Planning Commission Minutes
April 21, 2004

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

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

MEMBERS ABSENT: None

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

ITEM NO. 1 -- APPROVAL OF MINUTES

1. Regular Meeting – March 17, 2004

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

Ayes all.

2. Special Meeting – March 31, 2004

Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the minutes of the Special Meeting of March 31, 2004, as submitted.

Ayes all.

3. Special Meeting – April 7, 2004

Moved by Commissioner Davis, supported by Commissioner Arnold, to approve the minutes of the Special Meeting of April 7, 2004, as submitted.

 Ayes all.

ITEM NO. 2 -- APPROVAL OF AGENDA

1. Regular Meeting – April 21, 2004

Chairman Cebulski asked that the Agenda be amended by hearing Item 5 (8), Compuware Sports Arena, immediately after the Public Hearing items and that Item 6 (2), St. John’s Complex PUD, be heard immediately after Item 5 (8).

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

Ayes all.

ITEM NO. 3 -- SET DATE FOR PUBLIC HEARING

1.	P.C. No.:	1836/0304
	Applicant/Developer:	Joe Patti
	Section No.:	26
	Tax I.D. NO:	029-99-0004-000
	Address:	Plymouth Road
	Project Name:	Proposed Residential Development – Plymouth Road
	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 approval of the Planned Unit Development Option.

Moved by Commissioner Davis, supported by Commissioner Arnold, to set May 19, 2004, as the date for Public Hearing for Application 1836/0304, Joe Patti.

Ayes all.

ITEM NO. 4 -- PUBLIC HEARINGS

1.	P.C. No.:	1833/0304
	Applicant/Developer:	Plymouth Charter Township Planning Commission
	No.:
	Tax I.D. NO:
	Address:
	Project Name:
	Location:
	Zoning:
	Action Requested:	Approve Amendment to Master Plan to Correct Oversight.

Amy Neary of McKenna Associates gave a presentation regarding the need for the correction to the Master Plan.

Chairman Cebulski opened the Public Hearing at 7:11 p.m.

Mr. Art Kainz, a resident of Lighthouse Court, registered his objections to the amendment since greater density would be allowed under R-1-S than under R-1-H zoning.

There being no further public comment, the hearing was closed at 7:20 p.m.

Moved by Commissioner Davis, supported by Commissioner Mueller:

WHEREAS, the Township Planning Act, Act 168, of the Michigan Public Acts of 1959, as amended, requires the Planning Commission to make and adopt a basic plan as a guide for the development of the Township and authorizes the Planning Commission to amend the plan from time to time, and

WHEREAS, the Commission has prepared such a plan amendment, including maps, tables, and descriptive matter dated December 4, 2003; and

WHEREAS, in the preparation of the Master Plan Amendment, the Commission has made careful comprehensive surveys and studies of present conditions, and future needs of the Township; and

WHEREAS, in December 2003, the Charter Township of Plymouth Planning Commission initiated an Amendment to the Township’s Master Plan to change the Future Land Use Map designation of a 5-acre site, described as Tax ID 036-99-0024-0000, from Residential High Density to Residential Low Intermediate Density, and

WHEREAS, this amendment is intended to correct an oversight and does not constitute a new policy and does not reflect changed circumstances, and

WHEREAS, the Commission, on April 21, 2004, held a public hearing in accordance with the procedures of Section 8 of Act 168, Public Act 1959, as amended; and

NOW, THEREFORE, BE IT RESOLVED:

THAT the Planning Commission for the Charter Township of Plymouth, Wayne County, Michigan, hereby adopts the Master Plan Amendment, dated December 4, 2003, in its entirety with maps.

THAT the Planning Commission Chairman and Secretary shall record this action in the Master Plan by their identifying signatures.

THAT one attested copy of the Master Plan Amendment shall be certified to the Board of Trustees.

Ayes all.

