CLINTON TOWNSHIP PLANNING COMMISSION
REPORT OF REGULAR MEETING
OCTOBER 14, 1999
MINUTES

Present:    Paul D. Woodring, Chairman
                Vincent J. Gudobba, Vice Chairman
                Denise C. Trombley, Secretary
                Peter M. Catalano
                Nancy L. Dedenbach
                Donald Roach
                Dennis C. Tomlinson

Absent:     Michelle Braswell, Excused
                Thomas Landa, Excused

Staff:        Mark F. Miller, Assistant Director
                DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT

Mr. Woodring called the meeting to order at 6:30 p.m.

APPROVAL OF AGENDA

Motion by Mr. Catalano, supported by Mr. Gudobba, to approve the agenda as submitted. Motion carried.

Mr. Woodring explained the procedure for a Public Hearing to be as follows: the petitioner will make comments, the public will have an opportunity to ask questions and the Planning Commission will have opportunity to make comments or ask questions.

THE SOUTH 149.01 FEET OF LOT 19, JOHN F. SASS SUBDIVISION (SECTION 2)
- PROPOSED REZONING FROM R-5 ONE-FAMILY RESIDENTIAL TO B-3 GENERAL BUSINESS
--PUBLIC HEARING
MF #5357: PETITIONED BY RON JONA, MILESTONE DEVELOPMENT, INC.

__________________________________________________________________________________

Pertinent correspondence was read and entered into the record. Ms. Trombley noted that notices were mailed to owners and occupants within 300 feet of the subject property and 2 were returned.

Ron Jona, Milestone Development, Inc., 29200 Inkster Road, Southfield, Michigan 48034, stated that he owns an adjacent parcel that is zoned B-3. He stated that he requested a rezoning to B-3 for the subject parcel because the other parcel is B-3. He is agreeable to rezoning both parcels to B-2. He stated he currently has no site plan or tenants for the subject parcel.

Don Rodziczak, 22315 Pohlman, Clinton Township, Michigan 48036, inquired as to the plans for the other parcel that the petitioner owns.

Mr. Woodring stated that this is a Public Hearing for the rezoning of the subject property only.

Mrs. McPeek, 44706 Elizabeth, Clinton Township, Michigan 48036, stated she is opposed to the rezoning. She added that when the owner of Remson was at the Planning Commission, they stated that there would not be a driveway onto Elizabeth Road and they put a driveway onto Elizabeth Road.

Mr. Woodring stated that the Planning Commission denied the request from Remson for a driveway onto Elizabeth Road but the owner took the matter to Court and the Judge approved the driveway.

Tony Delarosa, 44849 Maddelein, Clinton Township, Michigan 48036, stated he is opposed to the rezoning. He added his opinion that the rezoning will decrease property values. He also inquired as
to the uses allowed in B-2 zoning.

Mark Miller stated that a B-1 zoning allows General Retail, with Special approval for dine-in restaurants, churches and radio towers. In a B-2 zoning, the allowable uses include department stores, home appliance repair, restaurants with no drive thru, special approval for open air sales, landscaping companies, carwashes and churches. He stated the difference between B-1 zoning and B-2 zoning is that larger department stores and restaurants are allowed in B-2 zoning.

Tony Delarosa, inquired as to whether the Township has done a study about the effect of commercial property affecting neighboring residential property values.

Mr. Miller stated that he has no knowledge of a study of property values relative to commercial property affecting neighboring residential property.

Harold Fiebelkorn, 44833 Maddelein, Clinton Township, Michigan 48036, stated there are only two lots and the correspondence shows three lots. He added he would prefer an office developed on the property with hours from 8:00 a.m. to 5:00 p.m.

Mr. Miller stated that the correspondence is a general description of the subject area. He added that the subject property information is correct.

Mr. Tomlinson stated that if the Planning Commission is going to consider combining both parcels owned by Mr. Jona prior to rezoning, no action can be taken at this meeting.

Mr. Miller stated the second parcel would have to be advertised for a Public Hearing.

Ms. Dedenbach stated her opinion that an Office zoning for the subject property is not appropriate. She inquired as to whether the hours for a business in B-2 zoning can be regulated.

Mr. Miller stated that the business hours are not regulated in B-2 zoning.

