Planning Commission Minutes
February 18, 2004
Meeting called to order at 7:07 p.m.
MEMBERS PRESENT
Kay Arnold
Kendra Barberena
Dennis Cebulski
Carol Davis
Jim Karell
K.C. Mueller
Bill Pratt
MEMBERS ABSENT:
John Hasluck (Excused)
Ray Sturdy (Excused)
OTHERS PRESENT:
Michael Bailey, Dietrich Bailey Associates
Shirley J. Barney, Community Development Director
Terry Croad, McKenna Associates
Alice Geletzke, Recording Secretary
Sally Hodges, McKenna Associates
Amy Neary, McKenna Associates
ITEM NO. 1 -- APPROVAL OF MINUTES
1. Regular Meeting – January 21, 2004
Commissioner Barberena asked that the last paragraph of Page 2 of the minutes of
the Regular Meeting of January 21, 2004, be corrected to add K.C. Mueller to the
list of Commissioners voting aye.
Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the
minutes of the Regular Meeting of January 21, 2004, as corrected.
Motion carried unanimously.
2. Work Session – February 4, 2004
Moved by Commissioner Davis, supported by Commissioner Arnold to approve the
minutes of the Work Session of February 4, 2004, as presented.
Commissioner Mueller asked that the second paragraph of the minutes be corrected
to clearly state that the Zoning Board of Appeals shall not grant use variances.
This addition to the motion was not acceptable to Commissioner Arnold, the
supporter of the original motion.
Vote on the original motion: Ayes all, with Commissioner Pratt abstaining
because he was not present at the meeting.
ITEM NO. 2 -- APPROVAL OF AGENDA
1. Regular Meeting – February 18, 2004
Chairman Cebulski indicated that Application 1823/0104, Leo Soave, Inc., (No. 1
under Item No. 7—New Business) and Application 1813/0903, Finsilver-Friedman,
(No. 1 under Item No. 8—Ann Arbor Road Sign Requests) were tabled at the request
of the applicants.
Moved by Commissioner Davis, supported by Commissioner Mueller, to approve the
Agenda for the Regular Meeting of February 18, 2004, as amended.
Motion carried unanimously.
ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING
1. Revised Zoning Ordinance Text
Sally Hodges of McKenna Associates reviewed the list of the latest proposed
revisions to the Zoning Ordinance text with the Commission.
Moved by Commissioner Davis, supported by Commissioner Pratt, to set March 31,
2004, as the date for the Public Hearing for the Revised Zoning Ordinance Text.
Motion carried unanimously.
2. Revised Zoning Map
Moved by Commissioner Davis, supported by Commissioner Karell, to set April 7,
2004, as the date for the Public Hearing for the Revised Zoning Map.
Motion carried unanimously.
ITEM NO. 4 -- PUBLIC HEARINGS – N/A
ITEM NO. 5 -- OTHER PLANNING COMMISSION BUSINESS
1. McKenna Associates Presentation – DDA Streetscape
Terry Croad of McKenna Associates updated the Commission on the MDOT grant for
the streetscape improvements along Ann Arbor Road from Eckles Road to just west
of Haggerty Road. He presented drawings and noted that they hoped to break
ground this summer, with final completion in the spring/summer of 2005. He asked
for comments from the Commission, which he could relay back to MDOT.
Comments included concerns about the clock tower concept, color of the tower
should enable the tower to be seen and that soft lighting be provided for the
Township logo on the sign to be placed at Ann Arbor Road and Terry Street.
ITEM NO. 6 -- OLD BUSINESS
| 1. |
P.C. No.: |
1699P/0102 |
| |
Applicant/Developer: |
VGW Development, Co. |
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Section No.: |
33 |
| |
Tax I.D. No.’s: |
056-99-0010-000, 056-99-0014-002,
056-99-0015-702 |
| |
Address: |
|
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Project Name: |
Village Manor of Plymouth |
| |
Location: |
South side of Ann Arbor Road, west
side of Canton Center Road |
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Zoning: |
R-1-S, Single Family Residential
District |
| |
Action Requested: |
Applicant is requesting approval of
Site Plan and Single Family Cluster Housing Agreement. |
Amy Neary of McKenna Associates and Michael Bailey of Dietrich/Bailey
Associates reviewed their reports and the Fire Department’s report was received.
Danny Veri, Michael Verpoort, and Joe Maynard presented plans and answered
questions on behalf of VGW Development Company.
