Planning Commission Minutes
January 19, 2005

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

MEMBERS PRESENT
Kay Arnold
Kendra Barberena
Dennis Cebulski
Carol Davis
John Hasluck
Janice Litwin
Bill Pratt
Ray Sturdy

MEMBERS EXCUSED:
K.C. Mueller

OTHERS PRESENT:
Michael Bailey, Dietrich Bailey Associates
Alice Geletzke, Recording Secretary
Stephanie Harbour, Dietrich Bailey Associates
Sally Hodges, McKenna Associates
Linda Shoemaker, Community Development Department
Seth Shpargel, McKenna Associates

ITEM NO. 1 -- APPROVAL OF MINUTES

1.  Regular Meeting – December 8, 2004

Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the minutes of the Regular Meeting of December 8, 2004, as presented.

Ayes all.

2.  Work Session – December 15, 2004

Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the minutes of the Work Session of December 15, 2004, as presented.

Ayes all.

ITEM NO. 2 -- APPROVAL OF AGENDA

1.  Regular Meeting – January 19, 2005

Chairman Cebulski noted the applicant requested the removal of Application 1821/1203 (No. 2 under Item 5, Old Business) and the applicant requested tabling Application 1864/1204 until the next meeting (No. 1 under Item 7, Ann Arbor Road Sign Requests).

Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the agenda for the Regular Meeting of January 19, 2005, as amended.

Ayes all.

ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING

1.	P.C. No.:	1866/0105
	Applicant/Developer:	DeMattia Group
	Section No:	20
	Tax I.D. No:	005-99-0009-705
	Address:	Beck Road
	Project Name:	Ruby Tuesday
	Location:	South of Phoenix Road, east of Beck Road, south of Home Depot
	Zoning: IND,	Industrial District
	Action Requested:	Applicant is requesting approval of Special Land Use for a restaurant.

Moved by Commissioner Davis, supported by Commissioner Arnold, to set February 16, 2005, as the date for Public Hearing for Application 1866/0105, Ruby Tuesday.

Ayes all.

ITEM NO. 4 -- PUBLIC HEARINGS – N/A

ITEM NO. 5 -- OLD BUSINESS

1.	P.C. No.:	1808/0803
	Applicant/Developer:	Archie/Soave/Stornant
	Section No:	21
	Tax I.D. No.’s:	010-99-0015-000; 010-99-0014-000; 010-99-0013-000
	Address:
	Project Name:	Gateway Plaza
	Location:	South side of Five Mile Road, east of Beck Road
	Zoning:	C-2, General Commercial District
	Action Requested:	Applicant is requesting Site Plan Approval.

Sally Hodges reviewed the report of McKenna Associates, the Fire Department report was received, and Stephanie Harbour reviewed the report of Dietrich Bailey Associates.

Brian Forestra, Architect, addressed the Commission, presented plans, and answered questions.

Moved by Commissioner Davis, supported by Commissioner Barberena, to grant final site plan approval for Application 1808/0803, Gateway Plaza, subject to the following:

1) All conditions being met which are listed in the reports of McKenna Associates, Dietrich Bailey Associates, and the Fire Department.
2) The window frames may be red on only the Arby’s portion of the building.
3) The rooftop equipment will be screened by parapets on the east and west ends of the project.
4) Awnings may be beige or red to match Arby’s red.
5) Wall lighting cut sheets shall be submitted and are subject to approval of the planning consultant.

Ayes all.

2.	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 approval of Site Plan.

The above item was removed from the agenda at the request of the applicant.

3.	P.C. No:	1853/0904
	Applicant/Developer:	Joe Patti, PB Associates/Bowers & Rein
	Section No:	26
	Tax I.D. No:	029-99-0004-000 and a portion of 026-99-0003-702
	Address:
	Project Name:	Plymouth Landing Planned Unit Development
	Location:	North side of Plymouth Road, east of Edward Hines Drive, west of Haggerty Road
	Zoning:	C2, General Commercial District
	Action Requested:	Applicant is requesting Final Site Plan Approval and Approval of Master Deed and Bylaws

Sally Hodges reviewed the report of McKenna Associates, Stephanie Harbor reviewed the report of Dietrich Bailey, and the Fire Department report was received.

Michael Rein of Bowers & Rein addressed the Commission, presented plans, and answered questions.

Commissioner Sturdy felt the fence along the Plymouth Road frontage should be wrought iron with brick piers.

It was moved by Commissioner Pratt, supported by Commissioner Barberena, to grant final site plan approval for Application 1853/0904, Plymouth Landing Planned Unit Development, subject to the following:

1) All conditions being met that are listed in the reports of McKenna Associates, Dietrich Bailey Associates and the Fire Department.
2) The landscape plan is to be the original plan with the hedge put all across the Plymouth Road frontage of the fence, covering the fence.
3) Receipt of the legal description of the property.
4) Approval of the Master Deed and Bylaws by the Township Attorney.

AYES: Pratt, Barberena, Arnold, Cebulski, Davis, Hasluck, Litwin.
NAYS: Sturdy.

Motion carried.

