CHARTER TOWNSHIP OF CANTON PLANNING COMMISSION PROCEEDINGS February 6, Dodson, Graham-Hudak, Greene, Perkins and Zuber

Transcription

1 CHARTER TOWNSHIP OF CANTON PLANNING COMMISSION PROCEEDINGS February 6, 2017 A Regular meeting of the Planning Commission of the Charter Township of Canton was held at 1150 South Canton Center Road on Monday, February 6, 2017 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: Absent: STAFF PRESENT: Dodson, Graham-Hudak, Greene, Perkins and Zuber Engel and Okon Goulet, Wolosiewicz and Thurston APPROVAL OF THE MINUTES OF JANUARY 9, 2017 Motion by Dodson, supported by Zuber, to accept the Minutes of January 9, 2017 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 PDM-3702 THE GLENS AT CAMBRIDGE Consider minor PDD and site 061-SPB-3905 plan approval for parcel no Property is located north of Saltz Road and west of Canton Center Road. Mr. Goulet stated that the The Glens at Cambridge is a proposed acre Minor Planned Development of 92 attached condominium units in a neo-traditional layout. Mr. Goulet indicated that MM Canton Center LLC (MMC) is the successor developer for this incomplete southeast section of the original Cambridge Planned Development and that the traditional architecture is consistent with the original Planned Development (PDD). Mr. Goulet explained that the overall density is 8.47 dwelling units/acre, which is consistent with the underlying density of Traditions at Cambridge and that the density is less than the maximum 12 dwelling units/acre allowed under MR zoning. Mr. Goulet explained that the nine two-story buildings proposed use four different facades and three different lengths to create eight, ten and twelve unit buildings. Mr. Goulet indicated that the building fronts face each other, the ends of the buildings, a fence, or a green space area with the garage and vehicle-activity areas grouped at the rear and that all of the units have two-car garages. Mr. Goulet explained that the access will be from Canton Center and Saltz Roads, which is also the entrance to Traditions at Cambridge. Mr. Goulet stated that the market demand analysis shows an increasing demand to support a growing active adult population within Canton. Mr. Goulet indicated that the project is consistent and integrated with the design intent of the previous project and improves upon many of the interior design components.

2 Planning Commission Proceedings 2 February 6, 2017 Mr. Goulet explained that the developer proposes to complete the development with the design intent of the prior PDD. Mr. Goulet stated that the nine buildings will be constructed using the existing built infrastructure of utilities and street layout in an architectural design that is consistent and complimentary to the Traditions At Cambridge and that the façade materials are brick, stone and siding. Mr. Goulet explained that The Glens at Cambridge will use the existing interior street system, open space, community center, and recreational facilities in common with the Traditions At Cambridge. Mr. Goulet explained that the perimeter streetscape along Canton Center and Saltz Roads will be improved with additional landscaping and decorative fencing will be rehabilitated including the masonry columns and wrought iron fence panels. Mr. Goulet indicated that the ample open space and enhanced landscaping that creates interesting alleys, vistas and focal points are additional positive benefits to future residents of the development. Mr. Goulet stated that the PDD will be a fully integrated development with respect to building facades, architectural detailing, exterior building materials, landscape treatment, ground lighting, stone monuments, and signage. Mr. Goulet indicated that open space for the The Glens at Cambridge is 44%, and open space for Traditions at Cambridge greatly exceeds the 25% minimum required. Mr. Goulet stated that proposed variances and modifications relate to building lengths, building spacing/setbacks, perimeter property line setbacks, and minor building height and are all similar to conditions in the prior PDD that were approved. Mr. Goulet stated that the installation of the PDD improvements, the quality of design, coordinated architectural integration of the component elements, completion of the project as originally intended, and favorable fiscal impact of the PDD upon the Township and the Plymouth-Canton School District represent definite benefits to the residents of Canton Township. Mr. Goulet indicated that a master association will be established for the purpose of maintenance of common elements shared by the two associations, including storm facilities, streets, common areas, and the Community Center. Mr. Goulet stated that the proposal is consistent with the spirit and purpose of the Zoning Ordinance and the Future Land Use policies of the Comprehensive Plan. Motion by Zuber, supported by Dodson, to open the public hearing. Ayes all present on a voice vote. Mr. Jim Galbraith, explained that they acquired the property under consideration from the bank in May of Mr. Galbraith stated that it was necessary to contract the land area that is under consideration from the Traditions Condominiums due to the passage of time and to distinguish this from the existing condominiums. Mr. Galbraith stated that the project will be seamless within the community itself architecturally and from a design standpoint. Mr. Galbraith indicated that there will be shared access at Canton Center and Saltz Roads along with the common areas and community building. Mr. Galbraith stated that there will be 92 units arranged in 9 buildings and that they have made a significant improvement to the plan. Mr. Galbraith indicated that the existing infrastructure, utilities, and sewer and water were all installed prior to the downturn in the housing market. Mr. Galbraith explained that they have adapted the plan so it will appear seamless in the community. Mr. Galbraith stated that he was happy to answer any questions and are excited to move forward with this phase. Chairman Greene asked for comment from the audience. There were no comments from the audience either in favor or against the proposed project.

