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HomeMy WebLinkAboutPLANNING MINUTES 1958-09-02 2142 MINUTES OF THE 92ND SPECIAL MEETING AND PUBLIC HEARING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On September 2, 1958 the above meeting was held by theCity Planning Commission of the City of Livonia at the City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Robert Angevine, Chairman called this meeting to order at approximately 8;10 p.m. Members present: H. Paul Harsha, Charles Walker, Robert Peacock, William R. Robinson, Robert Angevine Members absent: Robert L. Greene, Dennis Anderson, Wilfred Okerstrom and Leonard Kane Mr. David McCullough, City Planner and Mr. Charles Pinto, Assistant City Attorney were also present along with approximately 70 interested persons. Mr. Angevine asked Mr. McCullough to announce the first item on the agenda. The first item on the agenda was the Proposed Merucci Bros. Subdivision submitted by June Development Company and located approximately 2,000 feet East of Levan Road between Five Mile and Schoolcraft Roads in the Southeast and Northeast 1/4 of Section 20 and the Northwest and Southwest 1/4 of Section 21. Mr. McCullough submitted lettersfrom the Livonia Schools dated July 28, 1958 and September 2, 1958; from Department of Parks and Recreation dated August 28, 1958; from Bureau of Inspection dated September 2, 1958 and from the Police Department dated August 28, 1958. He also pointed out that plat could not be acted upon as yet since the rezoning has not been officially published. Mr. Harsha, Plat Committee stated that a number of the lots appeared to be small having only approximately 6,600 sq. ft. in them and lots on the "eyebrow" should be 609. Mr. Henry Beyer, 35577 Five Mile Road stated his objection to the garbage refuse on this property. Mr. Walker stated that this area was used at one time for a City dump. Mr. Donald Deremo, representative for petitioner, stated that this area Mr. Beyer is referring to is outside the property on proposed plat. Mr. Harsha asked if Yale Avenue would be completed. Mr. Deremo stated that Yale Avenue will go through as a full street by the developer over the developer's property if necessary. Mr. Peter Romanow, 35632 Schoolcraft Road asked if the plat presented tonight is the same one that was open for public inspection. He was informed it is. Mr. Deremo stated that the FHA had made several recommendations pertaining to the plat. They preferred to see the school and park site lengthened out. Mr. Robinson stated that there is no communication from the School Board and Parks and Recreation verifying the new area. Mr. Walker stated that the suggestions of the Plat Committee should be followed. I[: Mr. Deremo asked why the adjoining Koloff's Greenbriar Estates Subdivision cul-de-sac were approved and not the ones on their plat. Mr. Robinson stated that Mr. Koloff's plat had been approved prior to the amendment regarding cul-de-sacs, which requires larger frontage. 2143 Mr. Deremo also stated that the outlot will be platted when the drain is put thru4. The Chairmandeclared that this item would be taken under advisement. Mr. McCullough announced the next item on the agenda was the proposed Fairfax Subdivision as submitted by Spalding, Dedecker & Associates for Eskay Builders located on the East side of Purlingbrook Road between Bretton Road and St. Martins Avenue in the Southeast 1/4 of Section 2. Mr. McCullough submitted letter dated September 2, 1958 from the Bureau of Inspection; letter dated August 28, 1958 from the Police Department and letter dated August 28, 1958 from the Parks and Recreation Department. Mr. McCullough stated he felt that Doris Avenue had an improper jog to it. Mr. Marsha, PlatCommittee concurred with the City Planner regarding jog on Doris Avenue and also stated that it would be impossible to build on the 80' easement. Mr. John Berger, 29901 St. Martins objected to the size and ' •: r sf lots in proposed plat. Mr. Walker asked why Melvin Street did not continue through and to conform with it, North of Bretton Road. Mr. Spalding stated reason for not continuing Melvin Street was that there was at present a drain which the Engineering Department had informed him could not be moved. Mr. Angevine stated that this item would be taken under advisement. The Chairman informed those present that Mr. McGlothin, petitioner for the next 1[40 proposed plat, Richland Estates Subdivision, had requested that his plat be heard later in the evening as it would be impossible for him to be present at this time. Mr. McCullough announced the next ;tem on the agenda was the proposed Brentwood Gardens Subdivision as submitted by Carey Homes, Inc. located on the East side of Brentwood approximately 3004 South of Seven Mile Road in the Northwest 1/4 of Section 