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HomeMy WebLinkAboutPLANNING MINUTES 1983-05-24 7935 MINUTES OF THE 344th SPECIAL MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, May 24, 1983, the City Planning Commission of the City of Livonia, held its 344th Special Meeting and Public Hearings in the Livonia City Hall , 33000 Civic Center Drive, Livonia, Michigan. Mr. Daniel R. Andrew, Chairman, called the meeting to order at 8:05 p.m. , with approx- imately twenty-five interested persons in the audience. Members present: Daniel R. Andrew Lee R. Morrow Donna Naidow Joseph J. Falk Jerome Zimmer Donald Vyhnalek Members absent: *Herman Kluver Judith Scurto **Sue Sobolewski Messrs. John J. Nagy, Planning Director; H. G. Shane, Assistant Planning Director; and Ralph H. Bakewell , Planner IV, were also present. Mr. Andrew informed those present that the Commission normally would begin with the first item on the agenda but since Mrs. Sobolewski and Mr. Kluver will be late this evening, the Commission will delay Petition 83-5-2-19 by Metrovision of Livonia on the agenda until later. Mr. Joseph J. Falk, Secretary, announced the first item on the agenda is Petition IL83-4-2-17 by Robert D. Prater requesting waiver use approval to operate a fast oil change and lube center on the southeast corner of Six Mile and Middlbelt Roads in the Northwest 1/4 of Section 13. Mr. Shane: There is a letter in the file from the Engineering Division indicating that there are no engineering problems connected with this petition. That is the extent of the correspondence regarding this petition. Mr. Robert D. Prater, 3719 Dibble Road, Jackson, Michigan, petitioner, was present. Mr. Andrew: You anticipate a roadway which is not on your property for ingress and egress to the building? Do you have an easement in writing? Mr. Prater: We have an offer to purchase a forty-foot strip with a road on it. If that isn't possible, there is enough room to swing around and come out. Mr. Andrew: At what time would you know if a sales agreement can be entered into. Mr. Prater: When you desire, if we can get the waiver. M. Rick Gerstner, Kalamazoo: The lady who owns that stated a price and that is fine; we will purchase it at that price. We had planned on exiting on Six Mile. We would like to purchase the property because it will give IL us more room. Taking the other way, there is a little less room but there is about a 31 ' radius there, plenty of room to turn. 7936 Mr. Andrew: There is no parking shown on the plan. IL Mr. Gerstner: We weren't aware of what we had to show. There would be three to four spaces. We have two bays. Mr. Andrew: How many are required? Mr. Shane: Seven spaces are required. Mr. Andrew: Does that include handicapped parking? Mr. Shane: Yes, included in the seven. Mr. Andrew: What is the purpose of the stockade fence around the area? Mr. Gerstner: Just for landscaping; no specific purpose. Mr. Andrew: What do you propose to put in the stockade fence area? Mr. Gerstner: Grass . Mr. Andrew: Your northwest elevation shows a window or something on the building. What is that? Do you propose any signage for the window? Mr. Gerstner; That is an existing window. No signage for the window, just under the two bays. 1[10 Mr. Zimmer: Do you see a need for all the driveway accesses? I would want to do something with the two on the corner and fill in with some landscaping. Mr. Prater: Our main reason for purchasing the parcel is to give people a safe exit far enough away from the corner Mr. Zimmer: I can't see four driveways. Do you see a detriment with one access on each road? Mr. Gerstner: We prefer two. This is a fairly busy intersection and that is why we feel we need four. Mr. Zimmer: Any landscaping proposed along the frontage? Mr. Gerstner: We planned to do some landscaping between the driveways. Mr. Zimmer; I have trouble with all the accesses, particularly at the corner. It sounds like the stockade fence is merely decorative. My preference would be to put the fence along the south and east and leave grass in front of the building. *Mr. Kluver entered the meeting at 8:20 p.m. Mr. Zimmer: What are the other two sides of the building? Mr. Gerstner: Block and brick. 