Coalition to Stop the Latson PUD

"Genoa Township is a charter township located in the heart of Livingston County, Michigan. Lakes and wetlands, rolling hills and meadows, state parks and wildlife all abound in this beautiful community of country living." (genoa.org)

Coalition to Stop the Latson PUD is a passionate group of residents dedicated to protecting Genoa Township's identity as "a community of country living" from greedy developers who are gobbling up land and attempting to convert our township into a noisy, polluted city.

There is currently a proposed industrial development on Latson Road that will rezone the current Country Estate (5 acre parcels) to commercial/industrial and will extend from south of I-96 all the way to Chilson Road, destroying the natural setting and home values of not only the residents of Latson Road but surrounding properties as well.

We believe that collective action is the key to holding our elected officials accountable for being good stewards of our way of life, which includes our greenspaces and the wildlife who are dependent upon them.

Let's join together to put our collective foot down and be an agent of change to preserve our community and protect our homes!

By 2010, developer Todd Wyett had purchased 32 acres of land in the Latson / Nixon – I-96 area in anticipation of the Latson interchange. In 2011 he was appointed chair of the Michigan State Transportation Commission which develops policy for MDOT, a position he held through 2019. From 2010 through 2019, his company, Versa Development, purchased over 300 acres of land in and around Latson / 96, through three companies, Latson Farms, LLC, Latson South, LLC and Covenant of Faith, LLC. Wyett is known for large commercial and industrial projects, including CVS stores on Grand River and Latson at 59, which is now a Dollar Store. He lives in Oakland County and has no other ties to Livingston County other than real estate for investment purposes.

On June 11, 2020, three months into a global pandemic and during a state-mandated lockdown, the Township Planning Commission held a virtual public hearing during which the following were both introduced for the first time and unanimously approved: (1) rezoning of the North 193-acre parcel of Latson South of Beck from CE (5 acre residential) to CAPUD (industrial development), (2) the conceptual PUD, and the (3) PUD Agreement. The Board ignored the numerous objections of the residents that did attend. In that meeting, the developer also asked for, and received, numerous deviations from the zoning code, including, but not limited to: permitting a 200,000-sf industrial warehouse or research building instead of the 40,000 sf. For reference, Meijer is 188,000 sf.

Kelly VanMarter, the Township Planner, said she has been working on this for over a decade, and yet the Township gave its residents a 15-day notice in the Press Argus during a global pandemic to read and absorb a 106-page PUD agreement that will drastically change the character of the Township, our property values, and the lives who live and go to school nearby. The Township’s standard answer to every objection or question has been: “it’s already approved.” It is not.

The Coalition formed in July 2023 to bring public awareness to this development, to rally the community to bring pressure to bear on local officials to stop or restrict the development, and to work with and for the greater Livingston County community to preserve both the rural nature of our beautiful county and stop the unchecked commercial and industrial development that is now threatening the country estate residential developments South of I-96.

In October 2023, we were able to mobilize nearly 250 community members to attend a Genoa Township Planning Commission meeting and speak out against the expansion of this development, preventing the Southern Parcel from being developed, for now. .

But there is much to do. The developer is not stopping, and so we must continue to fight. Call a planning commissioner or township board member. Run for office. Write a letter. Attend meetings and speak. Put a sign in your yard. Get on social media. Or just donate a few dollars. Every little bit helps, but together, we are a force of nature.

PRIMARY WINNERS = OFFICE HOLDERS

Many of you are receiving your absentee ballots in the mail. And many of you have asked which incumbent candidates have voted in favor of the PUD and which challengers are opposed to the PUD.

This is not an endorsement of any candidate(s) or party. It is simply a factual answer to those questions.

These incumbents voted in favor of the PUD:

Bill Rogers - Supervisor

Paulette Skolarus (Clerk now running for Trustee)

Diana Lowe (Trustee now running for Clerk)

Jeff Dhaenens - Trustee (was on the Planning Commission that recommended the PUD to the trustees)

Terry Croft - Trustee

Jean Ledford - Trustee

These are the challengers who oppose the PUD:

Janene Deaton- Clerk

Deb McCormick - Clerk

Kevin Spicher - Supervisor

Rick Soucy - Trustee

Bill Reiber - Trustee

Candie Hovarter - Trustee

Todd Walker - Trustee

We would like to hear your input on what you would like to see happen to the land that the PUD is slated to sit on.

