CHARTER TOWNSHIP OF CANTON PLANNING COMMISSION PROCEEDINGS August 8, Dodson, Engel, Greene, Okon, Perkins, Zuber and McLaughlin

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1 CHARTER TOWNSHIP OF CANTON PLANNING COMMISSION PROCEEDINGS August 8, 2016 A Regular meeting of the Planning Commission of the Charter Township of Canton was held at 1150 South Canton Center Road on Monday, August 8, 2016 Chairman Greene called the meeting to order at 7:00 P.M. and led the Pledge of Allegiance to the Flag. ROLL CALL: Members Present: STAFF PRESENT: Dodson, Engel, Greene, Okon, Perkins, Zuber and McLaughlin Goulet and Wolosiewicz APPROVAL OF THE MINUTES OF JULY 11, 2016 Motion by Engel, supported by Perkins, to accept the Minutes of July 11, 2016, as presented. Ayes all present on a voice vote. ACCEPTANCE OF AGENDA: Motion by Zuber, supported by Perkins, to accept the Agenda as presented. Ayes all present on a voice vote. PUBLIC HEARINGS RZ-3458 PNC BANK REZONING Consider rezoning request from O-1, Office to C-3, Community Commercial for parcel no Property is located on the northwest corner of Michigan Avenue and Sheldon Road. Mr. Goulet stated that the subject property is a triangle shaped parcel located on the northwest corner of Michigan Avenue and Sheldon Road, with Geddes Road on its northern boundary. Mr. Goulet indicated that the area to the north of Michigan Avenue is zoned C-3 and the areas to the south side of Geddes are zoned O-1, office. Mr. Goulet explained that the property has been zoned and used for office use for many years. Mr. Goulet stated that the bank site predates requirements for site plans, and is nonconforming. Mr. Goulet explained that the change from O-1 to C-3 would increase the front setback from 35 feet to 85 feet, which would render redevelopment of the site all but impossible, since there are front setbacks from Michigan and Geddes Road. Mr. Goulet explained that the use of the existing building and site are much more achievable with the existing O-1 zoning. Mr. Goulet indicated that the O-1 zoning is also more compatible with the residential zoning on the north side of Geddes Road. Mr. Goulet explained that they recommend denial of the request as it would not be consistent with the O-1 zoning patterns along the north side of Geddes Road and zoning to C-3 would increase the nonconformities on the site and lead to a need for greater front setback variances for re-use or redevelopment of the site. Motion by Zuber, supported by McLaughlin, to open the public hearing. Ayes all present on a voice vote.

2 Planning Commission Proceedings 2 August 8, 2016 Mr. Bryan Amann, project representative, introduced Becca Ditto from Enterprise Car Rental, the potential user of the building. Mr. Amann stated that due to the location and nature of the bank site there will always be challenges which require a number of variances. Mr. Amann indicated that the areas to the west of the proposed site are zoned C-3 and that most of what is across Michigan avenue is zoned C-3, including the gas station. Mr. Amann stated that the plan is to use the site for an Enterprise Car Rental operation with an internal garage for bucket washing of automobiles. Mr. Amann stated that he was happy to answer any questions or concerns. Chairman Greene asked for comments from the audience. Judy Cannon, 2524 Canton Center S. Canton MI 48188, inquired as to the number of rental cars proposed on the lot and concerned with in and out traffic. Mr. Goulet stated that the request is not to evaluate the use for car rental but only the zoning is under consideration. Mr. Goulet explained that when a site plan is submitted the use and number of cars are evaluated. Motion by Zuber, supported by Perkins, to close the public hearing. Ayes all present on a voice vote. Commissioner McLaughlin indicated that C-3 zoning is incongruent with the surrounding neighborhood and understands that the geometrics of the site is difficult but the area necessitated smaller uses. Commissioner McLaughlin explained that the bank is a quiet use and that a car rental establishment may not be intensive but the Planning Commission cannot base the zoning change on what may be proposed as it could change. Mr. Goulet explained that C-2 and C-3 zoning have the same setbacks. Commissioner McLaughlin stated that C-3 is too intensive for what is left in the area and does not think the piece could handle a more intensive use. Commissioner McLaughlin explained that consideration should be given to adjust the ordinance and reconsider car rental in an office zoning classification. Mr. Goulet explained that car rental and sales are in the same category as with special land use requirements so that it can be managed for the size and number of automobiles allowed. Commissioner Okon concurred