7937 ILMr. Zimmer: To the south -- is that parking or will it become parking? Mr. Prater: We will not need much parking. People stay in the car while it is being services and drive right out. There will be nobody parking and leaving their cars there. Mr. Zimmer: I would suggest there be planting to give the block wall some cover. I perceive the area to be unusable. I think the use for a gas station is excellent. Mrs. Naidow: Ls there a use for a dumpster at all? Mr. Prater: No. We would have little trash. Mrs. Naidow: How long does an oil change and lube take? Mr. Prater: Ten minutes , and that is all we do. Mrs. Naidow: I agree with Mr. Zimmer that I would like to see two drives closed. Mr. Prater: The one on Six Mile will be the key one from that side. We would want the first one there on the corner. Mrs. Naidow: You will be able to work on two cars at one time? 1110 Mr. Prater: Yes, There will be no hoists at all . Mrs. Naidow: What do you do with the oil? Mr. Prater: It is drained into an underground tank and then it is sold. Mr. Vyhnalek: What is the name of your outfit? Mr. Prater: Speedy Oil Change, Inc. Mr. Vyhnalek: I think we have to eliminate one drive. I feel that should be filled in and landscaped. I think the site is too big for the operation. Mr. Prater: We could eliminate that one but not the one on Six Mile. Mr. Vyhnalek: I would like to see a greenbelt in there. Why don' t you just black- top it and put the greenery around the edges where we need it. What color are you going to paint the block. Mr. Prater: Cream off-white. Mr. Morrow: I have the same concern with so many ingresses and egresses to the site. There was no one else present wishing to be heard regarding this item and Mr. Andrew, IChairman, declared the public hearing on Petition 83-4-2-17 closed. Mr. Andrew: It is the recommendation of the Chairman that this petition be tabled to allow the petitioner time to revise his site plan. On a motion duly made by Mr. Morrow, seconded by Mr. Vyhnalek and unanimously adopted, it was 7938 #5-103-83 RESOLVED that, pursuant to a Public Hearing having been held on May 24, 1983 on Petition 83-4-2-17 by Robert D. Prater requesting 111, waiver use approval to operate a fast oil change and lube center on the southeast corner of Six Mile and Middlebelt Roads in the Northwest 1/4 of Section 13, the City Planning Commission does hereby determine to table Petition 83-4-2-17 until the Planning Commission's Study Meeting of June 14, 1983 to allow the petitioner time to revise his Site Plan with regard to delineation of parking bays, elimination of certain driveway accesses and revision of the landscaped areas, and to submit a plan showing any signs proposed to be installed on the site. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mrs. Naidow and seconded by Mr. Morrow, it was #5-104-83 RESOLVED that, the minutes of the 454th Regular Meeting held by the City Planning Commission on May 3, 1983 are approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Naidow, Vyhnalek, Andrew NAYS: None ABSTAIN: Zimmer, Kluver, Falk ABSENT: Sobolewski, Scurto Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Morrow:1[0 I ' ll make a motion to approve the next petition if clarification appears in the minutes at the next Regular Meeting that the point of sale signs placed on or near the pump islands would have no reference to the sale of convenient or party store items. Mr. Shane: We will incorporate that language. On a motion duly made by Mr, Morrow and seconded by Mr. Zimmer, it was #5-104-83 RESOLVED that, pursuant to a Public Hearing having been held on May 17, 1983 on Petition 83-3-6-1 by the City Planning Commission pursuant to Council Resolution #60-83 to amend Section 18.50E of Zoning Ordinance #543 pertaining to sign regulations in commercial districts, the City Planning Commission does hereby recommend to the City Council that Petition 83-3-6-1 be approved for the follow- ing reasons: (1) The proposed amendment will provide for necessary and traditional exceptions to the general sign regulations regarding commercial advertising. (2) The proposed amendment will provide flexibility while vesting necessary control in the hands of the City of ILLivonia with regard to commercial signs. FURTHER RESOLVED that, notice of the above public hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. **Mrs. Sobolewski entered the meeting at 8:40 p.m. 7939 ILA roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Morrow, Naidow, Vyhnalek, Falk, Zimmer, Andrew NAYS: None ABSTAIN: Sobolewski ABSENT: Scurto Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Falk, Secretary, announced the next item on the agenda is Petition 83-5-2-19 by Metrovision of Livonia requesting waiver use approval to construct an office building for cable TV services on property located on the west side of Farmington Road between Five