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SSOCIATED
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EWSPAPERS OF
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ICHIGAN
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AGE
2
January 28, 2016
B
ELLEVILLE
- I
NKSTER
NOTICE OF PUBLIC HEARING
CHARTER TOWNSHIP OF PLYMOUTH
PLANNING COMMISSION
PROPOSED TEXT AMENDMENT 013
PROPOSED ACTION:
AMEND THE TEXT OF THE CHARTER TOWNSHIP OF PLYMOUTH ZONING
ORDINANCE NO. 99 BYAMENDING ARTICLE XXVIII, SPECIAL PROVISIONS
DATE OF HEARING:
Wednesday, February 17, 2016
TIME OF HEARING:
7:00 P.M.
PLACE OF HEARING:
Plymouth Township Hall, 9955 N. Haggerty Road
NOTICE IS HEREBY GIVEN
that the Planning Commission of the Charter Township of Plymouth, on its own motion, pro-
poses to amend the text of Zoning Ordinance No. 99 by amending the language of Section 28.14 in Article XXVIII, Special
Provisions, as follows:
ARTICLE XXVIII, SPECIAL PROVISIONS, IS PROPOSED TO BE AMENDED BY REPLACING THE EXISTING
LANGUAGE OF SECTION 28.14 WITH THE FOLLOWING:
SEC. 28.14 BUILDING DESIGN STANDARDS
1.
Purpose
The purpose of this Article is to establish a consistent set of standards for the design and appearance of non-single-family
residential structures, which includes buildings, canopies, or gateway structures, within each zoning district of the
Township, in order to improve and enhance the overall visual character of the community. These standards are also intend-
ed to encourage architectural variety within the context of creating a high-quality and harmonious aesthetic environment.
This Article shall apply to new construction as well as additions or alterations to existing non-single family residential
structures.
2.
Building Massing and Form
(a)
All buildings shall incorporate architectural features, such as: arches, arcades, porticos, cornices,
peaked rooflines, or towers.
(b)
Building walls over 100 feet in length shall be broken up by varying rooflines, projections, recesses,
wall insets, arcades, windows or faux windows, architectural accents, and other details to create rhythm
and interest in building facades. Repeating patterns of changes in color, texture, and materials are
encouraged.
3.
Facade Materials
(a)
A minimum of 75% of all building facades, excluding the roof and windows, shall consist of masonry
products, such as: brick, cut stone, integral colored split face block, cast stone, limestone, granite, or an
equivalent material, as determined by the Planning Commission or the Administrative Review
Committee. The use of aluminum metal panel systems may be permitted for buildings located within
an industrial area, or for buildings of a high-technology or industrial nature. Aluminum metal panel
systems may also be permitted for automobile dealerships. The Planning Commission or
Administrative Review Committee may modify the 75% exterior finish requirement, if the proposed
project is found to meet the objectives of this Article.
(b)
The remaining maximum 25% of the building facade may utilize other materials such as: fiberglass-
reinforced concrete, cement board siding, stucco, polymer plastic (Fypon), or EIFS, provided that such
materials do not constitute the base of the building.
(c)
The facade materials for any screening structure, which may be used to screen elevators, stairways,
tanks, heating and air conditioning equipment, vents, ducts, pipes, or other similar apparatus, shall
complement the facade materials of the principal building.
4.
Color and Texture
(a)
Variations in color shall be kept to a minimum.
(b)
Building colors shall be in harmony with the surrounding area. Traditional colors, such as: red, subtle
earth tones, or neutral colors shall be used for the building facade material. Roof colors shall comple-
ment the color of the building facade. The use of high-intensity, metallic, or fluorescent colors is
prohibited.
(c)
Accent colors may be permitted if considered by the Planning Commission, or the
Administrative Review Committee, to be part of the overall architectural theme for the
project.
(d)
Awnings located above windows and doors shall consist of a solid color and shall not
incorporate stripes or patterns. Dark colors, such as: dark brown, navy blue, black,
maroon, dark green, or dark red, are encouraged. Backlit or underlit awnings are
prohibited.
