Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Wednesday, January 19, 2005
Bloomfield Township Hall

PRESENT: Mintz, Swoboda, Salz, Goldberg

ABSENT: Stefanes, Wittbold, Reisinger

Staff Present: Patricia McCullough, Planning and Building Director and Robin Carley, Planning Secretary

Mr. Mintz recognized that Mr. David Payne, Township Supervisor, was present in the audience.

Motion was made Salz and unanimously supported to approve the Commission minutes of December 6, 2004, with one revision as noted by Mr. Salz, to include an example of a rear yard and a side yard when a corner lot is involved.

Ms. McCullough introduced this discussion item to the Commission by highlighting several of the recent projects reviewed by the Planning Commission, including the parking requirements as they related to each of the uses. A study chart was provided to the Commissioners listing the parking requirements of several surrounding communities as they related to six major classifications or uses: 1) banks, 2) offices, 3) medical offices, 4) restaurants, 5) general retail, and 6)) shopping centers. The definition of "floor area, usable" was discussed, noting the difference between gross floor area and net floor area. The recently approved Fifth Third Bank building project at South Boulevard and Squirrel Road was suggested as a site to be used in reviewing the parking requirements for bank uses. The number of parking spaces required by the Township for this site was compared to the number of spaces that would be required in several other communities, including Auburn Hills, Birmingham, Farmington Hills, Novi, Rochester Hills, Troy, and West Bloomfield. Setback and landscaping requirements were also taken into consideration. The definition of gross leasable floor area was discussed as was used in West Bloomfield to determine parking requirements. Ms. McCullough asked for input from the Commissioners relative to their observations of parking situations at banks within the Township and banks that they have visited within other surrounding communities, including drive-through facilities.

Mr. Mintz questioned why this topic was being brought before the Planning Commission at this time.

Ms. McCullough stated that the review was at the previous request of the Planning Commission and the Township Supervisor.

Mr. Payne stated that comments had been made from Commissioners, including Mr. Wittbold, questioning the Township’s current parking requirements and the possible need to update the zoning ordinance as it related to parking.

Mr. Mintz commented that developers frequently state that they do not need as much parking as is required, but want more tenant sales space. Mr. Mintz stated that his general observation within the Township is that there were more parking spaces than were needed within several sites that the Commission had recently reviewed, including churches and shopping centers. He suggested that staff develop a more liberal opportunity in determining parking requirements so that developers are not required to provide spaces where no one will park. Mr. Mintz suggested that the parking requirements should not be established to allow for the one busiest day, but should be approached in a more reasonable or realistic fashion. He stated that parking requirements could be an incentive for developers to build within the Township, but that the requirements must not be a detriment to the residents and clients utilizing the parking lots.

Mr. Salz commented that most of the developers that have come before the Planning Commission state that they do not need the amount of parking spaces required by the ordinance and ultimately apply to the Zoning Board of Appeals for a parking variance. He commented that even if we altered our ordinance to be less restrictive, the developers would most likely still seek parking variances. He also commented that parking systems are not typically designed to accommodate the busiest day of the year, for obvious cost reasons, but are usually based on "design day" which is usually the second busiest month or time.

Mr. Swoboda questioned the industry standard for a parking space, noting the Township requires a 9 foot by 20 foot space as opposed to a 10 foot by 20 foot space required in some other communities. He felt that the size required by the Township was a current benefit for developers.

Ms. McCullough noted that the required depth of the space could also incorporate a two-foot overhang over an existing curb. The width of both one-way and two-way drive aisles was also noted for the Commission’s consideration.

Ms. Swoboda stated that the traffic flow and dimension issues were as important as the number of spaces required. Mr. Swoboda also questioned if change of uses within a shopping center were considered when determining the required parking.

Ms. McCullough confirmed that parking was considered when tenant uses changed within an existing building or shopping center. The previous and proposed uses were reviewed when a change of occupancy permit was issued through the Building Department.

Dr. Goldberg commented on how the parking requirements were working within other municipalities. He commented that when banking in West Bloomfield, the parking had always seemed adequate, but the parking lots at banks within Birmingham were always crowded. He noted that the Township’s requirements were on the high side and perhaps should be closer to West Bloomfield in the spaces required for banks.

Ms. McCullough commented that she valued the comments from the Commissioners so that she was doing more than just making recommendations to the Commission. She felt that more input would lead to more creative approaches, such as "banking" parking spaces, a practice which allowed for more green space with the opportunity to expand or add parking at a later date.

Mr. Mintz suggested that we receive input from developers and their parking consultants regarding how they determine the number of parking spaces needed for their different developments. The developer could present evidence as to why a certain number of spaces were required and the Planning Commission, if given some flexibility within the ordinance, could make their recommendations based on the evidence submitted.

Mr. Salz questioned if there was currently a problem. Were there currently too many spaces or not enough parking spaces?

Mr. Swoboda stated that the sites currently being re-developed are posing the problems. He also commented that our landscaping requirements around parking lots and within the parking lots were more restrictive and probably created loss of spaces. He suggested that the landscaping requirements, including required greenbelts, might also need to be addressed.

Mr. Mintz stated that the Township Administration might need to give more authority to the Design Review Board in allowing relaxation of some of the parking requirements.

Mr. Payne commented on several shopping center parking lots, some that seemed always full and others that were usually quite empty. He noted that the shopping center at the southwest corner of Woodward and Square Lake was almost always full due to the center being upgraded with very successful tenants. Mr. Payne agreed that some developers would ask for parking variances but stated that the owners that manage their centers would want ample parking as part of good business practices.

Mr. Salz commented on the difference between spaces needed for free standing buildings as opposed to the same use within a shopping center, shared uses and shared parking.

Mr. Mintz suggested that staff continue to obtain information and return to the Planning Commission for further discussion.

Ms. McCullough stated that perhaps the Township could tap into the business community, such as local banks, and request their criteria in determining their parking requirements. She also commented that the national parking standards could be provided to the Commission.

A. The next Planning Commission Meeting was scheduled for Monday, February 7, 2005 at 7:00 P.M.

The Planning Commission Meeting of Wednesday, January 19, 2005 was adjourned at 7:45 P.M.

Respectfully submitted,

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