Density and annexation dominated the discussion April 6 as the potential developers of the Koenig Sand & Gravel property on Lakeville Road met with the Oxford Township Board, Planning Commission and a packed room of residents.
‘I’m looking at an approximate overall density of about three units per acre,? said Jack Carnahan, a representative for the Troy-based Biltmore Properties, Inc., who stressed that no concrete plans for the land have been made. ‘We are not coming here and trying to ram anything down anybody’s throat. We are open to all suggestions.?
Biltmore Properties has partnered with the West Bloomfield-based Ivanhoe-Huntley Homes to secure an option to purchase approximately 1,160 acres known as the Koenig Sand & Gravel property.
The property is bordered by N. Oxford Road to the west, Ray Road to the north, Addison Township to the east and Lakeville Road to the south.
It’s currently zoned Suburban Farms 2 (SF-2), which means the minimum residential lot size for future development is 5 acres. Carnahan’s proposed density of three units per acre would require a re-zoning by the planning commission and township board.
Trustee Charlie Kniffen asked Carnahan if the proposed three units per acre was based on the ‘gross? acreage of 1,160 or the ‘net? acreage ? what remains when lakes, wetlands and roads are subtracted from the total acreage.
‘I was using the 1,160 (acres),? Carnahan said.
‘So, we’re talking about 3,480 units approximately?? Kniffen asked.
‘Yes, sir,? Carnahan replied.
When asked if the future development would contain any commercial and multiple family development, Carnahan said those options are currently being explored.
Residents attending the meeting, many of whom live in the rural northeast portion of the township, were not pleased to hear the proposed density of three units per acre.
Wilbert Hutchings, who lives on Delano Road, voiced his support for a ‘low density? development so as not to adversely impact his road, which he described as a ‘gem? used by horseback riders, carriages and members of the Metmora Hunt Club with their hounds.
Hutchings favored maintaining the Koenig property’s current SF-2 zoning with its 5-acres lots, which would translate into about 232 units if developed.
Todd Lawrie, a 25-year resident of Oxford Road, said transforming the Koenig property into a high density development would ‘compromise the whole aesthetics of the (rural northeast) area? and add traffic to the already congested roads.
‘I’m in favor of development, but it needs to be really controlled,? said Robyn Jickling, who lives on Grousewood. ‘Three homes per acre is way out of line.?
Five-acre lots are ‘acceptable,? but three units per acre is ‘ridiculous,? she said, adding, ‘the roads can’t handle it.?
‘I came here because I liked the open area,? said Jickling. ? I didn’t come here to have a major compound right in my backyard.?
The debate over density gave rise to the issue of possible annexation by the village, which borders the Koenig property along Lakeville Road.
Township Attoroney Chris Kaye noted that the ‘property is situated so that whoever develops it may want to join the village.?
If that happened, ‘the township will not have very much say at all over what happens there,? he said.
As it stands right now, Kaye said it would be relatively simple for the property to be annexed by the village because all that would be required is a vote of village residents and the property owner.
Kaye said this situation ‘creates a very pro-annexation dynamic,? assuming the village wants to aborb the land and the property owner petitions for annexation.
However, Kaye noted this is just an ‘element to consider.?
‘If you go ahead and properly plan it and the developer is happy, then presumably they’re not going to go and try to join the village,? he said.
‘So, basically if (the developer) doesn’t get his way with the township, then he’ll just go to the village?? asked a resident in the audience.
‘Correct,? replied Supervisor Bill Dunn, who noted the village could probably annex the property in ‘less than four months.?
Planning Commissioner George Black reminded everyone that the land on which the Oxford Lakes subdivision is located was once part of the unincorporated township before the village annexed it.
‘It disappeared overnight,? Black said.
Carnahan told the audience and officials he has not contacted the village nor has the village contacted him.
Some officials noted the possibility of annexation should not even enter the discussion at this time.
‘Annexation is not in my vocabulary at this point,? said Planning Commission Chair George Herring, who’s also a village resident. ‘I’m looking at the development; the impact (it will have) on that parcel of land; how the Oxford community perceives that parcel as a whole.?
Planning Commissioner Kallie Roesner noted that just because the village could annex the property, doesn’t mean its residents would want three units per acre. She said the village is experiencing the same traffic problems as the township and adding traffic from another 3,000-plus units would only increase them. ‘Why would they (the village) want that?? Roesner said.
Despite all the wrangling over density and possible village annexation, Carnahan indicated Biltmore Properties and Ivanhoe-Huntley Homes want to work closely with the township in planning the Koenig’s property’s development.
‘When we get two or three or five years down the road, I want us all to be able to look back and say this developer worked with us; this developer made representations he lived up to; this developer considered all the needs of the township as well as his own needs for development and was open and straightforward,? Carnahan said.
Carnahan said they’re willing to consider donating land for a community center, township well site and school as well as paving Ray Road and extending Oxford and Delano roads to Lakeville Road.
‘Literally everything’s on the table,? he said.
However, Carnahan stressed that while he and his partners are willing to entertain these ideas and suggestions, nothing can be promised at this early stage.
‘We can accommodate a lot of things. We may not be able to accommodate everything,? Carnahan said.
Supevisor Dunn suggested ‘design workshops? be held at which planning commission, developer, township planner and citizen representatives meet to discuss and plan the future of the Koenig property.
Township Parks Director Ron Davis suggested representatives from local entites such as police, fire, library, school district and parks and recreation be included in these workshops.
Township Engineer Shannon Parry, of Rowe, Inc., added that representatives from the Road Commission of Oakland County and Michigan Department of Transportation also be included.
Carnahan agreed with the idea of holding these design workshops and indicated the first one could be held in 30 to 45 days. ‘We are willing to work with the boards and appropriate agencies to accomplish what is in the best interests of Oxford,? he said.