(e)
Simple and uniform texture patterns within the building facade materials are encouraged.
5.
Roof Design
(a)
Variations in the roofline are required to reduce the scale of the structure and add visual
interest.
(b)
Rooftop equipment shall be screened from view by parapet walls or other architectural
elements which complement the overall building design.
6.
Canopies
Overhead canopies for gasoline service stations or other uses shall be designed to be compatible with the architec-
tural characteristics and color of the principal building. Canopies shall incorporate peaked, hipped, or gabled roofs
with shingles, support structures which match or simulate the materials of the principal building, and fully recessed
lighting fixtures.
7.
Alterations or Additions to Existing Buildings
(a)
For an alteration proposed to an existing building facade, the entire façade shall be subject to this
Article. However, the Planning Commission or the Administrative Review Committee may limit
compliance with this Article to only the portion of the building affected by the proposed alteration,
provided that the materials and colors of the altered portion of the building complement the materials
and colors of the existing unaltered portion of the building.
(b)
For an addition proposed to an existing building, the materials of the existing portion of the building
may be utilized for the proposed addition, provided that the following conditions are met:
1)
The addition does not exceed one hundred percent (100%) of the existing building floor
area.
2)
The facade of the existing portion of the building does not consist of materials or colors
that would be prohibited under Section 3 or 4 of this Article.
3)
All new facades substantially constitute a continuation of the existing facades relative to
color, texture, size, height, and location of materials.
4)
The visual effect is to make the addition appear as part of the existing building.
(c)
If the alteration or addition is proposed for an existing building located within the Ann Arbor Road
Corridor (ARC) District, then the entire building shall be brought into full compliance with this Article.
The Planning Commission or the Administrative Review Committee may modify this requirement if
the proposed project is found to meet the objectives of the ARC District.
8.
Façade Modification
The Planning Commission or the Administrative Review Committee may approve alternatives to the exterior build-
ing design or materials, provided that the proposed project is found to be consistent with the intent and purpose of
this Article.
NOTICE IS FURTHER GIVEN
that persons interested are requested to be present. Pertinent information relative to the pro-
posed text amendment may be examined at the Plymouth Township Division of Public Services, Community Development
Department, during regular business hours from 8:00 AM to 4:30 PM. Written comments will be received prior to the meeting
and may be mailed to 9955 N. Haggerty Rd, Plymouth, MI 48170 or call 734-354-3270, ext. 5. The meeting will be held in the
Meeting Room at Township Hall which is located at 9955 N. Haggerty Road, Plymouth Township, MI 48170. At the public
hearing, the Planning Commission may recommend approval of the text changes as proposed, or as amended.
PLEASE TAKE NOTE:
The Charter Township of Plymouth will provide necessary reasonable auxiliary aids and services,
such as signers for the hearing impaired and audio tapes of printed materials being considered at all Township meetings to indi-
viduals with disabilities at the meetings/hearings upon one week notice to the Charter Township of Plymouth by writing or call-
ing the Supervisor's Office, 9955 N. Haggerty Road, Plymouth, MI 48170. Phone 734-354-3201. TDD users: 800-849-3777
(Michigan Relay Service).
PUBLISH:
January 28, 2016
KENDRA BARBERENA, SECRETARY
PLANNING COMMISSION
PT012116-0030 2.5 x 16.117
LEGAL NOTICE
1954 PA 188 PROCEEDINGS
NOTICE OF SPECIALASSESSMENT HEARING
Charter Township of Plymouth
Wayne County, Michigan
TO:
THE RESIDENTS AND PROPERTY OWNERS OF THE CHARTER TOWNSHIP OF PLYMOUTH, WAYNE
COUNTY, MICHIGAN, AND ANY OTHER INTERESTED PERSONS:
PLEASE TAKE NOTICE that as a result of Petitions of property owners within the Township signed by the record
owners of land whose front footage constitutes more than 50% of the total front footage of the hereinafter described Special
Assessment District and the Township Board of the Charter Township of Plymouth proposes a road paving project in the
Ridgewood Hills No. 2, No. 3, and No. 4 Subdivisions and to create a Special Assessment for the recovery of the cost thereof by
Special Assessment against the properties benefited therein.
