WINDSOR CHARTER TOWNSHIP PLANNING COMMISSION
PUBLIC HEARING – SF REAL ESTATE LLC CHANGE OF ZONING REQUEST
PARCELS 080-085600-201-00, 180-00, 010-00, 080-300-300-090-00, 145-00, 110-00, 126-00 & 129-00
AND REGULAR MEETING - OCTOBER 11, 2023 – MEETING ROOM
APPROVED
The regular meeting of the Windsor Charter Township Planning Commission was called to order at 7:00 pm by Vice Chairperson Johnson.
Present: Johnson, Pray, Sabourin, Bowen and Barnhart-Smith
Absent: Holtz and Fabijancic
Also Present: Planning Consultant Peter Preston, Asst Chief Fabijancic and Clerk Rumsey
Bowen
moved and Sabourin seconded to approve the agenda as written. Motion carried 5-0.
Barnhart-Smith
moved and Bowen seconded to approve the minutes of the previous meeting as
written. Motion carried 5-0.
The Public Hearing for SF Real Estate LLC Change of Zoning request was called
to order by Vice Chairperson Johnson at 7:01 pm.
Marcus
Braman, representing SF Real Estate LLC explained the location of the
properties in the change of zoning request.
Background on the acquisition of the properties was provided. The original intent was to build some type of
housing units, such as townhomes or apartments on these parcels. Given the lack
of infrastructure and the amount of traffic this would bring onto Billwood Hwy
it was determined this would not be the most advantageous use of property. The close proximity to Lansing Road and I-96 highway and the
noise associated has caused a deterrent for new home construction. There is not more of
a logistics zoning in Windsor Township, so when hearing M-1 Industrial, you
immediately start thinking of smokestacks, loud heavy presses, tons of trucks,
etc. That is not the intent for this
property. Trying to put together a
supplier program that will work in the area and lend itself to other area
businesses. Billwood Hwy, the class A
road portion, which allows truck traffic, starts at Canal Road
and continues East to Jack Coopers driveway.
The proposed plan is to extend that class A portion, approximately 100
feet East, to the next parcel. There will not be any truck traffic continuing
East from that point. The proposed number of employees would be between 30 to
70, depending on shifts, demand, and actual footprint of building. Currently the proposed site plan includes
more parking spaces than needed but was designed based on Windsor Charter
Township zoning requirements. If the
rezoning change goes forward, during the site plan review, a request would be
made for a reduction in the required number of parking spaces, as required by
Windsor Charter Township Zoning Ordinance, to an amount more in line with the
intended use, thus eliminating a considerable portion of parking and blacktop
spaces. The idea behind the proposed
plan is to keep the building back by the I-96 highway and leave a long buffer
of the existing trees in place, so the building will not be visible from
Billwood Hwy. Having the building back
by Lansing Rd & I-96 highway fits into the Windsor Township Plan for
Windsor Commerce Parkway. The plan being to redevelop the Lansing Road
corridor, so it can support the community.
Charles
Culton, 9650 Billwood Hwy – He stated his work background is in transportation,
motor carrier regulations and truck safety.
His big concern is truck traffic and how it will affect the existing
condition of Billwood Hwy. Also, expressed his concerns with the proposed
employee traffic on top of Consumers Energy employee traffic and safety of the
pedestrians on such a narrow road. Each
Planning Commission member received a letter voicing all his concerns in detail
and will be read at the end of the Public Hearing.
Bruce
Barlond, 6506 Glenkirk Dr – Has lived in this area for over 20 years. Bought and built a home here because it was a
residential and rural area. Even though
his home is not directly impacted, he sympathizes with the property owners
connected to and across the road from the parcels associated with the rezoning
request. Also concerned with the number
of truck and employee parking spaces in the proposed site plan as well as the
added traffic to Billwood Hwy. Would
like to see the area stay residential.
Bonnie
Reemsnyder, 9541 Billwood Hwy – The backyard of her property is adjacent to the
proposed rezoning parcels. Has lived
here for 42 years. Would prefer solar
farms over industrial for this area.
Feels there are better areas for industrial development. Concerned with property values, parking lot
lighting, noise, truck traffic and the associated pollution. Expressed fears over the safety at the Canal
and Billwood intersection, as well as the Canal and Lansing Road light being so
close with the added traffic. Wants to keep the quiet, rural setting. Totally against this proposed zoning change.
Nicole
Miller, 6545 W Galway – Has lived in her home for 25 years. Concerned about the wildlife in the
area. The additional traffic causes
pedestrian/bike safety issues as well as making the already terrible road
drainage even worse. One hundred percent against the proposed zoning change.
Anita
Finch, 7232 Pats Dr – The backyard of her property is adjacent to the proposed
rezoning parcels. One hundred percent
opposed the zoning request. Concerned
with water issues and pedestrian safety.
Cheryl
Salkeld, 6905 Thornhill – Moved to Dimondale because it was a beautiful, rural
place to live and cannot imagine allowing it to change.
Richard
Lavolette, 6872 W Galway – Believes the zoning request is unnecessary. The property holder acquired and continues to
acquire property knowing the current zoning is residential. Feels their argument that housing is
unsuitable for the property is fiction, all the homes around it are relatively
close to the highway and have adapted.
Urge the request be denied.
Janet
Foran, 9650 Billwood – Expressed concern with the quality of life, including
noise and visual pollution for residents next to and nearby the property
proposed for rezoning. Feels the already
deteriorated condition of Billwood is ill-equipped to handle more traffic, let
alone more trucks. The intersection of
Billwood and Canal road is already a safety hazard. Believes there are better places to have an
industrial complex.