12. Letters dated August 28, 1958 from the Department of Parks and Recreation; dated August 28, 1958 from the Fire Department; dated September 2, 195E from the Bureau of Inspection and dated August 28, 1958 from the Police Department were submitted at this time. Mr. Harsha, Plat Committee stated there were no comments from the committee other than the question of whether or not rezoning is official. Mr. Karabelnick was present representing Carey Homes, Inc. Mr. Paul Spens, 28515 Seven Mile Road inquired as to the grade level -- whether or not water would drain off this subdivision onto his adjoining property. Mr. Karabelnick stated that this was being taken care of now. When finished, there will be no drainage onto adjoining property. Mr. Pinto stated that after the Planning Commission has acted upon proposed plat, that Mr. Spens could inquire of the Engineering Department any details concerning 110 grade levels since the petitioner will have to submit engineering improvements with the City in regard to grade. Mr. Spens inquired next, as to what restrictions can be placed on the type homes that are to be built. Mr. Pinto stated no restrictions can be placed on what type • 2144 of homes. Mr. Karabelnick stated that the homes would run between $13,000 and $15,000. 11[: Mr. Robinson suggested that this item be tabled until zoning is official. Upon a motion duly made by Mr. Robinson, supported by Mr. Peacock and unanimously adopted, it was #9-230-58 RESOLVED that, proposed Brentwood Gardens Subdivision located in the Northwest 1/4 of Section 12, submitted by Carey Homes, Inc. be tabled until the rezoning of property is officially published. The Chairman declared the motion is carried and plat is tabled. Mr. McCullough announced the next item on the agenda was Petition M-126 by Walter T. Hall requesting permission to erect 54 x 184 (90 sq. ft.) flat porcelain enamel neon sign at 31224 Five Mile Road located on the Northeast corner of Five Mile and Merriman Roads in the Southwest 1/4 of Section 14. The commission members examined plans as presented by petitioner, Mr. Hall. Upon a motion duly made by Mr. Robinson,an. . d by Mr. Walker, it was #9-231-58 RESOLVED that, pursuant to a Public Hearing having been held Tuesday, September 2, 1958, the City Planning Commission does hereby grant Petition M-126 by Walter T. Hall requesting permission to erect 54 x 184 (90 sq. ft. ) flat porcelain enamel neon sign, located in the Southwest 1/4 of Section 14, and FURTHER RESOLVED, notice of the above hearing was sent to property owners within 500 feet, petitioner and City Depart- ments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Walker, Robinson and Angevine NAYS: Har ha The Chairman declared the motion is carried and petition is granted. Mr. McCullough announced the nextitem on agenda was Petition M-127 by D. C. Gregory Sun Oil Company requesting permission to erect a two (2) bay concrete block and porcelain enamel exterior retail gasoline service station on the Southwest corner of Seven Mile and Middlebelt Roads in the Northeast 1/4 of Section 11. Mr. Gregory was present and submitted plans of the proposed gasoline station to members of Commission. Upon a motion duly made by Mr. Peacock, supported by Mr. Robinson and unanimously adopted, it was 1[410 #9-232-58 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, September 2, 1958 the City Planning Commission does hereby grant Petition M-127 of D. C. Gregory, Sun Oil Company requesting permission to erect a two (2) bay concrete block and porcelain enamel exterior retail gasoline service station in the Northeast 1/4 of Section 11, and 2145 FURTHER RESOLVED, notice of the above hearing was sent to property owners within 500 feet, petitioner and City Depart- ments as listed in the Proof of Service. f The Chairman declared the foregoing resolution adopted. Mr. McCullough announced the next item on the agenda was Application TA-39 by Hugh Caverly requesting permission to remove topsoil located on the North side of Five Mile Road immediately East of Newburgh Road in the Southwest 1/4 of Section 17. Letter dated August 6, 1958 from the Police Department and also letter dated August 6, 1958 from the Engineering Department were submitted at this time. Mr. Caverly was present. Mr. Walker, Topsoil Committee stated that the amount of topsoil to be removed is not shown and that several acres of area are low, one specifically at Newburgh and Five Mile Roads. It was his suggestion to obtain further information pertaining to the exact acreage to be removed and the exact location on a topographical map. Stated he also suggests that another member of the Commission go along with him to examine the area again. Until this is done, this item should be taken under advisement. Mr. John Schroder, 37191 Six Mile Road stated he thought the owner of property was Slatkin Builders. Mr. Caverly stated he was removing topsoil for Mr. Slatkin and that Mr. Hamill was present to represent the Slatkin Builders. Mr. Hamill stated that there was a description of property on the application and that approxi- mately 60 acres of topsoil would be removed. As for the low areas, they would be made higher by removing topsoil from the higher areas and placing in the low areas. 