Planning report: 'No demonstrated need' to rezone Carpenter Road property for Menard's
A planning consultant’s report analyzing a proposed Menard’s home improvement store in Pittsfield Township concludes that allowing the store to build at its chosen location “would be contrary to the (township’s) development policies.”
The report was generated as the township Planning Commission prepares to hold a public hearing and discussion of the proposal on Thursday.
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However, according to the planning report, “there is no demonstrated need for an additional 55 acres of commercial” on that part of Carpenter Road.
The planning report from Carlisle/Wortman Associates of Ann Arbor notes that the big-box commercial concentration on Carpenter Road is located between I-94 and Packard Road, with another smaller center to the south where Sam’s Club is located.
“The subject property has no relationship nor is located in proximity to commercial centers to the north and south,” the report says.
Menard’s wants to build a 162,000 store south of I-94, where there is no interchange. However, there is visibility from US-23, which intersects with I-94 northwest of the proposed store’s location.
According to the planning report, “I-94 provides a logical boundary between the commercial concentration to the north and the industrial designation in which the subject property is located.”
Part of the analysis included traffic estimates: It says building light industrial to its 500,000-square-foot capacity on the site would generate an estimated 3,500 vehicle trips per day. A building materials store could be expected to generate 16,000 trips per day on weekdays.
The report says the increase in traffic could "present a negative impact on both proeprty values and conditions of neighboring properties." It cited the residential properties to the east.
Other issues raised by the report:
• Rezoning the large parcel for Menard’s could establish a rezoning precedent, contrary to the township’s master plan. • The light industrial zoning has existed for a number of years.
Tom O'Neil of the Menard properties division said the company will continue with the request.
"It’s concerning, but it doesn’t in the slightest change our opinion of the property," he said. "If we didn’t think it was fitting for our use, we wouldn’t have targeted that property in the first place."
Pittsfield Township continues its effort to revise its master plan. Supervisor Mandy Grewal has said she expects a final plan to be approved early this year.
Discussions on the revisions have focused on retaining commercial development is 6 identified “nodes,” including State and Ellsworth, where Costco seeks to build a new wholesale club.
The public hearing begins at 6:30 p.m. Thursday at Township Hall, Michigan Avenue at Platt Road.
Comments
wait.think
Thu, Jan 13, 2011 : 8:02 a.m.
There may not be a need for Menard on Carpenter Road, but there is a need in the more central part of Ypsilanti. Those of us that live/work/travel the Huron/Whittaker corridor could benefit from having Menard in our area. Currently, we have to go to Carpenter Road or into Canton. A traffic study conducted in preparation for the roundabout at Stony Creek and Whittaker showed that the one-mile stretch of Huron/Whittaker between Stony Creek and I-94 gets 30,300 cars daily. While a lot of that traffic is from homes south of that intersection, a very large portion of the traffic is from Adrian, Tecumseh, and the rural areas to the southwest. Placing a magnet store such as Menard in this area, maybe right up there visible from I-94 on the west side of Huron, would serve a lot more people than most of us think. Afternoon traffic heading home would certainly find it convenient - right turns, with or without the benefit of the traffic signal. Of course, putting Menard so close to I-94 would elimnate Ann Arborites from actually having to enter the fearsome Ypsilanti... (sorry, I couldn't resist...) while making it very convenient for thousands of people who have no Ypsi phobias. If Menard builds, it might lead the way for other businesses to consider this area also. Personally, I am rooting for a great barbeque place, and have actually approached Famous Dave's, who is considering the "Ann Arbor area" as a possible location in the near future.
charis
Wed, Jan 12, 2011 : 2:39 p.m.
I'm an urban planner and i think this would be a good use for the property.
Dog Guy
Tue, Jan 11, 2011 : 4:15 p.m.
And what industrial use is projected for this industrial use land? American industry was bought by China for a campaign contribution. So why block Menards? Pittsfield politicians want a bribe.
K Thompson
Tue, Jan 11, 2011 : 8:06 a.m.
" ' It's concerning, but it doesnt in the slightest change our opinion of the property,' he said. ' If we didnt think it was fitting for our use, we wouldnt have targeted that property in the first place.' " Interesting, what Menards wants is more important than what community planners show as NO demonstrated need for their store. Self-centered, not community minded. There are plenty of parcels and neighborhoods that might benefit from a Menards. But, no thanks, not here!
John Alan
Tue, Jan 11, 2011 : 6:29 a.m.
Competition is bad for Ann Arbor businesses. Stop Menards and let Lowes and Home Depot do whatever they have been doing..... The price matching program for Home Depot and Lowes will help the consumer specially once the competition in their backyard!!!!!! If you go to Menards in Jackson (35 miles away) you see some fantastic price on lumber and drywall..... But then again, people around Ann Arbor are rich and they should pay through their nose for being near Ann Arbor.... SO STOP Menards....
