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Planning Commission Minutes
June 15, 2005

Meeting called to order at 7:03 p.m.

MEMBERS PRESENT
Kay Arnold
Kendra Barberena
Dennis Cebulski
Carol Davis
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
Seth Shpargel, McKenna Associates

Commissioner Barberena read the thank you letter sent by the Planning Commission to John Hasluck, who resigned because of his move out of the Township.

ITEM NO. 1 -- APPROVAL OF MINUTES

1.  Regular Meeting – May 18, 2005

Commissioner Pratt requested that the following corrections be made to his motion regarding Application 1867/0105, Robertson Brothers:

No. 1 should read:

“Item A-2—that the exposed roof furnace flues be enclosed with materials compatible with or complimentary to those used on the exterior elevations of the building.”

He also said that Items 9 and 12 from the McKenna report were to have been included in the motion.

Moved by Commissioner Pratt, supported by Commissioner Davis, to approve the minutes of the Regular Meeting of May 18, 2005, as amended.

Ayes all.

2.  Work Session – June 1, 2005

Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the minutes of the work Session of June 1, 2005, as presented.

Ayes all.

ITEM NO. 2 -- APPROVAL OF AGENDA

1.  Regular Meeting – June 15, 2005

Sally Hodges of McKenna Associates indicated a correction to the location listed in No. 1 of  Item No. 3 – Set Date for Public Hearing, Application 1881/0505. The correct location is as follows:
N. of N. Territorial, E. of Ridge, W. of Beck and S. of M-14.

Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the Agenda for the regular meeting of June 15, 2005, as amended.

Ayes all.

ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING

 1. P.C. No: 1881/0505
  Applicant/Developer: Leo Soave Developments LLC
  Section No: 29
  Tax I.D. No: 038-99-0001-000; 038-99-0002-000
  Address:  
  Project Name: Proposed Subdivision - Soave
  Location: North of Beck, east of North Territorial Rd., South of Ridge, west of M-14
  Zoning: R-1-H, Single Family Residential
  Action Requested: Applicant is requesting approval of the Tentative Preliminary Plat

Moved by Commissioner Davis, supported by Commissioner Pratt, to set July 20, 2005, as the date for the Public Hearing for Application 1881/0505, Leo Soave Developments LLC.

Ayes all.

 2. P.C. No: 1882/0605
  Applicant/Developer: Robert Bosch Corporation
  Section No: 24
  Tax I.D. No: 021-99-0026-000; 021-99-0027-000; 021-99-0028-001
  Address: 15000 Haggerty Road
  Project Name: Robert Bosch Corporation
  Location: South of Five Mile, east of Haggerty Road, west and north of M-14/I-275 Interchange
  Zoning: R-1, Single Family Residential
  Action Requested: Applicant is requesting to rezone R-1, Single Family Residential to OS, Office Service

Moved by Commissioner Davis, supported by Commissioner Pratt, to set July 20, 2005, as the date for Public Hearing for Application 1882/0605, Robert Bosch Corporation.

Ayes all.

ITEM NO. 4 -- PUBLIC HEARINGS

 1. P.C. No: 1869/0205
  Applicant/Developer: Phoenix Acquisitions, LLC
  Section No: 35
  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
  Address:  
  Project Name: Plymouth Towne Square
  Location: North of Ann Arbor Road, east of CSX Railroad, south of Firwood, and west of Gold Arbor
  Zoning:  
  Action Requested: Applicant is requesting approval of the Planned Unit Development Option. (continued from April 20, 2005 meeting)

Sally Hodges reviewed the report of McKenna Associates and indicated substantial revisions have been made to the plans since the original submission. Stephanie Harbour reviewed the report of Dietrich, Bailey Associates, and the Fire Department report was received.

Bruce Michael of Phoenix Acquisitions and Steve Deake, landscape architect from Robert Leighton Assoc. presented plans, addressed the Commission and answered questions.

Chairman Cebulski reopened the continued Public Hearing at 7:28 p.m.

The following residents of the area expressed their concerns regarding the proposed development: Rick and June Coon, Clinton and Eileen Stroebel, John and Sandra Schmitt, Mark Deems, and Jerry VanBerkel. Their worries included reduced open space, destruction of the country setting, air quality, loss of trees, blowing of cement dust, increased vandalism, and lack of harmony with neighboring one-story homes.

Gregory Green recommended acceptance of the PUD option.

There being no further comment, the Public Hearing was closed at 8:07 p.m.

Mr. Michael and Mr. Deake reviewed the items listed in the McKenna report with Commissioners.

