CLINTON TOWNSHIP PLANNING COMMISSION
REPORT OF MEETING
MAY 23, 2002
MINUTES

PRESENT:   Vincent Gerlando, Chairperson
                    Donald Roach, Vice-Chairperson
                    Denise C. Trombley, Secretary
                    Thomas Landa
                    Michael Matway
                    Maurice Morrissette
                    Valerie O’Neal
                    Dennis C. Tomlinson
                    Pamela Weiss

ABSENT:    None

STAFF:        Joseph J. Silbernagel, Assistant Director
                    DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT

The meeting was called to order at 6:30 p.m. Also in attendance was Mr. Carlo Santia, Director of the Department of Planning and Community Development.

Mr. Gerlando explained how the public hearing will be conducted.

Motion by Mr. Landa, supported by Mr. Roach, to approve the agenda as submitted. Motion carried.

Pertinent correspondence was read and entered into the record. Ms. Trombley informed that 7 notices of this public hearing were mailed to owners and occupants within 300 feet of the property in question, with none returned as undeliverable.

Patrick Westerlund, 18540 Devonshire, Beverly Hills, Michigan 48025, stated he had nothing to add to the record, but he would be happy to answer any questions.

Motion by Mr. Matway, supported by Ms. Weiss, to open the public hearing. Roll Call Vote: Aye – Matway, Weiss, Gerlando, Landa, Morrissette, O’Neal, Roach, Tomlinson, Trombley. Nay – None. Absent – None. Motion carried.

It was noted that there were no comments made from anyone during the public hearing period.

Motion by Mr. Landa, supported by Mr. Roach, to close the public hearing. Roll Call Vote: Aye – Landa, Roach, Gerlando, Matway, Morrissette, O’Neal, Tomlinson, Weiss, Trombley. Nay – None. Absent – None. Motion carried.

Mr. Tomlinson felt the proposed rezoning is very logical for the area.

Mr. Gerlando agreed with Mr. Tomlinson, but felt that because this parcel immediately abuts a similar parcel in Harrison Township that the petitioner is also attempting to rezone, any rezoning should be made contingent upon the petitioner also receiving the requested rezoning in Harrison Township.

Motion by Ms. O’Neal, supported by Mr. Landa, with reference to File #5630 and application from Charles T. Russell, Russell Investment LLC, 6560 Bethuy, Fair Haven, Michigan 48023, as represented by Patrick Westerlund, Westerlund Architects, 18540 Devonshire, Beverly Hills, Michigan 48025, concerning 1.517 acres of land fronting the north line of Joy Boulevard, east of Gratiot Avenue (Private Claim 626, Section 12), that recommendation be submitted to the Township Board for approval of the rezoning as requested, contingent upon the petitioner receiving approval from Harrison Township for the rezoning of the parcel adjacent to the subject property. Roll Call Vote: Aye – O’Neal, Landa, Gerlando, Matway, Morrissette, Roach, Tomlinson, Weiss, Trombley. Nay – None. Absent – None. Motion carried.

Pertinent correspondence was read and entered into the record.

Gerald W. Smith, 1000 Harrington, Mt. Clemens, Michigan 48043, offered to answer any questions.

Mr. Morrissette noted that the petitioner received a variance for the height of the structure and he inquired as to what practical difficulty was noted by the Board of Appeals as the basis for this variance.

Carol Sobosky, stenographer for both Planning Commission and Board of Appeals, replied that the grant of the variance by the Board of Appeals was based on claimed practical difficulty that the hospital has a 25-year master plan and structurally, the parking garage cannot be built in phases but must be constructed all at one time. They anticipate that they will need this parking as they continue to grow in the future.

Ms. Trombley explained that the petitioner has to go to the City of Mount Clemens for the same set of variances.

Mr. Smith replied to inquiry that they are scheduled to be heard before the City of Mount Clemens and those hearings are scheduled for next month. He noted that some members of the Clinton Township Planning Department have met jointly with representatives of the hospital and the City of Mount Clemens to coordinate the plans.

Ms. Trombley recalled this discussion at the Board of Appeals and indicated that the discussions between the two communities are favorable for the hospital.

Mr. Matway inquired as to how many parking spaces they will be providing with the addition of this structure.

Mr. Smith replied that the structure will add approximately 635 spaces.