Mile Road and Lyndon Avenue in the Northeast 1/4 of Section 21 . Mr. Nagy; There is a letter in the file from the Livonia Engineering Division stating that they have been advised by the Wayne County Road Commis- sion that a crossover should be constructed west of the site through the Lyndon Avenue boulevard area in order to minimize travel distances for U-turn traffic to eastbound Lyndon Avenue. There is also a letter dated May 24, 1983 from the Wayne County Road Commission indicating that due to the "No U Turn" sign in Farmington Road, exiting traffic will not be allowed a turning movement for northbound traffic and that a median crossover should be provided in Lyndon Avenue to facilitate this movement. We have a letter from the Housing Director stating that this development will have no relative impact on Silver Village. 1[0 Charles Tangora, Attorney representing Metrovision, was present and introduced Daniel Redstone, Architect; Ken Hale, Attoney; and Tom Bjorklund, Manager of the Farmington Metrovision facility. Mr. Tangora: This property is presently owned by Dr. Veatch who bought it four or five years ago from Junior Achievement. Junior Achievement abandoned plans to develop the property and sold it to Dr. Veatch. The Doctor planned a clinic with several other doctors and came before the Commission with a site plan but had a personal tragedy and gave up his plans. We have plans for a tower 80' high but no wires. The tower will be 10' less in height than the Ford Field lights. We have some commercial vans and eight to twelve small pick-up trucks that will be operating out of this site. We plan to park the trucks in the back for security purposes and obscurity from view from Farmington Road residents and the subdivision across the street. We planned on constructing a wall but the Silver Village residents indicated that they may want to see some type of shrubbery there. We are agreeable to working with the residents and Council on something agreeable. The building is primarily an office building, the regional headquarters for Metrovision. Trucks will be dispatched from the building and return in the late afternoon. Approximately twenty other emoloyees working a basic 8:30 to 5:00 day. Cable, as we under- stand it now, is not just more TV; it is being used by bringing people into the studio for training purposes. The public schools say they can use one station full time. It will produce original programs that will tw be viewed on Livonia stations -- by church groups, arts , sports , senior citizen groups can all use this system. This type of business is a City utility and will be used by residents more extensively as time goes on. All will have free access to it. We intend to spend one million dollars on this building and it will blend in with the architecture of the City. 7940 111,' Daniel Redstone, Architect: Most traffic will be entering off Farmington Road. There will be curb cuts on Lyndon to provide traffic an easy way to get to Farmington Road. There will be a landscaped area on the north property line in lieu of a wall . We will have to go to the Zoning Board of Appeals for that. The dish antenna transformer and trash areas will be screened. On the west property line we indicated landscaping and Mr. Coopersmith says he would like a screen wall in lieu of landscaping. Mr. Redstone explained in detail each elevation shown on the elevation plan and stated that it is an 18' elevation. The sign problem has not been resolved as yet. We intend to recommend a sign lettering on brick, or a ground sign in the greenbelt area. Mr. Andrew: The site plan indicates one receiving dish. In the Dearborn facility of Westinghouse they have three and your Farmington facility has two. Mr. Bjorklund: The dishes you are talking about are aimed at one satellite each. They have developed a new type that instead of being round, are rec- tangular. With that design, signals can be picked up from all satel- lites in the area. With that technology, we can accommodate our needs with one. Mr. Andrew: What size will it be? Mr. Bjorklund: About 24' long and 18' high. Sits at an angle. The Toupins are (00 going to make up their minds as to whether they prefer a wall or landscaping. Mr. Andrew: As far as this Commission is concerned, we will request that your plan, if approved, will require a note that all boundary lines abut- ting a residential district will have a protective wall . It is an Ordinance requirment which we cannot waive. They will have to go to the Zoning Board of Appeals for relief. Mr. Zimmer: The twenty-four hour nature of the business -- there is no one on the property - inside? Mr. Bjorklund : No one is scheduled between 5:30 p.m. and 8:30 a.m. The only reason would be for a technical problem. For all intents , no one will be there. Mr. Zimmer: Any cyclone fence on the site? Mr. Redstone: No cyclone fence shown. We were able to solve the security problem without something like that. Mr. Zimmer: What kind of trucks are these? Mr. Bjorklund: Small pick-ups with camper tops. Irlaw Mr. Zimmer: No outside storage of wire, cable, etc. Mr. Zimmer: No. Mr. Redstone presented and explained in detail the floor plan of the building. 