Planning Commission - Regular Meeting

All three more and we need your That's what I was told. Following the rules. Thank you. Okay. I'll see. But I I think there is a Can you send me a Oh, a week from today. Yeah. Oh, we'll have to confirm this. She says she not Tuesday, but I can attend the study session meeting. Yeah. Oh, okay. 25th. Okay. Okay. Did I mess it up? Okay. Okay. You can do

Okay. Let me ask you. Okay. Thank you. That's a nice shade of boy gray there, wouldn't you say? Yeah, nice shade of gray. I think it fits the tone and color scheme of the north quite well. We don't need the whiteness. I'm surprised they're not putting solar panels on the roof, you know. I mean, they got the white reflected, which is good, but you know, technology advancing so quickly. It is the 25th. It is It is. Yeah. I don't know if I can come to you. You don't have to the Wednesday.

Yeah, Tuesday is more optional because it's justformational and it's with the trustees. Not every commissioner needs to go. Uh Wednesday would be good to go. No. And Thursday, that's if you even have a meeting. All right. I think there is one 31 almost 6:32. I didn't know if we're waiting on anybody, but it's I think it's time. Okay, mic's on. The Plymouth uh Township Planning Commission meeting will come to order at 6:31. Secretary, please call roll. Dennis Sabolski here, Tim Boyd here,

Steuart Pop here, Sandy Groth. It's pronounced growth, just so you know. Um, and I am here. Sandy Growth, sorry. Right. Dan Callahan here. Bill I here. Ashley Krueger here. All here. Okay. Thank you. And before we start the meat of the meeting, I'd like to welcome Sandy Growth to uh the commission. She is the representative from the board of trustees. Has many decades of Thank you.

of uh experience in the public sector. And our other new commissioner is Nancy Krueger, who is an attorney and uh has been on the Leavonia Planning Commission in the past, now resides in Plymouth Township and uh works for the University of Michigan uh in real estate for Michigan Medicine. So, welcome you both. Thank you. All right. And do we have a motion for the approval of the agenda?

I I have a question. I I would appreciate it if we could remove item 8D, which is the child care thing. Um the discussion um and move it on to the next meeting because I just got the information yesterday and I am not prepared whatsoever to even speak or or talk about that. Do you know what that Okay. Okay. It's essential, but I just like to move it to the next meeting. Okay. You know what? Is that okay with you guys? Okay. All right. Uh, so thank you. We will eliminate item 8

AD 8 and we'll move it to a future agenda. Uh, with that change, are there any other changes? Is there a motion to approve the agenda as um amended? Mr. Chair, I move we approve the agenda for February 18th, 2026 as amended. Second. Second. moved by Commissioner Boyd and supported by Commissioner Stewart to approve the February 18th agenda um amended. All in favor signify by saying I opposed. Motion carries.

And is there a motion on the minutes or are there any changes, corrections? Not. Is there a motion to approve? Mr. Chair, I move we approve the minutes of January 21st, 2026 as submitted. They're supporting. Okay. Moved by Commissioner Boyd and supported by Commissioner Callahan to approve the January 21st minutes as submitted. All in favor signify by saying I. I. Opposed. Motion carries.

Uh item four is public comment. So if anyone is here that wishes to speak on any non-aggenda item, just step forward. Give us your name and address if you wish. And you have three minutes. Hi, I'm Mary Pine. GK Chesterton and the planning process. I ran across a quote from GK Chesterton. It is it isn't that they can't see the solution, it's that they can't see the problem. And immediately I thought of the planning commission. What was brought to mind was the mindless reaction to an opinion request. I witnessed Dennis, Bob, Laura, and others look at this request issue simply as a math problem, figuring out how to manipulate square feet without any concern for the basic issue, concepts, experience, and common sense needed to be applied. When I suggested that experts in the field should be conducted as the first step, I was told by the requesttor that it was too soon in the process. A basic understanding which was obviously not present within their grasp is the first step in the process of decisionmaking. As Chester stated, they simply could not see the problem. They simply jump to the solution with no consideration of the why of requirements or possible consequences and poor forced planning. Isn't the planning commission supposed to plan for the future? Isn't their job to list possible scenarios and problems that could arise from the location decision before jumping to make those decisions? This is common sense. Apparently, some of you are slow learners and did not learn from the racetrack debacle. Apparently, some chose to consider to use manipulation of guidelines to accommodate non-residents, businesses, politicians desires to their benefit and to the residents detriment.

Pictures are sometimes louder than words. I appreciate these photos taken by a friend, the only customer in Wraid, when a car hit the building at which is now a fairly busy intersection on Main Street and Ann Arbor Road. My husband is going to pass out a copy for all of you. Fortunately, ano an employee had just moved from stocking at the point of contact in the building from the car. Please start planning with Chesterton in mind, not manipulation to please others others than the people and children of the community. Please learn from the chaos that you have caused the community in the past with the racetrack debacle and all the the truck traffic. Putting a daycare center at the intersection where rightaid is is a terrible idea and it should not have even been up for discussion. and citizens please pay attention. If you are were aware by paying attention this would be intuitively obvious to all the residents. Thank you.

Thank you. Just to be clear that right um location is in the city. It's not Oh, I am aware of that. But you remember the young lady probably who has no children. I'm guessing neither of ours do. Thank you.

came and wanted the opinion. There seems to be a I'm guessing there appears to be pressure applied for some sort of agreement. And I will fairly point out just as you have that this was not traffic that came swerving from the street. Somebody lost control of their car and they hit the building with the consequences of it. Now if you have bassinets there with babies, think about that. And if you know the logistics of how people pick up and drop off at a uh daycare center, it's quite complicated. Okay. I think you've run past. Oh, I I was answering your question. Okay.

Thank you. Thank you. Appreciate you coming in. Anyone else? Okay. Next. Unfinished business. Application 2568. the Alcar Wash.

Thank you, Chair Chairman Sabolski. Good evening, planning commissioners. Liz Hart with McKenna. This application before you is the final site plan for El Carw Wash along Five Mile Road in December 10th. you did approve a tenative site plan and then it's also a special land use which was approved back in August of 2025. Uh not much has changed from the previous site plan but I'm going to go through the changes. Um first to know the first change is um all the vacuum spaces are located inside. However, the applicant is proposing to move the mechanical equipment just outside of the vacuum enclosure. It will have a similar enclosure to to what the waste receptacle is proposing with no top to it. Um, I do want to note that noise compliance for special land uses that that is a part of this. So if a complaint comes in about that specifically, we can request that it come back through planning commission. So they are allowed to review it based off of that noise issue. So I just want to note that that's not a condition with the site plan, but that is under the special land use ordinance. Um we talked about impervious surface during the tenative site plan. Um the updated site plan does show 60.2% of imperous surface. So that includes the building and um uh asphalt. So the vehicular use areas. Now that has increased from the previous plan from 56%. But I do want to note that that shared access with tractor supply to the south is also imposing an increase of the impervious surface. However, the industrial district does not have a maximum um requirement for imperous

surface. So, they are compliant. Just wanted to note that because of water usage on the site and things like that. Um in terms of natural resources, there were an additional four trees required for replacement trees. They the applicant has proposed those on the south side of the property near the tractor supply in front of uh the employee parking spaces. So that requirement is now met. Uh no impact to public services as stated before. Um no additional changes to the vehicular access except now your site plan does again show that shared access with tractor supply. Adequate pedestrian access. with that 8ft pedestrian path along fivemile and interior sidewalks. The fire department did approve the plans earlier on landscaping screening and buffering. Uh the proposed buffer landscaping along five miles. So that's been met with the 10 foot buffer. Um they're proposing 10 and a half. Uh and then they're proposing 10 ink berry shrubs and or in the previous plan they were proposing 10 ink berry shrubs and four honeyloust trees um only in front of a certain portion of the vehicular use area. So but that the whole entire vehicular use area needs to be screened off. So that so staff asked for additional shrubage which they did provide. They're including um on the revised plans 29 additional shrubs in front of that vehicular use area along 5 miles. So that should be adequately screened now. Parking and loading has been met. Again, just noting that the vacuum spaces are all indoor and just the mechanical equipment is outside. Uh building design

and architecture. Um nothing's changed for the building facade from the last time you've seen it. Uh so we're still recommending approval of that exterior lighting. The site the tenative site plan proposed a 20 foot six foot height uh pole uh industrial district only allows 25 ft. They have reduced that pole height to 25 ft. So that is now in compliance. Um, I already went over the accessory building, but in addition to the new mechanical equipment enclosure, there is that um, attendant booth, which they did provide us those architectural details for it. So, that's in your site plans as well and no issues with that. It is compliant with code. And then the waist enclosure. So, the applicant is proposing powdercoated aluminum slats, um, which isn't a material that is specifically allowed in the code section, but the planning commission can approve this deviation and staff does find this appropriate. And signage, uh, there was a monument sign on the plan. Um, preliminary review was conducted. However, not all details were in this were done for a full review. A separate sign permit is required um for this application to be approved administratively. We are the staff is recommending that the planning commission grant final site plan approval um with conditions for for as presented with condition that all engineering items be addressed prior to the final stamp. planning staff did not have any additional conditions to add tonight. Um, that's my report. I believe the applicant is here for questions for you. I'm happy to take any. Thank you.

Thank you. And the engineering report.

Um, good evening commissioners. Uh, Luis Amichi with Spolina Decker. Uh, we have previously reviewed this site plan back in December. Our comments are very similar from back then. Not much have changed. Um the side is going to be served by water um that is already existing. The sanitary is going to be served by future um sanitary being constructed by the meer development. So one of the main comments for us was that this project will need to coordinate with the meer development. It is currently being constructed but it is something that they need to serve their side. Um, another item that it needs to be noted is that the car wash is accounted for in a future regional detention basin for the BTE development. Back then we had no plans for this uh project but we since then we had received those plans and approved them. So, um, this project will have to be constructed before the car wash can move forward with construction and it will all have to be approved by Wayne County um to make sure it meets their standards. Um, we had noted we had done a review uh or traffic engineers did a review uh the traffic study that was provided by Fishbek on October. Uh we have found that there is already existing failing of service um at the intersection of five mile road and Johnson Creek Drive but it is not caused by this proposed development. Uh it is recommended that a car wash works with Wayne County on coordination for the optimization of the traffic signal if needed. Um we we are recommending final approval u with contingent of those comments be being addressed before engineering review. Thank you. So, the applicant is working with uh

Wayne County to see if there should be a traffic signal at the M. Okay, that that's our recommendation, but um that was a recommendation back then based on the traffic review. Yes. All right. And the applicants received u report from the fire department. They have found no deficiencies u from a public safety perspective. And the applicant is here. Sign in.

