Planning Commission Minutes
July 21, 2004
Meeting called to order at 7:01 p.m.
MEMBERS PRESENT
Kay Arnold
Kendra Barberena
Dennis Cebulski
Carol Davis
John Hasluck
Janice Litwin
Ray Sturdy
Bill Pratt arrived at 7:04 p.m.
K.C. Mueller arrived at 7:12 p.m.
MEMBERS EXCUSED: None
OTHERS PRESENT:
Michael Bailey, Dietrich Bailey Associates
Shirley J. Barney, Community Development Director
Alice Geletzke, Recording Secretary
Stephanie Harbour, Dietrich Bailey Associates
Amy Neary, McKenna Associates
Ronald Witthoff, Township Attorney
ITEM NO. 1 -- APPROVAL OF MINUTES
1. Regular Meeting – June 16, 2004
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
minutes of the Regular Meeting of July 21, 2004, as presented.
Ayes all.
2. Work Session – July 7, 2004
Moved by Commissioner Davis, supported by Commissioner
Arnold, to approve the minutes of the Work Session of July 7, 2004, as
submitted.
Ayes all.
3. Work Session – July 13, 2004
Moved by Commissioner Davis, supported by Commissioner Sturdy, to approve the
minutes of the Work Session of July 13, 2004, as submitted.
Ayes all.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting – July 21, 2004
Chairman Cebulski indicated the applicants requested that the
following Old Business items be tabled: 1) Application 1808-0803,
Archie/Soave/Stornant, and 2) Application 1829/0204, Arista Design, Inc.
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
Agenda for the Regular Meeting of July 21, 2004, as amended.
Ayes all.
ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING
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1.
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P.C. No.: |
1843/0704 |
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Applicant/Developer: |
Kim Podgorski |
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Section No: |
25 |
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Tax I.D. No: |
025-01-0013-000 |
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Address: |
40985 Concept Drive |
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Project Name: |
Michigan Elite Gymnastics |
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Location: |
North of Plymouth Road, east of
Haggerty |
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Zoning: |
IND, Industrial District |
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Action Requested: |
Applicant is requesting approval of
Special Land Use for a gymnastics school. |
Moved by Commissioner Davis, supported by Commissioner Pratt, to set August
18, 2004, as the date for the Public Hearing for Application 1843/0704, Kim
Podgorski.
Ayes all.
ITEM NO. 4 -- PUBLIC HEARINGS
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1.
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P.C. No.: |
1812/0903 |
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Applicant/Developer: |
Frank A. Bauss |
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Section No: |
28 |
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Tax I.D. No: |
036-99-0024-000 |
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Address: |
46410 Ann Arbor Trail |
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Project Name: |
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Location: |
North side of Ann Arbor Trail, east
of Beacon Hill Drive, west of Beacon Hollow Condominiums
and Pinecrest Court |
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Zoning: |
R-1-H, Single Family Residential
District |
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Action Requested: |
Applicant is requesting to rezone
the subject property from R-1-H, Single Family Residential
to R-2-A, Multiple Family Residential. |
Community Development Director Barney gave a PowerPoint presentation showing
photos of the area, and Amy Neary read the report of McKenna Associates.
Mr. Allen J. Lippitt, Attorney for applicant Frank A. Bauss, addressed the Board
and answered questions. He feels the parcel is unique in its long and narrow
configuration, thus it is not economically feasible to develop for single-family
homes.
Chairman Cebulski opened the Public Hearing at 7:17 p.m.
Secretary Barberena acknowledged receipt of a letter objecting to the rezoning
from the Beacon Hollow Condo Association, including their petition with 59
signatures. Also received was a letter from Richard and Margaret Cundiff,
registering their strong objections to the proposed rezoning.
The following residents of the area registered their strong objections to the
rezoning: Art Kainz, Bill Huppenbauer, Rita Furdak, Anton Von Will, Pat
Fitzgerald, Diane Griswold and Doug Brandt. Their concerns centered on greater
traffic, requirement for more Township and school services, more water run-off,
loss of open space, and increased density of development in the area.
Mr. Lippitt returned to answer questions from the Board.
Chairman Cebulski closed the Public Hearing at 7:45 p.m.
Moved by Commissioner Davis, supported by Commissioner Pratt, to recommend to
the Board of Trustees that the request for rezoning in Application 1812/0903,
Frank A. Bauss, be denied for the following reasons:
1. The requested rezoning is not consistent with the goals and policies of the
Township Master Plan.
2. The current R-1-H is more consistent with the Future Land Use Plan that the
requested R-2-A.
3. The requested rezoning could establish an undesirable zoning trend in the
Township, which would undermine the orderly transition of densities.
4. The current R-1-H zoning is more appropriate to the nearby pattern of land
division and housing development than the requested R-2-A zoning.
Ayes all.
