Major development plan presented for Milan Township

Major development plan presented for Milan Township

By T.L.Whitaker
Crosswinds Communities, headquartered in Novi, presented plans for a huge planned community, to be located in Milan Township on Wednesday, June 23 at Milan High School.

Bernard Glieberman, owner of Crosswinds, said that the plan now includes some 4,880 acres, but more options may be purchased, so the proposed area could well include 5,000 acres or more eventually. The area is bounded by Petersburg, Day, Wells and Sherman Roads, on both sides of US-23, just north of Dundee. Part of this area is in the Dundee Community Schools district.

Because of confidentiality clauses in the contracts, Mr. Glieberman said he couldn’t comment on the value of the options per acre.

About 200 people packed the Milan High School auditorium to hear the plan and see the Power Point presentation projected on a large screen.

Despite several questions, Mr. Glieberman refused to be pinned down as to the number of homes which may be built on the land. He said that would depend on the company’s ability to find a source for the water utility. The company may dig wells and create its own water plant, water system and sewer system.

Mr. Glieberman said the company also is looking at the possibility of obtaining water from Wayne and Washtenaw counties, and from Monroe.

The availability and source of the water supply ultimately will determine not just the size of the development, but also its starting date, Mr. Glieberman added.

Milan Township Supervisor Sam Mills previously said the company may put more than 9,000 homes on the property. The property represents roughly 20% of Milan Township.

Mr. Glieberman said the company chose Milan Township because it was unique in that so many acres could be purchased in one area. He said he expected people to move there from the Ann Arbor area, which he claims is “out of land” in terms of developable acres.

“If we come or not, development is going to happen anyway, and there’s nothing you can do about it, because property owners have rights. This way, it is responsible growth and with good treatment of the environment,” said Mr. Glieberman.

“This is better than hopscotch-style development. If you want to see that, look at Canton Township. Ten years ago, there were farms everywhere,” he added.

Mr. Glieberman said farm land would be preserved, because by concentrating the development in one area, the rest of the township’s agricultural area could remain undeveloped.

The proposed development does not yet have a name. Company representatives said they do not expect the planned community to be a new town separate from Milan Township, but rather, an unincorporated village. “Like Ida, but on a much larger scale.”

Mr. Glieberman said Crosswinds would be one of seven builders putting up homes in the development. The homes would range in price from $150,000 to $350,000 for single family homes, with condominium prices less.

He said the company thinks there is more demand for single family homes than condos, so houses will be built first. He said the homes will be built in “pods,” or neighborhoods with similar styled homes— one for first-time buyers, one with “first move-up” homes, then mature home buyers, and finally, senior-type neighborhoods.

Mr. Glieberman affirmed there would be no low-income housing or trailer parks. The development would include a variety of densities, with houses closer together near the downtown, and farther apart at the perimeter of the plan, where the houses would cost more.

Other representatives from Crosswinds spoke to describe the design of the project, which includes a winding “collector” road with roundabouts instead of intersections, wide drainage “open space” areas with walk trails, local parks and an industrial area with no smokestack operations.

Also described was a town center, which will emulate a downtown with retail shopping and restaurants. Land also is to be set aside for new schools and municipal offices.

Those attending the meeting were given the opportunity to ask questions of the developers and township officials, by writing on 3x5 cards.

There were many questions about where the money will come from to pay for improving existing roads and bridges to support the development; money for new schools; money for the fire department, police and other emergency services; money to install infrastructure and so on.

The answers from the developers and planners always came back to, “The increase in SEV from the development will bring in more taxes to pay for it.”

Because the plan is in the very earliest of stages, there was a lack of specificity that some residents found upsetting.

“We’re just here to tell you what we’re about,” said Mr. Glieberman.

Mr. Mills said there will be many more public hearings before the plan is accepted— if it is accepted. The plan first would have to be approved by the Township Planning Commission, Monroe County Planning Commission and the Township Board. If residents were not happy about the plan’s approval, a referendum process could be started, to allow voters a say in the matter.

However, Mr. Glieberman cautioned residents that landowners have a right to sell their property to whomever they wish, but said he didn’t want to speculate about what might happen if the plan were turned down.