Good evening, members of the planning commission. My name is Mitchell Harvey. I'm with Stonefield Engineering. Um I won't go through the entire plan set. I don't want to um you've all seen it. I don't want to go through it again. But I do want to highlight a couple changes that we made. Uh the first is we did pull that uh vacuum producer outside, but that's still going to be housed within a a concrete enclosure. So that really mitigates sound going outside of that that concrete enclosure. And really once you hit about 60 50 ft away from that enclosure, you're back to normal sound levels. You won't hear anything past that. And it's it's set beyond 60 ft from the property line. So there won't be above 60 dB at the property line, which I believe is a special land use requirement. Um, we did add that shared access drive to the development to the south. So, that is bumping up our uh imperous surface slightly. I know there's no requirement for imperous surface within the industrial zone, but we obviously want to be sensitive of green space and provide as much as possible, but I think that the benefit of that cross access point is going to outweigh uh the slight more green space that we could provide. Uh last item is we are providing uh significant shrubs and buffering along the front to kind of screen the roadway from that vehicle circulation um going through the stacking lane there. Uh beyond that, we're in full agreement with the McKenna and the engineering review letter. Um we appreciate all their help and all their diligence going through the project with us. And beyond that, uh the architect is here, representation from the Alcarwash team is here, and we're happy to answer any questions. Thank you. a few questions I'll lead off with and I know a few of the other commissioners have questions as well. Um so when I was looking at the enclosed vacuum space uh I've noticed uh and this is addressed also to uh Laura the vacuum spaces are 12 ft by 20 ft and 30 ft for pull out

you know when they where the two where the aisleway is. So what is the typical parking space that we have in the township because that seems tight to me. If you want me to answer, the ordinance requires a 9 by 20 foot parking space. Okay.

With a 20 foot drive aisle. Now, obviously when we wanted to go a little little bit bigger because if you're vacuuming out your car, you have doors open, you want to be able to maneuver someone's next, you don't want to be bumping into them. So, the LC car wash brand, they like to have a little bit more room for these uh for these vac spaces as well as the wider drive vial in the middle. Just helps people get out, pull out a little bit easier and makes vehicle circulation a little bit easier throughout that that area.

Makes makes me feel better. Um, on the hours of operation, you have here uh between the hours of 7 and 8:00 p.m. with a maximum of three employees. Is that every day that the car wash will be open? I believe so. They might have reduced hours on Sunday, but 7 to8. Okay.

Stephen Barrett, L Carwash, 302000 Telegraph Road, Sweet 205 Bingham Farms. Um, yes, that's correct. It's 7 to 8:00 p.m. Monday through Saturday, and then we have reduced hours on Sundays. It's It's not uh it likely be 7 to 6. Um, it it just hasn't been quite determined at this time. Okay. Okay. And see, so on the this concrete enclosure for your vacuum, uh is that got a lid on it too? Is it totally enclosed or just enclosed like a dumpster would be enclosed?

It's enclosed like a dumpster enclosure. So there is no top onto it, but that that enclosure wall is a concrete masonry structure that provides a fairly substantial level of noise dampening. Okay. And then on the imperous uh surface, which I mean I think we're all concerned about the environment. Uh Laura, do you happen to know what the uh imperous surfaces at the Meyers? Um we'd have to pull the plans and and look that up. I don't know if Louisa has any sort of rough calculation, but for that site, they do have the on-site detention. It's a rather large basin by five miles. So, uh, that's going to help.

Yeah, it's going to change the calculation where this all the detention is underground. I know, Bill, you have some questions.

I do. I do. The first thing I want to say is this is a safe place to get your car washed. Number one, because you're not going to deal with ice skating rink slip and falls in the winter time like I have to at the pure wash on Sheldon Road every winter. A B the fact that you guys have towels to dry it off and vacuums inside I think is great. The common curb cutout that is not on five mile is safe also for traffic, right? had shared which I think is is great execution number one with uh the things I'm encouraged by is yeah the impervious solution dropped by 4.2% 2% but what we gained were 5 foot and 8ft sidewalks a we gained 29 shrubs 14 trees they they went above and beyond I think to to green it up a so I can live with that right the fact that they recycle 90% of the water and they've got this biodegradable system in there to cleanse it is good also right so my suggestions were were pretty simple and limited we've already talked about the the vacuum area right I just hope you guys have the data and the sound measurements right and I want to make Sure. On the record, you let Lauren know you measure with the meter at the unit A as well as at the same distance B so it's documented.

Absolutely.

All right. And I I still think you guys are are missing the mark here with the heated concrete behind the three lanes. Right. You got a great place to push the snow along the back wall, which is good. But where Pure Wash has gotten in trouble is is they have a straight push and they hit those three lanes and the snow is there. it's stacked up and it's icy and they've got pylons out there. It's just people going to come around the corner. I'm worried their back end's going to slide out, right? So, sorry. I'm an engineer. I see failure modes before they happen, right? And I'm trained to to point them out. So, you guys don't have to take my suggestion and do anything with it, but I just wanted on the record to to make that. And then, uh the last one I had was uh oh, I'll I'll save that for somebody else to see if they bring it up, right? I just think we're asking for trouble with the garbage truck here based on all the lawn jobs we get in my sub which has easier turning radiuses that are bigger. But I'll I'll let the other guys speak and gals.

Tim, did you have no comments? Okay. Have you had any chance to look at Okay. Now at this end, anyone have questions? I I do have one question. So, while this is my first meeting, I understand that it's not your first time here. Um, and I do appreciate the work that's gone into the revisions. I did review them in depth. Um just wanted to say that like five mile road is an important corridor for the township. So just kind of wanted to hear from you um if you can describe like the final uh building design materials and and landscape um landscaping just to ensure that this site is going to look attractive into the future and not just when it initially opens.

Absolutely. I will do a quick synopsis on the landscape and then I'm actually going to have the architect who brought some renderings and boards that I think do a pretty good job of exemplifying how the site is going to look uh kind of in a more 3D view. But um what we have right across the front is going to be four um four deciduous trees and then that that evergreen or that hedge row across the stacking lane there. So that's going to screen those headlights from going onto uh five mile road with that with that continuous buffer there. We also have, you know, some other plantings, perennials, flowers, grasses, that kind of thing up there. And then kind of as you move kind of south through the site, we have intermixed trees that meet all zoning ordinance requirements. And then all replacement trees are kind of further to the south there. the um both the vac the vac enclosure as well as the dumpster enclosure is also going to be screened by uh evergreen trees or shrubs. Uh that's the landscaping lighting is obviously going to be high efficiency down lit dark sky compliant LED fixtures. Um that's probably all the visual stuff I could get into. Eric, you want to discuss some of the materials that we selected

and perhaps when you an appropriate part of your presentation if you can just walk by so we can see that better. Maybe now since so we get an idea before you start describing things. I did appreciate the aerial perspectives that were included in our packet that helped uh quite a bit visualizing the uh the I was going to say there's a blur. So, my name is Eric Myers with Creek Clair Architects, 24321 Sunny Point Drive, Southfield, Michigan. Um, as has been noted, this has been a uh a continuous development over time.

Initially, when we were looking at this project, we had a Eph design with an allh um building, which is the standard uh branding for the Elcowash brand. um in conversations with the city over time this has been developed. We've moved to a masonry structure in addition to the uh curtain wall around the enclosed vax um to bring it more in line with the neighboring properties. Um at one point that was all white brick um with um some minor colors thrown in. Um after some more discussions, we've also uh kind of like made this a more tan building. Uh bring a little bit warmth uh brownness into the property. So we uh stretched out the colors to be a khaki stone uh for the main primary building facade with uh the white brick you see though being more accent pieces. Um so we believe this is a high quality durable long loss longl lasting material uh building um that is going to be very attractive for years to come. So I'm happy to answer any additional questions.

Commissioner Cougar when they first arrived here they wanted all white building and we didn't care for that all white. It really was quite stark. They were originally in Florida, so that works well there, not so well in our in our climate. So, uh, you took our suggestions for which were quite appreciative and has toned it down a bit, which I think improves it and fits in better in our area. Significant improvement with the color scheme. Yes. Really well done.

Um, I actually did have a comment here. Um, we've talked in planning commission about the fact that some of our applicants um, have a really nice landscaping plan, but then they don't maintain it over time. I noticed in this in this deck on page C7, which is the landscaping plan. Up in the right hand corner, there's actually a season by season landscape maintenance schedule that calls out various activities that the applicant's going to do. Um, I commend you for this. Uh, and I trust that you will actually deliver on this on an ongoing basis. You got a really nice layout there with the landscaping in the building and it'll be to your benefit to maintain that over time.

Absolutely. And I think our benefit as well cuz you know a good landscaping obviously brings some aesthetic features to the site that we appreciate as well as the or I guess El Carwash appreciates as the operator. Any other concerns, comments, questions? I had two more, Dennis.

Um, the the light fixtures, right? Dark sky, right? The LEDs with the shields, right, are perfect, right? The type A, B, and C. But the D the D1 doesn't have any shielding on it, right? And light defracts, as you know, it just splits out and goes around corners. And I was just wondering why we aren't using an LED number one and shielding on it number two because you get the directionality of LEDs and you're using 75% less electricity. So it actually cost you guys less to operate. So that was one question on the light. Was there a way to improve the the D fixture?

I mean it does. So the defixture yes doesn't have the the full shield on the back. It's only on the front and the side and it's actually a little bit lower. So it's it's set at um 18 ft on the building. We still meet all the ordinance from a phototric standpoint. That's just a light we're able to get on there. We could easily put some sort of down lit or or or shield to it if you know that would make the planning commission more comfortable. I we meet the minimum requirements for all property lines and maximums and it'll help save you guys electricity. You don't have to. It's just a suggestion, right? I appreciate it. We'll put a look at it and model it and make sure it's

And the last one is uh we've had three lawn jobs in the last 6 weeks with the trash guys in a condo complex where I live with a a very generous radius, right? When I looked at the the trash dumpster in this picture here, for a class A garbage truck, right, to go in and make that torchless curve and back out, you're going to get a lawn job every week, okay? You're going to break the curb, you're going to hit the tree, right? Which we value very strongly because we're a tree city, even though we're a township here. So my suggestion here is kindly look at rotating the dumpster 15° so you have a straight shot coming in. You have a straight shot backing out so you can get in and out and not obstruct car wash traffic a or anyone else trying to get into the tractor supply that's going to be back there.

I think that's a great comment and we'll definitely make that rotation and adjust it in our engineering plan. I appreciate that. Can one of you just uh pass through us like you did with the building materials on the rendering, the color rendering you have?

That one's a little bigger. Um, so this was the the main khaki brown going throughout the building. You have the white inset bricks along here and that select location along the side. Um the banding is allel

Yeah. Yeah. Yeah, we saw that when you brought Yeah. And um the uh the portal into the uh enclosed vacuum which is like a uh like a light gray right metal. Can you share with our new commissioners on each end?

So, you got rid of all the white for the most part then? Um, I wouldn't say all the way, but for the most part, we drastically reduced it. We still have these in here that all the way. Um, but I don't have the exact percentage. No, I I know% minimum. Yeah. Yeah.