with Commissioner McLaughlin that changing the zoning to a C- 3 designation places more restrictions on the property but does like that the O-1, office designation helps buffer the property. Commissioner Dodson stated that the Geddes Road and Michigan Avenue intersection is dangerous and would be concerned with cars accessing the area in a commercial setting. Commissioner McLaughlin indicated that as the Township progresses through more difficult and unique parcels to develop the conditional zoning option may be a useful tool for areas that are a challenge. Commissioner Engel stated that the site will be difficult to develop. Mr. Goulet explained that if there is a change of use the property would require a site plan and special and use along with bringing the property into conformance. Mr. Goulet indicated that the amount of variances required would be greater.

3 Planning Commission Proceedings 3 August 8, 2016 Mr. Goulet explained that they can reuse the existing building for office and it would not precipitate any change of use or require new site plan approval. Mr. Amann explained that the property would be best to be developed which is good for the tax role and the community instead of letting it to sit vacant. Mr. Amann understands the nature of sensitivity to the neighbors but there are residents who adjoin C-3 zoning. Mr. Amann explained that this location for car rentals would help for convenience for people who live within the area. Commissioner McLaughlin stated that there are too many issues and concerns to change the zoning to a C-3 designation. Commissioner McLaughlin explained that office zoning gives a 35 foot setback and room for adequate parking with little or no variances as opposed to an 85 foot setback for a C-3 designation. Chairman Greene stated that he was concerned there is not enough room for buffering to the north for C-3 zoning. Mr. Goulet explained that once the use changes then the site must be brought to current standards and would need to be evaluated for variances. Ms. Ditto, Enterprise Car Rental, stated that auto rental is in the same category as new and used car sales but far less intrusive then those establishments. Ms. Ditto explained that they operate at a high utilization rate and that if cars on not on the road then they are not making money. Ms. Ditto stated that the cars are shuttled to various sites and do not sit on the parking lots. Ms. Ditto stated that they have many corporate accounts and they deliver the cars to the site and also have upgraded their rental transaction process to make it more efficient and quicker. Ms. Ditto stated that they take their business very seriously and are happy to go through the variance and special land use processes to ensure they are a valuable asset to Canton Township. Chairman Greene explained that the only determination is for the zoning change and that the proposed business cannot be taken into consideration. Commissioner McLaughlin explained that the discussion is on the merits of the zoning and not who will go into the site. Commissioner McLaughlin explained that a business could decide to move elsewhere in the interim and that they cannot make a decision predicated on the business who will move into the building. Commissioner McLaughlin stated that the property is a difficult piece of property but would suggest redefining the use in the Ordinance. Mr. Amann requested tabling the request instead of denying and to go forward as a conditional zoning. Mr. Goulet explained that the entire process for conditional rezoning is different than a standard rezoning. Commissioner McLaughlin verified that it would be best to make a recommendation and then decide whether the applicant wishes to move forward or return with a conditional rezoning application. Motion by Okon, supported by Zuber, to move to recommend denial of the request to rezone parcel no from O-1, Office District to C-3, Regional Commercial District. Ayes: Dodson, Engel, Greene, Okon, Perkins, Zuber and McLaughlin

4 Planning Commission Proceedings 4 August 8, SLU-3497 FAMILY FUN CENTER Consider special land use for a coin operated amusement device establishment for parcel no Property is located south of Michigan Avenue and east of Morton Taylor Road. Ms. Wolosiewicz explained that the project sponsor is proposing an indoor recreation facility and requesting special land use approval for coin operated amusement devices. Ms. Wolosiewicz indicated that the property was rezoned from GI, General Industrial to C-3, Regional Commercial at the Board meeting of May 10, Responses to the special land use criteria have been included with this analysis: All necessary public utilities are available to the site, i.e. water, sanitary sewer, etc. Access is via Michigan Avenue, a divided State highway with