A group of property owners from northeast Oxford attended the July 13 township board meeting to express their vehement opposition to the idea of the Detroit-based House of Providence using a 118-acre parcel in their area to house foster youth.
“I, along with many neighbors and residents, are very concerned,” said Barbara Blanock, who lives on Barber Rd. “We are not in favor of the House of Providence proposed plans.”
Blanock, and others who spoke after her, argued the intended use is “not consistent with the existing neighborhood or the township master plan, ordinances or zoning law.”
House of Providence, a nonprofit organization founded by Jason and Maggie Dunn, recently purchased the Hunters Ridge Hunt Club property, located at 3921 Barber Rd., near E. Davison Lake Rd., for $800,000.
The 118-acre parcel in question is currently zoned agricultural, which requires minimum lot sizes of 20 acres. The master plan shows it staying that way in the future and labels it as “Hunt Country Agriculture.”
“(House of Providence’s plans are) completely against the current neighborhood status of horse farms, (uses related to) agriculture and single family homes,” said Jim Unis, who lives on Gardner Rd.
“I really believe that we have to stick with this (master) plan and not be led down the path by someone . . . saying the right words because we’ll live to regret it. And you can’t change it once it’s done,” said Larry Roesner, a resident of Cobblestone Lane.
House of Providence’s mission is to provide “a therapeutic and familial environment for minors” in the foster care system who are the victims of abuse and neglect, and have been unable to find “a permanent family of their own,” according to the website www.thehouseofprovidence.org.
House of Providence eventually plans to build three ranch-style, residential houses on its Oxford land, each sitting on lots in “the 30-acre range,” according to the Dunns.
Each would serve as separate housing for three groups of foster kids – girls, boys and disabled youth.
During a July 6 interview, the Dunns indicated each house would be capable of accommodating up to 10 kids, but they prefer to keep the numbers between six and eight.
House of Providence is licensed through the Michigan Department of Health and Human Services as a “child caring institution – private.” The current license expires in July 2018. House of Providence is licensed to serve youth ages 9-17.
During the interview, the Dunns said the kids they care for “don’t have any juvenile justice history” and are “not delinquents.”
The people who spoke against House of Providence’s plans at the township meeting based their opposition on their belief that housing foster youth on the property is contrary to the current zoning and existing uses of surrounding properties, and as such, it would have a detrimental impact on the area.
“The change requested, if enacted, will bring health and safety issues, plus more police patrols, which means (increased) taxpayer costs throughout the township and lower land values,” Unis said.
“The Providence compound will ultimately lead to a very high, perimeter fence to retain the occupants 24-7,” Unis continued. “So, Oxford Township and (neighboring) Metamora Township will have a juvenile prison, which will decrease our land values.”
When asked if House of Providence is planning to fence the property, Jason Dunn told this reporter, “No. You know how much money it would cost to fence that property off?”
“You don’t buy property to create a bucolic setting (and) then remove the bucolic setting by making it like a prison,” he continued. “That’s not the goal.”
“When we say that we’re going to keep (the property) as beautiful as it is, that’s really what we’re going to do,” Dunn added.
During his comments to the township board, Unis asked the special land use that would be required to accommodate House of Providence’s plans be “completely denied.”
In order to house more than six foster youth, House of Providence must seek and obtain special land use approval from the planning commission, according to township Planner Brian Oppmann.
When asked if the use that House of Providence has planned for this property is allowed in the agricultural zoning district, Oppmann told this reporter, “Yes, it is.”
“Foster care is governed by state law and state zoning enabling legislation, which permits the use in residential districts,” he explained. “Even though it’s not listed there (in the township zoning ordinance), they’re permitted in every residential category we have that’s single family.”
Oppmann told this reporter agricultural zoning is considered a single-family residential category. “It permits single-family residences. Agricultural uses are just incidental or accessory to the single family home,” he explained.
Oppmann noted he spoke with township attorney Gary Rentrop and “he concurred with me that state law allows the (foster care) use to be there.”
In addition to a special land use permit, House of Providence would also have to seek township approvals for lot splits and a private road. At this point, the organization has not filed any applications with the municipality nor has it submitted any plans for review and approval.
