With a list of ‘strong suggestions? accompanying the vote, the Springfield Township Board on Dec. 9 approved a special use permit and conceptual plan for 22 single-family condominiums on land commonly known as the Miller Farm.
A public hearing before the vote drew questions and a few suggestions from neighboring residents, but trustees found the ‘cluster housing? proposal to be in compliance with standards set forth in the township zoning ordinance.
The 22 lots will be on roughly 28 acres at the southwest corner of Davisburg and Bridge Lake roads. The development will not include a 10-acre plot containing the Centennial Farm-designated Miller farmhouse or an adjoining two-story home just to the west on Davisburg Road.
The special use public hearing was required because developers plan a ‘cluster? development, an option which allows smaller lot sizes in exchange for larger common open space.
Supervisor Collin Walls cautioned the audience concerning the limits of the public hearing.
‘We are not here to discuss whether the property will be developed,? Walls said. ‘It’s not a choice of whether they can or cannot; it’s a choice of how to do it and how many.?
The Dale Frankel Building Company proposed an average lot size of 0.7 acre (with the R-2 zoning normally calling for minimum 1-acre lots) and a narrower private road instead of a full public road. The result will be to have the development with about one-third contiguous open space.
Several residents asked questions which could not be answered, including details on style and price of the homes. Walls said more details will during the site plan review phase.
Questions arose concerning the nature of drainage from the development, and Walls said township officials will mandate only a ‘detention? area, not a ‘retention? pond.
‘It will only be wet during a storm,? Walls said.
Since the township planning commission had previously suggested a boulevard entrance on Davisburg Road, Bridge Lake Road resident Jim Bedor asked if school bus traffic would be limited to that entrance instead of the Bridge Lake Road access point.
‘One thing I learned years ago is never try to predetermine what the school system will do,? Walls said.
Bedor, who owns property to the south of the proposed development, unsuccessfully lobbied for fewer homes.
‘I don’t think there’s any way you can buffer my house from the development,? Bedor said. Even with the open space, ‘the houses are still close together.?
Davisburg Road resident Jeff Brantley, who lives across the street from the proposed development, urged township officials to consider ways to help control traffic speed in the area. He was glad to hear of plans to require both deceleration and acceleration lanes off the boulevard entrance.
‘Anything you can do to enhance the safety in that area of the road, I would appreciate it very much,? Brantley said.
Included in the motion were directives to alter the concept plan to reduce the size of some lots to increase open space, adjust the route of the road to better follow existing land contours (thus reducing the need for ‘cut and fill?), add ‘amenities? such as a gazebo or picnic tables in the common open space area, mark the area of open space with good markers or landscaping, and explore a location for water storage for fire department use.
Walls also broke ranks with the township planner’s recommendation and said buffering landscaping on the Bridge Lake Road side should be closer to the road.