Almost three hours of presentations and public comment at the Jan. 19 Independence Township Planning Commission meeting ended with very little action.
After hearing presentations from Orco Investments, Township Planner Dick Carlisle and comments from area residents, township planning commissioners voted unanimously to table a rezoning request by Orco and the commission’s own rezoning request.
The evening’s two rezoning requests and public hearings center around a 70-acre parcel of land located at the northwest corner of Waldon Road and I-75 near Sashabaw Road.
Orco Investments filed a request to rezone the 70-acres from single family residential to planned shopping center and highway commercial (C2 and C3).
‘C2 and C3 permit in our ordinances the most intense development possible,? said Carlisle. ‘The township has not planned for regional commercial development? I find this request for C2-C3 is not consistent with our master plan. Also, the density is not in line with the Vision 20/20 plan.?
Several professionals spoke during Orco’s presentation to the planning commission.
Robert Jacobs, Esq. discussed the unusual nature of the parcel due to the close proximity of I-75, unusual topography of the land and some remediation needed do to an orchard previously located on the property.
Appraiser John Widmer, MAI, discussed several economic feasibility studies requested by Orco to determine whether ‘a reasonable rate of return on investment backed expectations? existed.
As zoned, Widmer determined the property ‘is not economically feasibly.? He also found no demand for office space on the site. In the end, Widmer determined the most feasible, and highest, rate of return would be on a commercial development.
Speaking for Birchler Arroyo Associates, Inc., Rod Arroyo discussed any possible road improvements needed in the area should a commercial development take place. He found some road widening, a continuous right hand turn lane from Sashabaw Road unto Waldon Road and an additional traffic signal at Waldon Center Drive would be needed.
The final presenter was Joan Primo, of Strategic Edge, discussing a retail feasibility study requested by Orco. From her research based upon consumer availability and existing retail competition, she recommended a two phase ‘power center? or ‘big box? development for the site that includes between 365,500 and 474,500 square feet of developed space.
In her study, she determined Phase I could consist of a ‘Big Box? discount store, home improvement store, pet store, restaurant and bank. Phase II would incorporate a specialty grocery store and ‘Big Box? specialty store, such as a book store or sporting goods store.
Similar to public comment made in the past, residents speaking during the public comment voiced an overwhelming dislike for the proposal.
‘We did not move here to be next door to a big box. I moved here expecting to drive. I moved here for the character of the community,? said Ed Cox.
‘We don’t want to put in one big box to have a lot of little boxes close,? said Robert Ferer.
‘I was very disappointed tonight to see things taken from the master plan and used against us,? said David Lohmeier. ‘I don’t think they understand the intent of our master plan.?
‘I already fight to get out of my driveway,? said Debbie Clement. ‘It really will have a severe impact on this community and this area.?
‘We don’t want to be a Troy. We don’t want to be an Auburn Hills. We all live here, we all love this community. We built this high school to hold all our kids because we want to live here ? not in Troy,? said Sheila Hughes.
In addition to Orco’s presentation, planning commissioners heard the opinion of Carlisle on the commission’s self-initiated rezoning of the same parcel. Based on recommendations from Carlisle’s Sashabaw Corridor Study, the commission is considering rezoning the parcel from single family residential to local commercial, planned shopping center, office service one, office service two and multiple family.
Few residents spoke on this matter during public comment. Neil Wallace voiced an opinion that the request ‘represents a true transition in zoning.?
As of deadline, a new date for Orco to appear before the planning commission was not scheduled.
For more background information on Orco’s ‘Big Box? rezoning request and the developer’s alternative residential proposal, please go online to www.clarkstonnews.com.