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Council approves planned unit development for Red Run Mini Storage after public hearing; residents raise landfill and tree concerns
Summary
Council approved a planned unit development for a 167‑unit outdoor self‑storage facility on two parcels along 14 Mile Road after a public hearing. Nearby residents and one public commenter raised concerns about tree loss, landfill contaminants and methane; developer and city staff said environmental reviews and state oversight (EGLE) apply.
The City Council on Tuesday approved a Planned Unit Development (PPUD 25‑0002) permitting a proposed outdoor self‑storage facility, Red Run Mini Storage, on about 6.2 acres on the north side of 14 Mile Road east of Maple Lane.
Why it matters: The site sits on or adjacent to former landfill areas and county drain easements. Residents expressed environmental and tree‑removal concerns at the public hearing; city planners and the applicant said the state environmental regulator and city engineering will review soil and any methane or contamination issues before construction.
Assistant City Planner Sean Keane and staff presenter (identified in the transcript as Mr. Fox) described the project as 167 units in 10 buildings with masonry required on façades visible from 14 Mile Road. Keane summarized requested zoning modifications, including reduced setback distances measured from the centerline of 14 Mile Road (from 95 feet to 85 feet), reductions in setbacks adjacent to residential zoning (from 50 feet to 10 feet and 150 feet to 10 feet in two instances), allowance for self‑storage on a 6.2‑acre parcel (the ordinance minimum is 7 acres), and modifications to screening and durable‑materials standards that would permit decorative fencing in lieu of a masonry wall and reduced masonry on non‑fronting façades.
A resident from Warren spoke during public comment, urging council to reconsider the project and saying, "the methane from that landfill is going to create an ozone" and expressing concern about loss of green space. The applicant and owner, Tony Socko, responded at the hearing that state testing did not identify methane in prior reports and that the proposal adds more trees than it removes. Keane and other staff said EGLE (the Michigan Department of Environment, Great Lakes, and Energy) regulates landfill remediation and that the city expects the applicant to follow state procedures; city staff reported no present indication of methane but said mitigation would be required if testing discovered it.
Council members questioned the feasibility of alternative uses and heard staff say the master plan’s recommended multifamily use is constrained by contamination and wide county drain easements. Several councilmembers said paving and properly engineered stormwater systems can reduce infiltration into soils compared with leaving the site vacant. During discussion the applicant agreed to plant six street trees on the city right‑of‑way along 14 Mile Road at council’s request.
Councilmember Sierowski moved to approve the PPUD subject to the terms and conditions of the PUD agreement and authorization for the mayor and city clerk to sign; the motion was seconded, called, and approved by voice vote. No roll‑call tally was recorded in the transcript. The approval is conditioned on the planned unit development agreement and the standard city and state environmental and engineering reviews.
