[{"_1":2,"_110":-5,"_111":-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",[32,74,86,98],{"_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":56,"_73":56},"mediaId",6486971,"mediaKeyId","5492783-f0575c29a2e2c38eced6f5f9ceb4ef63","parentId",5492783,"title","Commission receives letters after trees cleared at Islamic Center site; petitioner to revise plans and meet with city","audioSeconds",3559,"startMs",2497000,"endMs",6056000,"viewUrl","/Search/View?dp=1&key=5492783-f0575c29a2e2c38eced6f5f9ceb4ef63&start=2497&end=6056","thumbnailUrl","https://assets.pipeline.soar.com/5492783-f0575c29a2e2c38eced6f5f9ceb4ef63/thumbnail_2497000.jpg","articleUrl","/articles/6486971/Warren-City/Macomb-County/Michigan/Commission-receives-letters-after-trees-cleared-at-Islamic-Center-site-petitioner-to-revise-plans-and-meet-with-city","mediaUrl","https://secure.pipeline.soar.com/6486971-652e0608b273a1d6ae5b9ed1367ec4d6/orig.mp4?Expires=1775385230&Signature=CgEwiJUigLXkKXxjNoONJPqq0AgGVHI1Y3etfuB-EvblFqwoL-mAJaIuuSHeyI3SmgNzG-J0teD1XimwF~7BpgPHMil6D~wMEa37Jo-YVKylWqZ3I4oIo8p1-nneQMLCF7dLL3Hcj73EXxLzkK-QZPTos-7A7XXjXbHqLFqCK5QN2qW-EOET7Macm2y-818aJm3qOV-7EzmRmelTJHrKTEqNw4deR54ffOVjVeYxNZ3K~uK9NRu2nRT~apQyKCwnGs-z7lupXdgH1MkR04JoIvVxv~NVJ9NaWDjMr6LY9qje5S-DAhlbFJTzAFs0g41CYPzI9Mii5L93c5-2IYSAIg__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-07-28T22:31:34Z","article","The Planning Commission received and filed correspondence July 28 after the recent clearing of a wooded buffer at and behind a property proposed for an Islamic Center on 13 Mile Road.

Petitioner representatives, including Zaid Arabo of ZA Design Build speaking for owner Tufazil Haq Amin, said they had sought guidance from the city property‑maintenance desk before removing trees and were told to stake property corners and avoid cutting trees off neighboring parcels. Arabo said the petitioner subsequently hired a surveyor, staked the corners and removed trees that they believed were within their property. “We hired a surveyor and staked the property and proceeded to remove the trees,” Arabo said.

Planning Director Ron Wirth and several commissioners said the cuts should have been coordinated with the planning staff rather than property maintenance, and they emphasized that the city had site‑plan conditions that called for retaining landscape buffers. Wirth explained that the planning staff was unable to locate a council resolution formally vacating a half‑width alley described in the legal description, and that the development approvals included requirements for landscape buffers and walls under the zoning ordinance.

Members of the public — including a written submission from Gerald Hespacher and oral remarks read from Roseanne Lafada — criticized the tree removal as a loss of mature canopy and urged stronger protections and remediation, including the planting of a “pocket forest” or other restoration measures. Hespacher’s letter framed the tree loss as a contribution to climate change and urged transparency and reporting in tree removals.

Arabo told commissioners the petitioner intends to revise the civil and site plans to reflect an 8‑foot landscape buffer along the site’s rear property line and to construct a 6‑foot simulated masonry screen wall where needed. He said some perimeter trees remain and that the revised drawings will reflect the proposed wall and buffer.

After hearing petitioner comments, the commission moved to receive and file the two letters presented to the commission and directed the petitioner to meet with planning staff and council representation to determine a path forward. The commission indicated the matter will return on a future agenda as a public‑hearing item after the petitioner and staff have met and revised plans are prepared.

Commissioners and the planning director emphasized that the tree ordinance and site‑plan requirements govern tree removal; planning staff said it will work with the petitioner and council staff to review the revised plans and to determine whether additional remedial measures (planting plans, greenbelt, or a screen wall) are appropriate.

