Planning Commission Minutes
July 17, 2002
Meeting called to order at 7:01 p.m.
MEMBERS PRESENT:
Kay Arnold
Dennis Cebulski
K.C. Mueller
Kendra Barberena
Carol Davis
Bill Pratt
Joe Bridgman
Jim Karell
Ray Sturdy
MEMBERS ABSENT: None
OTHERS PRESENT:
Shirley J. Barney, Community Development Director
Sally Hodges, McKenna Associates
Rick Miner, Dietrich, Bailey Associates
Amy Neary, McKenna Associates
Alice Geletzke, Recording Secretary
ITEM NO. 1 -- APPROVAL OF MINUTES
1. Regular Meeting - June 19, 2002
Moved by Commissioner Davis, supported by Commissioner Arnold to approve the minutes of the Regular Meeting of June 19, 2002, as submitted. Motion carried unanimously.
2. Work Session Minutes - July 3, 2002
Moved by Commissioner Davis, supported by Commissioner Pratt to approve the Work Session Minutes of July 3, 2002, as submitted. Motion carried unanimously.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting July 17, 2002
Chairperson Cebulski proposed adding two items under Item 7, Ann Arbor Road Sign Requests, Page 6: 1) Bally Total Fitness, and 2) Pinehurst.
Moved by Commissioner Bridgman, supported by Commissioner Davis, to approve the agenda for the Regular Meeting of July 17, 2002, as amended. Motion carried unanimously.
ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING
1.
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Application No:
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1736/0602
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Applicant/Developer
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Marcello Scappaticci
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Section No:
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23
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Tax I.D. No.
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017-03-0051-005
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Address:
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14720 Northville Road
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Project Name:
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Location:
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East side of Northville Road, south of M-14 and north of
Edward Hines
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Zoning:
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C-2, General Commercial
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Action Requested:
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Recommend Approval of Rezoning to R-2-A, Multiple Family
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Moved by Commissioner Davis, supported by Commissioner Arnold, to set August 21 as the Public Hearing date for Application 1736/0602, Marcello Scappaticci. Motion carried unanimously.
2.
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Application No:
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1735/0702
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Applicant/Developer
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Myron W. Serbay, Jr.
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Section No:
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36
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Tax I.D. No.
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063-99-0008-702, 063-99-0008-703
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Address:
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Project Name:
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Location:
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South side of Ferguson, west of I-275 and east of Miller Park
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Zoning:
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R-1 Single Family Residential District
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Action Requested:
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Recommend Approval to Develop as Site Condominiums
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Moved by Commissioner Davis, supported by Commissioner Arnold, to set August 21, 2002, as the Public Hearing Date for Application 1735/0702, Myron W. Serbay, Jr. Motion carried unanimously.
ITEM NO. 4 -- PUBLIC HEARINGS
1.
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P.C. No.:
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1727/0502
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Applicant/Developer:
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David H. Sturtz, D.D.S.
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Section No.:
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Tax I.D. No.:
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061-01-0003-000
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Address:
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9400 South Main Street
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Project Name:
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Location:
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East side of Main Street, south of Ann Arbor Road and north of Judson
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Zoning:
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R-1 Single Family Residential District
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Action Requested:
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Recommend Approval of Rezoning to OS, Office Service District
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Sally Hodges, McKenna Associates, reviewed her report which recommended denial of the rezoning.
David Esper, representative for the applicant, and applicant David Sturtz, DDS addressed the Commission.
Commissioner Bridgman stated that the Commission had received letters and petitions with 64 signatures from residents in the area that objected to the rezoning.
Chairman Cebulski opened the Public Hearing at 7:26 p.m.
Al Corduba, Norman Bagley, Michael Darr, Dennis Czeryba, and John Czeryba addressed the Commission indicating they were not in favor of the rezoning due to the fact that it would not be consistent with the Master Plan, would encroach into the residential area, create a change in the character of the neighborhood, and cause an increase in traffic problems and safety concerns.
The Public Hearing was closed at 7:40 p.m.