Also, Commissioner reflective metal panels up here with a silver trim around the wall panels. just try to hide some of the structure of the roof. Looks nice. Thank you.

I think that concludes what uh everyone's okay? Yep. Okay. I think so. All right. Then we're ready for a motion. Uh Mr. Chair, I move that the planning commission grant final site plan approval for application number 2568 L car wash site plan and 5mile road as presented with the condition of all engineering items be addressed prior to final stamp and the um you're approving the powdercoated aluminum slants. Yes, that was okay. That was on uh p bottom of page eight number 13. the underlined portion.

Right. Okay. Let's redo it then. Okay. Okay. I move that the planning commission grant final site plan approval for application number 2568 L car wash site plan on 5m road as presented with the condition of all engineering items to be addressed prior to final stamp and that we are approving the proposed powdercoated aluminum slats as called out on page eight of the planner report. There's support. Okay, second. Moved by Commissioner Boyd and supported by Commissioner Pop to grant approval to application 2568 subject to said uh conditions. All in favor signify by saying I.

Opposed. Motion carries. Thank you so much. Thank you. Just want to say thanks. Thank you guys. It's it's been a pleasure working with you, the staff, the commission. We greatly appreciate it and we we look forward to opening up business in Plymouth Township. Well, we look forward to having you here and bringing this facility to us. Thank you.

Yeah. Next is application 2590 uh 49500 drive and planners report.

Thank you, Chairman Sabolski. Again, good evening, commissioners. Liz Hart with McKenna. This is a tenative site plan review for unit 8 of the Ridge 5 Industrial Park located on Techne Drive, which is just west of Ridge Drive, um just south of the of Five Mile. Uh the applicant is proposing roughly a 90,000 square ft building that will have warehousing and office space in it on a 4.86 86 acre parcel. So, unit 8 is the the closest unit to um to Ridge Road and the property is zoned in the industrial district and it what is part of the Michigan International Technology Corridor uh which we've been looking at this area quite a bit um where office research design uh development and light industrial are allowed. Um so site appearance and coordination. So again it is an ind we are considering it an industrial park which does have a few different dimensional requirements than just the industrial district. Um and that those have been met. I want to note the building height for the industrial district is 35 ft. The building the proposed building height is 29 ft to the top of the roof. The parapet adds the that extra six feet that you would be seeing with the 35.8 feet in their plans. There were no existing trees on site. This was um the clearing of the site was was done prior to this application. Um and there are no identified wetlands within the area of the site. Um this this specific unit um the development proposes tapping into existing nearby utilities to serve the

site and easements can be found in Techne Drive and the fire marshall has approved the plans as well. Vehicular access and circulation. So the site's access from Techne Drive, there's two access drives from Technne Drive. Um, and on p sheet C3.1 to 3.3, you can find the circulation diagrams for the different like a semi a garage or garbage truck in the fire department. Um, the drive aisle does provide enough maneuvering space. The westernmost driveway, um, the applicant has stated that's actually proposed only for truck access. So we added a condition that that should be signed appropriately so it's not to get confused for trucks verse um workers on the site. pedestrian access and circulation. Um, sidewalks along Techne Drive are required um or a payment in L is required to be made and the applicants requesting to do a payment in L for the technique drive sidewalks. And then um the site plan doesn't comply with pedestrian circulation in regards to the barrierfree parking spaces. It needs to have an accessible connection to a walkway leading to the building. There's just a few spaces that don't have a sidewalk right in front of it. So, we want to ensure that goes in there. Again, the fire department has approved the plans. Landscaping, screening, and buffering. Um, it is capable of satisfying the ordinance requirements. Uh, 25 street trees are required along Tatney Drive and Bridge Drive. I did count only 24. So just an additional tree should be required along th those uh road frontage. Ridge Road does have existing like newer landscaping. So we wanted to get a clarification on the landscaping plan of what's being proposed for this site

versus what's already existing. Um and then we do recommend some additional landscaping facing bridge road along the building just to break up that facade a little bit um and enhance the streetscape. Um otherwise they are Oh sorry. Um and then we're requesting additional landscaping in the area between uh the vehicular use areas and the screen just more more screening methods of like just uh ground cover. So we're having seasonal uh buffering screening from that. The bio swell uh provides deciduous shade and ornamental trees, but the intent of the ordinance is to replicate a natural environment. So, we're recommending additional ground coverings there and maybe some evergreen just to get a variety of plantings in on the site. And then additional landscaping between the detention pond, which is to the west of the site, and the parking that's right up against it. We just want some additional landscaping and buffering there. uh parking and loading the the applicants um required to have 205 spaces including seven uh barrierfree spaces. Right now the site plan's proposing 109 parking spaces including the seven barrier spaces. So they are required to get a variance for the missing seven or staff has offered a recalculation of the parking for an unspecified unknown user of a warehouse. Um is a reduction in the the parking standards. I think it's one space per 350 ft I think is yeah 350 ft. but would reduce that parking requirement um and get them in to meet what's what's what's required per the ordinance with that requirement um and they wouldn't need the variance.

The applicant hasn't stated that they would be doing that. So, we added that as a condition. Um and and they have a note on that on their site plan that a variance is needed for the parking spaces. Uh for the building design and architecture, it's pretty typical industrial building. Um but we do not have a complete list of materials used. So that's requested uh that the applicant provide that with the final site plan. And then we felt that the west elevation did not reflect the same level of architectural detail as the other elevations. So we're recommending that the elevation be changed to match more closely to the rest of the building. And we have discussed that with the applicant. They they should be making that change with the final site plan. Exterior lighting. Um the proposed freestanding poles at 30 ft. The um allowed height is uh actually 25 ft. I know this report says 30. It's actually maximum of 25. So they do need to reduce that lighting pole. And they also need to they do exceed the minimum um lighting at property lines which also need to be reduced. Um there's a monument sign proposed on the site plan. Uh we weren't able to conduct a full review, but a a signed permit will be required outside of this these the site plan review. So staff is recommending approval of the tenative site plan uh with uh conditions 10 conditions. The first one being a variance approval for the reduction in parking spaces. the pole height for lighting be reduced to 25 ft. Um, a revised lighting phototric plan. Uh, complete the applicant shall provide a complete building materials scheduled for the exterior facade materials and calculations. Uh, the west elevation be updated to

reflect the same level of architectural detail as the other elevations. the bioell landscaping be revised to incorporate additional varieties of ground cover plantings. Additional landscaping landscaping between the vehicular use area and the street. I did note in here the planning commission may approve alternative landscaping. I just wanted to note that um what they're proposing may not meet what we believe is appropriate screening. Um, so you can't they can offer an alternate landscaping plan and you can approve that. Um, the western most driveway shall be designated for truck access only. Um, the barrier free spaces shall uh have a continuous pedest or continuous accessible connection to a walkway leading to the building entrance and then the ridge road um clarification for the existing trees versus what is proposed. Um that is our our staff report. Again, we're recommending um approval with the conditions with all engineering items and then the conditions listed in the staff report. The applicant is here to take your questions and I'm also happy to take any additional questions. Thank you.

Thank you. And the engineering report.

Yeah. Good evening, commissioners. Um we have reviewed the plans provided by PA group and the following are our comments. I just want to note that we're going to be reviewing the three units and our comments are similarlyish for all units. So just bear with us if I go over the same comments each time. Uh so it's to be noted that this uh rich industrial park was developed back in 2021. We did approve the stator's existing utilities and road. Um so one of her comments is that we will need to inspect and determine the conditions of that existing private road and utilities uh including the pump station and storing sewers um just to determine if there's anything that needs to be removed or replaced that could be done before construction of these buildings. Uh there is existing water um along Techni Drive and they're proposing to extend that. Uh we the township does not like to have uh water man within the pavement but we understand that for this building this needs to happen. So we just want to make sure that they understand the responsibility in the case that the water man there's a waterman break and needs replacement that the owner is responsible for the pavement replacement. Um there is um dead end that exceed exceeds the maximum allowable. So we're requesting that they revise the layout to either to be shorter or to look back um to Techni Drive. Uh the sanitary sewer is um private and they're proposing um 6 in sanitary sewer lead. Um the storm water system is to be discharged to the existing detention pond and in addition they're providing a bio swell. Um based

on the calculations provided the original detention basin uh was sufficient for all parcels. However, they are proposing higher runoff coefficient and that is the reason they're including the buy as well. Uh we believe that everything will work out, but Wayne County will have to review and approve that there's no other additional requirements of detention or even upgrades to the existing system. Um on the traffic part, we um just wanted to note that when you combine the whole buildout of the site, it it might trigger the requirements for a traffic impact study. So we just wanted to note that an assessment of the traffic volumes to be generated should just be addressed to the satisfaction of the township. Um based on the comments noted in our report, we are recommended tens of site plan and if you have any questions um please let me know. Thank you.

Thank you. Any applicants received the uh report from the fire department. They have no deficiencies that they found from a public safety perspective. And the applicant is here.

Good evening. My name is Maria Dagustinini. I'm from Dagustinini Companies, 38700 Van Dyke Avenue, Sweet 200, Sterling Heights, Michigan. Um, we're here for three sites in the Ridge 5 development, and we're super excited to be here and have this opportunity to develop uh what was previously intended to be the the track into an industrial uh development. To tell you a little bit about ourselves, uh we're established in 1972. We're privately held family-owned business. I'm here with my father, Jean Dagustinini, our founder, and Emily Dagustinini, who uh I describe her as our CFO. Um we're we're a a prominent developer in southeastern Michigan. We've done retail, primarily industrial, uh medical office, and uh mixeduse apartments. So we're we are uh well verssed and experienced in multiple uh sectors of land development and construction. We offer fully integrative uh design build services. Um we are developers, general contractors and property managers. And we hold these developments for our own portfolio, which I think is important because we uh even though, you know, some of the costs up front are a little more expensive. Um you know, we we prefer concrete parking lots, we value engineer our buildings to stand the test of time, quality materials, quality parking lots because we own and maintain these buildings for generations. Um we pride ourselves on practical designs. Uh we allow these buildings, we plan these buildings to have maximum versatility for multiple

types of users. Um you know high ceilings, wide uh bays in the shop. Um flexibility so people could place man doors or overhead doors if we need to accommodate that to you know for their process or layout. Um ESFR fire suppression systems. We speck in these buildings because it allows for maximum uh versatility with use and and storage. Um so we really designed these buildings to to avoid being functionally obsolescent and avoid vacancy. So, um, moving on, our objective here today and in the future years to come is to partner with Plymouth Township um to bring value to the people that live and work and do business in our developments in your community. Um, again, we pride ourselves on having functionally um, versatile spaces to provide users with ultimate uh, efficiency in their industrial process. Um, again, large bays, clear ceiling heights, uh, and ESFR fire suppression. Um, we also value engineer our sites to to try to minimize maintenance costs. when you know users look at our sites the the the CAM charges the maintenance charges for landscaping those are considerations that they look at. So we try to value engineer the site as well. Um and again optimal materials uh because we maintain and hold these buildings for for many years. Um the Ridge 5 development I'm sure you're all familiar with. Uh this is Ridge Road in FiveMile. There is a rail that borders the north side of our site

and then there's another parcel that buffers our site from the corner. This would be considered unit 8. Um it is the only parcel in our development that fronts uh Ridge Road. The entrance comes in along. Again, this was developed, I believe, in 2021 by another developer. Um, this is the detention basin with the forbay. And then, uh, the remaining lots around the called the sac. This is all buffered by um, vegetation. A lot of this is uh, wetland and other natural buffers. So short of this uh frontage on Ridge Road, um our site does have a a buffer on all sides. That's a better picture. So, uh, Dagustinini acquired Ridge 5 in 2025, uh, with the intent to build eight speculative industrial buildings ranging from 40,000 square ft to 260,000 square ft. Tonight, we're here, uh, presenting units 2, 3, and 8. Um the site is comprised the overall site is comprised of 133 acres um divided into eight units and then it's surrounded by the natural wetlands vegetation and the rail. So this is a overall topography um of the site that shows that natural uh vegetation buffer. This is the the three units that we are presenting today. Unit 8, 2 and three.

