Planning Commission Minutes
April 21, 2004
Meeting called to order at 7:02 p.m.
MEMBERS PRESENT:
Kay Arnold
Kendra Barberena
Dennis Cebulski
Carol Davis
John Hasluck
Jim Karell
K.C. Mueller
Bill Pratt
Ray Sturdy
MEMBERS ABSENT: None
OTHERS PRESENT:
Shirley J. Barney, Community Development Director
Michael Bailey, Dietrich, Bailey and Associates
Alice Geletzke, Recording Secretary
Stephanie Harbour, Dietrich, Bailey and Associates
Amy Neary, McKenna Associates
ITEM NO. 1 -- APPROVAL OF MINUTES
1. Regular Meeting – March 17, 2004
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
minutes of the Regular Meeting of March 17, 2004, as presented.
Ayes all.
2. Special Meeting – March 31, 2004
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
minutes of the Special Meeting of March 31, 2004, as submitted.
Ayes all.
3. Special Meeting – April 7, 2004
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
minutes of the Special Meeting of April 7, 2004, as submitted.
Ayes all.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting – April 21, 2004
Chairman Cebulski asked that the Agenda be amended by hearing Item 5 (8),
Compuware Sports Arena, immediately after the Public Hearing items and that Item
6 (2), St. John’s Complex PUD, be heard immediately after Item 5 (8).
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
Agenda for the Regular Meeting of April 21, 2004, as amended.
Ayes all.
ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING
| 1. |
P.C. No.: |
1836/0304 |
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Applicant/Developer: |
Joe Patti |
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Section No.: |
26 |
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Tax I.D. NO: |
029-99-0004-000 |
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Address: |
Plymouth Road |
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Project Name: |
Proposed Residential Development –
Plymouth Road |
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Location: |
North side of Plymouth Road, east of
Edward Hines Drive, west of Haggerty Road |
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Zoning: |
C2, General Commercial District |
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Action Requested: |
Applicant is requesting approval of
the Planned Unit Development Option. |
Moved by Commissioner Davis, supported by Commissioner Arnold, to set May 19,
2004, as the date for Public Hearing for Application 1836/0304, Joe Patti.
Ayes all.
ITEM NO. 4 -- PUBLIC HEARINGS
| 1. |
P.C. No.: |
1833/0304 |
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Applicant/Developer: |
Plymouth Charter Township Planning
Commission |
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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: |
Approve Amendment to Master Plan to
Correct Oversight. |
Amy Neary of McKenna Associates gave a presentation regarding the need for
the correction to the Master Plan.
Chairman Cebulski opened the Public Hearing at 7:11 p.m.
Mr. Art Kainz, a resident of Lighthouse Court, registered his objections to the
amendment since greater density would be allowed under R-1-S than under R-1-H
zoning.
There being no further public comment, the hearing was closed at 7:20 p.m.
Moved by Commissioner Davis, supported by Commissioner Mueller:
WHEREAS, the Township Planning Act, Act 168, of the Michigan Public Acts of
1959, as amended, requires the Planning Commission to make and adopt a basic
plan as a guide for the development of the Township and authorizes the Planning
Commission to amend the plan from time to time, and
WHEREAS, the Commission has prepared such a plan amendment, including maps,
tables, and descriptive matter dated December 4, 2003; and
WHEREAS, in the preparation of the Master Plan Amendment, the Commission has
made careful comprehensive surveys and studies of present conditions, and future
needs of the Township; and
WHEREAS, in December 2003, the Charter Township of Plymouth Planning Commission
initiated an Amendment to the Township’s Master Plan to change the Future Land
Use Map designation of a 5-acre site, described as Tax ID 036-99-0024-0000, from
Residential High Density to Residential Low Intermediate Density, and
WHEREAS, this amendment is intended to correct an oversight and does not
constitute a new policy and does not reflect changed circumstances, and
WHEREAS, the Commission, on April 21, 2004, held a public hearing in accordance
with the procedures of Section 8 of Act 168, Public Act 1959, as amended; and
NOW, THEREFORE, BE IT RESOLVED:
THAT the Planning Commission for the Charter Township of Plymouth, Wayne County,
Michigan, hereby adopts the Master Plan Amendment, dated December 4, 2003, in
its entirety with maps.