a 204 foot right of way. Adequate space is available on the property to manage stormwater in accordance with Wayne County standards. Approval of this request will not result in a residential property being surrounded by nonresidential uses. The request is consistent with the Future Land Use Map and the policies of the Comprehensive Plan. This area is designated as Mixed Use on the Future Land Use Map; C-3 Commercial Zoning is one of the permitted classifications included in that Master Plan category. A map showing the locations of similar uses in the area is also included with this packet. There are a number of recreational facilities in the area. This establishment will complement the existing recreational uses. (Please note that the Canton Sports Center is erroneously shown on Ford Road on the drawing.) Possible detrimental effects include increase in traffic, impact on the drain and wetlands and the nuisance of light escaping the site. Site lighting will conform to Ordinance standards. The project sponsor has already applied to the MDEQ for a wetlands permit and will approach the ZBA for a variance to the Ordinance required wetland setback. Traffic impact will be minor since the establishment is proposed for Michigan Avenue and the maximum volume of customers is anticipated during non-peak hours. Ms. Wolosiewicz explained that a conceptual plan, market information and hours of operation have been submitted and that the site plan will be reviewed in detail at a later date. Motion by Dodson, supported by Zuber, to open the public hearing. Ayes all present on a voice vote. Mr. Hyder Hassan, project representative stated that they have obtained the necessary DEQ permit and require the special and use due to the video gaming aspect of the business. Mr. Hassan indicated that there will be minimal impacts to the area and will not have any gambling machines. Mr. Hassan explained that the games are amusement and general video games that use tickets. Entered into the record letter of concern from Laurence Williams, 1111 Fairlawn Ct., Crofton MD,

5 Planning Commission Proceedings 5 August 8, 2016 Chairman Greene asked for comments from the audience. There were no comments either in favor or against the proposed request. Motion by McLaughlin, supported by Zuber, to close the public hearing. Ayes all present on a voice vote. Commissioner Zuber stated that this was a good use of the space. CE concurred and CM. Commissioner Greene concerned with the elevations on the bldg. and if it comes back for site plan would like east and south elevations improved then what is there currently as ultimately everything in canton gets seen and raise the bar. Motion by Zuber, supported by McLaughlin, to move to recommend approval of the special land use request for coin operated amusement devices to be located on parcel EDP# based upon the findings that: All necessary public utilities are available to the site The request is consistent with the Zoning Ordinance and the Future Land Use Map and the policies of the Comprehensive Plan Approval of the request will not result in a residential area being surrounded by nonresidential development Detrimental effects will be mitigated by adherence to all Township performance standards, site design standards and County and State regulations. Ayes: Dodson, Engel, Greene, Okon, Perkins, Zuber and McLaughlin PDM-3009 JOHN C. LASKO MEMORIAL TRUST - Consider minor PDD for parcel nos & located west of Canton Center Road between Palmer Roads and Geddes Road. Mr. Goulet explained that the proposed minor planned development consist of 2 homes located on 22 acres west of Canton Center that is maintained by the John C. Lasko Memorial Trust and managed by the Michigan Historic Preservation Network. Mr. Goulet explained that a Planned Development is needed to allow the property to be used for purposes other than single-family residential. Mr. Goulet indicated that the trust is proposing to use the property to allow small gatherings by non-profit organizations in the carriage house and that no overnight stays will be permitted. Mr. Goulet indicated that occasional tours or the primary residence associated with the Michigan Historic Preservation Network, Canton Township, or the Trust may also be permitted by the Trust from time to time. Mr. Goulet explained that the agreement also provides for the care and maintenance of the structures. Mr. Goulet stated that the Trust has also agreed to grant an access easement to the Township for future extension of the Rouge River pedestrian trail system along the south side of the property, and construct the sidewalk along Canton Center Road as its definite benefit for the Planned Development. Motion by Dodson, supported by Okon, to open the public hearing. Ayes all present on a voice vote.