The commission’s formal action on the correspondence was to receive and file the letters and allow the petitioner time to revise plans and meet with planning staff and Councilman Noonan before the item returns for public hearing.","mediaType","Video","parentTitle","TV Warren Live Stream","oneSentenceSummary","The Warren City Planning Commission on July 28 received and filed correspondence after a wooded buffer was cleared at a site approved for an Islamic Center, and directed the petitioner to meet with planning staff and council representation and return with revised plans.","taxTitle","Warren City, Macomb County, Michigan","taxId",3689,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6486976,"Planning panel approves new retail center on 8 Mile Road; alley vacation, parking variances and neighborhood concerns remain",1726,2153000,3879000,"/Search/View?dp=1&key=5492783-f0575c29a2e2c38eced6f5f9ceb4ef63&start=2153&end=3879","https://assets.pipeline.soar.com/5492783-f0575c29a2e2c38eced6f5f9ceb4ef63/thumbnail_2153000.jpg","/articles/6486976/Warren-City/Macomb-County/Michigan/Planning-panel-approves-new-retail-center-on-8-Mile-Road-alley-vacation-parking-variances-and-neighborhood-concerns-remain","https://secure.pipeline.soar.com/6486976-b0bd4ee5dba74c69562607c6930b13a2/orig.mp4?Expires=1775385230&Signature=TZgUpce8jy2MRu-GkLt1mHPA-d27y1CX4n~SfJiNHvv11riB4h4z1hB00tJgpGxkyoWxxc1IEkfJYnacHoj28r~hc9YY345SibRHysswwkguyktEfKmgLo3i5QxzFl81HL-4-3yLXlFVBvYqti~iB520sN8OO9coTKLrUJZOuePmsfKAZdd2SVH~vwBOjB9ZvQebAR4NXozPV5TGrxdxjZVVWI78jve58QpZBcDEiFKM2jwPUKhUmWuZ-Y5m~6bnILZgOVi6gHxogsq6RB996ea1N2i-EzNfAQtq3H257W0A1CHIfMPxLgaU7Jy4XmdLCY3cG5OhfP91hzFm~7M7LQ__&Key-Pair-Id=KUT5TJCACFTXG","The Warren City Planning Commission voted July 28 to approve a site plan for a new retail center on 8 Mile Road between Blackmar Avenue and Syracuse Avenue, subject to multiple standard conditions and future variances to be considered by the Zoning Board of Appeals.

Planning staff’s recommended conditions require the petitioner to submit revised site and landscape plans that, among other things, (1) prohibit outdoor retail sales; (2) add square-footage figures for an existing adjacent building and recalculate parking; (3) remove invasive plant species from the landscape plan; (4) combine two parcels into one parent parcel; (5) provide documentation showing the 20-foot east–west alley has been vacated or seek alley vacation; and (6) screen and maintain a dumpster area on property to the west.

Staff also noted variances will likely be needed from the ZBA: a variance to reduce the required centerline setback from the alley (the new building is proposed 11 feet from the center of the alley where 20 feet is required), variances to allow parking and maneuvering within required front setbacks, parking to the property line on Syracuse Avenue, and to waive the required greenbelt or screen wall along the north property line.

Resident Althea Benjamin, who said her family owns property behind the liquor store adjacent to the site, told the commission she regularly picks up trash from the alley and worries that development will increase foot traffic and litter. “I will be out mowing the lawn... and I see a person come from around the corner and handling his business in my alley,” Benjamin told the commission, asking for constraints to reduce litter and activity behind the liquor store.

Petitioner representatives — architect Michael Baydoun and owner Justin Calo — described a plan to demolish an oversized existing building and construct a smaller landscaped plaza, and pledged to address the dumpster screening, add lights and install gates where appropriate. During discussion, Planning Director Ron Wirth noted the city’s legal description for one parcel includes a half‑vacated alley but staff could not locate the supporting council resolution; the petitioner said title insurance and deed language indicate the alley is vacated on their title work. Councilman Henry Noonan told the commission he had seen title work showing the alley vacated and urged the parties to provide that documentation to planning staff.

Commissioners discussed whether to require the petitioner to proceed to the ZBA first or to approve the site plan with the understanding that the petitioner will seek variances. The petitioner said it prefers to secure a positive planning recommendation now and then pursue variances with the ZBA; planning staff and several commissioners agreed that a positive recommendation from the planning commission and a review letter to the ZBA would assist the petitioner.