4.	P.C. No:	1858/1104
	Applicant/Developer:	JCK & Associates
	Section No:	20
	Tax I.D. No:	008-01-0029-000
	Address:	47771 Halyard Drive
	Project Name:	Koyo Corporation
	Location:	North of M-14 Expressway, south of Halyard Drive, east of Beck Road
	Zoning:	TAR, Technology and Research
	Action Requested:	Applicant is requesting approval of Site Plan.

The reports of McKenna Associates and Dietrich Bailey Associates were reviewed by Sally Hodges and Stephanie Harbour. The Fire Department report was received.

Mr. Doug Richie of JCK & Associates and a representative of Koyo Corporation addressed the Commission, presented plans, and answered questions.

Moved by Commissioner Davis, supported by Commissioner Sturdy, to grant final site plan approval for Application 1858/1104, Koyo Corporation, subject to the following:

1) All conditions being met that are listed in the reports of McKenna Associates, Dietrich Bailey Associates, and the Fire Department.
2) That the plan will be revised to restore the original front yard landscape plan.

And, further, the banked parking plan is hereby approved.

Ayes all.

ITEM NO. 6 -- NEW BUSINESS – N/A

ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS

1.	P.C. No:	1864/1204
	Applicant/Developer:	Oscar W. Larson Co.
	Section No:	36
	Tax I.D. No:	063-04-0001-000
	Address:	39600 Ann Arbor Road
	Project Name:	BP Gas Station
	Location:	North side of Ann Arbor Road, east side of I-275 Freeway, west of Eckles Road
	Zoning:	ARC, Ann Arbor Road Corridor District
	Action Requested:	Applicant is requesting approval of Monument Sign.

Moved by Commissioner Pratt, supported by Commissioner Davis, to table Application 1864/1204, BP Gas Station sign request, until the regular meeting of February 16, 2005, as requested by the applicant.

Ayes all.

2.	P.C. No:	1865/1204
	Applicant/Developer:	Icon Identity Solutions
	Section No:	36
	Tax I.D. No:	064-99-0013-701
	Address:	40900 Ann Arbor Road
	Project Name:	CVS Pharmacy
	Location:	North side of Ann Arbor Road, west side of Haggerty Road
	Zoning:	ARC, Ann Arbor Road Corridor District
	Action Requested:	Applicant is requesting approval of Monument Sign.

Sally Hodges reviewed the report of McKenna Associates.

John Allen of Icon Identity Solutions addressed the Commission and answered questions.

Moved by Commissioner Pratt, supported by Commissioner Davis, to approve Sign Application 1865/1204, CVS Pharmacy, subject to the following:

1) All conditions being met which are listed in the report of McKenna Associates, particularly Item No. 4, the landscape plan around the ground signs.
2) All conditions being met in the Fire Department report.
3) The application has been amended to remove the 24-hour square from the building wall signs, leaving the CVS text portion with no enlargement in size.
4) Removing the information panel, the beverage drive-through sign, and the temporary, “Now Open”,
signs from the overall sign plan, as these are not approved by the Commission.
5) CVS sign will be limited to a maximum of 36” x 24’ 11½”.

Ayes all.

ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS

1.	P.C. No.:	1855/080
	Applicant/Developer:	Edward Moussawer, TSP Developers, LLC
	Section No:	31
	Tax I.D. No:	046-99-0003-000
	Address:
	Project Name:	Stoneridge Estates
	Location:	East of Napier Road, south of Powell Road
	Zoning:	R-1-H, Single Family Residential
	Action Requested:	Applicant is requesting to further table the Preliminary Site Plan Approval application for an additional 60 days, which was tabled for 60 days at the November 17, 2004 meeting.

Moved by Commissioner Pratt, supported by Commissioner Arnold, to table Application 1855/080, Stoneridge Estates, for up to an additional 60 days, as requested by the applicant.

Ayes all.

2.  Election of Officers

     Chairperson

Moved by Commissioner Davis, supported by Commissioner Barberena, to elected Dennis Cebulski as Chairperson.

Ayes all, with Chairman Cebulski abstaining.

     Vice-Chairperson

Moved by Commissioner Pratt, supported by Commissioner Arnold, to elect Carol Davis as Vice-Chairperson.

Ayes all, with Commissioner Davis abstaining.

     Secretary

Moved by Commissioner Davis, supported by Commissioner Arnold, to elect Kendra Barberena as Secretary.

Ayes all, with Commissioner Barberena abstaining.

ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION

1.  Notice of Intent to Update the Superior Charter Township Growth Management Plan – Dixboro Area Development Policy and Request for Review and Comment.

2.  Notice of Public Hearing Proposed Amendment to the City of Livonia Master Plan

3.  Letter to Victory Honda from Planning Commission

ITEM NO. 10 -- BOARD OF TRUSTEES ACTION

1. At the meeting of January 11, 2005, the Board of Trustees postponed the request for rezoning Parcel 038-99-0001-000 to R-1-H, Single Family Residential; and Parcel 038-99-0002-000 until the Board of Trustees meeting of February 8, 2005.

Mrs. Hodges explained the Board action had to do with investigating the possibility of being able to use new legislation regarding contract zoning as a way to handle this rezoning request. Seth Shpargel passed out copies of the new legislation and reviewed the highlights.

MOTION TO ADJOURN

Moved by Commissioner Pratt, supported by Commissioner Davis, to adjourn the meeting.

Ayes all.

Meeting adjourned at 9:59 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).