While the meeting took a break, and residents wrote questions on 3x5 cards, some residents shared their concerns.

“I’m concerned with the school system. They were a little vague. Under whose authority would a new school be built? Would it be public or private,” asked Alex Sutton.

“The wells out here are going dry. Will our wells be affected if they drill big ones? Have they thought about annexing into the city,” wondered Michael Armitage.

“I wonder how they can justify doing this so close to London Township,” said Aretta Schils. “If I wanted to live in the city, I’d have moved to Romulus.”

Mrs. Schils added, “The last four times I called the police, they didn’t come and I had to go down there. Now that’s supposed to serve this area? It’s too much. We just got done fighting the railroad— and this comes in. I know development has to come, but not this much this quick.”

Many residents were concerned about the sheer scope of the development— with its huge size and comprehensive plan for a new downtown, industrial park, streets and residential neighborhoods.

Milan Township Clerk Nancy Pilbeam said that Crosswinds Communities isn’t the only company that could create a planned development, and that perhaps another company wouldn’t make one so large. She also took issue with a remark from a planner that the new, landscaped streets in the development would “set Milan Township apart.”

Mrs. Pilbeam said that Milan Township is now known for its rural character, wildlife, open space and dirt roads.

“People should have the right to vote,” Mrs. Pilbeam said.

Other residents were concerned about what would happen to existing roads, such as Cone, Wabash and Sherman, since the development plans to create a new collector road, which includes parts of those roads. The planners were unsure, but thought those roads would remain in place.

Some residents also wondered how they could deal with so many years of constant construction, but were told that the construction would be concentrated in one area, without disrupting the entire community.

Because the final size of the plan is not yet set, and because the availability of utilities is not yet determined, the developers could not definitively say how many acres would be dedicated to residential, industrial, commercial and open space.

Milan Township Supervisor Sam Mills said the township would be consulting with SEMCOG (Southeast Michigan Council of Governments) and ask them to look at the effect on Milan Township and surrounding communities if this development were to take place.

Milan Township Clerk Nancy Pilbeam (left) handed a 3x5 card to Dawn Kreager, so she could ask a question at the public informational meeting about the proposed Crosswinds development.

Major development plan presented for Milan Township

By T.L.Whitaker
Crosswinds Communities, headquartered in Novi, presented plans for a huge planned community, to be located in Milan Township on Wednesday, June 23 at Milan High School.

Bernard Glieberman, owner of Crosswinds, said that the plan now includes some 4,880 acres, but more options may be purchased, so the proposed area could well include 5,000 acres or more eventually. The area is bounded by Petersburg, Day, Wells and Sherman Roads, on both sides of US-23, just north of Dundee. Part of this area is in the Dundee Community Schools district.

Because of confidentiality clauses in the contracts, Mr. Glieberman said he couldn’t comment on the value of the options per acre.

About 200 people packed the Milan High School auditorium to hear the plan and see the Power Point presentation projected on a large screen.

Despite several questions, Mr. Glieberman refused to be pinned down as to the number of homes which may be built on the land. He said that would depend on the company’s ability to find a source for the water utility. The company may dig wells and create its own water plant, water system and sewer system.

Mr. Glieberman said the company also is looking at the possibility of obtaining water from Wayne and Washtenaw counties, and from Monroe.

The availability and source of the water supply ultimately will determine not just the size of the development, but also its starting date, Mr. Glieberman added.

Milan Township Supervisor Sam Mills previously said the company may put more than 9,000 homes on the property. The property represents roughly 20% of Milan Township.

Mr. Glieberman said the company chose Milan Township because it was unique in that so many acres could be purchased in one area. He said he expected people to move there from the Ann Arbor area, which he claims is “out of land” in terms of developable acres.

“If we come or not, development is going to happen anyway, and there’s nothing you can do about it, because property owners have rights. This way, it is responsible growth and with good treatment of the environment,” said Mr. Glieberman.

“This is better than hopscotch-style development. If you want to see that, look at Canton Township. Ten years ago, there were farms everywhere,” he added.

Mr. Glieberman said farm land would be preserved, because by concentrating the development in one area, the rest of the township’s agricultural area could remain undeveloped.

