Planning Commission Minutes
March 19, 2003
Meeting called to order at 7:02 p.m.
MEMBERS PRESENT:
Kendra Barberena
Dennis Cebulski
K.C. Mueller
Bill Pratt
Carol Davis
Ray Sturdy
Jim Karell
MEMBERS ABSENT:
Kay Arnold, Excused
OTHERS PRESENT:
Shirley J. Barney, Community Development Director Michael Bailey, Dietrich
Bailey Associates
Sally Hodges, McKenna Associates
Amy Neary, McKenna Associates
Alice Geletzke, Recording Secretary
Chairman Cebulski extended best wishes on behalf of the Planning Commission to
Joe Bridgman, former Commissioner who is now Deputy Township Clerk, and thanked
him for his invaluable service. He also congratulated Commissioner Ray Sturdy on
his appointment as Planning Commission liaison to the Zoning Board of Appeals.
ITEM NO. 1 - APPROVAL OF MINUTES
1. Regular Meeting – February 19, 2003
Commissioner Mueller noted a correction to be made on Page 4, second paragraph,
adding “with concrete cap” after “wall be made of brick on both sides.”
Moved by Commissioner Davis, supported by Commissioner Karell, to approve the
minutes of the Planning Commission Regular Meeting of February 19, 2003, as
corrected. Motion carried unanimously.
2. Work Session – March 5, 2003
Moved by Commissioner Davis, supported by Commissioner Pratt, to accept the
minutes of the Planning Commission Work Session of March 5, 2003, as submitted.
Motion carried unanimously.
ITEM NO. 2 - APPROVAL OF AGENDA
1. Regular Meeting – March 19, 2003
Chairman Cebulski informed the Commission that the applicant requested that No.
1 under Old Business be tabled, Application 1741-0802, Bowers and Rein
Associates, Inc. Also, that No. 5 under Old Business, Application 1767/0103, Tom
Bohlander, would be moved to become the first item under Old Business as it is
related to No. 4 under Public Hearings and that a revised landscape plan for
Application 1074 would be added as No. 1 under Item No. 8 – Other Planning
Commission Business.
Moved by Commissioner Sturdy, supported by Commissioner Davis, to approve the
Agenda as amended. Motion carried unanimously.
ITEM NO. 3 - SET DATE FOR PUBLIC HEARING
| 1. |
P.C. No.: |
1778/0203 |
| |
Applicant/Developer: |
Frederick E. Hebel |
| |
Section No.: |
29 |
| |
Tax I.D. No.: |
007-01-0007-324 |
| |
Address: |
49000 North Territorial |
| |
Project Name: |
|
| |
Location: |
North side of North Territorial,
east of Ridge Road and Hill Top Drive, west of Applecrest
Drive |
| |
Zoning: R-1-E, |
Single Family Residential |
| |
Action Requested: |
Recommend Approval of Rezoning to
R-1-H, Single Family Residential |
Moved by Commissioner Davis, supported by Commissioner Pratt, to set April
16, 2003, as the date of Public Hearing for Application 1778/0203, Frederick E.
Hebel. Motion carried unanimously.
| 2. |
P.C. No.: |
1782/0303 |
| |
Applicant/Developer: |
Asplundh Tree Expert Co. |
| |
Section No.: |
25 |
| |
Tax I.D. No.: |
028-99-0004-701 |
| |
Address: |
|
| |
Project Name: |
|
| |
Location: |
North of Plymouth Road, west of
Eckles |
| |
Zoning: |
IND, Industrial |
| |
Action Requested: |
Approve Use Subject To Special
Conditions For Tree Limb Storage, Wood Chipping For
Emerald Ash Borer Project |
Moved by Commissioner Davis, supported by Commissioner Pratt, to set the
Special Planning Commission Meeting of April 2, 2003, as the date for Public
Hearing for Application 1782/0303, Asplundh Tree Expert Company. Motion carried
unanimously.
