Planning Commission Minutes
December 10, 2003
Meeting called to order at 7:02 p.m.
MEMBERS PRESENT:
Kendra Barberena
Dennis Cebulski
Carol Davis
John Hasluck
Jim Karell
K.C. Mueller
Bill Pratt
Ray Sturdy
MEMBERS ABSENT:
Kay Arnold, Excused
OTHERS PRESENT:
Shirley J. Barney, Community Development Director Amy Neary, McKenna Associates
Michael Bailey, Dietrich Bailey Associates
Alice Geletzke, Recording Secretary
ITEM NO. 1 -- APPROVAL OF MINUTES
1. Regular Meeting – November 19, 2003
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
minutes of the Regular Meeting of November 19, 2003, as submitted. Motion
carried unanimously, with Commissioner Mueller abstaining because she was absent
from the meeting.
2. Work Session – November 19, 2003
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
minutes of the Work Session of November 19, 2003, as submitted. Motion carried
unanimously, with Commissioner Mueller abstaining because she was absent from
the meeting.
3. Work Session – December 3, 2003
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
minutes of the Work Session of December 3, 2003, as submitted. Motion carried
unanimously.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting – December 10, 2003
Application 1776/0103, Edinburgh Estates Single Family Cluster, under Item No.
6, Old Business, was tabled at the request of the applicant.
Moved by Commissioner Mueller, supported by Commissioner Davis, to approve the
Agenda for the Regular Meeting of December 10, 2003, as amended. Motion carried
unanimously.
ITEM NO. 3 – OTHER PLANNING COMMISSION BUSINESS
1. McKenna Associates Master Plan Report
Amy Neary of McKenna Associates reviewed their report which concluded that the
existing land use designation for Parcel 036-99-0024-000 as High Density
Residential was not intentional at the time of preparation and adoption of the
Master Plan and was an oversight in the drafting of the Land Use Map. They
further concluded that if the oversight had been detected at the time of
preparation of the plan, it would have been designated as Residential, Low
Intermediate Density.
It was moved by Commissioner Davis, supported by Commissioner Pratt, that the
Planning Commission submit the proposed Master Plan amendment to the Township
Board for review and request they approve distribution of the amendment to the
adjacent communities and government entities and utilities registered in the
Township. Motion carried unanimously.
ITEM NO. 4 -- SET DATE FOR PUBLIC HEARING
| 1. |
P.C. No.: |
1812/0903 |
| |
Applicant/Developer: |
Frank A. Bauss |
| |
Section No.: |
28 |
| |
Tax I.D. NO: |
036-99-0024-000 |
| |
Address: |
46410 Ann Arbor Trail |
| |
Project Name: |
|
| |
Location: |
North side of Ann Arbor Trail, east
of Beacon Hill Drive, west of Beacon Hollow Condominiums
and Pinecrest Court |
| |
Zoning: |
R-1-H, Single Family Residential
District |
| |
Action Requested: |
Applicant is requesting to rezone
the subject property from R-1-H, Single Family Residential
to R-1, Single Family Residential. |
Mr. Bauss registered his objections to the proposed Master Plan amendment as
owner of the parcel of property in question. He also objected to tabling his
application for an additional six months.
Moved by Commissioner Davis, supported by Commissioner Pratt, to set May 19,
2004, as the date for the Public Hearing for Application 1812/0903, Frank A.
Bauss. The motion was withdrawn.
Moved by Commissioner Davis, supported by Commissioner Pratt, to table
Application 1812/0903, Frank A. Bauss, to no later than the regular Planning
Commission meeting of May 19, 2004, to allow the Township an opportunity to
complete the Master Plan amendment consistent with statutory requirements.
Motion carried unanimously.
ITEM NO. 5– PUBLIC HEARINGS-N/A
ITEM NO. 6 -- OLD BUSINESS
| 1. |
P.C. No.: |
1699P/0102 |
| |
Applicant/Developer: |
VGW Development, Co. |
| |
Section No.: |
33 |
| |
Tax I.D. No.’s: |
056-99-0010-000, 056-99-0014-002,
056-99-0015- 702 |
| |
Address: |
|
| |
Project Name: |
Village Manor of Plymouth |
| |
Location: |
South side of Ann Arbor Road, west
side of Canton Center Road |
| |
Zoning: |
R-1-S, Single Family Residential
District |
| |
Action Requested: |
Applicant is requesting approval of
Site Plan and Single Family Cluster Housing Agreement |
Ms. Neary reviewed the report of McKenna Associates, and the report of
Dietrich Bailey Associates was reviewed by Mr. Bailey. The Fire Department
report was received.
Mr. Danny Veri, representing VGW Development Company, addressed the Commission
and answered questions.
Moved by Commissioner Pratt, supported by Commissioner Davis, to table
Application 1699P/0102, VGW Development Co., for up to 60 days. Motion carried
unanimously.
| 2. |
P.C. No.: |
1776/0103 |
| |
Applicant/Developer: |
Marcello Scappaticci |
| |
Section No.: |
29 |
| |
Tax I.D. No.’s: |
037-99-0001-000 |
| |
Address: |
|
| |
Project Name: |
Edinburgh Estates, Single Family
Cluster |
| |
Location: |
West of Beck Rd, north of Edinburgh
Dr |
| |
Zoning: |
R-1-H Single Family Residential |
| |
Action Requested: |
The applicant is requesting Final
Site Plan Approval and Approval of the Cluster Housing
Agreement. |
Item No. 2, Application 1776/0103, Marcello Scappaticci, was tabled at the
request of the applicant.
