Planning Commission Minutes
February 15, 2006
Meeting called to order at 7:00 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
Sally Hodges, McKenna Associates
Michael Lamping, Dietrich Bailey Associates
Seth Shpargel, McKenna Associates
ITEM NO. 1 -- APPROVAL OF MINUTES
1. Regular Meeting – January 18, 2006
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
minutes of the Regular Meeting of January 18, 2006, as printed. Ayes all.
2. Work Session – February 1, 2006
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
minutes of the Work Session of February 1, 2006, as printed.
Ayes all.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting – February 15, 2006
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
Agenda for the Regular Meeting of February 15, 2006, as submitted.
Ayes all.
ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING
| 1. |
P.C. No.: |
1915/0106 |
| |
Applicant/Developer: |
Barry and Elizabeth Lee |
| |
Section No.: |
34 |
| |
Tax I.D. No.: |
058-99-0037-001 |
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Address: |
9301 Sheldon Road |
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Project Name: |
In the Beginning Preschool & Daycare |
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Location: I |
n the Church of Christ, north of Joy Road,
east of Canton Center Road, south of Ann Arbor Road on the
east side of Sheldon Road |
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Zoning: |
R-2-A, Multiple Family Residential
District |
| |
Action Requested: |
Applicant is requesting approval of
Special Land Use to open a preschool and daycare in the
Church of Christ. |
Moved by Commissioner Davis, supported by Commissioner Pratt, to set March
15, 2006, as the date for Public Hearing for Application 1915/0106, Barry and
Elizabeth Lee.
Ayes all.
ITEM NO. 4 -- PUBLIC HEARINGS-N/A
ITEM NO. 5 -- OLD BUSINESS
| 1. |
P.C. No.: |
1902/1005 |
| |
Applicant/Developer: |
Plymouth Towne Square |
| |
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 |
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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: |
| |
Action Requested: |
Applicant is requesting approval of Final
Development Plan |
Sally Hodges of McKenna Associates indicated that the applicant’s plans were
submitted the previous week, only a few days before the Planning Commission’s
packet went out. She said that because the applicant has been working diligently
to resolve the outstanding items, McKenna prepared a report that was delivered
to the Planning Commission this evening. Their recommendation is to table this
item to give additional time for the applicant to work on the recommendations in
the McKenna report. McKenna also recommended, however, that the Commission to
ask the Building Department to allow the applicant to be permitted to cut and
trim the trees because of the danger of Oak Wilt after the sap starts running in
spring.
Michael Bailey of Dietrich Bailey Associates also recommended tabling this
application for further time for the applicant to address various items.
Kamran Qadeer of Phoenix Development, Mike Labadie of Tetra Tech, and Joel
Pascoal of Calvin Hall & Associates discussed various items in the McKenna
report such as capping of testing wells; landscaping; signage; and sidewalk
location, particularly around the CSX viaduct area.
It was the consensus of the Commission that it would be permissible to allow
shrubs which are below the required ordinance size to be planted in private
areas around the units as part of the surplus landscaping, and to accept park
grade trees in reforestation areas on the west side of the site.
Moved by Commissioner Davis, supported by Commissioner Pratt, to table
Application 1902/1005, Plymouth Towne Square, for up to 60 days, but allow the
applicant to proceed with tree-cutting to minimize the potential for Oak Wilt in
the interest of public health, safety, and the general welfare. The Planning
Commission shall notify the Building Department that prior to all of the
conditions of the FDP approval being finalized, the Department may issue a
permit to allow tree cutting and removal only.
Ayes all.
ITEM NO. 6 -- NEW BUSINESS
| 1. |
P.C. No: |
1916/0106 |
| |
Applicant/Developer: |
DeMattia Group |
| |
Section No: |
001 |
| |
Tax I.D. No: |
001-99-0001-000 |
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Address: |
| |
Project Name: |
Comau Pico Campus Headquarters |
| |
Location: |
North of North Territorial, east of Napier
Rd., south side of Five Mile Road and west of Ridge Rd. |
| |
Zoning: |
IND, Industrial |
| |
Action Requested: |
Applicant is requesting approval of
tentative 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.
Gary Roberts and Jim Capo of DeMattia Group addressed the Commission, presented
plans and answered questions.