THAT the Planning Commission Chairman and Secretary shall record this action in
the Master Plan by their identifying signatures.
THAT one attested copy of the Master Plan Amendment shall be certified to the
Board of Trustees.
Ayes all.
| 2. |
P.C. No.: |
1826/0204 |
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Applicant/Developer: |
Dr. Jeffrey Greer |
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No.: |
33 |
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Tax I.D. NO: |
056-99-0030-002 |
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Address: |
45600 Joy Road |
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Project Name: |
|
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Location: |
North side of Joy Road, west of
Canton Center Road |
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Zoning: |
R-1-S, Single Family Residential
District |
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Action Requested: |
Applicant is requesting to rezone
the subject property from R-1-S, Single Family Residential
to OS, Office Service. |
Shirley Barney, Community Development Director, gave a PowerPoint
presentation of the area.
Amy Neary of McKenna Associates, reviewed their report and the Fire Department
report was received.
Chairman Cebulski opened the Public Hearing at 7:34 p.m.
Commissioner Barberena acknowledged receipt of a letter of objection to the
rezoning from an adjacent property owner since they felt a single family
residence or an association park would be a better use for the property. A
letter was also received from Robert Ficano, Wayne County Executive regarding
deeding of Wayne County right-of-way.
William Cook representative for the applicant presented plans and a petition
signed by members of the Trillium Homeowners Association in support of the
rezoning.
Dan Stengle and Ken Zander registered their objections to the rezoning due to
increased parking that would be visible from their homes, lack of privacy, and
longer hours of operation with increased traffic flow.
Tom Goebel, a broker for the property and resident of the Township, felt it was
an excellent use for an existing structure, which would otherwise remain vacant.
Miroslav Vicko, partner in ownership of the property since 1980, indicated that
it was not possible to lease the property for child care since the structure was
considered substandard by present day standards and because there were many
other childcare facilities with newer buildings serving the area. Also, the
design of the building made it impossible to be adopted for other uses that
could be considered under the existing zoning.
Dr. Jeffrey Greer, applicant, addressed the Commission and answered questions.
He noted there would be no late night hours and they would be sensitive to the
privacy concerns of the residents.
Chairman Cebulski closed the Public Hearing at 7:55 p.m.
Chairman Cebulski indicated that it would be appropriate to consider a use
variance for this site. However, since the new zoning ordinance granting the
authority to consider use variances had not yet been approved by the Board of
Trustees and adopted, it was not an option at this time.
Moved by Commissioner Davis, supported by Commissioner Pratt, to recommend to
the Board of Trustees the rezoning from R-1-S, Single Family Residential, to OS,
Office Service as requested in Application 1826/0204, for the following reasons:
1) The requested rezoning is consistent with the Township Master Plan goals and
objectives.
2) The requested rezoning will not adversely impact the surrounding area and
will encourage appropriate redevelopment of a blighted parcel.
3) The request would create an additional land use transition area between the
existing non-residential development and major thoroughfare to the south and
single family residential areas to the north.
Ayes all, except for Commissioner Karell who voted nay. Motion carried.
| 3. |
P.C. No.: |
1830/0204 |
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Applicant/Developer: |
Allie F. Fayz |
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Section No.: |
31 |
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Tax I.D. No.’s: |
046-99-0003-000 |
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Address: |
|
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Project Name: |
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Location: |
South side of Powell Road, east side
of Napier Road |
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Zoning: |
R-1-E, Single Family Residential |
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Action Requested: |
Applicant is requesting to rezone
the subject property from R-1-E, Single Family Residential
to R-1-H, Single Family Residential. |
Mrs. Barney gave a PowerPoint presentation of the area.
Ms. Neary reviewed the McKenna Associates report and the Fire Department report
was received.