11[: The Chairman stated that this item would be taken under advisement until Mr. Walker can re-examine said property in application. Mr. McCullough announced the next item on the agenda was Application TA-40 by Raney Bros. requesting permission to remove topsoil located on the West side of Newburgh Road approximately 650 feet North of Joy Road in the Southeast 1/4 of Section 31. Letter dated August 29, 1958 from the Police Depabtment and letter dated September 2, 1958 from the Engineering Department were submitted as this time. Mr. Raney was present. Mr. Walker, Topsoil Committee inquired as to the ingress and egress of the property and also how much acreage was involved in this application. #Mr.Robert L. Greene arrived at approximately 9:05 p.m. Mr. Raney stated there were approximately 27 acres but was not sure of ingress and egress. Further stated that any ingress and egress the Police Department decided on was agreeable to him. Mr. John Duczer, 9129 Newburg objected to the removal of topsoil. Stated his property would be under water if this is done. Mr. Walker stated that the Engineering Department will check the grade level after the topsoil is removed to see that it is not below grade level. Iro Upon a motion duly made by Mr. Walker and supported by Mr. Robinson, it was #9-233-58 RESOLVED that, pursuant to a Public Hearing having been held the City Planning Commission does hereby grant Application TA-40 by 2146 Raney Bros. requesting permission to remove topsoil on parcels located on the West side of Newburgh Road approximately 6504 North of Joy Road in the Southeast 1/4 of Section 31, and 1[10 FURTHER RESOLVED, that the ingressand egress be located on Newburgh Road with the approval of the Police Department and subject to a performance bond being fixed on the above application at $500 per acre, it is recommended that the Bureau of Inspection _.:;suu a permit to this effect, and FURTHER RESOLVED, notice of the above hearing was sent to the property owners within 500 feet, petitioner, City Departments as listed in the Proof of Service and recommendations having been obtained from the Department of Public Works under date of September 2, 1958 and from the Police Department under date of August 29, 1958. A roll call vote on the foregoing resolution resulted in the following: AYES: Peacock, Walker, Harsha, Robinson and Angevine NAYS: None NOT VOTING: Greene The Mhairman declared a ten minute recess at approximately 9:25 p.m. The Chairman called the meeting to ceder at approximately 9:35 p.m. with all those present at the beginning and course of the meeting present now. IE: Mr. McCullough announced the next item on the agenda was the proposed Richland Estates Sub:ivision submitted by Roy McGlothin for Jimack Homes, Inc. located on the East side of Stark Road on the North and South sides of Richland Avenue and situated in the Northeast 1/4 ofSection 33. Letters dated August 28, 1958 from the Department of Parks and Recreation and Police Department and letter dated September 2, 1958 from the Bureau of Inspection were submitted by Mr. McCullough. Mr.Roy McGlothin was not present. Mr. Harsha, Plat Committee stated that adjoining Lots 97 and 98 would be bottlenecked by the proposed subdivision. Mr. Leon M. VanCamp, 9616 Stark Road objected to this proposed plat because he felt the rear of his lot would thereby be land locked. Mr. Felarecki, 34201 Orangelawn concurred with Mr. VanCamp, Mr. Walker stated that he felt that the petitioner should contact the City Planner in order to see what could be done regarding this situation. The Chairman declared that this item would be taken under advisement. Upon a motion duly made by Mr. Greene, supported by Mr. Walker and unanimously adopted, it was 1110 #9-234-58 RESOLVED that, this Public Hearing is hereby adjourned at approxi- mately 9:58 p.m. The Chairman declared the foregoing resolution adopted and called the 92nd Special meeting to order at approximately 10:00 p.m. with all present at the Public Hear- ing present at this meeting. • 2147 Mr. McCullough announced the next item on the agenda was Petition Z-290 by Daniel and Patricia Bourdas asking for a change of zoning on parcels of land located on the South side of Six Mile Road on the East and West sides of Henry Ruff Road (if cut thraf) and situated in the Northeast and Northwest 1/4 of Section 14 from RUF to C-2. Public