By Meg Peters
Review Co-Editor
The recent modification to Orion Township’s Zoning Ordinance #78, concerning the spirit and intent for the BIZ district along Brown Rd., was put under the spotlight last week with the presentation of a possible future project.
Township marketing consultant Gary Roberts of Strategic Communication Solutions (SCS), along with parcel contract purchaser Joe Locricchio, presented a conceptual idea for a project along Brown Rd.
The project, of which no major details were released, is a collaboration between three parcel owners in the BIZ district, totaling almost 12 acres.
Locricchio’s concept for his 2.9 acre retail property, and the other two parcels, is to collaborate with his neighbors to commit to an easement for future road purposes. ??
‘Our proposed building is just step one of a lot of things that are coming along, we’re sure of that, they just have to evolve,? he said.
His parcel runs between 1,200 and 1,300 feet deep, and according to the conceptual plan, the connector road, and a service road, would be built about 700 feet in. He said the connector road would provide circulation from Brown Rd., and also separation from the Brown Rd. frontage for bigger developments that could be constructed behind his property.
‘The challenge is there are so many small parcel owners along Brown,? Locricchio said. ‘So the recent modification of having 10 or more acres, your required to have collaboration at some point or another.?
Roberts and Locricchio’s main intention was to see if their idea fell under the spirit and intent of the BIZ district’s updated regulations. ‘The major change to ordinance 78, which was amended and adopted June 15, states that ancillary commercial uses or stand-alone commercial uses may be permitted ‘if they are developed in conjunction with larger-scaled planned development projects having multiple tenants with a land area of at least 10 acres, according to the ordinance found at’oriontownship.org.
Chairwoman Carol Thurber said she would have to see more information before agreeing to this particular project.
Moreover, it reminded her of the Checker’s built on Brown Rd., which has yet to be connected to a larger commercial business after four years.
‘I would have considered this small retail as an ancillary use. As it says in 34.01 C, the ancillary can only be built after the primary use has received its building permits.?
A primary use was not confirmed at the July 1 meeting.
‘That has to be sorted out in the process, of what is ancillary,? Locricchio said. ‘Really the bigger picture is what meets the spirit and intent of the ordinance, and how do you address a ten acre minimum with several smaller property owners.?
Under Type C of Zoning Ordinance 78, permitted regional commercial uses include auto dealerships, large-scale retail establishments of over 55,000 sq. ft., multi-tenant shopping centers of over 55,000 sq. ft., building and lumber supply or garden centers, office buildings, among other commercial uses. Permitted ancillary uses include restaurants, office and retail uses, banks and credit unions with a drive through, convenience stores, and with special land uses, gas stations are permitted, along with other drive-through uses to name a few.
‘We don’t have any specific proposals for the rest of the 12 acres,? Roberts said.
Although his parcel is just under three acres, Locricchio said he believes his idea provides for the spirit and intent of the BIZ district through the collaboration of his neighbors joining in the road easement.
?[It] helps you realize your vision for bigger projects along Brown Rd.?
Commissioner John Steimel agreed with Locricchio.
‘The idea was to encourage the smaller businesses to go with something bigger, so you don’t block out the property in the back,? he said. ‘Personally I do think it meets the intent of what we’re trying to do, even if the words don’t exactly say that.?
Locricchio is expected to submit a site plan in the next one to two months.’He lives in Independence Township, and has other business prospects in Orion Township at various capacities in development and construction.