Planning Commission Minutes
October 20, 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:
Michael Bailey, Dietrich Bailey Associates
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 – September 15, 2004
Commissioner Barberena asked that the last sentence of the sixth paragraph under
Item No. 4 – Public Hearings, be corrected by the addition of the sentence,
“Another concern was that there will be future further expansion of commercial
which is not consistent with the Master Plan.”
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
minutes of the Regular Meeting of September 15, 2004, as amended.
Ayes all.
2. Work Session – October 6, 2004
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
minutes of the Work Session of October 6, 2004, as printed.
Ayes all.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting – October 20, 2004
Chairman Cebulski noted the receipt of an addendum to the agenda, Item No. 3 –
Set Date for Public Hearing, No. 2, Application 1857/1004, Leo and Rino Soave.
He also indicated under Item 4 – Public Hearings ( No. 2) Application 1850/0804,
has been withdrawn by the applicant, Phoenix Acquisitions, LLC. Under Item No. 5
– Old Business, (No. 2) Application 1808/0803, the applicant, Archie/Soave/Stomant,
has requested the application be tabled.
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
agenda for the Regular Meeting of October 20, 2004, as amended.
Ayes all.
ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING
| 1. |
P.C. No.: |
1855/080 |
| |
Applicant/Developer: |
Edward Moussawer, TSP Developers,
LLC |
| |
Section No: |
31 |
| |
Tax I.D. No: |
046-99-0003-000 |
| |
Address: |
|
| |
Project Name: |
Stoneridge Estates |
| |
Location: |
East of Napier Road, south of Powell
Road |
| |
Zoning: |
R-1-H, Single Family Residential |
| |
Action Requested: |
Applicant is requesting approval of
Residential Site Condominium Plan. |
Moved by Commissioner Davis, supported by Commissioner Arnold, to set November
17, 2004, as the date for public hearing for Application 1855/080, Edward
Moussawer, TSP Developers, LLC.
Ayes all.
| 2. |
P.C. No.: |
1857/1004 |
| |
Applicant/Developer: |
Leo and Rino Soave |
| |
Section No: |
29 |
| |
Tax I.D. No: |
039-99-0002-000; 038-99-0001-000 |
| |
Address: |
48484 and 48550 North Territorial |
| |
Project Name: |
|
| |
Location: |
North side of North Territorial Road, between Ridge Road
and Beck 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 R-1-H, Single Family Residential |
Moved by Commissioner Davis, supported by Commissioner Pratt, to set December 8,
2004, as the date for public hearing for Application 1857/1004, Leo and Rino
Soave.
Ayes all.
ITEM NO. 4 -- PUBLIC HEARINGS
| 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 Road. 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
Single Family Cluster Housing Option. |
Sally Hodges gave a PowerPoint presentation of the area and summarized the
report of McKenna Associates. Stephanie Harbour reviewed the report of Dietrich
Bailey Associates.
Doug Smith and Jim Clark, representatives of Robertson Brothers Co., addressed
the Commission, presented plans, and answered questions.
Chairman Cebulski opened the Public Hearing at 7:20 p.m.
Commissioner Barberena indicated for the record the letter received from Greg
Fike, which noted his objections and concerns to the proposed single family
cluster housing option.
Greg Fike, Eugene Fisher, and Oscar Williams, residents of the area, voiced
their concerns regarding possible close proximity of the buildings to homes, the
lack of a buffer and loss of privacy, removal of vegetation, and the possibility
of the creek overflow and basements flooding because of additional storm water.
The Public Hearing was closed at 7:47 p.m.
The Commission felt they had insufficient information, particularly involving
the open issues of splitting a triangular area from the cluster portion, the
possible land swap of a narrow portion of the property, and location of the tree
masses.
Moved by Commissioner Davis, supported by Commissioner Pratt, to table
Application 1848/0804, Robertson Brothers Co., for up to 60 days.
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;
060-99-0009-000 060-99-0002-701; 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. |
Mr. Bruce Michael, Director of Development for Phoenix Land Development Company,
spoke confirming their withdrawal of this application requesting rezoning
approval. He indicated they plan to meet with the residents in the area, then
submit a Planned Unit Development application.
Moved by Commissioner Arnold, supported by Commissioner Pratt, to accept the
withdrawal of Application 1850/0804, Phoenix Acquisitions, LLC, and the
termination of the request for approval of rezoning.
Ayes all.
ITEM NO. 5 -- OLD BUSINESS
| 1. |
P.C. No.: |
1767/0103 |
| |
Applicant/Developer: |
Talon Homes |
| |
Section No.: |
34 |
| |
Tax I.D. No.’s: |
059-03-0263-000. 059-03-0265-000,
059-03-0269-000, 059-03-0271-000, et al. |
| |
Address: |
Green Meadow Subdivision Lots 50-63,
172-176, 263-272 9444, 9449, 9456, 9465 Oakview |
| |
Project Name: |
Plymouth Village |
| |
Location: |
South of Ann Arbor Road, between
Corinne and Marlowe |
| |
Zoning: |
ARC, Ann Arbor Road Corridor
District |
| |
Action Requested: |
Applicant is requesting
reconsideration of screening for condensers for Buildings
3 and 5. |
Sally Hodges reviewed the report of McKenna Associates and Michael Bailey
reviewed the memo from Dietrich Bailey Associates, and the Fire Department
report was received.
