[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6251406,"mediaKeyId","3195722-02b765069b1d7e97d4b43e2c9cb4542e","parentId",3195722,"title","Commission approves minor amendment to downtown Van Dyke redevelopment plan, removes second-floor residential requirement","audioSeconds",1068,"startMs",7546000,"endMs",8614000,"viewUrl","/Search/View?dp=1&key=3195722-02b765069b1d7e97d4b43e2c9cb4542e&start=7546&end=8614","thumbnailUrl","https://assets.pipeline.soar.com/3195722-02b765069b1d7e97d4b43e2c9cb4542e/thumbnail_7546000.jpg","articleUrl","/articles/6251406/Warren-City/Macomb-County/Michigan/Commission-approves-minor-amendment-to-downtown-Van-Dyke-redevelopment-plan-removes-second-floor-residential-requirement","mediaUrl","https://secure.pipeline.soar.com/6251406-86252df012a041459a6267ea3b5cf4ef/orig.mp4?Expires=1771141410&Signature=Ben9dLPFJQOcbFO1bTNhEptU61qLDYOyw1Mg1C6dsnurfzJwy-SXWiGP9qYSlurSExVvMrQ8d8vJdHjGR4Wf3NQ4THwKc4v1aP~G4Z8-Z9~fGXFg4NlqHA8x1FenfzI7ZXGHajUqsM4mPNQLdXgFgt2OVFeiwOn5O2-d1LEB4E~MORxwmI7AO6cVZMwC58JvvC14J2S0iDeXRKrVHYVlYbu4k47aB9MPdf7dft3jsOtfBZirt6fIOspnJC5EdWn7k~ECbrYQ3V7eHI1IYZ6Mfn3fYW7WFwJ51TqA70kcicYk7L38vZy34D8qwlgpfVu~K8g9mAbmbLVrj6ZoYWfqow__&Key-Pair-Id=KUT5TJCACFTXG","author","TV Warren","date","2025-04-29T00:00:00Z","article","The Planning Commission approved a minor amendment to an approved redevelopment plan for 30130 Van Dyke Avenue, authorizing the developer to eliminate 10 second-floor residential units and proceed with the site as strictly commercial lease space, subject to city staff’s conditions on parking, ADA accessibility, lighting and plan revisions.

Dan Ivankovich, representing the property owner and developer, described plans to restore the old Bally’s building and convert it into commercial space. Planning staff asked for revised site data showing updated square footages (first-floor, mezzanine and total building area), ADA-compliant accessible parking design and numbers, correct parking stall lengths and maneuvering-lane widths, and suggested adding landscaped islands rather than providing excess parking beyond the allowed maximum. Staff calculated a minimum parking requirement of 54 spaces for the reduced building size and said the plan’s proposed 80 spaces exceeded the allowed maximum; staff instructed the applicant to meet the minimum requirement and remove excess stalls if necessary.

The planning recommendation also included an updated lighting note (shielded fixtures under 20 feet), revised parking-angle dimensions, a one-way exit to Van Dyke Avenue with “Do Not Enter” signage at the north driveway, and continued use of an existing performance bond that staff recommended carry forward from the original approval. Staff noted the site disturbance for the project is under one acre and that MDOT may require a permit if the applicant has not already filed with that agency.

