Research by Independence Township Planner Richard Carlisle answered several questions about the much debated Pine Knob scenic easements ? while at the same time spurred various opinions from interested parties.
Under the direction of township trustees, Carlisle investigated the many aspects of the Pine Knob scenic easements including their locations and the development possibilities of the property. He presented his findings during closed session at the July 5 township board meeting.
The scenic easements in question are located on the Pine Knob Golf Course just off Sashabaw Road and I-75 where AAC Acquisitions hopes to construct 150 single-family detached condominiums priced between $400,000 and $1 million.
In his findings, released in a memo dated June 14, Carlisle confirms that the scenic easement drawings presented by AAC Acquisitions ‘accurately reflects the location of both the original and new easements.?
Carlisle continued that although there are areas where the scenic easements ‘do not strictly conform to the location on the golf course,? those discrepancies ‘appear to be accurate.? In addition, those variances do not ‘have a material effect on the issue of development potential.?
Through his research, Carlisle concluded that two areas of potential development exist: 15.1 acres that cover the golf course driving range and parking lot, and 9.34 acres adjacent to the Bluffs in Pine Knob.
Carlisle found the development potential of these two remaining areas, both zoned R-2 multiple family residential, to range between 102 and 112 units. AAC Acquisitions did voice an interest in building apartment units on the site in the past.
Robert Mollicone, head of sales and marketing for Mario D’Agostini’s Pine Knob Enclaves and a representative for AAC Acquisitions, is pleased with the findings. He confirmed that plans are being prepared for multiple-family housing as well.
‘Now everyone sees that we didn’t mislead or say anything inaccurate or untrue in our plans,? said Mollicone. ‘We feel apartment-style housing is inappropriate for the area, but we’re going to build one or the other there.
‘We’re trying to do what’s best for everybody. We are ready to do one plan or the other, we just need to know which one,? Mollicone added. ‘It’s really not a threat. I feel bad that it comes across that way. This is just another possible way and one we are considering ? it’s simply not a threat.?
Neil Wallace, a representative with Citizens for Orderly Growth, sees the proposal to build apartments as exactly that, a threat.
He believes Carlisle’s opinion reinforces COG’s stance that the easements are valid and enforceable.
‘It demonstrates that the development threat is a hollow one,? said Wallace. ‘They are going to have difficulties building apartments there.?
Wallace stated that the 9-acre parcel, where Carlisle estimated 20-30 units could be built, is really ‘off the table? since the developers would have to access the site through a scenic easement. He explained that accessing the site would involve bringing infrastructure through a valid scenic easement.
In reference to the 15.1 acres, Wallace did not understand why owners of a quality golf course would give up their only driving range and go through the hassle of relocating the parking lot. He also explained that the topography in the area is very dramatic, making development difficult.
‘I don’t even think we should be talking about a trade in the scenic easements in the first instance,? Wallace stated.
He emphasized that COG does not wish to see township trustees set a ‘precendent? in withdrawing from scenic easements or ‘cave into threats.?
According to Township Supervisor Dave Wagner, Carlisle’s opinion represents something much simpler ? direction through legal boundaries for board trustees.
‘Now the board feels better. Now we know what is there, and what Robert and Mario can do,? said Wagner. ‘Now we can make an informed decision.?
A separate legal opinion was also presented during the closed session; however, Wagner said he could not release or discuss the topic of that opinion.
Mollicone said he is prepared to present again before the township board on July 19; however, no final date for the proposal is set. Wagner confirmed nothing is yet scheduled.