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HomeMy WebLinkAboutPLANNING MINUTES 1961-01-17 3079 MINUTES OF THE PUBLIC HEARING •L AND THE 123 RD REGULAR MEETING OF THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, January 17, 1961 the City Planning Commission .f the City of Livonia held a public hearing and the 123rd Regular Meeting at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Charles W. Walker, Chairman called the Public Hearing to order at approximately 8:05 p.m. Members present: James Watson, Robert M. Peacock, Charles Walker, Wilfred Okerstrom, James Cameron, Robert L. Angevine, Leonard K. Kane and Dennis Anderson. Members Absent : **Robert L. Greene Mr. David R. McCullough, City Planner and Mr. Charles J. Pinto, Assistant City Attorney were present along with approximately 53 interested persons in the audience. Mr. McCullough: The first item on the agenda is Petition Z-487 by G. W. Whitson for F. B. Hall who is asking that the zoning classification on property located on the North side of Plymouth Road approximately 800 ft. West of Priscilla Lane in the Alden Village. Subdivision in the Southwest 1/4 of Section 28 be rezoned from C-1 to C-2. Mr. G. W. Whitson was present. Mr. Walker: Do you have any remarks to the Planning Commission, Mr. Whitson? Mr. Whitson: None, except those we stated at the hearing for permission . of the gas station last week. A C-2 zone is necessary for our intended use. We intend to build a gas station on the property owned by Mr. Hall and a rezoning is necessary for this particular use. Mr. Cameron: We measured how far Hall's building was last Saturday and it was 200 ft. from the centerline of Plymouth Road. Mr. Petcock: On this particular item I do not feel that we can go ahead with the rezoning until we have had a meeting with the Wayne County Road Commission to determine where Wayne Road will be. Mr. Walker: You are questioning the exact location of Wayne Road? Mr. Peacock: If anything is built in the area it might upset the plans of the Wayne County Road Commission. Mr. Watson: With the amount of gas stations in the area, I do not see where it is desirable to add to them. Mr. Angevine: We are only discussing the rezoning. We are not discussing where the road goes or where the gas statin will be built. This is the only thing before us at this time. Mr. Okerstrom: I concur with Mr. Peacock. We should discuss it with the Wayne County Commission. I feel that the road comes first. 3080 I: Mr. Anderson: Didn't we amend our Master Thoroughfare Plan to include Wayne Road? Mr. Walker: We did but we did not put the exact location. Mr. McCullough: We designated Wayne Road where Wayne County wanted it. We have the legal description of the centerline. Mr. Peacock: We don't know the curve going west, do we? Mr. McCullough: It shows a 1,000 ft. radius curve to the west. Mr. Walker: Is it your opinion that the road wouldn't change from what is shown on the map? Mr. McCullough: No, but I can get Wayne County Road Commission to come here if you would like at the next meeting. They were here at the time we amended the Master Thoroughfare Plan. Mr. Whitson: We have the recorded legal description of Wayne Road. (Mr. Whitson presented it to Mr. Walker) **Mr. Greene arrived at approximately 8:07 p.m. Mr. Walker: Is there anyone in the audience who wishes to speak? Mr. Arthur Selke: My only interest in this is whether or not there is 35042 Elmira) anything pending as to an ordinance to control the number of gasoline stations. IL: Mr. Walker: We have looked into a lot of areas where they have con- trol of gas stations. We hove had our attorneys look into the possibility of giving us control over the number of gas stations in the city and as of now, we do not have anything definite whereby we could control them. Mr. Selke: You are aware that other communities have such an ordinance? Mr. Walker: Yes, we are aware of this and we have found that municipal- ities that have these ordinances also have a lot of court cases because of them. We have investigated these ordinances to try and come up with one for our own city. We tr:ed about three years ago but unfortunately we never could get it approved by our legal department. It would be our desire to able to control the number of gas stations. Mr. J. Vanzo: At the last meeting we went on record that we wouldn't 12066 Boston Post Rd.) object to a C-2 zone provided that we were assured of a gas station on that lot but from what has been discussed tonight I am not sure that a gas station will be erected on it and until we can be assured that it will be one, I am going to protest the change in zoning to C-2 because after it is rezoned it is possible that this lot will be used for some other use which would be detrimental to our subdivision. Mr. Walker: It seems that some of our members have expressed a desire to further investigate this item insofar as the possible extension of Wayne Road. Am I correct? 