Planning Commission Minutes
December 8, 2004

Meeting called to order at 7:00 p.m.


MEMBERS PRESENT:
Kay Arnold
Kendra Barberena
Dennis Cebulski
Carol Davis
John Hasluck
Janice Litwin
K.C. Mueller
Bill Pratt
Ray Sturdy

MEMBERS EXCUSED: None

OTHERS PRESENT:
Michael Bailey, Dietrich Bailey Associates
Alice Geletzke, Recording Secretary
Stephanie Harbour, Dietrich Bailey Associates
Sally Hodges, McKenna Associates
Seth Shpargel, McKenna Associates

ITEM NO. 1 -- APPROVAL OF MINUTES

1. Regular Meeting – November 17, 2004

Moved by Commissioner Davis, supported by Commissioner Pratt, to approve the minutes of the Regular Meeting of November 17, 2004, as presented.

Ayes all.

ITEM NO. 2 -- APPROVAL OF AGENDA

1. Regular Meeting – December 8, 2004

Chairman Cebulski indicated the applicant requested the tabling of Application 1853/0904 (No. 2 under Item 5, Old Business).

Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the Agenda for the Regular Meeting of December 8, 2004, as amended.

Ayes all.

ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING – N/A

ITEM NO. 4 -- PUBLIC HEARINGS

1.	P.C. No:	1857/1004
	Applicant/Developer:	Leo and Rino Soave
	Section No:	29
	Tax I.D. No:	038-99-0002-000; 038-99-0001-000
	Address:	48484 and 48550 North Territorial
	Project Name:
	Location:	North side of North Territorial Road, between Ridge Road and Beck 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 R-1-H, Single Family Residential.

Sally Hodges gave a PowerPoint presentation of the area and reviewed the report of McKenna Associates.

Terry Seaver, realtor, addressed the Board and answered questions.

Chairman Cebulski opened the Public Hearing at 7:31 p.m.

The following residents of the area spoke regarding the rezoning: Dale Mitchell, Suzanne Adamowicz, John Schenk, Kevin Mull, Sue Voight, Paul Buckley, Jenny Badair, Jim Moutzalias, and Jerry Shoenle. They expressed concerns regarding increased traffic, size of the homes, and setting a precedent for increased density in the area. They indicated their wishes for a buffer between the new construction and existing homes.

The Public Hearing was closed at 7:47 p.m.

Commissioner Barberena read a letter received from Apple Crest Homeowners Association voicing their objections to the rezoning.

Commissioner Sturdy felt the rezoning request should be modified, permitting the rezoning of the 10-acre parcel to R-1-H and allowing the 5-acre parcel to remain as R-1-E, per the following reasons listed in the McKenna report:
1) The requested R-1-H zoning and current R-1-E zoning are both consistent with the Township Master Plan density recommendations.
2) The modified rezoning will reinforce the established zoning pattern trends in this area of the Township, clearly establishing an orderly transition of densities, and protect existing neighborhood character.
3) No appreciable conflicts are created for existing lots.

Moved by Commissioner Sturdy, supported by Commissioner Davis, to recommend to the Board of Trustees, the rezoning of Parcel 038-99-0001-000 to R-1-H as requested in Application 1857/1004, Leo and Rino Soave. The Commission recommends, however, that Parcel 038-99-0002-000 remain zoned as R-1-E.

Ayes all, with Commissioner Mueller abstaining because of possible future involvement.

ITEM NO. 5 -- OLD BUSINESS

1.	P.C. No:	1852/0808
	Applicant/Developer:	Richard LaRowe – WD Partners
	Section No:	20
	Tax I.D. No:	005-99-0001-001
	Address:
	Project Name:	Max & Erma’s
	Location:	Southwest corner of Five Mile and Beck
	Zoning:	C-2, General Commercial District
	Action Requested:	Applicant is requesting Final Site Plan Approval.

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

Mr. Larry Fournier of Max & Erma’s addressed the Commission, presented plans, and answered questions.

Moved by Commissioner Pratt, supported by Commissioner Arnold, to grant final site plan approval for Application 1852/0808, Max & Erma’s, subject to the following:

1) That it be noted on the plan that the truck deliveries must not be made while the restaurant is open for business.

2) That the final landscape plans presented to the Commission this evening are subject to the review and approval of the Township planner.

3) That the Township Attorney review and approve the applicant’s cross-access agreements and easements with adjoining properties.

4) That the sign on the north side of the building, facing Five Mile Road, be adjusted to 60 square feet and that the quoin inside the signable area will stop at the brick soldier coursing below where the sign appears.

5) That all requirements of the Township Engineer, Fire Chief, and those listed in the McKenna report are met.

Ayes all.

2.	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 Development Plan Approval.

The above item was tabled at the request of the applicant.

ITEM NO. 6 -- NEW BUSINESS

1.	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.

Sally Hodges and Stephanie Harbour reviewed the reports of McKenna Associates and Dietrich Bailey Associates, respectively.

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

Moved by Commissioner Pratt, supported by Commissioner Arnold, to grant tentative site plan approval for Application 1858/1104, Koyo Corporation, subject to the banked parking issue being reviewed at final site plan, subject to review and approval by the Township Fire Department, and subject to the items in the McKenna and Dietrich Bailey reports being met.

Ayes all.

ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS

1.	P.C. No:	1860/1104
	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.

Moved by Commissioner Davis, supported by Commissioner Arnold, to table Application 1860/1104, CVS Pharmacy, for up to 60 days; and to direct representatives to meet with Mrs. Hodges of McKenna Associates.

Ayes all.

ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS-N/A

ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION

1. Two letters from residents of Country Club Village expressing concerns regarding application 1855 Stoneridge Estates from Public Hearing of November 17, 2004.

2. Thank you card from Shirley J. Barney.

ITEM NO. 10 -- BOARD OF TRUSTEES ACTION-N/A

MOTION TO ADJOURN

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

Ayes all.

Meeting adjourned at 9:10 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).