ITEM NO. 7 -- NEW BUSINESS
| 1. |
P.C. No.: |
1818/1103 |
| |
Applicant/Developer: |
Absopure Water Company |
| |
Section No.: |
35 |
| |
Tax I.D. No.’s: |
062-99-0019-705; 062-01-0013-300 |
| |
Address: |
8835 General Drive and 41600 Joy
Road |
| |
Project Name: |
Absopure Bridge |
| |
Location: |
North of Joy Road, south of Ann
Arbor Road, east and west of General Drive. |
| |
Zoning: |
IND, Industrial District |
| |
Action Requested: |
Applicant is requesting approval of
addition of new bridge across county road. |
Amy Neary reviewed the report of McKenna Associates. The report of Dietrich
Bailey Associates was reviewed by Michael Bailey. Mrs. Barney noted the Fire
Department was waiting for feedback from Wayne County before forwarding their
report.
Mr. Joe Rockwood of J & R Engineering, representing Absopure, addressed the
Commission and answered questions. He explained the function of the bridge as a
totally enclosed conveyor system to transport water containers from the bottling
area to the packaging facility.
The Commission explained their expectations for a creative approach that would
propose a design with architectural interest. A steel-sided “assembly line”
appearance would not be acceptable.
Moved by Commissioner Davis, supported by Commissioner Mueller, to table
Application 1818/1103, Absopure Water Company, for up to 60 days. Motion carried
unanimously.
| 2. |
P.C. No.: |
1819/1103 |
| |
Applicant/Developer: |
Arista Design, Inc. |
| |
Section No.: |
23 |
| |
Tax I.D. No.’s: |
020-01-0020-001 |
| |
Address: |
41701 Wilcox |
| |
Project Name: |
Proposed Condominium Development |
| |
Location: |
South side of Wilcox, east of Edward
Hines Drive, west of Haggerty Road. |
| |
Zoning: |
R-2-A Multiple Family Residential
District |
| |
Action Requested: |
Applicant is requesting approval of
Tentative Site Plan. |
The reports of McKenna Associates and Dietrich Bailey Associates were
reviewed, and the Fire Department report was received.
Mr. Bill Moustakeas of Arista Deisgn, Inc., presented plans and drawings and
answered questions from the Commissioners.
Moved by Commissioner Davis, supported by Commissioner Barberena, to allow 15
units under a redevelopment project and grant tentative site plan approval to
Application 1819/1103, Arista Design, Inc., subject to their bringing back
elevations for architecturally interesting buildings with sufficient landscaping
with the final site plan. Motion approved with Commissioners Davis, Barberena,
Cebulski, Hasluck, Mueller, Pratt and Sturdy voting aye and Commissioner Karell
voting nay.
| 3. |
P.C. No.: |
1820/1103 |
| |
Applicant/Developer: |
DeMattia Group |
| |
Section No.: |
22 |
| |
Tax I.D. No.’s: |
014-99-0002-718 |
| |
Address: |
Sheldon Road Shopping Center, 15055
Sheldon |
| |
Project Name: |
Landsplit |
| |
Location: |
West of Sheldon Road, south of Five
Mile Road, north of Helm Street |
| |
Zoning: |
C-2, General Commercial District |
| |
Action Requested: |
Applicant is requesting approval of
landsplit. |
The reports of McKenna Associates and Dietrich Bailey were reviewed and the
Fire Department report was received.
Moved by Commissioner Barberena, supported by Commissioner Davis, to approve the
land divisions as requested in Application 1820/1103, DeMattia Group, subject to
approval of the Township Supervisor, Township Engineer, Township Fire Chief, and
the Department of Public Works and to the documents having the correct legal
description. Motion carried unanimously.
ITEM NO. 8 -- ANN ARBOR ROAD SIGN REQUESTS-N/A
ITEM NO. 9 -- OTHER PLANNING COMMISSION BUSINESS
1. Notice of Intent to Consider an Amendment to the Superior Charter Township
Growth Management Plan and Request for Review and Comment.
a. Map 3 – Land Use Strategy designation for land in the
southeast corner of
the township is changed from rural
residential to urban residential.
b. Map 9 – Residential density is increased from 1 dwelling
unit or less for
every 2-5 acres to 1-4 dwelling units
per acre in the same area.
Moved by Commissioner Davis, supported by Commissioner Pratt, that a letter be
sent, thanking Superior Township for their information and informing them that
there is no objection. Motion carried unanimously, with Commissioner Mueller
abstaining because of a possible conflict of interest.
ITEM NO. 10 -- COMMUNICATIONS &/OR INFORMATION-N/A
ITEM NO. 11 -- BOARD OF TRUSTEES ACTION-N/A
MOTION TO ADJOURN
Moved by Commissioner Davis, supported by Commissioner Barberena, to adjourn
the meeting. Motion carried unanimously.
Chairman Cebulski adjourned the meeting at 8:48 p.m.
Respectfully submitted,
Kendra Barberena, Secretary
Planning Commission
Plymouth Charter Township
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 Relay Service).
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