2.	P.C. No.:	1826/0204
	Applicant/Developer:	Dr. Jeffrey Greer
	No.:	33
	Tax I.D. NO:	056-99-0030-002
	Address:	45600 Joy Road
	Project Name:
	Location:	North side of Joy Road, west of Canton Center Road
	Zoning:	R-1-S, Single Family Residential District
	Action Requested:	Applicant is requesting to rezone the subject property from R-1-S, Single Family Residential to OS, Office Service.

Shirley Barney, Community Development Director, gave a PowerPoint presentation of the area.

Amy Neary of McKenna Associates, reviewed their report and the Fire Department report was received.

Chairman Cebulski opened the Public Hearing at 7:34 p.m.

Commissioner Barberena acknowledged receipt of a letter of objection to the rezoning from an adjacent property owner since they felt a single family residence or an association park would be a better use for the property. A letter was also received from Robert Ficano, Wayne County Executive regarding deeding of Wayne County right-of-way.

William Cook representative for the applicant presented plans and a petition signed by members of the Trillium Homeowners Association in support of the rezoning.

Dan Stengle and Ken Zander registered their objections to the rezoning due to increased parking that would be visible from their homes, lack of privacy, and longer hours of operation with increased traffic flow.

Tom Goebel, a broker for the property and resident of the Township, felt it was an excellent use for an existing structure, which would otherwise remain vacant.

Miroslav Vicko, partner in ownership of the property since 1980, indicated that it was not possible to lease the property for child care since the structure was considered substandard by present day standards and because there were many other childcare facilities with newer buildings serving the area. Also, the design of the building made it impossible to be adopted for other uses that could be considered under the existing zoning.

Dr. Jeffrey Greer, applicant, addressed the Commission and answered questions. He noted there would be no late night hours and they would be sensitive to the privacy concerns of the residents.

Chairman Cebulski closed the Public Hearing at 7:55 p.m.

Chairman Cebulski indicated that it would be appropriate to consider a use variance for this site. However, since the new zoning ordinance granting the authority to consider use variances had not yet been approved by the Board of Trustees and adopted, it was not an option at this time.

Moved by Commissioner Davis, supported by Commissioner Pratt, to recommend to the Board of Trustees the rezoning from R-1-S, Single Family Residential, to OS, Office Service as requested in Application 1826/0204, for the following reasons:

1) The requested rezoning is consistent with the Township Master Plan goals and objectives.
2) The requested rezoning will not adversely impact the surrounding area and will encourage appropriate redevelopment of a blighted parcel.
3) The request would create an additional land use transition area between the existing non-residential development and major thoroughfare to the south and single family residential areas to the north.

Ayes all, except for Commissioner Karell who voted nay. Motion carried.

3.	P.C. No.:	1830/0204
	Applicant/Developer:	Allie F. Fayz
	Section No.:	31
	Tax I.D. No.’s:	046-99-0003-000
	Address:
	Project Name:
	Location:	South side of Powell Road, east side of Napier Road
	Zoning:	R-1-E, Single Family Residential
	Action Requested:	Applicant is requesting to rezone the subject property from R-1-E, Single Family Residential to R-1-H, Single Family Residential.

Mrs. Barney gave a PowerPoint presentation of the area.

Ms. Neary reviewed the McKenna Associates report and the Fire Department report was received.

David Birchler of Birchler Arroyo addressed the Board and answered questions on behalf of Mr. Fayz.

Chairman Cebulski opened the Public Hearing at 8:14 p.m.

Area residents Jeff Montgomery, Mark and Joann Walker, Terry Webner, John Josefczyk, James Patton, John Wald, and John Thompson objected to the rezoning. Concerns included the density of homes, quality of the proposed homes, minimum dwelling unit size being smaller under R-1-H, loss of value to the homes in the area, setting a precedent for future rezoning requests and drainage concerns.

Area residents John Hand and Sandy Osmer spoke in favor of the rezoning stating that residential uses were preferable to the special uses that could be considered on the parcel.

A letter was received from Robert Ficano, Wayne County Executive regarding deeding of Wayne County right-of-way.

Mr. Allie Fayz, property owner, addressed the Commission, stating that he was a victim of circumstances due to the location of the tower and to the density of the condominiums that were developed adjacent to his parcel.