Commission discussion touched on snow removal and where snow would be stored when the parking lot is plowed; staff said the petitioner would use maneuvering lanes and setback areas to stage snow removal as needed. The commission voted to recognize the filing as a minor amendment and then to approve the revised site plan with staff recommendations. The motion carried on roll call.","mediaType","Video","parentTitle","TV Warren Live Stream City Council Meeting - 04/29/2025","oneSentenceSummary","The Planning Commission approved a minor amendment to a redevelopment plan at 30130 Van Dyke Avenue to eliminate a previously required 10 second-floor residential units and proceed with strictly commercial uses, subject to updated parking and ADA adjustments and standard staff conditions.","taxTitle","Warren City, Macomb County, Michigan","taxId",3689,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6251411,"Commission approves Islamic Center site plan on East 13 Mile Road with conditions",1750,5547000,7297000,"/Search/View?dp=1&key=3195722-02b765069b1d7e97d4b43e2c9cb4542e&start=5547&end=7297","https://assets.pipeline.soar.com/3195722-02b765069b1d7e97d4b43e2c9cb4542e/thumbnail_5547000.jpg","/articles/6251411/Warren-City/Macomb-County/Michigan/Commission-approves-Islamic-Center-site-plan-on-East-13-Mile-Road-with-conditions","https://secure.pipeline.soar.com/6251411-473d1b1bbfce0a48a77c56556a5bee83/orig.mp4?Expires=1771141411&Signature=VfqLpU5KZQ3FV4bLMYkGv3qMToELF~orRvBd8WlvLQq927SBLZK7yjzzojcm0KQZqBejcJv55ldQ~fYV2pjBFR5IPb8Ep2wbWO4ekPupa0m1foVUKf-ifCpakBOn3VBYF6WoehRlRn83dHTUfHJKmoZtQ8juIWbhHZsqMBFGv4RpnXBobI9WQbkoq83K-rL2YlXDjch-yWP6lqqdWKzYtpuV5Zmde0nWe36R7h5PEsVHgtjQvFOv9pwGf9Jx2jsxTJjA1et4ThBBbCgOIulWV27i1cyT2QJ2OkolBLkbeEP56EmnS8-Dh-al~GxfaURd~bzkOMaJGiKQawfFOYv4rA__&Key-Pair-Id=KUT5TJCACFTXG","The City of Warren Planning Commission approved a site plan to convert an existing building on East 13 Mile Road into an Islamic Center for worship and community activities, contingent on multiple required plan revisions addressing setbacks, parking, stormwater and landscaping.

The petitioner, identified as Zade Adabo of a Farmington Hills design firm, said he intends to keep the existing structure’s elevations while adding an ADA ramp and interior modifications to create an open worship space with offices. He told commissioners the project would provide “enough parking to have enough parking basically for the worshipers, more than enough, and also for growth obviously too.” He asked staff to remove an incorrect play-area note; staff agreed it should be removed.

Planning staff’s conditions were extensive. Staff required corrected setback dimensions (front 30 feet, side 20 feet each, rear 45 feet) and said that if the building’s measured front setback is less than 30 feet the petitioner must obtain a variance from the Zoning Board of Appeals. Staff also required a combined site data chart including both parcels, square footage of disturbance, and compliance with the city stormwater ordinance if disturbance exceeds one acre. The site falls in FEMA Flood Zone AE per staff, which triggers flood-area construction regulations. Staff asked for two accessible parking spaces (including one van space) for the proposed 37-space lot, revised parking stall lengths and maneuvering-lane widths to meet city standards, lighting shield details showing no light spillage onto adjacent residences, and a specified concrete dumpster pad and trash-enclosure details.

Several neighbors and community members spoke in support during the public hearing. Jahid Al Islam, who identified himself as a Warren resident, said the center “is not just a place of worship; rather it is a place of education, service, positive community engagement,” and urged the commission to approve the plan. Other speakers from the local Muslim community described the center as a needed nearby resource for elders, students and working families.

Planning staff recommended conditions for retaining a wooded screening area along the south property line; if trees are removed, additional landscaping pursuant to section 2.26 of the zoning ordinance would be required. Staff also recommended landscape substitutions for plant species on the Macomb do-not-plant list.