And then we we envision this site to be similar to uh other developments that we've done. Um you're going to see in our elevations and designs that there's uh a complimentary theme through all the masonry work, the uh elevations, facades. Um this is a development that we envisioned Ridge 5 to look like that we've done in Shelby Township. So, we've developed this street from 23 mile road to 24 mile road. And all the buildings in this park uh complement each other in color and character, but they're not exactly the same. And a lot of these are tier one automotives or uh defense contractors. um clean lines, ribbon windows, uh curtain walls in some areas, uh stone details on the buildings we're proposing here in Plymouth Township. Instead of the uh metal panel in black, we're proposing pre-cast. pre-cast offers better thermal um uh statistics or or qualities due to the new energy requirements under Michigan building code. So, it's a little more practical to use for these size of facilities. But again, clean lines, uh, ribbon windows, curtain wall glazing, accents with canopies, um, and then, you know, landscaping at the entries and and along the different facades, uh, with street trees as as required. So, this is the the character and vision that we we uh intend to do in in this park in Plymouth, just to give you a flavor of what the end product would look like.

So, getting into uh unit 8. Let's see. How do I um unit 8? There's a few points that uh Liz spoke about. Um I'm confident that we can meet the the parking requirements and massage the landscape details to to meet the intent of the township. One consideration is there was a comment about adding um a landscape buffer between the pond and the back of this building. I'm not certain that that would be advantageous. There is a steep steep grade here. Um adding any significant landscaping there, especially with a significant rain event. Um this is a natural spot to push snow. It's probably not practical uh between wash out and and uh you know snow removal. It it it might not do well on this embankment. What we thought might uh be a better value add to the site is add it along Techne Drive in front of the pond. You have plenty of buffer um between if we go back to the slideshow. What would be this is lot unit 8. Um this is the pond at issue. We propose adding some landscape in the right of way um to avoid having any significant landscaping in that embankment. There are some existing trees um around the perimeter um but much more than that I

don't know that uh it may be compromised with you know wash out in in that uh slope or embankment into the pond. Are there any questions with respect to unit 8? Yes, I have a few. So I take it is this is a spec building. Correct.

Okay. Uh maybe you can help me understand this. The first thing that uh struck and the design looks good. We I'm sure several of us have some suggestions on it. But I noticed there was so much parking and I know that you're meaning the ordinance, but most warehouses now don't require all those all those parking spots. Have you considered bank parking at all?

So we have uh we've considered that in the past. Um we found it's most optimal. Um time is of the essence with a lot of these users. That's that's one consideration. Um that's why we go at risk. this investment between these three million three buildings is is 30 million plus. So users oftent time needed it yesterday. Um we found that when we've done that in the past it's it's been a little more burdensome and we'd rather just make the investment get the sites stabilized get the buildings enclosed and and ready for for the users. Then I have a question on to find my spot here. So, and this is more for the our planners, and maybe I'm misinterpreting this, but on page seven under exterior lighting, uh there's a paragraph here that says light poles have a maximum allowable height of 30 ft in the industrial district. But yet, on the um the application prior to this, it I get the sense that the maximum height can only be 25 ft.

Yes, that was a typo. Um I believe I did mention that that it shouldn't be 30 feet. The maximum height in the industrial edition is 25 ft. So they are above that need to be reduced. Oh okay. And that is a condition that it's Oh okay. Okay. That helps. Um and are there sign standards in that in your entire development?

So we are not necessarily proposing any signage. What we like to do is package protect for monument signage in for each individual unit. A main reason for that is so when we develop our engineering we know where to have conduit leads to to you know energize a flag pole a monument sign. Um when the individual unit users if they decide to to do a monument sign they'd apply for you know their sign permit in your ordinary course. Okay. Uh, and I'm going to ask Commissioner Boy to talk a bit about the building elevations.

Yeah, thank you. Um, first of all, this looks like a, you know, first class setup. Very pleased to hear the history of the company, what your plans are. um this particular site of the three you're talking about um does front bridge road as you know and as a planning commission we want to present the best possible impression of this entire site to all of the traffic that comes along road. There's a lot of residential traffic that comes through there as well as the commercial traffic. um your elevation that faces Ridge Road. Um I personally I would like to see the um architecture really extend the entire length of that u elevation. And the reason why is because directly across the street we have the Chalk Tile um warehouse which we asked them to go and add some visual identity to the front of the building because it was so long. and they actually came back and in my opinion they did a great job. Um, your elevation shows probably a little more than half of that uh east elevation with the windows and the very nice architecture, but then the remainder of the building is just the plain structure without any architectural interest. So, I would like to see you try to figure out what kind of architectural interest you could add to the rest of that elevation because it makes a statement not only about your individual building, but about the entire development to come in. And um you know, I don't know who some of your other clients might be in the long term, but I think we'd like to see at least the possibility that maybe a couple of people that come into this place um are more of a technology type thing, particularly the ones that face the wetlands to the left or to the west. And I just want to present a really positive um entrance to the entire um development as opposed to just that one

building. So, I'd like to see that looked at as a possibility.

Absolutely. In speaking with um Liz and Laura, we talked about ways to dress up uh similar to the building across the street. So, on this elevation, specifically Long Ridge Road, there's different pre-cast patterns that you can incorporate and we we discussed the possibility of adding some windows uh high bay windows along the ridge roadside similar to what you see across the street. And in those uh you know those strike lines through the pre-cast, there's an opportunity to do some two-tone painting and and different things similar to what you see across the street. So that's the intent with all the pre-cast uh shop areas is to uh provide a little more decorative uh patterns throughout the pre-cast and and two-tone paint some areas. And when we resubmit for the final, you'll see that reflected in the elevations. Very good.

They did that u they did some of the two-tone painting. It was I think relatively inexpensive. And then on the corners they sort of did a lay layering. It's a little hard to describe but in the daylight when you go back to this site just look across the street for inspiration. Uh I also liked um the way that warehouse also planted a row of trees. It sort of hides in future it will hide some of the mass of that building as well. So you can also think about u um landscaping and how that plays into it. Yes, Commissioner I didn't know what was done. No, Commissioner Grove has me talk. Okay.

Uh first off, I want to say that very many people in Plymouth Township are thrilled to have you doing the these spec buildings and utilizing this site in a positive way. I was going to ask the question about the north elevation as well, but um we're we're excited about it. We're excited about working with you. We're excited about seeing what you come up with. We'd love to see some tech businesses in there. Uh, I did want to mention that at one point I saw a sign that indicated you were marketing for a data center and um I wanted to make sure that you understand that we have passed a moratorum the board of trustees that we've passed that moratorum and that's something that we will be working on. But I was just curious to know is that still something that is in your plans or was that just a a marketing?

So we know that uh and and Jean or Emily could probably speak better to this. There is uh the availability of power in that area. Um we understand that the board or the planning commission recently passed the moratorum if that is ever a potential. Obviously that's a later conversation. Um myself and my sister Emily were uh heavily involved in different real estate associations. Um and there data centers aren't right for every community. It's a case byase situation. There's so many considerations that need to be considered. So uh taking it one step at a time is is probably prudent for your for your municipality. Um but is I'll let Jean speak to the marketing of it. Good evening every everyone. My name is uh Eugene Diagustini and I am uh here to do whatever they tell me to do. Uh I will tell you that the data center sign that went up uh was put up by Collars who's doing the marketing for us and data centers are the latest and greatest thing obviously that everybody knows about. uh we don't know what the potential for a data center in the development is. Uh we haven't ruled it out. We think it might be a good tax base for the community, but again, that's something for the community to assess and and uh determine whether it's a desirable uh contribution or not. Uh I was surprised though when when the sign went up and I heard about it. I didn't even see the sign. Uh additionally, uh the elevations I it's uh this this elevation and we we do plan to embellish the uh the the

large masonry panels with some decorative, but uh in fairness uh once the landscaping is superimposed on this, you're going to get a whole different feel. and we are hiring a a a landscape consultant to put together our landscape plan that we didn't have prepared for tonight. I'm I'm I apologize, but we we're going to get some professional input and and that'll I think make a real uh impact on on the aesthetics. And believe me, it is uh our intent to make this a showpiece. and we have to start with Ridge Road to to really make the statement and and then we're going to work our way into the site. But uh uh one other thing I wanted to say and Maria's done a great job. One thing I wanted to say is our business is uh is unusual. Uh you have to uh create the product and they and then they come. Uh in my 53 years of building industrial uh I I've probably done 5% of the product we've done we've done millions of square feet has been build a suit. Uh most of it we build and and and then wait for the tenant. And and the reason for that, we don't like doing that because you go at risk, but the reason for that is most of these tenants don't plan a year or two in advance. They get a contract and they need it now. And we're dealing with this right now with a user that we're scrambling to to get them in and the building is is up already. I mean, it's so that's the nature of our business. It is our intent to make these building as versatile and uh uh welcoming to any tenant and we think

this is going to be a great area for for techreated businesses. Uh so we're excited about it. We we think it's a it's a great opportunity for us, the community, and hopefully end users. We are excited about working with you and seeing what's going to happen, what you're going to do with your future plans. Thank you very much. Yeah, thank you. Other questions or comments? Bill did you have?