6 Planning Commission Proceedings 6 August 8, 2016 Kurt Brauer stated that the proposal is to use Mr. Lasko s carriage house for meetings which would help preserve the wishes of Mr. Lasko s trust. Mr. Brauer explained that they are proposing to widen the entrance and move the gate back so it is outside of the right of way area. Mr. Brauer explained that the existing driveway will be widened to accommodate parking and for emergency vehicles to access. Mr. Brauer indicated the sidewalk along Canton Center Road will be improved to make it blend with the trees and preserves. Mr. Brauer introduced Mr. Sean Cook, trustee for the Lasko Foundation and John Kirk, the architect for the project. Chairman Greene asked for comments from the audience. Marilyn Trano Killarney Ct., was concerned with the amount of cars that could potentially back up to her house and how large and how often the meetings will occur. Mr. Cook explained that they do not anticipate cars would very often use the grass paver parking area. Mr. Cook stated that the intent of the property is to keep it intact with light use and have only a dozen events a year or so with no more than 20 anticipated. Mr. Cook explained that the property will not be used during the winter months. Mr. Kirk, project architect, explained that they have been asked to assist with the plan but also help meet the terms of the Lasko Trust and have endeavored to come up with a design of the property so that nothing will appear changed. Mr. Kirk explained that they anticipate small users such as non-profit groups such as historical groups with an expectation of 8-12 people per meeting. Mr. Kirk explained that they expect to accommodate the cars on the paved surface and that grass paver area is for overflow which is not expected. Mr. Cook stated that the 2 structures near the circle are proposed to be used and not the main house. Mr. Kirk explained that the house main house is a museum and will open for tours now and again but not used for meeting space. Mr. Bob Godek, Killarney Cir., explained that the concern is with parking near his home and backing up into the condominiums. Ms. Judy Cannon, 2524 Canton Center S. stated that she is adjacent to the Lasko property and inquired of the sidewalk. Ms. Cannon verified that the site is zoned R-1 and will not be developed further. Ms. Cannon inquired as to the trail access on the side of the river. Mr. Goulet explained that an easement is being provided to the Township in the event they extend the trail, however, there are no plans at this time to do this but want to reserve the right to have a trail. Ms. Ann Sheardown, 1849 Wentworth Ct., requested clarification of the Lasko property line and verified that none of the wooded area will be affected currently. Commissioner McLaughlin asked the applicant to inspect the trees along the property line to ensure they are in good condition. Mr. Dan McCausland 328 Haggerty N., stated that the residents in the area have a right to peace and quiet and inquired as to what the future use of the property is intended as it could be sold. Mr. Goulet explained that if the property were to be sold it would revert back to the original R-1 designation and that no meetings would be allowed per the trust agreement.

