlebelt. On a motion duly made by Mrs. Scurto, seconded by Mr. Zimmer and unanimously adopted, it was #7-112-81 RESOLVED that, pursuant to a Public Hearing having been held on July 7, 1981 on Petition 81-6-2-11 by Quik Pik Store requesting waiver use approval to utilize an SDD License in connection with an existing business located on the east side of Middlebelt Road between Clarita and Pickford in the Northwest 1/4 of Section 12, the City Planning Commission does hereby recommend to the City Council that Petition 81-6-2-11 be denied for the following reasons: (1) The petitioner has failed to affirmatively show that the proposed use is in compliance with the waiver use standards and requirements set forth in Section 10.03 and 19.06 of the Zoning Ordinance #543, as amended. (2) The proposed use is contrary to the spirit and intent of the Zoning Ordinance which, among other things, is to promote and encourage a balance and 11 . appropriate mix of uses and not over saturate an area with similar type uses as is proposed. of (3) The location / the proposed use and its nature and intensity will be such that traffic to and from the site will unduly conflict with and add to the traffic congestion already present along this section of Middlebelt Road and Clarita Ave. • • • 7495 FURTHER RESOLVED that, 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. I . Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. `. Falk announced the next item on the agenda is Petition 81-6-7-4 by the. City Planning Commission to amend Part V of the Master Plan of the City of Livonia, the • Master School and Park Plan, by deleting property located on the north side of Seven Mile Road between Farmington Road and Norwich in the Southeast 1/4 of Section 4. There was no one present wishing to be heard regarding this petition. Mr. Andrew, Chairman, declared the public hearing closed on Petition 81-6-7-4. On a'motion duly made by Mr. Morrow, seconed by Mr. Falk and unanimously adopted, it was #7-113-81 RESOLVED that, pursuant to the pro7isions of Act 285 of the Public Acts of Michigan; 1931, as amended, the City Planning Commission of the City of Livonia, having duly held a Public Hearing on July 7, 1981 for the purpose of amending Part V of the Master Plan of the City of Livnnia, entitled "The Master School and Park Plan", the same is hereby amended so as to delete property located on the north side of Seven Mile Road between Farmington Road and Norwich in the Southeast 1/4 of Section 4. for the following reasons: IL (1) Subject property is no longer planned to function as a public recreation facility. (2) The subject land is for sale and will no longer be owned by the City of Livonia. • AND, having given proper notice of such hearing as required by Act 285 of the • Public Acts of Michigan, 1931, as amended, the City Planning Commission does hereby adopt said amendment as part of the Master School and Park Plan of the City of Livonia which is incorporated herein by reference, the same having been adopted by resolution of the City Planning Commission with all amendments thereto and further that this amendment shall be filed with the City Council, City Clerk and the City Planning Commission and a certified copy shall also be forwarded to the Register of Deeds for the County of Wayne for recording. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Petition 81-6-7-5 by the City Planning Commission to amend Part VII of the Master Plan of the City of Livonia, the Future Land Use Plan, by changing the designation of property located on the north side of Seven Mile Road between Farmington Road and Norwich in the Southeast • 1/4 of Section 4, from Community Service to Professional Office. • be There was one wishing to/heard regarding this petition. ' . Andrew, Chairman, declared the public hearing on Petition 81-6-7-5 closed. 4 a motion duly made by Mrs. Sobolewski, seconded by Mr. Zimmer, and unanimously adopted, ;,bas • 7496 • #7-114-81 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 1: Livonia, having duly held a Public Hearing on July 7, 1981, for the purpose of amending Part VII of the Master Plan of the City of Livonia, entitled "The Future Land Use Plan", the same is hereby amended so as to change the designation of property located on the north side of Seven Mile Road between Farmington Road • and Norwich in the Southeast 1/4 of Section 4, from Community Service to Office. for the following reasons: . (1) The City Plans to sell subject property and accordingly, it will no longer function as a publicly owned recreation facility. (2) The most appropriate future use of subject property is for general office purposes to act as a buffer or transition area between commercial land uses and residential land uses. AND, having given proper notice of such hearing as required by Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission does hereby adopt said amendment as part of the Master School and Park Plan of the City of Livonia which is incorporated herein by reference, the same having been adopted by resolution of the City Planning Commission with the City Council, City Clerk and the City Planning Commission and a certified copy shall also be • forwarded to the Register of Deeds for the County of Wayne for recording. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. 'a t. Falk announced the next item on the agenda is Petition 81-6-2-12 by Windmill Farm Market requesting waiver use approval to utilize an SDD License in connection with an existing business located on the north side of Plymouth Road between Wayne Road and Priscilla Lane in the South 1/2 of Section 28. Mr. Nagy: We have a letter from the Engineering Department. Mr. Anusbigian: We realize there are two other SDD licenses in the area. Some people 34800 Plymouth might not feel comfortable going into a liquor store to buy liquor. Mrs. Scurto: How many parking spots do you have? Mr. Anusbigian: Approximately 50. Mr. Andrew: How long have you been here? Mr. Anusbigian: Since November, 1980. We are doing very well. We recently acquired an SDM license. We have basically produce and a deli. Mr. Andrew: I don't see the relation or need for liquor in a produce market. Mr. Anusbigian: My father owns a produce market at Michigan and Oakman. West Point Fruit Market. Since he has acquired a liquor license he has become very successful. . Andrew: What are your hours of operation? t . Anusbigian: 7 a.m. until 9 p.m. and 7 a.m. until 6 p.m. on Sunday. •Zimmer Do you have other retail businesses? Anusbigian: No. We have been involved.in my father's stores for many years. He had a liquor store at Nine Mile and Middlebelt. He has had other stores • 7497 Mr. Zimmer: I have been in your store a number of times. In some cases the liquor store across the road would not attract some people but the Cunningham's would. 4 • . Falk: This is only 400 feet from the other SDD license. I would have difficulty approving this gentleman. I feel the area is saturated already with the same kind of business. I wish you were here sooner. oe' Vanwo: 12066 Boston Post Rd: I am president of our civic association. We already had a meeting prior to this petition regarding the one across the street. We expressed opposition to that one but apparently he got an SDD license anyway as long as he paved the parking area and put some trees in. Windmill is a nice store. We welcome it into the neighborhood. We have enough liquor stores now. We have Bonanza, Cunningham, party store across the • street, and two beer gardens all within a half mile from this place. We don't need anymore restaurants or SDD licenses along Plymouth Road. I suggest you change the name of Plymouth Road to fpod and alcohol road. Mr. Jones: The traffic from Stark west unto Priscilla Lane all the way to Wayne is terrible. Coming from the other direction is Ford Motor and that is terrible. On Thursday and Friday you can't believe the mess of traffic. The left turn lane going south is a mess. Sometimes I wait 15 minutes to turn south on Wayne. We have enough noise and pollution now. We dont need more traffic. Mrs. .Hebert: I am their backyard. It was a great store for the children to walk to. 34801 Standish Since the beer and wine came in the cookie counter went out. We have enough liquor in the area without putting it here. The children won't have a place to walk to for milk and bread. s. Scurto: Where is Bonanza? . Hebert: Near the Flaming Pit. Mrs. Scurto: I wish you would have been here sooner. I could see this location having an SDD license better than the party store across the street. The parking would be much better. • Mrs. Sobolewski: This is not a hardship if this man does not get a liquor license. He has a very nice business. The traffic is very bad now. Mr. Morrow: Apparently there is not a limitless number of SDD licenses. We have other areas that are going to be developed. What licenses we do have remaining we must look at the newer areas. There was no one else present wishing to be heard regarding this petition. Mr. Andrew, Chairman, declared the public hearing on this item closed. On a motion duly made by Mr. Zimmer, seconded by Mr. Morrow, and unanimously adopted, it was i--115-81 RESOLVED that, pursuant to a Public Hearing having been held on July 7, 1981 