The Chair closed the Public Hearing at 8:38 p.m.

Moved by Commissioner Pratt, supported by Commissioner Sturdy, to recommend to the Board of Trustees the rezoning from R-1-E, Single Family Residential, to R-1-H, Single Family Residential as requested in Application 1830/0204, Allie F. Fayz, for the following reasons:

1) The requested rezoning is consistent with goals and policies of the Township Master Plan that call for single-family residential development.
2) The proposed R-1-H zoning is appropriate for the site and consistent with the Township’s Future Land Use Plan.

Ayes all, except for Commissioner Karell who voted nay and Commissioner Mueller who abstained. Motion carried.

The following two items were acted upon in order of the amended agenda.

ITEM NO. 5 -- OLD BUSINESS

8.	P.C. No.:	1835/0304
	Applicant/Developer:	Compuware Sports Arena
	Section No.:	21
	Tax I.D. No.’s:	010-99-0006-700
	Address:	14900 Beck Road
	Project Name:	Compuware Sports Arena Drive-In
	Location:	East side of Beck Road, south of Five Mile Road, north of Port Street.
	Zoning:	IND, Industrial
	Action Requested:	Applicant is requesting approval for Use Subject to Special Conditions and Site Plan for Drive-In Movie Theater.

Amy Neary reviewed the report of McKenna Associates and the Fire and Police Department reports were received.

Mike Vellucci and Dennis Moore of Compuware and Joe Cobb and Ken Stocker of Movies at the Drive-in addressed the Commission and answered questions.

Moved by Commissioner Sturdy, supported by Commissioner Arnold, to grant approval as requested in Application 1835/0304, Compuware Sports Arena, for Use Subject to Special Conditions in accordance with the applicant’s Use Statement dated April 21, 2004, and the Site Plan for Drive-In Movie Theater, subject to the following conditions:

1) The proposed use be permitted for a period of three years with full restoration at that time if use is not subsequently renewed.
2) No additional signage be permitted on the temporary structures; i.e., projector and concession trailers and ticket booths.
3) Any existing ash trees planted in the berm along Beck Road must be replaced with a comparable deciduous tree. Any replacement tree must be approved administratively by the Community Development Director.
4) That a report be submitted to the Planning Commission within 60 days after the end of each season, based on metrics that will be established by the Planning Commission.
5) The concession stands be removed nightly.
6) Brick veneer be added to the concession stands and projection booths.
7). Approval of the Community Development Director, Township Engineer and the Fire Department.

Ayes all, except Commissioner Karell who voted nay. Motion carried.

ITEM NO. 6 -- NEW BUSINESS

2.	P.C. No.:	1837/0304
	Applicant/Developer:	William J. Pulte; Archdiocese of Detroit
	Section No.:	22
	Tax I.D. NO:	013-01-0001-003; 013-99-0001-001; 018-03-0075-001
	Address:	44045 Five Mile Road
	Project Name:	St. John’s Complex PUD
	Location:	East side of Sheldon Road, South of Five Mile Road
	Zoning:	TAR, Technology and Research District
	Action Requested:	Applicant is requesting the approval of the St. John’s Complex Planned Unit Development Site Plan and PUD Contract.

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

Mr. Paul Weisenbach, representing the Archdiocese of Detroit, addressed the Board and answered questions.

The Commission indicated that the side elevation should be revised to add some architectural detail similar to that of the existing structure.

Mr. Pulte indicated that no additional signage would be proposed.

Moved by Commissioner Davis, supported by Commissioner Pratt, to grant tentative site plan approval for the St. John's Complex Planned Unit Development for Application 1837/0304, William J. Pulte; Archdiocese of Detroit.

Ayes all.

The Commission then returned to the remainder of the amended agenda.

