Planning Commission Minutes
January 15, 2003
Meeting called to order at 7:12 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
Sally Hodges, McKenna Associates
Alice Geletzke, Recording Secretary
ITEM NO. 1 -- APPROVAL OF MINUTES
1. Work Session – November 6, 2002
Moved by Commissioner Davis, supported by Commissioner Arnold, to accept the
minutes of the Work Session of November 6, 2002, as presented. Motion carried
unanimously.
2. Work Session – November 13, 2002
Moved by Commissioner Davis, supported by Commissioner Pratt, to accept the
minutes of the Work Session of November 13, 2002, as presented. Motion carried
unanimously.
3. Regular Meeting – November 20, 2002
Commissioner Pratt noted the typographical error in Section 2 of the motion at
the top of Page 5 regarding the amendment to Article XXXIV, Ann Arbor Road
Corridor District, Footnote (f). Section 2 should read: “The additional height
is necessary to accommodate architectural features that enhance the character of
the building and the district.”
Commissioner Karell wanted the paragraph with his comments regarding
Commissioner Mueller’s abstention to be inserted on Page 2 between the paragraph
where she asked to abstain and the motion. His comments were as follows:
“Commissioner Karell stated as an objection that if Commissioner Mueller, as a
real estate agent, is going to have a conflict of interest because of properties
on the market, then she has listings all over the township. He didn’t know if
this was an appropriate reason for her abstaining. He felt it would be different
if Commissioner Mueller had other interests in the cell tower issue. Because of
having listings all over the township, he felt she could possibly have a
conflict of interest with everything if she was going to use that as a reason.”
He also requested that the comment supporting approval of Class “A”
Non-Conforming Status for Application 1753/1002, American Tower Corporation, be
added to Page 3 after the listed objections, as follows:
“Comments in Support"
A resident spoke in favor of granting the Class “A” status. She felt the
potential property owners saw the tower, and the expansion would aid in meeting
the demand for increased technology.”
Also on Page 4, he requested that his comments regarding Application 1754/1002,
Amendment to Article XXXIV, Ann Arbor Road Corridor District, with regard to
height requirements be included, as follows:
“Commissioner Karell was fundamentally opposed to changing the regulations,
particularly with one project in mind.”
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
minutes of the Regular Meeting of November 20, 2002, as corrected. Motion
carried unanimously.
3. Regular Meeting – December 11, 2002
Commissioner Karell noted the correction that K.C. Mueller seconded the motion
on Page 1 to table approval of the minutes of the Regular Meeting of November
20.
Moved by Commissioner Davis, supported by Commissioner Bridgman, to approve the
minutes of the Regular Meeting of December 11, 2002, as corrected. Motion
carried unanimously.
4. Work Session – January 8, 2003
Moved by Commissioner Davis, supported by Commissioner Bridgman, to approve the
minutes of the Work Session of January 8, 2003, as submitted. Motion carried
unanimously.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting – January 15, 2003
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
Agenda for the Regular Meeting of January 15, 2003, as presented. Motion carried
unanimously.
ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING
| 1. |
P.C. No.: |
1765/1202 |
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Applicant/Developer: |
Plymouth Charter Township |
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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: |
Text Amendment 101- Sidewalks |
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Location: |
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Zoning: |
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Action Requested: |
Schedule a Public hearing for February 5,
2003 |
Moved by Commissioner Davis, supported by Commissioner Bridgman, to set
February 5, 2003, as the date for the Public Hearing on Application 1765/1202,
Text Amendment 101—Sidewalks. Motion carried unanimously.
ITEM NO. 4– PUBLIC HEARINGS
| 1. |
P.C. No.: |
1758/1102 |
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Applicant/Developer: |
Victory Building Co. |
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Section No.: |
24 |
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Tax I.D. No.: |
024-99-0029-001 |
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Address: |
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Project Name: |
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Location: |
East of I-275, South of M-14, West of
Eckles |
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Zoning: |
R-1, Single Family Residential |
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Action Requested: |
Rezoning to IND, Industrial |
Mrs. Barney gave a slide presentation of the area, and Mrs. Hodges summarized
the report of McKenna Associates dated January 9, 2003. The Fire Department
report was also received.
Ted March, Victory Building Company, addressed the Commission and answered
questions.
Chairman Cebulski opened the Public Hearing at 7:27 p.m.; and, there being no
public comment, closed the hearing at 7:28 p.m.
Moved by Commissioner Bridgman, seconded by Commissioner Pratt, to recommend
approval of the rezoning from R1 to IND, Industrial, for Application 1758/1102,
Victory Building Company. Motion carried unanimously.
| 2. |
P.C. No.: |
1759/1102 |
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Applicant/Developer: |
Risen Christ Lutheran Church |
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Section No.: |
33 |
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Tax I.D. No.: |
053-99-0009-000 |
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Address: |
46210 Ann Arbor Rd |
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Project Name: |
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Location: |
East of McClumpha, North of Ann Arbor Rd |
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Zoning: |
R-1-S, Single Family Residential |
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Action Requested: |
Use Subject to Special Conditions |
Mrs. Barney gave a visual presentation of the area. Mrs. Hodges summarized
the report of McKenna Associates dated January 9, and the report from the Fire
Department was acknowledged.
