CLINTON TOWNSHIP PLANNING COMMISSION
REPORT OF REGULAR MEETING
FEBRUARY 24, 2000
MINUTES

Present:   Vincent J. Gudobba, Chairman
                Donald Roach, Vice Chairman
                Ralph Consiglio
                Valerie O’Neal
                Michael Nickerson
                Dennis C. Tomlinson

Absent:    Denise C. Trombley, Secretary , Excused
                Nancy L. Dedenbach, Excused
                Thomas Landa, Excused

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

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

Mr. Gudobba stated that Mr. Tomlinson will be Acting Secretary for the meeting.

Motion by Mr. Consiglio, supported by Ms. O’Neal, to approve the agenda as submitted. Motion carried.

Mr. Gudobba stated that the Petitioner for Item #2 is not present so they will proceed with the agenda and come back to Item #2.

LOTS 1 AND 2, SUPERVISOR’S PLAT #1 (SECTION 35)
- RECOMMENDATION FOR APPROVAL OF SITE DEVELOPMENT PLAN
- - ZYNDA LANDSCAPING SUPPLY
MF #5396: PETITIONED BY RAY & RUTH ZYNDA
REPRESENTED BY WILLIAM QUINLAN

_________________________________________________________________________________

Pertinent correspondence was read and entered into the record.

William Quinlan, Quinlan Associates, 31325 Harper Avenue, St. Clair Shores, Michigan 48082, representative, stated the property is odd shaped. He added that the petitioner plans to remodel the existing house for use as an office. The petitioner will add landscaping and a berm in front.

Mr. Consiglio inquired as to where the petitioner will store the equipment.

Mr. Quinlan stated the equipment will be stored at the rear of the property and the area will be paved. He added they will use a berm as screening.

Mr. Gudobba inquired as to whether the petitioner has received violations for the property.

Dave Zynda, R.R. Zynda, L.L.C., 1175 Lochmoor Boulevard, Grosse Pointe Woods, Michigan 48236, stated he purchased the property 10 months ago. He added the garbage on the property belongs to the adjoining property owner and he has been working with the owner to clean up the property.

Mr. Gudobba inquired as to who owns the abutting property line to the north.

Mr. Zynda stated that the adjoining property owner owns 85 feet of property adjacent to the north property line. He added that he plans to put in an approach and walkway and is trying to get the adjoining property owner to put in an approach and walkway.

Mr. Gudobba inquired as to whether the petitioner is going to make repairs to the house and garage.

Mr. Zynda stated they have a lot of work to make the property complaint with the Ordinances.

Mr. Gudobba inquired as to whether the petitioner is going to add a buffer for storage to the south property line.

Mr. Miller stated the property adjoining the south property line is vacant Industrial land and a buffer is not necessary.

Mr. Roach inquired as to whether Mr. Zynda is going to operate the business.

Dave Zynda confirmed that he will operate the business, although his father owns the property.

Motion by Mr. Consiglio, supported by Mr. Nickerson, with reference to File #5396 and application from Ray and Ruth Zynda, R.R. Zynda, L.L.C., 1175 Lochmoor Boulevard, Grosse Pointe Woods, Michigan 48236, as represented by William Quinlan, Quinlan Associates, 31325 Harper Avenue, St. Clair Shores, Michigan 48082, concerning request for approval of Site Development Plan for Zynda Landscaping Supply located on Lots 1 and 2, Supervisor’s Plat #1 (Section 35), generally located fronting the west line of Harper Avenue, north of Quinn Road, that recommendation for approval of the Site Development Plan be submitted to the Township Board. Roll Call Vote: Aye- Consiglio, Nickerson, Gudobba, O’Neal, Roach, Tomlinson. Nay- None. Absent- Dedenbach, Landa, Trombley. Motion carried.

LOTS 28 & 29, SUPERVISOR’S PLAT #2 (SECTION 35)
- RECOMMENDATION FOR APPROVAL OF SITE DEVELOPMENT PLAN
- - GALUI CONSTRUCTION PARKING LOT ADDITION
MF #4170: PETITIONED BY ANTHONY GALUI
REPRESENTED BY WILLIAM QUINLAN

_________________________________________________________________________________

Pertinent correspondence was read and entered into the record.

