As I have already mentioned, every letter that was written to the Hayes Township Planning Commission prior to the public hearing on 12 May 2010 was read except a handful of letters that Lyle refused to read. In his refusal to read those letters, he suppressed the free speech of those who wrote the letters. They were all written by me or members of my family. They were all written on different topics related Michigan Moto Mania and the decision that was set before the Planning Commission at the time. Since they were not read at the public hearing, I have decided to reproduce them here.
If there is any information to update, I will write it after the letter.
This letter deals with Doug Longenecker's lack of a detailed business plan.
Hayes Township Planning Commission
C/O Hayes Township Clerk
PO Box 310
Harrison, MI 48625
ATTN: Mr. Lyle Crisculo, Chairman of the Planning Commission
Mr. Lee Dancer, Trustee
Mr. Tom Wachnicki, Ordinance Enforcement
Mr. John Scherrer, Hayes Township Board Supervisor
While all citizens and taxpayers of Hayes Township agree that it is in everyone’s best interests to revitalize the economy of our community, the question to be answered is “Does this private commercial proposal bring a positive contribution to the long-term future of Hayes Township?” Is this for-profit venture truly the ‘savior of Harrison’ and Mr. Longenecker as ‘our local Jesus bringing kindness and gifts to us all’, as hailed by Steve Rauch, employee of the “Clare County Cleaver”?
Although emotions run high, the Planning Commission and Township Board must remain focused on the issue at hand. Has this corporation adhered to the Hayes Township ordinances in seeking a rezoning of agricultural and rural residential (Article IV, Hayes Township Ordinance) land to allow and support this commercial development? Does this proposed ORV racing facility meet the guidelines of “Special Use”? No matter which of the many different proposals the Planning Commission and Township Board consider, after six months, the obvious answer is “NO”. At the heart of the issue is “Does the suggestion of increased revenue to secondary businesses justify the assault on the quality of life and property values of the surrounding neighbors on Mostetler Rd., Deer Lake and the taxpayers of Hayes Township, Clare County and the State of Michigan?”
Prospective patrons, many of whom reside down-state or out-of-state, may be a gauge of long-term profitability of this commercial endeavor, but the board must remember that they have no personal investment, monetary or otherwise. Judging from their comments supporting this development, they are a transient fan-base looking for yet another place to ride and race. They have no personal connection or investment in the controversy. Their sole purpose is to visit and abuse the land and our environment for their racing pleasure. Beyond their potential utility as a gauge, their opinions are not germane to the decisions before the Planning Commission and Township Board.
The Planning Commission and Township Board must remember that this is not a case of eminent domain. It is not a case of a civic action program for the betterment of Hayes Township. This is not about the kids who need a place to play; tax dollars and civic donations are building that facility at the municipal park in Harrison. After six months of at times venomous debate, fueled by inflammatory language and inaccurate reporting, the evidence strongly suggests otherwise. To date, the corporation seeking the Board’s waiver of zoning ordinances and approval to develop this “for-profit” business venture has failed to complete even the most fundamental of preparations for success of an ORV race course facility. No matter how one tries to disguise it, the proposal is for a race course; collecting entry fees, gate fees, and collection and distribution of purses makes it a race course.Opponents of this business venture have exercised their rights to request all public information involved in the development of this case. Thus far, there has been no demonstration of a cogent business model to lead to a successful and profitable commercial enterprise. No market research appears to have been conducted to determine the feasibility of such a profitable business enterprise. Statements of support manufactured since the affair became widely known do not translate to preparatory market research or long-term patronage. Given similar commercial ventures from Midland to Leota, including previous ventures in and around Harrison, will the patronage demand support yet another ORV park? Will the patronage projections indeed approach the volume stated by the entrepreneur, thereby justifying expense of overhead for the originally-intended 24/7/365 operations and contributing in second and third order effects to other businesses in Harrison? What market research has been done to determine the optimum building site for construction of such a commercial facility and supporting businesses? ”LOCATION, LOCATION, LOCATION”; we opponents of this commercial enterprise contend this is not the right location. Was an environmental impact study ever completed to determine any additional infrastructure necessary to support the proposed operation of such a high impact business?
There appears to be a distinct lack of personal initiative to independently research, develop, and submit detailed documents to Planning Commission and Township Board as required by Township ordinance. To date, the amateurish business plan has been in a constant state of evolution driven by publicly available but ‘unforeseen’ constraints and restrictions. One early significant change to the semblance of a business plan was the result of the requirements for on-site supporting infrastructure for camping facilities. At the point the proposed campground was deleted from the plan, he lost any rational claim to justify a “special use” exception in accordance with Article IV, Section 402. To this point, the entire business plan was intended to be totally self-contained. It is only due to this evolution that secondary echelon support from Harrison’s business community was even contemplated. And now the plan under consideration, as defined in the Township’s notice for the May 12th meeting, brings us back full circle. The plan under consideration lays out total self-sufficiency and thereby pits MotoMania as a business competitor against long-established Harrison businesses like Hidden Hills Campground, the Acorn Motel, and the S&R Diner, to mention a few.
It still appears that little planning for internal and external infrastructure support has been completed. Another extremely important planning factor, as yet not calculated, is the research to identify Township and County upgrades to supporting infrastructure (power, roads, bridges, etc.) and the taxpayers’ inclination and ability to defray or absorb the increased costs.
As development of the enterprise has begun, it has begun without the benefit of a bona fide land survey to unequivocally know what terrain was purchased and where construction may proceed. The proposed site plan has not been consistent and continues to evolve. The insufficient site plan submitted to the Planning Commission in October 2009 has gone through several variations and is not consistent with what has been portrayed in the print and television media or what has been most recently shown the members of the Board and us, the residents of Mostetler Rd. One would presume that the services of real estate attorney to review and support the contract and development process, to include the rezoning process and supporting documentation, would have been sought out, but apparently not. It appears that only when the issue was to enter the judicial system, did it occur that legal representation might be necessary.
After six months of wrangling, there has been no demonstration that this commercial enterprise is destined for success. The actions and inaction of proponents of this business venture do not justify the assault on the harmony and balance of the area. There is no credible rationalization for the negative impact on the surrounding lands and the associated birthrights now extending to the 3rd and 4th generations. We all have an obligation to be good stewards of the land and natural habitat that God has given us. Townspeople have been beguiled by unsubstantiated rumors of increased patronage to 2nd and 3rd echelon support to local businesses and only as an afterthought. While we can all agree that our community will benefit from the infusion of new economic opportunities, this poorly conceived venture is clearly not the way. I strongly urge the Planning Commission recommend and the Township Board disapprove any further advancement of MotoMania corporation proposal on the 200 acres formerly of the Kenneth Gamble Trust.
Karl E. Laskowsky
The Harold Laskowsky Trust
I have nothing to add to this letter.
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