7941 IMr. Zimmer: At 5:00 everything shuts down -- if there was a public need for it, there might be some traffic coming back after that. Mr. Bjorklund: About the only public need in any normal circumstance after 5:30 p.m. would be an occasional use for the studio. Early evening hours are sometimes used for productions. Mr. Zimmer: I am concerned about trucks. Would a truck be out and come back banging gears, opening doors and making noise, if something goes wrong at night? What about the vans? Mr. Bjorklund: We have twenty-four hour service. The procedure is that a technician is designated once a week to take a truck home and he goes from his house and doesn't have to ao to the office at all . The Cable Commis- sion will be making some decisions about allocation of equipment promised by Metro. We are really not sure where the mobile van will be located. Maybe not here. Mrs. Naidow: Are electric lines going to be directed around the ones there? Mr. Bjorklund: They will come out to the existing poles. Mrs. Sobolewski : Any warehousing done there at all? Mr. Bjorklund: No. There is a small service area but no large area. Mrs. Sobolewski: Do you have a warehouse? Mr. Bjorklund: Yes , at Ten Mile and Haggerty. Mrs. Sobolewski : How about serving the vans? Mr. Bjorklund: We do no servicing on the vans . Mrs. Sobolewski : Any drop boxes for people to pay their bills? Mr. Bjorklund: No. We may put a slot in the door or something like that. We have not got to that point yet. Mrs. Sobolewski : Will there be any pole lighting or any lights on the building or grounds? Mr. Tangora: The lighting will be very diffused; low-level lighting. Just enough to give us some type of security. Mrs. Sobolewski : There is nothing on the plans showing lighting but they will be on the next plan? Mr. Redstone: We are not that far along but if we decide to put Metrovision's lettering on the building, possibly we might light that. Mrs. Sobolewski : I think this is an important item and that it should be on the plan. Is there a need for an outside receptacle rather than inside? Mr. Bjorklund: There is a need for an outside receptacle. The trash company has always been very cooperative. 7942 111160 Mrs. Sobolewski : When are the workshops run? Mr. Bjorklund: Early evening hours, week ends. Whenever groups are able to come in. Mr. Tangora: These people will be available to the community whenever the com- munity can use the facility. The six members of the Board of Directors will be Livonia residents. Mr. Vyhnalek: I don't understand all the problem about noise when Ford Field makes all kinds of noise a lot more than these people will . Paul Toupin, 14701 Farmington Road: We are well aware of the noise at Ford Field. We don 't want it to get any worse. What is the location of the dish? Mr. Andrew: That will be fixed by dimension on the final site plan. Mr. Toupin: Is the total lot going to be lit or just the place where the trucks will be? Mr. Redstone: I would think the entire lot but they would go off later in the evening, but some would be left for security reasons . Mr. Toupin: Will you add on a new antenna or dish in the future? ILMr. Bjorklund: No need at all for an antenna; highly unlikely for a dish. Connie Gale, 33155 Oakwood: I am concerned that the Farmington/Lyndon intersection is a very dangerous intersection. On Farmington turning into 1-96 during the business hours 8 to 9 and 5 to 6, you can wait 15 to 20 minutes to get around the bend to Farmington Road east. I have to assume the other two office buildings are going to go in. Now we have two large office buildings using these turns and into Kimberly Oaks to get to Merriman Road. Milton Holley, 14821 Farmington Road: This is a prime area. I had a crossover put in there by going to the Road Commission so we could make a left turn to go up to Five Mile. Now it is being used by trucks and they are