Planning Commission Minutes
August 21, 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
Michael Bailey, Dietrich, Bailey Associates
Amy Neary, McKenna Associates
Alice Geletzke, Recording Secretary
ITEM NO. 1 -- APPROVAL OF MINUTES
1. Regular Meeting - July 17, 2002
Moved by Commissioner Davis, supported by Commissioner Arnold to approve the minutes of the Regular Meeting of July 17, 2002, as submitted. Motion carried unanimously.
2. Work Session Minutes - August 7, 2002
Moved by Commissioner Davis, supported by Commissioner Pratt to approve the Work Session Minutes of August 7, 2002, as submitted. Motion carried unanimously.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting July 17, 2002
Chairperson Cebulski noted that Application 1737/0602, Risen Christ Lutheran Church, is tabled.
Moved by Commissioner Bridgman, supported by Commissioner Arnold, to approve the agenda for the Regular Meeting of August 21, 2002, as amended. Motion carried unanimously.
ITEM NO. 3 -- SET DATE FOR PUBLIC HEARINGS
1.
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P.C. No.:
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1733/0702
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Applicant/Developer:
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Marcello Scappaticci
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Section No.:
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29
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Tax I.D. No.:
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037-99-0001-000
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Address:
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12731 Beck Road
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Project Name:
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Edinburgh Estates
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Location:
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Northwest corner of Beck and Edinburgh
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Zoning:
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R-1-H, Single Family
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Action Requested:
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Recommend Approval of Single Family Cluster Housing Option
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Moved by Commissioner Davis, supported by Commissioner Bridgman to set September 18, 2002, as the Public Hearing date. Motion carried unanimously.
2.
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P.C. No.:
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1743/0702
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Applicant/Developer:
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Tom Bohlander/N.A.S., L.L.C.
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Section No.:
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34
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Tax I.D. No.:
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059-03-0050-000, 059-03-0174-000
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Address:
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Project Name:
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Location:
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South side of Ann Arbor Road between Corinne and Marlowe
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Zoning:
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ARC, Ann Arbor Road Corridor and VP, Vehicular Parking
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Action Requested:
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Recommend Approval of Planned Unit Development Option
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Moved by Commissioner Davis, supported by Commissioner Arnold, to set September 18, 2002, as the Public Hearing date. Motion carried unanimously.
3.
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P.C. No.:
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1732/0702
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Applicant/Developer:
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Plymouth Township Planning Commission
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Section No.:
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Tax I.D. No.:
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Address:
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Project Name:
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Zoning Map Amendment
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Location:
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Zoning:
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OS, Office Service
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Action Requested:
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Recommend Approval of Rezoning to OS-ARCOffice Service-Ann Arbor Road
Corridor District
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Moved by Commissioner Davis, supported by Commissioner Arnold, to set the Public Hearing date for September 18, 2002, if publication requirements can be met or for October 16, 2002 if they cannot be met. Motion carried unanimously.
ITEM NO. 4 -- PUBLIC HEARINGS
1.
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P.C. 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 Site Condominiums
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Ms. Neary, McKenna Associates, reviewed their report.
Michael Bailey of Dietrich, Bailey and Associates, reviewed their report indicating that before he could recommend approval, the drainage issue would have to be addressed.
Chairperson Cebulski stated that the Fire Department report noted that all parts of all structures must be within 300 ft. of a fire hydrant by direct road access.
Mr. Myron Serbay, Jr., addressed the Commission and answered questions. Mr. Serbay indicated that he would like to be able to install some improvements before the road was paved.
The Public Hearing was opened at 7:21 p.m.
Commissioner Davis indicated that two letters had been submitted from residents that were opposed to the development.
Mr. James Kivell, 40364 Ferguson, commented that he was pleased there were only going to be five units but that he was concerned about possible damage from construction vehicles to the newly paved road and to negative impacts on water pressure in the area. He also indicated that he would like the twenty-foot landscape buffer adjacent to the expressway to be maintained.
There being no further comment, the Public Hearing was closed at 7:24 p.m.
It was moved by Commissioner Bridgman and supported by Commissioner Pratt to recommend preliminary approval of Application 1735/0702, Myron W. Serbay, Jr., to develop site condominiums, subject to the resolution of the items in the McKenna, Dietrich Bailey, and Fire Department reports with the storm drainage concern being addressed to Dietrich Bailey's satisfaction prior to the approval of the Board of Trustees and, with the recommendation that the landscape buffer area adjacent to the expressway be achieved by requiring an eleven foot side yard setback on the east side of the east unit, and that all improvements to the individual lots be completed prior to the issuance of a final certificate of occupancy for the new unit.
Ayes all, except Commissioner Davis who voted Nay. Motion carried.
2.
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P.C. 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-14and north of Edward Hines
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Zoning:
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C-2, General Commercial District
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Action Requested:
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Recommend Approval of Rezoning to R-2-A Multiple Family
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Ms. Neary presented the McKenna report, which recommended approval of the requested rezoning.
Peter Zorney and Marcello Scappaticci addressed the Commission and answered questions.
Chairman Cebulski opened the Public Hearing at 8:19 p.m.
Ray Klimas, 14760 Northville Road, Lakeview Tire and Automotive, questioned the buffer area that would be required between the underground storage tanks and a proposed project. Carol Levitte, Phoenix Homeowners Association, supported the change to a residential zoning and asked that buffers be looked at with any site plan to avoid potential conflicts.