In other words, in a perfect world, where you could have whatever you want, what would you like to see this land used for?

Collecting this information and presenting it to the Planning Commission and the Board of Trustees does two things:

1. It allows them to hear more than just "we don't want the PUD." It shows them we are coming to them with more than complaints, we are coming to them with solutions.

2. If they move forward with the PUD, despite hearing the voices of their constituents, that is very powerful information to share with the public.

We would like to present this data to the Board of Trustees and the Planning Commission so please fill out the form below as soon as you can find the time.

We wouldn't be where we are today without all your support, but we can't do this without you.

Thank you!

Survey Link

We need donations to hire experts on the environment and wildlife protection, water use and other related areas. We also need funds for signs, local media buys, postage and costs and fees for our lawsuit. We know you donate to many worthy causes, and so many of those are in far away lands, but we ask you to make a small donation close to home to help us save our undeveloped agricultural lands, wildlife habitats and the home we all love. Thank you for your contribution, which may be tax deductible. Please consult your tax advisor.

Please make checks out to

Coalition to Stop the Latson PUD

4312 E Grand River

Howell, MI 48843

Genoa Township Ordinance limits temporary signs such as this to 45 days in one location. So, our large wooden yard sign needs a new host family every 6 weeks. If you would like to host the yard sign please email us at coalitiontostopthelatsonpud@gmail.com

These small yard signs can stay up as long as you would like.

We have coalition buttons. Wear it everywhere, especially to Trustee and Planning Commission meetings! It's a great way to bring attention to our cause and increase awareness of the PUD.

• This PUD was both introduced and unanimously approved via a virtual public meeting June 11, 2020, 3 months into a global pandemic and a state-mandated lockdown.

• The Township and the developer did not finalize and sign the PUD Agreement until 2 months after the public hearing, which means the public never got to see the final draft before the Township signed it.

• The Township Zoning Ordinance states that a PUD Plan expires in 2 years: this PUD Agreement expired on August 2, 2022.

• This development sits directly on top of the Genoa Township drain so waste water will drain into the Shiawassee River Shed. NEW DEVELOPMENT: The Shiawassee River Watershed Basin boundaries were just expanded August 2023 and now this ENTIRE DEVELOPMENT sits inside the watershed.

• ALL OF THIS IS TAKING PLACE ON THE LAND ACROSS FROM AND SURROUNDING THREE FIRES ELEMENTARY SCHOOL!

• When it comes to tax dollars received and tax dollars spent, the township 'breaks even' on industrial properties but makes a profit on agricultural property. Why are they allowing the destruction of the agricultural land then?

• The township says that this PUD has been 'in the works for 10 years.''

• This is not a 'done deal' despite what the township says.

• The Planning Commission contracted outside the zoning ordinance without due process which requires the opportunity for the public to have input. The result is these zoning ordinance violations (this is not a comprehensive list): the zoning ordinance restricts building size to 40,000 sq feet (they have given him 200,000 sq ft); lighting height maximum is limited to 12 feet (they have given him 14 feet); buiding height is limited to 3 stories (they have given him 4 stories plus a variance for other buildings with the potential for 6 stories); buildings must be a miniumum 75% brick or stone (they have given him a waiver to no brick or stone)

• Permitted uses include: experimental product R&D, warehouse and distribution facility (think Amazon warehouse with a rail stop), hotels, gas stations, urgent care, medical clinics, and accessory outdoor storage (semi-truck trailers.)

• The developer's plans call for a 200,00+ square foot industrial building, conference center, 4-story hotel, more drive-thru fast food, a gas station, and cheap high-density housing.

• An industrial development South of I-96 will decrease the home values of any residence between Beck and Brighton Road as well as the properties on Chilson Road that this will abut.

