Commission Weighs Pros, Cons of Blossom Ridge Rezoning

Nearly 60 Oakland Township residents filled on Tuesday evening to hear the Oakland Township Planning Commission's discussion of a request to rezone the northwest corner of Adams and Dutton roads.

The request comes from Moceri Development, which hopes to build a senior residential community on nearly 42 acres at the corner. The commission did not vote on the issue during Tuesday's meeting and plans to discuss the request further at a future meeting.

"Where we are tonight is a point where the Planning Commission deliberates and asks our questions," Commissioner James Carter said. "Tonight is not a public hearing."

Why rezone?

Moceri's development, a continuing-care senior residential community, would provide 284 independent and assisted-living residences for senior citizens.

The complex would consist of 128 one- or two-bedroom residences, many of which would be in ranch-style duplex form. The plan also calls for construction of a larger facility that would include 156 dorm- or apartment-style residences for independent and assisted living.

Before Moceri can proceed, the area must be rezoned to allow for higher-density occupation.

"The parcel … would accommodate 61 (residences) by the applicant’s math," Carter said. "The proposed approach would require the same acreage."

To be able to construct more residences on the land, Moceri has proposed rezoning the 41.842-acre area from medium residential density to multiple family residential density with planned residential rezoning overlay. This rezoning would allow Moceri to construct the 284 residences on the property while also tying the rezoning to the specific planned unit development presented by Moceri.

Residents object to change

During an Aug. 2 public hearing about the rezoning, several residents who live in adjacent and nearby subdivisions , citing increased traffic and a fear of declining property values as reasons not to build at that location.

At Tuesday evening's meeting, many of the nearly 60 members of the audience audibly reacted to descriptions of the senior living complex, prompting Carter to ask residents to continue private conversations outside the meeting hall.

Descriptions of the three-story, 450-foot-wide, 156-room facility from Township Planner Larry Nix, Dominic Moceri – a partner in Moceri Development who was in the audience – and other commissioners also drew sneers from several audience members.

During a brief period of public comment 2.5 hours into the meeting, several residents expressed their dismay in the proposed development and rezoning request.

"I don't think that fits the tenure of the community there," Oakland Township resident Paul Kanauss said. "How about area home values?"

Residents also expressed concern over the safety of nearby residents and senior citizens living in Blossom Ridge.

"I would recommend that the board consider the safety of a three-story assisted living building if there was an issue," like needing to remove residents in the event of an emergency, Kanauss said.

"How about schoolchildren’s safety?" he asked.

"I’m concerned about the safety of the people living there," Oakland Township resident Liz Hein agreed. "Have you considered that that area is gridlocked at rush hour? It’s not safe. I wouldn’t put my dad there."

Oakland Township resident John Giannangeli also mentioned increased traffic during shift changes as a potential hazard.

Dave Patton, of Oakland Township, agreed traffic safety is a concern. "I think it’s pretty naive to think those 55 and older won’t be behind the wheel and driving," he said.

Weighing the good and bad

The job of the Planning Commission, Commissioner James Foulkrod said, is to determine if the benefits of Blossom Ridge would outweigh the hardships on the surrounding community.

"It is a requirement in the (Planned Residential Overlay) that the enhancement be a net enhancement," he said.

"I think it would be a huge impact," Commissioner Janine Saputo said of the three-story main building. "There's a huge difference there, and is that an enhancement? How much of an enhancement is that?"

Commissioners also discussed the amount of traffic that would be generated by the development.

"There would be less traffic with this development than if we had 61 homes because of the number of trips per day they’d be taking," Commissioner Barbara Wolak said.

"If it was the same traffic impact – 61 homes vs. more in this proposal – this would be a lesser impact … because traffic would not be during rush hour," Carter added.

Commissioner Amy Carels supported the development, saying, “I agree the use is an enhancement to the area."

"I'm optimistic on this one," Commissioner Roger Schulze said.

The Planning Commission ultimately suspended discussion of the rezoning request after nearly three hours. "It’s to be continued at next month’s meeting," Carter said.

The Planning Commission may either vote to recommend or not recommend the rezoning request to the Oakland Township Board of Trustees during October's meeting.

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