breaking curbs and everything. When the City acquired this property for Ford Field there was supposed to be no commercial . And, I believe your have to consider the safety of the children -- there is Ford Field, the Y and Veterans Park, and last week the Council underwrote a summer camp program for Eddie Edgar Arena. There is no guarantee that this company is going to make it; many have gone broke. This belongs on the other side of Schoolcraft. Why is it on this corner? It is actually a commercial enterprise. It doesn't belong there because of the kids. The neighbors in Silver Village are worried. The City has always planned to make this the center of the City with open space and compatible buildings, not a facility like this . It is a detriment and unsafe for kids . tw Lawrence Coopersmith, 33470 Lyndon: I would want the walls as we talked about them before. A lot of traffic will be generated here. Is it possible to limit the evening hours? • 7943 Mr. Andrew: This Commission can establish conditions of approval . Mr. Coopersmith: Also, the 12 campers making left hand turns and U turns to go back; this bothers me. This is not their fault, but improper signs . Donald Falk, 33233 Lyndon: What is the purpose of the tower? Mr. Bjorklund: Clear reception of local signals. Mr. Falk: How do they get the signals back? Mr. Bjorklund: They have video recorders to pull in from far stations. Mr. Falk: You are not trying to get Toledo, are you? Mr. Bjorklund; For the purpose of cable, Toledo is a local station. Mr. Falk: I presume this 24' x 18' dish is pointing down to the satellites over the Equater. Mr. Bjorklund: Yes. Mr. Falk; You have a wide enough aperture to pick up three satellites? Mr. Bjorklund: Up to 14; ultimately 28. 1600 Mr. Falk: How many employees , normally? Mr. Bjorklund: 20 to 25. Mr. Falk: And visitor traffic on a normal day -- another 20? Mr. Bjorklund: Very light. 15 to 20 through eight hours would be a busy day. Mr. Falk: My real concern is that we have a real problem on this corner with the safety of children. There is a zone on Schoolcraft for exactly this type of business. Mr. Toupin: Can we eliminate the drop-off box? Is it really essential to this business . Mr. Tangora: It is not necessary at all . There was no one else present wishing to be heard regarding this item and Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Vyhnalek and seconded by Mr. Kluver, it was RESOLVED that, pursuant to a Public Hearing having been held on May 24, 1983 on Petition 83-5-2-19 by Metrovision of Livonia request- ing waiver use approval to construct an office building for cable TV services on property located on the west side of Farmington Road between Five Mile Road and Lyndon Avenue in the Northeast 1/4 of Section 21 , the City Planning Commission does hereby recommend to 7944 11610 the City Council that Petition 83-5-2-19 be approved subject to the revision of the site plan with regard to landscaping, lights, protective wall material , signage, dumpster screening, building materials , fencing of the tower and receiver, removal of the proposed drop-off facility and subject to the condition regard- ing a Lyndon Avenue crossover as outlined by the Wayne County Road Commission. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Morrow, Vyhnalek NAYS: Naidow, Sobolewski , Falk, Zimmer, Andrew ABSENT: Scurto Mr. Andrew, Chairman, declared the resolution fails. On a motion duly made by Mrs. Sobolewski and seconded by Mrs. Naidow, it was RESOLVED that, pursuant to a Public Hearing having been held on May 24, 1983 on Petition 83-5-2-19 by Metrovision of Livonia request- ing waiver use approval to construct an office building for cable TV services on property located on the west side of Farmington Road between Five Mile Road and Lyndon Avenue in the Northeast 1/4 of Section 21 , the City Planning Commission does hereby determine to table Petitin 83-5-2-19. 