Mr. Gudobba stated that the Planning Commission made a commitment regarding the Remson development and followed through. He added that he has concerns regarding the rezoning.

Mr. Catalano inquired as to whether the petitioner is agreeable to a B-2 zoning for both parcels.

Mr. Jona stated he is agreeable to a B-2 zoning for parcels with limited uses. He stated that the rezoning for both parcels would be subject to motion.

Mr. Fiebelkorn stated that one of Mr. Jona’s parcels is zoned residential with a sewer on it.

Mr. Miller stated the Planning Department is not aware of that parcel being zoned residential. He added the sewer was placed within an easement.

Motion by Mr. Gudobba, supported by Ms. Dedenbach, with reference to File #5357 and application from Ron Jona, Milestone Development, Inc., 29200 Inkster Road, Southfield, Michigan 48034, concerning request for approval of rezoning from R-5 One-Family Residential to B-3 General Business for the south 149.01 feet of Lot 19, John F. Sass Subdivision (Section 2), generally located at the southeast corner of Hall Road (M-59) and Elizabeth Road, that the matter be tabled. Roll Call Vote: Aye- Gudobba, Dedenbach, Catalano, Roach, Tomlinson, Woodring, Trombley. Nay- None. Absent- Braswell, Landa. Motion carried.

Meeting was recessed at 7:08 p.m. and reconvened at 7:12 p.m.

LOTS 1-3, MAPLEWOOD SUBDIVISION (SECTION 27)
- SAM’S MARATHON GAS STATION/OIL CHANGE FACILITY
–CONTINUED PUBLIC HEARING: SPECIAL LAND USE FOR A GAS STATION/LUBE
CENTER IN THE B-3 GENERAL BUSINESS DISTRICT AND RECOMMENDATION FOR
APPROVAL OF SITE DEVELOPMENT PLAN
MF #5351: PETITIONED BY HUSSEIN HADI
REPRESENTED BY NADIM HAMMOUD

__________________________________________________________________________________

Pertinent correspondence was read and entered into the record.

Mr. Miller stated that this is a continued public hearing. He stated that after reviewing the site plan and talking to a neighbor abutting the site, he stated that the sidewalk along Elmway needs to be shown on the site plan, the landscaping berm on the front setback is not 36 inches, and Mr. Cassin stated that the driveway on Elmway is necessary if this development is approved.

Nadim Hammoud, Architectural Design and Construction, 13530 Michigan Avenue, Suite 210, Dearborn, Michigan 48126, representative, stated they will close one of the driveways on Gratiot and place a 6 foot wall on the back of the property. He added they will show the sidewalk on Elmway and the 36 inch berm on the site plan.

Mr. Miller stated that the soil testing is an issue that the Department of Environmental Quality will address.

Hussein Hadi, Redford Consumer, 26808 Simone, Dearborn Heights, Michigan 48127, stated that a closure report will be done by the Department of Environmental Quality by the end of October. He added that he did not purchase the liquor license from the owner.

Mr. Miller stated that the ordinance requires a 4'8 wall or berm and the petitioner is planning to put in a 6 foot wall.

Mr. Dehem stated that he would prefer the wall to be higher than 6 feet.

Mr. Essian, 21903 Elmway, Clinton Township, Michigan 48035, stated he would like an eight foot wall as a buffer. He inquired as to the hours for the gas station.

Mr. Hammoud stated that the building will be along the back wall and the building is 20 feet tall.

Mr. Roach suggested that the petitioner could put a berm along Elmway instead of the wall.

Ms. Dedenbach inquired as to whether the two existing buildings will be torn down.

Mr. Hammoud stated the existing buildings will be torn down.

Ms. Dedenbach inquired as to whether the wall could be continued to block the headlights to the abutting residential land. She inquired as to whether the hours could be regulated.

Mr. Miller stated this is a Special Land Use review and the Planning Commission can place restrictions with justification.

Mr. Hammoud stated he is willing to continue the 6 foot wall for 25 feet.

Mr. Miller stated he had concerns regarding the vision line with continuing the wall 25 feet. He added he does not want the wall in the front yard setback.

Ms. Dedenbach suggested the 6 foot wall could be continued 30 feet and tapered down.

