Springfield Township residents might be seeing more development along the Dixie Highway corridor by fall 2007, if a Southfield development firm has its way.
A standing room only crowd, estimated at more than 200 by Township Clerk Nancy Strole, saw plans to turn the property currently owned by Dixie Baptist Church at the northwest corner of Dixie Highway at I-75 into ‘Springfield Marketplace? at the township planning commission meeting on Aug. 21.
The developer, Real Estate Development and Investment Company, commonly known by REDICO, were on hand to present their desgign.
The firm went to the commission for suggestions about their 374,000-square-foot proposal from the commission. The group was not seeking, nor were they granted approval, to act at this time.
REDICO will eventually seek approval to re-zone the property, about 38 acres, through Planned Unit Development, a system that typically allows townships and developers to better cooperate. The land is zoned R-3, single family residential, at this time.
REDICO President and CEO Dale Watchowski, met dissaproval from from many township residents in attendance.
The proposal involves DBC relocating to a 40-acre property off Holly Road and two large national chain store anchors, from both Target Corporation and The Home Depot, filling the location.
Developers expect this to be a ‘class A? development that would be a ‘gateway to the Springfield Township.?
Along with the large retailers, REDICO said there would also be casual food restaurants included with other small retail outlets.
Watchowski said the company has been invited back to other municipalities they have developed in thus far.
Throughout their presentation, Watchowski reiterated the company’s preference to work with other township to resolve any problems and to hear residents? concerns.
‘The proof is in the details,? Watchowski said.
Within those details, the commission found several reasons for a disapproval for a P.U.D.
Township Planner Sally Elmiger mentioned an abundance of existing retail space dedicated to the types of services that would be brought in with these stores already within the township. She said there are at least five hardware stores in the area, in the Home Depot’s case.
The board also expressed concerns about traffic volume, the traffic counts associated with the development, the preservation of the natural features on the property and the storage of storm water and how the developer plans to deal with wastewater on the property. REDICO pointed out the development is planned to have it’s own water treatment plant on site.
‘I think they have a long way to go,? said Township engineer Randy Ford. ‘The burden is on the applicant as far as how they will handle the water that will be discharged.?
The crowd applauded after each member gave his or her reason for not recommending P.U.D. rezoning.
‘You’re trying to put a square peg in a round hole here,? said Commission Member Bill Champion, because the property is a triangular shape and existing roadways limit its boundaries.
‘The bottom line is that it conflicts with community style and would detract from the rural image of our community,? said Commissioner Paul Rabaut.
‘I’m sure 5,000 Springfield Township adult residents could not to their best ability support those sales,? said Commissioner Dean Baker about Home Depot’s reported annual $41 million in annual sales for a store of the proposed size.
Watchowski said the development would also leave room for the church’s infamous sign which has a large portrait of Jesus Christ with the phrase ‘Are you on the right road?? to stay in the highly visible spot along the expressway. The sign has been in the famous spot for more than 30 years.
Pastor Todd Vanaman later said there have been developers inquiring about the property for past 15 years. Talks with REDICO started two years ago.
‘Our church family believes this was the direction the Lord was taking us in,? Vanaman said.
The church needs to have a more effective and efficient ministry and will be able to do so by constructing new facilities for its members, Vanaman said.
The crowd began to thin slightly as the meeting progressed, but plenty of residents stayed to make their voices heard.
Resident Joe Hampton struck a nerve with audience members as the first public participant in the meeting.
‘This is the best use of this property’Do you want Pilot to come in and build a truck stop?? Hampton said.
‘Even the people who opposed Kroger, where do you shop?? Hampton said emphatically in reference to the grocer’s location at the Dixie Highway and Davisburg Road intersection.
Chad Talley of Independence Township plans to move to Springfield was also in favor of the proposal.
‘I was thrilled at the thought of this’you’ll get a lot of money from my wife,? Talley said.
Carol Cane said the addition of the retailers would be an imitation of larger suburbs.
‘You can’t look like Rochester Hills, I don’t want to look like Rochester Hills’I’m Springfield Township, Cane said.?
The strongest opposition came from residents of the Bavarian and Softwater Lake condominiums that would be directly next to the development. Residents of Softwater Lake drafted a letter to the commission stating their strong opposition to the rezoning of the Dixie Baptist property and the site plan proposed by REDICO.
The owners cite their view of the property and the noise, light and air quality pollutions the development would bring. They also mention the destruction of existing wetlands, the potential for declining property values and the ‘already close proximity? of both Home Depot and Target.
‘The people who think this project is a good idea are the ones that live the farthest away,? Softwater resident Lynn Kukovich said.
Pam Merritt echoed her neighbor’s sentiment.
‘We all moved here because we love Springfield Township and we love the way it is now,? Merritt said.
Merritt’s home is an estimated 28 feet from where a dividing line of trees would be placed along the development’s perimeter.
Dixie Baptist Church Pastor Todd Vanaman was at the meeting and thanked REDICO and expressed gratitude for the opportunity for the church to build new facilities.
‘There are huge benefits to this project that shouldn’t be overlooked,? he said.
Strole said the plan will be on the Sept. 14 township board meeting agenda, a voluntary step on the behalf of the developer to seek suggestions from the township for the proposal.
REDICO claims ownership to more than three million square-feet of current developments and also a hand in planning for the Palace of Auburn Hills and the Compuware Building in Detroit.