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HomeMy WebLinkAboutPLANNING MINUTES 1984-01-17 9054 MINUTES OF THE 466th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF IL LIVONIA On Tuesday, January 17, 1984, the City Planning Commission of the City of Livonia, held its 466th Regular Meeting and Public Hearings in the Livonia City Hall , 33000 Civic Center Drive. Mr. Daniel R. Andrew, Chairman, called the Regular Meeting and Publc Hearings to order at 8: 10 p.m. with approximately 25 interested persons in the audience. Members present : Daniel R. Andrew Donna Naidow Sue Sobolewski Jerome Zimmer Donald Vyhnalek *' Herman Kluver Members absent : Joseph J. Falk Judith Scurto Lee Morrow Messrs. John J. Nagy, City Planning Director; H. G. Shane, Assistant Planning Director; and Ralph H. Bakewell , Planner IV, were also present. Mr. Andrew informed the audience that if a petition on tonight 's agenda involves a rezoning request, this Commission only makes a recommendation to the City Counil who, in turn, will hold a public hearing and decide the question. If a petition involves a waiver use request and the petition is denied by the Planning Commission, the petitioner has ten days in which to appeal to the City Council for relief. Otherwise, the petition is terminated. Mrs. Sue Sobolewski , Acting Secretary, announced the first item on the agenda is Petition 83-11-1-20 by Robert L. Sarna to rezone property located on the southwest corner of Stark Road and Pinetree in the Northwest 1/4 of Section 33, from P.L. to P.S. Mr. Nagy: There is a letter in the file from Arthur W. Howell , Assistant Director for Operations, of the Livonia Public Schools , dated November 15, 1983, stating that Robert Sarna has the permission of the Livonia Public Schools School District to initiate this request. We have a letter in the file from the Engineering Divi- sion indicating that there are no engineering problems connected with this petition, and a letter dated November 10, 1983 from Carne Associates , Inc. , expressing appreciation for any action the Com- mission can take to expedite the zoning and waiver use processes in connection with this rezoning request. Robert L. Sarna, 7165 Camelot Drive, Canton, petitioner: The plan is, if we are successful with this rezoning, to convert this school building to a home for the aged. We have an architect working on dividing up the rooms. The plumbing in the building is sufficient with some interior changes; no additional plumbing. We have contacted people regarding air pollution and they didn't feel there would be any problem; no more than when it was a school . There is a need for homes for the aged in the community. Originally we planned 70 beds but we can meet the 92-bed requirements . We have plans to add fh, a greenhouse to the building, anything we can do to convert it into a home atmosphere. We are very interested in keeping the building 41/ residential in appearance and will be landscaping. We are adding mansards and remodeling the exterior quite extensively. My Architect 9055 can explain some of the exterior plans. irlie Mr. Andrew: I would enjoy that but this matter will require a waiver use approval and at that time we will get involved with the site plan. I would prefer to wait until then. Will you explain what an intermediate care facility is? Mr. Sarna: There are three different types of homes. Basic care and full care and there is also intermediate care where people are 62 years or older and they don' t have critical physical difficulties. People who need assistance would be a candidate for our facility. There would be no residents who would need full care. For the most part, they will be able to walk around and take care of themselves. Mr. Andrew: Would you have medical services? Mr. Sarna: No, each resident would utilize their own facility. We will have only mild medications. We have made arrangements for ambulance service in case somebody had a problem. Mr. Andrew: Is the 62 mandated by some law? Mr. Sarna: That is established by the Public Health Department and this will be a facility licensed by the State of Michigan. Mrs. Sobolewski : Is this facility privately owned by you? Mr. Sarna: Yes, it is. Mrs. Sobolewski : Notgovernment subsidized? Mr. Sarna: No. Mrs. Sobolewski : Have you developed any other homes like this? Mr. Sarna: At the present time, we have four duplexes and some homes in Detroit that we rent out . My wife