Roesner spoke against House of Providence’s plans because he favors preserving the township’s rural north end as a very low-density area. “I believe, in this general area, there’s more horses and cows than there are people,” he told the board.
Roesner noted the narrow gravel roads in that area are not designed to handle increased traffic volume.
“You can’t get two cars in motion in a lot of places. Someone has to pull off,” he said. “This is not an area for high-density, a lot of people moving around.”
Bill Goldsmith, a resident of E. Davison Lake Rd., stressed he and his fellow residents, are not opposed to House of Providence because they’re against children.
“We love children. We all have children or grandchildren. This is not about children,” he told the board. “This is about the consistency of the neighborhood. This plan that we’ve heard about seems to be more suited for a commercial (zoning district) as opposed to a residential, agricultural, single-family, horse-related community.”
“I wanted to make it very clear that everyone that I know that is involved in this concerned effort (to oppose House of Providence) give(s) a lot of money to charities, love(s) children, support(s) children’s facilities,” Goldsmith continued. “It’s really about the consistency of the neighborhood and not about children.”
Ginny Benson, who lives on Barber Rd., expressed her concern about the loss of property tax revenue for local governments and services if House of Providence is allowed to have the property exempted because it’s a nonprofit organization. According to the township treasurer’s office, the property had a total tax bill of $18,897 last year. This year, the summer tax bill alone is $14,574.
Benson was concerned about the school district spending extra money on House of Providence youth to continue educating them through the Oxford Virtual Academy (OVA), which has been providing services to them for the past few years.
“If they don’t have their own laptops, which I’m sure most of these kids don’t, our school system supplies them,” she said. “And we don’t have internet (service) available in our area, so the school also provides internet (service). I personally can tell you, it’s expensive (to do that) in our area.”
Drew Hulbert, executive director of the OVA, confirmed the district does provide laptop computers and internet service to any OVA student that needs them.
“That’s a state law,” Hulbert told this reporter. “We do that for all kids . . . We have over 500 laptops out in the field.”
“We have to consider a lot of things that this development is going to entail, a lot of extra costs to us as a community to allow them to be there – not to mention all the other reasons that it is not in character with our community,” Benson told the board.
Like Roesner, Benson expressed her concern about House of Providence increasing the traffic volume on gravel roads in her area.
“I rent a field across the street and my dog and I hop on the tractor and run over there every day, and very rarely do I even (encounter) one car as I’m going back and forth across the road,” she said. “With a development like (House of Providence), the traffic increase would be huge.”
Nancy Gleisner, who lives on Ray Rd., told the board she has a friend who lives in a condo in Troy and this person has lived near both Chinese students and “inner city kids.”
She said the Chinese students “stuck with themselves” and were “well-behaved.”
The “inner city kids,” however, Gleisner said “escaped from their homes through the windows” and “rampaged through the neighborhood, stabbing car tires, breaking windows, dumping over garbage, splashing paint around on different houses.”
“They did a lot of damage and they were uncontrollable and could not be educated,” Gleisner continued. “And they’re still there, rampaging around and not doing the community any good.”
“I don’t have any hopes that the children that come from the inner city out here would be any better behaved,” she added.
Horse country folks oppose plans to house foster youth added by CJ Carnacchio on
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It’s interesting that I had the longest comments with all the technical details of zoning and ordinance, even finding a missing definition in ordinance and it was glossed over. Based on ordinance and zoning laws, this is not an allowed use in this zoning district and our planner doesn’t know the law or chooses to ignore it.
Now’s there’s a real shocker (not): Northern Oakland County’s very own collection of NIMBY’s, congregated out there in “Horse Country”, banning together to voice their objection over a proposed property use that furthers societal development in general. Visions of “inner city kids escaping……..rampaging through the neighborhood….” yada, yada, yada typifies the mentality of those people. What that narrow-minded collection of short-sighted NIMBY’s fail to realize is that the intended use for that acreage is within the permitted use pursuant to its zoning, and by discouraging the local powers-at-be to approve uses consistent with the zoning, they defer the decision to a disinterested court via consent judgment, thus diminishing the opportunity for the local government to have a real say in the ultimate use of the property.
I think a more appropriate label for that area north of Oxford should be HorseSh&% Country.