on Petition 81-6-2-12 by Windmill Farm Market requesting waiver use approval to utilize an SDD license in connection with an existing business located on the north side of Plymouth Road between Wayne Road and Priscilla Lane in the South 1/2 of Section 28, the City Planning Commission does hereby recommend to the City Council that Petition 81-6-2-12 be denied for the following reasons: 4 • 7498 (1) The petitioner has failed to affirmatively show that the proposed use 110 is in compliance with the waiver uses standards and requirements set 41 forth in Section 10.03 and 19.06 of the Zoning Ordinance #543, as amended. (2) The proposed use is contrary to the spirit and intent of the Zoning Ordinance which, among other things, is to promote and encourage a balance and appropriate mix of uses and not over saturate an area with similar type uses as is proposed. (3) The location of the proposed use and its nature and intensity will be such that traffic to and from the site will unduly conflict with and add to the traffic congestion already present along this section of Plymouth Road. . FURTHER RESOLVED that, 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. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. • Mr. Falk announced the next item on the agenda is Petition 81-6-8-17 by Art Van Furniture requesting approval of a Sign Plan required by Section 18.47 of Zoning Ordinance #543 in connection with a proposal to erect a sign on property located on the south side of Seven Mile Road between Melvin and Middlebelt in Section 11. Mr. Andrew: Why was the sign erected without a permit? Rep. of Sign I received Zoning Board of Appeals approval and I was not aware of the mpany: fact that I had to come to Planning. I was informed tonight also that I must go to the Council. I did not know this was a vicinity control area. In other communities we go to Planning and then the Zoning Board of Appeals. 1[0 When I talked with Mr. Karol I was informed of a possible new ordinance pertaining to the size of signs. I guess I was lulled to sleep and really did not hear him say I must return to Planning. I went on vacation and • when I came back I found out the sign had been put up. Mr. Falk: What did the Zoning Board of Appeals approve? Sign Co. : 210 square feet. We were allowed 75 square feet. Mr. Falk: I feel this is the fault of Art Van Furniture. One of the conditions of approval was to come back here for sign approval. You as a professional should have been more aware of the procedure. Sign Co. : It is done the opposite in the other cities I work in. I have not done very much work in Livonia in many years. Mrs. Sobolewski: If and when this new sign ordinance is passed will the sign comply? Mr. Nagy: With regard to the wall sign, yea. Mr. Morrow: I feel it was not the intent of the gentleman to circumvent this commission. Mrs. Scurto: Does Plan #8011 include the ground sign? . Nagy: No, just the wall sign. . 7499 Mr. Falk: Were you aware from the Art Van people in their approval there was a condition about the sign? gn Man: No. . Zimmer: tt : I am inclined to denythis petition not because of the sign but because they failed to adhere to One of our conditions. - ere was no one else present wishing to be heard regarding this petition. Mr.`Andrew, Chairman, declared the public hearing on this item closed. On a motion duly made by Mr. Morrow, seconded by Mrs. Sobolewski, it was . #7-116-81 RESOLVED that, the City Planning Commission does hereby approve the Sign Plan submitted by Art Van Furniture in connection with a condition of approval of Petition 81-6-8-17 by Art Van Furniture requesting approval of all plans required by Section 18.47 in connection with a proposal to erect a sign on • property located on the south side of Seven Mile Road between Melvin and • Middlebelt in Section 11, subject to the following condition: (1) That the signage shall be in accordance with sign plan #8011 by Architects and Planners Inc. and all signage shall be limited to that as shown on the approved plan. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Scurto, Sobolewski, Andrew NAYS: Falk, Zimmer ABSENT: Kluver, Vyhnalek . Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. a motion duly made by Mr. Morrow, seconded by Mr. Falk, and unanimously adopted, it was #7-117-81 RESOLVED that, pursuant to a Public Hearing having been held on 10/9/79 on Petition 79-8-1-29 by the City Planning Commission to rezone property located on the west side of Newburgh Road, south of Ann Arbor Trail in the Northeast 1/4 of Section 31, from C-1 to RUF, the City Planning Commission does hereby determine to withdraw Petition 79-8-1-29 and deems that no further action by the City is necessary. 