David H. Sturtz, DDS, stated that he felt that a single-story office would serve as a buffer between the residences and the 2-1/2-story existing office building.
Moved by Commissioner Pratt, supported by Commissioner Bridgman to deny approval of Application 1727/0502, David H. Sturtz, DDS, for rezoning from R-1 to OS, based on the recommendations in the McKenna report. Ayes all. The motion carried unanimously.
ITEM NO. 5 -- OLD BUSINESS
1.
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P.C. No.:
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1697/0901
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Applicant/Developer:
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Rawson - 94, L.L.C.
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Section No.:
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21
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Tax I.D. No.:
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010-99-0016-0000
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Address:
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47365 Five Mile Rd
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Project Name:
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Rawson Car Wash & Oil Change
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Location:
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South side of Five Mile Road east of Beck Road, west of
Keel Street
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Zoning:
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C-2, General Commercial District
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Action Requested:
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Approve Use Subject to Special Conditions for a Car
Wash and Oil Change Facility
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Ms. Hodges reviewed the McKenna report, recommending approval subject to conditions listed.
Mr. Ahmad Mahdawiyan, representative for the applicant, addressed the Commission.
Moved by Commissioner Bridgman, supported by Commissioner Pratt, to table Application 1697/0901, Rawson -94, LLC, for up to 60 days so the applicant can take care of all outstanding items in the McKenna Associates report. Motion carried unanimously.
2.
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P.C. No.:
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1730/0502
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Applicant/Developer:
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Shimizu America Corp
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Section No.:
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21
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Tax I.D. No.:
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010-01-0002-300
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Address:
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Project Name:
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TRAM Phase 2
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Location:
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North side of Port Street, east of Beck Road and west of Keel Street
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Zoning:
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IND (Industrial District)
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Action Requested:
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Approve Final Site Plan
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Amy Neary, McKenna Associates addressed the outstanding items in the McKenna report and recommended Final Site Plan Approval
Mr. Miner recommended Final Site Plan Approval, subject to the Wayne County approval for work in the right-of-way being obtained prior to submission of the six final sets and to favorable comments being returned to their office from the
Fire Department and DPW regarding the revised plans.
Mark Zelazny, architect for the project, addressed the Board, presented plans, and answered questions.
Moved by Commissioner Pratt, supported by Commissioner Arnold, to grant Final Site Plan Approval to 1730/0502, Shimizu America Corp, TRAM Phase 2, subject to the changes on the McKenna report with the approval of the 16-ft. wide grass pavers, the building elevation being revised as discussed with the Commission and with new glass being installed on the front side of the building, to the revised landscape plan, and to the concerns of the Fire Department and the DPW being satisfied and to the Wayne Country approval being obtained prior to submission of the six sets for final stamp approval. Motion passed unanimously.
3.
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P.C. No.:
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1726/ 0502
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Applicant/Developer:
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Michael Kallis
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Section No.:
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24
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Tax I.D. No.:
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023-99-0022-000
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Address:
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Project Name:
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Undercover Storage
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Location:
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West side of Haggerty Road, south of Schoolcraft, and north of CSX Railroad
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Zoning:
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IND (Industrial District)
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Action Requested:
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Approve Final Site Plan
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Ms. Neary and Mr. Miner reviewed their reports.
Michael Kallis addressed the Commission and answered questions.
Moved by Commissioner Bridgman, supported by Commissioner Arnold, to grant Final Site Plan Approval for Application 1726/0502, Michael Kallis, subject to the required sidewalk extension from the curb cut to the north property line on the site's Haggerty Road frontage being installed by the applicant when it is requested by the Township, approval of the Township Engineer, Fire Chief, moving of the gate valve, to the installation of the modified lights, and to the asphalt curbing being acceptable due to the previous approval that had been received. Motion passed unanimously.
ITEM NO. 6 - NEW BUSINESS
1.