A motion to approve the site plan with staff conditions carried on a roll-call vote. Commissioners required that the petitioner supply revised site and landscape plans, evidence of alley status or a formal alley-vacation application, screening for the dumpster, and removal of invasive species. The petitioner also agreed to pursue gates, lighting and landscaping to reduce loitering and maintenance impacts on adjacent property owners. The required ZBA variances must be obtained before the site plan will be released to the building division.","The Warren City Planning Commission on July 28 approved a site plan for a new retail center on 8 Mile Road, subject to revised drawings, landscape fixes and several variances that must be pursued with the Zoning Board of Appeals.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6486980,"Warren Planning Commission approves outdoor storage site plan on 10 Mile Road with conditions and variances to follow",1074,1073000,2147000,"/Search/View?dp=1&key=5492783-f0575c29a2e2c38eced6f5f9ceb4ef63&start=1073&end=2147","https://assets.pipeline.soar.com/5492783-f0575c29a2e2c38eced6f5f9ceb4ef63/thumbnail_1073000.jpg","/articles/6486980/Warren-City/Macomb-County/Michigan/Warren-Planning-Commission-approves-outdoor-storage-site-plan-on-10-Mile-Road-with-conditions-and-variances-to-follow","https://secure.pipeline.soar.com/6486980-76abe5a8f14c7dcf21efc9116ed3467a/orig.mp4?Expires=1775385230&Signature=H3RkPnuOvS0gjsFgTrE0UeGTO2vlrN589vTBrDzqNQ9mWNHyyeKcuuYMoV-wpGNRrd9L6ScEGo1nxTgUpeNzL2YNRbiX~Y8pUK3Py9~JRW7ijsoiypnx3X3GvQc4SlWfiDpvHSbbqWAeHefrVWroNnay2K32mMHYPmkSHDjbFJNnACPZ2Yo-cjKIiGtj0bz8ZNWEU~2wzeuCkHXwNiauboCb9PQQP8jmSsVw9FNfaYkm3N7G7uAbM9RVg8UMaM4-IoHcCY7OC0JDeEbtBNaVmOSNimO2fcrpz58qKUKB3t1-LlExWMrtfxBbdqEN3EmygJ1QMo0YRTQxHS6ArqGQCQ__&Key-Pair-Id=KUT5TJCACFTXG","The Warren City Planning Commission approved a site plan July 28 to permit outdoor storage of construction materials and equipment at a property on the south side of 10 Mile Road, subject to standard planning conditions and outstanding zoning variances.

Planning staff recommended approval with five specific conditions, including combining three parcels into a single parent parcel, recording an ingress/egress agreement with the adjacent property owner, updating the site plan scale and parcel legal descriptions, and posting a performance bond. Planning staff also identified multiple variances the petitioner must obtain from the Zoning Board of Appeals (ZBA), notably a variance to exceed the allowed open-storage area by approximately 18,609.5 square feet and variances to allow open storage and maneuvering to the front property line and on a gravel surface.

Jeffrey Graham, an architect with Chemtech & Associates representing the property owner, described the site’s long-running use: “My client's family bought this facility 40 years ago to use it for the exact same purpose.” He told commissioners the site has been used for open storage for decades and that the petitioner will apply for the required variances.

Planning Director Ron Wirth outlined the recommended conditions. Wirth said the parcel numbers and property descriptions must be added to revised plans, the three parcels involved must be combined into one parent parcel, a recorded ingress/egress agreement must be provided, and several variances must be applied for before building permits are released. Wirth also noted planning staff did not support waiving the opaque slat requirement for the fence along 10 Mile Road, saying screening was necessary because most of the property will contain outdoor storage.

Commission discussion focused on plan accuracy, the need for numeric consistency for the storage areas, and the performance bond amount. After a motion to approve the site plan by Commissioner Halawady, seconded by Commissioner Doussay, Commissioner Doussay asked the maker to change the performance bond from $0 to $1,000; the motion was amended accordingly and supported by the maker. Graham told the commission he was prepared to incorporate staff recommendations and variances if required.

Roll call voting recorded unanimous approval. The commission’s approval is contingent on the petitioner addressing the planning conditions and seeking the variances from the ZBA; Wirth warned that if the petitioner fails to secure even one required variance, the plan cannot be implemented as approved.

The commission added the required variances to the revised site plan and authorized the planning director to sign off on the site plan once the conditions were met.