• There are many vacant commercially zoned properties in Genoa Township and two nearly empty industrial complexes near Tanger Outlet; we do not need to destroy our greenspaces and quality of life nor tear down existing homes to create more.

• The majority of the East side of Latson Road South of I-96 between Sweet Road and Three Fires Elementary School has been designated for commercial and industrial development in the Master Plan. The development will NOT stop with this PUD.

• Genoa Township donated $23,000 to the Economic Development Council of Livingston County, more than twice the donations of either Howell or Brighton, who is advertising the entire parcel from Beck to Crooked Lake even though the South Parcel is not yet rezoned.

• The PUD proposes widening Latson to 5 lanes.

• The listing agent promotes it as "an industrial rail access site."

• Over 80 species were added to the Endangered and Threatened Species list in May 2023, and no updated environmental impact study has been done to determine whether any critcial habitats will be impacted or destroyed.

• There are 26 acres of wetlands in the north parcel that will be harmed and an additional 6 acres that will be irreparably damaged by being converted to a retention pond; we are collecting information on how many total acres of wetlands from all of the parcels are at risk from the project.

• The developer is requesting a waiver from the township that would relieve him from honoring the STATE MANDATED 25 foot buffer around the wetlands on the property. The township does not have that authority but it wouldn't be the first time they granted him a waiver that they shouldn't have.

The developer has neither submitted an application for Final PUD Site Plan, nor resubmitted a new PUD concept plan and application, nor requested an extension in writing prior to the expiration date.

We have FOIA’d the township and they have confirmed that the developer has done none of the highlighted items yet are standing by their claim that the PUD is not expired. We need to put them on notice that they must abide by their own ordinances. What’s the point in having them if they are ignored by our own elected officials?

Section 10 of the Genoa Township Ordinaces addresses PUDs.

Compare the permitted uses of the recorded PUD agreement with the Genoa Township ordinanaces and notice how many times it violates ordinances regarding restrictions and permitted uses.

“CAPUD: The intent of the CAPUD district is to provide locations in the Township to accommodate offices, laboratories, and related "high tech" uses, involved in such activities as engineering, design, research and development, robotics research, prototype development, demonstration and display laboratories, testing laboratories, and other research and high technology activities of similar character and intensity. On a limited basis, complementary uses are permitted, such as restaurants that primarily serve employees in the immediate area. It is intended that such uses be located in attractive buildings on amply landscaped, carefully planned sites, and preserving significant natural features. The activities of such uses do not generate offensive external impacts and operations that generate high levels of noise, heat or glare, air pollution, odors, wastewater, or truck traffic, are not considered appropriate in this district.

The list of permitted uses proposed for a development shall be included in the PUD Agreement for review and approval by the Township.”

HERE is a partial list of PERMITTED USES that Genoa Township approved for the Versa

CAPUD Development (and he is asking for an amendment to include even more):

• 200,000 sf industrial distribution warehouse
• Accessory outdoor parking of vehicles, trucks, trailers, semi-truck trailers and equipment
• Distribution facilities, air freight forwarders, delivery services, warehousing establishments, wholesale trade and wholesale assemblers
• Hospitals, medical urgent care facilities / centers / clinics
• Ambulance service and maintenance facilities
• Public Utilities
• Accessory outdoor storage of materials

If the Township Planning Commission and Board were willing to wholesale ignore the zoning

ordinance to please one developer, you really have to wonder who they are there for.

• Our board of trustees needs to be replaced in the next election cycle

• The township board is responsible for being good stewards of our green spaces. This PUD violates that responsibliity.

• The township board is responsible for being good stewards of the investments residents hae made in their properties and their communities. This PUD violates that responsibility.

• The way this CAPUD was both presented and unanimaously approved in a single meeting during a state mandated lockdown, instead of dong the responsible thing like so many other municipalities did and reschedule at a later date when the public could engage, is super sketchy.

• The wording of the permitted usage includes "or similar" which leaves massive loopholes for the developer to nearly anythign he wants, regardless of the negative impact.
  

• The permitted uses are out of control.

• The agreed usages are unbelievable.

