Planning Commission Minutes
July 20, 2005

Meeting called to order at 7:04 p.m.

MEMBERS PRESENT
Kay Arnold
Kendra Barberena
Dennis Cebulski
Carol Davis
Janice Litwin
Keith Postell
Bill Pratt
Dennis Siedlaczek
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

ITEM NO. 1 -- APPROVAL OF MINUTES

1. Regular Meeting – June 15, 2005

Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the minutes of the Regular Meeting of June 15, 2005, as presented.

Ayes all.

ITEM NO. 2 -- APPROVAL OF AGENDA

1. Regular Meeting – July 20, 2005

Chairman Cebulski indicated Applications 1877/0405 and 1882/0605 under Item 4, Public Hearings, would be considered in reverse order from the agenda.

Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the agenda for the Regular Meeting of July 20, 2005, as amended.

Secretary Barberena read a letter from the Planning Commission to former member K.C. Mueller, thanking her for her many years of service.

Chairman Cebulski welcomed new members Keith Postell and Dennis Siedlaczek.

ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING - N/A

ITEM NO. 4 -- PUBLIC HEARINGS

Seth Shpargel of McKenna Associates gave a presentation showing the location of the proposed rezoning.

Sally Hodges summarized the report of McKenna Associates dated June 27, 2005. The Fire Department report was received.

Mr. Harold Domke, Director of Facilities for Robert Bosch Corporation, addressed the Commission and answered questions.

Chairman Cebulski opened the Public Hearing at 7:13 p.m.

Mr. Arthur LeVasseur, Attorney, registered the objection of Geraldine Anderson, 14590 Haggerty Road to a portion of the rezoning and PUD because of a dispute over title to a small portion of the property adjacent to Mrs. Anderson’s home.

Chairman Cebulski noted the receipt of a letter from Township Attorney Cronin, advising the Commission that they can move forward on this issue.

Mr. Tony Wisniewski of Breckenridge Lane across from the property questioned whether approval of the amendments for the property would contain the same requirements that applied to the original PUD. Mr. Cebulski said it would.

There being no further public comment, Chairman Cebulski closed the Public Hearing at 7:17 p.m.

Moved by Commissioner Davis, supported by Commissioner Pratt, to recommend to the Board of Trustees approval of the rezoning from R-1, Single Family Residential, to OS, Office Service, requested in Application 1882/0605, Robert Bosch Corporation, for the following reasons:
1. The requested rezoning is consistent with goals and policies of the Township Master Plan that calls for office development.
2. The proposed OS zoning is appropriate for the site, would not constitute a spot zoning, and is consistent with the Township’s Future Land Use Plan.
3. The proposed OS zoning would help to foster a PUD development on the site, consistent with the footnote in the Master Plan.
4. The final form of the PUD should be approved and reviewed by the Township Attorney before sending on to the Board of Trustees for final approval.

Ayes all.

Seth Shpargel presented photos of the area and Sally Hodges reviewed the report of McKenna Associates, the Fire Department report was received and Stephanie Harbour reviewed the report of Dietrich Bailey Associates.

Mr. Harold Domke, Director of Facilities for Robert Bosch Corporation, addressed the Commission, presented plans, and answered questions.

Chairman Cebulski opened the Public Hearing at 8:04 p.m.

Mr. Arthur LeVasseur, Attorney, reiterated the objections of Mrs. Geraldine Anderson of Haggerty Road to the PUD because of the disputed property adjacent to her home.

It was noted that the property in question was left as part of the green space and buffer in the PUD application, and is a very small area of land, so it doesn’t materially affect the PUD.

Mr. Bruce Hall, representing the Breckenridge Homeowners Association, requested a copy of the report from McKenna Associates for members of his group. He was instructed to contact the Community Development Department for a copy. He objected to an additional entrance from Haggerty Road and asked that no construction traffic enter from Haggerty Road onto the property. He requested that the fence be placed on the interior of the buffer area along Haggerty Road.

There being no further public comment, Chairman Cebulski closed the Public Hearing at 8:12 p.m.

The Commissioners discussed various aspects of the proposed phases of the plan, the reduced parking spaces requested, and the need for constructing a sidewalk or bike path along both Haggerty and Five Mile Roads.

Moved by Commissioner Pratt, supported by Commissioner Davis, to recommend to the Board of Trustees approval to amend the current approved “General Development Plan” and the approved PUD Contract requested in Application 1877/0405, Robert Bosch Corporation, as recommended by McKenna Associates, subject to the following conditions:

the following conditions:

1. That the reduced parking requirements be approved.
2. The establishment of a conservation easement, as described in Item C.7 of the McKenna report, prior to issuance of a Certificate of Occupancy.
3. Provision for sidewalk or equivalent along Haggerty Road and Five Mile Road during Phase I.
4. Revisions to the Notes on Sheets 3 and 4 of the GDP as stated in Item C.12 of the McKenna report.
5. Approval of the Township Engineer for the utility lines serving the site to be placed underground within the boundaries of the site.
6. The PUD Contract is subject to the approval of the Township Attorney.
7. Subject to the Board of Trustees approval of the rezoning of the three R-1 parcels to OS, which was previously recommended.
8. Subject to items being resolved in the reports of the Fire Department and Dietrich Bailey Associates.
9. That the General Development Plan include reforestation similar to the original reforestation as approved in the original Development Plan.

