CLINTON TOWNSHIP PLANNING COMMISSION
REPORT OF REGULAR MEETING
FEBRUARY 8, 2001
MINUTES

Present:    Vincent J. Gudobba, Chairman
                Denise C. Trombley, Secretary
                Ralph Consiglio
                Michael Nickerson
                Valerie O誰eal
                Dennis C. Tomlinson

Absent:     Donald Roach, Vice Chairman, Excused
                Nancy L. Dedenbach, Excused
                Thomas Landa, Excused

Staff:         Stephen N. Cassin, Director
                DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT

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

Motion by Mr. Nickerson, supported by Ms. O誰eal, to approve the agenda as submitted. Motion carried.

3.0 ACRES GENERALLY LOCATED FRONTING THE NORTH LINE OF GREENFIELD ROAD, EAST OF GARFIELD ROAD (SECTION 8)
- PROPOSED REZONING FROM R-1 ONE-FAMILY RESIDENTIAL TO R-2 ONE- FAMILY RESIDENTIAL
- - PUBLIC HEARING
MF #5500: PETITIONED BY JACK HERNANDEZ
_____________________________________________________________________________

Pertinent correspondence was read and entered into the record. Ms. Trombley noted that 58 notices were mailed to owners and occupants within 300 feet of the subject property and none were returned.

Mr. Gudobba 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.

Jack Hernandez, 55266 Lordona, Shelby Township, Michigan 48315, stated he was willing to answer questions.

David Douthat, 18125 Greenfield, Clinton Township, Michigan 48038, stated he owns property next door and inquired as to the type of house the petitioner is planning to build.

Mr. Hernandez stated the large barn will be removed and the existing garage and house will be renovated.

Mr. Gudobba stated the requested rezoning is consistent with the area.

Mr. Consiglio inquired as to the number of houses proposed for this parcel.

Mr. Hernandez stated he will build three houses in addition to the one that is there now.

Motion by Mr. Nickerson, supported by Mr. Consiglio, with reference to File #5500 and application from Jack Hernandez, 55266 Lordona, Shelby Township, Michigan 48315, concerning request for recommendation for approval of rezoning from R-1 One-Family Residential to R-2 One-Family Residential for 3.0 acres generally located fronting the north line of Greenfield Road, east of Garfield Road (Section 8), that recommendation for approval of the rezoning be submitted to the Township Board. Roll Call Vote: Aye- Nickerson, Consiglio, Gudobba, O誰eal, Tomlinson, Trombley. Nay- None. Absent- Dedenbach, Landa, Roach. Motion carried.

9.012 ACRES FRONTING THE NORTH LINE OF CASS AVENUE, WEST OF GROESBECK (SECTION 15, P.C. 136)
- PROPOSED REZONING FROM RML MULTIPLE-FAMILY RESIDENTIAL (LOW-RISE) TO RML MULTIPLE-FAMILY RESIDENTIAL (HGH-RISE)
- - PUBLIC HEARING
MF #5502: PETITIONED BY JOE MANIACI
REPRESENTED BY AL TIFFEN
_____________________________________________________________________________

Pertinent correspondence was read and entered into the record.

Al Tiffen, Tiffen & Associates, 55130 Shelby Road, Shelby Township, Michigan 48316, representative, stated he is the project manager. He added that in 1988 the property was zoned for 120 units. He stated that the petitioner is only requesting an additional 39 units to the sixty one units that are now allowed. He stated his opinion that the majority of the people who would live in this development will use Groesbeck Avenue as opposed to Cass Avenue. He stated there will be 5 buildings with 20 units in each building and a club house. He added this will be a nice project for the area. In addition, the petitioner is asking for a higher density to keep project costs down so the rents will be lower. He added that the correspondence recommends denial and he hopes the Planning Commission will "keep an open mind".

Mr. Guddoba stated that the recommendation for denial of the project was made by the Planning Department. He added that consideration tonight is for the proposed rezoning only. The Planning Commission cannot consider what the petitioner plans to develop.

Thomas Phillips, 41201 Ferndale, Clinton Township, Michigan 48038, stated he is opposed to a high rise development. He added he would prefer single family. He noted that the petitioner is trying to buy his property.

Mr. Cassin stated the petitioner plans to develop two story buildings. He added that the ordinance allows for higher buildings.

Robert Cole, 44160 Riverridge, Clinton Township, Michigan 48038, stated there is already a traffic problem in the area and this will make it worse. He added that he owns the building to the south of the proposed development and he felt Cass Avenue needs to be expanded.

Mr. Gudobba stated the proposed development does not have an ingress or egress onto Cass Avenue. He added that Cass Avenue is a county-maintained Road. He stated that since 1988 the Township has grown and lowered densities.

Mr. Cassin stated that the current zoning allows for 60 units.

Mr. Tomlinson inquired as to why the representative痴 opinion is that traffic from the development will use Groesbeck.

Mr. Tiffen stated that Groesbeck is a larger road and more people would use it. He added that if people work to the north they will live farther north.

Mr. Tomlinson inquired as to whether there is a zoning in between the current zoning and the zoning requested by the petitioner.

Mr. Cassin stated there is not a zoning in between.