ITEM NO. 4 - PUBLIC HEARINGS
| 1. |
P.C. No.: |
1770/0103 |
| |
Applicant/Developer: |
Salvatore Cristarella |
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Section No.: |
29 |
| |
Tax I.D. No.: |
007-01-0011-001 |
| |
Address: |
|
| |
Project Name: |
Tuscany Hills Condominiums |
| |
Location: |
East of Ridge Rd, north of Pine
Bluff Court |
| |
Zoning: |
R-1-E, Single Family Residential |
| |
Action Requested: |
Recommend Approval of Cluster
Housing Option |
Mrs. Barney gave a PowerPoint presentation of the area. Ms. Neary and Mr.
Bailey reviewed their reports, and the Fire Department report was received.
Herve Henry addressed the Commission on behalf of the applicant.
Chairman Cebulski opened the Public Hearing at 7:25 p.m.
Jim McAmmond, Byron Swarnout, Mike Gallers, and Charles Mulder addressed the
Commission. Concerns raised included possible water pressure problems, the need
to review drainage thoroughly given existing drainage problems and the ponds in
the area, how the wetlands would be crossed, concerns with the number of units
beings proposed given assessments, and the need to have a deed restriction to
restrict development on the “dogleg” to Ridge Road.
The Public Hearing was closed at 7:36 p.m.
Commissioner Karell indicated that vegetation should be provided at the end of
the private road to prevent lights from vehicles shining onto the property to
the east.
Moved by Commissioner Pratt, supported by Commissioner Davis to recommend
approval of the Cluster Housing Option for Application 1770/0103, Salvatore
Cristarella, subject to provisions being met in the McKenna, Dietrich Bailey,
and Fire Department reports and removing the words, “Future Development” from
the prints.
| 2. |
P.C. No.: |
1774/0103 |
| |
Applicant/Developer: |
Archie, LLC |
| |
Section No.: |
21 |
| |
Tax I.D. No.: |
010-99-0015-000 |
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Address: |
47335 Five Mile Road |
| |
Project Name: |
|
| |
Location: |
East of Beck Road, south of Five
Mile Road |
| |
Zoning: R-1-H, |
Single Family Residential |
| |
Action Requested: |
Recommend Approval of Rezoning to
C-2, General Commercial |
Mrs. Barney gave a PowerPoint presentation. Mrs. Hodges reviewed the McKenna
Associates report and indicated that after communication with the applicant, she
was recommending that the Commission recommend approval of the rezoning request.
The report of the Fire Department was received.
The applicant’s representative addressed the Commission and answered questions.
Chairman Cebulski opened the Public Hearing at 8:08 p.m.
Susan Weber, 356 Debrah, owner of property to the east, informed the Commission
of her wish to have her property rezoned to C-2.
The Public Hearing was closed at 8:09 p.m.
Moved by Commissioner Davis, supported by Commissioner Karell, to recommend
approval of rezoning to C-2, General Commercial, for Application 1774/0103,
Archie, LLC, and to ask adjacent property owners to work with the Township to
develop these properties consistent with the Master Plan. Motion carried
unanimously.
The Commission asked that the two property owners to the east be informed that
an item would be added to the April 16, 2003 Planning Commission Agenda to set
date for a Public Hearing to consider rezoning the parcels to C-2, General
Commercial.
| 3. |
P.C. No.: |
1775/0103 |
| |
Applicant/Developer: |
Plymouth Rock and Supply, Inc. |
| |
Section No.: |
24 |
| |
Tax I.D. No.: |
024-99-0014-000, 024-99-0021-700 |
| |
Address: |
40111 Schoolcraft Road |
| |
Project Name: |
|
| |
Location: |
South of Schoolcraft Road, west of
I-275 |
| |
Zoning: |
IND., Industrial |
| |
Action Requested: |
Approve Special Use Expansion |
Mrs. Barney gave a PowerPoint presentation of the area. Ms. Neary reviewed
the McKenna report and the Fire Department report was received.
Bill Welsh, applicant, addressed the Commission and answered questions.
Chairman Cebulski opened the Public Hearing at 8:35 p.m. There being no comment,
the hearing was closed at 8:36 p.m.