Hearing July 15, 1958, item taken under advisement; Study Meeting July 22, 1958; Regular Meeting August 19, 1958, petition amended and taken under advisement. Mr. Bourdas and Mr. Clarence Charest, Attorney were present. Mr. Greene stated that Mr. Pinto has iv n he Planning Commission an opinion dated September 2, 1958 on the matter8Y7 e request of rezoning from C-2 to C-i, because he felt that C-2 is not necessary for this type of business, that C-1 would cover this petition. Mr. Greene further stated that his objection to this rezoning has been the request of C-2. Felt if petitioner requested C-1 it would be more favorable since there were less objectionable uses in C-1. Mr. Charest, representing the owners, stated they would be agreeable to amend this petition to read "RUFB to C-1" verbally and to follow up with a letter to the City Planning Commission. Mr. Robinson stated it would be in order for a resolution accepting Mr. Charest?s request to verbally amend his petition. Upon a motion duly made by Mr. Robinson, supported by Mr. Walker and unanimously carried, it was #9-235-58 RESOLVED that, the City Planning Commission allow Mr. Clarence Charest to verbally amend Petition Z-290 to read RUFB to C-1 instead of RUFB to C-2. The Chairman declared the motion is carried and petition is amended. Mr. McCullough stated he felt that the request of C-1 would not be harmonious with the surrounding area and suggested that the Commission deny this petition. Mr. Walker stated he felt he had to disagree with Mr. McCullough and further that if this petitioner is allowed to expand his business it could be a credit to the community. Felt also that a compromise had been made by amending it to a less objectionable zoning. Upon a motion duly made by Mr. Walker and supported by Mr. Greene, it was RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, July 15, 1958 on Petition Z-290 as submitted by Daniel and Patricia Bourdas for a change of zoning in the Northwest and Northeast 1/4 of Section 14 from RUFB to C-1, the City Planning Commission does hereby recommend to the City Council that Petition Z-290 be granted, and FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian under date of June 26, 1958 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Tele- I[: phone Company, The Consumer Power Company, City Departments and petitioners as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: • 2148 AYES: Greene, Peacock and Walker NAYS: Harsha, Angevine and Robinson The Chairman declared the roll call vote is tied and therefore the resolution is not adopted. Mr. Greene suggested that this matter be tabled until there is a full Commission in order to break the roll call tie. Upon a motion duly made by Mr. Peacock, supported by Mr. Robinson and unanimously carried, it was #9-236-58 RESOLVED that, Petition Z-290 submitted by Daniel and Patricia Bourdas be tabled until the Next Regular Meeting which will be held September 9, 1958. The Chairman declared the foregoing resolution adopted. Mr. McCullough announced the next item on the agenda was Petition Z-267 by Mr. and Mrs. Henry R. Rasmussen asking for a change of zoning classification on six parcels of land located on the South side of Ann Arbor Road approximately 6004 West of Hix Rcr.i in the Southwest 1/4 of Section 31 be changed from RUFB to C-2. Public Hearing 4/15/58, item taken under advisement; Study Meeting 4/29/58, petitioner asked to amend his petition from RUFB to C-1 instead of C-2. Mr. McCullough stated that Mr. Perlongo, representing petitioner, has amended the petition and is now requesting C-1 for a depth of 300' South from the road. 1[40 Mr. Robinson stated he objected to the change as the proposed Master Pattern will eliminate a large part of existing commercial zoning in this area and to increase it at this time would only aggravate it. Mr. McCullough stated the reason for eliminating the commercial area was to upgrade this area. Mr. Walker stated he didn't agree with the proposed plan for this area, and that the City Planner should investigate this area and make suggestions to the Commission before action is taken on this petition. Mr. Angevine stated that this item would be tabled until the next Regular Meeting at which time the City Planner will have his recommendations prepared for the Commission. Upon a motion duly made by Mr. Robinson and supported by Mr. Peacock, it was #9-237-58 RESOLVED that, Petition Z-267 by Mr. and Mrs. Henry Rasmussen asking for the zoning change on six parcels of land located in the Southwest 1/4 of Section 31 from RUFB to C-1, be tabled until the next Regular Meeting September 9, 1958 in order that the City Planner can study this area and present his recommendations to the Commission. A roll call vote on the foregoing resolution resulted in the following: I[: AYES: