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HomeMy WebLinkAboutPLANNING MINUTES 1968-05-21 5318 [4:4 MINUTES OF THE 193rd REGULAR MEETING OF THE CITY PLANNING COMMISSION CF THE CITY OF LIVONIA On Tuesday, May 21, 1968, the City Planning Commission of the City of Livonia, held its 193rd Regular Meeting and a Public Hearing at the Livonia City Hall, 33001 Five Mile Road, Livonia, Michigan. Mr. Walker, Chairman, called the Public Hearing to order at approximately 8:30 p.m. with approximately 125 interested persons in the audience. Members present: Charles W. Walker Donald Pollock Harry Wrightman Raymond W. Tent Donald Heusted Myra Chandler Marvin Moser Members absent: None Messrs. Don Hull, Planning Director; Ralph Bakewell, Planner III; and David Perry, Assistant City Attorney, were present, Mr. Wrightman announced the first item on the agenda is Petition 68-4-2-5 by Wonderland Mobile Homes Sales, Ietc,, requesting to be granted a waiver use permit to expand present sales lot located on the south side of Plymouth Road between Hubbell and Denne in the Northwest 14/ of Section 35. The petitioner was not present. Mr. Walker stated that the public hearing on this item would still take place and perhaps by the time the item is taken up during the regular meeting the petitioner will be here. Mr. Lou Humpert, 11420 Hubbell, stated that he is in favor of this petition because some of the existing structures will be removed and that this man's use of this property has been very fine and has not been a problem. Mr. Tent requested to know if Mr. Humpert has an interest in this piece of property. Mr. Humpert stated he has no interest in the property but is probably the closest neighbor since he has a home on Hubbell behind Taylor's Townhouse. He stated the former gas station on this property was more objectionable. Mr. H. Curtner, 9901 Merriman, stated he owns property abutting this site to the south and has no objection to this use, He stated that this proprietor has been a good neighbor and has kept the property clean. There was no one else wishing to be heard regarding this item. Mr. Walker stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-4-2-6 by Carl W.. Riegal requesting to be granted a waiver use permit to build a gasoline service station on property located on the west side of Merriman Road between Schoolcraft and Plymouth Roads in the Northeast 1/4 of Section 27. li4 The petitioner was present. 5319 Mr. Hull informed the Commission that an acceptable site and landscape plan has been submitted to the Department and that copies of his No. 1 proposal have also been received. There was no one else wishing to be heard regarding this item. Mr. Walker, Chairman, stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-2-1-6 by Brashear, Brashear, Mies and Duggan, Attorneys for Harold D. and Darlene L. Culp and Raymond H. and Lynda S. Pietryka requesting to rezone property located east of Farmington Road and north of Five Mile Road in the Northeast 1/4 of Section 3, from M-1 to C-2. Mr. James Mies was present and stated he is appearing on behalf of the petitioners He stated this property will be sold to the petitioners for development as an office development which will be in agreement with the Downtown Livonia plans. Mr. Hull advised the Commission that if he is granted the zoning which he re- quests, he could not make immediate use of the property because of the area requirement. 4 4 Mr. Walker questioned if Mr. Mies feels he could come up with the proper area in order to obtain a building permit. Mr. Mies stated yes, by adding the parcel that fronts on Five Mile Road. He stated that is their intent to develop this along with the other development that they feel will take place on Five Mile Road. Mrs. Chandler questioned the time Mr. Mies felt would be involved in carrying out his plane. Mr. Mies stated it would depend on capital and tenants for this type of develop- ment and whether or not something could be worked out to integrate the total business along with the bank. He said this has to come in stages but unless they know that the thinking of the Planning Commission and Council goes along with a C-4 zoning, it would be difficult for them to take the next step in developing it. Mr. Tent asked if, when Mr. Mies came in with the proposal from the bank, they were planning ahigh-rise development also, and if this development could be done along with the bank's development and at the same time. Mr. Mies said, yes, they were planning a high-rise development, but the petitioners would have to be sure that they could have the C-4 zoning and that their plans would go along with the bank's if they find out what they plan. Mrs. Chandler stated that it is difficult and a risk to the Commission to pass . a rezoning without a plan. 144, Mr. Wrightman questioned if W. Mies thought Westmore would dead-end. 5320 : Mr. Mies stated this would rest with the Planning Commission and at the time the bank was approved he believed it was the Planning Commissiotfs concern, not so much that Westmore went through, but to make sure there was access to the rest of the property. Mr. Mies stated they would also have to come back for similar zoning on the Five Mile Road. frontage. Mr. Wrightman questioned if the Planning Commission has a legal right to rezone this to C-4 when it doesn't have the minimum one-acre area. Mr. Perry, Assistant City Attorney, stated they would be able to rezone it but the petitioner would not be able to buildon it and in the case of waiver uses the Zoning Board could not grant any variances. Mr. Hull stated we had a written legal opinon to this effect. Mrs. Chandler indicated that she feels rezoning without a plan could be spec- ulative zoning. Mr. Henry Kaminsky, 15615 Westmore, questioned why Mr. Mies doesn't wait until he gets a prospect for the property and them ask for the rezoning. Mr. Mies stated that the process of rezoning is a lengthy one and that one has to start by knowing that the rezoning could be obtained. 4 A resident, 11531 Westmore, questioned what is allowed under the C-4 zoning, and would the rest of the block still be residential? i Mr. Hull read the uses allowed under the C-4 District. Mr. Walker stated that other property in the block will not be effected by this petition. He stated that three plans have been submitted to the Council re- garding development of this area and the Commission is at a standstill until the Council acts on the proposed plans. He informed all present that the Commission will meet with the Council on May 27, 1968 and until the Commission is informed of the Council's reaction to the proposed plans the development for this area will not be known. Mr. Walker stated that all the comments made this evening regarding this petition will be considered at the time the meeting is held with the Council, and that the use of this particular piece of property will not be planned until there is a complete plan for the entire area. Mr. Kaminsky requested to be notified when this petition is again considered. Mts. Leona LeBar, 15315 Shadyside, stated she objected to this petition but thinks the plan for development of a large area is good. A resident, 15325 ' Shadyside, asked to be notified regarding consideration of this petition again. Mrs. Peg Schumacher, 15504 Westmore, requested to be notified also. Mr. Walker, Chairman, stated this item will be taken under advisement. I: Mr. Wrightman announced the next item on the agenda is Petition 68-3-1-8 by the Boam Company, Eugene P. Brady, President, requesting to rezone property located west of Merriman and south of Eight Mile Road in the Northeast 1/4 of Section 3, from M-1 to C-2. 