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Planning Commission postpones Darul Huda community center item after debate over setbacks, parking and screening
Summary
The commission voted to postpone consideration of a proposed multi-use community center at 28701 14 Mile Road indefinitely to allow pursuit of required variances and additional plan revisions after substantial neighborhood concern about parking, screening and occupancy.
The Warren Planning Commission voted on July 14 to postpone indefinitely further action on a proposed community center at 28701 14 Mile Road (Darul Huda Inc./Mohammed Fokruel Islam) after detailed staff concerns and strong public comment both supporting and opposing the project.
Planning staff recommended denial unless the applicant obtained multiple variances and corrected numerous plan deficiencies. Staff cited at least six potential variances (property width less than 100 feet; front setback less than required; side yard setbacks of 8 feet where 20 feet are required; parking space lengths; maneuvering lanes; and screening height) and a floor plan occupancy discrepancy — the plan indicated a load of 139 occupants while the applicant said operations would be limited to 80. Staff also listed many required plan corrections including lighting shielding, accessible parking details, dimensions and bearings of property lines, landscaping revisions, trash enclosure construction requirements, and a recorded ingress/egress agreement with the property to the west.
At the public hearing neighbors raised concerns about traffic, parking overflow to adjacent streets, the four-foot screening wall that abuts residential lots and requests that screening be increased to reduce noise and visual impacts. Several resident speakers said the site is too small for the proposed uses. Supporters from the Bangladeshi community and others said the center would provide social, educational and family services, translation assistance and a gathering place for youth and seniors.
Commission debate focused on the number and scale of required variances and the need for Zoning Board of Appeals review. Commissioners noted the project may need ZBA approval of dimensional variances and screening changes; one commissioner said site plan approval would be subject to obtaining those variances. A motion to approve subject to conditions failed to obtain the necessary affirmative votes; a subsequent motion to postpone indefinitely (to allow the petitioner to pursue ZBA variances and return with corrected plans) carried. The petitioner indicated willingness to seek variances and to address neighbors' screening concerns, including increasing the wall height or adding a green belt.