1 Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Zimmer, seconded by Mr. Falk, and adopted it was #7-118-81 RESOLVED that, pursuant to a Public Hearing having been held on June 9, 1981 on Petition 81-5-1-13 by the Livonia Trade Center to rezone property located on the west side of Middlebelt Road between Curtis and Clarita in the Northeast 1/4 of Section 11, from R-1A to R-6, the City Planning Commission does hereby recommend to the City Council that Petition 81-5-1-13 be denied for the following reasons: • (1) The proposed change of zoning is in conflict with the Future Land Use Plan of the City of Livonia as adopted by the City Planning Commission which plan designates the subject area as low density residential. (2) Proposed uses that would be permitted by the proposed change in zoning would permit residential densities inconsistent with and incompatible to the established residential uses of the area which are all low density, detached single family. 7500 (3) Proposed change of zoning would not promote the orderly growth and • development of the area in accordance with the Future Land Use Plan but would tend to encourage the further conversion of the low density 110 residential land uses to a higher density, which would be detrimental to the long range best interest of the neighboring area. FURTHER RESOLVED that, notice of the above Public Hearing was published in the official newspaper, the Livonia Observer under date of May 25, 1981 and a notice • of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway • Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. A roil call vote on the foregoing resolution resulted in the following: AYES: Zimmer, Falk, Andrew, Morrow, Sobolewski NAYS: Scurto ABSENT: Kluver , Vyhnalek Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Zimmer, seconded by Mrs. Scurto, and unanimously adopted, it was . #7-119-81 RESOLVED THAT, pursuant to Section 23.01(b) of Zoning Ordinance #543, as amended, the City Planning Commission does hereby establish and order that a Public Hearing be held in the City Hall of the City of Livonia, to determine whether or not to amend Section 11.03 of Ordinance #543, to include automotive • transmissions repair businesses as waiver uses in C-2 Districts. . Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. 4 a motion duly made by Mrs. Scurto, seconded by Mr. Zimmer and unanimously adopted, it was -120-81 RESOLVED that, pursuant to Section 23.01(b) of Zoning Ordinance #543, as • amended, the City Planning Commission does hereby establish and order that a Public Hearing be held in the City Hall of the City of Livonia, to determine whether or not to amend Sections 2.10 and 11.02, and add a new Section 18.59 of Ordinance #543, to incorporate controls regulating the location and use of mechanical amusement devices in the City of Livonia. Mr. Andrew, Chairman, declared the motion is carried and the foregoing reeolution adopted. On a motion duly made by Mrs. Scurto, seconded by Mr. Falk, and unanimously adopted, it was #7-121-81 RESOLVED that, the City Planning Commission does hereby approve the proposed Budget for the Planning Department function for the Fiscal Year 1981-82 for transmittal to the Mayor. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a .motion duly made by Mr. Morrow, seconded by Mrs. Scurto, and unanimously adopted, it was #7-122-81 RESOLVED that, the minutes of the 413th Regular Meeting and Public Hearings held by the City Planning Commission on June 9, 1981 be approved. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. t . 1 i • ' 7501 . Falk announced the-next item on the agenda is Petition 81-6-8-18 by Dominic Soave requesting approval of all plans required by Section 18.47 of Zoning Ordinance I #543, as amended by Ordinance #990, submitted in connection with a proposal I to construct a retail building on the southwest corner of Seven Mile Road and 1 Irving in the Northeast 1/4 of Section 9. . ;Nagy: Mr. Soave has reached an agreement with the Detroit Edison Company to bear the cost of relocating the Detroit Edison wires. The cost to be incurred by Mr. Soave will be $6,322.99. There was no one else present wishing to be heard regarding this petition. • Mr. Andrew, Chairman, declared the public hearing on this item closed. On a motion duly made by Mr. Morrow, seconded by Mr. Falk, and adopted it was #7-123-81 RESOLVED that, pursuant to Section 18.47 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended by Ordinance #990, the City Planning Commission does hereby recommend to the City Council that