1[40 5321 Mr. Thomas Brady, petitioner, was present and stated that a large increase in population is proposed for this area and for this reason he would like to rezone the property in order to construct an Austin gas station which will sell Gulf products but will not be owned by the Gulf Oil Company. Mr. Paul Free, Vice-President of Austin Oil Coy , (distributor for Gulf Oil Co.), was present and stated that this concept will be very different because of the area and neighborhood, which is more residential than commercial. He stated they are about to open a new station at Plymouth and Levan and that this Company has never had a closed service station or one without a dealer. Mr. Tent pointed out that there was, at one time, a Gulf station a little ways down the street from this location. Mr. Wrightman questioned how the Austin Company could expect to sell Gulf products better than the Gulf Company itself. Mr. Free stated he felt this is due because of the Austin Company's involvement and personal interest in each station. Mr. Brady stated that other companies had tried to purchase this property but Austin was chosen because of the design of their building which could easily be 1440 turned into an office building and not leave a building that would be detri- mental to the neighborhood. Mr. Walker questioned if they proposed to build a station similar to the station at Plymouth and Levan. Mr. Free stated, no, it will not be similar to that and he believed the Commission would view the plan for this station differently. Mr. Free showed a plan of the proposed development to the Commissioners. Mr. V. Reddy, Vice-President of the North Central Civic Association, stated that the Association has no objection to a service station on this property and that this is what the Association had in mind when they approved of the multi-family zoning in the area. Mr. William Miller of the Industrial Development Commission, stated his feeling that there is a shortage of land zoned for industrial purposes in the community and they feel that any encroachment on land that is zoned industrial is not in the best interest of the community. He stated that the Commission would oppose the rezoning of property in this area other than for industrial purposes. There was no one else present wishing to be heard regarding this petition. Mr. Walker, Chairman, stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-19 by Nelson Dembs requesting to rezone property located on the south side of Seven Mile Road east of Merriman Road in the Northwest IE: 1/4 of Section 11, from R-5 to R-7. 5322 Nr. Nelson Dembs, 16500 North Park Towers, Southfield, Michigan, was present and stated that this is an odd shaped piece of property which lends itself to multi-family rather than single family development. He stated that he has an option to purchase the property and it can be developed only by fronting lots on Bainbridge and backing to the west, making each lot 300' deep. Mr: Pollock questioned if there could be at least 30 seventy-foot lots for single family development, would this not be economical? Mr. Dembs stated it would not be economical after developing the property and installing sewer, water and other improvements. Mr. Walker questioned what price homes would have to be constructed and sold as single family development. Mr. Dembs stated he would say they would have to be in the price range of about $40,000. Mr. Harry Frish, 18579 Sunset, stated his objections to this rezoning. Mr. C. Richeson, 31511 Vargo, objected to the petition and requested that the Planning Commission deny it. Mr. Steven Heisler, 18377 Sunset, submitted a petition of signatures of resi- dents in the area who opposed this rezoning. Mr. Harvey Gorges, 19030 Merriman, objected to the petition. Mr. Bill Stowe, 18643, was present and objected to the petition. Mr. Robert Shaw, 18720 Sunset, was present and stated that all lots abutting this parcel on the west are 600' deep and he does not feel this would be a compatible use for this property. A resident, Mr. Fortell, stated he lives in back of the proposed site and objects to the rezoning on the basis of traffic congestion creation. A resident, 17329 Merriman, President of the Merriman-Six Association, stated he would like to go on record in behalf of the Associaiton as opposing the proposed apartments in this area. Mr. Walker requested a show of hands of those in the audience who are opposed to this rezoning. There were thirty-five people indicating objection to this petition in this manner. Mr. Walker stated this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-3-3-8 by Larry Buckley requesting to vacate an easement located on the south side of Meadowbrook Lane, approximately 760 feet west of Hubbard Road in the Northwest 1/4 of Section 22. Mr. Buckley was present and stated he is asking vacation of 4' of a 6' easement in order to enable him to build a garage 2' from the lot line which is allowed under the Ordinance. He stated there is nothing overhead. 5323 Mc Hull advised the Commission that the Detroit Edison Company objected to the vacation previously and maintained that the City did not have the right to vacate an easement assigned to thep,but they have responded to the notice on this petition. Mr. Walker requested Mr. Buckley to contact the Detroit Edison Company and inform them that the Commission is holding this matter up for a short time pending a communication from them. Mr. Buckley stated he would do so. Mr. Walker stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-2-3-4 by James T. Elias requesting to vacate an alley located south of Plymouth Road between Berwick and Ingram Avenue in the Northeast 1/4 of Section 34. Mr. Elias, petitioner, was present and stated that the purpose of this request is to create more off-street parking. He stated the alley is of no use to any one and that he will black-top it for parking. Mr. Elias further stated that the people living directly behind this property have no objection to the alley being vacated because they feel this would eleviate the noise and dust, and they will deed the property over to him. Mr. Walker stated that there is a sewer in the alley that would have to be re- located and the Engineering Division has indicated that they would want a 20' easement retained because of the sewer. Mr. Elias stated that they will maintain the alley after it is blacktopped and why couldn't the City dig up the blacktop if there is a need to get into the sewer because he does not intend to build anything on the alley. Mr. Hull stated that this alley is in the area on which a detailed study has been made and action should be delayed until such time as the Commission has made a complete study of it. Mr. Pollock asked Mr. Elias if he would like to visit the Planning Department in order to view this plan. Mr. Elias stated he will take a look at the plan. He added that he can alleviate the problem in this particular area now, but if the Commission has a way to alleviate the entire area, he is all for it, but questioned the length of time it would take to put the plan into effect. There was no one else wishing to be heard regarding this item. Mr. Walker, Chairman, stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-15 by Donald C. Deremo, Attorney for Dr. Otonas Vaitas, requesting to rezone property located on the north side of Orangelawn, west of Farmington Road, in the Northeast 1/4 of Section 33, from RUF to PS. 5324 1[41411Mr. Deremo, representing the petitioner, was present and stated that Dr. Vaitas r wishes this rezoning in order to expand his existing clinic. Mr. Wrightman questioned if Dr. Vaitas intends to lease out the new addtition. Mr. Deremo stated, he may. Mr. Hull stated that it has been conveyed