Planning Commission Minutes
December 10, 2003

Meeting called to order at 7:02 p.m.

MEMBERS PRESENT:
Kendra Barberena
Dennis Cebulski
Carol Davis
John Hasluck
Jim Karell
K.C. Mueller
Bill Pratt
Ray Sturdy

MEMBERS ABSENT:
Kay Arnold, Excused

OTHERS PRESENT:
Shirley J. Barney, Community Development Director Amy Neary, McKenna Associates
Michael Bailey, Dietrich Bailey Associates
Alice Geletzke, Recording Secretary

ITEM NO. 1 -- APPROVAL OF MINUTES

1. Regular Meeting – November 19, 2003

Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the minutes of the Regular Meeting of November 19, 2003, as submitted. Motion carried unanimously, with Commissioner Mueller abstaining because she was absent from the meeting.

2. Work Session – November 19, 2003

Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the minutes of the Work Session of November 19, 2003, as submitted. Motion carried unanimously, with Commissioner Mueller abstaining because she was absent from the meeting.

3. Work Session – December 3, 2003

Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the minutes of the Work Session of December 3, 2003, as submitted. Motion carried unanimously.

ITEM NO. 2 -- APPROVAL OF AGENDA

1. Regular Meeting – December 10, 2003

Application 1776/0103, Edinburgh Estates Single Family Cluster, under Item No. 6, Old Business, was tabled at the request of the applicant.

Moved by Commissioner Mueller, supported by Commissioner Davis, to approve the Agenda for the Regular Meeting of December 10, 2003, as amended. Motion carried unanimously.

ITEM NO. 3 – OTHER PLANNING COMMISSION BUSINESS

1. McKenna Associates Master Plan Report

Amy Neary of McKenna Associates reviewed their report which concluded that the existing land use designation for Parcel 036-99-0024-000 as High Density Residential was not intentional at the time of preparation and adoption of the Master Plan and was an oversight in the drafting of the Land Use Map. They further concluded that if the oversight had been detected at the time of preparation of the plan, it would have been designated as Residential, Low Intermediate Density.

It was moved by Commissioner Davis, supported by Commissioner Pratt, that the Planning Commission submit the proposed Master Plan amendment to the Township Board for review and request they approve distribution of the amendment to the adjacent communities and government entities and utilities registered in the Township. Motion carried unanimously.

ITEM NO. 4 -- SET DATE FOR PUBLIC HEARING

1.	P.C. No.:	1812/0903
	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:	Applicant is requesting to rezone the subject property from R-1-H, Single Family Residential to R-1, Single Family Residential.

Mr. Bauss registered his objections to the proposed Master Plan amendment as owner of the parcel of property in question. He also objected to tabling his application for an additional six months.

Moved by Commissioner Davis, supported by Commissioner Pratt, to set May 19, 2004, as the date for the Public Hearing for Application 1812/0903, Frank A. Bauss. The motion was withdrawn.

Moved by Commissioner Davis, supported by Commissioner Pratt, to table Application 1812/0903, Frank A. Bauss, to no later than the regular Planning Commission meeting of May 19, 2004, to allow the Township an opportunity to complete the Master Plan amendment consistent with statutory requirements. Motion carried unanimously.

ITEM NO. 5– PUBLIC HEARINGS-N/A

ITEM NO. 6 -- OLD BUSINESS

1.	P.C. No.:	1699P/0102
	Applicant/Developer:	VGW Development, Co.
	Section No.:	33
	Tax I.D. No.’s:	056-99-0010-000, 056-99-0014-002, 056-99-0015-  702
	Address:
	Project Name:	Village Manor of Plymouth
	Location:	South side of Ann Arbor Road, west side of  Canton Center Road
	Zoning:	R-1-S, Single Family Residential District
	Action Requested:	Applicant is requesting approval of Site Plan and Single Family Cluster Housing Agreement

Ms. Neary reviewed the report of McKenna Associates, and the report of Dietrich Bailey Associates was reviewed by Mr. Bailey. The Fire Department report was received.

Mr. Danny Veri, representing VGW Development Company, addressed the Commission and answered questions.

Moved by Commissioner Pratt, supported by Commissioner Davis, to table Application 1699P/0102, VGW Development Co., for up to 60 days. Motion carried unanimously.

2.	P.C. No.:	1776/0103
	Applicant/Developer:	Marcello Scappaticci
	Section No.:	29
	Tax I.D. No.’s:	037-99-0001-000
	Address:
	Project Name:	Edinburgh Estates, Single Family Cluster
	Location:	West of Beck Rd, north of Edinburgh Dr
	Zoning:	R-1-H Single Family Residential
	Action Requested:	The applicant is requesting Final Site Plan Approval and Approval of the Cluster Housing Agreement.