Mr. John Dondanville of Talon Homes and Darren Brown, Kolano and Saha Engineers,
Inc., Consultants in Acoustics, Noise and Vibration, addressed the Commission
and answered questions.
Mr. Sturdy had concerns regarding the methodology of determining noise impacts.
Moved by Commissioner Davis, supported by Commissioner Pratt to approve the
proposed condenser unit locations in Application 1767/0103, Talon Homes, using
the reduced sound level alternative of Exhibit 6B, subject to the following
conditions:
1. Condenser units or improved noise screening must generate a sound level
predictive analysis model with night-time sound levels at or below 45 decibels
along the residential property lines.
2. The condenser types must be noted on the site plans so that replacement
condensers will also meet the sound ordinance.
3. Approval of the Planning Consultant and approval of the Township Engineer.
4. Irrigated landscape screening of the condensers for Buildings Nos. 3 and 5 as
was approved previously for the other buildings.
5. If there is a violation of the noise levels, it is deemed a violation of the
site plan, and this shall be noted on the plan.
ROLL CALL: AYES: Davis, Pratt, Barberena, Cebulski, Hasluck, Litwin, Mueller
NAYS: Arnold, Sturdy
Motion carried.
| 2. |
P.C. No.: |
1808/0803 |
| |
Applicant/Developer: |
Archie/Soave/Stornant |
| |
Section No: |
21 |
| |
Tax I.D. No.’s: |
010-99-0015-000; 010-99-0014-000;
010-99-0013-000 |
| |
Address: |
|
| |
Project Name: |
Gateway Plaza |
| |
Location: |
South side of Five Mile Road, east
of Beck Road |
| |
Zoning: |
C-2, General Commercial District |
| |
Action Requested: |
Applicant is requesting Site Plan
Approval. |
The item above was tabled at the request of the applicant.
| 3. |
P.C. No.: |
1829/0204 |
| |
Applicant/Developer: |
Arista Design, Inc. |
| |
Section No: |
23 |
| |
Tax I.D. No.’s: |
020-01-0020-001; 020-01-0021-000 |
| |
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. |
The reports of McKenna Associates and Dietrich Bailey Associates were reviewed
by Sally Hodges and Stephanie Harbour, respectively, and the Fire Department
report was received.
Bill Moustakeas of Arista Design, Inc., addressed the Commission, presented
plans, and answered questions.
Moved by Commissioner Sturdy, supported by Commissioner Davis, to grant final
site plan approval to Application 1829/0204, Arista Design, Inc., subject to the
berm being added to the grading plan, and subject to the conditions listed in
the McKenna and Dietrich Bailey reports.
Ayes all.
ITEM NO. 6 -- NEW BUSINESS
| 1. |
P.C. No.: |
1852/0808 |
| |
Applicant/Developer: |
Richard LaRowe – WD Partners |
| |
Section No.: |
20 |
| |
Tax I.D. NO: |
005-99-0001-001 |
| |
Address: |
|
| |
Project Name: |
Max & Erma’s |
| |
Location: |
Southwest corner of Five Mile and
Beck |
| |
Zoning: |
C-2, General Commercial District |
| |
Action Requested: |
Applicant is requesting Tentative
Approval of Site Plan. |
Sally Hodges reviewed the report of McKenna Associates and Stephanie Harbour
reviewed the report of Dietrich Bailey Associates. The Fire Department report
was received.
Larry Fournier and Phil Drake of Max & Erma’s Restaurants addressed the
Commission, presented plans, and answered questions.
The Commission gave the applicants direction as to their preferences with regard
to varied roof lines and landscaping requirements.
Moved by Commissioner Pratt, supported by Commissioner Barberena, to table
Application 1852/0808, Max & Erma’s, for up to 60 days.
Ayes all.
| 2. |
P.C. No.: |
1853/0904 |
| |
Applicant/Developer: |
Joe Patti, PB Associates/Bowers &
Rein |
| |
Section No.: |
26 |
| |
Tax I.D. NO: |
029-99-0004-000 and a portion of
026-99-0003-702 |
| |
Address: |
|
| |
Project Name: |
Plymouth Landing Planned Unit
Development |
| |
Location: |
North side of Plymouth Road, east of
Edward Hines Drive, west of Haggerty Road |
| |
Zoning: |
C2, General Commercial District |
| |
Action Requested: |
Applicant is requesting approval of
the General Development Plan and PUD Documents. |
The reports of McKenna Associates and Dietrich Bailey were reviewed by Sally
Hodges and Stephanie Harbour, and the Fire Department report was received.
Mr. Michael Rein of Bowers & Rein addressed the Commission, presented plans, and
answered questions.
Moved by Commissioner Pratt, supported by Commissioner Davis, to recommend to
the Board of Trustees approval of the General Development Plan and PUD Documents
requested in Application 1853/0904, Joe Patti, PB Associates/Bowers & Rein,
subject to the following conditions prior to forwarding to the Township Board:
1. Revision to the GDP to address tree preservation/reforestation for central
open spaces.