to him that the Credit Union will come in with a waiver use for the property to the north. Mr. Tent questioned if Mr. Deremo is aware that the location of the storm sewer has not been resolved. Mr. Deremo stated that he is not aware of that. Mr. Tent stated that according to a letter in the file from Engineering Divi- sion, the storm sewer is still not resolved. There was no one else wishing to be heard regarding this petition. Mr. Walker, Chairman, stated the item will be taken under advisement. Mr. Wrightman announced that the next item on the agenda is Petition 68-4-1-10 by Schostak Brothers and Company, Inc. requesting to rezone property located on the northwest corner of Seven Mile Road and Farmington Road in the Southeast 1/4 of Section 4, from RUFA and C-1 to C-2. Mr. Walker familiarized the audience with the overall plan by Mr. Schostak and stated it includes five separate petitions, all of which are included on the agenda this evening. Mr. Jerry Schostak, petitioner, was present and stated that the total site con- sists of 68 acres; approximately 8 acres which will be retained as flood plain area; 38 acres of commercial ; 10 acres of multi-family, 150 units and the balance of land to be used for professional service and industrial. He stated the multi-family development is proposed to contain 150 units, one-half one- bedroom units and one-half two-bedroom units; that the commercial would be a neighborhood shopping center type development; and that two professional service developments are planned. Mr. Schostak stated that it is expected to begin the industrial immediately and the multi-family would proceed according to the market. He stated the program follows the general thinking of the Planning Commission and is in conjunction with the Planning Department's plan for the area. Mr. Tent questioned if Mr. Schostak will be the sole developer of the complete complex. Mr. Schostak stated they are developers and do not plan to 'esel1 portions of the development. Mr. Tent questioned the type of commercial planned. Mr. Schostak stated they haven't as yet signed a lease but felt the Commission and he are in agreement regarding discount houses. 5325 Mr. Pollock stated he is concerned about the occupant of the large C-2 zoned portion of the development and if a substandard commercial use is put in, then the apartments will be substandard. Mr. Schostak stated that he shares the Commission's concern, but that they own the property and would not develop any portion of the complex in a substandard way. He stated that he believed the Commission will find that all their develop- ments are a credit to the community. Mrs. Chandler questioned if it is Mr. Schostak's intention to develop the R-7 before the commercial. Mr. Schostak stated that the industrial would go first but he would hope that the entire development can go in as a unit at about the same time. The question was raised regarding the new I-C proposed ordinance with relation to this development. Mr. Hull stated that these requests before the Commission tonight are in- dividual zoning petitions and that the City is protected by site plan control over the commercial development; site plan control over P.S. development over two acres; plat approval is the tool to regulate the industrial development and site plan approval on the multi-family development. He stated that the planned unit section of the ordinance, as it now exists, is applicable only to single family residential development, and the only provision applicable to this particular development would be the I-C which has not been processed through the Council. Mr. Hull continued by stating that even though there is a multi- plicity of uses here it is a relatively simple and well-defined project and the proposed ordinance is not as applicable to this development as it may be to others. To a question regarding his intent concerning the R-7 zoning and the other portions of the project Mr. Schostak stated that it would not be to their advantage to build the multiples and forget about the rest of the property and before multiples are built a study will be made of the market in order to know what the public will want here, and he stated it is actually their desire to build the entire package as a unit. Mr. Wrightman questioned if Mr. Schostak has alternates available in his plans that might substitute one use for another or is this his definite plan. Mr. Schostak stated that they have a degree of flexibility in their thinking but as of the moment they have no other plans. Mr. Wrightman questioned how Mr. Schostak arrived at the quantity of each zoning indicated on the plan. Mr. Schostak stated this plan represents the coordinated thinking of the Plan- ' ning Department and his own planners. Mr. Hull stated that the Planning Department prepared an overall study for the Northwest sector of the City which was brought before the Commission, Council, Mayor, School Board, Industrial Development Commission and all decision makers of the City, and that this plan was mutually agreed upon before the developers of this land came into the picture. Mr. Hull stated that these developers are conforming to the guidelines that the basic proposal set forth. He stated 5326 that the basic guidelines were established prior to Mr. Schostak's purchase of this land. Mr. Pollock questioned if Mr. Schostak had stated that he was going to deed the flood plain land to the City. Mr. Schostak stated he did not believe he said that but that he would improve the area and use it in conjunction with the multiples. Mr. Hull advised that the policy decision has not been made by the City that the City will accept all flood plain lands in the City. He stated that the City would accept an easement to the flood plain lands and the main thing we are interested in is seeing that this property is not obstructing the drainage. Discussion was held regarding the quality of the multiple dwellings which were proposed. Mrs. Chandler related that quality apartments in Livonia are hard to find. Mr. Schostak stated they have some fine multiple dwellings behind them. Mr. Moser asked if they would control the construction of apartments. Mr. Schostak stated they would negotiate with a general contractor for the building of the apartments and on the industrial, in some instances they may 1440 be required to sell but they are not land speculators, they are land developers. Mr. Cliff Thompson, 19012 Norwich, questioned where will the sanitary sewers come from to take care of 68 acres. Mr. Schostak stated it is his impression that adequate services are available and this information came from their Engineer through the City's Engineering Department. Mr. David Jones, Assistant Director of Public Works, was present in the audience, and stated that there are sanitary sewers on Farmington Road that are adequate to handle 68 acres. Mrs. May Owen, 33599 W. Seven Mile Road, questioned if this site abutts her property. Mr. Schostak stated he believes it does. Mrs. Owen stated she would like to go on record as being in favor of this development. Mr. Ed Donner, 19313 Farmington Road, questioned what is to happen to his property. Mr. Schostak stated that his company has been attempting to purchase his property but it has not been for sale. Mr. William Miller of the Industrial Development Commission expressed the Commission's concurrence and approval of this development and their desire to see the industrial development implemented. 