With speculation concerning a possible ‘big box? development sent to the back burner, the Independence Township Planning Commission did not provide favorable remarks to Orco Investments after an Oct. 6 public hearing on their newest proposal.
In fact, commissioners shared a common opinion that Orco did not pass the four criteria required to submit a development plan under Site Specific Relief Authorization, part of Section 5.30 of the Independence Township Zoning Ordinance.
In their first public presentation, Orco showed plans to develop approximately 70 acres located in the southwest corner of the I-75 and Sashabaw Road intersection, north of Waldon Road.
The plan includes two options, both including a small portion of commercial development and varying degrees of residential. Plan B calls for 476 dwellings (134 single family, 186 townhomes and 156 condominiums) and Plan C lists 532 dwellings (120 single family, 214 townhomes and 198 condominiums).
Plan A, a rezoning request filed in February, called for two regional chain stores (with Wal-Mart and Lowe’s being named at one point), restaurants, hotel, shopping complex and assisted living center.
As part of the presentation, Rod Arroyo, vice president of Birchler Arroyo Associates, Inc., detailed Orco’s view on the four criteria required in Site Specific Relief Authorization:
? Applicant’s site can not be used as currently zoned ? Orco believes the site can not be used as zoned because a reasonable rate of return can not be made on the property. Orco Investments submitted a report from an appraiser on this matter.
? Applicant’s difficulty is due to unique circumstances peculiar to the property and not due to general neighborhood conditions ? According to Arroyo, the site includes arsenic contamination (from previous used as orchards) that will require remediation and the location of I-75 along one side, also problematic in Orco’s perspective. In addition, Arroyo pointed to the parcels unusual shape and size.
? The planned development would not alter the character of the area ? Arroyo stated that the varying degrees of residential housing provides a transitional use for the Sashabaw Corridor. He argued that surrounding land uses coincide with Orco’s proposed development.
? The problems with the site are not self-created by the applicant ? Arroyo explained that Orco has no connection with farming or the previous orchards, no connection with the construction of I-75 and no control over the property’s topography or land shape.
‘The advantage to these plans are that they provide for a transition in the area,? said Arroyo.
‘We worked to put the highest density near the activity node.?
None of these points though met with positive feedback from planning commissioners.
‘I would hate to see us even consider something as dense as this,? said commissioner Joan McCrary. ‘I just can’t see that they are meeting any of the four criteria.?
‘The kind of density you are asking for changes the whole character of the township,? said commissioner Richard Egan. ‘To turn around and allow this ? I really think that is breaking faith with the people who live here.?
‘The density certainly is excessive to say the least,? agreed commissioner Sam Moraco. ‘The lack of open space is obvious. I can’t believe one gazebo to every 400 homes is the standard.
‘I think we’re on the right track; we’re just far from the finish line.?
Public comment during the hearing was also unfavorable of the proposal.
Resident Judy Cole questioned the need for residential development, ‘We should ask ourselves is this really the time? Is there really a need for housing right now when homes are not selling? Is there a need for more development when you have a whole corridor on Dixie Highway already with empty stores??
‘I don’t care about a return on investment. The township isn’t responsible for someone making money,? said Ray Wachter.
Resident and COG member David Lohmeier believes several of the owner’s problems with the property are self-created: ‘I doubt I-75 sprung up overnight after they purchased the property.?
Several residents voiced concerns about overcrowding in an already growing school district. Planning commission chairperson Cheryl Karrick added her voice to the issue.
‘I want to see a traffic study, the cost for the remediation and an independent analysis of the appraisal,? she said. ‘I am strongly concerned about over crowding the schools. Where will we put the kids?
‘The plan itself, I think is excessive. It would be the highest development ever allowed in the township.?
Also present at the public hearing were township attorney Gerry Fisher and planner Dick Carlisle.
Mr. Fisher explained that the hearing was for informational purposes only. He described talks with Orco Investments concerning the creation of Plans B and C as ‘productive, meaning the property owner made significant moves away from a commercial development.?
Mr. Carlisle provided a brief history on the Sashabaw Corridor and presented a portion of a report he completed on the area.
In the Sashabaw Corridor report, he recommends the township consider providing for either a multiple-family and mixed-use development on the parcel incorporating the concept of ‘transitional land use,? or light commercial along Sashabaw Road with residential ‘decreasing in intensity? towards Walters Road.
In the end, the planning commission reminded residents the purpose of the public hearing was for information only and no action was taken.
Fisher said township officials anticipate Orco Investments will take the comments from the hearing, comprise a more detailed plan and return with a proposal to the township board. No timeline is currently established.