works in surgery at Mt. Carmel and we thought we would pool our experience. Mrs. Sobolewski : What made you pick this site? Mr. Sarna: We thought the elementary school would make a good site. We called the School Board and asked for a list of available schools and we looked at five or six. Since this is located at the edge of a sub- division and is the right size and in a quiet neighborhood -- that is why we picked it. Mr. Vyhnalek: How many employees do you have? Mr. Sarna: Full staff would be about thirty-eight people on three shifts. Mr. Vyhnalek: Will you have kitchen facilities? te Mr. Sarna: Yes. Mr. Vyhnalek: I am concerned about traffic going up and down Stark Road. It gets some traffic from Hines Drive. Would any of these 92 patients have vehicles that they would drive? 9056 Mr. Sarna: No, the only people moving in and out would be people visiting or iiiithe employees themselves. Mr. Vyhnalek: How many teachers were at Stark? Mr. Arthur Howell , Assistant Director for Operations of the Livonia School Board: I think twelve maximum at one time. Mr. Vyhnalek: So this would be about the same. What are you going to do with all that land? Mr. Sarna: Landscape it and keep it open. We plan on a closed in terrace. We want to make it look nice. Mr. Vynalek: Mr. Nagy, are there softball diamonds there that the kids use? Mr. Nagy: Nothing formal . Its been closed for so long. Mr. `Vyhnalek: Is there a play area for kids? Mr. Nagy: Yes, but it is all open; there is nothing active there. Mr. Andrew: Mr. Howell , when Stark was active, what kind of population was there? Mr. Howell : In the last year of existence, we toad perhaps 180 students. Prior to that 300 to 350. Mr. Thomas Horgan, 10195 Stark Road: The kids use this for baseball and softball all year around. Mr. Andrew: Where is your house, Mr. Horgan? Mr. Horgan: At the northwest corner of Pintree and Laurel . Mr. Lent, 10269 Stark Road. My house is on the west side of Stark, four houses north of the school . What would be the planned date of occupancy for the development? Mr. Sarna: Around June 1st. Mr. Lent: From 7:00 to 9:00 in the morning you can hardly get out of there. The traffic is real heavy, and with the new subdivision the traffic will increase 100%. Mrs. Sobolewski : Is there any vandalism with that school? Mr. Horgan: The building has been totally boarded up since it was vacated and there is no vandalism whatsoever. I have observed that it is not a teenage hangout. It seemsto be typically young kids who play in the area. No trash and that impresses me. The traffic I have become aware of. I do have young children and all homes have drives ILentering Stark Road. I have waited five minutes to get out onto Stark from my own drive. Are we talking visitors at set hours or on an any-time basis. 9057 Mr. Sarna: Probably from 9:00 to 7:30. You probably won' t run into traffic leaving your drive in the morning because we plan on starting the morning shift at 8:00 and I believe most people by that time are 1iie already gone. So, really, the employees would start arriving at about 7:45. Mr. Andrew: But you are only talking 13 to 14 employees per shift. Unfortunately, my experience has been with homes like this that there won't be very many visitors. Mr. Sarna: One of the policies of the home will be that the residents will not be able to have an automobile on the site at all . Somebody will be picking them up if they go out. Alexander Spiro: I operate the University Convalescent Home and I have a question as to his experience in the area of dealing with people who are in need of a home for the aged. Mr. Sarna: My wife has worked in convalescent homes; my oldest daughter has worked for the last three summers in a home for the aged in Canton. We already have 3 LPNs experienced in working in homes for the aged. I will be functioning as administrator and I am qualified by the Health Department to handle that. Mr. Spiro: I am very concerned about maintaining the high quality service that Livonia has maintained. Is your home considered an intermediate care facility? 