Petition 81-6-8-18 by Dominic Soave requesting approval of all plans required by Section 18.47 submitted in connection with a proposal to construct a retail building on the southwest corner of Seven Mile Road and Irving in the Northeast 1/4 of Section 9, be approved subject to the following conditions: (1) That site plan #8121, Sheet 1, dated 6/12/81 by Michael L. Priest and • Associates, Inc. is hereby approved and shall be adhered to; • Iii: (2) That building elevations as shown on plan #8121, Sheet 1, dated 6/12/81 by Michael L. Priest and Associates, Inc. are hereby approved and shall be adhered to. (3) That the landscaping as shown on plan #8121, Sheet 1, by Michael L. Priest • and Associates, Inc. is hereby approved and shall be installed as shown on the site before occupancy of the building is granted and thereafter permanently maintained in a healthy condition. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Falk, Andrew, Sobolewski, Zimmer r NAYS: Scurto ABSENT: Kluver, Vyhnalek Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk announced the next item on the agenda is Petition 72-7-8-12 as revised by Seymour Mandell requesting approval of all plans required by Section 18.47 of Zoning Ordinance #543, as amended by Ordinance #990, submitted in connection with a proposal to construct a swimming pool addition to an existing tennis club located on the east side of Newburgh Road, north of Six Mile Road in • Section 8. Mrs. Scurto: Was an agreement made in the past that if this was not used as a tennis ILfacility it would be torn down? . Nagy: Yes, that requirement was made part of a condition of the site plan approval. Morrow: I feel the parking lot lighting needs revising. Possible the lights could be low density or shifted downward. r 7502 Seymour Mandell: We will shield the lighting properly. Some of the neighbors I talked to did not object to the lighting up of the wall as they felt it curtailed any chance of vandals trying to get over the wall into their homes. Some of the lights are a problem and will be shielded from the neighbors homes. is. Scurto: There is a light on the northwest corner of the parking lot that shines onto oncoming northern traffic. That would be down directed. . Falk: When are you planning to start? Mr..Mandell: We should be getting right at it after the approvals here. We are ready to go. Mr. Falk: Is there a sprinkling system there? Mr. Mandell: We have considered putting one in. There was no one else present wishing to be heard regarding this petition. Mr. Andrew, Chairman, declared the public hearing on this item closed. On a motion duly made by Mrs. Scurto, seconded by Mr. Zimmer, and unanimously adopted, it was #7-124-81 RESOLVED that, pursuant to Section 18.47 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended by Ordinance #990, the City Planning Commission does hereby recommend to the City Council that Petition 72-7-8-12 as revised by Seymour Mandell requesting approval of all plans required by _.S Section 18.47 submitted in connection with a proposal to construct a swimming pool addition to an existing tennis club located on the east side of Newburgh Road, north of Six Mile Road in Section 8, be approved subject to the following conditions: (1) That site plan 81-856, Sheet 1, by Seymour H. Mandell, Architect is hereby approved and shall be adhered to, (2) That building elevations as shown on plan 81-856, Sheet 4, by Seymour H. Mandell, Architect are hereby approved and shall be adhered to. (3) That the landscaping as shown on plan 81-856, Sheet 2, by Seymour H. Mandell, Architect is hereby approved and shall be installed on site before occupancy is granted for the additional facilities and thereafter maintained in a healthy condition. (4) That all approvals and conditions as previously established in connection with this petition shall remain in full force and effect except as same may be modified by this approval. (5) That all existing or proposed lights located on the site shall be • shielded- to prevent lights from interfering with adjoining residential property (6) That petitioner shall install an underground irrigation system within the confines of the property to irrigate all outside landscaped areas. 7503 Mr. Andrew, Chairman, declared the motion i::: carried and the foregoing resolution adopted. • 1 a 'motion duly made, seconded and unanimously adopted, the 414th Regular Meeting and jblic Hearings held by the City Planning Commission on July 7, 1981 were adjourned at 435 p.m. CITY PLANNING COMMISSION • Imo.- / /��� Jos-ph Val. , Secretary • i111111 .:.7 ATTEST: ef _ Daniel R. Andrew, Chairman • • • • t• .