CHARTER TOWNSHIP OF PLYMOUTH PLANNING COMMISSION -- REGULAR MEETING WEDNESDAY, FEBRUARY 17, :00 PM MINUTES

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1 Meeting called to order 7:00 p.m. by Chairman Cebulski. MEMBERS PRESENT: Kendra Barberena Dennis Cebulski Mike Kelly Bill Pratt Keith Postell Dennis Siedlaczek Ray Sturdy MEMBERS EXCUSED: OTHERS PRESENT: None Jana Radtke, Comm. Dev. Dir. and Planner Mike Mitchell, Dir. of Parks and Grants David Richmond, Spalding DeDecker Associates Alice Geletzke, Recording Secretary ITEM NO. 1 APPROVAL OF AGENDA 1. Regular Meeting February 17, 2016 Moved by Commissioner Pratt and supported by Commissioner Sturdy to approve the agenda for the regular meeting of February 16, 2016 as presented. Ayes all. ITEM NO. 2 APPROVAL OF 1. Regular Meeting December 9, 2015 Moved by Commissioner Pratt and supported by Commissioner Sturdy to approve the minutes of the regular meeting of December 9, 2015 as submitted. Ayes all. ITEM NO. 3 PUBLIC HEARINGS 1. P.C. No: Indsite Associates LLC. Scott Bowers Home 2 Hotel (Beck Rd.) North of Clipper Street, West of Beck Road, South of Five Mile Road, and East of Ridge Road 20 R Special Land Use Approval The applicant asked that this item be delayed until later in the agenda. 1

2 ITEM NO. 3 PUBLIC HEARINGS Continued 2. P.C.No: Charter Township of Plymouth Planning Commission Jana Radtke Proposed Text Amendment 013 Re: Façade Ordinance Recommend Approval of Amendment 013 to Zoning Ordinance No. 99 to the Board of Trustees Mrs. Radtke indicated that the proposed amendment will establish a consistent set of standards for the design and appearance of non-single-family residential structures in the township. The ordinance has been reviewed by the Planning Commission and the Township Attorney. Chairman Cebulski opened the public hearing at 7:07. There being no public comment, the hearing was adjourned at 7:08 p.m. The Commission members reviewed the additional language recommended by the Township Attorney and determined that this language should be incorporated into the proposed text amendment for clarification. Moved by Commissioner Pratt and supported by Commissioner Barberena to table the recommendation for approval of Amendment 013 to Zoning Ordinance 99, until a clean copy of the final language is brought back to the Planning Commission for review and formal recommendation. ITEM NO. 4 TOWNSHIP CAPITAL IMPROVEMENT PROJECTS 1. Chase Every Flagpole Eagle Project Mrs. Radtke said that Eagle Scout Chase Every would like to install a 35-ft. flagpole at Township Park in the area between the baseball diamonds, with attractive plantings and lighting, as well as pavers beneath, recognizing those who contribute to financing the flagpole. Moved by Commissioner Postell and supported by Commissioner Siedlaczek to approve as a Capital Improvement Project the Chase Every Flagpole Eagle Project, as governed by the Michigan Planning Enabling Act to ensure compliance with the Township Master Plan. Ayes all. 2

3 ITEM NO. 5 OLD BUSINESS 1. P.C. No: Mohammad Wajahat Husaim Siddigi Mohammad Usman Rayyan Center Southeast corner of Five Mile Road and Pilot Drive 21 R Final Site Plan Approval Mrs. Radtke reviewed her report dated February 1, 2016, which recommended final site plan approval subject to conditions. Mr. Richmond reviewed his engineering report dated February 5, 2016, which also recommended final site plan approval contingent upon items to be addressed during engineering review. The Fire Department report was also received. A representative of the center addressed the Commission and answered questions. Moved by Commissioner Pratt and supported by Commissioner Sturdy to grant final site plan approval for Application for the Rayyan Center at the southeast corner of Five Mile Road and Pilot Drive with the items in the planner s report, the recently submitted revised building elevations are approved, the approval of the Township Engineer for his final item, and the Township Fire Department. Ayes all. The Commission returned to consideration of the following item: ITEM NO. 3 PUBLIC HEARINGS 1. P.C. No: Indsite Associates LLC. Scott Bowers Home 2 Hotel (Beck Rd.) North of Clipper Street, West of Beck Road, South of Five Mile Road, and East of Ridge Road 20 R Special Land Use Approval 3

4 Mrs. Radtke reviewed her report dated February 1, 2016, which recommended denial of the special land use because of concerns regarding the Master Plan and height requirements. A communication from Patrick Fellrath, Director of Public Utilities, dated February 8, 2016, expressed concerns regarding water pressure in the area, and the Fire Department report was received. Paul Karmo, Matt Karmo, Wanda Spencer, and Scott Bowers addressed the Commission and answered questions regarding the proposed Home 2 Hotel and its possible location on the site. Chairman Cebulski opened the public hearing at 7:42 p.m. Ron Wilson of Hotel Investment Services, whose company runs the Inn at St. Johns and operates many other hotels in the state, expressed his concerns regarding the marketplace. Dave Phipps, of the company who has the Holiday Inn, expressed concerns regarding ingress and egress in sharing the single drive with the Ruby Tuesday restaurant, the height requirement, and the view of the industrial building and the back of the restaurant from the hotel. With no further public comment, the hearing was closed at 7:50 p.m. Further discussion ensued regarding the proposed height of the hotel, practicality of ingress and egress, and conflict with the Master Plan. Moved by Commissioner Sturdy and supported by Commissioner Postell to deny the special land use requested in Application , Indsite Associates for Home 2 Hotel, Beck Road north of Clipper Street, west of Beck Road, south of Five Mile and East of Ridge Road, for the reasons cited in the planner s report, specifically that it is outside the scope of commercial uses envisioned by the Master Plan for this specific planning unit. Ayes all. 2. P.C. No: Menard Premiere Builders, LLC. Uldis Vitins, Vitins Engineering The Enclave North of Ann Arbor Trail, West of Sheldon Road, South of N. Territorial Road, and East of Beck Road 28 R R-1-H, Single Family Residential Cluster Housing Option Approval REVISED Plan Mrs. Radtke reviewed her report dated February 5, 2016, recommending approval of the proposed Cluster Housing Option to the Board of Trustees, subject to conditions. Mr. Richmond reviewed his engineering report, which also recommended approval, and the Fire Department report was received. 4

