Regular Meeting Minutes Chairman Cebulski called the meeting to order at 7:00 p.m. MEMBERS PRESENT: Kendra Barberena Dennis Cebulski Robert Doroshewitz Jim Harb John Itsell Keith Postell Bill Pratt MEMBERS EXCUSED: OTHERS PRESENT: None Laura Haw, AICP, Planning Consultant, McKenna David Richmond, PE, Spalding DeDecker Associates Alice Geletzke, Recording Secretary A APPROVAL OF AGENDA 1. Scheduled Meeting December 13, 2017 It was suggested that because of the inclement weather, the Public Hearing agenda items be delayed until later in the meeting. Moved by Commissioner Pratt and supported by Commissioner Barberena to approve the agenda for December 13, 2017, as amended. Ayes all. B APPROVAL OF MINUTES 1. Regular Meeting November 15, 2017 Moved by Commissioner Pratt and supported by Commissioner Barberena to approve the minutes of the regular Meeting of November 15, 2017 as submitted. Ayes all. D NEW BUSINESS 1. P.C. No: 2273 1217 Applicant / Developer: EUKO Design Signs Comerica Bank ARC Signage 42345 Ann Arbor Road R 78 062 99 0011 000 ARC, Ann Arbor Road Corridor ARC Signage Approval Mrs. Haw reviewed her report dated December 6, 2017 which recommended discussion of the merits of the proposed ground and wall signage, with a justification response from the applicant to the Planning Commission, prior to taking action. She felt the outstanding items on the monument sign were minor 1
and could be handled administratively, whereas the proposed wall signage warranted further deliberation by the Planning Commission. With regard to the wall signage, such signs are only permitted in the ARC district on facades containing public entrances. In this instance, there are only public entrances on the east and west sides of the building, but not on the north side facing Ann Arbor Road where a third wall sign is also proposed. The applicant is however, willing to forego a wall sign on the east façade. Additionally, panel signs are being proposed which are not allowed in the ARC district without a Planning Commission waiver. They are also asking for slightly more than the maximum amount of the signable area in keeping with their brand standard. A representative of EUKO Design Signs addressed the Commission and answered questions about the corporate standard wall sign on all bank branches and the entrances to this bank on the east and west sides and the lack of visibility for wall signs at those locations. The wall signage request was narrowed to having a wall sign just on the north side of the building (on the new tower). Moved by Commissioner Pratt and supported by Commissioner Postell to approve signage requested in Application 2273 1217 at Comerica Bank, 42345 Ann Arbor Road, provided the monument sign on the Lilley Road frontage complies with all of the aspects of the Zoning Ordinance as the applicant confirms this evening. It is the Planning Commission s further finding that as the panel wall sign is, in essence, Comerica Bank s logo, the size and location on the north side of the building is acceptable, in lieu of any wall sign installation on the east and west sides. Ayes all. E OLD BUSINESS 1. P.C. No: 2232 0217 Applicant / Developer PGH Associates, LLC Dunkin Donuts (39600 Ann Arbor Road) Building Addition 39600 Ann Arbor Road R 78 063 04 0001 000 ARC, Ann Arbor Road Corridor Final Site Plan Approval Mrs. Haw reviewed her report dated December 6, 2017, which listed outstanding items and recommended final site plan approval contingent on the items being addressed on a revised site plan submitted for administrative review. She indicated landscaping Items A C have been satisfied, leaving only Items D G. Mr. Richmond reviewed the engineering report dated December 4, 2017, which did not recommend final engineering approval at this time; however had no objections to granting final site plan approval with the conditions of receiving engineering approval, securing all necessary permits and payments of engineering escrow fees. The Fire Department report was received without objection. 2