3 Planning Commission Proceedings 3 February 6, 2017 Motion by Zuber, supported by Dodson, to close the public hearing. Ayes all present on a voice vote. Commissioner Dodson stated that she has received many calls about the Traditions relative to completion of the community building and swimming pool and whether it will be incorporated together with this project. Mr. Galbraith explained that there will be a complete renovation of the community building along with common operation and maintenance and care of the building. Mr. Galbraith stated that the building will be handled under a unification of 2 associations. Mr. Galbraith stated that The Glens own the building but the Traditions as co-owners have another untethered right to use the building. Mr. Galbraith explained that there will be a total renovation inside and that they are in the process of setting up an umbrella association to take care of all the common elements between the 2 associations. Chairman Greene verified that the units have basements with egress windows. Mr. Galbraith explained that the units are similar to what has been done in the Traditions. Mr. Galbraith explained that the basements are divided with a demising wall between the units with egress windows. Chairman Greene verified that each unit has access to their own part of the basement. Commissioner Dodson indicated that many owners will finish their basement off and use them as a bonus room. Commissioner Zuber explained that egress windows are a requirement of the Building Code. Commissioner Graham-Hudak stated that the Traditions are aesthetically pleasing and based on the number of units there will be an increase in traffic along Saltz Road which is difficult to maneuver through currently. Commissioner Graham-Hudak inquired if there were concerns for traffic with the additional influx of residents. Mr. Goulet explained that the roads were planned exactly as if the Traditions were built out originally. Mr. Goulet explained that the original PDD has the 2 major entrances onto Canton Center Road and 1 on Saltz Road with another future access to Gorman Road out to Ford Road. Chairman Greene indicated that there was an emergency access gate at Canton Center Road. Mr. Goulet explained that it is a grass paver outlet for emergency purposes only and that the Fire Department requested another point of access due to the length of road behind Building 4. Mr. Goulet explained that the gate will be incorporated into the existing fence to appear seamless. Chairman Greene inquired of signage between the 2 developments. Mr. Goulet explained that there is a garden wall at the entrance to The Glens which will designate it from the Traditions. Motion by Dodson, supported by Perkins, to move to recommend approval of the proposed Minor Planned Development and site plan for The Glens at Cambridge Condominium on parcel # , as the project meets the general criteria and provides the required definite benefits for approval of a Planned Development and meets all applicable design specifications for Site Plan approval. Ayes: Absent: Dodson, Graham-Hudak, Greene, Perkins and Zuber Engel and Okon