I I I had uh two actually. First one is the planning and foresight I think is excellent because you've got 10 ton crane capability in the beams, right? And you got the footings that will have 20 ton capability. We want to bring businesses to this park. We want good paying jobs, right? Um the closest country club is Metobrook. Okay. There's 23 CEOs of Fortune 500s that are members. Most of them live in Northville and Plymouth Township. Okay. This is the perfect place to do what you did at that Cherry Park. Okay. So, I I applaud the content number one, right? The value engineering. Number two, the 56 trees. Okay. There really aren't much there. Uh that's incredible. Okay, it will help. And and to that point, I just want to point out one thing. Okay, not to pick on the the facades or or the parents. You've got some very nice fur and pine trees that are 8 to 10 ft tall there. The building with the parapretz is I think 35 if I'm not mistaken. My ask is if you go back and you look at the overview of the street, right, from the bird's eye view, you'll notice that real funky pizza shaped corner, right? um would put money on it that that pizzshaped corner is going to be barren for a long time. So this is the first thing you see as you're traveling south, okay, on Ridge Road from Northville to the freeway, which a lot of people do. And to Commissioner Boyd's comment on the east side, yeah, that's important, but I would like to see something on the higher up area of the north side because the trees will block out the lower portion. But man, if you can put glass or decorative on the facade on that north side, right, it'll help jazz it up because that's the first thing you see as you're you're going north to south through that intersection.

So, to your point, that's this elevation on the building. Um, we do plan on incorporating some different panel designs, not just this grid pattern that you see, which will allow us to do those painting uh the two-tone painting and and different painting patterns to dress up that north end. Um, this is predominantly shop space. So we like to to keep the lower parts of the wall clear for you know racking different process but the intent is to dress up uh the perimeter the pre-cast shop perimeter with what you see across the street fronting ridge road on all sides of the building.

However you do it I'm glad to hear that you've got the intentions of doing it right. Um, you know, I wasn't really looking for 100%, but if you had at least 50 60% dress up on that back because it it's it's very visible. That was what what caught my eye. But the execution on this site, I think, is incredible. And you will get tier one suppliers coming in there, particularly with the footings, right? Because you can take steel and you can run stamping, you can stamp parts in there with what you've done with the foundation, which I think is excellent planning.

And that's something we like to do. Oversize the footings so they can accept crane steels. you know, if that's if that's so required for the use. Um, but again, that's that goes to us trying to be as versatile as possible and package protecting these for a variety of users. Great. Thank you. Yes.

I have one I have one question about the parking lot because I know we've talked about on the commission a few times how there's this sea of blacktop and you'll never have that many cars parked there. So, I know you guys are supposedly short seven spaces based on the official rules, but I would just say if if if you know for certain you don't need them. I I I don't know why you'd over black top the whole thing, you know. So, I guess you have to you would have to do a variance if you know you need seven less spots, but I would recommend it if if you know from your experience you will never need this many parking spots. I mean, I know you, you know, you're not sure if it's going to be a production facility or a warehouse, right? So, you don't really know, but I would just say if you know from all your other buildings, okay, I I know how much parking we need. I would just say I not a fan of a sea of black top, that's all.

So, this site is kind of unique cuz it's it's such an odd shape. Um, and we are short. We did contemplate, you know, trying to to cut this corner. Um, but then that would make us significantly lower than your parking requirement. This area um provides a lot of maneuverability. These are overhead doors, so you're going to have trucks in and out, backing in and out. This was that entrance that Liz mentioned being the truck traffic only entrance and needing that signage. So, this does look like a a sea of of, you know, pavement, but this is probably going to be the most active with, you know, a truck pulling in, pulling back, pulling out, and same for any like cube van box trucks coming in and out of here. Um, as well as the dumpster enclosure maneuverability. So, uh, I don't know a good way to shrink it. We would love to shrink it. No, I'm not saying you should make it. I'm saying you shouldn't make it any bigger just to follow a certain guide guideline. Know for sure you will never have this many parking spaces ne needed.

Yeah, that's all that I was saying. I wasn't saying to shrink it. I was just saying don't overdo it. Noted. Thank you. What? Well, if you were going to say to shrink it, I would have agreed with you. Well, because this is this is ashvault city and trucks aren't coming on this side. This whole top corner here could be sod and grass, but you know, I just it's over parking is your point and I think it's valid. Yeah. Yeah. I was just Yeah. If you don't need that much parking, just go for the parking you know you will need and not any more than that. I mean that's that's my thought.

We would love to reduce the parking especially the way we do the park these parking lots. We do concrete. We don't use ashvault. Oh, it's it's twice the price. Oh, I'm sure. But but it's it it limits maintenance and and and it lasts. Yeah. Uh we we take pride in doing things the old way and and do them once and do them right. Uh the problem with parking is every tenant is different. And so we're trying to package protect for all eventuality, right? which uh we we wind up spending a lot of extra money.

Uh but hopefully we cap, you know, we built the best mouse mousetrap there is and we catch as many users uh and good users who appreciate what we do. So, right, it's a struggle though. I I I understand what you're what you're saying and uh believe me, we we struggle with it all the time. No, it's hard with a spec building because you don't, like I said, you don't know who's going to who's going to the the good news is if we're lucky enough to get a a user that has a lot of jobs. Yeah. It'll bring a lot of employment to the community. It's good for everybody, right? It is. So, but if it's mostly a warehouse, you need like onetenth of the parking or whatever. But we don't know.

I know. We don't know. from planning is there any concern about the impervious surfaces here at all?

No. Again the or actually I believe they meet it. Industrial parks do have a maximum lot coverage but lot coverage how it's defined is just the building. It's not impervious surface. So that's why they're meeting that. Um there are no requirements for imperous surface. I would add that this site, unit 8 and also two and three, they are just specific units of the larger site which is a a condominium. So when you look at the rest of the the land here, there is a lot of protected natural areas that will continue to be maintained. Um so I don't think the concern of imperous surface is as great uh at at this particular location.

Good comment. Um I had another one. Um Maria um spoke to the recommendation the planners report on page five which said additional buffer landscaping is requested between the detention pond to the west and the adjacent parking area. And if I understood correctly, you said you recommend that rather than put the buffer between the parking lot and the retention pond, you would put that same landscaping in front of the retention pond along Techne Drive. Is that Did I understand that correctly?

That's what we're suggesting. We think it give more curb appeal. Again, there's no harm in the the rear of this building, you know, being buffered from the pond. there's there's no I'll say uh need for that and there's a significant slope here. Um so with any significant rain event you know if you have planting beds I don't know how that vegetation will wear over time. There is some I don't know if you can tell in here can kind of see the shadowing but there is some trees existing trees already here. So, what we're suggesting is just dress up along the rightway. This is flatter um and won't have the grade going down into the the pond and the forbay.

I uh as a planning commission member, I think this is a very good suggestion, but I'm curious to know what the planning department thinks and what the other commissioners think about that idea. to to Jean's point too, we are going to engage a a landscape uh architect or consultant to provide more comprehensive, you know, I'll say prettier renderings or or plans um to meet the the bioell requirements with the native plantings and to to meet some of the comments that are in here.

We're okay with it. We we'd like to see what the landscape architect comes up with, but um we do want to see clustering in those areas where it is visible from the road. So, more landscape clustering in those areas, but we're we're okay with it and we just would like to see what the landscape architect comes up with. Everybody else okay with that?

Yeah, I can understand the challenges. I'd have to look at that grade again a little bit better. Um I don't know maybe uh instead of trees or and again I would rely on what the landscape architect would recommend to you. Uh maybe a pollinator garden you get some flowers that doesn't do screen but it does provide a more natural setting and that might be an approach something you can run by him and see what he thinks or she certainly. the tree swap to the alternate location makes perfect sense, right? To the appearance. I mean, we're trying to get businesses in here and I think it will help. Yeah.

Doing as Marie and Jean Eugene had suggested. Any other thoughts? No. Okay. Well, then are we ready for a motion for tentative? And you're familiar with the rest of the points that were made. they're underlined in the planner report. Those are certainly between the phototrics and the engineering. Uh I'm I'm confident that we can s substantially meet the requirements of the township and and come up with a great a mutually agreeable plan. Sir, is there a motion?

Yes. Um, I move that the planning commission grant tenative site plan approval for application number 2590, Ridge 5, Unit 8 site plan and Technique Drive as presented with the condition of all engineering items be addressed prior to final stamp and with those listed conditions below numbers 1 through 10 and to allow a variance on the seven parking spots is called out in the planners report. support. Second. Second.

Moved by Commissioner Boyd and supported by Commissioner Stewart to grant tenative site plan approval to application 2590. All in favor signify by saying I. I. Opposed. Motion carries. Again, we're excited to work with you and come up with a real nice development. You're

not getting rid of me just yet. I'm down. Two to go. Yep. So, the next two units that we have Okay. Okay. All right. Next application 2591 at uh Techne Drive and we're ready for the planners report.

Thank you, Chairman Sabolski. Again, Liz Hart with McKenna. This is a tenative site plan review for ridge 5, unit 3 um in the industrial park along Techne Drive. The applicant's proposing a warehouse building that will include a small portion of office on a 6.49 uh vacant parcel. Um again, the development is part of the Ridge 5 technique corporate park condominium subdivision and we have reviewed it as a industrial park. So again the building height for industrial park uh maximum is 35 ft and this building similar to unit 8 is uh proposed to be 29 ft to the roof with the addition of the 6 ft parapet that makes it 35t 8 in. Well that still meets the ordinance because building heights measured to the top of the roof. uh maximum percent lot coverage is 50%, they're proposing 35.9%. Right now, and they do meet all uh minimum setback requirements. Preservation of site features as noted with UDA 8, there are no existing trees on site. The site um as part of the MITC development was cleared prior to during the demolition of the entire site. Um, there is an existing flood plane on the southeast side of the property identified as zone X and zone AE, which is the 100red-year flood plane. It's not expected that these floods planes will affect the development because there's no infrastructure located within the boundary. Um, however, the flood planes flood zones do overlap the property boundaries. Um, we have suggested additional landscaping on the southeast side of the property to help mitigate any potential impacts, but it is not

required and we're we're not requiring it. We're just noted that that it is possible, but after Maria's talked about maneuverability with their sites, the rear part of that site is where all the trucks are going. So, it might not be possible to reduce that size of that drive aisle to get more landscaping. Just wanted to note that for the site. Um, no impact to public services is expected. Vehicular access and circulation is again coming from Technne Drive and there's two access drives. Um, we do see that it provides adequate circulation for vehicular traffic. Pedestrian access um is met again sidewalks along Techne Drive. The applicants proposing to do a payment in L for the sidewalks instead of installing them and then barrierfree spaces do have access to walkways that lead to the building uh entryway. The township or the fire department has approved the plans where the review letter is enclosed in your report. uh landscaping. So, they do meet the uh street tree requirement of one street tree per 40 ft, which uh requires eight street trees. Parking lot landscaping requires the site to have 22 trees, which they provided throughout the entire area. There is a 10-ft screening buffer along Techne Drive that has been met. Um and then uh the maple and service berry trees that are proposed um like as parking islands on the furthest sides of the property up front along Techne Drive. Uh we're just recommending additional ground cover landscaping there to provide better screenage during you know non-flowering seasons. Um and then the bioell uh does provide trees. Um however we do