5327 Ii7 Mrs. Bertha Gold, 19915 Farmington Road, stated her objection to the industrial zoning on Farmington Road since it is all residential. Mr. Schostak stated there is no industrial proposed for Farmington Road in this development: A resident, 19320 Farmington Road stated his belief that this development will be a wonderful thing. Mr. Thompson stated that he is in favor of what he has seen here tonight but if Mr. Schostak comes in with a Yankee Store he can expect to have opposition from the residents of the area. Mr. Hull questioned if Mr. Schostak would have an objection to giving the City an easement for storm deainage across the flood plain lands and for the Seven Mile Road right-of-way. Mr. Schostak replied, no. There was no one else wishing to be heard regarding this petition. Mr. Walker stated that this petition and the other four petitions concerning rezoning for this development, will be taken under advisement. d Mr. Wrightman announced the next item on the agenda is the Preliminary Plat approval for Burton-Share's Westside Industrial Subdivision located in the Northwest 1/4 of Section 28. Mr. William Berry, representing the petitioner, was present and stated that this subdivision is being formed out of a series of long pencil strips and is in an area approved by the City as being for industrial. Mr. Robert Curran, developer, stated that storm drainage will go into a lake west of Stark Road. Mr. Walker questioned who gave Mr. Curran permission to cross residential property and empty into the drain. Mr. Curran stated the Engineering Division have temporarily granted them this permission. Mr. Victor Juzak, 30960 Rayburn, stated there is a large lake on this property which has been created from the excavations of Mr. Weissman and the lake poses a danger to residents and children in the area. Mr. Perry, Assistant City Attorney, stated that the Planning Commission granted permission to Mr. Weissman to remove the sand from this property; Mr. Weissman removed more sand than the Ordinance allowed and has been stopped. IL Mr. Tent questioned if there is a case in court concerning this. Mr. Perry stated that as far as he knows there is no litigation on this, but he assumes the hole will be filled when Schoolcraft is excavated although Mr. Weissman is liable for this and the Engineering Division and Planning Depart- ment have been very concerned about this. 5328 Mr. Hull advised the Commission that this matter was discussed with the Engineering Division before this meeting tonight and their answer was that 4 these problems will be resolved. Mr. Pollock stated that he agreed with Mr. Hull that the Commission is getting into areas which do not regard this subdivision and if there is a hazard in- volved here it should be turned over to the Public Safety Department. Mr. Perry stated that this is only preliminary plat approval and as Mr. Hull pointed out, if there are any drainage problems they will have to be resolved before the final plat is approved. Mr. Berry stated that after preliminary plat approval the Engineering Division will have to approve the engineering plans and this would Include drainage of the subdivision. Mr. Kuzak stated that if the plat is approved he will not give the City an easement to drain the subdivision across his lot into the lake. There was no one else wishing to be heard regarding this item. Mr. Walker stated the item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is the Preliminary plat approval for Westward Industrial Subdivision located in the North- west 1/4 of Section 28. There was no one present wishing to be heard regarding this petition. Mr. Walker stated the item will be taken under advisement. On a motion duly made by Mr. Pollock, seconded by Mr. Tent, and unanimously adopted, it was: #5-53-68 RESOLVED that, the City Planning Commission does hereby adjourn the Public Hearing held on Tuesday, May 21 , 1968, at approximately 11:40 p.m. * * * * * * * * * * * Mr. Walker, Chairman, called the 193rd Regular Meeting to order at approximately 12:01 a.m. with approximately 85 interested persons in the audience. Mr. Wrightman announced the first item on the agenda is Petition 68-4-2-5 by Wonderland Mobile Homes Sales, Inc. , requesting to be granted a waiver use permit to expand present sales lot located on the south side of Plymouth Road between Hubbell and Denne in the Northwest 1/4 of Section 35. Mr. Tom Payne of the Wonderland Mobile Homes Sales, Inc. , 30905 Plymouth Road, was present and stated he desires to expand his existing business. He stated he would hard surface the lot for display and additional units, and there wouldbe a center lane type drive going through the lot to eliminate traffic congestion on Plymouth Road. Mr. Tent questioned if the purpose of this request is to enhance the business rather than for display of additional trailers. 5329 Mr. Tent questioned if the purpose of this request is to enhance the business 1 rather than for display of additional trailers, Mr. Payne stated, yes. Mr. Wrightman questioned if Mr. Payne would be willing to dedicate the required right-of-way on Plymouth Road. Mr. Payne indicated that he beieved this would be up to the State Highway Department. On a motion duly made by Mrs. Chandler, seconded by Mr. Tent, the following resolution was made: RESOLVED that, pursuant to a public hearing having been held on May 21, 1968 on Petition 68-4-2-5 as submitted by Wonderland Mobile Homes Sales, Inc. requesting to be granted a waiver use permit to expand present sales lot located on the south side of Plymouth Road between Hubbell and Denne in the Northwest 1/4 of Section 35, the City Planning Commission does hereby recommend to the City Council that Petition 68-4-2-5 be denied for the following reasons: (1) This type of use will not contribute to the stability of Plymouth Road. It is extremely important to stabilize development along Plymouth Road so that it may be upgraded rather than downgraded. (2) The proposed use will not be of such location, size and character as to be in harmony with the appropriate and orderly development of the zoning district in which it is situated and could be detrimental to the orderly development of adjacent lands. FURTHER RESOLVED, that notice of the above public hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. A roll call vote on the foregoing resolution resulted in the following: AYES:Tent, Chandler NAYS: Pollock, Heusted, Moser, Walker, Wrightman ABSENT: None Mr. Walker, Chairman, declared the foregoing resolution is not adopted. On a motion duly made by Mr. Tent, and seconded by Mr. Moser, it was #5-54-68 RESOLVED that, pursuant to a Public Hearing having been held on May 21, 1968 on Petition 68-4-2-5 as submitted by Wonderland Mobile Homes Sales, Inc. , requesting to be granted a waiver use permit to expand present sales lot located on the south side of Plymouth Road between Hubbell. and Denne in the Northwest 1/4 of Section 35, the City Planning Commission does hereby determine to table Petition 68-4-2-5 until the next regular meeting. A roll call vote on the foregoing resolution resulted in the follow ng: 5330 AYES: Pollock, Heusted, Moser, Tent, Wrightman, Walker NAYS: Chandler ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Tent stated his reason for recommending a tabling motion is to give Mr. Payne an opportunity to consider the right-of-way dedication and to give the Commission an opportunity to consider the alteration of the location of Mr. Payne's trailers on this property if the dedication is made. Mr. Pollock advised Mr. Payne that every one of the people who were here for the public hearing spoke very highly of his business and that he feels that is deserving of some recognition and that Mr. Payne should feel very proud. Mr. Wrightman announced the next item on the agenda is Petition 68-4-2-6 by Carl W. Riegal requesting to be granted a waiver use permit to build a gasoline service station on property