11, Mr. Sarna: No. Mr. Spiro: The intermediate care facility requires a level of service that can- not be provided in their own home nor in the home for the aged. They do need nursing services on a continuing basis. Mr. Andrew: Which an LPN can provide. Wanda Kowalski : I am on the Board at Marycrest Manor and I have handled senior citizens for the past ten years at St. Peter and Paul . I have established aerobic exercises for people who could barely walk and now they are getting around. I will be involved in this facility and I am well qualified. Mr. Zimmer: What is the building currently being used for? Mr. Howell : Supplies. One man checks the building once a day. Mr. Zimmer: Does anyone know if the day care center is still operating on Pinetree? Mr. Shane: It is closed. Mr. Sarna: As far as intermediate care versus home for the aged, the Health Department told me those two names are used coincidental . I have tro ' used both terms throughout my application and nobody there has raised j any question about what I was after or what I was trying to convey to them. I don't believe there is a difference between the two terms. Mr. Andrew: Have you received formal approval from the Health Department to 9058 operate this facility? Mr. Sarna: On the 25th we will be going in for formal review. The people preparing our information do not feel we will have any difficulty, mainly because of the cost of the facility and the need for it. *Mr. Kluver entered the meeting at 8:35 p.m. Erick Carne, Carne Associates, Inc. , 383 Starkweather, Plymouth : Stark School is a 14 classroom school . I believe we heard a population of something like 350 students, 14 teachers and administrators and janitorial services. The staff of 15 and residents of 92 certainly compares favorably with that. I have spent some time visiting homes and I am surprised by how few visitors there are at these homes. There was no one else present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 83-11-1-20 closed. On a motion duly made by Mr. Zimmer and seconded by Mrs. Naidow, it was #1-1-84 RESOLVED that, pursuant to a Public Hearing having been held on January 17, 1984 on Petition 83-11-1-20 as submitted by RobertL. Sarna to rezone property located on the southwest corner of Stark Road and Pinetree in the Northwest 1/4 of Section 33, from P.L. to P.S. , the City Planning Commission does hereby recommend to the City Council that Petition 83-11-1-20 be approved for the following reasons: (1) The proposed change of zoning will provide an opportunity for utilizing a vacant school structure for services needed by the community. (2) The proposed change of zoning will be compatible to and in harmony with the surrounding neighborhood. (3) The proposed use of the subject property is primarily residential in nature. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. A roll call vote on the foregoing resolution resulted in the following: AYES: Vyhnalek, Naidow, Sobolewski , Zimmer, Andrew NAYS: None ABSTAIN: Kluver ABSENT: Falk, Scurto, Morrow Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mrs. Sobolewski , Acting Secretary, announced the next item on the agenda is Petition 83-12-1-21 by Robert J. Primeau to rezone property located on the northeast corner of Farmington Road and Norfolk in the North- west 1/4 of Section 3, from R-3A to P.S. 9059 Mr. Nagy: There is a letter in the file from the Engineering Division stating 110 that there are no City maintained storm sewers readily available to service this site and that the additional dedication of Norfolk Avenue to 86 feet wide should be taken into account with regard to setbacks, landscaping areas, etc. Robert J. Primeau, 29739 Hoy, Livonia, petitioner: The purpose of this petition is to provide additional developments to fulfill the need for professional office space in Livonia. for attorneys, CPAs, accountants. Some medical but not a large quantity. We plan to begin construction as soon as possible after obtaining rezoning and site plan approval . Mr. Andrew: Do you intend to petition for a waiver use to allow general office uses? Mr. Primeau: No, sir. Mr. Andrew: You are buying on an option subject to the action of the City? Mr. Primeau: That is correct. Mrs. Naidow: Do you plan to tear down the existing house? Mr. Primeau: We would like to retain the house and work it into the development but the Zoning Board would have to grant a variance on the setback. We have submitted a preliminary land use plan showing three proposed buildings and a rendering of what the buildings will look like. 1r Mr. Andrew: That is not a zoning question. I, Mr. Vyhnalek: Could you explain to the audience what you explained to us about the drainage and how it will be handled. Mr. Primeau: There is no identified problem. I have discussed this with Gary