7 Planning Commission Proceedings 7 August 8, 2016 Commissioner McLaughlin explained that there are churches which have a home on the property which are used for meetings. Commissioner McLaughlin explained that the Michigan Historic Preservation Network will help preserve the so that this asset to the community is maintained. Commissioner McLaughlin stated that the trust is very specific on how he wanted the property maintained. Commissioner McLaughlin explained that this minor use change by adding grass pavers will help keep life on the property and help it be sustained for the future. Commissioner McLaughlin explained that the site will be low keep with small meetings. Mr. McCausland requested that the hours of operations should be limited which is fair to the adjacent residents and that the request should be denied or tabled for further study. Motion by Zuber, supported by Perkins, to close the public hearing. Ayes all present on a voice vote. Commissioner Okon stated that he would ask the trust to have hours placed on the request and minimize night time traffic. Commissioner Okon suggested adding more evergreens to help fill in the back property line. Mr. Cook explained that they do not anticipate using the grass parking area and can rope it off so that there will be no access. Commissioner Engel stated that he does not think the site needs more restrictions as it is a home which will have occasional meetings similar to ones people have in their subdivisions currently. Mr. Cook stated that if additional parking were required they would make arrangements for an offsite shuttle if needed. Commissioner McLaughlin suggested a limitation of hours to 10:00 P.M. Commissioner Engel stated that he does not feel the need to limit hours. Motion by Zuber, supported by Engel, to move to recommend approval of the proposed Minor Planned Development for the John C. Lasko Memorial Residence on parcel nos and as proposed. Ayes: Nayes: Dodson, Okon, Perkins, Engel, McLaughlin, Zuber Greene SITE PLANS SPI-3506 MARIMBA AUTO Consider exterior materials modifications for parcel no Property is located north of Van Born Road and east of Haggerty Road. Ms. Wolosiewicz stated that the project sponsor proposes to construct an industrial building on parcel adjacent to the I-275 Expressway on Van Born Road. Ms. Wolosiewicz explained that Article 26 of the Zoning Ordinance specifies that the office portion of industrial buildings be covered with a minimum of 75% brick and that applicant is requesting a modification to permit a reduction to 43% brick and approval of the combination of brick, metal and glass shown. Ms. Wolosiewicz indicated that the combination of glass, brick and metal creates a distinctive appearance.

8 Planning Commission Proceedings 8 August 8, 2016 Ms. Wolosiewicz stated that at the meeting of July 14, 2016 the Zoning Board of Appeals granted a modification to landscape requirements to eliminate a raised berm along the I-275 frontage, encroach upon the 25 foot wetland setback and to permit parking in the front yard setback adjacent to I-275. Ms. Wolosiewicz explained that site plan approval is typically granted at staff level for industrially zoned property and the site plan is ready to be approved pending the Commission s decision on the requested modification. Mr. Mark Hildebrandt stated that he was happy to answer any questions. Commissioner McLaughlin stated that she was pleased with the exterior modifications proposed. Motion by Engel, supported by Zuber, to move to approve the request of Marimba Auto to modify exterior material requirements for industrial buildings, reducing the amount of brick on the office portion of the structure from 75% to 43%, and to accept the building elevations and composition as shown on the architectural drawing identified as sheet PE- 11 with revision dated July 19, Ayes: Dodson, Engel, Greene, Okon, Perkins, Zuber and McLaughlin SFP-3637 PARKSIDE ESTATES SOUTH Consider final site plan approval for parcel no Property is located south of Ford Road and east of Napier Road. Mr. Goulet stated that Parkside Estates South is the second and final phase of the Parkside Estates Planned Development. Mr. Goulet explained that the preliminary site plan was approved in October Mr. Goulet indicated that the site is comprised of 21 single family lots on the south side of Ford Road, served by a single road with a loop at the west end of the street with a minimum lot width is 90 feet, compared to 100 feet on the north side of Ford Road. Mr. Goulet stated that the project received a variance from Section (5) to omit the requirement to extend a road to the