Greene, Peacock, Walker, Robinson and Angevine NAYS: Harsha The Chairman declared that Petition Z-267 is tabled. • 2149 Mr. McCullough announced the next item on the agenda was a letter from Mrs. Dorothy Bruce, President, Madison Civic Association, Inc. dated August 5, 1958 with regard to "A" and "B" classification of homes situated in the Northwest 1/4 of Section 13. Mr. Chartrand present representing association. Mr. Chartrand asked how the Master Pattern conformed with the suggestion from the Civic Association. Mr. Angevine stated that the A and B classification is not indicated on the Master Pattern. Mr. Walker asked what the majority of homes are at present. Mr. Char' rand stated that most of the homes at present are A and they would like to suggest that any future homes be of the A classification in order to conform with the majority at present. Mr. Robinson stated he would like to suggest that this matter be referred to the City Planner since this area deserves some study. The Chairman declared the matter will be studied by the City Planner and that his recommendation will be presented at a later meeting. Informed Mr. Chartrand that he will be informed as to the date of the meeting. Mr. McCullough announced the next item on the agenda was a letter dated August 5, 1958 from the City Clerk requesting the City Planning Commission to amend Zoning Ordinance No. 60 to provide gasoline service stations permissible only in C-2 Districts -- motion to hold Public Hearing to amend Sections 10.02 and 11.02 of Ordinance No. 60. #9-238-58 RESOLVED that, pursuant to Section 20.01 Subsection (b) of Zoning Ordinance No. 60 of the City of Livonia, the City 1E: Planning Commission does on its own motion hereby determine that there shall be a Public Hearing to determine whether or not Sections 10.02 and 11.02 of the Zoning Ordinance, Ordinance No. 60 should be amended to read as fo]bws: AI ORDINANCE AMENDING SECTIONS 10.02 AND 11.02 OF ORDINANCE NO. 60, AS AMENDED, ENTITLED, "ZONING ORDINANCE OF THE CITY OF LIVONIA." THE CITY OF LIVONIA ORDAINS: Section 1. Section 10.02 of Article 10.00 of Ordinance No. 60, as amended entitled, "Zoning Ordinance of the City of Livonia", is hereby amended by deleting therefrom Sub- section (f). Section 10.02 Uses Permitted. In all C-1 Districts no building or land, except as otherwise provided in this ordinance shall be erected or used except for one or more of the following uses: (a) All uses permitted in an R-2 District. (b) Retail stores, business and professional offices public utility buildings, newspaper distributing 1[40 stations and restaurants. (c) Open air sales, upon a certificate of approval by the City Planning Commission; for food sales, upon a certificate of approval by the City Health 2150 Department and the City Planning Commission, where such sale will not interfere with sidewalk or street traffic. However, this shall not permit the operation of material yards, including new and used lumber sales or used machinery or used auto parts. Notwithstanding the above, the sale of Christmas trees shall be permitted upon the approval of the Police Department that there is suitable and safe ingress and egress to the premises used for such purposes and upon the approval of the Fire Department that all fire rules and regulations of such department have been complied with and upon approval of the Bureau of Inspection that such use is made in compliance with this ordinance and the rules and regulations of the bureau. (d) Shops producing merchandise to be sold at retail on premises, provided that the services of not more than five (5) persons are required to produce such merchandise. (e) Personal service shops such as barber shops, beauty parlors, shoe repair shops, laundry pickup shops, dry- cleaning pickup shops, and any similar service or use, provided any such shop or parlor shall not employ more than five (5) persons. (f) Accessory buildings and uses customarily incidental to any of the above permitted uses. A storage garage for the storage of commercial vehicles used by a business or other permitted activity, when located on the same lot 1[40 therewith and occupying not more than twenty-five (25) percent of the area of such lot shall be considered a legal accessory building and use in C-1 Districts. A sign or other advertising display of a size not exceeding one (1) square foot for each foot of the front lot line included in the premises, when pertaining to the sale, rental or use of the premises on which the sign is located, or to goods or activities conducted therein, or when serving primarily as a directional sign or legal notice shall be considered a legal accessory use in C-1 Districts. The sign may be attached to the building or may be free standing, but in any case the building or post to which the sign is