3081 1[40 Mr.Peacock: I would like to ask that it be taken under advisement for further study for that purpose only. Mr. Walker: Any objection from any of the other members? Mr. Anderson: Is it your intent to have someone here from Wayne County Road Commission? Mr. Peacock: Yes, if they would come in and give us the exact location of the road and the curve going west. Mr. Walker: This item will be taken under advisement. Mr. McCullough: The next item on the agenda is Petition Z-486 by Woodbury Building Company who is asking that the zoning classification of property located on the East side of Melvin approximately 300 ft. North of Schoolcraft Road in the Southeast 1/4 of Section 23 be changed from RUFB to R-lA. Mr. Harry B. Wright present for the petitioner. Mr. McCullough: Is it your intent to put in 70 ft. lots? Mr. Wright: Two of the lots will be 79 ft. and four will be 60 ft. This was suggested to us by your Engineering Department because of the open ditch in the area. Mr. Okerstrom: Are you going to close the ditch on the west side? Mr. Wright: No, that belongs to another builder, but we are going to close the one on the east side of Melvin Avenue. Mr. Walker: Is there anyone in the audience who wishes to speak? The question was raised as to what would happen to the acreage immedately east of the proposed tier of lots. This property is presently owned by those with front-age along Schoolcraft Road. The proposed tier of lots would lock in the property of these owners. Mr. Wright suggested that a cul-de-sac could be worked out to not lock in this property. Mr. Okerstrom: I would like to have Mr. Wright bring in an area plan showing this area to the east. It should have been brought in with this rezoning. Mr. Walker: If there is no objection, this will be taken under advise- ment until we have received more information about the property remaining. Mr. McCullough: The next item on the agenda is Petition Z-488 by Sheldon M. Futernick who is asking that the zoning classification on property located on the North side of Purtitan Avenue approximately 450 ft. East of Henry Ruff Road in the Northeast 1/4 of Section 14 be changed from RUFB to R-1A. 1[: Mr. Sheldon Futernick was present. Mr. McCullough: your intent is to split this parcel into two lots, 70 ft. x 292 ft? You are asking for R-lA since you do not have the 80 ft. frontage for RUF. Mr. Futernick: There have been numerous splits of similar parcels into smaller size lots on this street. The 70' x 292' will give 3082 1[40more than an adequate size lot in that location which will conform with the others. It was determined that many of the parcels of land had been subdivided into smaller lots. Mr. Kane stated he lived in the area and did not object to the rezoning, because most of the 1. ts. along Puritan in that direction are smaller lots. He further stated that a subdivision was being built just east of this lot on the south side of Puritan and that the homes being built were very nice. Mr. Walker: Is there anyone in the audience who wishes to speak? Upon a motion duly made by Mr. Peacock, supported by Mr. Anderson, it was #1-11-61 RESOLVED that, pursuant to a Public Hearing having been held on Petition Z-488 as submitted by Sheldon M. Futernick for a change of zoning in the Northeast 1/4 of Section 14 from RUFB to R-lA the City Planning Commission does hereby recommend to the City Council that Petition Z-488 be granted for the reasons that (1) the petitioner is requesting permission to divide his land into two 70' x 292' lots, which from the area standpoint is almost as large as a RUF size lot, and (2) basically, it conforms with the surrounding area, FURTHER RESOLVED, notice of the above hearing was published in the official newspaper, The Livonian, under date of December 28, 1960 and notice of which hearing was sent to The Detroit Edison Company, Chesapeake & Ohio Railway Co. , Michigan Bell Telephone Co. , The Consumers Power Company, City Departments and petitioner as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES: Cameron, Peacock, Greene, Angevine, Watson, Anderson, Kane, Okerstrom and Walker NAYS: None Mr. Walker: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition M-215 by I. Kimmich Builders requesting permission to construct a church building on property located on the Southeast corner of Van Court and Parkdale Avenue, approximately 240 ft. West of Levan Road and 500 ft. South of Plymouth Road in the Northwest 1/4 of Section 32. Mr. Herman 0. Richter present for the petit ioner. Mr. McCullough: We have a letter dated January 13, 1960 from J. H. Gadey, owner of Lots 7, 3, 16 and 17 who is objecting to the proposed use on the grounds that the deed in the subd vision specifies "residence only". Mr. Richter presented a plot plan of the proposed church to the members of the commission. It was determined that the church would be facing Van Court and not Parkdale. 