Despite protests at a public hearing preceding the vote, the Springfield Township Planning Commission on March 3 recommended approval of a planned unit development, which includes a gasoline station-convenience store, at the southwest corner of Andersonville and White Lake Road.
One of the conditions of that endorsement is that the road intersection will be improved with enhanced traffic signals before the store will be allowed to open.
The commission’s decision sends the proposal to the township board of trustees, which will consider the PUD request perhaps as early as April.
The 4.4-acre parcel is currently zoned M-1 (light industrial), but the PUD requests permission to build an eight-lane, 16-pump gasoline station-convenience store and a 27,000-square-foot multi-tenant building permitting a variety of retail, research, office or warehouse uses.
A public hearing preceding the commission’s vote drew protest from residents of White Lake Township, just across the border from the site of the proposed development. Traffic was on the mind of many, but some simply protested what they view as more erosion of the rural nature of the community.
‘When we moved there, we were told none of that would be put in,? said White Lake Road resident Leona Miller. ‘That’s why we moved out to the country. We think it should stay country.?
‘It’s been farm land all these years,? said Janet Nelsey-Peterman, who said she owns property at Cross and White Lake roads.
Several residents of Cross Road (in White Lake Township) said traffic on White Lake Road already backs up from Andersonville, making travel difficult.
‘It’s a bad intersection to begin with,? said John Tyson. ‘You’re going to add to the traffic congestion. It’s a rural area. Let’s keep it rural.?
‘The traffic is horrible,? said Christine Draska. ‘People are trying to cut from M-59 to I-75 using my back yard. I can only see problems with a convenience store at the end of my suburban farms neighborhood.?
Randy Ford, the township’s contracted engineer, said a traffic impact study ordered by the planning commission last year documents the traffic problem at the western leg of White Lake Road where it meets Andersonville Road.
Using Road Commission for Oakland County criteria for rating ‘traffic service? from ‘A? to ‘F,? Ford said the intersection is already rated ‘F.? Congestion would likely be worse with the new development, he said.
‘The basic issue is the ability of northbound traffic on White Lake Road coming up to Andersonville Road to be able to make a left-hand turn.?
The study shows the likelihood of meeting the road commission’s ‘warrants? for a new signal, but Ford said the actual installation is also subject to other criteria such as the number of crashes. RCOC officials say the intersection is on their ‘watch list,? but is not a high priority at this point.
‘They’re aware of it, but it’s a question of funding. There’s nothing imminent,? Ford said.
Planning commissioners were united in their opinion of the traffic situation, which also includes complaints of backups at the other White Lake-Anderson intersection (which includes Nelsey Road) just across the Independence Township border to the east.
‘That intersection is a serious problem,? said Commissioner Bill Leddy. ‘It will be a serious problem regardless of whether we put in a development there or not. There was a whole slew of errors when they designed [the eastern] intersection.?
Leddy corrected some of the residents? misconceptions, however.
‘It wasn’t zoned farm land,? Leddy said. ‘We’re in need of some kind of gas station. I don’t object to having a gas station-convenience store there, but I do think the traffic signal is needed.?
Commissioner Ruth Ann Hines suggested a ‘phased development? in which the light industrial-office building could be allowed while solutions are sought for the new traffic signal.
Officials noted a requirement of the township’s PUD ordinance prohibiting ‘unreasonable increase or burden? on public services or infrastructure.
Developer Tom Wickersham, who has owned the property for five years and has been working on the proposal for two, implied that he may be able to expedite intersection improvements.
‘We’re hoping to resolve that in the future,? Wickersham said, urging the commission to allow the plan to go to ‘the next step? while he works on the traffic issue.
Commission Chairman Roger Lamont made the motion to recommend approval with a number of minor planning, engineering and legal conditions in addition to the traffic signal installation.
‘It looks like a very nice development,? Lamont said, giving Wickersham credit for making the proposed buildings compatible with nearby existing light industrial buildings.
While also giving credit to the developer, Commissioner Dean Baker cast the only ‘no? vote, saying issues such as the other White Lake-Andersonville intersection in Independence Township must be improved as part of a ‘package.?
‘That’s not part of our township, but it is part of our problem,? Baker said. ‘This traffic situation, even without the [new] development, is broken.?