Planning Commission Minutes
July 21, 2004

Meeting called to order at 7:01 p.m.


MEMBERS PRESENT
Kay Arnold
Kendra Barberena
Dennis Cebulski
Carol Davis
John Hasluck
Janice Litwin
Ray Sturdy
Bill Pratt arrived at 7:04 p.m.
K.C. Mueller arrived at 7:12 p.m.

MEMBERS EXCUSED: None

OTHERS PRESENT:
Michael Bailey, Dietrich Bailey Associates
Shirley J. Barney, Community Development Director
Alice Geletzke, Recording Secretary
Stephanie Harbour, Dietrich Bailey Associates
Amy Neary, McKenna Associates
Ronald Witthoff, Township Attorney

ITEM NO. 1 -- APPROVAL OF MINUTES

    1.  Regular Meeting – June 16, 2004

Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the minutes of the Regular Meeting of July 21, 2004, as presented.

Ayes all.

     2.  Work Session – July 7, 2004

Moved by Commissioner Davis, supported by Commissioner          Arnold, to approve the minutes of the Work Session of  July 7, 2004, as submitted.

Ayes all.

    3.  Work Session – July 13, 2004

Moved by Commissioner Davis, supported by Commissioner Sturdy, to approve the minutes of the Work Session of July 13, 2004, as submitted. 

Ayes all.

ITEM NO. 2 -- APPROVAL OF AGENDA

    1.  Regular Meeting – July 21, 2004

Chairman Cebulski indicated the applicants requested that the         following Old Business items be tabled: 1) Application 1808-0803,         Archie/Soave/Stornant, and 2) Application 1829/0204, Arista Design, Inc.

Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the Agenda for the Regular Meeting of July 21, 2004, as amended.

Ayes all.

ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING

1.	P.C. No.:	1843/0704
	Applicant/Developer:	Kim Podgorski
	Section No:	25
	Tax I.D. No:	025-01-0013-000
	Address:	40985 Concept Drive
	Project Name:	Michigan Elite Gymnastics
	Location:	North of Plymouth Road, east of Haggerty
	Zoning:	IND, Industrial District
	Action Requested:	Applicant is requesting approval of Special Land Use for a gymnastics school.

Moved by Commissioner Davis, supported by Commissioner Pratt, to set August 18, 2004, as the date for the Public Hearing for Application 1843/0704, Kim Podgorski.

Ayes all.

ITEM NO. 4 -- PUBLIC HEARINGS

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-2-A, Multiple Family Residential.

Community Development Director Barney gave a PowerPoint presentation showing photos of the area, and Amy Neary read the report of McKenna Associates.

Mr. Allen J. Lippitt, Attorney for applicant Frank A. Bauss, addressed the Board and answered questions. He feels the parcel is unique in its long and narrow configuration, thus it is not economically feasible to develop for single-family homes.

Chairman Cebulski opened the Public Hearing at 7:17 p.m.

Secretary Barberena acknowledged receipt of a letter objecting to the rezoning from the Beacon Hollow Condo Association, including their petition with 59 signatures. Also received was a letter from Richard and Margaret Cundiff, registering their strong objections to the proposed rezoning.

The following residents of the area registered their strong objections to the rezoning: Art Kainz, Bill Huppenbauer, Rita Furdak, Anton Von Will, Pat Fitzgerald, Diane Griswold and Doug Brandt. Their concerns centered on greater traffic, requirement for more Township and school services, more water run-off, loss of open space, and increased density of development in the area.

Mr. Lippitt returned to answer questions from the Board.

Chairman Cebulski closed the Public Hearing at 7:45 p.m.

Moved by Commissioner Davis, supported by Commissioner Pratt, to recommend to the Board of Trustees that the request for rezoning in Application 1812/0903, Frank A. Bauss, be denied for the following reasons:

1. The requested rezoning is not consistent with the goals and policies of the Township Master Plan.
2. The current R-1-H is more consistent with the Future Land Use Plan that the requested R-2-A.
3. The requested rezoning could establish an undesirable zoning trend in the Township, which would undermine the orderly transition of densities.
4. The current R-1-H zoning is more appropriate to the nearby pattern of land division and housing development than the requested R-2-A zoning.

Ayes all.

Mr. Lippitt noted that though they accept the decision, they reserve the right to appear before the Zoning Board of Appeals.

