The proposal for a shopping center near I-75 and Dixie Highway’featuring Target, a large home improvement store and several restaurants’landed back in front of the Springfield Township Board of Trustees Thursday.
The plan for Springfield Marketplace was initially riddled with criticism, but developers returned with significant changes, including a reduction in size from 380,000 square feet to 320,000 square feet. The proposal also includes conceptual plans for a plaza, walking path, outdoor fireplace, and other community amenities.
‘One thing we heard loud and clear from residents,? said Southfield-based REDICO Vice President Ken Till, ‘was that the property development was too dense.?
Reducing the development’s size, he said, allowed adjustments to several points of contention.
For example, landscape architects were able to increase green space’trees, shrubs and other natural elements’from 11 percent to almost 30 percent. Zoning ordinances require a minimum of 10 percent green space.
A reduction in square footage also eases concerns of retail establishments shadowing the residential area’homeowners in neighboring condominiums felt the proposed buildings had an invasive feel.
The lopping off of 60,000 square feet, said Till, allows construction in the center of the property, and also allows retention of the existing tree line between the properties.
A truck dock was relocated away from the residential area, as well.
Dixie Baptist Church currently owns the proposed building site, and REDICO’formally known as Real Estate Development and Investment Company’approached the township in August with plans to purchase the land.
Bob Gray, a 12-year resident of Softwater Condos, didn’t hesitate to express displeasure of the original plan last fall.
‘At the very first meeting we were all pretty emotional,? he said, explaining that he and many of his neighbors felt the development was intrusive and unnecessary. ‘But many of those emotions are waning now. I know (REDICO) is not going to leave, no matter what. The township has told us that there will be retail going in there sooner or later.?
Gray, 66, said the original proposal put the development 82 feet from his condo; the new proposal, at 130 feet, gives him some breathing room.
‘I’ve picked up some ground,? he said.
Gray said he’d grown used to the privacy and open feel afforded by the open land, and often went out to hit a few golf balls or watch the kids play soccer and baseball.
‘The church has a great opportunity to sell this property for a lot of money so they can expand, and I understand that.?
Gray checked out REDICO’s other developments in the area and came away satisfied with what he found.
‘I drove behind the buildings to see how noisy it was, how clean,? he said. ‘They do keep it clean, I have to admit that. They’re a good outfit; they have a good reputation.?
Nevertheless, the inevitability of commercial development in his back yard prompted Gray to put the condo up for sale. With only four potential buyers coming through in six months, he’s keeping an eye on the plan’s progress.
In other changes, developers replaced plans for an underground water retention system with an above ground system, which includes stone trenches, leeching basins, and bio retention swales.
REDICO will also perform a photometric study, Till said, to ensure light trespass to residential neighborhoods is minimized, and the site will comply with township noise ordinances, as well.
Developers believe the project will bring numerous benefits to the community, including significant shopping, dining and gathering opportunities, as well as a substantial number of new jobs. REDICO estimates the creation of 670 new positions during the construction and design phases, as well as the ongoing operation of the retail development.
In addition, proponents of the plan argue that new business will help support existing business.
‘It is our belief that this development will be positive for existing retailers,? Till said. ‘The development will drive traffic to the area and allow individual retailers to find a niche and therefore benefit from the presence of Springfield Marketplace.?
To back this up, he continued, REDICO and Lormax Stern are developing an economic impact study based on a format used by the Federal Reserve Board.
An increase in the tax base will bring additional revenue of approximately $920,000 per year into township coffers.
‘I know there’s been a concern that the added services the township will have to provide will end up eating up a lot of that additional tax base,? he said. ‘We’ll include that in the economic study, as well.?
Although the board generally felt the plan had changed for the better and was moving in the right direction, several concerns remained.
Trustees agreed the impact on police, fire and ambulance has not yet been sufficiently addressed.
Springfield Township contracts with the Oakland County Sheriff’s Office for police services, and Sgt. Mark Gardner of the OCSO Springfield substation estimated the need for at least two additional deputies and a second detective to ensure adequate service.
Board members, however, want to ensure the cost of additional services do not outweigh revenue generated by the development.
‘I believe this plan is a significant improvement over the first plan we were shown, it’s come a long way, and it could meet (our) criteria, but it doesn’t yet,? said Strole.
‘If I had to vote tonight on this plan configuration, as if it was final now, I would have to vote no.?
Strole also voiced concerns over the uncertainty of the establishments going into the development.
‘We know one of the large buildings will be a Lowe’s or a Home Depot; the other Target,? she said. ‘But I have no idea what or who will occupy those other six buildings.?
Although REDICO representatives said they had no executed leases, other than the two large anchor stores, the intent was for two or three restaurants, and a number of smaller retailers.
Township planner Carlisle Wortman Associates, Inc., questioned whether the length of the proposed boulevard section was sufficient. Most agreed it was not.
Additionally, the inevitable increase in traffic prompted trustees, one by one, to voice concerns over configuration of the proposed boulevard, entrance drives and traffic lights in relation to the development, as well as to neighboring businesses.
‘What is shown for a boulevard improvement is not sufficient and does not provide the public benefit needed,? said absent Supervisor Collin Walls in a statement read by Clerk Nancy Strole. ‘We need a plan from I-75 to Harrington Funeral Home. Implementation of the plan and how it is phased and paid for cannot be properly determined with out a complete plan.?
Planning, Walls added, should include REDICO, MDOT, RCOC, the township and across-the-street neighbor Bordine’s Nursery,
Bordine’s looks forward to working with REDICO, said Calvin Bordine, who was in attendance at Thursday’s meeting, but would also like a say in the project’s timing.
‘Our business definitely suffered last time Dixie Highway was resurfaced,? Bordine said. ‘With the nature of our business, it’s make or break in May.?
The board also asked that architecture and landscape design stay within the natural and uncomplicated feel of Springfield Township. Nothing extravagant or flashy belongs here, they said.
In other words, take the big box out of big box.
REDICO said it will work with the township during final site plan preparation to ensure conformance with township guidelines and standards.
The developer plans to submit all changes to the township planning. April 2007, with the hope of a positive response. It will then seek final site plan approval from the township board in May 2007.
If all goes according to plan, Phase I of the development would open in Fall 2008, Phase II in Spring 2009.