4 Planning Commission Proceedings 4 February 6, 2017 SITE PLANS SFP-3901 RIVER HILL RIDGE AT CHERRY HILL VILLAGE PHASE 2 Consider final site plan approval for part of parcel no Property is located north of Proctor Road and west of Denton Road. Mr. Goulet stated that River Hill Ridge at Cherry Hill Village Site Condominium (Phase 2) is the easterly part of the River Hill Ridge Planned Development and is a southerly extension from Harrison Street in Cherry Hill Village. Mr. Goulet explained that this portion of the River Hill Ridge development incorporates 5.35 acres of property purchased from the Township which connects the original 2 phases of the development via Eisenhower Drive. Mr. Goulet stated that Phase 2 includes 84 units on 30.6 acres, ranging in width from 55 feet to 70 feet and also includes the pathway extension from the bike path in the ITC easement in Cherry Hill Village to Proctor Road. Mr. Goulet indicated that the final site plan has 2 construction phases as shown on the plans. Mr. Goulet stated that the site plan request is consistent with provisions of the first amendment to the River Hill Ridge Planned Development Agreement. Mr. Danny Veri, Livonia Builders, stated the review was thorough and was happy to answer any questions. Mr. Goulet explained that Wayne County has required additional improvements on Ridge Road with this phase. Mr. Goulet indicated that they will extend the deceleration taper on Ridge Road based on the speed on Ridge Road along with the additional units exiting onto Ridge Road. Commissioner Graham-Hudak inquired of the tree inventory list. Mr. Goulet explained that the tree inventory list is a list of all the trees regulated on the site that indicate which trees will be removed and where they will be replaced on the site. Mr. Goulet explained that they are preserving a number of trees to the south and within the Rouge River corridor area as well and that the only trees being removed are in the actual development area north of the river. Commissioner Graham-Hudak inquired if the open space area fits with Cherry Hill Village. Mr. Goulet indicated that there are several open spaces in the first phase which provides access to the Rouge River. Mr. Goulet indicated that the second phase has a large detention area. Mr. Goulet stated that the second phase include a large detention area, park and bike path through the power line corridor. Mr. Goulet stated that there is a substantial amount of open space within the development as well and that the parks area are separated out so that everyone will have access to a park. Mr. Goulet indicated that there is also a playground set within Phase 2 with street lighting at all the intersections and at the corner of the parks and gazebo area. Motion by Dodson, supported by Perkins, to move to recommend approval of the Final Site Plan for Phase 2 of River Hill Ridge at Cherry Hill Village Site Condominium, located on part of parcel no , as proposed. Ayes: Absent: Dodson, Graham-Hudak, Greene, Perkins and Zuber Engel and Okon

5 Planning Commission Proceedings 5 February 6, SPC-3659 MICHIGAN/HAGGERTY COMMERCIAL CENTER LEO S) Consider site plan approval for parcel nos and Property is located north of Michigan Avenue between Lilley and Haggerty Roads. Ms. Thurston stated that the project sponsor is proposing to develop a 4,192 square foot commercial building for Leo s Coney Island on a 1.74 acre parcel triangular parcel between Michigan Avenue and the Rouge River west of Haggerty Road. Ms. Thurston indicated that a variance was granted by the Zoning Board of Appeals from Section 2.24.C for encroachment into the 75 foot buffer from the top of the bank of the Rouge River on December 8, Ms. Thurston stated that access to the site is provided off of Michigan Avenue and that adequate parking and means of vehicular circulation have been provided. Ms. Thurston explained that an underground storm water storage system is proposed. Ms. Thurston stated that proposed building materials are jumbo brick, burnished concrete block, and limestone panels and that the proposed exterior building materials meet ordinance requirements. Ms. Thurston stated that the appropriate plant material and quantities have been provided and that a number of native replacement trees required by tree removal will be located north and east of the parking lot. Ms. Thurston explained that the replacement trees and short native grasses will provide a natural transition down to the Wayne County park area and Rouge River corridor. Mr. Thom Dumond, representing West Jordan investments, thanked the Planning staff for doing a wonderful job working with them on the project. Mr. Dumond stated that the property has been difficult due to the drain location and shape of the property. Mr. Dumond stated that there had been many different concepts but ultimately settled on a single unit user as best for the site. Mr. Dumond indicated that they have received approval and approval Wayne County relative to the storm water management and storm water discharge. Mr. Dumond stated that they are awaiting approval from MDOT for the drive approach and anticipate starting construction in the spring. Mr. Dumond indicated that the design is very typical for a commercial building with a traditional style with standard materials and color. Mr. Dumond stated that he was happy to answer any questions. Commissioner Zuber indicated that the floor plan needs to be adjusted as the women s restroom only depicts one stall door. Commissioner Graham-Hudak inquired as to why this site was chosen for a restaurant. Mr. Dumond explained that the client has owned the property for many years and felt that this type of use would be helpful to people in the area. Mr. Dumond indicated that a single use business would work better as opposed to a multi-tenant building. Commissioner Graham-Hudak stated that she was concerned with an increase to traffic to the area as the area is dimly lit and inquired of lighting improvements. Mr. Goulet explained that the site is required to have entry lighting with the parking lot and driveway illuminated and must meet all standard lighting requirements. Mr. Goulet indicated that there will be more lighting to the area then what currently exists. Mr. Dumond indicated that there is also additional lighting at the rear of the building. Chairman Greene verified that the dumpster location will be functional for trucks to access. Chairman Greene inquired as to why the handicap parking location is not closer to the entrance of the building. Mr. Dumond explained that they are considering outdoor patio seating for the area in the future. Mr. Goulet suggested switching the location of the outdoor patio area. Mr. Dumond indicated that he would take this suggestion under consideration.

