A Few Reasons to Oppose the Conditional Use Permit - the beginning (updates and additional info to come)

Neighbors,

As you know by now, the property on Tracey Road which was previously owned by Connie Schill has been sold.  The new owners have applied for a Conditional Use Permit to turn this property into an event/banquet hall/party barn facility and use it to host events such as corporate functions, weddings, showers, banquets, etc.  Allowing the use of this property for such purposes will have detrimental effects for local residents such as: road conditions and road maintenance, noise, increased traffic and usage, potential for drunk/disorderly conduct, trespassing, litter, negative effects on property values (which have already been affected by a downturned economy), and numerous other factors which have yet to be identified.

Residents in this area will see absolutely no social, economic, or environmental benefits by allowing this conditional use permit to be granted.  In fact, you will be inconvenienced and may realize negative repercussions in all three of these areas as a direct result of such a facility being allowed in our neighborhood.  For this reason, the residents living in this area must work together to voice their opposition to this facility being allowed.

There are many factors to be considered when assessing the value or detriment a facility like this will add to a quiet community.  These are just a few things to ask yourself and the planning commission.  After reviewing some of the more prevalent concerns, you probably have your own unique concerns to add to this list:

• Is a traffic study being conducted?  Do the Huntsbargers have a viable plan to subsidize road maintenance costs and the labor necessary to maintain Kirk and Tracey roads due to increased traffic as a result of their proposed facility?  Do they anticipate that the county will increase the frequency of road maintenance to accommodate their facility’s traffic, and will they, the township, or the county pay for more frequent maintenance?  Have they approached the county to discuss this?  Do they have a contact person at the township or county level who will commit to this?  Increased traffic means more potholes, more ripples/washboard effect, more litter, and more dust for residents to contend with.  Their plan is to route ALL traffic for this location down Kirk and Tracey Roads (all incoming traffic will be directed from M-52 onto Kirk Road).  These roads were not designed to support anything other than a small amount of residential and agricultural traffic.  Residents in close proximity to this facility will have to deal with the Huntsbarger’s guests turning around in their driveways, impeding access to their homes, and increasing traffic exponentially during events.

• How long will it take for police to respond to calls?  Who is responsible for responding to calls?  (Michigan State Police historically respond to calls out here – we can expect at least a 20+ minute response time.)  How is security to be managed?

• Is a liquor license being granted?  Will alcohol be served?

• If the property is to be used for business purposes, does this pose the need for re-zoning?  Will the property be zoned commercial?  Should it be?  How does this affect surrounding properties?  Does this open the way for additional large scale commercial enterprises?

• Has an environmental study been done to determine the negative impacts to our water table?  What are the implications of potentially hundreds of additional people utilizing the limited resources of this area?  Has the issue of existing environmental hazards that may exist on the property been thoroughly investigated?  Are there additional environmental factors that should be considered?

• What are the plans for construction?  This property does not currently have appropriate facilities for several hundred guests, much less 20 people in its current state.  New construction for additional facilities will be needed, or significant construction to alter existing buildings must take place – kitchen facilities, bathroom facilities, etc.  How is this going to be handled?  If a conditional use permit is granted, this will become a significant issue, and surrounding neighbors will have little if any say in size and capacity at that point.  Will blueprints and/or construction plans be subject to approval?  If so, who must they be submitted to?

• Is an economical study being conducted to assess the negative financial repercussions such a facility would have on property values in the vicinity?  Are there other economic factors that will have an impact on residents that should be considered?  An event facility would likely deter prospective buyers should anyone decide to sell their property, and as a direct result, negatively affect property values.

• How will a noise study be conducted?  Will the surrounding residents be notified when and where any noise studies will be conducted?  Residents should be given ample notice so that they may assess noise levels while studies are being conducted.  How will the Huntsbargers, township, and law enforcement deal with complaints of excessive noise?  How will they handle guests who exceed an accepted noise level during events?  How will they reach an agreement with surrounding residents about what constitutes excessive noise?  In an area where the sound of frogs is the loudest noise heard on a spring, summer, and autumn evening, this is destined to be an area of continual contention.

• Will the township conduct thorough socio-economic and environmental studies on behalf of surrounding residents to assess the impact of this facility on all social, economic, and environmental issues?

• Finally, if the planning commission grants this special use permit despite the documented opposition by a large number of the surrounding residents, can this decision be appealed?  What are the administrative steps necessary to have this permit revoked?  What if the stipulations are violated?  What is the recourse then?  Who would be responsible for overseeing the Huntsbarger’s compliance and will be the liaison confirming this with surrounding residents?

To date, outside of the filed application and a hand-drawn sketch roughly showing where a proposed parking lot may be located, none of these important facts have been addressed.  Vague generalities have been used to describe intended usage, capacity, and potential future use.  Concerned residents realize that if a conditional use permit is granted, it is then a very short walk towards events every Friday and Saturday night that can have hundreds of attendees.  Additionally, if the permit is granted, what is to keep this in-check?  Capacity and frequency of events can easily be pushed and increased.  We contend that the plans for this property are being downplayed now in the planning and formal approval stages, and are bigger and more intrusive than we imagine (or are being told) right now.

You are encouraged to call the Manchester Planning Commission and voice your concerns at (734)428-7090.  You may also write the Manchester Planning Commission, Attn: Leslie Kopka, via the Manchester Township Clerk, 275 S. Macomb, Manchester, and let them know why you oppose the approval of this conditional use permit.  Lastly (and most importantly), plan to be in attendance at the next planning commission meeting, on Thursday, March 1, at the Manchester Township Hall at 7:30 PM.  Nothing speaks louder than an organized group of residents showing opposition in large numbers against a project designed to generate revenue for two people while large numbers of residents are inconvenienced, experience another blow to property values, and are forced to spend our (previously) peaceful evenings listening to someone’s loud music, party traffic, and inebriated guests.  A private residence and farm on this property is welcome.  A party barn, banquet hall, or event facility, with all of its negative implications for surrounding residents, is not.  Please take time to voice your opinion on this matter with phone calls, letters, and attendance at the March 1st planning commission meeting.