David Birchler of Birchler Arroyo addressed the Board and answered questions on
behalf of Mr. Fayz.
Chairman Cebulski opened the Public Hearing at 8:14 p.m.
Area residents Jeff Montgomery, Mark and Joann Walker, Terry Webner, John
Josefczyk, James Patton, John Wald, and John Thompson objected to the rezoning.
Concerns included the density of homes, quality of the proposed homes, minimum
dwelling unit size being smaller under R-1-H, loss of value to the homes in the
area, setting a precedent for future rezoning requests and drainage concerns.
Area residents John Hand and Sandy Osmer spoke in favor of the rezoning stating
that residential uses were preferable to the special uses that could be
considered on the parcel.
A letter was received from Robert Ficano, Wayne County Executive regarding
deeding of Wayne County right-of-way.
Mr. Allie Fayz, property owner, addressed the Commission, stating that he was a
victim of circumstances due to the location of the tower and to the density of
the condominiums that were developed adjacent to his parcel.
The Chair closed the Public Hearing at 8:38 p.m.
Moved by Commissioner Pratt, supported by Commissioner Sturdy, to recommend to
the Board of Trustees the rezoning from R-1-E, Single Family Residential, to
R-1-H, Single Family Residential as requested in Application 1830/0204, Allie F.
Fayz, for the following reasons:
1) The requested rezoning is consistent with goals and policies of the Township
Master Plan that call for single-family residential development.
2) The proposed R-1-H zoning is appropriate for the site and consistent with the
Township’s Future Land Use Plan.
Ayes all, except for Commissioner Karell who voted nay and Commissioner Mueller
who abstained. Motion carried.
The following two items were acted upon in order of the amended agenda.
ITEM NO. 5 -- OLD BUSINESS
| 8. |
P.C. No.: |
1835/0304 |
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Applicant/Developer: |
Compuware Sports Arena |
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Section No.: |
21 |
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Tax I.D. No.’s: |
010-99-0006-700 |
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Address: |
14900 Beck Road |
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Project Name: |
Compuware Sports Arena Drive-In |
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Location: |
East side of Beck Road, south of
Five Mile Road, north of Port Street. |
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Zoning: |
IND, Industrial |
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Action Requested: |
Applicant is requesting approval for
Use Subject to Special Conditions and Site Plan for
Drive-In Movie Theater. |
Amy Neary reviewed the report of McKenna Associates and the Fire and Police
Department reports were received.
Mike Vellucci and Dennis Moore of Compuware and Joe Cobb and Ken Stocker of
Movies at the Drive-in addressed the Commission and answered questions.
Moved by Commissioner Sturdy, supported by Commissioner Arnold, to grant
approval as requested in Application 1835/0304, Compuware Sports Arena, for Use
Subject to Special Conditions in accordance with the applicant’s Use Statement
dated April 21, 2004, and the Site Plan for Drive-In Movie Theater, subject to
the following conditions:
1) The proposed use be permitted for a period of three years with full
restoration at that time if use is not subsequently renewed.
2) No additional signage be permitted on the temporary structures; i.e.,
projector and concession trailers and ticket booths.
3) Any existing ash trees planted in the berm along Beck Road must be replaced
with a comparable deciduous tree. Any replacement tree must be approved
administratively by the Community Development Director.
4) That a report be submitted to the Planning Commission within 60 days after
the end of each season, based on metrics that will be established by the
Planning Commission.
5) The concession stands be removed nightly.
6) Brick veneer be added to the concession stands and projection booths.
7). Approval of the Community Development Director, Township Engineer and the
Fire Department.
Ayes all, except Commissioner Karell who voted nay. Motion carried.