think there needs to be an additional variety of ground cover plannings to to satisfy the intent of the ordinance of to replicate a natural environment. And then the transformer pad is required to be screened and they do propose evergreen trees um around it or green velvet boxwood and um around it but not right in front of it. We want to make sure the front of that is screened off. So, we recommending that just moving that landscaping around while also still providing maintenance access to the transformer. However, the uh utility company would like to access that. We're willing to work with the applicant on that, but it should be screened from the front. Parking and loading. Um they're using the calculation of one parking space per 400 square ft of usable floor area which requires a a total of 256 spaces including seven barrierfree parking spaces. They're proposing 258 and so they are compliant with that. Same with loading spaces. They're only requiring five. They're proposing eight. Uh the again the building facade does not uh provide a complete list of materials. So we've asked that um the main colors of the facade are varying shades of gray, off-white, and khaki. Um the east elevation does not provide the same finished materials as the front facade. And so we're requiring that that be updated to meet the intent of the ordinance. Um and that's the east elevation to break up those uh blank wall areas. Uh same thing with exterior lighting as unit 8. The um proposed uh freestanding pole is at 30 ft. It needs to be reduced

to 25 ft. And then at the property lines they are exceeding the minimum um foot handle there. Um I will note that this pro this unit does share a property line with unit 3. We have made a comment to the applicant about that of just letting us know of how that coordination in terms of lighting is going to work between the two sites. And then no issues with the waste closure and again signage will require a signed permit outside of this site plan uh review. So staff is recommending uh approval of the tenative site plan uh as presented with the conditions of all engineering items be addressed prior to final stamp and with the uh listed seven conditions in the staff report. So reviewing those the 30foot freestanding pole for lighting needs to be reduced. Um a revised uh phototric plan demonstrating illumination levels at the property lines don't exceed standards. Uh providing complete building material schedules for the exterior facade. The east east elevation being revised to incorporate additional architectural elements to break up that blank wall. The transformer pad landscaping being reconfigured to ensure screening along the front. Bioella landscaping revised to um incorporate additional varieties of ground cover and then additional landscaping in the landscape islands along the street uh buffering the vehicular use areas. Just some additional ground coverage there to provide additional buffering. But that's our report. Um happy to take any questions right now and I know Maria has additional information on the site. Thank you.

And the engineering report. Good evening, commissioners. Um, similar to the other unit, um, um, this site is serviced by the private technique drive. So, um, we are, uh, commenting that we will need to inspect and determine the condition of the 60 private concrete road. This will apply to whichever building goes first. I don't know the facing of the buildings. So, we just comment for every single building, but it would just apply to whoever wherever building goes first. Um, this site there is existing um flood plane and wetlands areas nearby. The plans do not indicate that these areas will be disturbed or impacted, but we just wanted to note that any disturbance um an eagle permit will be required. Um on the water service um as before there is an existing 12-inch water man along the east side of Tekken Drive. The building will be served by a proposed water service lead and domestic um a fire a fire lead. Um, our main comment on this side is that there is already an existing water man crossing that property and there was concern about uh doing work over the existing uh um water man. The township does not really have any issues. They just want to make sure that the existing gate balls are accessible and not covered. It seems like it's fine, but there is a sign that might be on the way. So, we just want to make sure that that is addressed. Uh and again the um the comment about that the the responsibility in the case of a water main break. Uh we also noted that the fire department connection appears to be the location needs to be corrected to meet the 125 ft uh requirement for the hydrant. Um the sanitary sewer

service as before is to remain private. Um they're proposing a sanitary uh lead for the building. Uh the storm water is to be uh discharged to the on-site bioell and the existing detention pond. Um Wayne County will need to approve um the proposed work and make sure there's no other requirements. And again the um traffic come just to study when the um the ultimate builder if it will require um a traffic impact study. Uh other than that we have no concerns and we are um approving uh for tentative site plan. Um thank you.

Thank you.

And again a report from the uh fire department. They have uh no problem uh with they reviewed it for a public safety perspective. And you have the floor. So, similar to unit 8 um all the all the comments we believe that we can, you know, address through the final site plan uh engineering and approval process. Um the photometrics, we'll we'll modify the poles and and redo the photometric to to satisfy the requirements as well as the the landscaping. Um pre-cast elevations. Again, we're going to develop a pattern within the panels so we can provide some, you know, two-tone painting details around the perimeter to to dress those up. Um, but we're we're confident that we can uh create an aesthetically pleasing building that will meet the or ordinance and engineering standards for the township.

Okay. Questions, comments? Yes. I I noted the uh location of the trash enclosure uh being on the east corner and uh my thought was that um it might be better if that was located on the southeast corner behind the woods. So we are on unit two. Let me get to the development drawing three or unit three. Yeah, that's visible from Ridge Road. That's

so this it it technically is not visible from Ridge Road because we have a wetland all around us. Um all this is is vegetation around these sites. So there is a a significant buffer between Ridge Road and the back of these lots. Um, so visibility from Ridge Road wouldn't wouldn't uh be a concern, but we will definitely take a second look and make sure maneuverability and and form uh works out.

It could be moved. It maybe could be obscured better, right? Is that when we look at the the drawings it it just looked like it it may be but you know it looks like you've got trees all the way right to your point. Oh so yeah let's just to get back to this area. I don't know why my picture moved. So the the unit three two and three are situated right around here. So, the back of those buildings are going to be buffered from Ridge Road with all this uh vegetation. There's trees in the way. Yes. Yeah. Okay. Yes. That did that did jump out looking at the drawings.

Yeah. No, it's not as obvious in the drawing, but um the only the only unit that will have some visibility from the public road is is unit 8. This might give a little better. So that that trash enclosure for unit three is is back in here. And you'll see that buffer So what says wetland is actually woods is your point with trees.

Yeah. Okay. I've driven by that site and is heavily wooded back in there. Even Even in the winter when the leaves aren't out, I Right. You can't see through. You can't see through. Okay. Okay. All right. Good. Are you done? I am. Thank you. Anyone else? Well, sounds like we may be ready.

Okay, Mr. Chair, I move that the planning commission grant enter the site of plan approval for application number 2592 ridge 5 unit 3 site plan on technique drive as presented with the condition of all engineering items to be addressed prior to final stamp and that uh items number 1 to 7 listed in the planners report be addressed. Is there support?

Second. Moved by Commissioner Boyd and supported by Commissioner Callahan to grant tenative site plan approval to 2591 subject to set conditions. All in favor signify by saying I.

I opposed. Motion carries. Okay. Next is application 2592. And Miss Hart is again.

Thank you, Chair Molski. Again, Liz Hart with McKenna. This is a tenative site plan review for again Ridge 5, unit 2 in industrial park on Techne Drive. Um the applicants proposing a warehouse building with um some future office on a vacant 2.62 acre parcel. The property is zoned uh industrial district and it has been reviewed as a industrial park. Uh going over uh site appearance and coordination in terms of lot dimensions. Uh all requirements have been met. The maximum lot coverage uh that they're proposing is 32.9% which is well below the 50%. Uh building heights the same as the other two buildings 29 feet and then that parapet adding that additional six feet to it and setbacks have been met. Um so there again there are no existing trees on site. You know the trees were uh cleared during the demolition of the MITC of demolition of the site. Um there there is an existing wetland flood plane similar to uh unit three identified as zone X and zone AE which is the 100redyear flood. Uh the flood zones don't overlap with the property boundaries but again we did suggest additional landscaping in the rear um just to help uh create a more of a buffer between that and the wetlands but it is not required per the ordinance. No impacts to public facilities or public services are anticipated. Vehicular access again comes from Techne Drive. There are two access drives um from Techne Drive that allow circulation around the building. Uh pedestrian access uh again sidewalks along Techne

Drive. The applicant is requesting to do a payment in blue and then the barrierfree spaces do have adequate access to walkways that lead to the entrance of the buildings. The fire department has approved the plans and the letter is in your review. Landscaping screening and buffering. Um similar to the other two um additional landscaping is required in the landscape area along the street just additional uh ground cover screening. And then same with the bioell. We want to meet that the intent of the ordinance of replicating a natural area. So, we're recommending additional variety of ground cover. And then the transformer pad is similar to unit 3, just that front section isn't screened. We just want to see if we can get that front section clean uh screened while also providing maintenance access in the rear or some other place. Parking and loading. The applicant is using the one parking space per 400 square feet of usable floor area for the warehouse. And then we did divvy up the the usable floor area for the the office and that is for all three units. So that's the one per 200 ft of usable floor area which requires 110 spaces including five uh barrierfree spaces and the plan is proposing 115 including those five barrierfree spaces. They are required to have two uh loading spaces and they do have two loading spaces that do meet the the loading space requirements. Building design and architecture similar to this other two units. Um the building facade does not complete provide a complete list of materials and so we are requesting that. In addition, the northeast and south elevations do not reflect the same level of architectural detail as the west elevation. So, we're requiring that those elevations provide

additional architectural details to break up those blank wall areas. Exterior lighting, again, uh the the free standing pole does exceed the um maximum height of 25 ft. So, they're proposing 30 ft. That does need to be reduced. And then lighting uh foot candles proposed along the property lines are exceeding the maximum. And again, we just want to know unit 3, unit two share that property line. We just want to understand what's happening with the light lighting between that those two units properties. Uh no issues with the um trash enclosure. I believe that's located on the south side um of the property. And then signage again there is a monument sign um and we're just stating that any signage will have to be uh sub submitted through a different application and approved administratively. So staff is recommending uh the planning commission grant tenative site plan approval for unit 2 as presented with the condition of all engineering items be addressed prior to final stamp and with the listed conditions below. There are eight of them. Uh the proposed 30-foot freestanding pole be reduced uh to meet the 25 ft maximum requirement. a revised lighting and phototric plan demonstrating illumination levels meet or at the property lines don't exceed the ordinance standards. Uh the applicant provide a complete building material schedule for the uh exterior facade materials. The northeast and south building elevations shall be revised to provide a level of architectural detail consistent with the west. Number five actually should be removed because number four does cover that. It just says the east elevation shall be revised. Um we cover that in number four. So really there's only seven

conditions. And then the transformer pad land landscaping just ensuring that the front of it is screened while also providing access for maintenance. The bioell landscaping we're um requesting additional varieties of ground cover to better replicate natural environment. And then uh additional landscaping for the screening of the um parking vehicular area up front. Some additional ground cover shrubbery for that area. Um that is my report. Happy to take any questions. Thank you very much. And the engineering report.

Um good evening commissioners. Um we review the plans for this unit too. Our comments are very similar to the ones we just went over for unit three. Um this site is to be served by the tech need drive. Um which we will need to evaluate the condition as well as the existing utilities. Um there's existing utilities to serve the site. So um same comment about the water man and the responsibilities of the um owner. Uh the storm drainage again um is also uh will need to be reviewed and approved by uh Wayne County and we wanted to note uh also that this site is also located within flood plane and wetlands areas. So again if any happen to be impacted or disturbed um an eagle permit will be required. Um and then lastly uh or comment about the traffic um in regards for all the units um in regards um to evaluate the ultimate buildout traffic um if required by the township. Uh other than that we have no concerns and we're recommending approval tentative site plan. Thank you.