3083 1:40 Mr. Richter: The seating will be for 225 in the main auditorium. We have three lots and more than adequate parking. We have quiate a bit of property in the front that will be in grass. Mr. Anderson: Do you have any kind of day school in connection with the church? Mr. Richter: No, just Sunday School classes in the morning and evening. Mr. McCullough: Have you made any effort to acquire additional land or property? Mr. Richter: No, not as yet. Mr. McCullough: Too often not enough land is bought at the beginning and the first thing that happens is they want to enlarge or add a parsonage and for that reason, we encouraue the petitioner to buy as much as they will need in the future and not for just the present. The commission does not want to discr rage any church but suggest that they purchase more land for the future. In this case, three or four acres is the minimum ane I do not feel you have this. Mr. Angevine: I think there is a lot of truth in that. Mr. Walker: Your property is located in the heart of a real tight area. You have a lot of homes surrounding it. We are always ready and willing to accept a church and help them to establish in the City of Livonia but we feel that this particular area presents a little problem of tightness in parking. Mr. Anderson: Is the property to the east of you vacant? Mr. Richter: Yes and also there are lots across from us that are vacant. Mr. Walker: Is there anyone in the audience who wishes to speak? Mr. George H. Petrena: I own property directly across the street. I have with 36551 Parkdale) me a petition explaining our reasons for objecting which have been expressed already. It has been signed by all of the home owners in the area except for one who lives in California and another who wouldn't sign. Mr. Dean Fogel: What constitutes adequate parking? 36525 Parkdale) Mr. McCullough: The ordinance states one parking space for each 4 seats. We try to go beyond what the law requires and encourage more because the ownership of cars will steadily go up. We have recently amended the ordinance for off-street parking, increasing the minimum number of spaces for certain uses. Mr. Walker: Churches are one of the main reasons the Commission has been reviewing the off-street parking ordinance. Mr. Anderson: Mr. Richter, do you have any plans of enlarging the church? 1 3084 1:40 Mr. Richter: Not now. Most of our churches are memberships of 200 to 250. We have only about three that have over 400. Mr. Walker: Will the church be built for its present need or for the future? Mr. Richter: We have twenty members now and our congregation runs normally thirty-five to forty. The Sunday School classes have sixty to sixty-five members. Mr. Anderson: Do you intend to build a house for the pastor? Mr. Richter: Not on this property. Mr. G. Hatfield: I own property adjoining this property. My house is 36509 Parkdale) within five feet of the church property. This is in accord with the city building requirements. Is there an ordinance to prevent them from parking within the five feet of my home? Mr. Walker: This board will see that the welfare of the people is taken care of. Mr. Hatfield: We do not have any paved raods or curbs and in order to keep the property look ung neat we make our lawns go IL: up to the gravel and if they park off the road they would be parking on the lawn. This is our one concern. If the church does expand and they are crowded for parking, they would be parking on our lawns. Mr. Walker: We will see that adequate parking is available. Mr. Richter, how long have you had this property for this purpose? Mr. Richter: About three years. We are located in the Garfield School at present. Mr. McCullough: It is quite expensive to rent from the school? Mr. Richter: Yes, it is. Upon a motion duly made by Mr. Kane, supported by Mr. Angevine, it was #1-12-61 RESOLVED that, pursuant to a Public Hearing having been held on Tuesday, January 17, 1961 the City Planning Commission does hereby grant Petition M-215 by I. Kimmich Builders requesting permission to construct a church building in the Northwest 1/4 of Section 32, 1[0 FURTHER RESOLVED, notice of the above hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. Mr. Kane: My reason for making the above motion is in view of the fact that the petitioner is not looking forward to expanding from the present size of the congregation and we are certainly not in any position to say whether the 3085 congregation will be more or less. If it should increase to a point beyond what they can take care of they can always 0 to two services. hr. Anderson: Should they ever get in the position where they are wanting to