ITEM NO. 6 -- NEW BUSINESS
| 2. |
P.C. No.: |
1837/0304 |
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Applicant/Developer: |
William J. Pulte; Archdiocese of
Detroit |
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Section No.: |
22 |
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Tax I.D. NO: |
013-01-0001-003; 013-99-0001-001;
018-03-0075-001 |
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Address: |
44045 Five Mile Road |
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Project Name: |
St. John’s Complex PUD |
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Location: |
East side of Sheldon Road, South of
Five Mile Road |
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Zoning: |
TAR, Technology and Research
District |
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Action Requested: |
Applicant is requesting the approval
of the St. John’s Complex Planned Unit Development Site
Plan and PUD Contract. |
Ms. Neary reviewed the report of McKenna Associates. Michael Bailey reviewed
the report of Dietrich, Bailey and Associates and the Fire Department report was
received.
Mr. Paul Weisenbach, representing the Archdiocese of Detroit, addressed the
Board and answered questions.
The Commission indicated that the side elevation should be revised to add some
architectural detail similar to that of the existing structure.
Mr. Pulte indicated that no additional signage would be proposed.
Moved by Commissioner Davis, supported by Commissioner Pratt, to grant tentative
site plan approval for the St. John's Complex Planned Unit Development for
Application 1837/0304, William J. Pulte; Archdiocese of Detroit.
Ayes all.
The Commission then returned to the remainder of the amended agenda.
ITEM NO. 5 -- OLD BUSINESS
| 1. |
P.C. No.: |
1514P/0298 |
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Applicant/Developer: |
Hilltop Development Group/Kasperski |
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Section No.: |
28 |
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Tax I.D. NO: |
034-99-0023-000, 034-99-0015-701,
034-99-0015-702 |
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Address: |
12718 Beck Road |
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Project Name: |
Hilltop Golfview Estates |
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Location: |
East side of Beck Road, south of
North Territorial Road, north of Ann Arbor Trail |
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Zoning: |
R-1-H, Single Family Residential |
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Action Requested: |
Applicant is requesting approval of
revision to approved site plan. |
Amy Neary of McKenna Associates and Michael Bailey of Dietrich, Bailey and
Associates reviewed their respective reports.
Michael Donolon, Landscape Architect, and Ron Kasperski of Hilltop Group
addressed the Board and answered questions.
Moved by Commissioner Davis, supported by Commissioner Karell, to grant tenative
and final site plan approval to Application 1514P/0298, Hilltop Development
Group/Kasperski, subject to all of the conditions of the McKenna report and all
of the conditions of the Dietrich, Bailey report, especially the utilities
issues, being resolved and reviewed administratively.
Ayes all with Commissioner Mueller abstaining.
| 2. |
P.C. No.: |
1699P/0102 |
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Applicant/Developer: |
VGW Development, Co. |
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Section No.: |
33 |
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Tax I.D. No.’s: |
056-99-0010-000, 056-99-0014-002,
056-99-0015-702 |
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Address: |
|
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Project Name: |
Village Manor of Plymouth |
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Location: |
South side of Ann Arbor Road, west
side of Canton Center Road |
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Zoning: |
R-1-S, Single Family Residential
District |
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Action Requested: |
Applicant is requesting approval of
Site Plan and Single Family Cluster Housing Agreement. |
Ms. Neary and Mr. Bailey reviewed their respective reports and the Fire
Department report was received.
Danny Veri and Michael Verpoort of VGW Development addressed the Board,
presented plans, and answered questions, indicating that the chimneys would be
shown as brick.
Moved by Commissioner Davis, supported by Commissioner Mueller, to recommend
approval of the final site plan and the Single Family Cluster Housing Agreement
as requested in Application 1699P/0102, VGW Development, subject to all
conditions being met in the reports of McKenna Associates, Dietrich, Bailey and
Associates and the Fire Department.
Ayes all.
| 3. |
P.C. No.: |
1776/0103 |
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Applicant/Developer: |
Marcello Scappaticci |
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Section No.: |
29 |
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Tax I.D. No.’s: |
037-99-0001-000 |
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Address: |
|
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Project Name: |
Edinburgh Estates, Single Family
Cluster |
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Location: |
West of Beck Rd, north of Edinburgh
Drive |
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Zoning: |
R-1-H, Single Family Residential
District |
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Action Requested: |
The applicant is requesting Final
Site Plan Approval and Approval of the Cluster Housing
Agreement. |
The reports of McKenna Associates and Dietrich, Bailey and Associates were
reviewed and the Fire Department report was received. A communication from
Township Attorney, Ron Witthoff regarding the Cluster Housing Agreement was also
acknowledged.
