VBT planners approve Kenworth’s final site plan for N. Service Dr.

The final site plan for a 62,750-square-foot Kenworth building with related site improvements for outdoor vehicle sales and vehicle showroom uses with accessory vehicle repair and service was approved for a 20-acre site at 44660 N. I-94 Service Dr.
This site is located between National RV and Camping World locations.
At its regular meeting Aug. 24, the Van Buren Township Planning Commission unanimously granted approval after discussing the problem with the county drainage ditch that cuts off the proposed sidewalk and water main in front.
That means constructing the required sidewalk will be more costly because it will have to traverse the Quirk Drain, a county ditch, with a bridge estimated at $400,000.
Dan Power, planning and economic development director, said the applicant did not wish to invest in the sidewalk at this time and negotiated an agreement with the township to defer the construction of the sidewalk until a later date when the National RV site is required to build its sidewalk. As part of the agreement, the applicant will pay $28,225 into the township’s sidewalk fund to be used towards construction of the sidewalk within three years of occupancy.
There also was no public water main to the site, so the developer is being asked to build a 12-inch water main from Camping World to the west by 500 feet. The township is not requiring construction of the water main across Quirk Drain.
“The sidewalk is a challenge,” Director Power said. He said the developer is being asked to extend a water main on someone else’s property. Also, they will seek a variance to the pond ordinance to put in a dry pond.
“If approved by the board, it will be ready to go into pre-construction mode,” Power said.
The applicant, Jeff Minter of CSM Companies, Inc., said they have been working on this project for the better part of a year and are getting ready for breaking ground.
Commissioner Jeff Jahr asked if the $28,225 mentioned is a performance bond and Power said it essentially is. Commissioner Jahr noted that the paperwork said it needed approval of the Downtown Development Authority and Power replied it was in the DDA district and it should go before the DDA to make sure they’re comfortable with it.
Jahr also asked if it needed the approval of Wayne County and Power replied challenges could keep them from approving the sidewalk design. It will have to have a review by Wayne County because it’s in the county’s right of way, Power said.
“What happens in three years if no sidewalk is built and the bond forfeited?” Jahr asked and Power said the township would hire somebody.
Jahr said no cost overage is included and Power agreed that was true.
The gap is 130 feet on the National RV property and they would stay away from the road, if possible, according to one option, said Commission Chairman Bryon Kelley.
Power said if the bridge was outside of the right of way it would cost more and McKenna consultant Vidya Krishnan said it would be five times the cost estimate.
Paul Kammer, engineering consultant from Fishbeck, said it would cost $80,000 for a bridge to just be delivered to the site and it is a “significant undertaking.”
“A bridge too far,” commented Krishnan.
“We really need sidewalks on that road,” Jahr said. “Sidewalks are very important to us in Van Buren Township. We need sidewalks, particularly along that road.” Jahr also noted the technical design of the pond doesn’t match the applicant’s design and he wondered if the township’s technical manual needs an update.
Kammer said the Van Buren Township manual has not been changed since 2014 and, yes, it needs an update.
Krishnan suggested the applicant should be responsible for any overage in cost.
Minter said they are not going to do a $300,000 bridge. He said any construction would be more efficient while their equipment is on site.
Jahr made the motion to approve the final site plan with reasonable overages if the township has to seize the bond. This was seconded by Commissioner Medina Atchinson and the motion passed unanimously.
“We are not requesting you build a bridge,” Commissioner Atchinson said.
Minter agreed to work with the township to come up with a plan for a sidewalk that was agreeable.
Zippy Auto Wash
The proposed Zippy Auto Wash at 11650 Belleville Rd. will be seeking a variance for relief from minimum glass requirements on a front building façade under the Belleville Road Overlay District. The planning commission was asked to comment informally on the project so its thoughts can be sent on to the Board of Zoning Appeals.
The site is located on the west side of Belleville Road between Maria’s and the drive back to the medical clinic, behind it.
The car wash was turned slightly to have the long part of the building facing Belleville Road, which requires 50% glass and just 46% is glass on the plans.
Present were Dave Brewer of the design firm and Corey Weaver of Saline the owner, with his wife Michelle, of the Zippy car washes in Ann Arbor, Ypsilanti, Saline and four more coming up including the Van Buren Township site and one in Canton.
Weaver said their business wants to be a part of the communities that host them and has donated a quarter of a million dollars to more than 100 community organizations. He said the project includes two EV charging stations and is made of concrete construction, so there is no opportunity for rusting.
Brewer said this is the fanciest Zippy yet and Commissioner Jahr said, “It’s a beautiful car wash. Fanciest car wash I’ve ever seen.”
The white building has a blue roof and a residential look to the design.
Bernie Grant, an architect who is the newest member of the planning commission, said he understands they want people to recognize their brand and don’t want to deviate from the design.
“We changed the 45-degree angle on suggestion of township staff and we really like it,” Weaver said.
Discussion on side-entry garages and building separation
The commission also discussed at length a proposal to change the zoning requirements for the minimum percentage for side-entry garages and building separation in residential developments.
Krishnan presented photos of homes 10 feet apart in Northville, Ypsilanti, Plymouth, and Pittsfield Township.
The commission had asked to see what it looked like in communities with the 10-foot setback and garages set forward or back.
Krishnan said developers want to finish the planned residential developments in Van Buren Township, but if they follow present rules, the prices are too high for young families to afford.
Commissioner Grant said in the 1940s and ‘50s, such higher density was built and, “You’re building a wall.” He said maybe a portion of a subdivision could have the higher density.
Commissioner Callie Barr agreed, “It looks super-tight.”
Grant commented on the drainage between the houses with 10-foot setbacks. He said while that may be open with drainage between the homes, residents often bring in extra fill and there is a change from the time it was built.
Atchinson encouraged planners to continue their work and Krishnan said they could fine-tune the proposal and bring it back.
“We’re the only one requiring 20 feet and we are trying to learn from their mistakes,” Krishnan said of nearby communities.
Pond design
Because of the length of the meeting, a proposed discussion on the pond design of the expanded Van Buren Township stormwater detention basin that is part of the Community Center construction was removed from the agenda.
Power said because of the hour he will place this on a lighter agenda, possibly the Sept. 14 meeting. The two-hour-and-24-minute meeting then adjourned.