Thank you. And again the fire department has no issues subject uh from a public safety perspective. So it's all up to you now.

So similar to the the other units, I'm confident that we can meet the intent of the code and the ordinance and the engineering standards uh through the de the development of the final engineer drawings. I do want to point out one discrepancy that I just realized as Liz was speaking. The top of the parapit um the intent is to have the top of the parapit at 38 or 35 ft. the the top of the roof is not uh this roof line. That's the top of the window line. Um the roof line is actually this hatched line right here. Um I don't know what it scales out to exactly, but that that's a a typo. That is supposed to indicate the top of the windows. So this parapit height of 68 um that's not accurate but when we develop the final site plans and engineering elevations uh we'll make that correction. So that's it. Any questions comments? Okay. If there

Yes. Sure. Um, so staff brought up the fact that the unit two and three have a shared property line and there was some potential concerns about lighting between the two sites. Can you speak to that? How

So there is an opportunity to do wall packs along the building. Um, and as long as it meets the the property line requirement, um, I believe we can satisfy that with wall packs and maybe eliminate lighting poles at the property line altogether. Um, there's also the opportunity of possibly uh, let me get back to the site. So on those long runs, I suspect just from prior experience that if we mount these wall packs a little higher,

um we could cast to the edge of the parking lot and meet the minimum requirements at the park at the property line. So you don't have this this overflow onto the adjacent parcels.

A good idea. Any other concerns, questions? If not, are we ready for a motion?

One one comment I want to make, Dennis. This site had an additional 30 trees. So you got three sites now 146 where they're just about as none today which I think is really really good. The other one is uh this is a plus five parking spot. The previous one was a plus two. The original one was a minus 7. So you're actually neutral on all the parking across the if you did a collective combined. Not that we're supposed to do that, but I'm really not worried about I'm less worried about the seven spots now. So, um, and I do think Commissioner Pop's point is boy, it' be nice to recover some of that land back on a I'd be open to that if they brought back another proposal that may trim off a few more spots since that's the gateway entrance to the township. Yeah.

Other than that, this looks really good. It's really thorough. We're impressed. Thank you. Okay, Mr. Chair. I move that the planning commission grant tenative site plan approval for application number 2593 bridge 5 unit 2 site plan on technique drive as presented with the condition of all engineering items be addressed prior to final stamp and with the items 1 to 8 listed in the planner report being addressed. Second moved by Commissioner Boyd and supported by Commissioner Gro to grant tenative site plan approval subject to site conditions for application 2592. All in favor signify by saying I.

I opposed. Motion carries. Thank you. See you soon. We're very excited. We're looking forward to being here. We are excited too. Thank you. And it's it's good to hear about your business model and why you do spec buildings. I was a little uncomfortable about that, but now learning how you do this makes perfect sense. So, welcome to the township and good luck. Thank you very much. Love to see some tier one auto suppliers in there. Yeah, I bet you would, too. Wouldn't you? Perfect. Good. Good. Good luck.

Okay. All right. Next is the uh we'll wait a minute here.

Thank you. back in like two minutes. Okay. Next is the uh monthly planning report. Are there any questions or comments? Yes, I had a couple on the monthly. on the monthly. Um,

see, so on page one, um, the update on the, um, hillside overlook POD applicant has submitted for an amendment to their existing brownfield plan to the BR on February 2nd, 2026. So, they're still planning to go ahead with this development. Is that what I'm taking away from this? Correct. Yes, they um they are seeking an amendment to their brownfield plan and they appeared before the brownfield um earlier uh this month and they are scheduled to go before the board of trustees uh in March to recommend an amendment. Good. Very good.

I'm sorry, I thought you were done. Go ahead. Okay, let's see. on um page yeah on page three um the site number 2576 at the top of the page this is the olivewood estates proposal um the sign the zoning sign is broken um it's one of the posts is broken and it's kind of flapping in the wind so they need if you would ask them to please update that and fix it I think uh I was going to raise that issue up isn't and our when we developed the new standards for that. Isn't that sign supposed to be down after a certain amount of days?

Uh I think they wanted to have another public hearing though, so they were leaving it up until they resubmit. Well, they should clean it up because it doesn't look too good. Yeah, that No, that's good to know. We'll we'll reach out to them. Okay. Okay. Um also on page three, the last meeting I reported that I'd seen some trees cut down along the south side of Five Mile Road. I thought that was the site that was going to be developed with the um uh storage of them of trailers and so forth. I was mistaken. I think it was actually the property just to the east of the Rayan Center and um I was kind of curious. Did they come in and ask for approval to cut down those trees before

they did and they put up a a bond with the building department and have uh grading approval. Okay, very good. Let's see. Um is that it? Guess that's it on that one. Yeah, I have one and that's the Sarapin one. It's on page one or no page I just saw it here now. It's page two. Page two. Uh second one down 2534. Uh so is he still going forward to what his original plan is or can do you have any details?

Yes. Uh the applicant would like to proceed. He is asking for a waiver from the department of public works that is being considered by the township. Um but until the an answer is fully given for that. Um he can't move forward. Any other questions from commissioners on the monthly report? Okay. Commissioners. Yeah. If I if I could just add two things under this please.

Uhhuh. Um the map training opportunities that was just provided tonight that PDF um those are just some options for different trainings. Most of those are recorded seminars. Yes, correct. Yeah, this one. Oh, okay. So, these are easily available at any point during the year, but if there's any trainings that uh are particularly interesting to you or you think you need a refresher in, um please please let us know and we'll do our best to um accommodate and schedule those with the supervisor's office. So, all these are like computerbased

virtual. Yeah, they Yeah. Mo most of them have already been um they're record they're recordings. They're not a webinar. Okay. Mhm. Just in the spirit of of you know training opportunities for this year.

And then the uh supervisor's office asked um for any reaction or support to improving the audiovisisual equipment and acoustics in this room and what the planning commission's concerns um or challenges have been uh with this space. Well, people always tell us they can't hear us. It's hard for us to tell from this perspective. Um, so I think anything that they can do with the audio would be helpful.

I I I just think if people would talk louder and slower, it would help. But I know it's hard cuz everyone talks a certain way and that's just your default way. But if people would speak up and slow down, I think it would help. But yeah, like it's hard to to really understand certain certain people. Yeah, I have a difficult time hearing uh I both the engineer tonight and even Liz, it's really hard for me to hear her.

Yeah, I I have the same issue. I have a hard time hearing the planning report often and I have a very hard time hearing the engineering report. And just to reiterate what Commissioner Solski said, we've heard time and time again from people who attend our meeting in the audience that they have a really hard time hearing us. I've often had to move the mic closer uh especially when there's a large group. So I guess yes is the answer. Maybe they can get the light switches fixed, too, cuz they're hard to turn on. Some of them.

And all these classes, they're all free for us to take, right? There's no charge. No, there is a fee. That's why let us know what you're interested in and we'll see what's um what can be accommodated. So, it's a charge per class you want to look at or it's just a per user? No, it's a it's a charge per class and they vary like some may be $15, others may be 50. All right. You can go on to their website, but you uh my experience has been when I did the first one, you have to have an account. They have our they have our names. I know

cuz when I called and said what my name, you know, my township and all of that. She had all that information there and then she I think she gave me the password create or I created one but there was a procedure. Yeah. Okay. Anything else you want to add at this point, Laura? No, thank you. Okay. So, we can just receive and file or do you need a motion? Okay. Receive and file on the monthly report and then uh think appreciate I think I can speak for all the commissioners. Uh having that opportunity to do that training is is helpful.

Um so, next would be the annual report. Um I have just one comment turn it over to everybody else would be the on the second page where you mentioned all our meetings that we had and um you you thank Bob and and Dave Ladwick. I think you need to say something or about the steering committee and how many times that steering committee met and who was on that steering committee so they get a full understanding of uh the work behind the scenes not only on the on the uh study sessions that we had which I think were mostly dealing with the master plan.

Happy to add that. Okay. Thanks. And I think I had one more maybe one at the end. did. Oh, also one more last thing on page seven where you say planning ahead. I don't see a mention of the master plan. So, some verbiage. Okay. Anyone else? Yeah. One other comment down to make and maybe I missed it in here. We we got that the dark sky ordinance done. It's in the draftmaster plan, but I didn't notice it being listed in here significantly. Yeah, I think it is listed. All right. I missed a mention. It's on the bottom of page four.

Number 99, article 28. Yes. Okay. Good. I did miss it. All right. Great. I feel better. Thank you.

Um on page four, the um under site applications December 10th, the Chevy Corvette, the status actually is not correct as written there. the status is that we postpone the plan for up to one year. So that needs to be fixed. Um, and then to follow up on um, Commissioner Sabolski's u comment, I think in terms of the 2025 accomplishments, we should make aside note that we spent a conser considerable amount of time working on the master plan even though we were unfortunately did not deliver the final results. So think that should be noted. And then I don't know if someone said this page six there's a plus eight. I I don't know if that plus should be there or maybe it should. I don't know.

Yes, that references that there were 30 sign reviews that were done administratively plus an additional eight sign reviews that were done here before the planning commission for the Ann Arbor Road Corridor District. So 38 total. We can we can clarify that. Yeah, maybe just explain that a little better. Yeah. Okay. Any other additions, concerns for this item? We will need a motion to recommend approval with, you know, subject to these um modifications and additions to the board of trustees.

Okay. If there are no further comments, is there such a motion? Uh, Mr. Chair, I move we approve the 2025 annual report of activities by the planning commission subject to the suggestions and changes that we've just discussed. A second move by Commissioner Boyd, supported by Commissioner Iikes to um approve and forward the um annual report of activities from the commission. All in favor signify by saying I I opposed. Motion carries and discussion on the master plan. Are you going to talk about that?

Certainly. Um so in your packet you received a um internal draft copy of the latest plan. This isn't formatted. Um so that will be this the next step following a finalization of the content. But we are looking to have a study session on March 4th um which is the the first Wednesday in March 6:30 to discuss this plan for tonight. If there are any general comments that you would like to uh share with us so that we can look at making some of those edits before providing that draft for March 4th. Um we'd we'd appreciate any feedback if you need additional time to look through this. um and provide any comments. We can still take those. Um I would say please send those or drop some comments off to the planning department by uh next Wednesday the 25th.

Okay. I had a couple that I just want to bring up. Is now okay or that you want to by email? Yeah, I had a few too. So I don't know if we want to talk about it now or not. How do you want to do it? It's the the preference of the commission. I think if it's if it's something straightforward that just needs to be addressed, um like if it's a small typo or something minor to include, those would be fine to send. Um but if you think it merits discussion, then I would say we should talk about it right now.

