Planning Commission Minutes
September 15, 2004
Meeting called to order at 7:02 p.m.
MEMBERS PRESENT:
Kay Arnold
Kendra Barberena
Dennis Cebulski
Carol Davis
John Hasluck
Janice Litwin
K.C. Mueller
Bill Pratt
Ray Sturdy
MEMBERS EXCUSED:
None
OTHERS PRESENT:
Shirley J. Barney, Community Development Director Alice Geletzke, Recording
Secretary
Stephanie Harbour, Dietrich Bailey Associates
Sally Hodges, McKenna Associates
Amy Neary, McKenna Associates
ITEM NO. 1 -- APPROVAL OF MINUTES
1. Regular Meeting – August 18, 2004
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
minutes of the Regular Meeting of August 18, 2004, as presented.
Ayes all.
2. Work Session – September 1, 2004
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
minutes of the Work Session of September 1, 2004, as presented.
Ayes all.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting – September 15, 2004
Chairman Cebulski noted the applicant, Dr. Jeffrey Greer, requested that
Application 1849/0804 (1 under Item No. 6, New Business) be tabled.
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
Agenda for the Regular Meeting of September 15, 2004, as amended.
Ayes all.
ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING
| 1. |
P.C. No.: |
1848/0804 |
| |
Applicant/Developer: |
Robertson Brothers Co. |
| |
Section No: |
33 |
| |
Tax I.D. No: |
056-99-0003-002; 056-99-0001-703,
056-99-0004-000 |
| |
Address: |
|
| |
Project Name: |
McClumpha/Ann Arbor Rd. “A Detached
Residential Condominium Community” |
| |
Location: |
East of McClumpha Road, south of Ann
Arbor Road |
| |
Zoning: |
R-1-S, Single Family Residential |
| |
Action Requested: |
Applicant is requesting approval of
Cluster Housing Option. |
Moved by Commissioner Davis, supported by Commissioner Arnold, to set October
20, 2004, as the date for the Public Hearing on Application 1848/0804, Robertson
Brothers Co.
Ayes all.
| 2. |
P.C. No.: |
1850/0804 |
| |
Applicant/Developer: |
Phoenix Acquisitions, LLC |
| |
Section No: |
35 |
| |
Tax I.D. No: |
060-99-0003-000; 060-99-0008-000;
060-99-0009-000; 060-99-0002-000; 060-02-0083-000;
060-02-0082-000; 060-02-0081-000; 060-02-0078-002 |
| |
Address: |
|
| |
Project Name: |
Plymouth Towne Square |
| |
Location: |
South of Firwood, north of Ann Arbor
Road, east of CSX Railroad and west of Gold Arbor |
| |
Zoning: |
IND, Industrial; ARC, Ann Arbor Road
Corridor; and R-1, Single Family Residential |
| |
Action Requested: |
Applicant is requesting approval of
Rezoning from IND, Industrial District, ARC, Ann Arbor
Road Corridor District, and R-1, Single Family Residential
District to R-2-A, Multiple Family Residential District. |
Moved by Commissioner Davis, supported by Commissioner Barberena, to set
October 20, 2004, as the date for Public Hearing for Application 1850/0804,
Phoenix Acquisitions, LLC.
Ayes all.
ITEM NO. 4 -- PUBLIC HEARINGS
| 1. |
P.C. No.: |
1838/0304 (Continued from July 21st) |
| |
Applicant/Developer: |
The Elite Property Company |
| |
Section No: |
31 |
| |
Tax I.D. No: |
048-99-0033-000; 048-99-0034-000 |
| |
Address: |
9125 Ridge, 9161 Ridge |
| |
Project Name: |
|
| |
Location: |
West side of Ridge Road, south of
Ann Arbor Road |
| |
Zoning: |
R-1-E, Single Family Residential
District |
| |
Action Requested: |
Applicant is requesting to rezone
the subject property from R-1-E, Single Family Residential
to C-1, Neighborhood Shopping District. |
Shirley Barney, Community Development Director, gave a PowerPoint
presentation of the area in both Application 1838/0304 and Application
1845-0804, which are adjacent.
Sally Hodges highlighted the main points in the report of McKenna Associates.
Frank DiMattia, architect, addressed the Commission and answered questions.
Chairman Cebulski opened the Public Hearing at 7:29 p.m.
Robert Kokoszka and John Bartek, residents of the area, spoke in favor of the
rezoning.