Moved by Commissioner Davis, supported by Commissioner Pratt, to recommend to the Board of Trustees approval of the PUD Option as requested in Application 1869/0205, Phoenix Acquisitions, LLC, subject to all conditions listed in the reports of McKenna Associates plus the following revisions and additions to the numbered items in the McKenna report:

No. 1 shall state that the ownership of the land along the north boundary, east of Firwood is in question. Its ownership must be determined by the applicant as soon as possible and no building shall encroach further than shown on the PUD Option Plan. The 30 foot wide area east of Firwood shall be retained and the landscaped as a buffer by the applicant.

No. 2, so that the Elks site is added.

No. 5, must include that effective screening will be provided adjacent to the residential lots to the east and north by preserving existing mature trees and supplementing them with evergreens, deciduous trees and under-story plantings.

For No. 7, add a new note that during the site plan review process, the applicant will seek to minimize the grading differential between the homes and the site.

No. 13 (c) must say, “consistent with the PUD final site plan.”

No. 13 (d) will read that the road improvement shall be completed prior to issuance of any final certificate of occupancy.

No. 13 (e) Prior to issuance of any permits, MDOT tentative approval of the traffic signalization and the associated geometrics of the intersection must be received.

No. 13 (f) The traffic light must be installed and the realignment of the industrial driveways south of Ann Arbor Road must be completed prior to issuance of any certificate of occupancy unless a sufficient letter of credit or cash bond is posted with the Township.

Also, shutters shall be added to the rear elevations and subject to the recommendations of Dietrich Bailey and the Fire Department.

AYES: Davis, Pratt, Arnold, Barberena, Cebulski, Litwin, Sturdy
NAYS: Mueller

Motion carried.

 2. P.C. No: 1872/0205
  Applicant/Developer: Phoenix Acquisitions, LLC
  Section No: 35
  Tax I.D. No: 060-02-0078-002; 060-02-0081-000
  Address: 9563 and 9595 Gold Arbor Rd.
  Project Name: Plymouth Towne Square
  Location: Lots, 81, 80a and 78b west of Gold Arbor Road
  Zoning: R-1, Single Family Residential District
  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 (continued from April 20, 2005 meeting)

Sally Hodges reviewed the report of McKenna Associates, which was distributed originally in packets for the April 20, 2005, meeting.

Chairman Cebulski reopened the Public Hearing at 9:25 p.m.

Mr. Gregory Green expressed his disappointment that there wasn’t a zoning map available and asked for clarification as to which lots were being rezoned. He recommended conditional rezoning of the parcels.

There being no further comment, the Public Hearing was closed at 9:30 p.m.

Moved by Commissioner Davis, supported by Commissioner Sturdy that the Planning Commission recommend to the Board of Trustees approval of the rezoning requested in Application 1872/0205, Phoenix Acquisitions, LLC, subject to the applicant’s condition that the rezoning is subject to approval of PUD Application No. 1869/0205 for the following reasons:

1) The requested conditional rezoning is consistent with the goal of the Master Plan and Future Land Use Plan footnote to protect the quality of life in the adjacent single family residential neighborhood.

2) The requested conditional rezoning is not precedent setting, and is not out of scale with the needs of the community.

3) The requested conditional rezoning will facilitate the provision of road access to the PUD site.

4) The requested conditional rezoning site will be used to create an appropriate residential interface, given the need for open space, berming and landscape screening adjacent to the single family residential lots.

Ayes all.

ITEM NO. 5 -- OLD BUSINESS – N/A

ITEM NO. 6 -- NEW BUSINESS – N/A

ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS

 1. P.C. No: 1878/0405
  Applicant/Developer: Anchor Sign
  Section No: 34
  Tax I.D. No: 058-99-0030-701
  Address: 44433 Ann Arbor Road
  Project Name: Blockbuster ARC Sign
  Location: South of Ann Arbor Road, west of Sheldon Road, north of Parklane Meadows Subdivision
  Zoning: ARC, Ann Arbor Road Corridor District
  Action Requested: Applicant is requesting approval of Sign.

Sally Hodges reviewed the report of McKenna Associates and Mr. Joe Funderburk of Anchor Sign presented photographs and answered questions.

Moved by Commissioner Pratt, supported by Commissioner Barberena to table Application 1878/0405, Blockbuster ARC sign at 44433 Ann Arbor Road, to allow the Community Development Department to review the new information presented by the applicant.

Ayes all.

ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS

Commissioner Mueller alerted Commission members to the discrepancy in the private road width requirements between what is being disseminated by the Building Department, which is 16 feet and what is required by the Fire Code, which is 20 feet.

ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION

A copy of the letter sent with the Commission’s comments on the Canton Master Plan Amendment was received.

ITEM NO. 10 -- BOARD OF TRUSTEES ACTION - N/A

MOTION TO ADJOURN

Moved by Commissioner Arnold; supported by Commissioner Sturdy, to adjourn the meeting.

Ayes all.

Meeting adjourned at 10 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).