Item No. 2, Application 1776/0103, Marcello Scappaticci, was tabled at the request of the applicant.

ITEM NO. 7 -- NEW BUSINESS

1.	P.C. No.:	1818/1103
	Applicant/Developer:	Absopure Water Company
	Section No.:	35
	Tax I.D. No.’s:	062-99-0019-705; 062-01-0013-300
	Address:	8835 General Drive and 41600 Joy Road
	Project Name:	Absopure Bridge
	Location:	North of Joy Road, south of Ann Arbor Road, east and west of General Drive.
	Zoning:	IND, Industrial District
	Action Requested:	Applicant is requesting approval of addition of new bridge across county road.

Amy Neary reviewed the report of McKenna Associates. The report of Dietrich Bailey Associates was reviewed by Michael Bailey. Mrs. Barney noted the Fire Department was waiting for feedback from Wayne County before forwarding their report.

Mr. Joe Rockwood of J & R Engineering, representing Absopure, addressed the Commission and answered questions. He explained the function of the bridge as a totally enclosed conveyor system to transport water containers from the bottling area to the packaging facility.

The Commission explained their expectations for a creative approach that would propose a design with architectural interest. A steel-sided “assembly line” appearance would not be acceptable.

Moved by Commissioner Davis, supported by Commissioner Mueller, to table Application 1818/1103, Absopure Water Company, for up to 60 days. Motion carried unanimously.

2.	P.C. No.:	1819/1103
	Applicant/Developer:	Arista Design, Inc.
	Section No.:	23
	Tax I.D. No.’s:	020-01-0020-001
	Address:	41701 Wilcox
	Project Name:	Proposed Condominium Development
	Location:	South side of Wilcox, east of Edward Hines Drive, west of Haggerty Road.
	Zoning:	R-2-A Multiple Family Residential District
	Action Requested:	Applicant is requesting approval of Tentative Site Plan.

The reports of McKenna Associates and Dietrich Bailey Associates were reviewed, and the Fire Department report was received.

Mr. Bill Moustakeas of Arista Deisgn, Inc., presented plans and drawings and answered questions from the Commissioners.

Moved by Commissioner Davis, supported by Commissioner Barberena, to allow 15 units under a redevelopment project and grant tentative site plan approval to Application 1819/1103, Arista Design, Inc., subject to their bringing back elevations for architecturally interesting buildings with sufficient landscaping with the final site plan. Motion approved with Commissioners Davis, Barberena, Cebulski, Hasluck, Mueller, Pratt and Sturdy voting aye and Commissioner Karell voting nay.

3.	P.C. No.:	1820/1103
	Applicant/Developer:	DeMattia Group
	Section No.:	22
	Tax I.D. No.’s:	014-99-0002-718
	Address:	Sheldon Road Shopping Center, 15055 Sheldon
	Project Name:	Landsplit
	Location:	West of Sheldon Road, south of Five Mile Road, north of Helm Street
	Zoning:	C-2, General Commercial District
	Action Requested:	Applicant is requesting approval of landsplit.

The reports of McKenna Associates and Dietrich Bailey were reviewed and the Fire Department report was received.

Moved by Commissioner Barberena, supported by Commissioner Davis, to approve the land divisions as requested in Application 1820/1103, DeMattia Group, subject to approval of the Township Supervisor, Township Engineer, Township Fire Chief, and the Department of Public Works and to the documents having the correct legal description. Motion carried unanimously.

ITEM NO. 8 -- ANN ARBOR ROAD SIGN REQUESTS-N/A

ITEM NO. 9 -- OTHER PLANNING COMMISSION BUSINESS

1. Notice of Intent to Consider an Amendment to the Superior Charter Township Growth Management Plan and Request for Review and Comment.

    a. Map 3 – Land Use Strategy designation for land in the southeast corner of
        the township is changed from rural residential to urban residential.

    b. Map 9 – Residential density is increased from 1 dwelling unit or less for
        every 2-5 acres to 1-4 dwelling units per acre in the same area.

Moved by Commissioner Davis, supported by Commissioner Pratt, that a letter be sent, thanking Superior Township for their information and informing them that there is no objection. Motion carried unanimously, with Commissioner Mueller abstaining because of a possible conflict of interest.

ITEM NO. 10 -- COMMUNICATIONS &/OR INFORMATION-N/A

ITEM NO. 11 -- BOARD OF TRUSTEES ACTION-N/A

MOTION TO ADJOURN

Moved by Commissioner Davis, supported by Commissioner Barberena, to adjourn the meeting. Motion carried unanimously.

Chairman Cebulski adjourned the meeting at 8:48 p.m.


Respectfully submitted,



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).