Moved by Commissioner Pratt, seconded by Commissioner Sturdy, to table action on
Application 1775/0103, Plymouth Rock and Supply, Inc., for up to 60 days to
allow the applicant to submit additional information. Motion carried
unanimously.
| 4. |
P.C. No.: |
1777/0103 |
| |
Applicant/Developer: |
Tom Bohlander |
| |
Section No.: |
34 |
| |
Tax I.D. No.: |
059-03-0174-000, 059-03-0175-000,
059-03-0176-000 (North 30’ only) |
| |
Address: |
9949 Northern Avenue |
| |
Project Name: |
|
| |
Location: |
South of Ann Arbor Road, west side
of Northern |
| |
Zoning: |
R-1, Single Family Residential |
| |
Action Requested: |
Recommend Approval of Rezoning to
ARC, Ann Arbor Road Corridor District |
Amy Neary reviewed the report of McKenna Associates and the Fire Department
report was received.
Steve Schafer addressed the Commission and answered questions on behalf of the
applicant.
Chairman Cebulski opened the Public Hearing at 8:41 p.m.
William Frazier, adjacent property owner, said he had spoken with Mr. Schafer
and had no objection to the proposal and asked that the mature trees that would
be located in the landscape buffer area be retained. There being no further
comment, the Public Hearing was closed at 8:43 p.m.
Moved by Commissioner Davis, supported by Commissioner Pratt, to recommend
approval of rezoning to ARC, Ann Arbor Road Corridor District, for Application
1777/0103, Tom Bohlander, subject to the Township Board not acting on the
rezoning until after it has approved the Final Development Plan, PUD Contract
and condominium documents for the townhouse project. Motion carried unanimously.
ITEM NO. 5 - OLD BUSINESS
| 1. |
P.C. No.: |
1741/0802 |
| |
Applicant/Developer: |
Bowers and Rein Associates, Inc. |
| |
Section No.: |
24 |
| |
Tax I.D. No.: |
024-01-0052-000 |
| |
Address: |
39420 Schoolcraft Road |
| |
Project Name: |
Office and Teamsters Hall |
| |
Location: |
Northwest corner of Eckles and
Schoolcraft |
| |
Zoning: |
C-2, General Commercial District |
| |
Action Requested: |
Approve Final Site Plan |
Item tabled at request of applicant.
| 2. |
P.C. No.: |
1767/0103 |
| |
Applicant/Developer: |
Tom Bohlander |
| |
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: |
Recommend Approval of Final
Development Plan and PUD Contract |
Amy Neary and Michael Bailey reviewed their reports, and the report of the
Fire Department was received.
Steve Schafer presented plans and answered questions.
The Commission asked that photographs of the Livonia buildings be attached to
the plans, that the chimneystacks be black and that the Ann Arbor Road sign be
returned to the Commission for approval.
Moved by Commissioner Davis, supported by Commissioner Karell, to recommend
approval of the Final Development Plan and PUD Contract for Application
1767/0103, Tom Bohlander, subject to all of the conditions in the McKenna, Fire
Department, and Dietrich Bailey reports being met. Motion carried unanimously.
| 2. |
P.C. No.: |
1755/1002 |
| |
Applicant/Developer: |
DeMattia Group |
| |
Section No.: |
21 |
| |
Tax I.D. No.: |
010-99-0002-702 |
| |
Address: |
14835, 14903, 14967, 15035 Pilot
|
| |
Project Name: |
|
| |
Location: |
South of Five Mile Road, east of
Beck Road |
| |
Zoning: |
IND., Industrial |
| |
Action Requested: |
Approve Landsplit |
The reports of McKenna Associates, Dietrich Bailey, and the Fire Department
were reviewed.