It’s funny that Vic Various is too embarrassed to use his own name when condemning the local group that this institution will effect most. The facts are, that this use is a business, not just a foster home. The classification of a foster home is the owners of the home living with something like 4 foster children and not within 1500′ of another foster home. This obviously is not the case here, this is a business, they are a licensed ‘child caring institution’ not just some nice folks who want to take in a few kids. Their 2015 taxes apparently haven’t been filed, but their 2014 taxes are available, and they brought in over $400,000+ in state money and grants and another $300,000+ in donations and fund raisers. (House of Providence is an assumed name of the Open Door Rescue Mission). That’s a lot of money for a “non profit”, in fact, doesn’t it seem odd to anybody else that this charity has all this money to spend on an expensive piece of real estate, then building large expensive homes on the property? They could do way more, for way less money in other areas. Why here? Could it be that the Dunn’s want to live here in this beautiful place and found a way to get their charity to buy it for them? Check the zoning ordinance for yourself, this project is an institution, not a private single family home, and is not allowed in our agriculture zoning, even under ‘special uses’ permitted. I really don’t understand why township officials seem to be ignoring the whishes of the community in this. Not only are we the ones that vote them in to ‘serve’ us on our boards, but we are paying your salaries! House of Providence plans to use all our local services and pay nothing for the privilege, they’re tax exempt so we are all going to be paying for them, not just us locals.
Vic Carious, Really? I am sure that when you go to the Township to speak on the issue you will give this name.
So you think “the intended use for that acreage is within the permitted use pursuant to its zoning”?
This is an institution proposing to go into an agricultural area. I don’t see institutions as a permitted use in the agricultural district. Maybe you can let me know where you see this? Just where does it say that an institution can go into an agricultural district?
Spending $800,000 on a piece of property that has a house in need of repair that can NOT be used to house the current residents of the House of Providence seems like a frivolous expenditure of non-profit dollars. The fact that the Maggie Dunn who is a controlling entity of House of Providence wants to live in this beautiful area on a property purchased by a charity certainly raises my eyebrows.
How can they possibly justify an expenditure like that when NOT a single dollar of that $800,000+ will go to helping an institutionalized foster child?
Just who is this property for?
On top of that they will be taking these kids far away from any family and friends they have which is contrary to the stated goal of foster care.
Now add to that the significant expenditure they put into the current facility that they will abandon. They go into great lengths on their website on how much they have done to the facility and how nice it is. The paint is barely dry.
For the safety of the children and staff to protect and preserve the agricultural district a facility like this needs to be located in a residential area on paved roads where such a use is appropriate and would not have the negative impact that it would have in an agricultural district.
So Ginny’s one of the NIMBY’s who’s paranoid that building “three ranch type homes, each on 30 acres of land” is a business, and that’s the reason she and those Horse you-know-whats out there are concerned about? Right.
People like you need to take the initiative up front and buy all the properties nearby to protect your little kingdom from intrusion. Then put one of those planned Trump fences around your compound. That way you won’t have to embarrass yourself by publicly displaying your imperialism.
Hey Vic, I’m curious…. what housing project do you live in?
Hey Taylor: So you and Ginny seem to share the same belief: that putting a residence on 30+ acres of land is a “business”, eh? Is that all you share?
Hopefully you, Ginny and the rest of your self-empowered militia out there can pool your resources and buy all of the neighboring land, so that you can control all that goes on out there without having to fight the evils represented by such entities as the House of Providence.
Vic Carious,
I always find that insults are the tool of choice for people who know they are wrong and want to deflect from the real issue at hand.
Why don’t you address what I ACTUALLY said and answer the question on why you think that this type of use is allowed there?
Since you haven’t provided the information on where you state this use is allowed I can assume that is because it doesn’t exist. Prove me wrong.
If that use is not allowed in that district than I can understand the neighborhood concerns. They have an expectation that development and uses would follow what is allowed. From what I have read that is a farming area with large pieces of agricultural property.
You think that spending $800,000 of charity money on a house for the charity founders to live in is ok? You know this will not help a single child, right? It appears that the Dunn’s are moving into the home that is on the property with their own children. That house is not for the kids that are at House of Providence.
Additional money would have to be spent to build actual facilities for the children of House of Providence. So you are basically starting at ground zero, except that $800,000 has been spent. At least that’s how I am understanding what I am reading.