Joe Phillips, Architect, and Brian Haddad of Dunkin Donuts addressed the Commission and answered questions regarding the items in the Planner s report such as removal of a door which satisfies Item D in the recommendations. Also discussed were the building colors, snow removal, busiest hours of operation, and location of parking spaces. Moved by Commissioner Postell and supported by Commissioner Harb to grant final site plan approval for Application 2232 0217, the building addition for Dunkin Donuts at 39600 Ann Arbor Road, with the understanding that all Engineering must be finalized, that the Planner s recommendations are conditions (listed below), and that the existing colors will be used for the next five years: i. Per the Architectural Standards of the ARC district, all brick and block work shall be completed in a stacked bond pattern and so noted on a revised site plan. ii. iii. iv. Removal of the third door and revisions to the architectural drawings, per the recommendations of the Planner s Report, excluding the change in EIFS coloring. The parking space deed restriction for 39550 Ann Arbor Road must be provided to the Township for legal review, prior to final approval. A photometric plan and cut sheets of all proposed, new lighting fixtures must be provided for review an included in the final plan set. v. Inclusion of the landscaping plan in the final plan set submission. AYES: NAYS: Postell, Harb, Barberena, Cebulski, Doroshewitz, Itsell Pratt Motion carried. 2. P.C. No: 2243 0517 Applicant / Developer Archdiocese of Detroit St Kenneth s Church Building Addition 14951 N. Haggerty Road R 78 021 99 0019 000 R 1, Single Family Residential Final Site Plan Approval Mrs. Haw reviewed her report dated December 1, 2017, which recommends final site plan approval with no outstanding items to report. She applauded the applicant in complying with all conditions of the Planning Commission s tentative site plan approval. Mr. Richmond reviewed his engineering report dated December 4, 2017 which does not recommend final engineering approval at this time; however there are no objections to granting final site plan approval with the conditions of receiving engineering approval, securing all necessary permits and payments of engineering escrow fees. The Fire Department report was received with no deficiencies. 3
Brad Neilson, on behalf of St. Kenneth s, reported that neighbors adjacent to the Church are wholeheartedly supportive of the addition and that the Church has been in talks with the neighbors regarding vegeative preferences, construction timelines, etc. The architect for the project presented building material samples and drawings. Moved by Commissioner Pratt and supported by Commissioner Barberena to grant final site plan approval for Application 2243 0517, St. Kenneth s Church at 14951 N. Haggerty, in accordance with the recommendation of the planner and with the conditions shown in the engineering report. Ayes all. 3. P.C. No: 2271 1117 Applicant / Developer Jamie Burke Quick Pass Plymouth 39550 Ann Arbor Road R 78 063 04 0004 002 ARC, Ann Arbor Road Corridor Tentative and Final Site Plan Approval Mrs. Haw reviewed her report dated December 6, 2017 which recommends tentative and final site plan approval, subject to outstanding Items A L. Mr. Richmond reviewed the engineering report dated December 4, 2017 which does not recommend final engineering approval at this time; however there are no objections to granting final site plan approval with the conditions of receiving engineering approval, securing all necessary permits and payments of engineering escrow fees. The Fire Department report listed no deficiencies. Applicant Jamie Burke and his architect addressed the Commission and answered questions. The architect agreed to bring in the material samples for Mrs. Haw to review. He did question the repositioning of the dormers on the building, hoping to have consistently designed buildings for all the car washes. Also discussed were decorative lighting, set up for vacuums, and the possibility of payment in lieu of sidewalk improvement and ramp installation at Tavistock and Ann Arbor Road. Moved by Commissioner Pratt and supported by Commissioner Barberena to grant tentative and final site plan approval for Application 2271 1117, Quick Pass Plymouth at 39550 Ann Arbor Road, subject to conditions in the Planner s and Engineer s reports, specifically to the conditions listed below that the suggested ramp improvements on the sidewalk be held in abeyance until the engineer determines whether what is existing is in compliance. If so, then in lieu payments may be made to the Township. Also, that Item A in the Planner s report regarding the dormers is a discretionary item, but that there be no fewer dormers than as currently shown. 4