located on the west side of Merriman Road between Schoolcraft and Plymouth Roads in the Northeast 1/4 of Section 28. On a motion duly made by Mr. Wrightman, seconded by Mr. Pollock, and unanimously adopted, it was #5-55-68 RESOLVED that, pursuant to a public hearing having been held on May 21, 1968 on Petition 68-4-2-6 as submitted by Carl W. Riegal requesting to be granted a waiver use permit to build a gasoline service station on property located on the west side of Merriman Road between Schoolcraft and Plymouth Roads in the Northeast 1/4 of Section 28, theCity Planning Commission does hereby recommend to the City Council that Petition 68-4-2-6 be approved with the following conditions: (1) That construction adhere to Architectural Rendering #R-60, Provincial Gasoline Station, as represented to the Planning Commission. (2) That Site and Landscape Plan #MR-532, which was submitted to the Commission, be adhered to. (3) That landscaping and site improvement be completed within two (2) years after issuance of Building Permits. for the following reasons: (1) The site lands itself well to this type of development. (2) The site plan indicates that the entire development can be adequately accommodated on the site. (3) This service station is being granted to replace the 140, existing operation on the opposite corner which will be removed by the freeway construction. FURTHER RESOLVED, that notice of the above public hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. 5331 Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 68-2-1-6 by Brashear, Brashear, Mies and Duggan, Attorneys for Harold C. and Darlene L. Culp and Raymond H. and Lynda S. Pietryka requesting to rezone property located east of Farmington Road and north of Five Mile Road in the Southwest 1/4 of Section 15, from R-1 to C-4. Mr. Walker stated this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-3-1-8 by the Boam Company, Eugene P. Brady, President, requesting to rezone property located west of Merriman and south of Eight Mile Road in the Northeast 1/4 of Section 3, from M-1 to C-2. On a motion duly made by Mr. Tent, seconded by Mr. Wrightman, and unanimously adopted, it was #5-56-68 RESOLVED that, pursuant to a public hearing having been held on May 21, 1968 on Petition 68-3-1-8 as submitted by the Boam Company Eugene P. Brady, President, requesting to rezone property located west of Merriman and south of Eight Mile Road in the Northeast 1/4 of Section 3, from M-1 to C-2, the City Planning Commission does 110 hereby recommend to the City Council that Petition 68-3-1-8 be denied for the following reasons: (1) It will establish an undesirable precedent to rezone land from industrial to commercial. (2) The Master Plan of the City generally indicates that the land in this sector of the City be used for industrial, not commercial. (3) This is a parcel of land that should not be used for an unrelated use. (4) This proposed zoning would constitute spot zoning because it is physically small and unrelated to the overall land use of the area. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonia Observer, under date of May 5, 1968 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michi- gan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-9 by Nelson Dembs requesting to rezone property located on the south side of Seven Mile Road east of Merriman Road in the Northwest 1/4 of Section 11, from R-5 to R-7. 5332 11 10 Mr. Walker, Chairman, stated that discussion was held with the petitioner during the recess between the public hearing and the regular meeting and he agreed that he will return to the Commission with some type of single family development request, and that this item will be taken under advisement until the petitioner has had an opportunity to submit his plan to the Commission for readvertisement. Mr. Tent questioned if the R-7 then is technically dead. Mr. Walker stated he believed it was conveyed to the petitioner that the Commission wouldhave no alternative but to deny this, but to give him an opportunity for single family development the Commission agreed to take the matter under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-3-3-8 by Larry Buckley requesting to vacate an easement located on the south side of Meadowbrook Lane, approximately 760 feet west of Hubbard Road in the Northwest 1/4 of Section 22. Mr. Walker, Chairman, stated this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-2-3-4 by James T. Elias requesting to vacate an alley located south of Plymouth Road between Berwick and Ingram Avenue in the Northeast 110 1/4 of Section 34. i Mr. Walker, Chairman, stated that this item will be taken under advisement. J Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-15 by Donald C. Deremo, Attorney for Dr. Otonas Vaitas, requesting to rezone property located on the north side of Orangelawn, west of Farmington Road, in the Northeast 1/4 of Section 33, from RUF to P.S. Mr. Walker, Chairman, stated that this item will be taken under advisement. Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-10 by Schostak Brothers and Company, Inc. requesting to rezone property located on the northwest corner of Seven Mile Road and Farmington Road in the Southeast 1/4 of Section 3, from RUFA and C-1 to C-2. It was suggested by Mr. Hull , Planning Director, that the Commission approve . all five of these petitions as submitted by the petitioner but that the legal descriptions on Petitions 68-4-1-11, 68-4-1-12 and 68-4-1-13 be modified to exclude the flood plain areas at the time the resolutions are transmitted to Council. On a motion duly made by Mr. Wrightman, seconded by Mrs. Chandler, and unanimously adopted, it was #5-57-68 RESOLVED that, pursuant to a public hearing having been held on May 21, 1968 on Petition 68-4-1-10 as submitted by Schostak Brothers and Company, Inc. requesting to rezone property located on the northwest corner of Seven Mile Road and Farmington Road in the Southeast 1/4 of Section 4, from RUFA and C-1 to C-2, the City Planning Commission does hereby recommend to the City Council that Petition 68-4-1-10 be approved for the following reason: 5333 111 (1) It is consistent with the previously approved master plan for this sector of the City. I FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonia Observer under date of May 5, 1968 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio RAilway Company, Mich- igan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-11 by Schostak Brothers and Company, Inc. requesting to rezone property located on the west side of Farmington Road, north of Seven Mile Road in the Southeast 1/4 of Section 4, from RUFA to R-7. On a motion duly made by Mr. Tent, seconded by Mr. Heusted, and unanimously adopted, it was #5-58-68 RESOLVED that, pursuant to a public hearing having been held on May 21, 1968 on Petition 68-4-1-11 as submitted by Schostak Brothers and Company, Inc. , requested to rezone property located on the west side of Farmington Road, north of Seven Mile Road in the Sotith- east 1/4 of Section 4, from RUFA to R-7, the City Planning Com- mission does hereby recommend to the City Council that Petition 68-4-1-11 be approved for that portion of property covered by the following modified legal description which excludes the flood plain area: "That part of the S. E. 1/4 of Section 4, T. 1 S. , R. 9 E. , City of Livonia, Wayne County, Michigan, described as: Beginning at a point on the W. line of Farmington Road (120.00' wide), distant S. 89° 57' 10" W. , 60.00' and N.0° 00' 50" W. , 1 ,005.00' from the S. E. corner of said Section 4; thence S. 89° 57' 10" W. , 550.00' ; thence N. 0° 00' 50" W. , 1 ,635.56' ; . thence N. 89° 48' 30" E., 60.00' ; thence