Planning Commission Minutes
September 17, 2003
Meeting called to order at 7:05 p.m.
MEMBERS PRESENT:
Kay Arnold
Kendra Barberena
Dennis Cebulski
Carol Davis
John Hasluck
Jim Karell
K.C. Mueller
Bill Pratt
MEMBERS ABSENT:
Ray Sturdy (Excused)
OTHERS PRESENT:
Shirley J. Barney, Community Development Director
Michael Bailey, Dietrich Bailey Associates
Amy Neary, McKenna Associates
Alice Geletzke, Recording Secretary
ITEM NO. 1 -- APPROVAL OF MINUTES
1. Regular Meeting – August 20, 2003
Commissioner Mueller asked that the last paragraph on Page 3 be changed to read
as follows:
“Ayes all, except for Commissioner Mueller who abstained because of the
possibility of a perceived conflict of interest.”
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
Minutes of the Regular Meeting of August 20, 2003, as corrected. Motion carried
unanimously.
2. Work Session – September 3, 2003
Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the
minutes of the Work Session of September 3, 2003, as presented. Motion carried
unanimously.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting – September 17, 2003
Chairman Cebulski informed the Commission that Application 1808/0803, Archie
L.L.C., No. 1 under Item No. 6, New Business, was tabled at the request of the
applicant.
The following items were added:
ITEM NO. 6—NEW BUSINESS
2. Reassembly of Cassidy Barn
Plymouth Township Park
ITEM NO. 7—ANN ARBOR ROAD SIGN REQUESTS
2. PMC Center, 42171-42327 Ann Arbor Road
Southwest corner of Ann Arbor Road and General Drive
Moved by Commissioner Arnold, supported by Commissioner Pratt, to approve the
Agenda for the Regular Meeting of September 17, 2003, as amended. Motion carried
unanimously.
ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING-NA
ITEM NO. 4– PUBLIC HEARINGS
| 1. |
P.C. No.: |
1452/397 |
| |
Applicant/Developer: |
Frank A. Bauss |
| |
Section No.: |
28 |
| |
Tax I.D. NO: |
036-99-0024-000 |
| |
Address: |
46410 Ann Arbor Trail |
| |
Project Name: |
|
| |
Location: |
North side of Ann Arbor Trail, east of
Beacon Hill Drive, west of Beacon Hollow Condominiums and
Pinecrest Court |
| |
Zoning: |
R-1-H, Single Family Residential District |
| |
Action Requested: |
Recommend Approval of Rezoning from R-1-H,
Single Family Residential to R-1-S, Single Family
Residential |
Amy Neary reviewed the reports of McKenna Associates dated May 8, 1997, and
September 8, 2003.
Chairman Cebulski explained that a Public Hearing was held in 1997 and the
Commission recommended approval of the rezoning to the Board of Trustee, based
on the 1997 report of McKenna Associates just reviewed. The Board of Trustees
then tabled the item indefinitely. The Attorney advised the Commission to hold
another Public Hearing, although that requirement was met in 1997, because so
much time has elapsed. The Attorney advised that the Commission’s powers were
limited because of Commission approval in 1997 and the Commission was now to
determine that the facts presented in 1997 are truly unchanged.
Secretary Barberena noted many items of correspondence registering objections to
the rezoning have been received and will be made part of the record.
Chairman Cebulski opened the Public Hearing at 7:19 p.m.
The following residents of the area registered their objections to the requested
rezoning: Arthur R. Kainz, Haydyn Notestine, Doug Brant, Anton Von Will, Andy
Long, Pat Fitzgerald, Walter Scott, Bill Huppenbauer, Rita Furdak, Ed Furdak,
and Maurice Breen. Objections centered on increased density, possible lessening
of property values, increased traffic, and destruction of green space. They also
requested access to the privileged Township Attorney’s opinion.
Chairman Cebulski closed the Public Hearing at 7:42 p.m.
Moved by Commissioner Davis, supported by Commissioner Karell, to table Item
1452/397, Frank A. Bauss, for up to 60 days or until such time as the Township
Attorney can be present at the meeting to confer with the Commission as to why
his perception is that the Commission must follow the same previous ruling.
Motion carried unanimously.