Notice is hereby given to all persons interested, that the Board of Trustees of the Charter Township of Plymouth has
tentatively declared its intention to make the hereinafter described improvement:
The proposed improvements to the existing two-lane concrete roadway with integral curb and
gutter shall consist of partial pavement and curb replacement, sub-base and subgrade prepara-
tion, and miscellaneous driveway work, sidewalk ramp, drainage structure modification or
subgrade underdrain installation, which may be needed to facilitate the replacement of con-
crete road pavement only, or as required by County of Wayne. It is understood that this is pri-
marily a road improvement project and therefore any drainage problems existing prior to the
project will not be corrected except where said modification is necessary to protect the life of
the road pavement. Existing water problems, such as standing water, etc., outside of the road-
way will not be resolved by this program. It is further understood that this improvement, if
permitted by the County of Wayne, could be subject to special conditions dependent upon the
findings of the soils investigation report, existing subsurface conditions, etc. The project
commences at the north right-of-way line of Ann Arbor Road, and proceeds northwesterly
along Pineview Drive approximately 720 feet to the intersection of Red Maple Drive, then
continues to proceed northerly along Red Maple Drive approximately 2,900 feet to the inter-
section of Plum Tree Drive, then proceeds easterly along Plum Tree Drive approximately
1,200 feet to the east limit of SAD boundary at Lot 333. The project also includes Harvest
Drive commencing at the intersection of Red Maple Drive and proceeding easterly approxi-
mately 1,200 feet to the east limit of SAD boundary at Lot 356, and Pinehill Drive commenc-
ing at the intersection of Red Maple Drive and proceeding easterly approximately 1,100 feet
to the east limit of SAD boundary at Lot 268, and Woodway Drive commencing at the inter-
section of Red Maple Drive and proceeding easterly approximately 1,000 feet to the east limit
of SAD boundary at Lot 209, and Red Pine Drive commencing at the intersection of
Winterset Circle and proceeding southeasterly approximately 1,050 feet to the intersection of
Winterset Circle, and Winterset Circle commencing at the intersection of Woodway Drive and
proceeding south, southeasterly, and northeasterly approximately 1,600 feet to the east limit
of SAD boundary at Lot 186, and Jasmine Drive for approximately 370 feet between
Pineview Drive and Winterset Circle, and Woodway Drive commencing at Red Maple Drive
and proceeding westerly approximately 160 feet to west limit of SAD boundary, and Harvest
Drive commencing at Red Maple Drive and proceeding westerly approximately 160 feet to
west limit of SAD boundary, and Plum Tree Court commencing at the intersection of Plum
Tree Drive and proceeding northeasterly approximately 180 feet to its point of termination,
and Harvest Court commencing at the intersection of Harvest Drive and proceeding south-
westerly approximately 560 feet to its point of termination, and Red Maple Court commenc-
ing at Red Maple Drive and proceeding southerly approximately 440 feet to its point of termi-
nation.
That it has further been tentatively determined that the following described lots and parcels of land will specially benefit from
said improvements and will constitute a Special Assessment District against which the cost of said improvement shall be
assessed:
The district limit for frontage along Pineview Drive, Red Maple Drive, Plum Tree Drive,
Harvest Drive, Pinehill Drive, Woodway Drive, Red Pine Drive, Winterset Circle, Jasmine
Drive, Plum Tree Court, Harvest Court, and Red Maple Court, consists of Lots 186 through
385 of Ridgewood Hills No. 2, No. 3, and No. 4 Subdivisions, located in both the Northwest
and Southwest ¼ of Section 32, T.lS, R.8E, of Plymouth Township, Wayne County, Michigan.
