Planning Commission Minutes
April 20, 2005
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 arrived at 7:04 p.m.
Ray Sturdy
MEMBERS EXCUSED: None
OTHERS PRESENT:
Michael Bailey, Dietrich Bailey Associates
Alice Geletzke, Recording Secretary
Sally Hodges, McKenna Associates
Seth Shpargel, McKenna Associates
ITEM NO. 1 -- APPROVAL OF MINUTES
1. Regular Meeting – March 16, 2005
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
minutes of the Regular Meeting of March 16, 2005, as presented.
Ayes all, with Chairman Cebulski abstaining because he was not present at the
meeting.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting – April 20, 2005
Chairman Cebulski pointed out an addendum to the agenda under Item No. 8, Other
Planning Commission Business: Application 1855/080, Edward Moussawer, TSP
Developers, LLC, Request to Further Table Preliminary Site Plan Approval.
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
Agenda for the Regular Meeting of April 20, 2005, as amended.
Ayes all.
ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING-N/A
ITEM NO. 4 -- PUBLIC HEARINGS
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1.
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P.C. No: |
1869/0205 |
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Applicant/Developer: |
Phoenix Acquisitions, LLC |
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Section No: |
35 |
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Tax I.D. No: |
060-02-0078-002; 060-02-0081-000;
060-99-0003-000; 060-99-0008-000; 060-99-0009-000;
060-99-0002-000; 060-99-0002-701; 060-99-0002-702 |
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Address: |
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Project Name: |
Plymouth Towne Square |
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Location: |
North of Ann Arbor Road, east of CSX
Railroad, south of Firwood, and west of Gold Arbor |
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Zoning: |
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Action Requested: |
Applicant is requesting approval of the
Planned Unit Development Option. |
Seth Shpargel gave a PowerPoint presentation of the area and Sally Hodges of
McKenna Associates
reviewed their report. Michael Bailey reviewed the report of Dietrich Bailey
Associates and the Fire
Department report was received.
Mr. Bruce Michael of Phoenix Development and Steve Deake, landscape architect,
addressed the
Commission and answered questions.
Commissioner Barberena acknowledged receipt of a letter from June and James Coon
regarding the potential for Oak Wilt tree disease.
Chairman Cebulski opened the Public Hearing at 7:50 p.m.
The following residents of the area expressed their concerns to the Commission:
Rick Coon, Irene Stroebel, John Schmitt, Clint Stroebel, Jerry Van Berkel, Kathy
Yerdon, Eric McAllister, Donna Smith, June Coon, and Terry Wasalowski. Their
concerns centered on traffic flow with the closing of Gold Arbor, loss of the
wooded area, the possibility for Oak Wilt tree disease, decreased property
values, objections to cookie-cutter condo developments, and concerns regarding
drainage if combined with the commercial area.
Gregory Green spoke in favor of the proposal, preferring the condo units to a
possible industrial facility in that area.
Chairman Cebulski closed the Public Hearing at 8:16 p.m.
It was moved by Commissioner Pratt, supported by Commissioner Arnold, to table
Application 1869/0205, Phoenix Acquisitions, LLC, for up to 90 days.
Ayes all.
Chairman Cebulski reopened the Public Hearing to continue at the meeting when
the applicant is ready to return. He encouraged the group of residents to
contact the Community Development Department to inquire as to when the item
would appear on the agenda again.
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2.
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P.C. No: |
1872/0205 |
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Applicant/Developer: |
Phoenix Acquisitions, LLC |
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Section No: |
35 |
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Tax I.D. No: |
060-02-0078-002; 060-02-0081-000 |
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Address: |
9563 and 9595 Gold Arbor Rd. |
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Project Name: |
Plymouth Towne Square |
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Location: |
Lots, 81, 80a and 78b west of Gold Arbor
Road |
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Zoning: |
R-1, Single Family Residential District |
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Action Requested: |
Applicant is requesting conditional
approval of Rezoning from R-1, Single Family Residential
District to ARC Ann Arbor Road Corridor District subject
to approval of the PUD for Plymouth Towne Square |
Sally Hodges reviewed the report of McKenna Associates.
Chairman Cebulski opened the Public Hearing at 9:03 p.m.
Residents John Schmitt, Gregory Green and Mike Bellaire spoke regarding the
proposed rezoning.
Moved by Commissioner Pratt, supported by Commissioner Sturdy, to table
Application 1872/0205, Phoenix Acquisitions, LLC, for up to 90 days.
Ayes all.
The Public Hearing remains open until the item reappears on the agenda.
ITEM NO. 5 -- OLD BUSINESS
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1.
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P.C. No.: |
1867/0105 |
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Applicant/Developer: |
Robertson Brothers Co. |
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Section No: |
33 |
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Tax I.D. No: |
056-99-0003-002; 056-99-0001-703,
056-99-0004-000 |
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Address: |
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Project Name: |
Brookdale Condominiums |
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Location: |
East of McClumpha Road, south of Ann Arbor
Road |
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Zoning: |
R-1-S, Single Family Residential |
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Action Requested: |
Applicant is requesting approval of Site
Plan and Master Deed and Bylaws |
The reports of McKenna Associates and Dietrich Bailey Associates were
reviewed by Sally Hodges and Michael Bailey, respectively.
Doug Smith and Jim Clark of Robertson Brothers Co. addressed the Commissioner,
presented plans and building materials, and answered questions.
Moved by Commissioner Davis, supported by Commissioner Pratt, to grant tentative
site plan approval for Application 1867/0105, Robertson Brothers Co.
Ayes all.
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2.