Mr. Hammoud stated he could place trees on the berm to add additional screening.

Mr. Gudobba stated that the property was split and therefore in his opinion the driveway on Elmway would not be necessary for this property if the property had not been split.

Mr. Catalano agreed with Mr. Gudobba.

Mr. Woodring stated that the conditions along Gratiot have changed since the previous gas station was in operation.

Ms. Dedenbach recalled that a previous development requesting a driveway onto a residential street was denied. She inquired as to why this one is being recommended for approval.

Mr. Miller stated that this particular requests needs a driveway onto a residential street to be developed.

Mr. Catalano inquired as to whether the purchase of this land is subject to the condition that the land can be used for a gas station.

Mr. Haddi stated that the Purchase Agreement is contingent on the ability to use the land as a gas station.

Motion by Mr. Tomlinson, supported by Ms. Dedenbach, with reference to File #5351 and application from Hussein Hadi, Redford Consumer, 26808 Simone, Dearborn Heights, Michigan 48127, as represented by Nadim Hammoud, Architectural Design and Construction, 13530 Michigan Avenue, Suite 210, Dearborn, Michigan 48126, concerning request for recommendation of approval of Special Land Use and Site Plan for a gas station/lube center in the B-3 General Business District for Lots 1-3, Maplewood Subdivision (Section 27), generally located at the southwest corner of Elmway and Gratiot Avenue, that recommendation for approval be submitted to the Township Board subject to: 1). the sidewalk on Elmway being shown on the site plan; 2). wall wrapping on Elmway 30 feet from rear wall and gradually reducing toward driveway with landscaping in front of wall, . Roll Call Vote: Aye- Tomlinson, Dedenbach, Catalano, Roach, Woodring, Trombley. Nay- Gudobba. Absent- Braswell, Landa. Motion carried.

LOTS 237-291, 363-390 & 530-538, GRATIOT CITY SUBDIVISION (SECTION 33/34)
- BAKER COLLEGE
–REQUEST FOR APPROVAL OF REVISED SITE DEVELOPMENT PLAN
MF #1058: PETITIONED BY JAMES R. MORGAN

__________________________________________________________________________________

Pertinent correspondence was read and entered into the record.

James R. Morgan, J. R. Morgan Construction, 5454 Gateway Centre, Suite C, Flint, Michigan 48507, stated they plan to add to the existing building. He noted the addition will be a 3 story building with split block and will measure approximately 33,000 square feet.

Mr. Gudobba complimented that Baker College as being "first class" with any development.

Mr. Roach inquired as to the enrollment at the College.

Mr. Dan Torlime, 5129 Green, Grand Blanc, Michigan, stated the enrollment has increased steadily. He added that he is impressed by the Planning Department.

Motion by Mr. Gudobba, supported by Ms. Dedenbach, with reference to File #1058 and application from James R. Morgan, J. R. Morgan Construction, 5454 Gateway Centre, Suite C, Flint, Michigan 48507, concerning request for approval of Revised Site Development Plan for Baker College located on Lots 237-291, 363-390 & 530-538, Gratiot City Subdivision (Section 33/34), generally located fronting the east line of Little Mack Avenue between Sharkey and Vermander, that the Revised Site Development Plan be approved as submitted. Roll Call Vote: Aye- Gudobba, Dedenbach, Catalano, Roach, Tomlinson, Woodring, Trombley. Nay- None. Absent- Braswell, Landa. Motion carried.

REPORT OF MEETINGS

Motion by Mr. Roach, supported by Mr. Gudobba, to approve the Reports of Meeting for Thursday, August 26, 1999 and Thursday, September 9, 1999 as submitted. Motion carried.

DISCUSSION REGARDING NEXT MEETING

Mr. Miller stated he is not aware of the items for the next meeting. He stated that in November, the 2^nd and 4^th Thursdays are Holidays. He stated that the Planning Commission meetings will be held on the 1^st and 3^rd Thursdays in November.

Motion by Ms. Dedenbach, supported by Mr. Catalano, to adjourn the meeting. Motion carried. Meeting adjourned at 8:11 p.m.

Respectfully submitted,

Denise C. Trombley, Secretary
CLINTON TOWNSHIP PLANNING COMMISSION