Independence Township residents voiced strong concerns during the first reading of a proposed parcel rezoning at the Oct. 19 regular meeting of the Independence Township Board.
The North Pointe PUD rezoning involves a parcel of land owned by Greg Mansour and located on Dixie Highway just south of I-75. Mr. Mansour wants to create a mixed use development that would incorporate a variety of moderately sized buildings to house retail, restaurant, bank, office and possibly residential units. According to Dick Carlisle, planning consultant for the township, the project is a little over 110,000 square feet.
The parcel under consideration isicurrently zoned C-4, freeway service; with some R-2, multiple family, and C-1, small commercial. Carlisle informed board members during the meeting that this area is the only C-4 piece left in the township.
‘The C-4 has been a concern of the township for years,? he stated. ‘This is an opportunity.?
The physical attributes of the property are varied and unique. According to Carlisle, the parcel is surrounded on three sides with residential development and on the south side by the Buckeye Pipeline. The property is irregularly shaped with a varied topography that will require grading.
Carlisle described the proposed development by Mansour as ‘high quality, high calibre architecture.?
After hearing Mr. Carlisle’s presentation of the first reading, a few board members asked questions and voiced concerns.
Township Clerk Joan McCrary asked about the varying sizes of the parking spaces and voiced a concern about allowing the structures to be to tall. She referred to a township ordinance that does not allow parapets, steeples, columns, spires, etc. to extend more than 35 feet in height.
‘How can we turn one person down and not the others?? she questioned.
Carlisle explained that leniency has been granted in other projects on this topic. He stated that the paraphets are only 5 feet above the ordinance and ‘the commission really felt they framed the entrance.?
In addition, Carlisle stated the varied parking spaces were used in order to minimize the size and black topping of the development. Full 9? foot spaces would be placed in retail areas,iwhile the 9 foot spaces would be in the office areas.
‘The smaller spaces will be in areas where not as much in and out traffic goes,? he stated.
Trustee Larry Rosso asked if the idea of upscale condo units had ever been presented for this parcel. Rosso stated this ‘would be a better use of the property.? Those residents in attendance for the meeting applauded this statement.
Mr. Carlisle stated he was not aware of any such proposals. He later added he felt this was one of the best proposed uses for the property the commission has received to date.
Public comment on the topic was varied, but a strong theme carried through: what exactly would the buffering on the development look like and what are the specific engineering plans for the retention pond.
Several audience members voiced their concerns about the appearance of the development.
‘I want to compliment Mr. Mansour on coming up with the best proposal we’ve heard for the property so far,? said resident Dave Cushing, ‘but I’m concerned about the buffering. When is it going to happen?
‘I didn’t buy in there just to have it cleared out.?
Joyce Keech questioned the appearance of the retention pond. ‘I don’t get a warm and fuzzy feeling of what’s going to happen with this pond,? she stated. ‘Please realize that this is going to be at the beginning of our subdivision.?
Another resident asked what plans are in place for the 12-foot drop that will be created on the edge of her property when the parcel is graded.
Gordon Bovee voiced security concerns.
‘There will be nothing to stop people from going from his site into our backyards,? he stated. Bovee added that a bar isicurrently proposed in the development. ‘There’s nothing to stop them. There’s a lot of nice trees, but trees can be used to hide and break into our homes.?
One resident stepped forward with a concern that may require legal action.
Tim Warner explained to the township board that the culvert used to drain the sites retaining pond travels directly through his property. The retention pond will be located directly across from his property, and the overflow will travel through his property into Lake Maria.
Warner said he is concerned that there is not easement for the culvert. He is also worried about anyicontaminants (such as oil, gas and litter) that may travel into the lake.
‘I have no clue what impact the drainage, the runoff from a 16-acre property, will have on mine,? he stated. ‘Who’s going to take responsibility if their is a problem or contamination??
‘We believe that after attending several meetings,iwe’ve had our voices heard, but not listened to,? he stated.
Greg Mansour attended the meeting and spoke to some of the residents questions. He assured residents that adequate buffering will be established and that a two-tiered, boulder retaining wall is planned for the drops. Also, all buffering will occur after the site is graded.
‘We are not going to leave the residents hanging,? he stated.
Trustee Daniel Travis motioned to pass the first reading for the rezoning.
‘A PUD allows us significant control from the start of the project through the interim to the end,? he stated. ‘This is a strong governing control.
‘My belief, and the reason I’m making this motion, is because I feel this is the best control we can have on development of this land.?
Board members voted 4-2 to carry the motion. McCrary and Rosso voted against the motion. Both cited concerns with what they felt was a lack of information.