CLINTON TOWNSHIP PLANNING COMMISSION
REPORT OF MEETING
JULY 26, 2001
MINUTES

PRESENT:   Donald Roach, Vice-Chairperson
                    Denise C. Trombley, Secretary
                    Ralph Consiglio
                    Vincent J. Gerlando
                    Thomas Landa
                    Maurice Morrissette
                    Michael Nickerson
                    Valerie O’Neal
                    Dennis C. Tomlinson

ABSENT:    None

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

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

Mr. Roach stated he will be Acting Chairperson for the meeting.

Mr. Tomlinson suggested that with the resignation of Mr. Gudobba, an election of officers should be added to the agenda.

Motion by Mr. Landa, supported by Mr. Nickerson, to approve the agenda as amended. Motion carried.

Pertinent correspondence was read and entered into the record. Ms. Trombley noted that 30 notices were mailed to owners and occupants within 300 feet of the subject property and one was returned.

Joel Garrett, G & O Properties, LLC, 4086 Rochester Road, Suite 202, Troy, Michigan 48098, stated he requested the rezoning to I-2 General Industrial because that was requested previously. He added that the property will be used for self storage and recreational vehicle storage. He stated that he is agreeable to the requirement for a "special land use" approval.

Mr. Cassin stated that a B-3 zoning is for storage of vehicles waiting to be sold. He added that an I-2 zoning would allow for other uses such as junk yards.

Mr. Garrett stated that he owns the rest of the property and does not have any plans to sell it.

Henry Krzystowczky, 11210 Capri, Warren, Michigan 48093, stated his opinion that the property is landlocked. He inquired as to how the petitioner plans to get cars to the back of the property. In addition, his property abuts this property and is zoned residential and is requesting setbacks for residential.

Mr. Cassin stated that Mr. Krzystowczyk’s property is zoned Light Industrial and is used as residential.

Mr. Garrett stated he plans to develop a three-story, 18,000 square foot building with a masonry façade. He stated the building will have a commercial look.

Mr. Tomlinson inquired as to the recommendation from the Planning Department.

Mr. Cassin stated the Planning Department is recommending postponing the matter for 30 days to allow the Ordinance Update Committee to review the matter.

Mr. Morrissette inquired as to whether the petitioner owns the property in front and if there are plans to have an entrance to the back of the property.

Mr. Garrett stated he owns the property from Gratiot to the main driveway. He added that the parcel is taxed as one parcel.

Motion by Mr. Landa, supported by Ms. O’Neal, with reference to File #5548 and application from Joel Garrett, G & O Properties, LLC, 4086 Rochester Road, Suite 202, Troy, Michigan 48098, concerning request for rezoning from B-3 General Business to I-2 General Industrial for 5.65 (part of 8.06) acres of land fronting the east line of Gratiot Avenue, north of Joy Boulevard (Section 1), that the matter be tabled for at least 30 days to allow the Ordinance Update Committee to meet and review the matter. Roll Call Vote: Aye – Landa, O’Neal, Consiglio, Gerlando, Morrissette, Nickerson, Roach, Tomlinson, Trombley. Nay – None. Absent – None. Motion carried.

Pertinent correspondence was read and entered into the record. Ms. Trombley noted that 79 notices were mailed to owners and occupants within 300 feet of the subject property and 12 were returned. Ms. Trombley read a letter into the record from Allan & Judith Schroeder, 39442 Patrina, Clinton Township, Michigan 48038, which stated they were opposed to the rezoning for concerns of the development lowering the property values in the area, and there is no clear marked access. Ms. Trombley read a letter into the record from Frederick & Patricia Janson, 39418 Patrina, Clinton Township, Michigan 48038, stating they are opposed to the rezoning based on the fact that the surrounding area was zoned single-family when they purchased their home and they thought it would remain zoned single-family; further, there is currently a problem with low water pressure in the area and they felt this development may aggravate the problem.

Benny Sorrentino, Icon Building II Company, Inc., 35520 Forton Court, Clinton Township, Michigan 48035, stated the condominiums will be approximately 1,450 square feet with attached two-car garages. The price range will be $189,000 to $250,000.

Kevin, a resident at 39518 Edith, Clinton Township, Michigan 48038, stated he is an attorney and has served on the City of Sterling Heights Planning Commission for six years. He alleged that the correspondence read into the record does not demonstrate sound planning principles in his opinion. He felt that the property can be developed as single-family and does not want an access road to Sorelle Estates.

Darlene Urban, 16611 17 Mile Road, Clinton Township, Michigan 48038, stated her property backs up to the subject property. She added that there are animals that live on this property and they will have nowhere to go.

Dave Youngblood, 39494 Edith, Clinton Township, Michigan 48038, stated his opinion that the rezoning will decrease the property values and builders do not always build what they promise.

Paul Venentre, 39218 Donahue, Clinton Township, Michigan 48038, stated his property backs up to this development and he is opposed to the rezoning because he feels this will bring down the property values.

Anthony Stoke, 3959 Edith, Clinton Township, Michigan 48038, stated he is opposed to the rezoning based on additional traffic in the area and the decreased privacy for the abutting residents.

James Choud, 39447 Patrina, Clinton Township, Michigan 48038, stated he is opposed to the rezoning based on his opinion that this will decrease the property values. He added that he was told the surrounding area would remain zoned single-family.