Patrick Westerlund, Quinlan Associates, 31325 Harper Avenue, St. Clair Shores, Michigan 48082, representative, stated there is an existing business and the additional lot was purchased for parking.

Mr. Consiglio inquired as to the existing building on the Site Plan.

Mr. Westerlund stated the building is Glen’s Feed Store.

Mr. Roach inquired as to whether the petitioner owns both parcels. In addition, he inquired as to whether the petition plans two curb cuts.

Mr. Westerlund stated the petitioner owns both parcels and he plans to have two curb cuts to accommodate the angle parking and to allow room for trucks to turn.

Mr. Miller stated that the Planning Department thought the petitioner was going to remove one approach. He stated his opinion that the site only needs one approach.

Mr. Roach stated his opinion that the heavy equipment could damage the access road.

Mr. Miller stated that when the site plan is reviewed the Township Engineer will review and determine whether the access road should be paved.

Mr. Tomlinson stated that Garnet road is not heavily traveled.

Mr. Gudobba stated his opinion that the site plan states the gravel access will be removed. He suggested that the Planning Department review to determine whether two accesses are necessary.

Mr. Westerlund stated that the petitioner is agreeable to working with the Planning Department regarding the curb cuts.

William Quinlan, Quinlan Associates, 31325 Harper Avenue, St. Clair Shores, Michigan 48082, representative, stated the curb cut on Harper will be for trucks and the curb cut on Garnet will be for cars.

Motion by Mr. Nickerson, supported by Ms. O’Neal, with reference to File #4170 and application from Anthony Galui, 33805 Harper Avenue, Clinton Township, Michigan 48036, as represented by William Quinlan, Quinlan Associates, 31325 Harper Avenue, St. Clair Shores, Michigan 48082, and Patrick Westerlund, Quinlan Associates, 31325 Harper Avenue, St. Clair Shores, Michigan 48082, representative, concerning request for recommendation of approval for Site Development Plan for Galui Construction Parking Lot Addition located on Lots 28 & 29, Supervisor’s Plat #2 (Section 35), generally fronting the west line of Harper, the east line of Garnet, south of Quinn Road, that recommendation for approval subject to the Planning Department reviewing the second curb cut and forwarding their recommendation be submitted to the Township Board. Roll Call Vote: Aye- Nickerson, O’Neal, Consiglio, Gudobba, Tomlinson. Nay- Roach. Absent- Dedenbach, Landa, Trombley. Motion carried.

2.324 ACRES OF LAND FRONTING THE SOUTH LINE OF HALL ROAD (M-59), EAST OF HAYES ROAD (SECTION 6)
- PROPOSED REZONING FORM OS-2 OFFICE/SERVICE (MID-RISE) TO B-2 COMMUNITY BUSINESS
- - PUBLIC HEARING
MF #5402: PETITIONED BY VICTOR ANSARA
REPRESENTED BY SCOTT EDWARDS

_________________________________________________________________________________

Pertinent correspondence was read and entered into the record. Mr. Tomlinson noted that 102 notices were mailed to owners and occupants within 300 feet of the subject property and 0 were returned. Mr. Tomlinson read into the record a Petition opposing the rezoning signed by 42 residents from Colony Condominiums.

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.

Scott Edwards, Plunkett & Cooney, 505 North Woodward, Suite 3000, Bloomfield Hills, Michigan 48304, representative, stated the request is consistent with the area.

Mr. Gudobba stated the Public Hearing is to consider the rezoning only.

Louise Puzzuoli, 15851 Revere Drive, Clinton Township, Michigan 48038, stated she is opposed to the rezoning based on the increased noise the propose development will add.

James Ritchie, 15893 Revere Drive, Clinton Township, Michigan 48038, opposed the rezoning, because of the increased noise.

Tom Berry, 15834 Revere Drive, Clinton Township, Michigan 48038, felt an additional drain for the extra sewage from the surrounding restaurants this will add more sewage problems. He added that the rezoning will add more noise and traffic.

Mike Stusick, 15801 Revere, Clinton Township, Michigan 48038, opposed to the rezoning.