After discussion and confirmation that the petitioner will remove the erroneous play-area note and provide revised plans addressing the listed conditions, the Planning Commission approved the site plan on a roll call vote. The approval is conditional on submitting revised plans, any required variances from the Zoning Board of Appeals if the existing building encroaches on required setbacks, combined parcel paperwork, approval of the ADA ramp by the Building Division, and adherence to floodplain construction regulations.","The Planning Commission approved a site plan to convert an existing building to an Islamic center for worship and community use, subject to setback, parking, landscaping, stormwater and floodplain conditions and required plan revisions.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6251416,"Planning commission postpones decision on outdoor storage at Kenmore Road to June 2 after staff conditions",2073,3321000,5394000,"/Search/View?dp=1&key=3195722-02b765069b1d7e97d4b43e2c9cb4542e&start=3321&end=5394","https://assets.pipeline.soar.com/3195722-02b765069b1d7e97d4b43e2c9cb4542e/thumbnail_3321000.jpg","/articles/6251416/Warren-City/Macomb-County/Michigan/Planning-commission-postpones-decision-on-outdoor-storage-at-Kenmore-Road-to-June-2-after-staff-conditions","https://secure.pipeline.soar.com/6251416-c361dc9b212bf854e3de70c895d112fa/orig.mp4?Expires=1771141411&Signature=f2X~iVwOyOArcXazhZtpcOHGgA~GAqjzPRo6HiZ0ZnpXsGa60HwqfCLgGsn~DXxIHtPY-SqiVj9TiimcS3Lrj5F6DTYVe2-klkqO4llKkYuhdqfDam7R94quugpLloXYQBIkSleuYU2gDMXt9htoETXiD06gYyN~TJY0ZZCbvOwBc3~dVi4wctQ01I02YUK9IRRVTyVytywenwoQdtH2E0OiA~X9W0th2rzxAcLqYqf-3rzSggzKaKYN9ORf7jtRoIAkNu~-ns-mBLD0YiMXYlEJwIuhgA208L3FFCQTGqnqG4cqkoDq-eH9sSqQNU2Um27UO4-IqAurzhEmTgIPXw__&Key-Pair-Id=KUT5TJCACFTXG","The City of Warren Planning Commission postponed action to its June 2 meeting on a site plan for outdoor storage of construction materials and equipment at the South Side of Kenmore Road (near 10 Mile Road), after detailed staff conditions and a lengthy public discussion.

Mark Titini (identified in the application materials as associated with Rhino Utility and Rental Inc.) told the commission he has used the property for more than 40 years and said a certificate of occupancy could not be found. Planning staff delivered a multi-part recommendation requiring five copies of revised plans and numerous clarifications: dimensioning the building, showing utilities and light poles, specifying types and square footage of storage areas, adding notes to prevent dust emissions, indicating the total storage square footage, and showing existing and proposed lighting. Staff also required that separate parcels be combined into a parent parcel and that recorded ingress/egress and shared-driveway agreements be provided for adjacent property owners prior to site-plan release.

Staff warned the petitioner that used-oil handling is regulated by the Michigan Department of Environment, Great Lakes and Energy (EGLE) and by the U.S. Environmental Protection Agency, and that variances from the Zoning Board of Appeals may be required because the proposed open storage area exceeds the zoning district’s allowable percentage of open storage. Planning staff’s memo also recommended a performance-bond estimate near $33,000 and a bond of $1,000 based on their calculations; staff noted the petitioner’s original bond estimate appeared low.

The petitioner described the existing fence and gates at the site and said they have deterred intrusion for decades; he expressed concern about the city’s requested 19-foot setback and moving the fence back. Planning staff explained that the property predated present setback requirements and that the planning recommendation was a compromise between the required 50-foot M2 district setback and the practical location of the building. Commissioners discussed whether landscaping in the front setback would obstruct County Road Commission turning activity; the petitioner said daily truck turnarounds occur in the area. Commissioner Dusey suggested the petitioner present his variance requests to the Zoning Board of Appeals; Commissioner Dusey later moved to postpone to June 2 to allow the petitioner time to meet with planning and zoning staff and to pursue necessary variances. The motion to postpone carried on roll call; commissioners voting in favor recorded their support to delay the item to the June 2 meeting so the petitioner could meet with staff and zoning.","A petitioner seeking approval for outdoor storage of construction materials and equipment asked to continue long-standing use for over 40 years. The Planning Commission postponed action to allow the petitioner to consult planning, engineering and zoning staff and possibly apply to the Zoning Board of Appeals.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6251421,"Planning commission approves Eckstein Park parking lot and 8-foot path with conditions",2277,1043000,3320000,"/Search/View?dp=1&key=3195722-02b765069b1d7e97d4b43e2c9cb4542e&start=1043&end=3320","https://assets.pipeline.soar.com/3195722-02b765069b1d7e97d4b43e2c9cb4542e/thumbnail_1043000.jpg","/articles/6251421/Warren-City/Macomb-County/Michigan/Planning-commission-approves-Eckstein-Park-parking-lot-and-8-foot-path-with-conditions","https://secure.pipeline.soar.com/6251421-0c0fd73352ecfd8c57d15f775cad0c2f/orig.mp4?Expires=1771141411&Signature=Wu5ENNaaVAlMzXxLE8cYACChXol5WFHkiam7dTDuJVJPjw4dGyd-4T-q~cFHfc4IL~bcoXzXSyArudQ3fZwltkBB1KF3IMEoyclycyj9esDSUaUOYgyAVuinrDPIV-M5ArUNZVMKz9KBbp2-foKDRJYGipRaUvnea3UzTiA9vsAPQf4MOh0LfbR9P7mwxb~Qr9lUZ3oZ-ieTUEFwW~iYDKfLK7O660zTGgrCYqB1R~qozt2f-apOEIrPogmkzllrxhd4NWtc4BVuHLVClzlnifJyMGakpRS71be3G0a0lhR8s~KS9FOM11XtExnEBnEs7YnAuy8qMqNan4pKLkYtNA__&Key-Pair-Id=KUT5TJCACFTXG","The City of Warren Planning Commission approved a site plan to build an 8-foot asphalt path around the Eckstein Skatepark and an asphalt parking lot at the Eckstein Park site, subject to multiple plan revisions and conditions from planning staff and other agencies.