Rich Yudt addressed the Commission and answered questions on behalf of the
church. He explained that the house will be used as a residence by the music
minister, but at some time in the future the church may wish to hold classes
there, as well as use a portion of the property for additional parking.
Commissioner Bridgman noted, for the record, the receipt of correspondence from
Robert and Ruth Patterson and from Patricia Ptak of Plymouth Notch.
Chairman Cebulski opened the Public Hearing at 8:02 p.m.
Several residents, including Laurie Palizzi, Jim Wuorenma, Leroy Bray, Ruth
Patterson, Jack Danahy, and Patricia Ptak addressed the Commission. Concerns
raised included negative impacts on property values and marketability of
adjacent residences, additional parking not being needed since the existing
parking is not used fully, possible dumpster locations, proposed use not being
clearly defined, the north section should be kept as a buffer, site plan
requirements, compliance with the Master Plan, difficulty in denying future
requests and questions regarding the paving of McClumpha Road.
The Public Hearing was closed at 8:22 p.m.
Moved by Commissioner Pratt, supported by Commissioner Davis, to deny Use
Subject to Special Conditions for Application 1759/1102, Risen Christ Lutheran
Church, because of the lack of sufficient information as to when special uses
will materialize; with the applicant’s right to return without prejudice to
request special use in the future, should the need arise. Motion carried
unanimously.
ITEM NO. 5 -- OLD BUSINESS
| 1. |
P.C. No.: |
1723/0402 |
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Applicant/Developer: |
William Graham |
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Section No.: |
34 |
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Tax I.D. No.: |
059-03-0026-000 |
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Address: |
1333 & 1349 Ann Arbor Rd |
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Project Name: |
New Liberty Bank |
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Location: |
South of Ann Arbor Rd, east of Sheldon |
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Zoning: |
ARC-Ann Arbor Road Corridor District |
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Action Requested: |
Reaffirm Final Site Approval / Approve 35’
10 ¾” height |
Moved by Commissioner Davis, supported by Commissioner Arnold, to grant
permission to Commissioner Pratt to recuse himself from voting on Application
1723/0402, New Liberty Bank, as he requested. Motion carried unanimously.
Sally Hodges reviewed the report of McKenna Associates dated January 9.
William Graham of New Liberty Bank presented drawings of the proposed building
and answered questions.
Moved by Commissioner Davis, supported by Commissioner Barbarena, to reaffirm
Final Site Plan Approval with the 35’ 10-3/4” height for Application 1723/0402,
New Liberty Bank, because the building height is the same as indicated on the
Final Site Plan approved by the Planning Commission, and the increased building
height is necessary to permit the construction of a second story over the
drive-through teller lane, and the increased building height will allow the
building to accommodate the architectural features that will enhance the
character of the building in the Ann Arbor Road Corridor. Ayes: Davis, Barberena,
Arnold, Bridgman, Cebulski, Mueller, Sturdy. Nays: Karell. Abstaining: Pratt.
Motion carried.
ITEM NO. 6 -- NEW BUSINESS
| 1. |
P.C. No.: |
1748/0902 |
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Applicant/Developer: |
Somil Shah |
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Section No.: |
34 |
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Tax I.D. No.’s: |
059-03-0064-000 |
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Address: |
1043 Ann Arbor Rd |
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Project Name: |
Quizno’s Sub |
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Location: |
South of Ann Arbor Rd, East of Northern |
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Zoning: |
ARC – Ann Arbor Road Corridor District |
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Action Requested: |
Site Plan Approval |
Sally Hodges reviewed the report of McKenna Associates, and referred to the
memo from the DDA.
Mr. Ed Draugelis, representing the applicant, addressed the Commission and
answered questions.
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
Site Plan for Application 1748/0902, Quizno’s Subs, subject to the seven
conditions listed in the report of McKenna Associates report dated January 10,
2003:
1. Submission of a letter of agreement from the applicant, agreeing to the
closure of Northern Avenue for it’s full length along the site.
2. Submission of a revised and dated site plan prepared by a registered
engineer, architect or landscape architect which reflects the layout and plan
elements of the McKA plan.
3. All plantings and landscape improvements shall be consistent with Ordinance
requirements, and elements along the Ann Arbor Road frontage shall be consistent
with the DDA Streetscape standards.
4. Phase II improvements shall be constructed and installed within one year of
the closure of Northern Avenue and in coordination with the Township.
Construction plans, including the parking lot lighting detail, and a final
planting plan for Phase II must be approved by the Township prior to
construction of improvements and installation of landscaping.
5. If weather or seasonal conditions prevent the completion of the Phase I
improvements along Ann Arbor Road, and all other items are satisfied in the
determination of the Chief Building Official, a Temporary Certificate of
Occupancy may be issued. The Temporary Certificate of Occupancy shall expire no
later than July 1, 2003, by which time all plan items must be completed.