expand, they should be made aware of the fact that they are going to have difficulty in meeting the off-street parking requirements. Mr. Richter: Yes, we are aware of this. A roll call vote on the foregoing resolution resulted in the following: AYES: Cameron, Peacock, Greene, Angevine, Watson, Anderson, Kane Okerstrom and Walker NAYS: None Mr. Walker: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is a petition by the City Planning Commission to determine whether or not Part V of the Master Plan, the "Master School and Park Plan" should be amended by deleting a proposed park site and designating another in Section 2. I was hopeful that the Director or Parks & Recreation could be present this evening to explain why there should be a change so soon after the Master School & Park Plan has been revised. I suggest that this be taken under advisement until we have heard his reason. Mr. Walker: Is there anyone in the audience who wishes to speak? Then, this item will be taken under advisement until we have heard from Mr. R. Girardin. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Kane, it was #1-13-61 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, January 17, 1961 at approximately 8:50 p.m. A roll call vote on the foregoing resolution resulted in the following: AYES: Cameron, Peacock, Greene, Angevine, Watson, Anderson, Kane, Okerstrom and Walker NAYS: None Mr. Walker: The motion is carried and the public hearing is hereby adjourned. 1[4. The Chairman called a recess at approximately 8:51 p.m. * * * * * Mr. Walker called the 123rd Regular Meeting to order at approximately 9:05 p.m. with all those present now who were present at the time recess was called. 3086 1:40 Mr.MC Cullough: The next item on the agenda is Petition M-214 by The Ohio Oil Company requesting permission to construct a gasoline service station on property located on the Northwest corner of Plymouth Road and Wayne Road (if cut through) in the Southwest 1/4 of Section 28. Public hearing 1/10/61, item taken under advisement. Mr. Walker: Since the petition for rezoning, Z-487, was not acted upon, this item will be taken under advisement. A C-2 zoning is necessary before we can approve Petition M-214. Mr. McCullough: The next item on the agenda is a request dated January 11, 1961 from The Bonadeo Corporation for one-year's ex- tension on Fairway Farms Subdivision #4 located on the North side of Five Mile Road and East of Levan Road in the Southeast 1/4 of Section 17. Preliminary approval granted 2/3/59; extension granted 2/2/60. Upon a motion duly made by Mr. Kane, supported by Mr. Anderson and unanimously adopted, it was #1-14-61 RESOLVED that, pursuant to a request dated January 11, 1961 from the Bonadeo Corporation for a year's extension on Fairway Farms Subdivision #4 located in the Southeast 1/4 of Section 17, the City Planning Commission does hereby grant said request. Mr. Walker: The motion is carried and the foregoing resolution is reiadopted. Mr. McCullough: The next item on the agenda is a request from Goodman Bros. & Co. , dated January 11, 1961 requesting one-year's extension on the Stark Gardens Subdivision located on the North side of Schoolcraft and approximately 1300 ft. West of Gill Road in the Southwest 1/4 of Section 21. Preliminary approval granted 2/3/59; extension granted 1/19/60. A copy of the letter which we received from the City Council in relation to granting extensions on preliminary plats is included in your folder. They requested that the Planning Commission refuse granting plat extensions for all subdivisions located in areas wherein the zcning has been changed to provide larger lots in accordance with the City's master plan of rezoning. Mr. Kane: On this particular subdivision, I would like to know about the area around it. Is this area platted for 60' lots and built upon? Mr. McCullough: The south half of this section, south of Lyndon, has no homes as yet. The north half is pretty well built upon in 60' lots. ILMr. Greene: What about the legal aspect? Mr. Pinto: I think the ordinance statesthat the provisions of the ordinance shall not be applicable to subdivision plats that have received approval of the City Planning Commission prior to the effective date of the ordinance. • 3087 I:: But, if you have any other reason, you could refuse the extension. The burden is on you to state why you won't extend the approval. Mr. Anderson: If we go ahead and hold this up and not extend this plat and the others that are approved go in with the 60 ft. lots, he would then have a sut.ivision of 70 ft. lots among the 60 ft. lots. Mr. Walker: They are asking us to deny the plat which would make it necessary for the developer to come back before us with a new plat showing 70 ft. lots, but they have not given substantial reasons that we have the power or that we should do this. Mr. Pinto: If there were any other reasons for denying it, you could use those. Upon a motion duly made by Mr. Okerstrom, supported by Mr. Kane and unanimously adopted, it was #1-15-61 RESOLVED that, pursuant to a request dated January 11, 1961 from Goodman Bros. Company for a year's extension on the Stark Gardens Subdivision located in the Southwest 1/4 of Section 21, the City Planning Commission does hereby grant said request. I[: Mr. Walker: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item is a report from members who went to inspect a new type of protective wall last Saturday. I asked Mr. Mac Rae from Price Bros. to be present tonight to answer any questions you might have. Since he has not arrived, we can go on to the next item until he gets here. The next item on the agenda is a revision of the resolu- tion adopted on March 15, 1960 in relation to Topsoil Application TA-61, to grant said permit for one year rather than six months. At the request of the Chairman, a resolution has been submitted to you which would eliminate the necessity of holding another public hearing to grant the petitioner an additional six months which would expire at the same time his bond is due to expire. The topsoil ordinance was recently amended to c ant topsoil permits for one year instead of the previously six month permit. Mr. Walker further explained his reasons for amending the previous resolution. He felt that it had been the intent of the Commission to grant the topsoil application for the same length of the topsoil bond. The bond will expire in April. The I: new resolution would extend the applicant's permit until April. Upon a motion duly made by Mr. Kane, supported by Mr. Peacock and unanimously adopted, it was #1-16-61 RESOLVED that, the City Planning Commission having adopted on Tuesday, March 15, 1960, its Resolution #3-45-60 wherein a certain 3088 I:: soil removal application, TA-61, was approved and it having come to the attention of the City Planning Commission that the soil removal permit therein authorized was issued for a six (6) month period, the City Planning Commission does therefore take this means to indicate to the Bureau of Inspection that it was the in- tention of the City Planning Commission, upon the adoption of the aforementioned resolution, to authorize the issuance of a permit for a one (1) year period in accordance with Ordinance No. 256; therefore, the Commission requests the Bureau of Inspection to amend the previously issued permit so ss to authorize soil re- moval operations for a one (1) year period from date of issue, provided that a satisfactory and sufficient bond is on file with the City of Livonia covering such operations for that period. Mr. Walker: The motion is carried and the foregoing resolution is adopted. Upon a motion duly made by Mr. Peacock, supported by Mr. Okerstrom and unanimously adopted, it was #1-17-61 RESOLVED that, the City Planning Commission pursuant to Section 20.01 of the Zoning Ordinance of the City of Livonia, does hereby establish and order that a public hearing be held to determine whether or not to rezone the following described property from its present zoning classification of C-2 to R-lA: IL Any portion of Lots 17, 18, 19, 20, 21, 22, 47, 48, 49, 50, 51 and 52 presently zoned C-2 in the Merri- Five Subdivision in the Southwest 1/4 of Section 14, FURTHER RESOLVED, that a hearing be held and notice be given as provided in Section 20.01 of the Zoning Ordinance, Ordinance No. 60 of the City of Livonia and that there shall be a report sub- mitted and recommendation thereon to the City Council. Mr. Walker: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is a motion to hold a public hearing pursuant to City Council's Res. #18-61 to rezone property on the Southwest corner of Stamford and Seven Mile Road in the Northeast 1/4 of Section 9 from C-1 to PS. The Helman Civic Association has requested that this property,originally rezoned to C-1 from residential to accomodate a clinic approximately 5 years ago, be rezoned to PS in order that it is specially used for this purpose and not for any other use under the C-1 zoning. It was determined after a brief discussion that due to the small size of the lot, after the right-of-way for Stamford is taken, it might be wise to rezone said I: property to residential. Upon a motion duly made by Mr. Anderson, supported by Mr. Greene, it was #1-18-61 RESOLVED that, the City Planning Commission pursuant to City Council's Resolution #18-61 and to Section 20.01 of the Zoning Ordinance of the City of Livonia, does hereby establish and order that a public hearing be held to determine whether 3089 1:140 or not to rezone the following piece of property from its present zoning classification of C-1 to R-lA, 210 feet South from Center of West Seven Mile Road and 80 feet West fm m the