PLEASE TAKE FURTHER NOTICE that the Board of Trustees of the Charter Township of Plymouth shall meet on
Tuesday, February 9, 2016 at 7:00 p.m. at the Plymouth Township Hall, 9955 N. Haggerty Rd, Plymouth, Michigan 48170, for
the purpose of reviewing said proposed Special Assessment District, and hearing objections to the improvement, creation of the
Special Assessment District, and the assessment thereon. All persons may then and there appear and make any objections they
may have to such improvement and assessment. Appearance and protest at the hearing is required in order to appeal the
amount, if any, of the special assessment to the state tax tribunal. An owner or party in interest, or agent thereof, may appear in
person at the hearing, or may file an appearance or protest by letter. All parties or agents appearing in person at the hearing for
purposes of protest should request the appearance be entered into the record of the meeting.
PLEASE TAKE FURTHER NOTICE that the plans, specifications, estimates of cost and recommendations of the
engineer for said proposed Special Assessment District have been filed with the Township and are available for public examina-
tion at the office of the Township Clerk. The estimate of costs of such construction is in the approximate amount of
$674,050.00.
PLEASE TAKE FURTHER NOTICE that periodic redetermination of costs for the proposed Special Assessment
District may be necessary and may be made without further notice to the record owners or parties in interest in the property.
___________________________
Nancy Conzelman
Charter Township of Plymouth
9955 North Haggerty Road
Plymouth, Michigan 48170
(734) 354-3224
Publish:
January 28, 2016
February 4, 2016
PT012116-0028 2.5 x 10.453
Fire department union officials
say there has been no progress in
negotiations for a contract with the
City of Belleville.
According to Brian Blackburn,
the local union president of the
Michigan Association of Fire
Fighters (MAFF), the contract has
been under negotiation for nearly
two years, since the fire fighters
voted to join theunion.
Executive Director of the
Michigan Association of Fire
Fighters Fred Timpner said that
the parties had reached an
“impasse” and that a hoped-for
agreement in December failed
when negotiators for the city
balked at formerly agreed-upon
conditions. The fire fighters union
has filed for binding arbitration
with the city and expects to learn
the name of the arbitratorwhowill
hear the dispute this month.
Timpner said the union has
“thrown up their hands” after the
failed attempts to come to an
agreement withBelleville officials.
The major issue in dispute,
according to union officials, is
wages. The current pay scale
allows for the reduction of the
hourly rate from$14 anhour to $10
an hour after the first hour on duty
for the on-call fire fighters. The
union insists on a standard wage
for every hour on duty, with no
reduction after the first hour.
Timpner said the city position
could be interpreted as some kind
of punishment to the fire fighters if
they do not extinguish the fire in
the first hour. He said the fire
fighters are called out from their
homes at all hours and in all types
of weather and always respond
immediately.
He indicated that a reciprocal
response in negotiations from the
city would be appropriate in light
of the performance of the fire
fighters working without a con-
tract and under the same condi-
tions that had forced them to
unionize two years ago.
He said that the latest contract
language which was tentatively
approved came back from the city
with several changes.
“There has been no more
movement,” he said. “We're done.”
The cost of the binding arbitration
procedure, estimated at between
$10,000 to $20,000 will be paid
equally by the city and the fire
fighters' union. The fees cover the
hearings by the arbitrator and a
court stenographer, but do not
include attorney fees or tran-
scripts.
Timpner added that he is
proud to represent the Belleville
fire fighters and added that the
community should be very proud
of them.
Helping
hands
The
Juneteenth
Chapter of Detroit
donated a $500 check
to the Inkster Legends
Christmas Giveaway in
support of fundraising
efforts. Former Detroit
Piston John Long, left,
joined in the celebra-
tion along with Michael
Joseph,
Legends
Director Fred Smiley
and fundraising chair-
person Tyrone Mitchell.
The major issue in dispute,
according to union officials, is wages.
”
No progress reported on fire contract