6 Planning Commission Proceedings 6 February 6, 2017 Chairman Greene stated that the site plan indicates a 3 foot high landscape berm along Michigan Avenue and not a 4 foot high berm. Mr. Goulet explained that a 4 foot high berm is required for residential development buffering and not commercial. Chairman Greene indicated there is a no parking fire lane indicated in the open space area. Mr. Dumond stated that the arrow was placed incorrectly on the site plan and will be adjusted. Chairman Greene indicated that the sidewalk does not extend at the corner. Mr. Goulet stated that the corner is part of the Wayne County Rouge corridor portion and could be considered for the sidewalk gap program. Commissioner Graham-Hudak stated that she believes the entrance location is too close to Haggerty Road. Mr. Goulet indicated that MDOT has located the entrance based on where the crossover is in the median. Mr. Goulet explained that it is up to MDOT to make the determination based on the distance from the intersection and on the weaving distance from driveway to the turnaround. Mr. Goulet explained that the site will need an MDOT permit and must apply their engineering standards to their roadway to make a determination on the driveway. Commissioner Graham-Hudak stated that she was concerned with lighting on the site and the approach from Haggerty Road to the driveway. Motion by Dodson, supported by Perkins, to move to recommend approval of the site plan for the Michigan Haggerty Commercial Center (Leo s Coney Island Restaurant). Ayes: Nayes: Absent: Dodson, Greene, Perkins and Zuber Graham-Hudak Engel and Okon SPO-2593 SHELDON OFFICE CENTER Consider site plan approval for parcel no Property is located south of Warren and east of Sheldon Road. Ms. Wolosiewicz stated that the project sponsor proposes to locate a day care center and small office building on the parcel at the southeast corner of Warren and Sheldon Roads. Ms. Wolosiewicz explained that the parcel is part of the Carriage Hills Planned Unit Development (PUD) approved by the Board of Trustees in April of 1969 and that the agreement created the Carriage Hills Subdivision and designated this property for commercial development. Ms. Wolosiewicz stated that the C-1 Zoning is vested per the PUD agreement and is the least intensive of the commercial designations and that child care centers and office uses are permitted in the Commercial Zoning Districts. Ms. Wolosiewicz indicated that the parcel is approximately 3 acres and the Willow Creek crosses it from northwest to southeast. Ms. Wolosiewicz explained that the proposal is for a single story 10,000 square foot day care center and 3,200 square foot office building to be located south of the creek. Ms. Wolosiewicz stated that development is not currently proposed for the Warren Road frontage north of the creek. Ms. Wolosiewicz explained that the Ordinance requires a 60 foot building setback for nonresidential uses adjacent to residentially zoned property and that thirty feet of the 60 feet must be occupied by a landscape buffer. Ms. Wolosiewicz explained that the requirement is met along the east and part of the south property line next to the existing residences and the applicant received a variance from the Zoning Board of Appeals to eliminate the buffer where the outdoor play area borders the parking lot for St. Michael s Church.