Sandie Luther, Janice Kyko, Mike Hammerberg, Pam and Mike Mincher, Leonard Poma,
Todd Hay, Bill Calhoun, Barbara Gray and Dorothy Balogh registered their strong
objections to the rezoning, citing traffic safety concerns, increased trash,
lessening of property values and loss of their rural setting. Another concern
was that there will be future further expansion of commercial which is not
consistent with the Master Plan.
The Public Hearing was closed at 7:57 p.m.
Moved by Commissioner Sturdy, supported by Commissioner Barberena, to recommend
that the Board of Trustees deny the request for rezoning from R-1-E, Single
Family Residential, to C-1, Neighborhood Shopping District, for Application
1838/0304, The Elite Property Company, because it is inconsistent with the
Master Plan as currently written and the recent review of that plan and the
recommendations made in connection with that review in early 2003 that it, in
fact, deals with a situation which has not been designated as a Class B
non-conforming use, and that to approve such a rezoning and expansion of the
anticipated commercial development in that area would be hazardous and be
contrary to the public health, safety and welfare.
ROLL CALL:
AYES: Sturdy, Barberena
NAYS: Arnold, Cebulski, Davis, Hasluck, Litwin, Mueller, Pratt
Motion defeated.
Moved by Commissioner Pratt, supported by Commissioner Davis, to recommend to
the Board of Trustees approval of the request for rezoning from R-1-E, Single
Family Residential, to C-1, Neighborhood Shopping District, for Application
1838/0304, The Elite Property Company, for the following reasons:
1) The proposed C-1 zoning is consistent with several of the Township’s Master
Plan goals and policies.
2) The proposed C-1 rezoning will allow for orderly redevelopment and encourage
reinvestment in this corner of the Township.
3) Conditions in the vicinity have changed since the Master Plan was adopted,
making the site more appropriate for commercial use.
4) The requested rezoning is not precedent-setting because conditions nearby are
not the same as on the subject site.
5) The site configuration and size, frontage on a major road, and adjacency to
commercial negatively impact the site’s viability for long-term, single family
use.
ROLL CALL:
AYES: Pratt, Davis, Arnold, Cebulski, Hasluck, Litwin, Mueller
NAYS: Sturdy, Barberena
Motion carried.
| 2. |
P.C. No.: |
1845/0804 |
| |
Applicant/Developer: |
Plymouth Charter Township Planning
Commission |
| |
Section No: |
31 |
| |
Tax I.D. No: |
048-99-0022-700 |
| |
Address: |
49471 Ann Arbor Road & 49485 Ann
Arbor Road |
| |
Project Name: |
|
| |
Location: |
South side of Ann Arbor Road, west
of Ridge Road |
| |
Zoning: |
C-2, General Commercial District |
| |
Action Requested: |
Applicant is requesting approval of
Rezoning from C-2, General Commercial District to C-1,
Neighborhood Shopping District. |
Mrs. Hodges reviewed the report of McKenna Associates.
Chairman Cebulski opened the Public Hearing at 8:55 p.m. There being no public
comment, the hearing was closed at 8:56 p.m.
Moved by Commissioner Davis, supported by Commissioner Pratt, to recommend to
the Board of Trustees approval of rezoning from C-2, General Commercial
District, to C-1, Neighborhood Shopping District, as requested in Application
1845/0804, Plymouth Charter Township Planning Commission, for the following
reasons:
1) The uses and development requirements of the requested C-1 District are more
compatible with the surrounding residential neighborhood than the existing C-2
District.
2) The proposed C-1 District is consistent with the Master Plan’s goal to guide
the development of the Township in a manner which will create, preserve, and
enhance the living environment of the existing and future residential areas of
the community.
Ayes all.
ITEM NO. 5 -- OLD BUSINESS
| 1. |
P.C. No.: |
1829/0204 |
| |
Applicant/Developer: |
Arista Design, Inc. |
| |
Section No: |
23 |
| |
Tax I.D. No.’s: |
020-01-0020-001 |
| |
Address: |
41701 Wilcox |
| |
Project Name: |
Lakeview Condominiums |
| |
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 Site Plan Approval. |
Amy Neary reviewed the report of McKenna Associates, Stephanie Harbour
reviewed the report of Dietrich Bailey Associates, and the Fire Department
report was received.
Bill Moustakeas of Arista Design, Inc., and Landscape Architect Karen Gorman
sought direction from the Commission regarding the configuration for the group
of mailboxes and for the units which back up to Wilcox Road.