Frank Garocki, 15888 Revere, Clinton Township, Michigan 48038, stated when he bought his property he was told the subject property would remain business, and he is opposed to the rezoning because of additional noise.

Beverly Fraser, 15746 Revere, Clinton Township, Michigan 48038, stated she is opposed to the rezoning because of additional noise.

John Murray, 15840 Revere, Clinton Township, Michigan 48038, stated he is opposed to the rezoning.

William Kinard, 44429 Providence, Clinton Township, Michigan 48038, stated he is opposed to the rezoning because of increased traffic problems.

Mr. Nickerson stated he is opposed to the rezoning based on the anticipated increase of noise the proposed rezoning will bring.

Mr. Tomlinson stated he is opposed to the rezoning because of the additional noise this could create..

Mr. Gudobba inquired as to the legal standing of the Planning Commission if the Master Plan states the property can be zoned B-2.

Mr. Miller stated the Planning Commission can determine the impact on the surrounding area of a proposed rezoning.

Mr. Roach stated his opinion that he would prefer a different zoning than B-2 for this property, but because the Planning Department has recommended approval he will consider a B-2 rezoning for this property.

Motion by Mr. Consiglio, supported by Mr. Nickerson, with reference to File #5402 and application from Victor Ansara, Red Robin of Michigan, 39303 Country Club Drive, Suite A22, Farmington Hills, Michigan 48331, as represented by Scott Edward, Plunkett & Cooney, 505 North Woodward, Suite 3000, Bloomfield Hills, Michigan 48304, concerning requested for recommendation for approval of rezoning from OS-2 Office/Service (Mid-Rise) to B-2 Community Business for 2.324 acres of land fronting the south line of Hall Road (M-59), east of Hayes Road (Section 6), that recommendation for denial of the rezoning be submitted to the Township Board. Roll Call Vote: Aye- Consiglio, Nickerson, O’Neal, Tomlinson. Nay- Gudobba, Roach. Absent- Dedenbach, Landa, Trombley. Motion carried.

7.731 ACRES OF LAND LOCATED SOUTH OF LAUREL AVENUE BETWEEN LIPKE AND MORSE AVENUES (SECTION 35)
- RECOMMENDATION FOR APPROVAL OF TREE REMOVAL PLAN
- - MF #5390: PETITIONED BY JOE MONTELEONE

__________________________________________________________________________________

Pertinent correspondence was read and entered into the record.

Joe Monteleone, Maplewood Development Corp., 35101 Harper, Clinton Township, Michigan 48035, stated the trees are "junk" trees and need to be removed.

Mr. Consiglio inquired as to what is stated in Ordinance 327.

Mr. Miller stated the Ordinance requires the petitioner to save trees if they are worth saving. He added the petitioner used a person from a tree removal company to determine if the trees were junk trees.

Mr. Monteleone stated all the trees are "junk" trees except for the oak trees and they are located in the building envelope.

Mr. Tomlinson inquired as to the number of lots the petitioner will build and the number of trees he will replace.

Mr. Monteleone stated he will build 30 lots and will plant 42 1-½ inch caliper trees.

Mr. Nickerson stated that his experiences with this developer are favorable.

Motion by Ms. O’Neal, supported by Mr. Nickerson, with reference to File #5390 and application from Joe Monteleone, Maplewood Development Corp., 35101 Harper, Clinton Township, Michigan 48035, concerning request for approval of Tree Removal Plan for 7.731 acres of land located south of Laurel Avenue between Lipke and Morse Avenues (Section 35), that approval be granted. Roll Call Vote: Aye- O’Neal, Nickerson, Consiglio, Gudobba, Roach, Tomlinson. Nay- None. Absent- Dedenbach, Landa, Trombley. Motion carried.

Mr. Miller stated he is not aware of what is on the next agenda.

Motion by Mr. Nickerson, supported by Mr. Roach, to approve the Reports of Meetings for Thursday, November 4, 1999 and Thursday, December 16, 1999 as submitted. Motion carried.

Motion by Mr. Nickerson, supported by Mr. Roach, to adjourn the meeting. Motion carried. meeting adjourned at 7:41 p.m.

Respectfully submitted,

Denise C. Trombley, Secretary

CLINTON TOWNSHIP PLANNING COMMISSION