S. 16° 20' 40" E. , 675.74' ; thence N. 89° 59' 10" E. , 300.00' to a point on the W. line of said Farmington Road; thence along said line S. 0° 00' 50" E. , 986.95' to the point of beginning, containing 14.78 acres." except "That part of the S. E. 1/4 of Section 4, T. 1 S. , R. 9 E., City of Livonia, Wayne County, Michigan, described as: Beginning at a point on the W. line of Farmington Road (120.00' wide), distant S. 89° 48' 30" W. , 60.00' and N. 0° 00' 50" W. , 1,801.95' from the S. E. corner of said Section 4; thence S. 89° 48' 30" W. , 550.00' ; thence N. 0° 00' 50" W, 840.00' ; thence N. 89° 48' 30" E. , 60.00' ; thence S. 16° 20' 40" E. , 675.74' ; thence N. 89° 59' 10" E. , 300.00' to a point on the W. line of said Farmington Road; thence along said Farmington Road; thence along said line, S. 0° 00' 50" E. , 190.00' to the point of beginning, containing 4.71 acres more or less." for the following reasons: 5334 Li (1) It is consistent with the previously approved master plan for this sector of the City. i' FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonia Observer, under date of May 5, 1968 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Company and City Depart- ments as listed in the Proof of Service. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-12 by Schostak Brothers and Company, Inc. requesting to rezone property located north of Seven Mile Road, west of Farmington Road in the Southeast 1/4 of Section 4, from RUFA to ML. On a motion duly made by Mr. Pollock, seconded by Mr. Moser, and unanimously adopted, it was #5-59-68 RESOLVED that, pursuant to a public hearing having been held on May 21, 1968 on Petition 68-4-1-12 as submitted by Schostak Brothers and Company, Inc. , requesting to rezone property located north of Seven Mile Road, west of Farmington Road in the Southeast 1/4 of Section 4, from RUFA to ML, the City Planning Commission does hereby recommend to the City Council the Petition 68-4-1-12 be approved for that portion of property covered by the following modified legal description which excludes the flood plain area: "That part of the S. E. 1/4 of Section 4, T. 1 S. , R. 9 E. , City of Livonia, Wayne County, Michigan, described as; Beginning at a point distant S. 890 57' 10" W. , 1,326.30' measured along the S. line of said Section 4 and N. 00 05' 00" E. , 600.00' from the S. E. corner of said Section 4; thence N. 0° 05' 00" E. , 2,038.78' ; thence N. 890 48' 30" E. , 711.83' ; thence S. 0° 00' 50" E. , 1 ,635.56' ; thence N. 89° 57' 10" E. , 108.80' ; thence S. 0° 00' 50" E. , 180.00' thence S. 89° 57' 10" W. , 200.00' ; thence S. 62° 55' 45" W. , 275.11' ; thence S. 00 00' 50" E. , 100.00' ; thence S. 89° 57' 10" W. , 379.08' to the point of beginning, containing 32.48 acres." except "That part of the S. E. 1/4 of Section 4, T. 1 S. , R. 9 E. , City of Livonia, Wayne County, Michigan, described as: Beginning at a point distant S. 89° 48' 30" W. , 610.00' and N. 0° 00' 50" W. , 2,261.95' from the S. E. corner of said Section 4; thence N. 0° 00' 50" W. , 380.00' ; thence S. 89° 48' 30" W. , 480.00' ; thence S. 0° 00' 50" E. , 50.00' ; thence S. 80° 00' 00" E. , 340' ; thence S. 21° 20' 00" E., 289.30' ; thence N. 89° 48' 30" E. , 40.00' to the point of beginning, containing 1.45 acres more or less." for the following reason: (1) It is consistent with the previously approved master plan for this sector of the City. 5335 4 FURTHER RESOLVED that, notice of the above public hearing was published in the official newspaper, the Livonia Observer, under date of May 5, 1968 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-13 by Schostak Brothers and Company, Inc. , requesting to rezone property located on the west side of Farmington Road, north of Seven Mile Road in the Southeast 1/4 of Section 4, from RUFA to P.S. On a motion duly made by Mr. Moser, seconded by Mr. Wrightman, and unanimously adopted it was #5-60-68 RESOLVED THAT, pursuant to a public hearing having been held on May 21, 1968 on Petition 68-4-1-13 as submitted by Schostak Brothers and Company, Inc. , requesting to rezone property located on the west side of Farmington Road, north of Seven Mile Road in the South- east 1/4 of Section 4, from RUFA to P.S. , the City Planning Com- mission does hereby recommend to the City Council that Petition 68-4-1-13 be approved for that portion of property covered by the following modified legal description which excludes the flood plain area: A "That part of the S. E. 1/4 of Section 4, T. 1 S. , R. 9 E. , City of Livonia, Wayne County, Michigan, described as: Beginning at a point on the W. line of Farmington Road (120.00' wide), distant S. 89° 57' 10" W. , 60.00' and N. 0° 00' 50" W. , 1 ,991.95' from the S. E. corner of said Section 4; thence S. 890 59' 10" W. , 300.00' ; thence N. 16° 20' 40" W. , 675.74' ; thence N. 89° 48' 30" E. , 490.00' to a point on the W. line of said Farmington Road; thence along said line, S. 0° 00' 50" E. , 650.00' to the point of beginning, containing 5.89 acres." except "That part of the S. E. 1/4 of Section 4, T. 1 S. , R. 9 E. , City of Livonia, Wayne County, Michigan, described as: Beginning at a point on the W. line of Farmington Road (120.00' wide), distant S. 89° 59' 10" W. , 60.00' and N. 0° 00' 50" W. , 1,991.95' from the S. E. corner of said Section 4; thence S. 890 59' 10" W, 300.00' ; thence N. 160 20' 40" W. , 675.74' ; thence N. 890 48' 30" E. , 120.00' thence S. 160 20' 40" E. , 551.14' ; thence N. 890 59' 10" E. , 215.04' thence S. 00 00' 50" E., 120.00' to the point of beginning, contain- ing 2.41 acres more or less." for the following reason: (1) It is consistent with the previously approved master plan for this sector of the City. 5336 4 FURTHER RESOLVED that, notice of the above public hearing was 104 published in the official newspaper, the Livonia Observer, under date of May 5, 1968 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company and City Departments as listed in the Proof of Service. Mr.. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is Petition 68-4-1-14 by Schostak Brothers and Company, Inc. , requesting to rezone property located on the north side of Seven Mile Road, west of Farmington Road in the Southeast 1/4 of Section 4, from RUFA and C-1 to PS. On a motion duly made by Mrs. Chandler, seconded by Mr. Wrightman, and unanimous- ly adopted, it was #5-61-68 RESOLVED that, pursuant to a public hearing having been held on May 21 , 1968 on Petition 68-4-1-14 as submitted by Schostak Brothers and Company, Inc. , requesting to rezone property located on the north side of Seven Mile Road, west of Farmington Road in the South- east 1/4 of Section 4, from RUFA and C-1 to PS, the City Planning Commission does hereby recommend to the City Council that Petition '68-4-1-14 be approved for the following reason: (1) It is consistent with the previously approved master plan for this sector of the City. FURTHER RESOLVED, that notice of the above public hearing was published in the official newspaper, the Livonia Observer, under date of May 5, 1968 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Depart- ments as listed in the Proof of Service. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Pollock stated he believes this to be an excellent development if properly put in and he would like to see the same type development as is in Troy. Mr. Walker gave a Quit Claim Deed for right-of Sway dedication to Mr. Schostak for his signature and submission to the City. Mr. Wrightman announced the next item on the agenda is the preliminary plat approval for Burton-Share's Westside Industrial Subdivision located in the Northwest 1/4 of Section 28. On a motion duly made by Mr. Moser, seconded by Mr. Wrightman, and unanimously adopted, it was 5337 #5-62-68 RESOLVED that, pursuant to a public hearing having been held on May 21, 1968, the City Planning Commission does' hereby recommend to the City Council that the preliminary plat of Burton-Share' s Westside Industrial Subdivision located in the Northwest 1/4 of Section 28, be approved for the following reasons: (1) It is of sufficient design calibre to justify Planning Commission approval. (2) It is in the best interest of the City to encourage this type of development in this sector of the City. (3) The proposed subdivision conforms to all the rules, regulations and ordinances of our City. FURTHER RESOLVED, notice of the above hearing was sent to the abutting property owners, proprietor, City Departments as listed in the Proof of Service and copies of the plat together with notice have been sent to the Building Department, Super- intendent of Schools, Fire Department, Police Department and Parks and Recreation Department. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. 1!: Mr. Wrightman announced the next item on the agenda is the preliminary plat approval of Westward Industrial Subdivision located in the Northwest 1/4 of Section 28. On a motion duly lade by Mr. Pollock, seconded by Mr. Wrightman, and unanimous- ly adopted, it was #5-63-68 RESOLVED that, pursuant to a public hearing having been held on May 21 , 1968, the City Planning Commission does hereby recommend to the City Council that the preliminary plat of Westward Industrial Subdivision located in the Northwest 1/4 of Section 28, be approved for the following reasons: (1) It is of sufficient design calibre to justify Planning Commission approval. (2) It is in the best interest of the City to encourage this type of development in this sector of the City. (3) The proposed subdivision conforms to all the rules, regulations and ordinances of our City. FURTHER RESOLVED, notice of the above hearing was sent to the abutting property owners, proprietor, City Departments as listed in the Proof of Service and copies of the plat together with notice have been sent to the Building Department, Superintendent of Schools, Fire Department, Police Department and Parks & Recrea- tion Department, Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. 5338 Mr. Wrightman announced the next item on the agenda is Petition 68-1-8-1 by Occidental Investment Company requesting site plan approval for multi-family development proposed to be located at Merriman and Eight Mile Road in Section 2. Mr. Wrightman questioned if the ordinance amendments which are pending at the present time relating to construction of multiple dwellings are adopted prior to approval of this particular petition, will this petitioner be forced to comply with any new amendments. Mr. Perry, Assistant City Attorney, stated that these ordinances are in Council now and if they should become effective prior to the issuance of building permits the petitioner would have to comply with them. Mr. Tent stated that in addition to the present ordinance amendments pending with the City Council he would like to ppopose another which would require multiple dwellings to have basements. He stated that according to a Chicago report the tornado tracking system has never tracked more tornados in the midwest than last year, and that basements would offer protection to apartment tenants. On a motion duly made by Mr. Tent and seconddd by Mr. Heusted, it was RESOLVED that, the City Planning Commission, pursuant to Section 8.02 of Ordinance No. 543, the Zoning Ordinance, as amended, does hereby determine to table Petition 68-1-8-1 by Occidental Invest- ment Company requesting site plan approval for multi-family develop- ment proposed to be located at Merriman and Eight Mile Road in I Section 2. Mr. Clarence Charest, Attorney representing the petitioner, stated that they have perused the proposed amendments and the vast majority of these amendments were proposed by Mr. Schubiner and are included in his proposed development, with the exception of one which pertains to steel girders. Mr. Charest asked that the Commission not table this petition tonight. Mrs. Chandler questioned the City Attorney as to whether the Commission can pass a motion based on the amendments before the Council being incorporated into this apartment development should they pass, and if Mr. Perry knew the approximate time the ordinances will be acted on. Mr. Perry stated that some of the ordinances are up for roll call vote but he would doubt if there will be a final determination for another month. He stated he could not answer the first part of Mrs. Chandler's question without research. Mr. Tent stated he would add to his motion that the Legal Department be re- quested to check with the National Defense to find out about apartment base- ments. Mr. Charest stated that the legislative body of this City has set down rules to which this petitioner is bound, but they should not be bound by what they ° might do in the future, and requested that the matter be voted on tonight and the petitioner not be delayed any further. Mr. Pollock stated that the Commission has been informed by the Council that apartments are going into this area and that the Commission has been working with the petitioner to convince him that the best possible apartments are 5339 wanted for this area. He stated he believes the Commission has received from the petitioner exactly what he is going to put in and that the burden now should be on the people of the area who supported this petition above the Commission's objection. Mrs. Chandler stated that the Commission has been working on this matter for a long time and she believes it should be either passed or denied, but to stall is not fair to the petitioner. Mr. Moser questioned if the developer will comply to the new requirements of the new ordinances. Mr. Schubiner stated that if they are in effect within ninety days he will have to comply with them, and that everyone of these suggestions for amend- ments were made by himself exclusive of the steel joists requirement, in an effort to help this City update their apartments.. Mr. Wrightman questioned if the Planning Department is satisfied with the plans for this development. Mr. Hull stated that the site and landscape plans are acceptable to the Department. A roll call vote on the foregoing motion to table the petition resulted in the following: AYES: Heusted, Tent NAYS: Moser, Pollock, Chandler, Walker, Wrightman 4 ABSENT: None Mr. Walker, Chairman, stated the motion is not adopted. On a motion duly made by Mr. Pollock and seconded by Mrs. Chandler, it was #5-64-68 RESOLVED that, the City Planning Commission, pursuant to Section 8.02 of Ordinance No. 543, the Zoning Ordinance, as amended, does hereby grant site plan approval of Petition 68-1-8-1 as submitted by Occidental Investment Company requesting site plan approval for multi-family development proposed to be located at Merriman and Eight Mile Road in Section 2, subject to the following conditions: (1) That the Site Plan No. 68-874 be adhered to. (2) That the Landscape Plan No. L-1 dated April 29, 1968 be adhered to and be completely installed within two years after building permits have been issued. (3) That the Building Plans No. 68-874 dated 1/29/68 (sheets 1 - 4), submitted to the Planning Commission be adhered to. (4) That storm drainage be outletted to the south to a branch of the Bell Creek. for the following reasons: 5340 (1) The site plan is of sufficient calibre to justify our approval. (2) It conforms to all the ordinances of the City. (3) The development will not adversely effect adjacent. development. A roll call vote on the foregoing resolution resulted in the