Mr. Peter Zorney, representing developer Marcello Scappaticci, addressed the
Board and answered questions.
Moved by Commissioner Davis, supported by Commissioner Pratt, to grant final
site plan approval as requested in Application 1776/0103, Marcello Scappaticci,
subject to the conditions of the McKenna report being met, and subject to the
Township Attorney’s approval of the Cluster Housing Agreement, the Master Deed
and the Bylaws, and subject to the reports of the Fire Department and Dietrich,
Bailey and Associates.
Ayes all.
| 4. |
P.C. No.: |
1808/0803 |
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Applicant/Developer: |
Archie/Soave/Stornant |
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Section No.: |
21 |
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Tax I.D. No.’s: |
010-99-0015-000; 010-99-0014-000;
010-99-0013-000 |
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Address: |
|
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Project Name: |
Five Mile and Beck Retail Plaza |
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Location: |
South side of Five Mile Road, east
of Beck Road |
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Zoning: |
C-2, General Commercial District |
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Action Requested: |
The applicant is requesting
Tentative Site Plan Approval. |
Amy Neary and Michael Bailey reviewed their reports. The Fire report was
received.
Mr. Stojanov addressed the Commission and answered questions.
Moved by Commissioner Davis, supported by Commissioner Pratt, to grant tentative
site plan approval for Application 1808/0803, Archie/Soave/Stomant.
Ayes all.
| 5. |
P.C. No.: |
1829/0204 |
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Applicant/Developer: |
Arista Design, Inc. |
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Section No.: |
23 |
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Tax I.D. No.’s: |
020-01-0020-001 |
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Address: |
41701 Wilcox |
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Project Name: |
Lakeview Condominiums |
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Location: |
South side of Wilcox, east of Edward
Hines Drive, west of Haggerty Road |
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Zoning: |
R-2-A Multiple Family Residential
District |
| |
Action Requested: |
Applicant is requesting approval of
Tentative Site Plan. |
Amy Neary reviewed the report of McKenna Associates and Stephanie Harbour
reviewed the report of Dietrich, Bailey and Associates, and the Fire report was
received.
Moved by Commissioner Pratt, supported by Commissioner Davis, to grant tentative
site plan approval for Application 1829/0204, Arista Design, Inc., subject to
agreement that this is a redevelopment and that the Wilcox Road building will
remain at four units.
Ayes all.
| 6. |
P.C. No.: |
1831/0204 |
| |
Applicant/Developer: |
The Velmeir Companies |
| |
Section No.: |
36 |
| |
Tax I.D. No.’s: |
064-99-0013-701 |
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Address: |
40900 Ann Arbor Road |
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Project Name: |
CVS Pharmacy |
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Location: |
North side of Ann Arbor Road, west
side of Haggerty Road |
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Zoning: |
ARC, Ann Arbor Road Corridor
District |
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Action Requested: |
Applicant is requesting approval of
Site Plan. |
Amy Neary of McKenna Associates and Stephanie Harbour of Dietrich, Bailey and
Associates reviewed their respective reports and the Fire Department report was
received.
Mr. John Hallo of the Velmeir Companies, representing CVS, presented plans and
addressed the Commission.
The Commission made further suggestions regarding the façade and roof lines for
the proposed drug store and indicated that the building elevations would have to
be reviewed for approval with the final site plan.
Moved by Commissioner Barberena, supported by Commissioner Davis, to grant
tentative site plan approval for Application 1831/0204, The Velmeir Companies.