2.	P.C. No.:	1838/0504
	Applicant/Developer:	The Elite Property Company
	Section No:	31
	Tax I.D. No:	048-99-0033-000; 048-99-0034-000
	Address:	9125 Ridge, 9161 Ridge
	Project Name:
	Location:	West side of Ridge Road, south of Ann Arbor Road
	Zoning:	R-1-E, Single Family Residential District
	Action Requested:	Applicant is requesting to rezone the subject property from R-1-E, Single Family Residential to C-2, General Commercial District.

Mrs. Barney distributed photos to Commission members and Amy Neary read the report of McKenna Associates.

Applicant Al Jonna and Architect Frank DiMattia addressed the Board and answered questions.

Chairman Cebulski opened the Public Hearing at 8:08 p.m.

Secretary Barberena referenced letters received from George Samra and Douglas Cash in favor of the rezoning and from Scott Schafer, Todd Hay and Bill Calhoun objecting to the rezoning.

Residents submitted a petition with 82 signatures opposing the rezoning.

The following residents of the area spoke in favor of the proposed rezoning: Matt Adams, Fred Busse, Gloria Kulpa, Don Clark, Johnnie Lodge, and Charlene Miller.

The following residents registered their strong objections to the rezoning: Mike and Pam Mincher, Todd Hay, Leonard Poma, Christine Kroger, Bill Calhoun, Pat and Mike Hammerberg, Richard Gray, Sandra Luther, Richard Dalte, and Fred and Lois Andres, who also spoke for Mr. and Mrs. Tiv Balogh. They were concerned about traffic safety; increased trash, crime and noise; loss of trees; lessening of property values; impacts on the natural beauty road, the request being in conflict with the Master Plan and loss of their rural setting .

Commission members discussed further researching the lack of suitability of the property for residential building and the feasibility of the more restrictive C-1 zoning classification.

Moved by Commissioner Pratt, supported by Commissioner Davis, to table Application 1838/0504, The Elite Property Company, for up to 60 days. The motion was then amended by the maker and supporter to table Application 1838/0504 until the Regular Meeting of August 18, 2004.

Ayes all.

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:	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:	Applicant is requesting Site Plan Approval.

This item was tabled at the request of the applicant.

2.	P.C. No.:	1829/0204
	Applicant/Developer:	Arista Design, Inc.
	Section No:	23
	Tax I.D. No.’s:	020-01-0020-001
	Address:	41701 Wilcox
	Project Name:	Lakeview Condominiums
	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 Site Plan Approval.

This item was tabled at the request of the applicant.

ITEM NO. 6 -- NEW BUSINESS-NA

ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS

1.	P.C. No.:	1767/0103
	Applicant/Developer:	Talon Homes
	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 Condominiums
	Location:	South of Ann Arbor Road, between Corinne and Marlowe
	Zoning:	ARC, Ann Arbor Road Corridor District
	Action Requested:	Applicant is requesting approval of sign.

Stephanie Harbour read the report of Dietrich, Bailey and Associates and Amy Neary read the report from McKenna Associates.

Mr. Michael Polsinelli of Talon Homes addressed the Commission and answered questions.

Moved by Commissioner Davis, supported Commissioner Pratt, to allow two signs as requested in Application 1767/0103, Talon Homes. Said signs to have a brick base of 30 inches, both signs to be set back five feet, both signs to include ”Plymouth Village” and the complete address range of the development, with the sign size adjustment necessary for the addition of the addresses to be determined administratively.

ROLL CALL:

AYES: Davis, Pratt, Barberena, Hasluck, Litwin, Mueller.

NAYS: Arnold, Cebulski, Sturdy.

Motion carried.

ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS-NA

ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION

1. Notice of Draft Plan from Washtenaw County Department of Planning & Environment

The Commission discussed sending a letter to the Washtenaw County Dept. of Planning and Environment.

ITEM NO. 10 -- BOARD OF TRUSTEES ACTION

1. At the meeting of July 13, 2004, the Board of Trustees reappointed Messrs. Sturdy and Hasluck and appointed Ms. Janice Litwin to the Planning Commission.

MOTION TO ADJOURN

Moved by Commissioner Arnold, supported by Commissioner Pratt, to adjourn the meeting. Ayes all.

Chairman Cebulski adjourned the meeting at 10:47 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 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).