5 Commissioner Barberena noted the receipt of letters from two property owners who abut the development, registering their objections, Edwin and Rita Furdak, Lighthouse Court, and Michael and Kendall Gulbernat, Lighthouse Court. Uldis Vitins of Vitins Engineering and Walter Menard of Menard Premiere Builders reviewed the revised plans for the development, which includes a hammerhead turnaround. This addresses the rear setback objections for Units 6 through 8. Commissioners discussed at length the revised plan and whether or not there was past practice of matching rear lot lines. Commissioner Sturdy gave a history regarding how not matching them evolved over the years. As requested by the Planning Commission, Mrs. Radtke distributed a study of the cluster housing projects previously approved by the Township for background information and guidance for this application. The Commission also discussed how the development would serve as a transition between the single-family development to the west and multiple-family development to the east. It was also noted that throughout Beacon Estates Subs 1 through 5, various lot sizes were developed, including the transition between Beacon Estates Sub. 4 and Beacon Estates Sub. 2 and 5. Though not a public hearing, Chairman Cebulski heard from Kendall and Michael Gulbernat, Lighthouse Court, regarding their objections. Moved by Commissioner Pratt and supported by Commissioner Kelly to recommend to the Board of Trustees approval of the Cluster Housing Option requested in Application , Menard Premiere Builders, LLC, for the Enclave, located north of Ann Arbor Trail, west of Sheldon Road, south of N. Territorial, and east of Beck Road, in accordance with the planner s report and the report of the Township engineer; and that the study of the cluster housing projects previously approved by the Township be added to the recommendation to the Board. AYES: NAYS: Pratt, Barberena, Cebulski, Postell, Sturdy, Siedlaczek Kelly Motion carried. 5

6 ITEM NO. 6 NEW BUSINESS 1. P.C. No: CHARTER TOWNSHIP OF PLYMOUTH Hillside Investments Gary Roberts Andover Phase 2 South of Five Mile, East of Beck Road, North of CSX Railroad, and West of Pilot Drive 21 R Site Plan Approval Mrs. Radtke reviewed her report and Mr. Richmond reviewed his engineering report. Fire Department report was received. The Gary Roberts of Hillside Investments addressed the Commission and answered questions. Moved by Commissioner Pratt and supported by Commissioner Sturdy to grant tentative and final site plan approval requested in Application for Andover Phase 2, south of Five Mile, east of Beck Road, north of CSX Railroad and west of Pilot Drive, with the approval of the detention basin fence, listed as Item 2 in the planner s recommendations, and approval of the building elevations, and also subject to the approval of the Township Engineer. Ayes all. ITEM NO. 7 OTHER PLANNING COMMISSION BUSINESS 1. Election of Officers Chairperson Moved by Commissioner Postell and supported by Commissioner Pratt to elect Dennis Cebulski as Chairperson. Ayes all, with Chairman Cebulski abstaining. Vice-Chairperson Moved by Commissioner Pratt and supported by Commissioner Kelly to elect Commissioner Sturdy as Vice-Chairperson. Ayes all, with Commissioner Sturdy abstaining. Secretary Moved by Commissioner Siedlaczek and supported by Commissioner Postell to elect Commissioner Barberena as Secretary. Ayes all, with Commissioner Barberena abstaining. 6

7 2. Draft 2015 Annual Report CHARTER TOWNSHIP OF PLYMOUTH After reviewing the report, it was moved by Commissioner Pratt and supported by Commissioner Siedlaczek to accept the 2015 Annual Report of the Planning Commission as presented, with a copy to be forwarded to the Board of Trustees. Ayes all. ITEM NO. 8 COMMUNICATIONS AND/OR INFORMATION 1. Update on the Recreation Plan Chairman Cebulski and Commissioner Postell reviewed their attendance at a meeting in the Supervisor s office. Commissioner Postell noted his recommendation that an advisory board be formed, with representation from the homeowner associations, park user groups, and businesses, in order to provide input on recreation needs of the community and guidance for future recreation projects. ITEM NO. 9 BOARD OF TRUSTEES ACTION N/A MOTION TO ADJOURN Moved by Commissioner Pratt and supported by Commissioner Barberena to adjourn the meeting at 9:35 p.m. Ayes all. Respectfully submitted, Kendra Barberena, Secretary Charter Township of Plymouth Planning Commission 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, 9955 N. Haggerty Road, Plymouth, MI 48170, (734) , TDD users: (Michigan Relay Service). 7