Moved by Commissioner Pratt, supported by Commissioner Arnold, to grant
tentative site plan approval for Application 1916/0106, DeMattia Group for Comau
Pico Campus Headquarters, subject to the items listed under Tentative Site Plan
Approval, Item A in the McKenna report with emphasis on Items 1, 2, 3, noting
particular interest in what the ultimate parking plan is, the items in the Fire
Department report and the Dietrich Bailey report.
Ayes all.
ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS
| 1. |
P.C. No.: |
1906/1105 |
| |
Applicant/Developer: |
Plaza Lanes |
| |
Section No.: |
35 |
| |
Tax I.D. NO: |
062-01-0020-310 |
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Address: |
42001 Ann Arbor Road |
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Project Name: |
Plaza Lanes |
| |
Location: |
In Gould Industrial Park, north of Joy
Road, east of General Drive, on the south side of Ann
Arbor Road, east of Chesapeake and Ohio Railroad |
| |
Zoning: ARC, |
Ann Arbor Road Corridor District |
| |
Action Requested: |
Applicant is requesting approval of sign
|
Mrs. Hodges reviewed the report of McKenna Associates and reported on results
of the meeting between herself, Director of Public Services Anulewicz, and the
applicant. The applicant will be removing the scalloped fascia and the sign will
be located onto a replacement fascia made of the same materials. The proposed
wall sign is now smaller than previously submitted.
Mike Nagle of Vital Signs addressed the Commission and answered questions.
Moved by Commissioner Pratt, supported by Commissioner Davis, to approve the
sign proposed in Application 1906/1105 for Plaza Lanes, subject to the following
recommendations in the McKenna report:
1. The existing building fascia on the north, east and west facades shall be
replaced to match the proposed
fascia, and this shall be noted on the plan.
2. The materials of the fascia shall be labeled on the plan.
3. The method of sign illumination is approved as long as it’s internally lit
and the tubing is not exposed or visible
from the front of the building.
Ayes all.
| 2. |
P.C. No.: |
1907/1105 |
| |
Applicant/Developer: |
Dunkin’ Donuts |
| |
Section No.: |
36 |
| |
Tax I.D. NO: |
063-04-0001-000 |
| |
Address: |
39600 Ann Arbor Road |
| |
Project Name: |
Dunkin’ Donuts & Gas Station |
| |
Location: |
North side of Ann Arbor Road, east I-275,
south of Ann Arbor Trail, and west of Eckles |
| |
Zoning: |
ARC, Ann Arbor Road Corridor District |
| |
Action Requested: |
Applicant is requesting approval of sign
and building elevations |
The report of McKenna Associates was reviewed by Sally Hodges and the Fire
Department report was received.
Marsha Butkovich of Jeffrey Scott Architects addressed the Commission and
presented plans and materials.
Moved by Commissioner Pratt, supported by Commissioner Davis, to approve the
sign and building elevations for Application 1907/1105, Dunkin’ Donuts, subject
to items listed in the McKenna report.
Ayes all.
ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS
1. Notice of Intent to Prepare a Master Plan Update for Northville Charter
Township
Request for a copy of Plymouth Township’s Master Plan and a
current Zoning Ordinance and map.
Moved by Commissioner Davis, supported by Commissioner Pratt, to forward a copy
of Plymouth Township’s Master Plan, and a current Zoning Ordinance and map to
Northville Charter Township, as requested.
Ayes all.
ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION
1. Notice of Intent to Consider an Amendment to the Canton Township
Comprehensive Plan and Request Review
and Comment.
ITEM NO. 10 -- BOARD OF TRUSTEES ACTION-N/A
Chairman Cebulski recognized Dr. Jerry McGue, who introduced Paul Bortell,
president of Plymouth Commons Homeowners Association. They had concerns
regarding the expansion of NorthRidge Church, particularly extending their
parking area. Dr. McGue presented a letter dated February 16, 2005, from Dir. of
Public Services Anulewicz. Chairman Cebulski agreed to contact Mr. Anulewicz
regarding church expansion in terms of the consent judgment and in terms of the
Religious Land Use and Institutional Persons Act.
MOTION TO ADJOURN
Moved by Commissioner Pratt, supported by Commissioner Davis,
to adjourn the meeting. Ayes all.
Meeting adjourned at 9:04 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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