7 Planning Commission Proceedings 7 February 6, 2017 Ms. Wolosiewicz explained that the location of the play area conforms to the Ordinance requirement of 75 feet from the nearest residence and the play area exceeds the minimum size of 3,000 square feet. Ms. Wolosiewicz stated that Article 4.02 of the Ordinance requires a loading space for nonresidential uses and the typical loading space is 10 feet by 50 feet to accommodate tractor trailers. Ms. Wolosiewicz indicated the applicant is requesting a modification to omit the required loading spaces as the uses proposed do not receive deliveries of that nature and deliveries will be from small trucks and made from the parking lots. Ms. Wolosiewicz stated that Article 2.24 C specifies that a 25 foot natural, undisturbed buffer be maintained from the top of bank or edge of easement of any watercourse and the plans show work occurring only outside of that buffer. Ms. Wolosiewicz indicated that Wayne County Department of Public Services will review activities in that area as part of their permitting process. Ms. Wolosiewicz explained that decorative lights are required to be located on both sides of the entry drive from Sheldon Road and the project sponsor must provide a light detail for review and adjust the photometric plan accordingly. Ms. Wolosiewicz explained that the sign proposed for the Sheldon Road entry will be reviewed by Building and Inspection Services as part of a sign permit. Ms. Wolosiewicz stated that A No Parking Fire Lane sign plan must be provided to the Fire Marshal indicating the locations of all such signs and the revisions must be submitted prior to consideration of the project by the Board of Trustees. Mr. Bryan Amann, on behalf of the applicant, stated that this has been a complex project but have worked through the process with variances and the permitting process. Mr. Amann explained that there are concerns regarding impact of the storm water flow and that these issues will be addressed and resolved during the engineering design and review process. Chairman Greene stated that the parcel under consideration is part of the original Carriage Hill PUD (Planned Unit Development). Mr. Goulet explained that the subdivision is part of the PUD and that the parcel under consideration is not part of the subdivision but is land within the PUD. Mr. Goulet explained that the Carriage Hills Subdivision is a separate tract of land that was developed under that PUD. Mr. Goulet stated that many PUD s back in the 1960 s and 1970 s were zoning plans that took a tract of land and designated areas as single family, commercial, or multiple family. Mr. Goulet stated that this is the commercial tract designated in the PUD but was not included in the subdivision proper. Mr. Goulet indicated that this property has been sitting undeveloped since 1969 and that there has been several site plans reviewed over the last 10 years but now there is a specific user for the site. Mr. Goulet stated that the parcel has always been designated as neighborhood commercial for the area. Commissioner Graham-Hudak inquired as to what some of the concerns are by the neighborhood. Mr. Goulet stated that the primary concerns of the residents is the impact on the drain itself. Mr. Goulet explained that the flood plain broadens out as it gets into Carriage Hills and travels through the backyards to the east and that the flood plain is confined to the banks of the drain and natural features. Mr. Goulet indicated that a 25 foot buffer is required to either side of the bank of the drain to be preserved in its native habitats to maintain soil erosion.

8 Planning Commission Proceedings 8 February 6, 2017 Mr. Goulet explained that there is concern with the amount of additional storm water runoff and impacting the function of the drain. Mr. Goulet explained that Wayne County will review this as part of the storm water design. Mr. Goulet stated that all the impervious surface that is created must be collected and go into an underground system. Mr. Goulet stated that Wayne County will make the determination based on the runoff coefficients as to how much water can be released at any one time from that system. Mr. Goulet explained that this helps clean the water because there is a filtration system so contaminants do not go into the stream and slows down the flow of water to help manage the flow of water during high rain events. Mr. Goulet stated that the guidelines the Township and County have in place relative to storm water management to improve the situation and not take away from the situation. Mr. Goulet stated another concern by the residents are relative to tree removal. Mr. Goulet explained that additional trees have been placed in front of the berm and other locations to make up for tree removal on the property. Mr. Goulet explained that a percentage of regulated trees can be removed on the site for utilities and roads but after they reach 25% they must replace tree for tree for all trees that are regulated. Mr. Goulet indicated that they are maintaining the natural buffer along the drain and is part of the requirement for soil erosion and will maintain the natural corridor. Mr. Goulet stated that the majority of concerns by the residents are with what they will see, impacts to the wooded area on the site and impacts on the drain, storm water and potential flooding. Mr. Goulet explained that all of the environmental items will be taken care of by Wayne County and since they are not crossing the drain and going into the buffer area the only permit that DEQ will issue is a general discharge permit. Mr. Goulet stated that Wayne County will make a determination on how much discharge is allowed from their storm system into the drain. Mr. Goulet stated that the County Ordinance trumps the Township regulations when it comes to storm water. Mr. Goulet indicated that there is a deep lot that the drain runs through to the north and many of the emergent wetlands are located in the back half of the lot and separated by the drain to the north of the houses on Clampton Court. Commissioner Graham-Hudak inquired of the variance for the play area. Mr. Goulet explained that a berm is required as a residential buffer and the Zoning Board of Appeals granted them some minor relief so they wouldn t have to extend landscaping across where the play area is located. Mr. Goulet indicated the original site plan had the building and play area closer to the backyard of the houses and granted them a variance to mitigate the activity away from the adjacent residences. Commissioner Graham-Hudak verified that Wayne County has evaluated traffic patterns to the site. Mr. Goulet explained that Wayne County will evaluate the driveway when they make application for a permit. Commissioner Graham-Hudak explained that she was very concerned with an increase of traffic and is something that should be monitored. Mr. Goulet stated that this use is similar to any school with the normal pick-up and drop-off times. Mr. Goulet stated that Wayne County will assess how large the facility is and the hours of operation along with reviewing the opposing drives to determine if a bypass or deceleration lane is required. Chairman Greene was concerned with a play area near a parking lot that the school does not control. Mr. Amann stated that the area is secure and fenced very well. Chairman Greene verified that the dumpster will be utilized for both buildings.