Discussion took place regarding the ingress and egress locations on Harrington Road.

Mr. Smith assured that they will have one ingress/egress from the parking structure onto Harrington at the same location as it is presently. He added that there will be a gated emergency exit outside of the structure so if Harrington is temporarily blocked, there will be an alternate exit. He assured, however, that the emergency exit will not be used on a regular basis. He replied to inquiry that at this time, the hospital does not intend to abandon the parking area fronting Groesbeck Highway and that details for that area have not been worked out.

Mr. Morrissette expressed concern about the ingress/egress being located in such close proximity to the railroad tracks.

Mr. Smith noted that there is a 4-way stop at the exit of the hospital and that will still remain.

Discussion took place as to whether there are plans for a traffic light at that intersection.

Mr. Santia explained that the hospital has petitioned for a traffic light at that intersection and they have received tentative approval contingent upon intersection improvements. He added that if traffic becomes a problem at that location, they may have to prohibit left turns at a future date.

Ms. Weiss inquired as to whether they propose to install a sign warning motorists of the close proximity of the railroad tracks.

Mr. Santia confirmed that the signs referred to by Ms. Weiss are already in place.

Motion by Mr. Landa, supported by Ms. Trombley, with reference to File #4148 and application from Gerald W. Smith, Agent, Mount Clemens General Hospital, 1000 Harrington Boulevard, Mount Clemens, Michigan 48043, as represented by Steve Counsel, SSOE, Inc., 1050 Wilshire Drive, Suite 260, Troy, Michigan 48084, concerning the revised site development plan for Mount Clemens General Hospital Parking Structure, to be located on Lots 1-5, Yeaman’s Subdivision (Section 15), that the revised site development plan be approved as submitted, contingent upon the petitioner receiving approval for the same project from the City of Mount Clemens. Roll Call Vote: Aye – Landa, Trombley, Gerlando, Matway, Morrissette, O’Neal, Roach, Tomlinson, Weiss. Nay – None. Absent – None. Motion carried.

Pertinent correspondence was read and entered into the record.

Allan Dolecki, 20921 North Miles, Clinton Township, Michigan 48036, explained that he does not want to put in a screening wall because it could increase his theft rate. He pointed out that with a screening wall, someone could be in the back of the building and no one would be aware of it. He also requested a waiver of the sidewalk requirement because the bike path along Metropolitan Parkway is directly across the street from his site, and any sidewalk he would install would dead end at Zuccaro’s landscaping.

Mr. Morrissette recalled that at the time of site development approval, the Township Board told Mr. Dolecki that there was not to be any outdoor storage on the site.

Mr. Dolecki responded that he received approval from the Township Board for outdoor storage on site.

Mr. Silbernagel clarified that outdoor storage is allowed on this site through special land use approval, which they received. He replied that the front portion of the property is zoned B-3 General Business and the rear portion of the property is zoned I-2 General Industrial. He added that there is a bermed area that obscures the view of the site from the neighboring apartments.

Mr. Dolecki replied to inquiry that he is before the Commission tonight because he was cited with a violation for his fence.

Mr. Tomlinson did not object to waiving the screening requirement for security reasons. He did not feel the Planning Commission has the authority to waive the paving of the parking lot, and noted that the Land Development Ordinance requires the paving unless it is waived by the Township Board. He emphasized that the Planning Commission cannot allow a gravel parking lot.

Mr. Dolecki explained that he plans on constructing another building to the rear of the property in the future and does not want to pave it now, only to have to tear it out later. He pointed out that other businesses along Groesbeck Highway have not been required to provide paving and he felt he was being singled out. He informed that he combined three separate parcels to create this site, and he complained about the fact that he is being forced to screen his storage area when other businesses along Groesbeck have outdoor storage and no fencing.

Mr. Tomlinson recalled that Pahoa Express, Inc., a business located fronting Groesbeck Highway, was granted a temporary waiver from the Board because they were trying to acquire additional property. He did not disagree with the petitioner’s request, but felt he needs to petition this request to the Township Board.

Mr. Gerlando advised that the sidewalk and paving must be shown on the plan, then a waiver can be requested from the Township Board.

Mr. Tomlinson advised that Mr. Dolecki can address his letter to the Budget Ways and Means Committee.

Mr. Matway agreed with the request to waive the sidewalk.