It was agreed that those residents whose names and addresses were available on
the sign-in sheet for tonight’s meeting would be notified when the item appears
on the Commission’s agenda, possibly for the Special Meeting of October 1.
| 2. |
P.C. No.: |
1802/0703 |
| |
Applicant/Developer: |
Stallings Tirey and Sons, LLC |
| |
Section No.: |
21 |
| |
Tax I.D. No.’s: |
009-01-0013-000 |
| |
Address: |
15000 Cleat Street |
| |
Project Name: |
Pump It Up Indoor Recreation Facility |
| |
Location: |
East side of Cleat Street, north of Helm
Street, Metro West Industrial Park |
| |
Zoning: |
IND, Industrial |
| |
Action Requested: |
Approve Use Subject to Special Conditions
for Indoor Recreation Facility |
Amy Neary reviewed the report of McKenna Associates.
Jim Capo of DeMattia Associates, and applicants Rick Stallings and Jane Tirey
addressed the Board and answered questions.
Moved by Commissioner Barberena, supported by Commissioner Karell, to deny
approval for use subject to special conditions for indoor recreation facility
for Application 1802/0703, Stallings Tirey and Sons, LLC, because of the
following reasons:
1. The subject site does not abut a major thoroughfare as required by Section
15.2.1 of the Zoning Ordinance.
2. The subject site is located in the interior of an established industrial park
and, therefore, is not appropriate for a recreational facility.
ROLL CALL: Ayes: Barberena, Karell, Arnold, Cebulski, Davis, Hasluck, Pratt.
Nays: Mueller. Motion carried.
ITEM NO. 5 -- OLD BUSINESS
| 1. |
P.C. No.: |
1734/0502 |
| |
Applicant/Developer: |
Paul E. Mashni |
| |
Section No.: |
36 |
| |
Tax I.D. No.: |
065-99-0003-000 |
| |
Address: |
41061 Ann Arbor Road |
| |
Project Name: |
Meridian Square Office Building |
| |
Location: |
South side of Ann Arbor Road, west of Haggerty and
east of Marilyn |
| |
Zoning: |
OS-ARC, Office Service-Ann Arbor Road Corridor
District |
| |
Action Requested: |
Approve Site Plan |
Ms. Neary reviewed the report of McKenna Associates; Michael Bailey reviewed
the report of Dietrich, Bailey Associates and the Fire Department report was
received.
Uldis Vitins addressed the Commission on behalf of the applicant, answered
questions, and presented drawings and photographs.
Adjacent property owners Janice Nowinski, Robert and Cynthia Medroth, and Darryl
Ivory had questions regarding the site, which were answered by Mr. Vitins.
Moved by Commissioner Davis, supported by Commissioner Pratt, to grant final
site plan approval to Application 1734/0502, Meridian Square Office Building,
subject to all conditions being met in the McKenna Report, the report of
Dietrich Bailey Associates, and the Fire Department’s report; and subject to
confirmation that the red sunset maples on the west side are an appropriate tree
for that location given the utilities, and that the east and south sides be
modified to provide a variety of trees that are grouped in some manner. Motion
carried unanimously.
| 2. |
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 |
Amy Neary addressed the McKenna Report, the report from the Fire Department was
received and Michael Bailey, Township Engineer, reviewed the report of Dietrich
Bailey and Associates and the proposal regarding the staging of the parking lot
construction.
Greg Lowran of the Teamsters and Jack Fogt of Bowers and Rein Associates, Inc.,
addressed the Commission, presented drawings, and answered questions.
Moved by Commissioner Davis, supported by Commissioner Barberena, to approve the
final site plan for Application 1741/0802, Bowers and Rein Associates, Inc.,
subject to the outstanding items in the McKenna Associates and Dietrich Bailey
Associates reports; to the four conditions listed in the Dietrich Bailey letter
of August 28; 2003 regarding the paving and staging of the parking lot
construction with the specific details being approved by the Township Engineer;
to the submission of a proposal stating what will be done if the staging of the
parking lot paving does not work being approved by the Township Engineer; to the
submission of a report to the Township from Soil and Material Engineers (SME)
stating if staging is working by May, 2005 and to financial guarantees to ensure
the completion of the improvements being provided in an amount approved by the
Township Engineer before any certificate of occupancy is issued.
Ayes all. Motion carried unanimously.