That same money could have been used to buy many homes including homes for “aged out” kids to start out in. Somewhere where they have a chance to take up roots and in a starter community where they can walk to jobs and have things to do.
This may be a great idea in a better location but what I see is squandering money that would be better spent on a more suitable and affordable location where the kids will not be segregated and isolated.
How about responding to this without the name calling
It may be helpful to those unfamiliar with Barber Road and the surrounding area to review this passage taken from the Oxford Township’s Master Plan (beginning on Page 51):
Community Character
Goal: Development and redevelopment activities should make
a positive contribution to the Oxford community, preserving and enhancing the special characteristics of the Township while promoting a balanced approach to
land use that is responsive to both demographic and
economic factors.
Objective #1: Preserve and promote the scenic rural character of the
Township’s outlying areas.
Strategies:
1. Encourage the incorporation of rural and natural elements in all
new developments, including historic and landmark structures
(barns, houses, etc.), tree rows, etc.
2. Require an inventory of visual resources with all development
applications.
3. Preserve native topography to maintain the scenic character of the
landscape.
4. Retain large lot residential pattern in the northwest and northeast
corners of the Township to maintain and promote equestrian
operations central to the identity of Oxford.
5. Preserve existing tree rows and woodlands wherever possible,
possibly through an amendment to the Zoning Ordinance.
6. Set back and cluster development away from major roadways,
where appropriate, to preserve rural, agricultural and natural
viewsheds.
7. Avoid road paving and widening to the greatest degree possible in
the northwest and northeast quadrants of the Township, especially
along natural beauty roads.
The feelings expressed by residents during this meeting and the comments above are justified and we should be sensitive to their concerns.
This type of business and its related activity in no way complies with the objective set forth in the Master Plan. The House of Providence is not proposing to simply establish one foster care home in this area but a group of foster care homes, achievable only through numerous lot splits in order to accommodate a large number of House of Providence residents.
Hunt country residents have purchased their farm, home, and/or acreage with the belief that they would enjoy a specific lifestyle unique to the area and this understanding is supported within the framework of the Master Plan. Their rights and their investment should be respected AND protected by the township supervisor (Bill Dunn), city planner and others who represent us at the township.
Taylor: Since your attitude begs insult, I am guessing you are pretty adept at retorts. It’s unlikely that that “protectionist” attitude you and your NIMBY’s harbor isn’t/wasn’t limited to this single issue.
What you fail to realize is that when you exude the type of attitudes that prompted objections to House of Providence and their planned use of property they’ve purchased in your neck of the woods, you reveal your true selves.
What would you suggest people who don’t share your ethnocentric perspectives do to discourage your type of behavior and attitude? Be accommodating?
Now that’d be an irony, doncha’ think?
Hey Dave: Just curious: What’s your opinion on the “lesser among us” in terms of uplifting their lot in life? Let me guess: You either consider that someone else’s problem, maybe even rationalize the situation by convincing yourself that those folks are to blame for putting themselves in that position, or invoke the NIMBY mantra and stick your head in the sand, thinking the issue will go away by itself.
It might be helpful for Liz Zavolta to quote a higher source of rules and regulations as they may apply in this instance:
1. Matthew 22: “You shall love your neighbor as yourself”.
2. James 4: “If anyone has the world’s goods and sees his brother in need, yet closes his heart against him, how does God’s love abide in him”
3. Leviticus 19: “You shall not take vengeance or bear a grudge against the sons of your own people, but you shall love your neighbor as yourself: I am the Lord.”
4. James 2: “If you really fulfill the royal law according to the Scripture, “You shall love your neighbor as yourself,” you are doing well.”
I’d be more inclined to follow my “master plan” rather than the one you quoted.
This article was literally shocking to me as a foster parent and a human being period. (And the comment section even worse.) The closing statement on “inner city kids” and “Chineese” was so ignorantly prejudice I don’t even know where to start. We live in a country that is founded on equality, who are any of us to declare our neighbor (especially when our neighbor is a child) is not entitled to the same lifestyle as we are. I feel sad for any of you that in the state our world is in you would choose to champion a fight against an improved, holistic way of life for teens who have abandoned, abused, and neglected (NOT delinquents, VICTIMS) because it may infringe on your closed minded, horse country utopia.