attached shall be on or back of the building line and the sign shall not project more than fifteen (15) inches beyond the building line. No sign or portion of a sign shall project into a public alley. Signs larger in area than authorized in this section shall not be permitted except upon the approval of the City Planning Commission; provided, however, that such approval shall be given only on condition that the sign will be properly maintained, will not become unsightly and will not become a menace to the public health, safety and wel- fare. Section 2. In order to prescribe primary standards for the 1[40 guidance of the City Planning Commission in determining whether or not the use of certain commercial properties shall be permitted for gasoline station purposes; and in order to afford equal protection and uniform treatment to applicants and to promote a proper administration of the Zoning Ordinare e, Section 11.02 of Article 2151 11.00 of Ordinance No. 60, as amended, entitled "Zoning Ordinance of the City of Livonia", is hereby amended by adding thereto Subsection (o): Section 11.02 Uses Permitted: In all C-2 Districts no bui?ding or land, except as otherwise provided in this ordinance, shall be erected or used except for one or more of the following specified uses: (a) All uses permitted in C-1 Districts, except dwellings. (b) Stores and shops for the conducting of a service or a retail business, except that the storage of lumber and other building supplies, or similar materials for retail sale shall be housed within a building having four (4) side walls and roof, open storage of this or similar material shall not be permitted. (c) Office and showroom of a plumber, electrician, decorator or similar trade. (d) Personal service shops, such as barber shops, beauty parlors, shoe repair shops, tire repair shops, laundry pickup shops, dry-cleaning pickup shops, messenger or telegraph service stations and any similar service or use. (e) Banks, theaters, hotels, assembly buildings, catering establishments, conservatories, sales and showrooms, research and testing laboratories, studios, undertaking establishments, dance halls, recreation halls, parking lots and public owned buildings. (f) Public utility buildings. (g) Establishments within buildings or structures for the repair, alteration, finishing, assembling, fabrication or storage of goods, primarily for the residents of the locality or for sale at retail on the premises, provided there is not in connection therewith the operation of any activity or the storage or display of goods in such manner as to be obnoxious or offensive by reason of the emission of odors, fumes, dust, smoke, waste, lightglare, noise or vibration,and further pro- vided that no commercial enterprise shall employ more than five (5) mechanics or workers per each two thousand (2,000) square feet of floor area, on the repair, con- , version, alteration, finishing or fabrication of goods. (h) Advertising signs only when pertaining to the sale, rental or use of the premises on which it is located or to goods sold or activities conducted thereon, or when serving primarily as a directional sign or legal notice. Only one (1) such sign is permitted on a lot, when such lot is four thousand (4,000) square feet or less in area, and such sign shall not exceed thirty-five (35) square feet in area of display surface and shall not exceed I[: seven (7) feet in length. Signs larger in area than authorized in this section shall not be permitted except upon the approval of the City Planning Commission. 2152 (i) Carnivals, outdoor circuses or migratory amusement enterprises. I[: (j) Dry cleaning plants, garages and auto wash establishments, on approval of the City Planning Commission; provided, however, that such approval shall not be given until, in addition to other requirements and considerations, there is filed with such commission the written consent of the owners of frontage of property immediately abutting the premises involved and the written consent of the owners of seventy (70) percent of the frontage of all property within three hund.4ed (300) feet of such premises and not separated therefrom by more than one street or alley. (k) Motels or motor courts upon approval of the City Planning Commission. The Commission may permit motels and motor courts in C-2 Districts, provided that a public hearing is held and it is established that sixty (60) per cent of the prorrtty owners within five hundred (500) feet distance from any part of the 1-t area involved do not object, and provided that a lot area equal to that required for a residence shall be provided for management, provided that each unit pro- vides a lot area of one thousand (1,000) square feet for the first room of eighty (80) or more square feet and an additional area equal to twice the