adjacent residential property to the south (Westridge Estates) due to a substantial burden on Parkside South if the road is required to be connected. Mr. Goulet explained that in lieu of that full vehicular connection, Pulte agreed provide a grass paver emergency connection to Westridge Estates and to stub out a future connection to the east. Commissioner McLaughlin stated that it s a nice plan and will do well. The Planning Commission concurred that the plan was nice. Motion by Zuber, supported by McLaughlin, to move to recommend approval of the Final Site plan for Parkside Estates South Site Condominium on parcel no , subject to receipt of all outside agency permits and financial assurances prior to review and approval by the Township Board. Ayes: Dodson, Engel, Greene, Okon, Perkins, Zuber and McLaughlin SFP-3636 GRANDVIEW ESTATES PHASE 1 Consider final site plan approval for parcel nos , , , , , , , , , , , , ,

9 Planning Commission Proceedings 9 August 8, , , and Property is located south of Geddes Road between Denton and Barr Roads. Mr. Goulet explained that the Planned Development and Preliminary Site Plan for Grandview was approved in February, Mr. Goulet indicated that the final site plan for the first phase consists of 105 lots and the main entrance will be on Denton Road, with secondary access off of Barr Road. Mr. Goulet stated that the plan is consistent with the Planned Development Agreement. Motion by Zuber, supported by McLaughlin, to Approval of the Final Site Plan for Phase 1 Grandview Estates, subject to adding in the fire lane and general notes on the plan per the Fire Marshal, obtaining the off-site easements for the water main, receipt of all outside agency permits and financial assurances prior to review and approval of the Township Board. Ayes: Dodson, Engel, Greene, Okon, Perkins, Zuber and McLaughlin SPC-3638 GRIFFIN OFF STREET PARKING EXPANSION (44125 FORD RD) Consider site plan approval for parcel nos and Property is located south of Ford Road and east of Sheldon Road. Mr. Goulet explained that the land behind Ford Road (the previous Master Lighting site) was rezoned to OSP, Off Street Parking in July, 2016 and that the site plan provides the details for the parking lot expansion. Mr. Goulet indicated that the plan includes a brick wall around the new parking areas, landscaping and sidewalk along Brookline, landscaping around the storm water system, and required lighting in the new and existing parking area. Mr. Goulet explained that the parking expansion will increase the viability of the existing building for future commercial tenants. Mr. Goulet indicated that due to the heavy line of large canopy trees on the south side of the property line, it is recommended that the brick wall be changed to a brick panel system on posts to protect the roots of the existing trees. Mr. Goulet explained that minor landscaping plan adjustments are also recommended due to the shady conditions along the property line. The Planning Commission was receptive to the plan. Motion by Zuber, supported by McLaughlin, to move to recommend approval of the proposed site plan on parcels nos and , subject to the Community Planner s recommendations. These adjustments to the plan should be made prior to review and approval by the township Board. Ayes: Dodson, Engel, Greene, Okon, Perkins, Zuber and McLaughlin NEW BUSINESS REFER TO STAFF SPC-3591 ZAHR RETAIL PLAZA Refer review of site plan to staff for parcel no Property is located south of Cherry Hill Road between Ridge and Denton Roads.

10 Planning Commission Proceedings 10 August 8, SPC SPR-3633 BEST WESTERN PLUS & SUITES Refer review of site plan to staff for parcel nos and Property is located west of Lotz Road and south of Michigan Avenue. B.A.P.S. MANDIR TEMPLE Refer review of developer instigated revisions to staff for parcel no Property is located east of Canton Center Road and south of Palmer Road. Motion by Zuber, supported by McLaughlin, to refer the Item 8 site plan to staff. Ayes all present on a voice vote. NEW BUSINESS-SET PUBLIC HEARING FOR SEPTEMBER 12, COND-3657 NORTHSTAR DEVELOPMENT Set public hearing date for September 12, 2016 to consider conditional zoning amendment from RR, Rural Residential to R-3, Single Family Residential for parcel nos and Property is located south of Saltz Road and west of Beck Road Motion by Zuber, supported by McLaughlin, to set the Item 9 public hearing for September 12, Ayes all present on a voice vote. REPORTS, DISCUSSION AND CORRESPONDENCE ADJOURN. Motion by Zuber, supported by McLaughlin, to adjourn the meeting. Ayes all present on a voice vote. Connie Wade Recording Secretary