The proposed development does not yet have a name. Company representatives said they do not expect the planned community to be a new town separate from Milan Township, but rather, an unincorporated village. “Like Ida, but on a much larger scale.”

Mr. Glieberman said Crosswinds would be one of seven builders putting up homes in the development. The homes would range in price from $150,000 to $350,000 for single family homes, with condominium prices less.

He said the company thinks there is more demand for single family homes than condos, so houses will be built first. He said the homes will be built in “pods,” or neighborhoods with similar styled homes— one for first-time buyers, one with “first move-up” homes, then mature home buyers, and finally, senior-type neighborhoods.

Mr. Glieberman affirmed there would be no low-income housing or trailer parks. The development would include a variety of densities, with houses closer together near the downtown, and farther apart at the perimeter of the plan, where the houses would cost more.

Other representatives from Crosswinds spoke to describe the design of the project, which includes a winding “collector” road with roundabouts instead of intersections, wide drainage “open space” areas with walk trails, local parks and an industrial area with no smokestack operations.

Also described was a town center, which will emulate a downtown with retail shopping and restaurants. Land also is to be set aside for new schools and municipal offices.

Those attending the meeting were given the opportunity to ask questions of the developers and township officials, by writing on 3x5 cards.

There were many questions about where the money will come from to pay for improving existing roads and bridges to support the development; money for new schools; money for the fire department, police and other emergency services; money to install infrastructure and so on.

The answers from the developers and planners always came back to, “The increase in SEV from the development will bring in more taxes to pay for it.”

Because the plan is in the very earliest of stages, there was a lack of specificity that some residents found upsetting.

“We’re just here to tell you what we’re about,” said Mr. Glieberman.

Mr. Mills said there will be many more public hearings before the plan is accepted— if it is accepted. The plan first would have to be approved by the Township Planning Commission, Monroe County Planning Commission and the Township Board. If residents were not happy about the plan’s approval, a referendum process could be started, to allow voters a say in the matter.

However, Mr. Glieberman cautioned residents that landowners have a right to sell their property to whomever they wish, but said he didn’t want to speculate about what might happen if the plan were turned down.

While the meeting took a break, and residents wrote questions on 3x5 cards, some residents shared their concerns.

“I’m concerned with the school system. They were a little vague. Under whose authority would a new school be built? Would it be public or private,” asked Alex Sutton.

“The wells out here are going dry. Will our wells be affected if they drill big ones? Have they thought about annexing into the city,” wondered Michael Armitage.

“I wonder how they can justify doing this so close to London Township,” said Aretta Schils. “If I wanted to live in the city, I’d have moved to Romulus.”

Mrs. Schils added, “The last four times I called the police, they didn’t come and I had to go down there. Now that’s supposed to serve this area? It’s too much. We just got done fighting the railroad— and this comes in. I know development has to come, but not this much this quick.”

Many residents were concerned about the sheer scope of the development— with its huge size and comprehensive plan for a new downtown, industrial park, streets and residential neighborhoods.

Milan Township Clerk Nancy Pilbeam said that Crosswinds Communities isn’t the only company that could create a planned development, and that perhaps another company wouldn’t make one so large. She also took issue with a remark from a planner that the new, landscaped streets in the development would “set Milan Township apart.”

Mrs. Pilbeam said that Milan Township is now known for its rural character, wildlife, open space and dirt roads.

“People should have the right to vote,” Mrs. Pilbeam said.

Other residents were concerned about what would happen to existing roads, such as Cone, Wabash and Sherman, since the development plans to create a new collector road, which includes parts of those roads. The planners were unsure, but thought those roads would remain in place.

Some residents also wondered how they could deal with so many years of constant construction, but were told that the construction would be concentrated in one area, without disrupting the entire community.

Because the final size of the plan is not yet set, and because the availability of utilities is not yet determined, the developers could not definitively say how many acres would be dedicated to residential, industrial, commercial and open space.

Milan Township Supervisor Sam Mills said the township would be consulting with SEMCOG (Southeast Michigan Council of Governments) and ask them to look at the effect on Milan Township and surrounding communities if this development were to take place.