room area for each additional room of eighty (80) square feet I[: or more and provided that each unit or group of units shall have two (2) side yards of not less than ten (10) feet each for interior lot side yards; however, when side yards abut a side street then such street side yard shall be not less than twenty-five (25) feet, a front yard of not less than twenty-five (25) feet, a rear yard of not less than ten (10) feet and and separate buildings shall be not less than ten (10) feet apart; and further provided, that each unit shall have one (1) room with not less than one hundred and fifty (150) square feet of floor area, a bathroom of not less than twenty-five (25) square feet of floor area, and not less than fifty (50) square feet of floor area for a kitchenette, if provided; and further provided, that building height of motels shall not exceed one (1) story or fifteen (15) feet; and further provided, that no guest shall occupy such accommodations of any motel or motor court for a period of more than one (1) month within any calendar year. (1) Any other use similar in character to the above uses when it is not obnoxious or offensive to the locality by reason of the emission of odor, fumes, dust smoke, waste, lightglare, vibration or noise. (m) Office of a veterinarian, including animal clinics and animal hospitals without outside kennels, for the care and treatment of small pets, such as dogs, cats and similar small animals, with the approval of the City Planning Commission. 2153 (n) Drive-in theaters, after approval of the City Planning Commission where such use is located at I: least one thousand (1,000) feet from any district zoned as residential. (o) A gasoline or oil service station when approved by the City Planning Commission, which approval shall shall be granted after the City Planning Commission determines that said filling station is so arranged and maintained so as to not adversely affect the normal use and development of adjoining property and finds further thah the proposed gasoline or oil service station can and will comply with the following standards, regulations and requirements: (1) A gasoline service station shall provide a front yard and two side yards of not less than twenty (20) feet each. Said side and front yards shall not be used for vehicular or other storage nor for any service facilities. (2) A gasoline service station, including any part of the facade, or other structures, or part of any other structures on the same lot, shall not exceed twenty-five (25) feet in height. I[: (3) A gasoline service station shall be located on a plot of ground ho ing frontage along a commercial street of not less than one hundred fifty (150) feet and having a minimum area of not less than fifteen thousand (15,000) square feet. Such station shall be composed of the building housing the office and the facilities for servicing, greasing and/or washing and the pumps for dispensing gasoline. Such facilities shall not contain more than five (5) units. For the purpose of this section, a unit shall mean: (a) a pair of pumps; (b) a stall for one car. (4) A gasoline service station, when located on corner lots, shall provide vehicular entrances or exits not less than a minimum of twenty (20) fest from the corner property lines extended or from the established right-of-way lines as shown on the Master Thorofare Plan. All curb openings, whether on a corner lot or not, shall not exceed thirty-five (35) feet in width at the curb line, and thirty (30) feet at the property line. There shall be a minimum of thirty (30) feet measured along the property line between any series of driveways. On Ire corner lots no driveway from a dide street shall be less than forty (40) feet from the rear property line as measured along the side street property line. Curbs shall be required to prevent ingress and egress except at the required locations. 2154 (5) The applicant shall submit to the City Planning Commission plans showing the layout of the proposed gasoline service station and indicating that the above standards can and will be complied with satisfactorily. (6) A gasoline service station shall observe all regulations for such structures and their uses as required by the laws of the State of Michigan and ordinances of the City of Livonia. ,,ction 3. All ordinances or parts of ordinances in con- flict herewith are hereby repealed only to the extent necessary to give this ordinance full force and effect. Section 4. Should any portion of this ordinance be held invalid for any reason, such holding shall not be construed as affecting the validity of the remaining portions of this ordinance. *The following words were deleted at this point: "A gasoline and oil service station, when approved by the City Planning Commission." that a hearing be held and that notice