• The township wrote this developer a blank check on this CAPUD.

• We shouldn't have to babysit our board 24/7 to make sure they don't do something awful like this.

• The board should represent the citizens, not the developers.

• If this is allowed to happen then they will develop all the way to Chilson Road in no time.

• If this is allowed to happen then industrial development will spread like wildfire.

• This out of town developer is only here to make a buck and leave our community irreparly damaged; HE DOES NOT CARE ABOUT YOUR OR I.

• What is the point in having a Master Plan if they give waivers to every developer who waves his checkbook in their faces?

• This CAPUD is destructive to our community.

• This CAPUD is destructive to the beneficial use of the lands.

Livingston County High Quality Natural Features Map 2021

Genoa Township is a charter township located in the heart of Livingston County, Michigan. Lakes and wetlands, rolling hills and meadows, state parks and wildlife all abound in this beautiful community of country living.

These are a few of the developer's completed projects. Note the square footage of these projects. Despite Genoa Township having an ordinance limiting these sorts of buildings to 40,000 SF, the township has granted this developer a 200,000 SF building!

our surroundings. They are building a high rise next door and they came in and completely

stripped the land. They took down all the trees including a huge, beautiful birch tree. We no

longer have deer, fox and not as many rabbits. No hummingbirds due to the noise and song

birds have left the area. It is sad what they get away with. They come in at 4:30am to start,

because the City of Brighton said they could. I'm ready to move."

"My daughter and I have rescued more displaced animals on the roads in the last 2 years than in the previous 22 years combined that we have lived here! Just this morning there were 2 beavers that were frantically stuck in the middle of the road. We parked sideways, blocked traffic and got them back to the pond. Long story short, we are furious about all this land being sold, precious wildlife being displaced every single day, it makes us sick and we want to join your group!" 7/20/23

"I have lived here all of my life, raised my family here and am now enjoying watching my grandchildren grow up here. After college I chose to continue to make this my home because I have no desire to live in a city, with its lack of trees, its noise, its crime, its pawn shops and strip clubs. Everyone knows that replacing trees with asphalt is contributing to the harm to our planet but they just keep cutting them down and pouring more asphalt. But now our officials are trying to pull the rug out from underneath us and rob us of our quality of life we have enjoyed for so many decades. My grandchildren deserve better than that. I deserve better than that."

"Don't downtown my rural."

"People move here to get away from their city jobs. I moved out here to get away from the runaway building in Farmington Hills. Why can't we be knowns as "country living" to get away from the fast pace of the city? Most of Genoa Township tax revenue comes from residents not businesses. Genoa has been doing just fine without industrial. We can't even fill the empty business buildings along Grand River and Latson." 7/22/23

"I grew up in Brighton my entire childhood. It was a great place to grow up. Couldn't tell you how many times my buddies and I spent in Island Lake. Sometimes every day after work. We would cruise around Grand River and Main Street with our beaters. Go get ice cream all the time. But there was a point Brighton shifted into something different. It became so crowded you couldn't do those same things anymore. Car shows started being cancelled. An influx of crimes started. It became less enjoyable to live there. So like most younger generations who grew up in Brighton I left. And moved to a place of no traffic. Real home town appeal. And peace." 6/27/23

"All of this results from the people not having a voice in the community they pay for. We have allowed this to go on too long and it needs to stop. They work for us. We have to keep repeating that until we get into our heads again, and our kids understand the concept, as well. All govts have to have limits and restrictions. If we let them operate without oversight, accountability to, and approval of the people who hired them, they will take advantage. It seems like a strange concept to people these days, but it is the way it was meant to be....hence the term 'public servant.' We need to protect our communities, history, way of life, and keep longstanding citizens, rather than forcing them out." 6/27/23

"Why should I have to sell my home of 50 years because people are selfishly robbing me of the way of life I enjoyed for so long? That 'get out so we can take over' attitude is just one of the many reasons people are pissed about the growth." 6/27/23