1610 A roll call vote on the foregoing resolution resulted in the following: AYES: Naidow, Sobolewski , Andrew NAYS: Kluver, Morrow, Vyhnalek, Falk, Zimmer ABSENT: Scurto Mr. Andrew, Chairman, declared the resolution fails . On a motion duly made by Mr. Zimmer and seconded by Mr. Falk, it was RESOLVED that, pursuant to a Public Hearing having been held on May 24, 1983 on Petition 83-5-2-19 by Metrovision of Livonia request- ing waiver use approval to construct an office building for cable TV services on property located on the west side of Farmington Road between Five Mile Road and Lyndon Avenue in the Northeast 1/4 of Section 21 , the City Planning Commission does hereby recommend to the City Council that Petition 83-5-2-19 be denied. A roll call vote on the foregoing resolution resulted in the following: AYES: Falk, Zimmer, Andrew NAYS: Kluver, Morrow, Naidow, Sobolewski , Vyhnalek ABSENT: Scurto IrihwMr. Andrew, Chairman, declared the resolution fails . On a motion duly made by Mr. Morrow and seconded by Mrs. Sobolewski , it was 7945 1:10 #5-106-83 RESOLVED that, pursuant to a Public Hearing having been held on May 24, 1983 on Petition 83-5-2-19 by Metrovision of Livonia request- ing waiver use approval to construct an office building for cable TV services on property located on the west side of Farmington Road between Five Mile Road and Lyndon Avenue in the Northeast 1/4 of Section 21 , the City Planning Commission does hereby determine to table Petition 83-5-2-19 for further study. A roll call vote on the foregoing resolution resulted in the following: AYES: Morrow, Naidow, Sobolewski , Zimmer, Andrew NAYS: Kluver, Vyhnalek, Falk ABSENT: Scurto Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Andrew: The Chair recommends that the Commission address itself to all those things raised during the first motion to approve and rules that this item be brought back on request of the petitioner. We will notify Mr. Coopersmith, Holley, Falk and Toupin of the date that this petition will again be scheduled for discussion. Also, Mr. Inglis the Housing Director. Mr. Gregg Sicilia, President of Network Communications, 409 E. Jefferson, Detroit, was ( present in connection with Petition 83-3-2-7 by C. D. Hardy. Mr. Sicilia: With the landlord and his tenant, we have entered into an agreement whereby we will sublease a strip of property along the fence line that is 140' long and 45' wide which we will asphalt. This creates 15 additional spaces for a total of 35. Should we have to exceed that number, we have area for 20 spaces in Garden City at a facility there. We believe this should alleviate the parking problem. Mr. Andrew: When do you propose to have the lease signed with Dembs? Mr. Sicilia: They gave us a verbal agreement. The lease has to go to Texas to be signed. Hopefully within a week it will be back and then we will proceed with the Board's approval . We talked with him today and expected him here tonight. Mr. Kluver: I have no problem provided we have a copy of the lease. Mr. Andrew: The plan was just brought in tonight. Mr. Kluver; I didn't understand that. In that case, I rescind my statement. Mr. Andrew: The Chair would suggest, and I apologize for asking you to come back, but we should have had your drawing before tonight. I suggest that we review this on June 7, 1983 by which time the staff will have its recommendation to the Commission. n a motion duly made by Mr. Morrow and seconded by Mr. Kluver , it was 5-107-83 RESOLVED that, the City Planning Commission does hereby approve the Ie Landscape Plan submitted in connection with Petition 83-3-2-8 by Wendy's International requesting waiver use approval to construct 7946 a restaurant on the west side of Middlebelt between Seven Mile Road and Clarita in the Northeast 1/4 of Section 11 , subject to the following conditions: (1) that Landscape Plan dated 5/23/83 for Wendy's , prepared by Carl Woods, which is hereby approved shall be adhered to; and (2) that all landscape materials shown on the approved plan shall be installed on thesite prior to occupancy and thereafter maintained in a healthy condition. A roll call vote on the foregoing resolution resulted in the following: AYES: Kluver, Morrow, Naidow, Sobolewski , Vyhnalek, Zimmer NAYS: None ABSTAIN; Andrew ABSENT: Scurto Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made by Mr. Zimmer, seconded by Mr. Vyhnalek and unanimously adopted, it was #5-108-83 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that the Sign Permit Application by Plasticles Corporation for a sign proposed for a building location on the south side of Seven Mile Road between Westmore and Shadyside in the Northwest 1/4 of Section 10 be approved subject to the following condition: (1) that the sign "Realtor Since 1925" by Plasticles Corporation for Harry S. Wolfe Company is hereby approved. Mr. Andrew, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion made, seconded and unanimously adopted, the 344th Special Meeting and Public Hearings held by the City Planning Commission on May 24, 1983 was adjourned at 11 :00 p.m. CITY PLANNING COMMISSION Joseph J . Falk, Secretary ATTEST: Daniel R. Andrew, Chairman ac