Mr. Lippitt noted that though they accept the decision, they reserve the right
to appear before the Zoning Board of Appeals.
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2.
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P.C. No.: |
1838/0504 |
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Applicant/Developer: |
The Elite Property Company |
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Section No: |
31 |
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Tax I.D. No: |
048-99-0033-000; 048-99-0034-000 |
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Address: |
9125 Ridge, 9161 Ridge |
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Project Name: |
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Location: |
West side of Ridge Road, south of
Ann Arbor Road |
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Zoning: |
R-1-E, Single Family Residential
District |
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Action Requested: |
Applicant is requesting to rezone
the subject property from R-1-E, Single Family Residential
to C-2, General Commercial District. |
Mrs. Barney distributed photos to Commission members and Amy Neary read the
report of McKenna Associates.
Applicant Al Jonna and Architect Frank DiMattia addressed the Board and answered
questions.
Chairman Cebulski opened the Public Hearing at 8:08 p.m.
Secretary Barberena referenced letters received from George Samra and Douglas
Cash in favor of the rezoning and from Scott Schafer, Todd Hay and Bill Calhoun
objecting to the rezoning.
Residents submitted a petition with 82 signatures opposing the rezoning.
The following residents of the area spoke in favor of the proposed rezoning:
Matt Adams, Fred Busse, Gloria Kulpa, Don Clark, Johnnie Lodge, and Charlene
Miller.
The following residents registered their strong objections to the rezoning: Mike
and Pam Mincher, Todd Hay, Leonard Poma, Christine Kroger, Bill Calhoun, Pat and
Mike Hammerberg, Richard Gray, Sandra Luther, Richard Dalte, and Fred and Lois
Andres, who also spoke for Mr. and Mrs. Tiv Balogh. They were concerned about
traffic safety; increased trash, crime and noise; loss of trees; lessening of
property values; impacts on the natural beauty road, the request being in
conflict with the Master Plan and loss of their rural setting .
Commission members discussed further researching the lack of suitability of the
property for residential building and the feasibility of the more restrictive
C-1 zoning classification.
Moved by Commissioner Pratt, supported by Commissioner Davis, to table
Application 1838/0504, The Elite Property Company, for up to 60 days. The motion
was then amended by the maker and supporter to table Application 1838/0504 until
the Regular Meeting of August 18, 2004.
Ayes all.
ITEM NO. 5 -- OLD BUSINESS
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1.
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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: |
Applicant is requesting Site Plan
Approval. |
This item was tabled at the request of the applicant.
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2.
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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 |
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Action Requested: |
Applicant is requesting Site Plan
Approval. |
This item was tabled at the request of the applicant.
ITEM NO. 6 -- NEW BUSINESS-NA
ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS
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1.
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P.C. No.: |
1767/0103 |
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Applicant/Developer: |
Talon Homes |
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Section No: |
34 |
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Tax I.D. No.’s: |
059-03-0263-000. 059-03-0265-000,
059-03-0269-000, 059-03-0271-000, et al. |
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Address: |
Green Meadow Subdivision Lots 50-63,
172-176, 263-272 9444, 9449, 9456, 9465 Oakview |
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Project Name: |
Plymouth Village Condominiums |
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Location: |
South of Ann Arbor Road, between
Corinne and Marlowe |
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Zoning: |
ARC, Ann Arbor Road Corridor
District |
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Action Requested: |
Applicant is requesting approval of
sign. |
Stephanie Harbour read the report of Dietrich, Bailey and Associates and Amy
Neary read the report from McKenna Associates.
Mr. Michael Polsinelli of Talon Homes addressed the Commission and answered
questions.
Moved by Commissioner Davis, supported Commissioner Pratt, to allow two signs as
requested in Application 1767/0103, Talon Homes. Said signs to have a brick base
of 30 inches, both signs to be set back five feet, both signs to include
”Plymouth Village” and the complete address range of the development, with the
sign size adjustment necessary for the addition of the addresses to be
determined administratively.
ROLL CALL:
AYES: Davis, Pratt, Barberena, Hasluck, Litwin, Mueller.
NAYS: Arnold, Cebulski, Sturdy.
Motion carried.
ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS-NA
ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION
1. Notice of Draft Plan from Washtenaw County Department of Planning &
Environment
The Commission discussed sending a letter to the Washtenaw County Dept. of
Planning and Environment.
ITEM NO. 10 -- BOARD OF TRUSTEES ACTION
1. At the meeting of July 13, 2004, the Board of Trustees reappointed Messrs.
Sturdy and Hasluck and appointed Ms. Janice Litwin to the Planning Commission.
MOTION TO ADJOURN
Moved by Commissioner Arnold, supported by Commissioner Pratt, to adjourn the
meeting. Ayes all.
Chairman Cebulski adjourned the meeting at 10:47 p.m.
Respectfully submitted,
Kendra Barberena
Planning Commission Secretary
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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