2. Revision of the GDP to include the notation that all utility lines and
similar facilities serving the PUD will be placed and maintained underground at
all points within the boundaries.
3. The Township Attorney’s approval of the PUD contract. The proposed Master
Deed and Bylaws to be approved prior to Final Development Plan.
4. The items being resolved under the tentative section of the Township
Engineer’s report.
ROLL CALL: AYES: Pratt, Davis, Arnold, Barberena, Cebulski, Davis, Hasluck,
Litwin,
Mueller, Pratt
NAYS: Sturdy
Motion carried.
| 3. |
P.C. No.: |
1854/0904 |
| |
Applicant/Developer: |
Dembs Roth Gyselinck Construction |
| |
Section No.: |
22 |
| |
Tax I.D. NO: |
016-02-0006-302 |
| |
Address: |
43980 Plymouth Oaks Blvd. |
| |
Project Name: |
SME Building Addition |
| |
Location: |
North and west of Plymouth Oaks
Blvd., south and east of M-14 Expressway; in Plymouth Oaks
Business Park Sub. |
| |
Zoning: |
IND, Industrial |
| |
Action Requested: |
Applicant is requesting Site Plan
Approval. |
The reports of McKenna Associates and Dietrich Bailey Associates were reviewed
and the Fire Department report was received.
Representatives of Dembs Roth Gyselinck Construction addressed the Commission,
presented plans, and answered questions.
Moved by Commissioner Pratt, supported by Commissioner Barberena, to grant
tentative and final site plan approval as requested in Application 1854/0904,
SME building addition, subject to the conditions in the McKenna report regarding
changing the dumpster enclosure to masonry up to current zoning standards, the
removal of the wood shed, revision of the landscape plan, and resolution of any
issues in the Dietrich Bailey report.
Ayes all.
ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS
| 1. |
P.C. No.: |
1851/0904 |
| |
Applicant/Developer: |
Meridian Square LLC/Ron Kasperski |
| |
Section No.: |
36 |
| |
Tax I.D. No.’s: |
065-99-0003-000 |
| |
Address: |
41001 Ann Arbor Road |
| |
Project Name: |
Meridian Square |
| |
Location: |
South side of Ann Arbor Road, west
of Haggerty Road, east of Marilyn |
| |
Zoning: |
OS-ARC, Office Service Ann Arbor
Road Corridor District |
| |
Action Requested: |
Applicant is requesting approval of
Monument Sign. |
Sally Hodges reviewed the report of McKenna Associates and the Fire Department
report was received.
Uldis G. Vitins of Vitins Engineering addressed the Commission and answered
questions.
Moved by Commissioner Pratt, supported by Commissioner Barberena, to table
Application 1851/0904, Meridian Square, LLC/Ron Kasperski Ann Arbor Road sign
request, for up to 60 days.
Ayes all with Commissioner Mueller abstaining.
| 2. |
P.C. No.: |
1856/1004 |
| |
Applicant/Developer: |
Graphic Visions, Inc. |
| |
Section No.: |
34 |
| |
Tax I.D. No.: |
059-03-0026-000 |
| |
Address: |
1333 Ann Arbor Road |
| |
Project Name: |
New Liberty Bank |
| |
Location: |
South of Ann Arbor Road, east of
Sheldon, west of Marlowe |
| |
Zoning: |
ARC-Ann Arbor Road Corridor District |
| |
Action Requested: |
Applicant is requesting approval of
Monument Sign. |
Commissioner Pratt excused himself from this item.
The report of McKenna Associates was reviewed by Sally Hodges, and the Fire
Department report was received.
Representatives of Graphic Visions, Inc., addressed the Commission, presented
plans, and answered questions.
Moved by Commissioner Davis, supported by Commissioner Barberena, to approve the
monument sign in the Ann Arbor Road corridor at New Liberty Bank as requested in
Application 1856/1004, Graphic Visions, Inc., subject to submission of a
modified landscaping plan showing additional evergreen shrubbery around the base
of the sign.
Ayes all with Commissioner Pratt abstaining.
ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS-
1. Notice of Intent to Consider an Amendment of the Canton Township
Comprehensive Plan and Request for Review and Comment.
ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION-N/A
ITEM NO. 10 -- BOARD OF TRUSTEES ACTION
1. At the meeting of September 14, 2004, the Board of Trustees approved
Application 1836, Planned Unit Development Option for the Proposed Residential
Development – Plymouth Road, conditional to the concerns noted by the Planning
Commission in the August 18, 2004, minutes.
2. At the meeting of September 28, 2004, the Board of Trustees approved
Applications 1838 and 1845 for rezoning from R-1-E, Single Family Residential
and C-2, General Commercial to C-1, Neighborhood Shopping District.
MOTION TO ADJOURN
Moved by Commissioner Arnold, supported by Commissioner Davis, to adjourn the
meeting. Ayes all.
Chairman Cebulski adjourned the meeting at 11:48 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).
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