The possibility of ‘big box? development in Independence Township has not gone away ? even with a new proposal from Orco Investments Inc. presenting a residentially-based plan.
Orco Investments Inc. owns approximately 70-plus acres at the southwest corner of Sashabaw and Waldon roads near I-75. In February, the company requested a rezoning for the area with the intent to build two regional chain stores (with Wal-Mart and Lowe’s being named at one point), restaurants, hotel, shopping complex and assisted living center.
The company considers this proposal Plan A for the site and, in a letter from Robert A. Jacobs to Independence Township Supervisor Dave Wagner, stated Orco has not withdrawn the application for rezoning.
However, Orco did offer an alternative to Plan A on Sept. 6.
In a new Application for Site Specific Relief Authorization, under Section 5.30 of the township zoning ordinances, Orco Investments is proposing a plan with 6.07 acres of commercial development and 64.5 acres of residential. The company is proposing two possible residential densities: Plan B provides for 476 homes, while Plan C proposes 532.
In the letter to Wagner, Jacobs states ‘in the event of a denial of the application for Site Specific Relief Authorization, it must be understood and acknowledged by both sides that the next steps would be an immediate processing of Orco’s prior rezoning proposal for retail and commercial use, which Orco believes is the best use of the property, along with immediate consideration of any planning and zoning action that may be initiated by the township on the Sashabaw corridor.
‘Only in the event such considerations did not produce satisfactory land use authorization for Orco’s property would Orco initiate litigation (which we certainly hope would be unnecessary).?
‘I’m not surprised by any of this,? said Neil Wallace, a local attorney and Citizens for Orderly Growth representative.
‘This plan dramatically violates the master plan and our ordinances,? he explained. ‘Compare it to the master plan, and it does not come anywhere close in density.?
Wallace emphasized the impacts the high density housing requested in Plans B and C could have on the community, especially schools, traffic and infrastructure.
‘I’m not surprised (by the attorney’s letter). That’s basically reminding everyone what their rights are,? said Independence Township Trustee Dan Kelly. ‘What I’m focusing on is how far we have come with them in meetings. We went from Wal-Mart to a proposal that is mainly residential.?
Kelly explained that this is the first official site proposal Orco Investments has presented; the previous application was for a rezoning and included no site plan information.
‘What they’ve submitted is a far cry from what was submitted six to seven months ago,? said Kelly. ‘The proposal in front of us now does not include a Wal-Mart. What that letter basically says is it’s in the hands of the township whether or not we approve this proposal.
‘Our priority right now is this specific proposal,? said Kelly.
Wallace, however, is uncomfortable with Orco Investment’s use of the Site Specific Relief Authorization. He said the ordinance is not used to request a rezoning, but to act as one more ‘remedy? before moving into a court case. He also does not believe Orco presented enough information in their application.
The planning commission is holding a public hearing on Orco’s Site Specific Relief Authorization on Oct. 6 at 7:30 p.m. in the Clarkston High School Auditorium.
The hearing is for comments on the plan’s overall development concept, proposed uses and four criteria for approval of the site specific use authorization. The meeting is open to the public.