Ayes all.
| 7. |
P.C. No.: |
1832/0204 |
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Applicant/Developer: |
DeMattia Associates |
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Section No.: |
21 |
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Tax I.D. No.’s: |
010-99-0002-702 |
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Address: |
Metro West Industrial Park, Sub. 7 |
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Project Name: |
Karmann MWIP |
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Location: |
South of Five Mile Road, east side
of Pilot Drive |
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Zoning: |
IND, Industrial |
| |
Action Requested: |
Applicant is requesting approval of
Site Plan. |
The reports of McKenna Associates and Dietrich, Bailey and Associates were
reviewed by Ms. Neary and Ms. Harbour respectively. The Fire Department report
was received.
Bernie Grant of DeMattia Associates and Dan Dougherty, Civil Engineer, presented
plans and building materials and answered questions.
Moved by Commissioner Davis, supported by Commissioner Pratt, to grant final
site plan approval for Application 1832/0204, DeMattia Associates, subject to
all conditions being met in the reports of McKenna Associates and Dietrich,
Bailey and Associates.
Ayes all.
ITEM NO. 6 -- NEW BUSINESS
| 1. |
P.C. No.: |
1834/0304 |
| |
Applicant/Developer: |
Associated Construction Services |
| |
Section No.: |
24 |
| |
Tax I.D. No.’s: |
024-01-0047-001, 024-01-0048-001 |
| |
Address: |
39600 Schoolcraft Road |
| |
Project Name: |
Performance Staging Inc. |
| |
Location: |
North of Schoolcraft Road, east of
I-275 Expressway, west of Eckles Road |
| |
Zoning: |
IND, Industrial |
| |
Action Requested: |
Applicant is requesting approval of
Site Plan. |
Ms. Neary and Ms. Harbour reviewed the reports of McKenna Associates and
Dietrich/Bailey and the Fire Department report was received. Ms. Neary raised
questions about the fence and cross-access easements due to the location of the
paving on the adjacent property.
Ken McQuade and Roger Ygeal addressed the Commission and answered questions.
Moved by Commissioner Davis, supported by Commissioner Pratt, to grant tentative
site plan approval to Application 1834/0304, Associated Construction Services.
Ayes all.
ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS-N/A
ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS
1. Notice of Intent to Consider an Amendment to the Canton Township
Comprehensive
Plan and Request for Review and Comment.
A. Objective 1.4 – Community Facility Uses
B. Objective 3.4 – Development Objectives for the
Southwest Quadrant
Moved by Commissioner Davis, supported by Commissioner Barberena, that Community
Development Director Barney send a letter of comment to Canton Township,
indicating they have no objections to the Amendment to the Canton Township
Comprehensive Plan, Items A and B.
Ayes all.
2. Notice of Intent to Consider an Amendment to the Canton Township
Comprehensive Plan and Request for Review and Comment.
A. Bloch/Brody Future Land Use Amendment
B. Laird Future Land Use Amendment
C. Ford/Napier Future Land Use Amendment
D. Canton Center/Geddes Future Land Use Amendment
E. Geddes/Denton Future Land Use Amendment
F. McClumpha Future Land Use Amendment
Moved by Commissioner Davis, supported by Commissioner Barberena, that Community
Development Director Barney send a letter of comment to Canton Township,
indicating they have no objections to the Amendment to the Canton Township
Comprehensive Plan, Items A through F.
Ayes all.
ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION
1. Notice of Intent to Plan. Washtenaw County is amending its existing County
Land Use Policies, last updated in 1986, and drafting a Comprehensive Plan for
Washtenaw
2. 2003 Rouge River Watershed Frog and Toad Survey Results from Friends of the
Rouge.
ITEM NO. 10 -- BOARD OF TRUSTEES ACTION
1. At the meeting of April 13, 2004, the Board of Trustees approved
Application 1828, the Planned Unit Development Option and General Development
Plan for approximately 175 acres east of Sheldon and south of Five Mile.
MOTION TO ADJOURN
Moved by Commissioner Barberena, supported by Commissioner Pratt, to adjourn
the meeting.
Ayes all.
Meeting adjourned at 12:01 a.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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