Clark of the Engineering Department. Storm drainage is not readily available but there is a storm system there but it was so long ago there are no plans of it. It has to be extended along Norfolk. The Leather Bottle tied into an easement from the Leather Bottle to Shadyside. There is a system to handle this and there are no complaints of record and no problems at this time. Mr. Vyhnalek: Is there a garage there? Mr. Primeau: We plan to take that down. Mr. Vyhnalek: Is that a road on the east? Mr. Primeau: It is a 30' easement for a private road into Parcel F3. Mr. Vyhnalek: Have you spoken to them? ii, Mr. Primeau: The owner of Parcel F3 is a relative of the seller and is agreeable. Mr. Andrew: Do you plan any curb cuts on Norfolk? 9060 Mr. Primeau: No, sir. IL Mr. Andrew: if you are not successful with the appeal to the Zoning Board of Appeals about the house -- would that change your interest in the development? Mr. Primeau: No. Robert A. Nash, 20245 Shadyside, Livonia: Currently about half of the property is taken up with sizable pine trees. What do you propose to do with them? Mr. Primeau: We are retaining a significant portion of the pine area and there will be significant landscaping. We will be named Pinewood Professional Center. Mr. Nash: What is significant? Mr. Primeau: We suspect that there are enough trees there that you won't see the buildings through them. Mr. Nash : I am concerned about the drain issue. The drains on Shadyside are extremely old. I rather question how much additional drainage can be handled. Would all the access for traffic be on Farmington Road? Mr. Primeau: Yes- Mr. Nash: What do you propose to do with Westmore? Mr. Primeau: We have no plans for development on Westmore. There was no one else present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the public hearing on Petition 83-12-1-21 closed. On a motion duly made by Mr. Vyhnalek and seconded by Mrs. Sobolewski , it was RESOLVED that, pursuant to a Public Hearing having been held on January 17, 1984 on Petition 73-12-1-21 by Robert J. Primeau to rezone property located on the northeast corner of Farmington Road and Norfolk in the Northwest 1/4 of Section 3 from R-3A to P.S. , the City Planning Commission does hereby recommend to the City Council that Petition 73-12-1-21 be approved for the following reasons: (1) The proposed change of zoning will provide a transition or buffer zone between commercial and residential uses. (2) The proposed change of zoning will provide for uses which are compatible to adjacent residential homes. (3) The proposed zoning district will provide a buffer between a heavily travelled thoroughfare and residential uses. Mr. Zimmer: I am not in favor of this petition and my reasons are essentially that we have a residential area and we have already supported the development on the west side of Farmington Road - not some new resi- t' dential plans. I think it is unnecessary and in the long run would { 9061 be a detriment to development along Farmington Road. IL A roll call vote on the foregoing resolution resulted in the following: AYES: Naidow, Sobolewski , Vyhnalek NAYS: Kluver, Zimmer, Andrew ABSENT: Morrow, Scurto, Falk Mr. Andrew, Chairman, declared the resolution fails. On a motion duly made by Mr. Zimmer and seconded by Mr. Kluver, it was RESOLVED that, pursuant to a Public Hearing having been held on January 17, 1984 on Petition 73-12-1-21 by Robert J. Primeau to rezone property located on the northeast corner of Farmington Road and Norfolk in the Northwest 1/4 of Section 3 from R-3A to P.S. , the City Planning Commission does hereby recommend to the City Council that Petition 73-12-1 -21 be denied for the following reasons : (1) The proposed zoning is contrary to the Future Land Use Plan which recommends the retention of low density residential usage for the subject property. (2) The proposed zoning district would represent a further intrusion of non-residential zoning into a residential area. (3) The proposed change of zoning would encourage additional requests for non-residential zoning along Farmington Road. (4) The uses allowed by the proposed P.S. Zoning District would tend to increase traffic congestion which would further conflict with the residential traffic movements into and out of the neighborhood. A roll call vote on the foregoing resolution resulted in the following: AYES: Zimmer, Kluver, Andrew NAYS: Vyhnalek, Naidow, Sobolewski ABSENT: Morrow, Scurto, Falk Mr. Andrew, Chairman, declared the resolution fails. Mr. Andrew: The Chair rules that Petition 83-12-1-21 be referred to the Study Meeting to be conducted by the Planning Commission on January 24, 1984. On a motion duly made by Mr. Kluver, seconded by Mr. Vyhnalek and unanimously adopted, it was #1-2-84 RESOLVED that, pursuant to Section 23.05 of Zoning Ordinance #543, the City Planning Commission does hereby estabaish and order that a public hearing be held to determine whether or not to amend Section 18.42 of Zoning Ordinance#543 to add regulations relating to the installation of roof disc antennas. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow and seconded by Mr. Vyhnalek, it was 9062 #1-3-84 RESOLVED that, the minutes of the 465th Regular Meeting and Public Hearings held by the City Planning Commission on December 13, 1983 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Naidow, Sobolewski , Vyhnalek, Zimmer NAYS: None ABSENT: Morrow, Scurto, Falk ABSTAIN: Andrew Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Zimmer, seconded by Mrs. Naidow and unanimously adopted, it was #1-4-84 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that Petition 83-9-8-26 by Sun Refining & Marketing Company requesting approval of all plans required by Section 18.47 submitted in connection with a proposal to rebuild an existing gas station located on the southwest corner of Seven Mile and Middlebelt Roads in Section 11 be approved subject to the following conditions: (1) that Site Plan GO-806, Sheet 1 , dated 1/14/84, prepared by Sunoco Marketing which is hereby approved shall be adhered to; (2) that the Building Elevations as shown on Plan G3-SU-62-T and GR-SU-94, Sheet 1 , prepared by Sun Oil Company which are hereby approved shall be adhered to; (3) that canopy elevations as shown on Plan E1C, Sheet 1 , by Sun Oil Company which are hereby approved shall be adhered to; (4) that a revised landscape plan shall be submitted for approval within thirty (30) days; and (5) that the sign treatment shall be limited to that as shown on the canopy Elevations Plan E1C and Site Plan GO-806 which illustrate the freestanding sign. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow and seconded by Mrs. Sobolewski , it was #1-5-84 RESOLVED that, pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby approved Petition 83-12-8-34P by Hardees Food Systems requesting approval of all plans required by Section 18.58 submitted in connection with a proposal to construct a drive-thru addition to an existing restaurant located on the south side of Eight Mile Road between Grand River and Inkster in Section 21 subject to the following conditions: (1) that Site Plan S-1 , prepared by Hardees Food Systems, Inc. , dated 12/12/83, which is hereby approved shall be adhered to; 9063 (2) that building improvements as shown on Sheet S-2, dated 12/15/83, prepared by Hardees Food Systems, Inc. , which is hereby approved shall be adhered to; (3) that the Landscape Plan prepared by Art's Landscaping which is hereby approved shall be adhered to; and (4) that the landscaping as shown on the approved Plan shall be installed on the site by May 15, 1984 and thereafter permanently maintained in a healthy condition. A roll call vote on the foregoing resolution resulted in the following: AYES: Naidow, Sobolewski , Vyhnalek, Zimmer, Andrew NAYS: Kluver ABSENT: Morrow, Scurto, Falk Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Zimmer, it was #1-6-84 RESOLVED that, the Planning Commission does hereby determine to waive the provisions of Section 10 of Article VI of the Planning Commission Rules of Procedure regarding the seven day period concerning effective- ness of Planning Commission resolutions in connection with Petition 83-12-8-34P by Hardees Food Systems requesting approval of all plans required by Section 18.58 of Zoning Ordinance #543 submitted in connection with a proposal to construct a drive-thru addition to an existing restaurant located on the south side of Eight Mile Road between Grand River and Inkster in Section 21 . A roll call vote on the foregoing resolution resulted in the following: AYES: Naidow, Sobolewski , Vyhnalek, Zimmer, Andrew NAYS: Kluver ABSENT: Morrow, Scurto, Falk Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Kluver, seconded by Mr. Vyhnalek and unanimously adopted, it was #1-7-84 RESOLVED that pursuant to Section 18.58 of Zoning Ordinance #543, the