Olivia Germonte, of the City of Warren Engineering Department, described the project as “a 8 foot asphalt path that's gonna be going from Mound Road around Eckstein Skatepark and connecting to a parking lot that will be built at Eckstein Skatepark also.” She said the project will include rain gardens approved by Macomb County to meet stormwater standards and will tie up and finish the skate park.

Planning staff provided a long list of required corrections and conditions. The commission’s recommendation required resubmitting labeled site-plan sheets (paving, path, planting, soil erosion), adding parcel numbers, legal descriptions and addresses on the paving plan, clarifying landscaping sheets, and labeling accessible parking rather than “HCP” or “handicap” spaces. Staff also asked the applicant to consider replacing the two-foot limestone shoulders with lawn because loose stone can migrate onto the path, to add signage and to ensure all lighting would be shielded and limited to fixtures no higher than 20 feet. The plan must also show how trash will be handled if a trash enclosure is not included, and gazebo construction was flagged for Historic District Commission review if it is to be included in this project.

Members of the public and the Warren Village Historic Commission spoke. Cindy Hogan, who said she lives at 31684 Eckstein and is a member of the Warren Village Historic Commission, said the commission’s architect preferred a design “more organic” than the rectangular lot pictured and expressed concern that a long rectangular lot “is just gonna be a drag strip for cars coming through.” Another resident asked whether lights were part of the project; Germonte said no new lighting was proposed and that an existing fence would remain and be extended to deter nighttime access to the path.

Commissioners asked staff about floodplain risk near the Red Run drainage easement. A commissioner asked, “Is this park in a flood plain of any kind?” staff said the lower part near the detention pond and Red Run easement is considered a flood plain and that applicable floodway regulations must be followed. Commissioners also asked staff to consider signage recommending helmets and other basic safety measures for skatepark users; Germonte said she would speak with Parks & Recreation about installing advisory signs.

The motion to approve the site plan for the parking lot and path at Eckstein Park, with the Planning Commission’s standard conditions and the specific items detailed in the staff recommendation, passed on a roll call in which commissioners present voted to approve. The commission instructed the petitioner to submit revised plans addressing the required labeling, surveys to resolve parcel combinations and easement descriptions, and to provide any recorded drainage or easement agreements with the Red Run intercounty drain district when available.

The commission’s approval includes multiple follow-up steps, notably: submission of revised and labeled site-plan sheets in the quantities specified by staff; provision of a survey that confirms parcel boundaries, easements and flood-zone limits; combination of identified parcels where required; and recorded easement documentation between the city and the Red Run drainage district.

The commission closed the item after the conditions and follow-up requirements were recorded; staff noted no bond is required for this city project.","The City of Warren Planning Commission approved a site plan to build an 8-foot asphalt path around Eckstein Skatepark and an asphalt parking lot, with multiple required revisions and conditions from planning staff and other agencies.","actionData","errors"]

Article not found

Commission approves minor amendment to downtown Van Dyke redevelopment plan, removes second-floor residential requirement

Commission approves Islamic Center site plan on East 13 Mile Road with conditions

Planning commission postpones decision on outdoor storage at Kenmore Road to June 2 after staff conditions

Planning commission approves Eckstein Park parking lot and 8-foot path with conditions