9 Planning Commission Proceedings 9 February 6, 2017 Chairman Greene asked that the elevations are reviewed as they are labeled incorrectly. Mr. Goulet explained that the daycare requires a 6 foot tall fence. Commissioner Zuber indicated that the drawing shows the dumpster at the end of the parking lot which needs to be corrected and verified that it is in the correct location. Mr. Amann stated that these corrections will be made on the site plans. Commissioner Graham-Hudak inquired as to how much of the building will be seen by the residents. Mr. Amann explained that it will appear similar to a single story building. Mr. Amann explained that the massing of the building and roof line will be significantly less then what they see with the church currently. Commissioner Graham-Hudak inquired of lighting for the building. Mr. Goulet explained that the parking lot must be lit at night and the lighting requirements state the lighting is downward directed and shielded. Mr. Goulet stated that as the landscaping gets taller any lighting seen will go away over time. Mr. Amann stated that if upon construction and a neighbor has an issue with lighting they will be happy to deal with this issue as it comes around. Commissioner Dodson stated that a daycare would be preferred over a more commercial intensive use. Commissioner Zuber indicated that the roof does not appear to line up with the building. Chairman Greene requested a letter from resident John Zain be entered into the record as it was included in the packet. Motion by Dodson, supported by Perkins, to move to recommend approval of the site plan for the Sheldon Office Center including a modification to omit the required loading areas and conditioned upon revision of the rendering for the office building to accurately depict the roof construction and accurately label the building elevations. In addition the plans must be revised to accurately depict the location of the proposed dumpster and all plan sheets must match, and further that the sidewalk must be shown on both Warren and Sheldon Roads for the entire length of the property these items must be addressed prior to consideration of the project by the Board of Trustees. Ayes: Absent: Dodson, Graham-Hudak, Greene, Perkins and Zuber Engel and Okon NEW BUSINESS REFER TO STAFF ADS-3927 SCHULER INC. ADDITION Refer review of site plan to staff for parcel no Property is located east of Ronda Drive between Joy and Koppernick Roads. 121-PDDA-3904 GRANDVIEW ESTATES PDD AMENDMENT Refer review of PDD amendment to staff for parcel nos , , , , , , , , , , , , , , , Property is located south of Geddes between Denton and Barr Roads.

10 Planning Commission Proceedings 10 February 6, SPC-3943 FAITH BAPTIST CHURCH Refer review of site plan to staff for parcel no Property is located north of Warren Road between Beck and Ridge Roads. Motion by Zuber, supported by Dodson, to refer the Item 5 site plan to staff. Ayes all present on a voice vote. NEW BUSINESS SET PUBLIC HEARING FOR MARCH 6, PDP-3881 WESTCHESTER 3 Set public hearing for March 6, 2017 to consider preliminary PDD for parcel no Property is located south of Warren Road between Ridge and Napier Roads. Motion by Zuber, supported by Dodson, to set the Item 6 public hearing for March 6, Ayes all present on a voice vote. REPORTS, DISCUSSION AND CORRESPONDENCE Mr. Goulet reminded the Planning Commission that there is a joint study session with the Township Board on February 7, ADJOURN. Motion by Zuber, supported by Dodson, to adjourn the meeting. Ayes all present on a voice vote. Connie Wade Recording Secretary