Ms. O誰eal inquired as to whether the petitioner conducted any traffic studies for the area. She added her opinion that there is a traffic problem on Cass Avenue.

Mr. Tiffen stated he did not conduct any traffic studies.

Mr. Nickerson stated that an additional 39 units combined with the 60 that the property is currently zoned for will increase the traffic problem on Cass Avenue. He added that his opinion that to purchase land to expand Cass Avenue will be expensive.

Mr. Cassin stated that the County reported to him that Cass Avenue is 5^th on the priority list to be addressed. He added that Cass Avenue is anticipated to be widen within four to five years. He added the County has to address the right-of-way acquisition and environmental issues with the cemetery.

Motion by Ms. Trombley, supported by Ms. O誰eal, with reference to File #5502 and application from Joe Maniaci, Woodside Village L.L.C., 50215 Schoenherr, Shelby Township, Michigan 48315, as represented by Al Tiffen, Tiffen & Associates, 55130 Shelby Road, Shelby Township, Michigan 48316, concerning request for recommendation for approval of rezoning from RML Multiple-Family Residential (Low-Rise) to RMH Multiple-Family (High-Rise) for 9.012 acres of land fronting the north line of Cass Avenue, west of Groesbeck (Section 15, P.C. 136), that recommendation for denial be submitted to the Township Board. Roll Call Vote: Aye- Trombley, O誰eal, Consiglio, Gudobba, Nickerson, Tomlinson. Nay- None. Absent- Dedenbach, Landa, Roach. Motion carried.

LOT 497 OF INGLESIDE FARMS SUBDIVISION #3 (SECTION 15/22)
- FIORINO CONCRETE, INC.
-- REQUEST FOR RECOMMENDATION OF APPROVAL FOR SITE DEVELOPMENT PLAN
MF #5482: PETITIONED BY PETE FIORINO & GREG AHEE
REPRESENTED BY TROY CHONTOS
_____________________________________________________________________________

Pertinent correspondence was read and entered into the record.

Troy Chontos, 13962 Renfrew, Sterling Heights, Michigan 48312, representative, stated he was willing to answer questions.

Mr. Tomlinson inquired as to whether there was an easement on the north side.

Mr. Cassin stated the easement is a shared driveway with Lot #496.

Mr. Tomlinson inquired as to whether the petitioner was agreeable to a covenant for an easement to the north.

Pete Fiorino, 36668 Boyce, Clinton Township, Michigan 48035, stated there is an easement north of Lot #497. He added he is agreeable to a covenant.

Mr. Tomlinson inquired as to when the petitioner plans to start building.

Mr. Fiorino stated he plans to start as soon as possible.

Motion by Mr. Tomlinson, supported by Mr. Nickerson, with reference to File # 5482, and application from Pete Fiorino and Greg Ahee, Fiorino Concrete, 36668 Boyce, Clinton Township, Michigan 48035, as represented by Troy Chontos, 13962 Renfrew, Sterling Heights, Michigan 48312, concerning request for recommendation for approval of Site Development Plan for Fiorino Concrete, Inc. located on Lot 497, Ingleside Farms Subdivision #3 (Sections 15/22), generally located fronting the west line of Groesbeck Highway, north of Rudgate Way, that recommendation for approval be submitted to the Township Board, subject to the petitioner agreeing to a cross access covenant. Roll Call Vote: Aye- Tomlinson, Nickerson, Consiglio, Gudobba, O誰eal, Trombley. Nay- None. Absent- Dedenbach, Landa, Roach. Motion carried.

LOT 62 AND PART OF LOT 63 OF SUPERVISOR'S PLAT #3 (SECTION 23)
- MOONEY LAND DIVISION
-- REQUEST FOR APPROVAL OF TREE REMOVAL PLAN
MF #5505: PETITIONED BY GRACIE MOONEY REPRESENTED BY DANIEL P. MOONEY
___________________________________________________________________________

Pertinent correspondence was read and entered into the record.

Daniel P. Mooney, 312 N. Holbrook, Plymouth, Michigan 48170, representative, stated he was willing to answer questions.

Mr. Gudobba stated he is recommending that the Landscape Committee meet at the property to review the plans.

Motion by Gudobba, supported by Mr. Nickerson, with reference to File #5505 and application from Gracie Mooney, 312 N. Holbrook, Plymouth, Michigan 48170, as represented by Daniel P. Mooney, same address, concerning request for recommendation for approval of Tree Removal Plan for Mooney Land Division located on Lot 62 and Part of Lot 63, Supervisor痴 Plat #3 (Section 23), that the matter be tabled to allow the Landscape Committee to meet and submit a report to the Planning Department. Roll Call Vote: Aye- Gudobba, Nickerson, Consiglio, O誰eal, Tomlinson, Trombley. Nay- None. Absent- Dedenbach, Landa, Roach. Motion carried.

Mr. Cassin stated the next meeting is in four weeks and currently no agenda.

ADJOURNMENT

Motion by Mr. Nickerson, supported by Ms. O誰eal, to adjourn the meeting. Motion carried.

Meeting adjourned at 7:16 p.m.

Respectfully submitted,

Denise C. Trombley, Secretary
CLINTON TOWNSHIP PLANNING COMMISSION