City Planning Commission does hereby approve Petition 84-1-8-1P by John Vardouniotis requesting approval of al l plans requi red by Section 18.58 submitted in connection with a proposal to construct a two-story addition to an existing restaurant and banquet facility located on the north side of Plymouth Road between Cardwell and Cavell in Section 25 subject to the following conditions : (1) that Site Plan 83-04, Sheet SP-1 , dated 12/27/83, prepared by Shiels Associates which is hereby approved shall be adhered to; (2) that the building elevations as shown on Sheet P-4, dated 12/20/83, prepared by Shiels Associates which are hereby approved shall be adhered to; and • 9064 (3) that the landscaping as shown on Plan 83-04, Sheet SP-1 , which is hereby approved shall be installed on the site before occupancy is granted for the additional space and thereafter permanently maintained in a healthy condition. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resoltuion adopted. On a motion duly made by Mrs. Sobolewski , seconded by Mr. Zimmer and unanimously adopted, it was #1-8-84 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that Sign Permit Application #634 by George Ideh requesting approval to erect two wall signs on a building located on the north side of Seven Mile Road between Farmington Road and Westmore in Section 3 be approved subject to the following conditions : (1) that the two proposed wall signs, one on the south side and one on the east side of the building, shall not be illuminated; (2) shall be manufactured by a recognized sign company and (3) that the exist- ing, non-illuminated sign on the east side of the building shall be allowed to remain until replaced with the new, proposed sign and shall also remain non-illuminated; (2) that the granting of this Sign Permit Application is specifically conditioned upon the store frontage window area along Seven Mile Road being restricted to not more than 10 square feet of inside signage. lib, Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek, seconded by Mr. Zimmer and unanimously adopted, it was #1-9-84 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that Petition 84-1-8-2 by Ramco-Gershenson, Inc. , requesting approval of all plans required by Section 18.47 submitted in connection with a proposal to convert an existing building located on the south side of Seven Mile Road, west of Middlebelt Road in Section 11 to a multi-tenant retail facility be approved subject to the following conditions: (1) that Site Plan #P-1336, Sheet 1 , revised 1/14/84, prepared by Wah Yee Associates, shall be adhered tovith the exception that the dumpster enclosures shown thereon shall be masonry to match the masonry wall located along the south property line and the three-dumpster enclosure shall be equipped with gates; (2) that Building Elevations Plans #P-1336, Sheets 2 and 3, revised 1/14/84, which are hereby approved shall be adhered to; (3) that Landscape Plan #P-1336, Sheet 4, which is hereby approved shall be adhered to and that all landscaping as shown on the approved Land- scape Plan, including the underground irrigation system, shall be in- stalled before the issuance of a Certificate of Occupancy and thereafter permanently maintained in a healthy condition; 9065 (4) that signage shall be posted at the east dirveway so as to IL prohibit left turn movements; and (5) that all tenant signage shall be submitted for approval pursuant to Section 18.47 of Zoning Ordinance #543 before issuance of sign permits. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Zimmer, seconded by Mrs. Naidow and unanimously adopted, it was #1-10-84 RESOLVED that, pursuant to Section 18.47 of Zoning Ordinance #543, the City Planning Commission does hereby recommend to the City Council that Sign Permit Application #682 by Brite Lite Signs requesting to erect a sign on an existing building located on the north side of Seven Mile Road, west of Farmington Road in Section 2 be approved subject to the following condition: (1) that the Sign Plan #682 for United Health Spa prepared by Brite-Lite Signs, dated 1/10/84, which is hereby approved shall be adhered to. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 466th Regular Meeting and Public Hearings held by the City Planning Commission on January 17, 1984, was adjourned at 10:00 p.m. CITY PLANNING COMMISSION 1 Z. Sue fobolews i , Acting Secretary ATTEST: i- /,�� Daniel R. Andrew, Chairman ac