Additional conditions: i. Per the Architectural Standards of the ARC district, all brick and block work shall be completed in a stacked bond pattern and so noted. ii. The pedestrian entry door on the south elevation should have store-front glass incorporated for a least a portion of it. iii. The second, pedestrian entry door on the north elevation should have store-front glass incorporated for a least a portion of it. iv. Clustered evergreens and shrubs, including directly south of the dumpster enclosure and along the east property line, are installed. v. Additional vegetation is installed within the drive-thru area. vi. The proposed burning bush (along Tavistock) is replaced with a different shrub which will create a continuous visual barrier to screen the parking lot and drive-thru area. vii. Details on the size, orientation, lighting and audio of the drive-thru menu boards provided for review and designed as to not impact the residents to the north. viii. Illumination levels along all property lines exceed the maximum 0.5 foot-candle permitted and must be reduced to comply. ix. A note added to the site plan stating lighting will be set to a timer and dimmed or shut off completely during non-operational hours. x. Decorative lighting be used along the west façade of the building. Ayes all. C PUBLIC HEARING(S) 1. P.C. No: 2270 1117 Applicant / Developer: Wayne County Class A Non Conforming Status Designation Phoenix Road Yard East of Hines Drive, west of Northville Road, north of M 14 R 78 018 03 0073 001 PL, Public Lands Class A Non Conforming Status Designation Approval Mrs. Haw reviewed her memo dated December 6, 2017, citing the reasons why Wayne County is requesting a Class A Non Conforming designation and why it is important for the Township to consider such a request and remain pro development. According to her memo, it would permit the addition and/or enhancement of the Kahn building on the site, even though it does not meet the dimensional standards of the district (or any district as a result of a future rezoning). She noted this would allow the potential owner to expand the building without getting this specific variance, making the redevelopment of the site more appealing. Chairman Cebulski opened the public hearing at 8:21 p.m. There being no public comment, the hearing was closed at 8:22 p.m. Moved by Commissioner Pratt and supported by Commissioner Barberena to approve the Class A Non Conforming Status requested by Wayne County in Application 2270 1117 for the Phoenix Road Yard Albert Kahn structure with the following condition: Administrative site plan review may be permissible 5
for any future expansion of the Class A Non Conforming Designation, provided the standards of Section 29.4: Approval Required, are met (located east of Hines Drive, West of Northville Road, north of M 14), per the findings listed as 1 4 on Page 2 of the findings section of the Planner s report dated December 6, 2017. Ayes all. 2. P.C. No: Applicant / Developer: Plymouth Township Article 23: PUD Ordinance Amendments Recommendation to the Board of Trustees for Consideration Chairman Cebulski opened the public hearing at 8:35 p.m. There being no comment from the public, the hearing was closed at 8:36 p.m. It was decided to further consider these amendment recommendations to the Board of Trustees at a future meeting. Moved by Commissioner Pratt and supported by Commissioner Barberena to table review of Article 23: PUD Ordinance Amendments to a future meeting. Ayes all. F OTHER PLANNING COMMISSION BUSINESS G COMMUNICATIONS AND/OR INFORMATION 1. Planning Director Updates (verbal) Mrs. Haw noted Wayne County is accepting proposals on the Phoenix site. Also, she attended an open house at the Burroughs site. Also, updating the Planning Commission bylaws is under consideration and revisions will be available for a discussion in January 2018. H BOARD OF TRUSTEES ACTION 1. At the November 28, 2017 Board of Trustees meeting, the Board moved to approve the distribution and comment period for one of the proposed Future Land Use Map amendments, will consider the remainder at a later date. MOTION TO ADJOURN Moved by Commissioner Pratt and supported by Commissioner Barberena to adjourn the meeting at 8:45 p.m. Ayes all. Respectfully submitted, Kendra Barberena, Secretary Charter Township of Plymouth Planning Commission 6
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) 354 3201, TDD users: 1 800 649 3777 (Michigan Relay Service). 7