"Something to chew on; When you think of Brighton/Howell, don't you think of big, green trees? There is so much tall greenery. Now, if you're land-clearing, those trees disappear. Things get grey, pretty quickly,. Noisy, too, as the sound carries from the highway. Hotter from the increase in paved roads. Dirt is cooler. Leaves keep things cooler. The air is cleaner and it smells better. All the reasons people moved here - they're going to be gone. People are asking people who aren't thinking about the long-term negative environmental effects to consider it. Pockets are being filled by companies that might not have a vested interest in the longterm wellbeing of the local ecosystem. I want to keep hearing the morning doves, see the hawks fly from peak to peak on top of the old trees - don't you? Land-clearing huge, old trees is occurring at a RAPID rate. Wildlife has no clue how to relocate, and people are killing innocent animals. We are losing a really beautiful place." 6/28/23

"We need to stop this insanity now!" 8/4/23

"The development, ruining watershed lands, rural property values, and the priceless pastoral atmosphere violates commonsense. " 8/7/23

"Absolutely no comomerical develop whatsoever in this area....we purchased out property knowing the area was and is zoned CE...we moved here 19 ears ago from Brighton, and lived there 18 years. Before that we had lived in Novi, left there, no explanation eneded. we love our land, our neighbors and this tranquility we have found. So for this family , it is an absolute NO!" 8/24/23

"People renting an apartment are not investing in property. They are not concerned with the future value of their investment.

Someone wo has an existing home or estate purchased is being negatively effected by having their property adjacent to a commercial parking lot.

No commercial businesses or industricla businesses should be allowed. Not even strip malls or small store fronts." 8/24/23

"I do not want any development an want it to reamin a green space.

In lieu of that then country estates with a minimum home size of 2500+ SQ Ft.

Absolutely no commercial development or offices of any kind.

Most of the properties on the west side of that abomination are 10 acre Country Estates and a few 5 acre Country estates and I am on 10 acres of which half are wetland and the drain bisects my property and the pipeline crosses it." 8/24/23

"County estates is what I'd like to see. It makes sense to have homes with families with abeautiful elementary school right ther. The community comes together to play sports and use the school facilities. It's a neighborhood. A community! Industrial or commerical has no business by our children and where they play!" 8/24/23

"If you look at neighboring communities that resembled this area in years past like New Hudson and Wixom, you can see what was not considered when planning for smart growth. Traffic and roadways especially - and the impact over time - especially in proximity to a freeway. The industrial growth along Grand River in New Hudson and the 96 corridor in Wixom is filled with semi-trucks, traffic constanlty." 8/24/23

"We want the country estate zoning to remain in phase two. Those of us who purchased acreage for our homes did so because we did not want density around our homes. We were not made aware of phase 2 until July 2023. Conceptual plan shows an entrance drive on our northern lot line onto Latson. The conceptual plan on our western boundary of our property multi family, industrial or commercial. We are against those uses. This is not hte vision of most of the residents. The only ones in favor have sold parcels to the developer. We would definitely prohibit multi-family, industrial and commerical if we could! Widening Latson Rd to five lanes will require text payer funded maintenance dollars. The road commission does not have enough funds now for maintaining our roads. We would love to see single family homes with acreage lot...a minimum of 1-5 acres and minimum square footage of 2000 sq ft home for ranch and 2500 for two story." 8/24/23

"When people move to a country estates or country residential area, they certainly don't expect ot have that zoning pulled out from under them because a developer says so. It seems zoning is only temporary and the joke is on the residents. Developers are continuously tryign to change zoning so they can make a quick buck and move on, and planning commission and township board, city council, etc., are more than wilin to help them!? To have a planning commission actually state tha tpublic opinion is not considered if they are not at the meetings is unbelievable. The board, planning commission city councitl, etc., are public servants wo work for the citizens...not for the developers. Additionally, none of this shoudl have been considered or pushed thru during all the crazy forced lockdowns, restrictions, quarantiens, zoom meetings, social distancing, masking craziness. However, it seems it was used as an opportunity to make deals and push thru as much as possible, while the citizens were caught up in all of that. Whatever type or amount of communication is necessary to be COMPLETELY transparent with the citzens, and get their approval or not, shoudl be done. The community belongs to the citizens and they pick up the tab. The govt works for them. The citizens should ont have ot babysit them, but apparently they do, on an ongoing basis." 8/24/23

