BACKGROUND:
The applicant desires to develop three parcels; L-12-28-301-004, L-12-28-301-005, and L-12-28-301-006, adjacent to the Walmart site, as commercial space. A conservation easement, which was placed on the final site plan approved in 2003, exists on one of the three parcels: L-12-28-301-004.
The applicant has two options:
- Site Plan A - Individual: retain the entirety of the conservation easement and build, as permitted by the 2003 site plan approval, independent units that do not provide for pedestrian/bike interconnectivity internal to the site or externally to adjacent land uses. This will make the by-right development mostly accessible only by motorists. In addition, during the planning review process, it was noted that this by-right development, which was originally proposed and submitted, would likely damage some of the heritage trees located within the conservation easement.
- Site Plan B - Comprehensive: reconfigure the site to retain the majority of the existing conservation easement and make up for the disturbance by recording a new conservation easement on site that is larger than the existing conservation easement. This will allow for a more cohesive site development that is accessible to pedestrians/bikers and interconnected to existing land uses.
The matter was last considered by the township Board on January 20, 2020. The Board postponed action to have Stantec Engineering perform a Carbon Footprint/Carbon Emission Study to compare Site Plan A and B. In their review, Stantec has looked at four (4) aspects of the respective site plans: 1.) Carbon Sequestration of Trees, 2.) Area of Open Space, 3.) Area of Conservation Easement and, 4.) Modality.
Stantec concludes that the carbon footprint/carbon emissions of Site Plan B is less than A based on these four criteria. Over time, the carbon sequestration of the trees on Site Plan B will increase while Site Plan A decreases. The area of open space on Site Plan B is less than Site Plan A. The conservation easement area on Site Plan B is greater than Site Plan A. The ease of nonmotorized mobility on Site Plan B is greater than Site Plan A both within the site and adjacent movement.
Summary of Findings:
| |
Site Plan A
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Site Plan B
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| Carbon Sequestration of Trees |
Short Term
|
Long Term
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Area of Open Space
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74,500 sq. ft.
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61,470 sq. ft.
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Area of Conservation Easement
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11,493 sq. ft.
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13,370 sq. ft.
|
|
Modality
|
|
|
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1. Ease of movement within site
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Limited
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Greater
|
|
2. Ease of adjacent movement
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Limited
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Greater
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On November 7, 2019, the Planning Commission considered the revised site plan, which is included herein. The Planning Commission voted 6-1 to approve the preliminary site plan with the condition that the township Board approves the conservation easement relocation and enlargement. If the township Board approves the easement relocation and enlargement, the final landscape plan for the new relocated conservation easement will be reviewed by the Planning Commission as part of the final plan review.