ITEM NO. 5 -- OLD BUSINESS

1.	P.C. No.:	1514P/0298
	Applicant/Developer:	Hilltop Development Group/Kasperski
	Section No.:	28
	Tax I.D. NO:	034-99-0023-000, 034-99-0015-701, 034-99-0015-702
	Address:	12718 Beck Road
	Project Name:	Hilltop Golfview Estates
	Location:	East side of Beck Road, south of North Territorial Road, north of Ann Arbor Trail
	Zoning:	R-1-H, Single Family Residential
	Action Requested:	Applicant is requesting approval of revision to approved site plan.

Amy Neary of McKenna Associates and Michael Bailey of Dietrich, Bailey and Associates reviewed their respective reports.

Michael Donolon, Landscape Architect, and Ron Kasperski of Hilltop Group addressed the Board and answered questions.

Moved by Commissioner Davis, supported by Commissioner Karell, to grant tenative and final site plan approval to Application 1514P/0298, Hilltop Development Group/Kasperski, subject to all of the conditions of the McKenna report and all of the conditions of the Dietrich, Bailey report, especially the utilities issues, being resolved and reviewed administratively.

 Ayes all with Commissioner Mueller abstaining.

2.	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 and Mr. Bailey reviewed their respective reports and the Fire Department report was received.

Danny Veri and Michael Verpoort of VGW Development addressed the Board, presented plans, and answered questions, indicating that the chimneys would be shown as brick.

Moved by Commissioner Davis, supported by Commissioner Mueller, to recommend approval of the final site plan and the Single Family Cluster Housing Agreement as requested in Application 1699P/0102, VGW Development, subject to all conditions being met in the reports of McKenna Associates, Dietrich, Bailey and Associates and the Fire Department.

Ayes all.

3.	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 Drive
	Zoning:	R-1-H, Single Family Residential District
	Action Requested:	The applicant is requesting Final Site Plan Approval and Approval of the Cluster Housing Agreement.

The reports of McKenna Associates and Dietrich, Bailey and Associates were reviewed and the Fire Department report was received. A communication from Township Attorney, Ron Witthoff regarding the Cluster Housing Agreement was also acknowledged.

Mr. Peter Zorney, representing developer Marcello Scappaticci, addressed the Board and answered questions.

Moved by Commissioner Davis, supported by Commissioner Pratt, to grant final site plan approval as requested in Application 1776/0103, Marcello Scappaticci, subject to the conditions of the McKenna report being met, and subject to the Township Attorney’s approval of the Cluster Housing Agreement, the Master Deed and the Bylaws, and subject to the reports of the Fire Department and Dietrich, Bailey and Associates.

Ayes all.

4.	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:	The applicant is requesting Tentative Site Plan Approval.

Amy Neary and Michael Bailey reviewed their reports. The Fire report was received.

Mr. Stojanov addressed the Commission and answered questions.

Moved by Commissioner Davis, supported by Commissioner Pratt, to grant tentative site plan approval for Application 1808/0803, Archie/Soave/Stomant.

Ayes all.

5.	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 approval of Tentative Site Plan.

Amy Neary reviewed the report of McKenna Associates and Stephanie Harbour reviewed the report of Dietrich, Bailey and Associates, and the Fire report was received.

Moved by Commissioner Pratt, supported by Commissioner Davis, to grant tentative site plan approval for Application 1829/0204, Arista Design, Inc., subject to agreement that this is a redevelopment and that the Wilcox Road building will remain at four units.

Ayes all.

6.	P.C. No.:	1831/0204
	Applicant/Developer:	The Velmeir Companies
	Section No.:	36
	Tax I.D. No.’s:	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 Site Plan.

Amy Neary of McKenna Associates and Stephanie Harbour of Dietrich, Bailey and Associates reviewed their respective reports and the Fire Department report was received.

Mr. John Hallo of the Velmeir Companies, representing CVS, presented plans and addressed the Commission.

The Commission made further suggestions regarding the façade and roof lines for the proposed drug store and indicated that the building elevations would have to be reviewed for approval with the final site plan.

Moved by Commissioner Barberena, supported by Commissioner Davis, to grant tentative site plan approval for Application 1831/0204, The Velmeir Companies.

Ayes all.