"They can build it just not there. There are sooooooo many other places that it can go that won't disrupt traffic, wildlife, and homes. " 9/6/23

"We moved to Howell so we could enjoy the small town atmosphere you get driving up D19 through Howell, not the commercial chaos you see in many overly developed towns and cities." 9/6/23

"That's a wole lotta natural habitats that's gonne bcome asphalt, heat, noise, lights and traffic." 9/6/23

"The planners and developers have worked their way through county after county like locusts, leaving hardly an inch of undeveloped and unpaved land. Oakland and Wayne are now depleted, allowed to deteriorate, and crime ridden, so people again flee to what they think will be better, and the planners and developers are right behind them to repeat their process with the invitation of local "public servants" who then inappropriately change the zoning, ordinances, etc to whatever the locusts want, all for $$$$$$$$$$. Brighton used to have zoning that allowed for pretty much any lifestyle, as Oakland and Wayne etc etc, probably did, as well. I.E., years ago, I lived here but worked on the north edge of Southfield on northwestern highway. There was little to no development past northwestern highway, and no super tall buildings. There was a river that ran behind the 3 story building I worked in. Next thing you know, they built a 38 story building right behind where I worked, which ordinances likely previously prohibited, and the river was gone,. After that, there was a landslide of development and congestion, and continued on until all was consumed and there were no options....just close and too close, and crime. Once they squeeze out ás much $$$ as possible, they swarm to the next county...... Livingston, and have done be a lot of damage. If the city officials worked for the citizens and not the developers, actual real and lasting communities would develop. If property in country residential becomes available, or they tax or bribe people out of their property, rather than sell CR parcels of property (no developer needed) to those looking or needing that lifestyle, they rezone, violate ordinances, give favors, make deals and then there is a subdivision or apartment complex in the middle of CR. The new residents are unaware they were mislead by the locusts who put them in CR in an effort to get their hands on even more CR property. The new residents who are ok with higher density then start to complain about horses, farms, chickens, unpaved roads, etc, and want that gas station, car wash, and Mexican restaurant right on the corner etc until the CR residents are forced out or leave due to noise, congestion, OVER OVER OVER DEVELOPMENT YET AGAIN, and yes CRIME which is always a major result. The govt says if you don't attend their meetings, then you have no voice. I was present when one member of the planning commission said to the developer....... Just get your shovel in the ground and they (us, the citizens he worked for) can't stop you. Sorry, but that's not the way govts are supposed to work, and exist ONLY to serve the public, not themselves or others looking for money." 7/6/24

"It's not natural, organic, for good reasons 'urban sprawl', it is planned for money. It's not about turning people away!, but about not allowing developers and govts to destroy everything for $$$$$$$$ by cheating, making deals, violating ordinances, totally violating zoning, and so on....and I'm being kind. They truly are supposed to be working for us, in case you don't realize that, and cannot just do whatever they want. If they left zoning alone, let sustainable communities develop over time with options for everyone rather than cramming everyone in like sardines, people would be less likely to keep moving...so people would not be turned away for crying out loud. Westland could be just as desirable as Brighton or anywhere else. Generations of families may actually remain in the same town, who knows! Wild ideas, right, but not enough money in it for the locusts and govts. Places like Westland, Livonia, Southfield, Novi, Canton, the East side of Detroit, etc etc would still have country residential zoning to city lofts or whatever and everything in between. People would be less likely to leave, they would remain desirable areas for newcomers, could maintain their own history and uniqueness rather than being cookie cutter, with natural resources and green spaces intact. Everything doesn't have to be a subdivision, a complex, etc. To solve a problem, you have to get to the source of the problem, and I have had personal experience with crooked developers and complicit govt. I stood up and questioned them, organized my neighbors, would not let it drop and they eventually had to admit they were violating ordinances to benefit a developer. It ended up being a beautiful place and not disruptive to everyone else." 7/6/24

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