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P.C. No.: |
1868/0205 |
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Applicant/Developer: |
D. J. Maltese Consulting, LLC |
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Section No: |
34 |
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Tax I.D. No: |
057-99-0002-005 |
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Address: |
1200 S. Sheldon |
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Project Name: |
1200 Sheldon Building |
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Location: |
West of Sheldon Road, north of Pinetree
Drive |
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Zoning: |
OS-ARC, Office Service, Ann Arbor Road
Corridor |
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Action Requested: |
Applicant is requesting approval of Site
Plan. |
Ms. Hodges reviewed the report of McKenna Associates and Michael Bailey
reviewed the report of Dietrich Bailey Associates.
Mr. Dominic Maltese of D.J. Maltese Consulting, LLC, addressed the Commission
and presented plans and building materials.
Moved by Commissioner Pratt, supported by Commissioner Arnold, to grant final
site plan approval for Application 1868/0205, D.J. Maltese Consulting, LLC,
subject to use of Old Savannah brick, Grand Sequoia shingles, ARC standard brick
on the brick piers, and the fence design as shown in the drawing presented. Also
subject to conditions of the reports from the Fire Department and Dietrich
Bailey Associates.
Ayes all.
ITEM NO. 6 -- NEW BUSINESS
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1.
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P.C. No.: |
1873/0305 |
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Applicant/Developer: |
Faisal and Sons Investments, Inc. |
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Section No: |
36 |
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Tax I.D. No: |
066-99-0012-001 |
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Address: |
39621 Ann Arbor Road |
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Project Name: |
Shell – New Gas Station/Carry-Out and
Quick Oil Lube |
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Location: |
East of I-275, south of Ann Arbor Road,
west of Tavistock |
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Zoning: |
ARC, Ann Arbor Road Corridor |
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Action Requested: |
Applicant is requesting approval of Site
Plan. |
The reports of McKenna Associates and Dietrich Bailey Associates were
reviewed by Sally Hodges and Michael Bailey.
Abdul and Ali addressed the Commission, presented plans, and answered questions.
Moved by Commissioner Barberena, supported by Commissioner Pratt, to table
Application 1873/0305, Faisal and Sons Investments, Inc., for up to 60 days.
Ayes all.
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2.
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P.C. No.: |
1875/0305 |
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Applicant/Developer: |
Ilmor Engineering, Inc./DesRosiers
Architects |
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Section No: |
22 |
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Tax I.D. No: |
016-02-0014-303 |
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Address: |
43939 Plymouth Oaks Blvd. |
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Project Name: |
Ilmor Engineering, Inc. |
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Location: |
East of Plymouth Oaks Boulevard, south of
M-14 Expressway, west of the CSX Railroad, and north of
the City of Plymouth |
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Zoning: |
IND, Industrial |
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Action Requested: |
Applicant is requesting approval of Site
Plan. |
Sally Hodges reviewed the report of McKenna Associates and Michael Bailey
reviewed the report of Dietrich Bailey Associates. The Fire Department report
was received.
Mr. Al Paas of DesRosiers Architects presented plans and building materials.
Moved by Commissioner Davis, supported by Commissioner Pratt, to grant tentative
site plan approval for Application 1875/0305, Ilmoor Engineering, Inc./DesRosiers
Architects.
Ayes all.
ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS
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1.
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P.C. No: |
1874/0305 |
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Applicant/Developer: |
Colonial Collections |
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Section No: |
34 |
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Tax I.D. No: |
058-99-0030-701 |
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Address: |
44461 and 44465 Ann Arbor Road |
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Project Name: |
Colonial Collections ARC Sign |
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Location: |
South of Ann Arbor Road, west of Sheldon
Road, north of Parklane Meadows Subdivision |
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Zoning: |
ARC, Ann Arbor Road Corridor District |
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Action Requested: |
Applicant is requesting approval of Sign. |
Sally Hodges reviewed the report of McKenna Associates.
Sue Dillon of Graphic Designs addressed the Commission, presented drawings, and
answered questions.
Moved by Commissioner Sturdy, supported by Commissioner Arnold, to grant
approval for the sign as requested in Application 1874/0305, Colonial
Collections.
Ayes all.
ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS
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1.
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P.C. No: |
1855/080 |
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Applicant/Developer: |
Edward Moussawer, TSP Developers, LLC |
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Section No: |
31 |
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Tax I.D. No: |
046-99-0003-000 |
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Address: |
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Project Name: |
Stoneridge Estates |
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Location: |
East of Napier Road, south of Powell Road |
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Zoning: |
R-1-H, Single Family Residential |
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Action Requested: |
Applicant is requesting to further table
the Preliminary Site Plan Approval application for an
additional 60 days, which was tabled for 60 days at the
March 16, 2005 meeting. |
Moved by Commissioner Arnold, supported by Commissioner Davis, to table
Application 1855/080,
Edward Moussawer, TSP Developers, LLC, for an additional 60 days.
Ayes all.
ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION
1. Letter of understanding regarding the minor modification to site plan and
temporary phase modification to construct an athletic practice field at Our Lady
of Good Counsel Church.
2. Resolution accepting comments from the Planning Advisory Board on the
Superior Charter Township Area Plan Amendment: Dixboro Area Development Policy
and directing the county clerk to send comments to Superior Charter Township and
contiguous local units of government Notice of Intent to Update the Superior
Charter Township Growth Management Plan – Dixboro Area Development Policy and
Request for Review and Comment.
ITEM NO. 10 -- BOARD OF TRUSTEES ACTION-N/A
MOTION TO ADJOURN
Moved by Commissioner Barberena, supported by Commissioner
Pratt, to adjourn the meeting.
Ayes all.
Meeting adjourned at 11:40 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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