Ayes all.

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.

Mr. Terry Seaver, representing the applicant, addressed the Commission, presented the proposed plat, and answered questions.

Secretary Barberena read a letter received from Tom O’Connell who was concerned with a landscaping buffer on Lots 11 through 14, adjacent to Rolling Oaks Subdivision.

Chairman Cebulski opened the Public Hearing at 9:30 p.m.

Janice Shier, a resident of Hilltop Drive, expressed her hope that the developer would respect the population density and green space of the area.

Mrs. Barbara Becker, N. Territorial Road, had questions regarding the two properties not included in the platted subdivision.

There being no further public comment, Chairman Cebulski closed the Public Hearing at 9:34 p.m.

Mr. Seaver responded with the developer’s commitment to meet with the residents regarding the landscaping buffer and indicated the two properties not included in the platted subdivision would have homes built consistent with those in the platted subdivision.

Moved by Commissioner Davis, supported by Commissioner Sturdy, to recommend to the Board of Trustees approval of the Tentative Preliminary Plat requested in Application 1881/0505, Leo Soave Developments, subject to the 10 items listed under recommendation in the McKenna report dated July 12, 2005, being met and the 11th item which says “Subject to the landscape plan and easement items along the north, east, south, and west being addressed on the final preliminary plat.” And subject to the Dietrich Bailey report and the report of the Fire Department.

Ayes all.

ITEM NO. 5 -- OLD BUSINESS

Sally Hodges reviewed the report of McKenna Associates. The report of Dietrich Bailey Associates was reviewed by Stephanie Harbour, and the Fire Department report was received.

Mr. Salem Samaan, Attorney for the applicant, addressed the Board, presented plans, and answered questions.

Various aspects of the proposed station were discussed, including the need for a 6 foot wide by 8 foot high overhead door at the rear for deliveries and that the air conditioning units need to be quiet. It was felt by the Commission that additional items noted in the consultants’ reports need to be addressed by the applicant prior to approval.

Moved by Commissioner Pratt, supported by Commissioner Davis, to table Application 1873/0305, Faisal and Sons Investments, for up to 30 days.

Ayes all.

ITEM NO. 6 -- NEW BUSINESS

The reports of McKenna Associates and Dietrich Bailey Associates were reviewed by Sally Hodges and Stephanie Harbour, and the Fire Department report was received.

Mr. Eric Salswedel, Architect, addressed the Commission, presented plans and building materials, and answered questions.

Moved by Commissioner Pratt, supported by Commissioner Barberena, to grant tentative and final site plan approval requested in Application 1886/0605, Fox Hills Chrysler Jeep, subject to the following conditions:

1. That the building elevations and materials be as described in the listing presented dated
July 20, 2005.
2. That the note must be added to the plan that no signs are approved as part of this site plan approval. Prior to erecting a sign, and application and appropriate submissions shall be made to the Building Department for review, approval and issuance of a sign permit or to the Planning Commission, if required.
3. That the landscape plan should be provided, and added to the landscape plan should be the requested pillars and fencing on the corner of Lilley and Ann Arbor Roads subject to the Ann Arbor Road corridor standards, as per previous conversations with the applicant and prior approvals.
4. All items from the Township Engineer’s report and the report of the Fire Department.

Ayes all.

Sally Hodges reviewed the report of McKenna Associates which was issued in 2003 when a prior occupant requested approval for this facility.

Mr. Kevin Sullivan, Project Manager of Environmental Wood Solutions and Scott Miret of Watson Muter LLC addressed the Commission and answered questions.

Commissioners discussed various aspects of continued use of the site for this purpose and the possibility of screening the operation.

Moved by Commissioner Sturdy, supported by Commissioner Arnold, to grant approval for a two-year extension of the special use to conduct a marshalling facility of grinding ash trees and non-ash biomass as requested in Application 1887/0705, Watson Muter LLC, subject to continuation of the conditions initially imposed due to the ash borer emergency and outlined in the communication from the Community Development Department in their July 15, 2005, letter, with the additional requirement that the applicant work with the Community Development Department and the Consultant in the development and implementation of an appropriate screening plan for the area.

Ayes all.

ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS-N/A

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 their meeting of July 12, 2005, the Board of Trustees approved a Conditional Rezoning for Plymouth Towne Square from R-1, Single Family Residential District to ARC, Ann Arbor Road Corridor District as requested in P.C. Application 1872.

2. At their meeting of July 12, 2005, the Board of Trustees approved the Planned Unit
Development Option for Plymouth Towne Square as requested in P.C. Application 1869.

3. At their meeting of July 12, 2005, the Board of Trustees re-appointed: Dennis Cebulski and
Kendra Barberena, and appointed: Keith A. Postell and Dennis Siedlaczek, to the Plymouth Township Planning Commission.

Commissioner Arnold alerted Commissioners to report any sightings of small children in a swimming pool in the parking lot of the Tutor Time day care facility.

MOTION TO ADJOURN

Moved by Commissioner Pratt, supported by Commissioner Davis, to adjourn the meeting. Ayes all.

Meeting adjourned at 12 midnight.

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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