Moved by Commissioner Barberena, supported by Commissioner Davis, to approve the
landsplit for Application 1755/1002, DeMattia Group, subject to meeting
conditions in the McKenna, Dietrich Bailey and Fire Department reports, and
subject to approval of the Township Supervisor. Ayes all, except Commissioner
Karell who voted no. Motion carried.
| 3. |
P.C. No.: |
1761/1102 |
| |
Applicant/Developer: |
Standard Federal Bank |
| |
Section No.: |
20 |
| |
Tax I.D. No.: |
005-99-0002-001, 005-99-0002-003,
005-99- 0002-706 |
| |
Address: |
|
| |
Project Name: |
Standard Federal Bank – Branch
Office |
| |
Location: |
South of Five Mile, west of Beck
Road |
| |
Zoning: |
IND, Industrial |
| |
Action Requested: |
Final Site Plan Approval |
The reports of McKenna Associates and Dietrich Bailey were reviewed and the
Fire Department report was received.
Michael Boggio presented plans and addressed the Commission on behalf of the
applicant.
Moved by Commissioner Davis, supported by Commissioner Pratt, to grant Final
Site Plan Approval for Application 1761, subject to meeting conditions in the
reports of McKenna Associates, Dietrich Bailey and the Fire Department, and
subject to the type of sign being approved as a monument sign. Motion carried
unanimously.
| 4. |
P.C. No.: |
1762/1102 |
| |
Applicant/Developer: |
Joseph Philips, Architect, LLC |
| |
Section No.: |
35 |
| |
Tax I.D. No.: |
061-99-0012-002, 061-99-0014-000,
061-99- 0015-000 |
| |
Address: |
111 West Ann Arbor Road |
| |
Project Name: |
Fox Hills Chrysler Jeep |
| |
Location: |
South of Ann Arbor Road, West of
Lilley |
| |
Zoning: |
ARC, Ann Arbor Road Corridor, VP,
Vehicular Parking |
| |
Action Requested: |
Final Site Plan Approval |
The McKenna Associates and Dietrich Bailey reports were reviewed and the Fire
Department report was received.
Mike Devine, architect, presented plans and answered questions.
Moved by Commissioner Pratt, supported by Commissioner Mueller, to grant Final
Site Plan Approval to Application 1762/1102, Joseph Phillips Architect, subject
to meeting conditions in the reports of McKenna Associates, Dietrich Bailey, and
the Fire Department, and subject to the color scheme of the building being
neutral in color. Ayes all, except Commissioner Karell who voted no. Motion
carried.
| 6. |
P.C. No.: |
1772/0103 |
| |
Applicant/Developer: |
Finkel Roth Group |
| |
Section No.: |
21 |
| |
Tax I.D. No.’s: |
010-99-0008-000, 010-99-0009-000,
010-99-0010-000, 010-99-0011-000 |
| |
Address: |
|
| |
Project Name: |
Landsplit |
| |
Location: |
South of Five Mile, east of Beck
Road |
| |
Zoning: |
IND., Industrial |
| |
Action Requested: |
Approve Landsplit |
Reports of McKenna Associates; Dietrich Bailey; and the Fire and Public Works
Departments were reviewed.
Moved by Commissioner Barberena, supported by Commissioner Davis, to approve the
landsplit for Application 1772/0103, Finkel Roth Group, subject to conditions of
the reports of McKenna Associates, Dietrich Bailey, and the Fire and Public
Works Departments, and the approval of the Township Supervisor. Motion carried
unanimously.
| 7. |
P.C. No.: |
1773/0103 |
| |
Applicant/Developer: |
Finkel Roth Management Services |
| |
Section No.: |
25 |
| |
Tax I.D. No.’s: |
025-01-0021-000, 025-01-0022-000 |
| |
Address: |
|
| |
Project Name: |
Speculative Buildings |
| |
Location: |
North of Plymouth Road, east of
Haggerty |
| |
Zoning: |
IND., Industrial |
| |
Action Requested: |
Final Site Plan Approval |
The McKenna Associates and Dietrich Bailey reports were reviewed, and the
report of the Fire Department was received.
Jamie Roth, applicant, presented plans and answered questions.
Moved by Commissioner Davis, supported by Commissioner Pratt, to grant Final
Site Plan Approval for Application 1773/0103, Finkel Roth Management Services,
subject to conditions listed in reports from McKenna Associates; Dietrich
Bailey; and the Fire Department. Motion carried unanimously.