7.	P.C. No.:	1832/0204
	Applicant/Developer:	DeMattia Associates
	Section No.:	21
	Tax I.D. No.’s:	010-99-0002-702
	Address:	Metro West Industrial Park, Sub. 7
	Project Name:	Karmann MWIP
	Location:	South of Five Mile Road, east side of Pilot Drive
	Zoning:	IND, Industrial
	Action Requested:	Applicant is requesting approval of Site Plan.

The reports of McKenna Associates and Dietrich, Bailey and Associates were reviewed by Ms. Neary and Ms. Harbour respectively. The Fire Department report was received.

Bernie Grant of DeMattia Associates and Dan Dougherty, Civil Engineer, presented plans and building materials and answered questions.

Moved by Commissioner Davis, supported by Commissioner Pratt, to grant final site plan approval for Application 1832/0204, DeMattia Associates, subject to all conditions being met in the reports of McKenna Associates and Dietrich, Bailey and Associates.

Ayes all.

ITEM NO. 6 -- NEW BUSINESS

1.	P.C. No.:	1834/0304
	Applicant/Developer:	Associated Construction Services
	Section No.:	24
	Tax I.D. No.’s:	024-01-0047-001, 024-01-0048-001
	Address:	39600 Schoolcraft Road
	Project Name:	Performance Staging Inc.
	Location:	North of Schoolcraft Road, east of I-275 Expressway, west of Eckles Road
	Zoning:	IND, Industrial
	Action Requested:	Applicant is requesting approval of Site Plan.

Ms. Neary and Ms. Harbour reviewed the reports of McKenna Associates and Dietrich/Bailey and the Fire Department report was received. Ms. Neary raised questions about the fence and cross-access easements due to the location of the paving on the adjacent property.

Ken McQuade and Roger Ygeal addressed the Commission and answered questions.

Moved by Commissioner Davis, supported by Commissioner Pratt, to grant tentative site plan approval to Application 1834/0304, Associated Construction Services.

Ayes all.

ITEM NO. 7 -- ANN ARBOR ROAD SIGN REQUESTS-N/A

ITEM NO. 8 -- OTHER PLANNING COMMISSION BUSINESS

1. Notice of Intent to Consider an Amendment to the Canton Township Comprehensive
    Plan and Request for Review and Comment.

    A.  Objective 1.4 – Community Facility Uses
    B.  Objective 3.4 – Development Objectives for the Southwest Quadrant

Moved by Commissioner Davis, supported by Commissioner Barberena, that Community Development Director Barney send a letter of comment to Canton Township, indicating they have no objections to the Amendment to the Canton Township Comprehensive Plan, Items A and B.

Ayes all.

2. Notice of Intent to Consider an Amendment to the Canton Township Comprehensive Plan and Request for Review and Comment.

    A.  Bloch/Brody Future Land Use Amendment
    B.  Laird Future Land Use Amendment
    C.  Ford/Napier Future Land Use Amendment
    D.  Canton Center/Geddes Future Land Use Amendment
    E.  Geddes/Denton Future Land Use Amendment
    F.  McClumpha Future Land Use Amendment

Moved by Commissioner Davis, supported by Commissioner Barberena, that Community Development Director Barney send a letter of comment to Canton Township, indicating they have no objections to the Amendment to the Canton Township Comprehensive Plan, Items A through F.

Ayes all.

ITEM NO. 9 -- COMMUNICATIONS &/OR INFORMATION

1. Notice of Intent to Plan. Washtenaw County is amending its existing County Land Use Policies, last updated in 1986, and drafting a Comprehensive Plan for Washtenaw

2. 2003 Rouge River Watershed Frog and Toad Survey Results from Friends of the Rouge.

ITEM NO. 10 -- BOARD OF TRUSTEES ACTION

1. At the meeting of April 13, 2004, the Board of Trustees approved Application 1828, the Planned Unit Development Option and General Development Plan for approximately 175 acres east of Sheldon and south of Five Mile.

MOTION TO ADJOURN

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

Ayes all.

Meeting adjourned at 12:01 a.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).