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P.C. No.:
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1737/0602
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Applicant/Developer:
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Risen Christ Lutheran Church
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Section No.:
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33
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Tax I.D. No.:
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053-99-0011-701
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Address:
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46250 Ann Arbor Road
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Project Name:
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Addition for Risen Christ Lutheran Church
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Location:
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Northeast corner of Ann Arbor Road and McClumpha Road
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Zoning:
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R-1-S, Single Family Residential
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Action Requested:
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Approve Site Plan
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Ms. Neary of McKenna Associates and Rich Miner of Dietrich, Bailey reviewed
their reports.
Chuck Holcomb, presented the site plan and building materials, and answered questions.
The Commission discussed concerns with the building elevations and asked that additional information be provided.
Moved by Commissioner Bridgman, supported by Commissioner Davis, to grant Tentative Site Plan Approval to Application 1737/0602, Risen Christ Lutheran Church, with the paving issue of McClumpha Road being addressed at Final Site Plan Approval, the building elevations being reviewed and approved at Final Site Plan Approval, and to details for the use be added to the plan. Motion passed unanimously.
2.
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P.C. No.:
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1738/0602
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Applicant/Developer:
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Campbell/Manix Associates, Inc.
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Section No.:
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24
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Tax I.D. No.:
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023-99-0030-703
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Address:
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Project Name:
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Detroit Forest Products
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Location:
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South side of Schoolcraft Road, west of I-275 and east of Haggerty
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Zoning:
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TAR, Technology and Research District
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Action Requested:
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Approve Site Plan
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Ms. Neary, McKenna Associates, reviewed their report indicating that they were not ready to make a formal recommendation at this time, based on the information provided by the applicant and questions regarding the proposed use.
Mr. Miner's report recommended Tentative Site Plan Approval, based on the availability of public utilities, storm outlet and site access.
Mr. Chris Kindred, owner of Detroit Forest Products, and Mr. John Culotta of Campbell/Manix Associates, Inc., presented slides of the area, addressed the Commission and answered questions.
The Commission indicated that they had doubts regarding the nature of the business fitting into the TAR, Technology and Research District as a Principal Permitted Use. The Commission suggested that the applicant file an application for Special Use Approval and asked Mrs. Barney to schedule a public hearing for the August meeting if the application was filed in time to meet the publication and notice requirements.
Moved by Commissioner Bridgman, supported by Mr. Pratt, to table Application 1738/0602, Campbell/Manix Associates, Inc., for Detroit Forest Products, for up to 90 days. Motion passed unanimously.
ITEM NO. 7 - ANN ARBOR ROAD SIGN REQUESTS
1. Bally Fitness Center, 40700 Ann Arbor Road
The Commission reviewed the proposed sign and asked Mrs. Barney to work on landscaping, to review the lighting and ask that the address be provided.
2. Pinehurst, 44670 Ann Arbor Road
The Commission reviewed the proposed sign and asked Mrs. Barney to ask the applicant to minimize the wood portion of the sign and to provide address information.
ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS
1. Review of Zoning Ordinance No. 83.
Ms. Hodges presented revised copies of proposed revisions. The Commission agreed to bring comments to the next work session. Ms. Hodges agreed to include the requirement for street addresses on signs.
ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION - N/A
ITEM NO. 10 -- BOARD OF TRUSTEES ACTION - N/A
MOTION TO ADJOURN
Moved by Commissioner Pratt, supported by Commissioner Mueller, to adjourn the meeting. Passed unanimously.
Meeting adjourned at 11:02 p.m.
Respectfully submitted,
Joe Bridgman
Planning Commission Secretary
The Charter Township of Plymouth will provide necessary reasonable auxiliary aids and services, such as signers for the hearing impaired and audio tapes of printed materials being considered at the meeting, to individuals with disabilities at the meeting/hearing upon two weeks notice to the Charter Township of Plymouth. Individuals with disabilities requiring auxiliary aids or services should contact the Charter Township of Plymouth by writing or calling the Supervisor's Office, Charter Township of Plymouth, 42350 Ann Arbor Road, Plymouth, MI 48170, (734) 354-3201, TDD users: 1-800-649-3777 (Michigan Relay Service).
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