Richard Saloom, 19520 Shalot, St. Clair Shores, Michigan, stated he is opposed to the rezoning because of increased traffic and would like the trees in the area to be preserved.

Melanie Venentre, 39216 Donahue, Clinton Township, Michigan 48038, stated she has lived in the area for 22 years. She commented that the residents are the taxpayers and elect the Township officials.

Glenda James Choud, 39447 Patrina, Clinton Township, Michigan 48038, stated she moved from Macomb Township because she liked Clinton Township. She stated she is opposed to the rezoning based on increased traffic.

Ed Kirschner, 39516 Vinnie, Clinton Township, Michigan 48038, stated Sorelle Estates has homes that are 1,800 square feet and he does not want anything in the area built smaller.

Crescenzio Pelino, 39300 Donahue, Clinton Township, Michigan 48038, stated he has lived in his house for 21 years and has been fighting for 18 years to keep the property zoned single-family residential.

Roseann Pelino, 39300 Donahue, Clinton Township, Michigan 48038, stated she is opposed to the rezoning. She added that the requested rezoning allows for homes as small as 850 square feet. She is concerned that there will be increased traffic and the property values will decrease. She inquired as to the process for a petitioner to rezone the property.

Mr. Cassin stated that the petitioner submits a request six to eight weeks prior to a hearing and the Planning Department reviews and makes a recommendation. He added that when Sorelle Estates was approved, it had a condition of providing an access road from Garfield or 17 Mile Road. He stated that this is the third request for the property and this one is the most feasible.

Mr. Sorrentino stated for the amount he paid for the property, this is the only option available to recover the costs.

Mr. Cassin stated the petitioner will have to comply with a tree preservation ordinance.

Mr. Tomlinson inquired as to the number of units allowed if the property is not rezoned.

Mr. Cassin stated that with the current zoning, 30 to 35 are allowed with three possible tie-in roads.

Mr. Consiglio inquired as to the required length of the road.

Mr. Cassin stated the road must be 60 feet wide with a right of way for Garfield.

Mr. Sorrentino stated that road length is approximately 1,000 feet.

Mr. Consiglio inquired as to whether the property is usable if the road is not built.

Mr. Cassin stated that the Road Commission required an additional road when Sorelle Estates was developed.

Mr. Morrissette inquired as to the required minimum square footage of a home built in the R-3 zoning.

Mr. Cassin stated that an R-3 zoning requires a house of at least 1,300 square feet.

Mr. Morrissette inquired as to the number of stub streets.

Mr. Cassin stated that there are three stub streets.

Mr. Morrissette inquired as to whether all three stub streets would be required.

Mr. Cassin stated that the Road Commission would probably required two or three to be developed.

Mr. Gerlando inquired as to whether an access is required to Garfield if the property is developed as R-3.

Mr. Cassin stated that anything developed on this property will require an access road.

Mr. Landa inquired as to who has to pay for the access road.

Mr. Cassin stated that the developer has to pay for the access road.

Mr. Tomlinson inquired as to whether the petitioner is agreeable to placing the single-family developments on the property to act as a buffer for Sorelle Estates.

Mr. Sorrentino stated that the single-family units will abut Sorelle Estates.

Motion by Ms. Trombley, supported by Mr. Landa, with reference to File #5549 and application from Benny Sorrentino, Icon Building II Company, Inc., 35520 Forton Court, Clinton Township, Michigan 48035, concerning request for approval of rezoning from R-3 One-Family Residential and OS-1 Office/Service (Low Rise) to RT Two-Family Residential for 10.706 +/- acres of land generally located east of Garfield Road, north of 17 Mile Road (Section 18), that recommendation for approval of the rezoning be submitted to the Township Board. Roll Call Vote: Aye – Trombley, Landa, Roach. Nay – Consiglio, Gerlando, O’Neal, Morrissette, Nickerson, Tomlinson. Absent – None. Motion failed for lack of votes.

Motion by Mr. Landa, supported by Mr. Morrissette, to approve the reports of May 10, 2001 and May 24, 2001 as submitted. Motion carried.

Mr. Roach called for nominations for Chairperson of the Clinton Township Planning Commission.

Mr. Landa nominated Mr. Roach for Chairperson.

Mr. Roach accepted nomination for Chairperson.

Motion by Mr. Landa, supported by Mr. Tomlinson, to close the nominations for Chairperson.

Mr. Roach was elected by unanimous vote to the office of Chairperson of the Clinton Township Planning Commission for a term effective through December 2002.

Mr. Roach called for nominations for Vice-Chairperson of the Clinton Township Planning Commission.

Mr. Tomlinson nominated Mr. Nickerson for Vice-Chairperson.

Mr. Nickerson accepted nomination for Vice-Chairperson.

Motion by Mr. Tomlinson, supported by Mr. Landa, to close the nominations for Vice-Chairperson.

Mr. Nickerson was elected by unanimous vote to the office of Vice-Chairperson of the Planning Commission.

Mr. Cassin stated that there is one rezoning for property located at 15 Mile and Utica Roads.

Motion by Mr. Landa, supported by Mr. Gerlando, to adjourn the meeting. Motion carried. Meeting adjourned at 7:37 p.m.

Respectfully submitted

Denise C. Trombley, Secretary
CLINTON TOWNSHIP PLANNING COMMISSION