They're pretty simple. The first one we have 2010 versus 2020 and 2023 metrics, right? And I didn't know if anything more recent was available for 2024, 2025, right? That's the the most latest thing we could get our hands on from the county. Okay, that was one. Page 17, it lists in the municipality at the bottom Plymouth County and Plymouth County excluding Detroit. I'm guessing we probably meant to say Wayne County. It could be a typo, but I'm not sure. Yeah, I saw that too. Yeah, we're taking over. Watch out. Yeah, the Yeah. 17. Yeah,

I think you're right. I think it should be Wayne. I was guessing. I'm pretty sure the previous table, right, a couple pages had had it as Wayne County. So, it's at the bottom of the table on uh page 17. It's table 12, page 17. And then I I don't know if that was lifted from a place. So, the numbers are the numbers, but I I it's hard to believe Garden City median values more than Plymouth Township. I that jumped out also at 600. Dearborn Heights though those figures are wrong. That's what's weird. Yeah, unless it's taken a weird nichy slice, but I

Well, this this chart I noted that too. And this chart I believe addresses rental medium home value, but even that just doesn't doesn't make sense. No, rents on the right. The median home, the rent might be Yeah. I mean, like the Durban Heist looks looks high, but it was more the median home value for some of these cities. That's something unless it got trans. That's what I was thinking.

And and the other point I want to make again briefly on page 20 on the school system, I think we're selling ourselves short for the fact we have a vocational tech program. I think there's only three in the county if I'm not mistaken, which is huge. So, if you want to work on vehicles, they had electronics, they've got a wood shop, they have all the stuff they used to do, they still have, right? I don't know how we compare on meats, but if it's good, we should take credit for it because people look at the schools, right, with families as a reason of why to be here. And it's it's just a a great school system. Wait, page what? Page 28 at the very bottom. Okay, we're selling ourselves short. There's a couple of us PC school products sitting up at this table.

Yeah. So, you want to embellish that the parag Yeah. Yes, that's fine. Yeah. I mean,

I would refer to page 27 when it talks about the background with public safety. That's not exactly accurate information um either for the fire department or the police department. So, that needs to be upgraded. And I can just text that to you, Laura, if you would like. For instance, it talks about us going from a volunteer fire department to the Plymouth Community Fire Department and we went to a combination department and then a full-time department before we went to Plymouth Community Fire Department. And with the police services, we were provided police service by the city of Plymouth after Wayne County. Um, I just think it should spell that out. Okay, this is from the the current plan. Um, so if I don't I don't know how helpful this is if you want to provide the history of how the department changed over time or if you just want to focus on the current this update we it's a streamlined update. So if there was current text from the last plan then that was incorporated uh into this. Well, I just noticed that it's not accurate, so I'm just

should be correct. Yeah. Uh I can send it to you, Laura. Okay. I was just going to ask if Sure. And I I had one other thing. Um, page 12, the Plymouth Township where Plymouth Township's I guess household income fells um by 17K, 13%. Um, I mean, I don't know this for a fact, but I bet that's because people are staying in their homes and they retire and their salary falls. That's what cuz I it doesn't make sense that the salary would fall that much. I I don't know. Or the house.

I I had the exact same reaction. Yeah. So, I mean, if we can prove that, that'd be nice. But at least we should add that to the findings. At least a sentence like, you know, a potential reason is because, you know, this or something like that cuz the median age increased by 5 years over the last decade. Something like that. I I I'm almost positive this is from people retiring and staying. Yeah, I've seen similar data and it it is they always have a note. It's because the community's age. Okay, then we need to say that because it Yeah, cuz

again, we're selling ourselves short as oh well I guess everyone's making less. Well, not really. They just retired. Well, they are making less and they retire. They are they are making less. Yeah. Yeah. Right. I do want to say though this is a very well put together report. Yeah. It's very very complete. So So Laura, I'm not sure if I'm quite clear. So when we meet again on February 25th, what will we be doing? Will we be going this item by item or just a general discussion or how do you envision? March 3rd or or March No, no.

March 4th. March 4th. Well, we'll want to incorporate any of the changes um that folks send uh us and then we can go through chapter by chapter and just kind of confirm some of the high points. Um so that and then maybe some additional changes might arise out of that. Um and then we'd have the final draft at the March 18th planning regular meeting. So, if we have something that's quite lengthy, we could should email that to you. Okay.

Um Laura, a question about chapter 8. Um in prior um uh master plans, there's been a sightby-sight description of um pieces of land where we're recommending a change in the future land use.

Oh, yeah. And as you know, we earlier went through um last year we identified 13 potential new spots, three that carried over from 2015 that had not been updated and 11 from the 2021 draft that was never approved. Are is that that's not in chapter 8. Are you not going to include that detail this time? No, because um there's there's so many parcels that have changed more than just those that it would be very lengthy and I I don't think would provide much value.

Okay. I would just note that um our pri prior commissioner Kendra Barbarino who was the vice chair for a long time made a comment to me just before she resigned that the uh those specific site recommendations in her view I hope I'm not misstating but I way I understood her was that that's one of the most important action items that comes out of a master plan. So, um I think that's perhaps something we need to discuss further. Um the other comment on chapter 8 would be that I would just ask my fellow commissioners to read the entire text of that chapter very closely because there's some recommendations in there that that have a very profound impact on the future of the township. And there's maybe one or two that I personally do not agree with, but I think we need a perspective of the entire board on that. So again, I'd ask you to read all of chapter 8 carefully.

It's pages 70 to 80. Okay. Thanks. So when we send comments, should we just send it to you or send it to the whole group? Just to Laura. No, the planning department. Okay. Yeah. And um Commissioner Boyd, if it would be helpful, we could show at the March 4th session um a map that has all of the changes. Um but to break it out parcel by parcel, there there are so many that I think it would it would be over overwhelming, but at least internally the commission could see where those changes are happening and agree upon them and then you'd have the final map.

Let's take a look at that. I think we think that satisfies it. Thank you. So when are we looking to have I'm just as a frame of reference. When do you envision this to be final final? Like I guess we recommend it to the board of trustees or whatever. There's a 63 day period after that too. Okay. So once we say it's final, there's two months goes from we make the recommendation to the board of trustees. Okay. They have the final say and then it goes for the 63day period. Correct. And then does it go back to the trustees after that?

Uh yes, it it first it comes back to the planning commission and you have a public hearing after that 63-day comment period. Um and you can make uh additional changes at that time. You'll have um a full uh summary of all of the comments that are received during that public comment period. uh you can evaluate if you want to make any changes and then uh adopt and then the board of trustees also has to adopt by resolution in this community. That's not typical but um the board has uh reserved that right. We're looking probably May. Oh well before it's final final final.

Yeah. If not a few Yeah. Yeah. So summer the 63 days is you know basically two months and we're you know would go from March. Yes. The the goal is that we would uh recommend distribution of the draft plan to the board of trustees at the March 18th meeting and then the following week they will allow or authorize the distribution period. Oh okay. Which it starts the 63day okay. Period. June, July. Yeah. When it's final, July. Summer.

Summer. That's fine. Okay. Anything else on the master plan? No, I will not be able to make March 4th session, unfortunately. Well, just um and you can jot down your notes. Yeah, I will do that. Would very much like to see those. Yeah, I've been through 60 pages very in depth, right? um knock down the next 30 and get the notes to you guys. Yeah. The only way to do this is read every single freaking word. You just have to correct. You got to crawl through it. Yeah. Yep. Yep. Yeah. It's not a casual read. No. No, it's not. No.

But so what? Importantly, if you compare this to some of the other master plans that I've seen from the state, I think this one does a pretty good job of boiling it down to the to the key points. So, I don't feel there's not a lot of fluff in this, right? Very,

which is something we wanted to try to achieve. Very few people have Indian chiefs, okay, where creeks were named after or 204 miles of land of roads, okay, and 174 miles of sewer. It was incredible the level of detail that's in here that you would never know, okay, cuz it's not written down anywhere, but it's in the master plan, which is pretty thorough. If there are any photos that you may have of the community that you would like included, um like two, three, four, five, um feel free to send them to the planning email and we'll try to work them in as well.

Okay. Uh next is the we're done with the master plan discussion. Okay. Next would be the resolution of appreciation for David Ladawick. And uh who has that? I I have the copy, but did you alter it a little bit? Oh, no. Is that altered from the one we No, I print this is the one I printed. Yeah, I know. But we there was a change that I had. Just the um word exception. Exception is exceptional. Oh, that's it. Yeah. And then it included the additional detail about Commissioner Ladawick's contribution. Yeah, the cont. Yeah. The Did you get the part about the study session that I sent?

The steering commission. Yes, that's in there. That's in there. Yeah. Okay. Do you want to read this and we'll just know that it's that's this does not include it. But yeah, we need Where's the thing? The sign. Do you have the signed one? I gave it to Laura. Okay. You can read it. Does Commissioner Pop want to or you want me to? Do you want to read it? Doesn't matter. Here, I'll do it. I'll take you off the hood. That's fine.

Resolution of appreciation. Whereas David Lawick has served on the Plymouth Township Planning Commission for more than two years, having been appointed October 23rd of 2024. And whereas David Ladderwick's dedication, ability, and talent have been invaluable to the execution of the duties charged to the Charter Township of Plymouth Planning Commission. And whereas David Ladwick's professionalism, dedication, talents, personal commitment to seek planning excellence, best practices, and advocacy of sound planning principles have contri contributed measurably to the continued progress in orderly development of the Plymouth community and have been invaluable to the execution of the duties charged to the Charter Township of Plymouth Planning Commission and to the citizens of Plymouth Township. And whereas the steering committee greatly benefited from David Ladawick's exceptional dedication and tireless service in preparation of the 2026 master plan. And whereas the success of the democratic form of government depends upon the voluntary leadership and contribution in time of talent, excuse me, contribution of time and talent on the part of its citizens. Now, therefore, it be resolved that the planning commission of the charter township of Plymouth herewith expresses recognition and appreciation for the service and support rendered by David Lawick to the planning commission and the people of Plymouth Township and extends best wishes to him for the future. Resolution passed this day of 18 February 2026 at the Plymouth Township U offices and signed by all members of the planning commission. All right.

Would you support? I I support. Okay. All in favor signify by saying I. I. Opposed. Motion carries. You want to carefully pass that back. Any any other comments from the commission? Commissioners. Was that a hint to let other people support? Okay. Not. Uh, is there a motion to adjourn the meeting at 8:53? Mr. Chair, I move we adjourn at 8:53. There's support. Support. Moved by Commissioner Boyd, supported by Commissioner uh Pop to adjourn at 853. All in favor signify by saying I. I.

Opposed. Motion carries. We're adjourned. Yeah, I'm going to get I'm going to get an email for my own benefit because I want to make sure I got it straight. Was it easy for you sitting there watching?