6. All site plan improvements, extending from the Ann Arbor Road curbline to the
rear of the site, shall be maintained in good condition, consistent with the
intent of the approved plan. All plant materials shall be regularly watered and
maintained in a healthy condition, consistent with the intent of the landscape
plan. Dead or diseased plants shall be replaced annually or in the next
appropriate planting season. Mulch shall be replenished annually, landscape beds
kept weed-free and grass regularly mowed in season.
7. Approval is subject to all items required for compliance with the approved
plan and completion of site development, including but not limited to, submittal
and Township approval of construction and engineering plans and details; receipt
of all required permits from the Township, MDOT, and other agencies with
jurisdiction; and approval of the Township Building Department, Engineer and
Planner.
and that on No. 2 of the McKenna report, there will be an administrative review
prior to the tentative Certificate of Occupancy; and also subject to the
conditions in the subsequent report of the DDA:
1. The brick piers, fencing and sign portion of the Ann Arbor Corridor should be
revised. The angle sections of the fence and the most easterly pier will
interfere with the site vision of the sign. This area is to be revised by
basically reproducing the pier and the fence as currently shown west of the
sign, and relocating the shrubs.
2. The dumpster should be enclosed as a part of Phase I construction work.
3. The existing light fixture called for removal or replacement in Phase II
should be replaced or removed as a part of the Phase I construction work.
4. With respect to the landscaping called for in Phase II, the DDA recommended
that the following limitations on the timing of the installation of this
landscaping:
A. The landscaping indicated between the rear parking area and the existing
screening wall should be installed within twelve (12) months of the opening of
the business.
B. The landscaping called for within the area now occupied by the street right
of way along the west property line should be installed within twelve (12)
months of the vacation of the street.
Ayes all. Motion carried unanimously.
| 2. |
P.C. No.: |
1764/1202 |
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Applicant/Developer: |
DJT Development |
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Section No.: |
23 |
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Tax I.D. No.’s: |
019-01-0063-002, 019-01-0064-000,
019-01-0065-000 |
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Address: |
Northville Rd |
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Project Name: |
River Bend Condominiums, redevelopment |
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Location: |
Supervisor’s Plymouth Plat No. 4, West of
Northville Rd |
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Zoning: |
R-2-A Multiple Family |
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Action Requested: |
Tentative Site Plan Approval |
Mrs. Hodges summarized the report of McKenna Associates dated January 9,
2003. Mr. Bailey referred to the report of Dietrich, Bailey Associates, also
dated January 9, 2003. The report of the Fire Department was also received.
Donald Treder II of DJT presented plans and answered questions.
The Commission indicated that changes to the rear elevations and the treatment
of the areas along Northville Road and Edward Hines Drive would be need to be
revised to improve the presentation along Northville Road and Edward Hines and
that this issue would be reviewed again prior to Final Site Plan Approval.
Moved by Commissioner Pratt, supported by Commissioner Arnold, to grant
Tentative Site Plan Approval for Application 1764/1202, River Bend Condominiums,
subject to the conditions in the report of McKenna Associates and to the
comments of Commissioners concerning design features of the rear elevations.
Ayes all, except Commissioner Karell who voted no. Motion carried.
ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS- NA
ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS
| 1. |
P.C. No.: |
1703/1001 |
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Applicant/Developer: |
DeMattia Associates |
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Section No.: |
20 |
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Tax I.D. No.’s: |
008-01-0030-00 |
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Address: |
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Project Name: |
66k Speculative Building |
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Location: |
Lot 30, Metro West Technology Park |
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Zoning: |
TAR. Technology and Research district |
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Action Requested: |
Extension of Final Site Plan approval |
Moved by Commissioner Davis, supported by Commissioner Barbarena, to approve
the extension of Final Site Plan Approval for Application 1703/1001, DeMattia
Associates, for one year. Motion carried unanimously.
2. Election of Officers
Chairperson
There being no other nominations, it was moved by Commissioner Pratt, seconded
by Commissioner Sturdy, to elect Dennis Cebulski as Chairman of the Planning
Commission. Motion carried unanimously.
Vice-Chairperson
There being no other nominations, it was moved by Commissioner Pratt, seconded
by Commissioner Sturdy, to elect Carol Davis as Vice-Chairman of the Planning
Commission.
Motion carried unanimously.
Secretary
There being no other nominations, it was moved by Commissioner Pratt, supported
by Commissioner Sturdy, to elect Joe Bridgman as Secretary of the Planning
Commission. Motion carried unanimously.
ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION
ITEM NO. 10 -- BOARD OF TRUSTEES ACTION-NA
MOTION TO ADJOURN
Moved by Commissioner Pratt, supported by Commissioner
Arnold, to adjourn. Motion carried unanimously.
The meeting was adjourned at 9:47 p.m.
Respectfully submitted,
Joe Bridgman
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)453-3840, TDD users: 1-800-649-3777
(Michigan
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