ITEM NO. 6 - NEW BUSINESS
| 1. |
P.C. No.: |
1779/0203 |
| |
Applicant/Developer: |
Richard & Cheryl Chrzanowski |
| |
Section No.: |
34 |
| |
Tax I.D. No.’s: |
058-99-0019-000 |
| |
Address: |
45220 Joy Road |
| |
Project Name: |
|
| |
Location: |
North side of Joy Road, west of
Mayflower Drive |
| |
Zoning: |
R-1, Single Family Residential |
| |
Action Requested: |
Approve Landsplit |
The McKenna Associates and Dietrich Bailey reports were reviewed, and the
reports of the Fire and Public Works Departments were received.
Moved by Commissioner Davis, supported by Commissioner Pratt, to table
Application 1779/0203, Richard & Cheryl Chrzanowski, for up to 60 days until the
application is complete. Motion carried unanimously, with Commissioner Mueller
being granted permission by the Commission to abstain.
| 2. |
P.C. No.: |
1781/0203 |
| |
Applicant/Developer: |
Durr Industries, Inc. |
| |
Section No.: |
25 |
| |
Tax I.D. No.’s: |
026-99-0001-000, 026-99-0001-701,
026-99- 001-702 |
| |
Address: |
40600 Plymouth Rd. |
| |
Project Name: |
Durr Industries |
| |
Location: |
North side of Plymouth Road, west of
I-275, east of Haggerty Road |
| |
Zoning: |
IND, Industrial |
| |
Action Requested: |
Approval of Temporary Structure |
Ms. Neary reviewed the report of McKenna Associates, and the Fire Department
report was received.
Dennis Loy, architect, and Ken Krause of Durr Industries addressed the
Commission and answered questions.
Moved by Commissioner Sturdy, supported by Commissioner Pratt, to grant approval
of the temporary structure for a period of four months for Application
1781/0203, Durr Industries, Inc., subject to concerns in the McKenna Associates
and Fire Department reports. Motion carried unanimously.
ITEM NO. 7 - ANN ARBOR ROAD SIGN REQUESTS-NA
ITEM NO. 8 - OTHER PLANNING COMMISSION BUSINESS
1. Request from Marvin Yanke to revise Landscape Plan Requirements for
Application 1074
Moved by Commissioner Pratt, supported by Commissioner Davis, to grant
permission to Commissioner Mueller to abstain from voting on Application 1074,
Marvin Yanke. Motion carried unanimously.
Mrs. Barney indicated that Mr. Yanke had asked to modify the landscape plan that
was approved under Application 1074 and then continued as a requirement for
Application 1672. The revised plan would provide six evergreens that would be
placed to “in-fill” gaps in the existing vegetation to provide a landscape
buffer along the west side of the private road and the existing residences.
Moved by Commissioner Davis, supported by Commissioner Pratt, to accept the
amended landscaping, subject to administrative approval. Motion carried
unanimously, with Commissioner Mueller abstaining.
2. Election of Secretary
Moved by Commissioner Davis, supported by Commissioner Mueller, to elect
Commissioner Barberena as Planning Commission Secretary. Motion carried
unanimously.
ITEM NO. 9 - COMMUNICATIONS &/OR INFORMATION-NA
ITEM NO. 10 - BOARD OF TRUSTEES ACTION
1. At the meeting of February 25, 2003, the Board of Trustees referred back
the Sidewalk Amendment #101 to the Planning Commission for revisions.
MOTION TO ADJOURN
Moved by Commissioner Davis, supported by Commissioner Pratt, to adjourn the
meeting.
Chairman Cebulski adjourned the meeting at 10:40 p.m.
Respectfully submitted,
Kendra Barberena
Kendra Barberena
Planning Commission Secretary
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 Supervisor’s Office, Charter Township of Plymouth, 42350
Ann Arbor Road, Plymouth, MI 48170, (734)453-3840, TDD users: 1-800-649-3777
(Michigan
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