Senior housing possibilities expanding in Orion Twp.

By Meg Peters
Review Co-Editor
After postponing the approval process of their Planned Unit Development (PUD) concept plan back in November, Redwood Acquisition approached the Township Planning Commission again Feb. 18, and this time received a favorable outcome.
The planning commission approved the site plan for Meridian Commons, a community of single-story apartments at 3677 S. Lapeer Rd., after reviewing a modified concept plan which further addressed density and traffic issues.
Commissioners voted 7-0 in favor of recommending concept plan approval to the Orion Township Board of Trustees, who has the final say in project approval, with conditions to address unresolved issues.
The same applicant for Waterstone at Village Square apartments on Baldwin, geared towards empty-nesters, Redwood Acquisition LLC’presented a concept said to be a step-up from the Baldwin apartments.
Petitioner Richard Batt presented the modified plan, which including reducing total sites from 171 units to 160 units over a span of about 30 acres. Current zoning for the parcel is a combination of single family residential (R1), office professional (OP-1) and restricted business (RB-2), however master planned zoning could include the northern portion for senior housing, eastern portion for single family, and the southern and western portion for neighborhood commercial.
If trustees approve the final plan for Meridian Commons it will be another option for empty-nesters in Orion. Parkview, a Pulte Homes site approved last year for Scripps and M-24, has geared approximately half of its units towards empty nesters.
Eligibility requirements the planning commission must follow when rezoning to PUD include: proposing a recognizable benefit to the community; keeping density increases to the minimal; being consistent with the township master plan; not negatively affecting surrounding properties; providing 15 percent open space for residential developments and 10 percent green space for non-residential sites; and the proposed development to be under single ownership.
As one of the added benefits to the community, required under section 30.03b of the township’s zoning ordinance,? Batt said proceeding with the development would prevent higher density development in the future.
‘We actually asked our engineer to draw an alternate site plan for the site considering the current zoning. There’s a lot that can go on here,? Batt said.
Specifically, alternative plans could call for a 114,000 sq. foot medical building in addition to 130,000 sq. feet of retail and restaurants, or 262 units of multi-family residential, Batt pointed out in relation to current and master-planned zoning specifications.
‘You could see a large portion of this site ending up as concrete.?
Township planner Don Wortman agreed Meridian Commons would be a down-zoning.
‘In that sense they are creating a situation that would be less intense than what would be allowed,? Wortman said.
However, Wortman’s number one concern is still with the architectural quality of the development.
‘We still have some concerns,? he said. ‘Specifically we feel these are garage-dominated units. Especially the rear elevations, they still have an institutional feel and character.
‘I like the Hayden units, and how you have front entry garages in the rear, but when you pull into the main entry, you will be looking at the garage portion. Why don’t you flip those around??
Trustee John Steimel, said.
‘We still have concerns. Concept wise we are getting there, but this isn’t a 100 percent done deal,? he said. ‘Would you consider using a higher weight shingle so you get a thicker, more variable structure? It looks like a flat roof from the higher elevation when you’re looking down.?
Batt said that about 75 percent of the buildings will have foundation breaks, and the developer would provide more information when the specific elevations of the units are determined.
Apart from reducing the overall density from 171 units to 160 units, Redwood Acquisition also provided other benefits in writing to the planning commission, including a potential safety path that would extend from the development to Bald Mountain State Park, increased green belt areas, three pocket parks, and a good transition from commercial to residential zoning.
Batt also said Redwood Acquisition redesigned the main boulevard of the development to be more aesthetically appealing facing Lapeer Rd., including changing a white picket fence that dominated the front to a more decorative wrought-iron fence, among other internal changes.
Redwood Acquisition will propose the concept plan to the Township Board of Trustees in the coming weeks. The date has yet to be determined.?