Becky
Thelen, 6744 E Galway – Curious as to if there is a Lansing Road corridor, why
this property, in a residential neighborhood, is being proposed for rezoning
when there are other properties already zoned industrial along Lansing Road.
Amanda
Lamp, 6125 N Canal – Expressed support for all the speakers.
Heather
Campbell, 9426 Billwood – Developer offered to purchase her property, but she
loves her house and the area and would like to stay. Fearful for her family’s safety if the
rezoning is approved, due to the additional traffic. Want the property to stay residential.
Gary
Reemsnyder, 9541 Billwood – The proposed property rezoning is directly behind
his house. Detests the idea of losing all
the trees, they help buffer the noise from the highway. Concerned with the effects to his well, the
water table below and property values.
Against rezoning, needs to stay residential.
Laurie
Ray, 9562 Billwood – Concerned with the conceptual plan presented, specifically
the parking spaces and the added traffic.
Jeannette
Hall, 4601 Pares Rd – Worried for the neighborhood’s water table and property
values if zoning were approved. It was
residential when purchased, should stay residential.
Ron
Ray, 9562 Billwood – Bothered by the idea that the landowner has purchased the
properties over a 20 year period and is still trying
to buy property, knowing it’s residential.
One hundred percent against the proposed zoning change.
Diane
Warren, 6937 Thornhill – Asked the question, who makes the final decision on
the rezoning. It was answered, the
Planning Commission makes a recommendation to the Township Board and the
Township Board makes the final decision.
Teri
Robinson, 9453 Billwood Hwy – Pointed out a press release in November 2022 that
the property was being marketed as Industrial long before applying for
rezoning.
Vice
Chairperson Johnson, along with Planning Commission members read the letters
and emails delivered to the clerk’s office.
Cody
and Brittany Lott, 6785 W Galway – Concerned with heavy traffic, light and
noise pollution, property values, and changing the atmosphere of the
neighborhood. Asked to reconsider and
keep zoning residential.
Kevin
Logan, 6768 W Galway – Against the rezoning of the property, predominantly a
residential area and should remain that way.
Crystal
Breimayer, 6885 W Galway – Totally against the
rezoning to industrial. Concerned with
property values and hazardous leaks seeping into wells.
Adam
Gomoll, 6760 Aberdeen – Strongly opposes the rezoning. Concerned with the negative impact the change
would make on the pedestrian, bike and vehicle safety,
Billwood is easily washed out and does not have shoulders or walking/bike
lanes, the increase to truck traffic, as well as the increase in noise light
and toxic pollutants. Requesting the
rezoning be denied.
Stacy
Sipes, Hill N’ Hollow resident – Absolutely against the proposed zoning
change. Does not want environmental,
noise or light pollution this close to home. Concerned with property
values. Feels it’s a residential area
and should remain that way.
Austin
and Teri Robison, 9453 Billwood – Expressed their concerns with the proposed
rezoning request and listed several negative impacts. 1) Use
of property could change from conceptual plans to something else after zoning
changes. 2) Concerned with traffic,
noise, light pollution, water, sanitation, operation byproducts, fire and
hazard safety and drainage/run off. 3) Inconsistency
with operational hours for logistics operations. 4) Wetlands were noted on conceptual plan,
was there a wetland survey? 5)
Conceptual plan indicates wetland mitigation rather than a berm to the north of
two residential properties. This does
not appear to be consistent with the Township’s zoning requirements. 6) Rezoning inconsistent with Windsor Charter
Township Comprehensive Development Plan adopted June 8, 2022, by the Planning
Commission. 7) Concerned with the
premature advertising of the property as commercial/industrial sites. 8) Zoning change is unnecessary, there are other
vacant properties in the general vicinity already zoned M-1. 9) Feels the Change of Zoning Application
list rationales, intended to make the current zoning look undesirable for
residential, is just “window dressing”.
Caroline
Finch, 7199 Pats Dr – Concerned for our children with the truck traffic. Opposed to the rezoning.
Chris
Peters, 6787 W Galway – Totally against the rezoning.
Raquel Stuckey, 6904 Thornhill – Loves the residential area. Opposed to the rezoning.
Letter from Charles Culton was read. With no more comments or questions from the public, Vice Chairperson Johnson closed the public hearing for SF Real Estate LLC Change of Zoning request at 8:05 pm.
Reports:
Township Board: 1) Approved the Special Use Permit Renewals for Fresh Coast Cannabis and Rooted and Zooted Processing. 2) Approved Mountain Sage dba Green Jade Organics Special Use Permit. 3) Adopted the Code Compliance Procedure Manual.
Board of Appeals: None
Board of Review: None
Reports & Announcements: None
Hear Public present on agenda items: None
Unfinished Business:
Discussion was held on SF Real Estate LLC change of zoning request from R-1D (Medium Density Residential) to M-1 (Light Industrial). It was noted that the proposed rezoning area could be considered part of the Lansing Road Corridor in the Master Plan. The roads are not under township jurisdiction. Since there are concerns with the road, the applicant has provided a conceptual plan and contact can be made to the road commission for comment. Noise, lights, and landscaping are typically addressed in the Special Use Permit or Final Site Plan processes. Pray moved and Barnhart-Smith seconded to table SF Real Estate LLC request for change of zoning on a combination of parcels, with frontages on both Pats Dr and Billwood Hwy, until next regular Planning Meeting on November 8, 2023, at 7:00 pm for additional review.
Roll Call:
Ayes: Sabourin,
Barnhart-Smith, Johnson, Pray and Bowen
Nays: None
Absent:
Holtz and Fabijancic
Motion
Carried.
New Business: None
Hear Public present on any subject: Public comment heard.
With no further business Vice Chairperson Johnson adjourned the meeting at 8:19 pm.
Lisa A. Rumsey, Clerk
Windsor Charter Township