The Commission recommended providing a berm between the north side of the
building fronting on Wilcox Road and the public sidewalk. Sidewalks along both
the east side and the west side of the berm should connect with the public
sidewalk. Another sidewalk should be provided on the south side of the berm, to
connect the east side and west side walks to provide access to the units. There
should be no patios provided along the Wilcox Road frontage. The Commission
asked the applicant to provide two cross sections and a perspective rendering of
the building from Wilcox Road.
Moved by Commissioner Pratt, supported by Commissioner Davis, to table
Application 1829/0204, Arista Design, Inc., for up to 60 days.
Ayes all.
| 2. |
P.C. No: |
1846/0704 |
| |
Applicant/Developer: |
David Schaff/Jeffrey Cappo |
| |
Section No: |
35 |
| |
Tax I.D. No.’s: |
061-99-0007-000 |
| |
Address: |
315 W. Ann Arbor Road |
| |
Project Name: |
Victory Honda Addition |
| |
Location: |
South side of Ann Arbor Road east of
Rocker and west of Lilley |
| |
Zoning: |
ARC, Ann Arbor Road Corridor
District |
| |
Action Requested: |
Applicant is requesting Final Site
Plan Approval. |
Sally Hodges reviewed the report of McKenna Associates, Stephanie Harbour
reviewed the Dietrich Bailey report and the Fire Department report was received.
Applicants Davis Schaff and Jeffrey Cappo presented plans, addressed the
Commission and answered questions.
Moved by Commissioner Davis, supported by Commissioner Mueller, to grant final
site plan approval for Application 1846/0704, Victory Honda addition, subject to
the report of the Fire Department and resolution of issues listed in the McKenna
and Dietrich Bailey reports. Before proceeding further, the applicant must
remove the white rock and replace with purple leaf winter creeper ground cover
except around the perimeter and the three islands of junipers.
AYES: Davis, Mueller, Arnold, Barberena, Cebulski, Hasluck, Litwin, Sturdy.
NAYS: Pratt. Motion carried.
ITEM NO. 6 -- NEW BUSINESS
| 1. |
P.C. No.: |
1849/0804 |
| |
Applicant/Developer: |
Dr. Jeffrey Greer |
| |
No.: |
33 |
| |
Tax I.D. NO: |
056-99-0030-002 |
| |
Address: |
45600 Joy Road |
| |
Project Name: |
|
| |
Location: |
North side of Joy Road, west of Canton Center
Road |
| |
Zoning: |
OS, Office Service District |
| |
Action Requested: |
Applicant is requesting approval of Site Plan. |
This item was tabled at the request of the applicant.
ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS
| 1. |
P.C. No.: |
1847/0804 |
| |
Applicant/Developer: |
Heileman Sign Company |
| |
Section No.: |
36 |
| |
Tax I.D. No.’s: |
064-99-0013-701 |
| |
Address: |
40900 Ann Arbor Road |
| |
Project Name: |
CVS Pharmacy |
| |
Location: |
North side of Ann Arbor Road, west side of
Haggerty Road |
| |
Zoning: |
ARC, Ann Arbor Road Corridor District |
| |
Action Requested: |
Applicant is requesting approval of Monument
Sign. |
Sally Hodges reviewed the report of McKenna Associates.
Moved by Commissioner Davis, supported by Commissioner Pratt, to deny the
request for approval of the monument sign in Application 1847/0804 for CVS
Pharmacy, as it exceeds the number of ground signs permitted and does not comply
with the approved site plan or the DDA’s streetscape construction plans and
easement limitations on this site.
Ayes all.
ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS-N/A
ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION-N/A
ITEM NO. 10 -- BOARD OF TRUSTEES ACTION
1. At the meeting of August 17, 2004 the Board
of Trustees denied Application 1812/0903, the Rezoning Request for property on
the north side of Ann Arbor Trail, east of Beacon Hill Drive, west of Beacon
Hollow Condominiums and Pinecrest Court.
2. At the meeting of August 17, 2004 the Board of Trustees approved the
amendment of Zoning Ordinance No. 99 by amending Article XXXI, Zoning Board of
Appeals, Section 31.8 to be effective one week after publication, and to return
to the Planning Commission for further review Article XXVIII, Special
Provisions, Sections 28.3 and 28.26. Application 1842.
MOTION TO ADJOURN
Moved by Commissioner Davis, supported by
Commissioner Arnold, to adjourn the meeting. Ayes all.
Meeting adjourned at 11:08 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 Human Resource Office, Charter Township of
Plymouth, 42350 Ann Arbor Road, Plymouth, MI 48170, 734-453-3202, TDD users:
1-800-649-3777 (Michigan Relay Service).
|