The public hearing was closed at 8:24 p.m.
Moved by Commissioner Davis, supported by Commissioner Arnold, to recommend approval of Application 1736/0602, rezoning to R-2-A, Multiple Family because the request is consistent with the Township Master Plan goals and objectives, the request would create an additional land use transition area between the existing commercial and single-family residential areas, and the request is compatible with the senior citizen housing development along the west side of Northville Road and the existing R-2-A zoning designation to the east and south of the subject site. The Fire Chief to look into safety issues raised by Ray Klimas of Lakeview Tire & Automotive.
Motion carried unanimously.
3.
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P.C. No.:
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1732/0225
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Applicant/Developer:
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Plymouth Township Planning Commission
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Section No.:
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Tax I.D. No.:
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Address:
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Project Name:
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Location:
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Zoning:
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Action Requested:
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Recommend Approval to Delete Article XXII, Screening and Land Use
Buffers and Add a New Article XXII, Landscaping, Screening and Land Use
Buffers
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Ms. Neary addressed the Commission, recommending some modifications to the proposed text.
Chairman Cebulski opened the Public Hearing at 9:10 p.m.
There being no comment, the Public Hearing was closed at 9:11 p.m.
Commissioner Davis noted a letter had been received from James Capo, DeMattia Associates.
Moved by Commissioner Bridgman, supported by Commissioner Pratt, to recommend approval to delete Article XXII, Screening and Land Use Buffers and add a new Section XXII, Landscaping, Screening and Land Use Buffers subject to the modifications as recommended by McKenna Associates. 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 Road
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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. Neary reviewed the McKenna Associates report.
Mr. Ned Jawich, applicant, addressed the Commission.
Moved by Commissioner Bridgman, supported by Commissioner Arnold, to table Application 1697/0901 up to 60 days; so the plans can be revised to address all the issues in the reports from McKenna, Dietrich Bailey, and the Fire Department; and that all issues be satisfactorily addressed before this item reappears on the agenda. Motion carried unanimously.
2.
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P.C. No.:
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1723/0402
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Applicant/Developer:
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William Graham
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Section No.:
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34
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Tax I.D. No.:
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059-03-0026-000
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Address:
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1333 and 1349 Ann Arbor Road
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Project Name:
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New Liberty Bank
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Location:
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South side of Ann Arbor Road, east of Sheldon Road and west of Main Street
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Zoning:
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ARC, Ann Arbor Road Corridor
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Action Requested:
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Approve Site Plan
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Amy Neary and Michael Bailey reviewed their reports.
Tom Bohlander, New Liberty Bank, Tom Yaste and Tim Buckley, architects for the project, presented plans and answered questions. Mr. Bohlander indicated that although the site plan showed the streets as being open, their intention is to have the streets closed.
Kelly Frakes, 1313 W. Ann Arbor Road, adjacent property owner, addressed the Commission.
Moved by Commissioner Davis, supported by Commissioner Karell, to grant Final Site Plan Approval to Application 1723/0402, New Liberty Bank, subject to all issues being resolved in the McKenna Associates report, that landscaping, signs and walls meet the DDA standards, to the ZBA granting a height variance, the dumpster being relocated close to Marlowe and away from the residential area, and to the issues of drainage, storm sewer design, and grading on the east boundary all being satisfied.
Ayes all, with Commissioner Pratt abstaining.
3.
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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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-1-S, Single Family Residential
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Action Requested:
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Approve Final Site Plan
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This item was tabled as requested by the applicant.
ITEM NO. 6 -- NEW BUSINESS
1.
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P.C. No.:
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1729/0502
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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.'s:
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017-03-0049-002; 017-03-0049-003, 017-03-0051-008
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Address:
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Project Name:
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Gateways of Plymouth
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Location:
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East side of Northville Road, south of M-14
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Zoning:
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R-2-A, Multiple Family and C-2, General Commercial (Property presently zoned C-2, has been proposed for rezoning to R-2-A.)
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Action Requested:
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Approve Site Plan
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Moved by Commissioner Bridgman, supported by Commissioner Davis, to table Application 1729/0502, Marcello Scappaticci, Gateways of Plymouth, for up to 60 days. Motion passed unanimously.
2.
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P.C. No.:
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1741/0802
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Applicant/Developer:
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Bowers and Rein 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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024-01-0052-000
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Address:
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39420 Schoolcraft Road
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Project Name:
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Office and Teamsters Hall
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Location:
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Northwest corner of Eckles and Schoolcraft
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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 Site Plan
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Amy Neary and Michael Bailey reviewed their reports, recommending Tentative Site Plan Approval.
Mr. Greg Lauren, Secretary-Treasurer of Teamsters Local 243 and the project architect addressed the Commission and answered questions.
Moved by Commissioner Davis, supported by Commissioner Arnold, to grant Tentative Site Plan Approval to Application 1741/0802, Bowers and Rein Associates, Inc. Motion passed unanimously.
ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS -- NA
ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS
1. Review of Zoning Ordinance No. 83.
The Commission agreed to meet for a Work Session on Wednesday, August 28, 7 p.m.
ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION -- NA
ITEM NO. 10 -- BOARD OF TRUSTEES ACTION -- NA
MOTION TO ADJOURN
Moved by Commissioner Arnold, supported by Commissioner Sturdy, to adjourn the meeting.
Meeting adjourned at 11:40 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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