The petitioner will come back with revised site plans that include the required parcel consolidation, corrected area measurements for open storage, ingress/egress documentation, and the variances granted by the ZBA as applicable. If the ZBA denies any required variance, the approved site plan will not be operable without further commission review or redesign.","The Planning Commission voted to approve a site plan allowing open storage of construction materials and equipment at a 10 Mile Road property, subject to standard conditions, a $1,000 performance bond and several variances that must be considered by the Zoning Board of Appeals.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6486966,"Votes at a glance: Warren Planning Commission actions, July 28, 2025",4496,2393000,6889000,"/Search/View?dp=1&key=5492783-f0575c29a2e2c38eced6f5f9ceb4ef63&start=2393&end=6889","https://assets.pipeline.soar.com/5492783-f0575c29a2e2c38eced6f5f9ceb4ef63/thumbnail_2393000.jpg","/articles/6486966/Warren-City/Macomb-County/Michigan/Votes-at-a-glance-Warren-Planning-Commission-actions-July-28-2025","https://secure.pipeline.soar.com/6486966-669abaa62d2d644756d3e387eb130ac2/orig.mp4?Expires=1775385230&Signature=aWGJtDoyuKN3wS0NQTyRXYBJMMoovvqQcyIpAdb32rRew76gkJzKbZ0Bn5zpRYV4Apt9FAalfZtWEP5qnh9jW6pEQVh2EEzDejGwE6h7yckC3iEHtME6S~SxaaqwJrwHQauNSvJJF63ObJ1HuOT8rjsNu4fyo0f2XP5BFylZdi0UZAii34lGe6Vb8n3mLDAaf5kW5xJgdVBH2bKD1fP7czTQ1GdJDuLuKygS-F9C1BDg67~JF7a0NqHVpgNTLRFE4j1cleAI99HKGJXUzrjY48gVBd~1Y5Pohr90KJNEtQxiW5Lq1WW0GKZPyP8ZIG5Q6kGptSPF26-bSUwchvhKFw__&Key-Pair-Id=KUT5TJCACFTXG","The Warren City Planning Commission took the following formal actions on July 28, 2025 (summary of agenda items and roll-call outcomes):

- Item 6a — Site plan for outdoor storage at 10 Mile Road (PSP 250013): Approved (motion by Commissioner Halawady, second Commissioner Doussay). Approval conditioned on revised plans, parcel consolidation, recorded ingress/egress document and required ZBA variances; performance bond amended to $1,000 by motion.

- Item 6b — Site plan for new retail center on 8 Mile Road (PSP 250026): Approved (motion by Commissioner Doussay, second Commissioner Bonecki). Approval conditional on revised site/landscape plans, proof or application for alley vacation, dumpster screening, removal of invasive landscape species and required ZBA variances.

- Item 6c — White House Wedding Chapel (PSP 250029): Removed from agenda per planning staff recommendation (motion to remove carried by roll call).

- Item 7a — Recognize seasonal outdoor retail sales (fireworks) site plan as expired: Commission recognized the site plan as expired (motion carried by roll call).

- Item 7b — Correspondence for Islamic Center (8360 13 Mile Road): Commission received and filed letters from the petitioner and a resident correspondent and directed petitioner/staff follow-up; item to return as public hearing at later date.

- Item 8a — Revised site plan (employee parking; reduction in EV stations): Approved (motion carried); planning director to sign off and release building division permits once conditions met; performance bond release to be placed on next meeting agenda.

- Item 8b — Minor amendment application for Mound Road industrial site: Petitioners withdrew application; withdrawal accepted by roll call.

- Item 9a — Release of surety bond for new Gleaners building (corner of 8 Mile Road and Sunset Avenue): Bond of $33,000 released (motion carried).

- Item 9b — Release of original surety bond for Taco Bell site: Original $22,000 bond released (motion carried; new $36,000 bond had been posted by new owner earlier).

- Item 9c — Release of cash bond for seasonal fireworks site plan: Cash bond release carried (motion carried).

All roll-call motions recorded positive votes from a majority of commissioners present; one commissioner was noted as excused for portions of the meeting. For items requiring variances or additional documentation, the commission’s approvals were contingent on petitioner compliance and required Zoning Board of Appeals decisions where applicable.","Summary of formal votes and administrative actions taken by the Warren Planning Commission on July 28, 2025, including approvals, bond releases and agenda changes.","actionData","errors"]

Article not found

Commission receives letters after trees cleared at Islamic Center site; petitioner to revise plans and meet with city

Planning panel approves new retail center on 8 Mile Road; alley vacation, parking variances and neighborhood concerns remain

Warren Planning Commission approves outdoor storage site plan on 10 Mile Road with conditions and variances to follow

Votes at a glance: Warren Planning Commission actions, July 28, 2025