Discussion took place regarding the security drawbacks of a screening fence.

Mr. Roach agreed with the requested sidewalk waiver, but did not feel the waiver of the screening fence is beneficial.

Mr. Dolecki replied to inquiry that his storage area is well lit but he was concerned about the area being so secluded with screening.

Motion by Mr. Roach, supported by Ms. Weiss, with reference to File #4978 and application from Allan and Karen Dolecki, Dee’s Marine, 20344 South Nunneley Road, Clinton Township, Michigan 48035, concerning the revised site development plan for Dee’s Marine, located on parts of Lots 71 and 72, Lot 73, Groesbeck Nunneley Subdivision (Sections 21/28), generally located south of South Nunneley Road, west of Groesbeck Highway, that recommendation be submitted to the Township Board to: 1) Waive the required sidewalk; and 2) Deny the requested waiver of the screening wall or fence. Roll Call Vote: Aye – Roach, Weiss, Gerlando, Morrissette. Nay – Landa, Matway, O’Neal, Tomlinson, Trombley. Absent – None. Motion failed for lack of votes.

Mr. Dolecki complained about the screening requirement and reiterated his feeling that he is being singled out in the community because of the many business owners who have not been required to comply with the ordinance.

Ms. Weiss felt each situation should be looked at on an individual basis, and she felt in this particular situation, a screening wall or fence should be installed.

Motion by Mr. Matway, supported by Mr. Landa, with reference to File #4978 and application from Allan and Karen Dolecki, Dee’s Marine, 20344 South Nunneley Road, Clinton Township, Michigan 48035, concerning the revised site development plan for Dee’s Marine, located on parts of Lots 71 and 72, Lot 73, Groesbeck Nunneley Subdivision (Sections 21/28), generally located south of South Nunneley Road, west of Groesbeck Highway, that recommendation be submitted to the Township Board to approve the revised site development plan, with further recommendation to: 1) Waive the required sidewalk; and 2) Waive the required screening wall or fence. Roll Call Vote: Aye – Matway, Landa, Gerlando, O’Neal, Tomlinson, Trombley. Nay – Morrissette, Roach, Weiss. Absent – None. Motion carried.

Pertinent correspondence was read and entered into the record.

Damian Kassab, 30068 Schoenherr, Warren, Michigan 48093, explained that they are requesting a wall waiver on the northern portion of the east property line; however, there is a substantial amount of densely wooded area and many of these trees would have to be removed to install the wall. He noted that they will be adding to the conifers along the greenbelt, which he felt will create a more substantial amount of year-round buffer and screening, more than what a wall would create.

Mr. Tomlinson agreed with the petitioner and stated he would rather see the trees and greenery than a wall.

Ms. O’Neal was also in favor of the requested wall waiver.

Mr. Gerlando felt the wooded area will serve as a natural buffer between the subject property and the adjacent condominiums.

Mr. Morrissette was in favor of the requested wall waiver.

Mr. Santia noted that according to Planning Department files, when other businesses such as Computer Plus and the adjacent office building requested similar waivers, the neighboring condominium association indicated no objections.

Motion by Ms. Weiss, supported by Mr. Roach, with reference to File #5564 and application from Stephen J. Kassab, Warren Bank, 30068 Schoenherr, Warren, Michigan 48093, concerning the request for waiver of the required masonry wall along the northern portion of the east property line of the Warren Bank, located on 3.64 acres of land fronting the east line of Garfield Road, south of 17 Mile Road (Section 20), that recommendation be submitted to the Township Board for approval of the requested wall waiver. Roll Call Vote: Aye – Weiss, Roach, Gerlando, Landa, Matway, Morrissette, O’Neal, Tomlinson, Trombley. Nay – None. Absent – None. Motion carried.

Mr. Silbernagel mentioned that on the June 13, 2002 agenda, there is a proposed rezoning of property fronting Hall Road, east of Garfield Road from TR Technical Research to B-3 General Business. He added that they anticipate site development/revised site development plans on the agenda as well.

Motion by Mr. Landa, supported by Mr. Roach, to adjourn the meeting. Motion carried. Meeting adjourned at 7:14 p.m.

Respectfully submitted

Denise C. Trombley, Secretary
CLINTON TOWNSHIP PLANNING COMMISSION