be given as prove ra in Section 20.01 of the Zoning Ordinance, Ordinance No. 60 of the City of Livonia and that there shall be submitted a report and recommendation thereon to the City Council. I[: The Chairman declared the motion is carried and a Public Hearing will be held on the foregoing proposed ordinance. The secretary suggested that Item No. 6 — Final approval of Patty Ann Subdivision -- be heard now in order that the petitioner would not be detained any longer. Mr. McCullough announced the next item was final approval of the Patty Ann Sub- division submitted by Gordon-Begin Investment Company located in the West 1/2 of Section 24. Mr. Gordon was present. Mr. Gordon stated there weren4t changes since the tentative approval had been giver. Upon a motion duly made by Mr. Robinson and supported by Mr. Greene, it was #`-239-58 RESOLVED that, final plat of the Patty Ann Subdivision located in the West 1/2 of Section 24 be given final approval, and FURTHER RESOLVED, inasmuch as it appears on the records that tentative approval of said proposed plat was given by the City Planning Commission April 3, 1956; and it further appearing that said proposed plat together with the plans and specifications for improvements therein have been approved by the Department of Public Works under date of March 6, 1958; and it further appearing that a bond in the amount of $138,000 to cover the installation I[: of improvements has been filed in the office of the City Clerk under date of August 29, 1958; such bond having been approved by Charles J. Pinto, Assisstant City Attorney on August 29, 1958 it would therefore appear that all the conditions necessary to the 2155 release of building permits have been met and the Building Department is hereby so notified. A roll call vote on the foregoing resolution resulted in the following: AYES: Greene, Walker, Harsha, Robinson and Angevine NAYS: None NOT VOTING: Peacock The Chairman declared the motion is carried and final approval is given to the Patty Ann Subdivision. Mr. McCullough stated at this time that Item No. 13 (motion to hold Public Hearing regarding appeals to City Council - Section 17.04) was put on in error having been taken care of at the August 26, 1958 me. ting. Mr. McCullough announced the next item on the agenda was a motion to hold a Public Hearing to amend Section 10.02 of Article 10.00 of Zoning Ordinance No. 60 permitting dry-cleaning plants in C-1 Districts rather than in C-2 Districts as presently required. Mr. Robinson suggested that the requirement regarding "...the written consent of the owners of frontage of property immediately abutting the premises involved and the written consent of the owners of seventy (70) per cent of the frontage of all property within three hundred (300) feet of such premises and not separated therefrom by more than one street or alley..." be deleted from the new proposed amenth<rt.., Mr. Harsha stated that at the time the Ordinance was made this requirement was inserted for the protection of the surrounding property owners. Mr. Robinson suggested that this matter be referred back to the City Attorney for further consideration and to delete above mentioned requirement. Mr. Greene concurred stating that this Ordinance should be amended according to present day conditions in relation to the dry-cleaning solutions being used at present. Mr. Walker and Mr. Harsha concurred with Mr. Greene. The Chairman declared that this item would be referred back to the Department of Law. Mr. McCullough stated that the next item on the agenda was a letter dated September 2, 1958 from Mayor Brashear in relation to denying Petitions M-114 and M-118 (gas stations). Mr. McCullough was instructed to forward a letter to the Mayor stating the Commissionls reasons. Mr. Angevine suggested a joing committee with two members of the City Council and I[: two members of the City Planning Commission to meet at intervals to discuss problems interlocking between the City Council and the City Planning Commission, in order to keep each Body informed of what the other is attempting to do. 2156 Mr. Harsha and Mr. Robinson concurred with Mr. Angevine. Mr. Angevine stated that he would compose a letter to the City Council stating the Commission's desire for such a joint committee. Mr. Angevine submitted a letter in answer to the letter written by the Country Homes Civic Association to the City Council and referred to the City Planning Commission for their recommendation and report. It was established that Mr. Angevine's letter would be forwarded to the City Council. Upon a motion duly mad€ by Mr. Robinson, supported by Mr. Peacock and unanimously adopted this 92nd Special Meeting was adjourned at approximately 11:50 p.m. September 2, 1958. William R. Robinson, Secretary ATTESTED: fL obert L. Angevine, Chairman