following: AYES: Moser, Pollock, Chandler, Heusted, Walker, Wrightman NAYS: Tent ABSENT: None Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Wrightman, seconded by Mr. Heusted, and unanimous- ly adopted, it was #5-65-68 RESOLVED that, pursuant to a public hearing having been held on April 23, 1968 on Petition 68-2-2-2 as submitted by John F. Dooley Attorney for William V. Titus and John Giacobozzi requesting to be granted a waiver use permit to erect a gasoline service station on the northeast corner of Haggerty Road and Six Mile in the South- west 1/4 of Section 7, the City Planning Commission does hereby 141410 recommend to the City Council that Petition 68-2-2-2 be approved subject to the following conditions: (1) That the Site and Landscape Plan dated 12/13/67 be adhered to. (2) That the landscaping as shown on the approved Landscape Plan shall be completed within two years after the Building permit has been granted. (3) That the ranch-type, brick station be constructed. for the following reasons: (1) There is a need for this type of facility in this sector of the City. (2) It relates to, and is in harmony with, the overall theory and master plan for this sector of the City. (3) The site can accommodate the intended use and conforms to all the ordinances of the City. FURTHER RESOLVED, that notice of the above public hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. 5341 Mr. Wrightman announced the next item on the agenda is Petition 68-1-2-1 by B. Mayer requesting to be granted a waiver use permit to install automatic auto-wash equipment and add on to existing building located on the north side of Schoolcraft between Eckles and Hix Roads in the Southwest 1/4 of Section 19. Mr. Mayer stated he would be agreeable to signing a Quit Claim Deed for the required dedication on Eckles Road and accepted the Deed stating he would submit it after signing it. On a motion duly made by Mr. Pollock, seconded by Mr. Wrightman, and unanimous- ly adopted, it was #5-66-68 RESOLVED that, pursuant to a public hearing having been held on February 20, 1968 on Petition 68-1-2-1 as submitted by G. Mayer requesting to be granted a waiver use permit to install automatic auto-wash equipment and add on to existing building located on the north side of Schoolcraft between Eckles and Hix Roads in the Southwest 1/4 of Section 19, the City Planning Commission does hereby recommend to the City Council that Petition 68-1-2-1 be approved subject to the following conditions: (1) That the building will be remodeled in conformance to plans submitted by the petitioner. (2) That the revised Site Plan and Lanscape Plan No. SL-868 be adhered to. (3) That the petitioner will construct a well to alleviate water problems in the area if required to do so by the Engineering Division, Department of Public Works. for the following reasons: (1) There is a need for this type of facility in this sector of the City. (2) The site is large enough to accommodate this facility and meet all the ordinance requirements of the City. FURTHER RESOLVED, that notice of the above public hearing was sent to property owners within 500 feet, petitioner and City Departments as listed in the Proof of Service. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda ie Petition 68-1-1-1 by Claude F. Brogden requesting to rezone property located south of Eight Mile Road and west of Purlingbrook in the Northwest 1/4 of Section 2, from RUFA to P. There were five people in the audience who objected to this petition. On a motion duly made by Mr. Tent, seconded by Mr. Pollock, and unanimously adopted, it was. 5342 #5-67-68 RESOLVED that, pursuant to a public hearing having been held on February 20, 1968 on Petition 68-1-1-1 as submitted by Claude F. Brogden requesting to requesting to rezone property located south of Eight Mile Road and west of Purlingbrook in the Northwest 1/4 of Section 2, from RUFA to P, the City Planning Commission does hereby recommend to the City Council that Petition 68-1-1-1 be approved for the following reasons: (1) This is a logical expansion of an existing use. (2) This additional parking will reduce the congestion within the area and reduce the quantity of parking presently taking place on City rights-of-way. (3) Provisions for parking when well-screened will not adversely effect the stability of the adjacent areas. FURTHER RESOLVED that, notice of the above public hearing was pub- lished in the official newspaper, the Livonia Observer, under date of January 31, 1968 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announcdd the next item on the agenda is Petition 67-12-1-41 by Norman Liebert of Supreme Tri-Bit Company, request to rezone property located on the west side of Shadyside, south of the centerline of Eight Mile Road in the Northwest 1/4 of Section 3, from C-2 and R-3-A to P. On a motion duly made by Mr.. Moser, seconded by Mr. Wrightman, and unanimously adopted, it was #5-68-68 RESOLVED that, pursuant to a public hearing having been held on February 20, 1968 on Petition 67-12-1-41 as submitted by Norman Liebert of Supreme Tri-Bit Company requesting to rezone property located on the west side of Shadyside, south of the Centerline of Eight Mile Road in the Northwest 1/4 of Section 3, from C-2 and R-3-A to P, the City Planning Commission does hereby recommend to the City Council that Petition 67-12-1-41 be approved for the following reasons: (1) This is a logical expansion of an existing use. (2) This additional parking will reduce the congestion within the area and reduce the quantity of parking presently taking place on City rights-of-way. 4 (3) Provisions for parking when well-screened will not adversely effect the stability of the adjacent areas. 5343 FURTHER RESOLVED, that notice of the above hearing was published in the official newspaper, the Livonia Observer under date of January 31, 1968 and notice of such hearing was sent to the Detroit Edison Company, Chesapeake & Ohio Railway Company, Michigan Bell Telephone Company, Consumers Power Company and City Departments as listed in the Proof of Service. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. Mr. Wrightman announced the next item on the agenda is a motion by the City Planning Commission, on its own motion, to hold a public hearing to determine whether or not to amend Part I of the Master Plan of the City of Livonia, the Master Thoroughfare Plan, by deleting Wayne Road between Schoolcraft and Plymouth Road in the Southwest 1/4 of Section 28. On a motion duly made by Mr. Tent, seconded by Mr. Heusted, and unanimously adopted, it was #5-69-68 RESOLVED that, pursuant to the provisions of Act 285 of the Public Acts of Michigan, 1931, as amended, the City Planning Commission does hereby establish and order that a public hearing be held to determine whether or not to amend Part I of the Master Plan of the City of Livonia, the Master Thoroughfare Plan, by deleting Wayne Road between Schoolcraft and Playmouth Road in the Southwest 1/4 of Section 28. IT IS FURTHER RESOLVED, that notice of time and place of said public hearing be published in a newspaper of general circulation in the City of Livonia and that a notice by registered mail be sent to each public utility and railroad within the City of Livonia in accordance with the provisions of Act 207 of the Public Acts of Michigan of 1921, as amended. Mr. Walker, Chairman, declared the motion carried and the foregoing resolution is adopted. On a motion duly made by Mr. Tent, seconded by Mr. Moser, and unanimously adopted, the City Planning Commission adjourned its 193rd Regular Meeting held on May 21, 1968, at approximately 1:10 a.m. CITY PLANNING COMMISSION Harry Wrig an, Sec/ry ATT ES Witle-d(-)Charl== W. Walker, Chairman