center of Stamford in the Northeast corner of Parc ,l 09Ala ir_ the Northeast 1/4 of Section 9, FURTHER RESOLVED, that a hearing be held and notice be given as provided in Section 20.01 of the Zoning Ordinance, Ordinance No. 60 of the City of Livonia and that there shall be a report sub- mitted and recommendation thereon to the City Council. A roll call vote on the foregoing resolution resulted in the following: AYES: Cameron, Peacock, Greene, Angevine, Watson, Anderson, Kane and Walker NAYS: None NOT VOTING: Okerstrom Mr. Walker: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is Petition Z-484 by D. R. McCullough asking that the zoning classification on 1[0 certain properties located on the South side of Five Mile Road between Brookfield and Farmington Roads in the Northwest 1/4 of Sect=un 22 be rezoned from CC and C-2 to PS. Public Hearing 12/20/60, item taken under advisement; Special Meeting 1/10/61 item taken under advisement. Mr. Michael Caffery representing property owners of certain property in Z-484 was present. There was a very lengthy discussion as to the uses allowed under the PS zoning. It was determined that a funeral home and convalescent home are among the uses that might not be particularly suitable around the Civic Center property. A suggestion was made that the PS ordinance could be amended so as to include a funeral home and convalescent home under those uses that need the approval of the City Planning Commission. This amendment would have to be precedent to any action taken on Z-484. Mr. McCullough informed the commission that it would take almost three months before this amendment would be fficial even if the motion for a public hearing was made tonight. Mr. Peacock felt that this should first be discussed with the Council at the Liaison Committee meeting. Mr. Caffery informed the commission that Mr. Wheelock owner of the property in the Civic Center was not interested in selling his property. His interest was in Mr. Baze's and Mr. O'Neil's property. A suggestion was made to have the b1;yer of the property put a restriction in the deed so as to be sure that the property was not used for specific uses. Mr. Caffery 1[40 was not agreeable to this suggestion although he said he would talk with the buyer. He stated he was doubtful if the buyer would agree to this. He felt that it might prevent the property from being sold in the future with this restriction upon it. Mr. Greene asked if it was still advisable to ameuc the ordinance for PS so that specific uses would require the approval of the Planning Commission. Mr. Walker said it was his feeling that it was,regardless of this particular petition before the Commission . 3090 1:40 Upon a motion duly made by Mr. Greene, supported by Mr. Okerstrom and unanimously adopted, it was #1-19-61 RESOLVED that, that the City Planning Commission pursuant to Section 20.01 of the Zoning Ordinance of the City of Livonia, does hereby establish and order that a public hearing be held to determine whether or not to amend sub-section (b) of Section 9.52 of Article 9.50 PS District Regulations as follows: (b) Buildings when devoted to any one or more of the following professional occupations: medical offices and/or clinics; dental offices and/or clinics; optometry offices; chiroprac- tic offices and/or clinics; attorneys offices; accounting offices; engineering and architectural offices; and any other professional, executive or administrative occupations; provided, however, that any occupation or use not specifically listed in this subsection, including convalescent homes, hospitals and funeral homes, shall require the express approval of the City Planning Commission. FURTHER RESOLVED, that a hearing be held and notice be given as provided in Section 20.01 of the Zoning Ordinance, Ordinance No. 60 of the City of Livonia and that there shall be a report submitted and recommendation thereon to the City Council. ILMr. Walker: The motion is carried and the foregoing resolution is adopted. Mr. Peacock: In reference to Item No. 13, Petition Z-484, I suggest that this be taken under advisement until such time that the Liaison Committee meeting has been held with the City Council. Mr. Walker: This will be taken under advisement and I would like to say that any other member other than those on the Liaison Committee is welcome to attend this meeting. Mr. McCullough: Mr. MacRae of Price Brothers is present now. Our next item is a report from the members who inspected the pro- tective wall erected by Price Brothers for the Planning Commission examination. This is in relation to Petition Z-470 to amend Section 4.45 of Article 4.00 (type of protective wall). Public hearing 9/20/60, item taken under advisement. There was a lengthy discussion between Mr. MacRae and the Planning Commission members during which several of the members