Gorc
Mon, Jan 10, 2011 : 7:08 p.m.
I wonder how the residents (if there are any) and other property owners in the vacinity feel about the potential zoning change.
dasheek
Mon, Jan 10, 2011 : 6:26 p.m.
What a Joke since when is carpenter road such pristine land that a Menards would hurt it? If anything the menards would spruce up the place. You have an eye sore of an old dome driving range, a pool chemical store, a cement mixing station, a big name store might be some more good for the area.
leaguebus
Mon, Jan 10, 2011 : 5:32 p.m.
Putting Menards in this area increases shopper traffic to the area, increases business for all. Considering what the area already looks like, I would go for Menards, it just ups the tax base for the township. If this store would be totally out of character, for instance if there were a bunch of apartments or a housing development next to it, it should not be built. But what is in that stretch of Carpenter, not much. If I was a resident of the township, I would get excited if it got turned down. More jobs, more money, is good.
dfossil
Mon, Jan 10, 2011 : 5:14 p.m.
I live in this area and I'm delighted that a planning report says the obvious: there is no need at that location. We have Lowes, Home Depot, and just a bit south of the site, Sam's club plus Meijer's and Krogers. No I know they all don't sell the same things but that's too much in one area. So put in another store to dilute the traffic and drive someone out of business there? How is that going to help Pittsfield Twp.? No, I agree with some of you, put it on Jackson between Zeeb and Baker where there are expressways and large areas and a Lowes to put out of business!
blahblahblah
Mon, Jan 10, 2011 : 4:56 p.m.
"However, according to the planning report, there is no demonstrated need for an additional 55 acres of commercial on that part of Carpenter Road." How is the consultant defining "demonstrated need"? The fact that Menard's wants to build at this location seems to demonstrate a need on their part. How many 55 acre parcels are available north of I-94? None that I am aware of. Therefore the need for land south of I-94. Let's say for argument's sake you could squeeze in a Menard's further north between Ellsworth and Packard. Do you really want more traffic lights, curb cuts and traffic along this already congested stretch? As far as this rezoning change creating "willy-nilly SPRAWL", we already have that. Isn't there a cement factory and and retirement community located between Lowe's and Home Depot in the so-called commercial zone? What is so pristine about this stretch other than the nice wooded lots? Personally, I would rather see a Menards built versus another ugly self storage lot.
81wolverine
Mon, Jan 10, 2011 : 4:55 p.m.
I don't see a big problem in building a Menards there IF Menards is satisfied the location will be successful for them. This is not a "sprawl issue" in my opinion as the area around that spot is all commercial already anyway. Also, many commercial contractors and businesses use Menards as a supplier for their materials. Let's not throw away a great opportunity to add to the tax base and generate jobs just because of a simple zoning issue that can be solved.
dconkey
Mon, Jan 10, 2011 : 4:44 p.m.
A number of years ago, a developer wanted to change to zoning so apartment buildings could be built, and the TWP said no. To this date, not one light industrial building has been built on the site. Not that I do not like the corn field there, but if Pittsfield want to increase the tax base, something is better than nothing. I disagree that it would increase the traffic level, as traffic is already driving buy the site to get to Lowes and HD.
Ron Granger
Mon, Jan 10, 2011 : 4:29 p.m.
@John of Saline: "The'res a bridge over I-94. Carpenter was recently improved to five lanes all the way to Michigan Avenue. Not seeing the issue here." -- The township has an actual plan for industrial and commercial development vs. willy-nilly SPRAWL. The two don't tend to mix well (cars vs. trucks). Property owners like some predictability in regard to who their neighbors will be. There are plenty of places where they throw up strip malls and their ilk any ole place. Most of us choose not to live in those places. Of course there are those box stores who think they are special, and that the rules don't apply to them.
John of Saline
Mon, Jan 10, 2011 : 3:38 p.m.
According to the planning report, I-94 provides a logical boundary between the commercial concentration to the north and the industrial designation in which the subject property is located. The'res a bridge over I-94. Carpenter was recently improved to five lanes all the way to Michigan Avenue. Not seeing the issue here.
Macabre Sunset
Mon, Jan 10, 2011 : 2:56 p.m.
I wonder if they're ready for the mess Costco will make of the State/Ellsworth intersection. Which may be a good thing. Development usually is in the long run, and it's not going to happen inside city limits.
dading dont delete me bro
Mon, Jan 10, 2011 : 2:12 p.m.
i agree! ypsilanti township has LOTS of acres between i-94 and the whittaker-stoney creek round-a-round. come on down! probably get some tax breaks too.
Cash
Mon, Jan 10, 2011 : 1:33 p.m.
Hey Menards, please come to Ypsilanti or Superior Township! We need your store!
Tom Joad
Mon, Jan 10, 2011 : 1:27 p.m.
Build it on Jackson Road. Menards is far superior to Lowes and Home Depot in quality and service.