Really?
During the interview, the Dunns said the kids they care for “don’t have any juvenile justice history” and are “not delinquents.”
How many local kids have more of a record than they do? How many local kids sneak out of their windows? OH! I’m sorry. I shouldn’t point that out.
This article contains so many misconceptions, and frankly, offensive information. Anyone who knows the Dunns knows that they are an amazing, giving, loving, and selfless family. They are not running House of Providence as a business, they are seeking to minister to children who have no one else. The kids are in the system due to no fault of their own and are screened personally by the Dunns to make sure that they are a good fit for House of Providence.These kids need a peaceful, stable environment and the Dunns have chosen this beautiful area. How can we turn our back on children who desperately need a home because it might not fit into the typical idea of what a neighborhood looks like. The Dunns put their hearts and souls into these kids and guess what? The kids know they are loved, nurtured, and cared for. Many for the first time in their lives. House of Providence is well run, organized, and ethical. Those of you complaining would be lucky to have such neighbors.
As a resident of Oxford and somone involved in the House of Providence, I saddened by these reactions. However, it is not unexpected. Whenever we follow God’s calling we will certainly face opposition. People sadly often fear the unknown. My family and I, along with many others in the Oxford area, are excited to see God move mightily in the lives of these children! We will stay the course because these kids are worth it, and this is where they need to be!! Welcome to Oxford!!!!
Tell me, horse country, have you been to the inner city? Do you know what it’s like to look out your window at graffiti and burned out buildings? You say you care for kids. Truly, it’s as long as you don’t have them too close to home. You’ve got it wrong. Who cares if you empty all your pockets for charity! Without love, you have given nothing. Your excuses are transparent, and your arrogance is showing. But for the grace of God you might’ve been a foster child. You have an amazing opportunity before you to pour into thirsty souls but you care more about it upsetting your color lines.
I am saddened to see how these people feel about true victims. You really can’t put everyone in one category saying that these kids are going to cause trouble. They are the victims who were neglected from their parents or had parents that died and didn’t have any other family. I think they deserve a chance to live a normal life. Many people do not want to adopt older children just babies and for that reason they are left behind. School districts do not have to pay more, the state pays for each child no matter where they live. As a matter of fact many districts want more students so that they can pay for their budget. I want to restate the money comes from the state and will go to whichever district they attend. Foster or not foster every child has the right to public education. Every child in Brandon gets a certain amount per person directed to the school district from the state. Believe me if they have $800K to buy property they will have money to buy laptops. Some of you sound just silly pulling at straws for any little excuse. It sounds like they already have been enrolled for the past two years with the Oxford school district. The article makes you all( that are fighting) look pretty bad. It looks like you are saying no to kids, no to other cultures, no to children that may or may not have come from a lower socioeconomic level. Its not the 1800’s anymore it is 2016. It’s time to open your minds. This country is made of more than just one nationality. We are the melting pot. It’s not going away. Do your DNA you are not 100% of anything. Coming from an educated individual with two degrees. You guys look pretty bad. The people of Barber Rd. vs. the orphans tsk tsk tsk. Shame on you all!
I lived in Oxford for a while and let me tell ya…your stuff doesn’t smell any better than anybody else’s! The Dunns are awesome people who are doing a great job and slandering them is just that – slander and you people ought to be ashamed trying to perpetuate rumors about people and projects you know nothing about. And to this Nancy Gleisner woman – Simone Biles – you know – Olympic gold medalist? Spent time in foster care, but oh yah, she can’t learn, probably doesn’t know her place like those Chinese people your friend told you about, and tears up the neighbor’s property in her spare time. Sad to think your kind of ignorance and prejudice still exists.
As it’s already been pointed out, these people objecting to House of Providence DO NOT KNOW THE DUNNS! The slander about them wanting to live there themselves and not help kids is ludicrous. Making up scenarios about fences and citing what happened in some other stereotypical case involving kids from the inner city…a thinly veiled display of racism, but it mostly just shows your fear of what you don’t know and understand. Get to know the Dunn’s and their plan. Then you can ACTUALLY demonstrate your “love for children” and not just pat yourself on the back for that check you wrote for a charity located 50 miles away.