Moved by Commissioner Pratt, supported by Commissioner Karell, to table
Application 1699P/0102, VGW Development, for up to 60 days to allow for
presentation of a complete set of plans and elevations.
Motion carried unanimously.
| 2. |
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 |
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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. |
Ms. Neary and Mr. Bailey reviewed their reports and the Fire Department
report was received.
Joe Rockwood presented plans and addressed the Commission on behalf of the
Absopure Water Company.
The Commission indicated that prior to final approval, the design would have to
create a positive visual feature and be generally consistent with the concept
presented at the meeting. The Commission suggested that the applicant consider
incorporating two to three foot brick piers, use tubular steel rather than vinyl
or paint to create the graphics and that the colors reflect the colors being
used in the Ann Arbor Road Corridor.
Moved by Commissioner Pratt and supported by Commissioner Arnold to grant
tentative site plan approval to Application 1818/1103, Absopure Water Company,
subject to items listed in the McKenna and Dietrich/Bailey reports. Ayes all,
except Commissioner Karell who voted nay.
Motion carried.
| 3. |
P.C. No.: |
1821/1203 |
| |
Applicant/Developer: |
Andover Village LLC |
| |
Section No.: |
19 and 30 |
| |
Tax I.D. No.’s: |
004-99-0003-001; 004-99-0005-001;
041-99-0001-001; 041-99-0005-002; |
| |
Address: |
|
| |
Project Name: |
Andover Village Apartments |
| |
Location: |
North of North Territorial Road,
west of Ridge Road and east of Woodland Pond Condominiums |
| |
Zoning: |
R-2-A, Multiple Family Residential
District |
| |
Action Requested: |
Applicant is requesting Tentative
Site Plan Approval. |
Amy Neary of McKenna Associates and Michael Bailey, Township Engineer,
reviewed their respective reports. Mr. Bailey addressed the concerns that were
received from the John Creek Protection Group.
On behalf of Andover Village, L.L.C., Tony Randazzo, Mark Abanatha, Julian Wargo,
and Felino Pascullj presented plans and building materials and answered
questions. Mr. Randazzo stated that he would submit a list of projects that were
similar in appearance for Commissioners to visit.
The Planning Commission indicated that the elevations as presented would need
modifications to improve the appearance prior to considering final site plan
approval and that cross-sections illustrating the actual view of the units from
the rights of way would have to be submitted.
Moved by Commissioner Davis, supported by Commissioner Mueller, to grant
tentative site plan approval to Application 1821/1203, Andover Village, L.L.C.
Motion carried unanimously.
ITEM NO. 7 -- NEW BUSINESS
| 1. |
P.C. No.: |
1823/0104 |
| |
Applicant/Developer: |
Leo Soave, Inc. |
| |
Section No.: |
21 |
| |
Tax I.D. No.’s: |
010-99-0013-000 |
| |
Address: |
47195 Five Mile Road |
| |
Project Name: |
New Retail Center; 5 Mile & Beck |
| |
Location: |
South side of Five Mile Road, east
of Beck |
| |
Zoning: |
C-2, General Commercial District |
| |
Action Requested: |
Applicant is requesting approval of
Site Plan. |
This item was tabled at the request of the applicant.
ITEM NO. 8 -- ANN ARBOR ROAD SIGN REQUESTS
| 1. |
P.C. No.: |
1813/0903 |
| |
Applicant/Developer: |
Finsilver-Friedman |
| |
Section No.: |
35 |
| |
Tax I.D. NO: |
061-99-0005-002 |
| |
Address: |
521-561 Ann Arbor Road |
| |
Project Name: |
Riverbank Square Sign Request |
| |
Location: |
East of Main Street, South side of
Ann Arbor Road |
| |
Zoning: |
ARC, Ann Arbor Road Corridor
District |
| |
Action Requested: |
Applicant is requesting approval of
sign. |
This item was tabled at the request of the applicant.
ITEM NO. 9 -- OTHER PLANNING COMMISSION BUSINESS
ITEM NO. 10 -- COMMUNICATIONS &/OR INFORMATION-N/A
ITEM NO. 11 -- BOARD OF TRUSTEES ACTION
1. At the meeting of February 10, 2004, the Board of Trustees approved
Application 1817, Rezoning from VP, Vehicular Parking District to ARC, Ann
Arbor Road Corridor District.
MOTION TO ADJOURN
Moved by Commissioner Pratt, supported by Commissioner Davis,
to adjourn the meeting.
Motion carried unanimously.
Chairman Cebulski adjourned the meeting at 9:55.
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).
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