suggested a few changes in the wall they examined. Mr. Walker asked Mr. MacRae,after the discussion,to go over the sug- gestions made by the various members and to inform Mr. McCullough of his findings after which the Planning Commission could go into it further themselves and determine what to do. He stated it was imperative that a type of wall be chosen which wouldn't raise so many objections from those who have to erect it due to the cost. There 1[400 was a definite problem at the present time behind the shopping center at Schoolcraft and Inkster and it was the desire of the Planning Commission to come up with a wall so as to encourage the developers of this shopping center to replace the present wall which is in excess of 1,000 ft. It must be kept in mind to try and choose a wall that is reasonable in cost otherwise we have wasted a lot of valuable time. Mr. Walker thenked Mr. MacRae for coming to the meeting. 3091 Item #14 was withdrawn from the agenda for the reason it was determined that a I:: motion to change the size of the building was made at the previous meeting. Mr. McCullough: We have been informed by the Department of Law that since we have adopted the RM District Regulations which is for those areas having R-2A -70 ft. lots(minimum size) that the zoning map must also be amended so as to change all those areasnow designated R-1A-70 to read RM. Upon a motion duly made by Mr. Angevine, supported by Mr. Peacock and unanimously adopted, it was 41-20-61 RESOLVED that, in accordance with Section 20.01 (b) of the Zoning Ordinance, the City Planning Commission does hereby provide for a public hearing to be held on the question of whether or not the Zoning Map shall be amended to change the classification of all those properties situated in Sections 4 through 9 inclusive and in Sections 16, 17, 18, 20 and 21, now designated on the Zoning Map as R-1A, to RM; and RESOLVED further, that the City Planner shall fix and advertise the date of such public hearing and that notice be given as provided in Section 20.01 of the Zoning Ordinance, Ordinance No. 60 of the City of Livonia and that there shall be a report submitted and recommendation thereon to the City Council. re Mr. Walker: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item on the agenda is a letter dated January 16, 1961 from Mr. Floyd S. Oak, Supreme Tri-Bit Company. They are asking for approval to enable them to expand their present facilities and utilize the 85 x 260 feet of vacant land they have available. You will renember they came before the Planning Commission last spring as asked for a rezoning from C-2 to M-1 which was approved by the Commission but denied by the City Council. They are now asking for assistance so that they may be able to expand, otherwise they may be forced to move out of Livonia. After a brief discussion it was suggested that this letter be referred to the Industrial Commission and have them submit their recommendation to the Planning Commission. Mr. McCullough stated he would take care of this. It was then suggested that a motion be made to hold another public hearing to determine whether or not to rezone this property from C-2 to M-1. IL Upon a motion duly made by Mr. Okerstrom, supported by Mr. Peacock and unanimously adopted, it was #1-21-61 RESOLVED that, the City Planning Commission pursuant to Section 20.01 of the Zoning Ordinance of the City of Livonia, does hereby establish and order that a public hearing be held to determine whether or not to rezone the following described property from C-2 to M-1: 3092 Lot #17, Folker's Farmington Acres, being a subdivision of part of the Northwest 1/4 of Section 3, Town 1 South, Range 9 East, Township, Wayne Count MLivonia Northerly 27 feet whichhaslexcept previously been deeded to Wayne.County for highway purposes; also known as 33101 W. Eight Mile Road, Livonia, .Michigan, FURTHER RESOLVED, that a hearing be held and.notice be given as provided in Section 20.01 of the Zoning Ordinance, Ordinance No. 60 of the City of Livonia and that there shall be a report and submitted and recommendation thereon to the City Council_, Mr. Walker: The motion is carried and the foregoing resolution is adopted. Mr. McCullough: The next item is the Civic Center site plan. I have a proposed layout of the Civic Center for your examination. There was a brief discussion of the proposed civic center plan, after which Mr. McCullough stated that at the next meeting helnped to have it completed for the approval of the Planning Commission. Upon a motion duly made by Mr. Kane, supported by Mr. Watson and unanimously adopted, the City Planning Commission does hereby adjourn the 123rd Regular Meetin held on Tuesday, January 17, 1961 at approximately 10:50 p.m. g 1 CITY PLANNING COMMISSION 4 W. E. Okerstrom, Secretary ATTESTED: Cha les W. Walker, Chairman