VBT Planners hear proposal for overlay district on Sumpter Rd.

“A lot of businesses could be moving because of changes that the city of Belleville has made over the last year,” Director Matthew Best told the Van Buren Township Planning Commission at the end of its March 10 Zoom meeting.
“We could give them a place to go locally,” said Best, director of the VBT public services department.
He said the township is at a crossroads because of COVID, the internet, changes in local zoning, and changes in VBT around the city of Belleville.
Best said VBT has a very strong retail corridor north of I-94 and its difficult to site new retail businesses because of Amazon. People can get on the phone or computer and get almost anything they want delivered.
He said businesses that are being displaced in Belleville by the marijuana industry could find a home in VBT, including plumbers, electricians, and “widget” makers. He said there is a strong demand for service makers and more eating establishments, but not fast food.
Best asked how the township can build on the economic development in the city of Belleville, adding the township staff has been looking at it.
He said south of the city of Belleville, Sumpter Road south of Hull is clearly agricultural all the way to Sumpter Township. He said there is a lot of call for super light industrial corridor, which would be a nice business in front and behind that could be truck parking.
He said a mixed-use overlay district could also allow agriculture to continue.
“Is this something you’d like to pursue further?” he asked the commission.
Commissioner Medina Atchinson said more restaurants, not fast food, would be good, but she’s not sure what light industrial means exactly. She asked if they would be working with the city of Belleville?
“We would work to put an overlay district in the South Side Master Plan … and would have to work with Belleville,” Best replied.
“What is light-light industrial? And, widgets?” she asked.
Best said Ahearn Signs is an example with delivery trucks in back. They could have products to sell out front. Or, he said, it could be a plumbing company to sell things out front and park service trucks in back inside. That is super-light industrial, he said.
Dan Power, director of planning and economic development, said a catering company would be an example, with them selling food in front and making food in back.
“We could create the district and I only hope they will come and flourish,” Atchinson said.
Director Power said it is time to take a look at the 2007 Master Plan for the south side and because of changes in the city of Belleville, Director Best has the idea of changing primary land use. He said they wanted the commission’s input before they moved forward.
“This is not to say we want to change any of the rural area,” Best said. “If growth is coming, we want to be ready … We want to make sure we have rules in place before anyone comes in and forces our hand.”
“I like the idea,” Atchinson said. “I prefer to attract light, lighter industrial.”
Best said the township has an industrial area in the north end and there is room for more growth there.
He said the rural feel of the south side is more suburban.
He asked if the commission would like them to pursue this avenue and Atchinson said yes.
“It could benefit the township and city as well,” said Treasurer Sharry Budd. Commissioners Jeff Jahr, Bryon Kelley, Joan Franzoi, and Brian Cullin agreed, but chairwoman Carol Thompson chided Best.
“You caught us off guard,” said Chairwoman Thompson. “We like information and drawings.”
“If this was something you wouldn’t want us to do we wouldn’t do that work,” Best said. “We will bring details in the future.”
In other busines at the one-hour-and-31-minute March 10 Zoom meeting, the commission:
• Discussed the proposed text amendments that would revise the definitions of lot coverage and regulations related to lot coverage in the zoning ordinance. The amendment is scheduled for a public hearing at the March 24 meeting;
• Set a public hearing for April 14 on proposed amendments for the senior housing development zoning ordinance concerning minimum usable floor area and signage; and
• Heard Power say for the immediate future he assumes they will have virtual meetings. He said he would let the commission know if it is different.