ITEM NO. 6 -- NEW BUSINESS
| 1. |
P.C. No.: |
1808/0803 |
| |
Applicant/Developer: |
Archie LLC |
| |
Section No.: |
21 |
| |
Tax I.D. No.’s: |
010-99-0015-000 |
| |
Address: |
47335 Five Mile |
| |
Project Name: |
Five Mile and Beck Retail Plaza |
| |
Location: |
South side of Five Mile Road, east of Beck Road |
| |
Zoning: |
C-2, General Commercial District |
| |
Action Requested: |
Approve Site Plan |
This item was tabled at the request of the applicant.
| 2. |
Reassembly of Cassidy Barn, Plymouth Township Park |
Township Engineer Bailey informed the Commission of the offer of Marcello
Scappaticci to remove the barn on the Cassidy property and reconstruct it in
Township Park. He presented drawings and answered questions about the
possibility of eventually using it as a nature center.
Moved by Commissioner Pratt, supported by Commissioner Karell, to recommend to
the Board of Trustees the acceptance of the offer of Marcello Scappaticci to
reassemble the Cassidy Barn in the Township Park with the location being
generally consistent with the proposal presented by Mr. Bailey.
Motion carried with Commissioner Mueller abstaining because she sold the house
directly behind the barn.
ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS
1. Standard Federal, 40909 Ann Arbor Road
Southwest corner of Ann Arbor Road and Haggerty
Amy Neary reviewed the McKenna Associates report.
After discussion of various aspects of the proposed signage, it was moved by
Commissioner Karell, supported by Commissioner Barberena, to table the sign
request of Standard Federal, 40909 Ann Arbor Road, for up to 60 days and to
request that the applicant be present to clarify the proposal. Motion carried
unanimously.
2. PMC Center, 42171 – 42327 Ann Arbor Road
Southwest corner of Ann Arbor Road and General Drive
Ms. Neary reviewed the report of McKenna Associates.
Applicant Pat Pulkownik addressed the Commission, presented drawings, and
answered questions.
Moved by Commissioner Pratt, supported by Commissioner Davis, to approve the
sign request for PMC Center, 42171-42327 Ann Arbor Road, subject to the items
listed in the McKenna report, subject to changing sizes appropriately, and
subject to approval of the Zoning Board of Appeals for required variances.
ROLL CALL: Ayes: Pratt, Davis, Arnold, Cebulski, Hasluck, Mueller. Nays:
Barberena, Karell.
Motion carried.
ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS
1. Approve 2004 Meeting Dates
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
following Planning Commission meeting dates for 2004:
| January 21 |
July 21 |
| February 18 |
August 18 |
| March 17 |
September 15 |
| April 21 |
October 20 |
| May 19 |
November 17 |
| June 16 |
December 8 |
Work Sessions and/or Special Meetings will be held on the first Wednesday of
the month, unless otherwise posted.
All Regular and/or Special Meetings commence at 7:00 p.m., and will be held in
the Meeting Room located in the east wing of Plymouth Township Hall, 42350 Ann
Arbor Road, unless otherwise posted.
All Work Sessions commence at 7:00 p.m., and will be held in the conference room
located in the east wing of Plymouth Township Hall, 42350 Ann Arbor Road, unless
otherwise posted.
Motion carried unanimously.
ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION
1. Discussion of Ann Arbor Road Standard Design Details
Ms. Neary of McKenna Associates presented drawings. These are to be discussed
further at a future work session.
ITEM NO. 10 -- BOARD OF TRUSTEES ACTION
1. At the meeting of September 9, 2003, the applicant withdrew
Application 1799, Fayz request to rezone property at the
southeast
corner of Napier and Powell Road from R-1-E, Single Family
Residential to R-1-S, Single Family Residential.
MOTION TO ADJOURN
Moved by Commissioner Arnold, supported by Commissioner Barberena, to adjourn
the meeting. Motion carried unanimously.
Commissioner Cebulski adjourned the meeting at 10:54 p.m.
Respectfully submitted,
Kendra Barberena
Kendra Barberena, Secretary
Planning Commission
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 Supervisor’s Office, Charter Township of Plymouth, 42350 Ann Arbor Road,
Plymouth, MI 48170,
734-453-3840, TDD users: 1-800-649-3777 (Michigan Relay Service).
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