Planning Commission Minutes
CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, March 7, 2005
Bloomfield Township Hall
I. ATTENDANCE:
PRESENT: Mintz, Salz, Stefanes, Swoboda, Reisinger, Goldberg
ABSENT: Wittbold
Staff Present: Patricia McCullough, Planning and Building Director and
Robin Carley, Planning Secretary
Mr. Dave Payne, Township Supervisor, was also present in the audience.
II. APPROVAL OF MINUTES:
Motion was made Reisinger, seconded by Salz and was unanimously supported to
approve the Commission minutes of February 7, 2005.
III. PUBLIC HEARING:
A. Amendment to the Zoning Ordinance re: Liquor License
Ms. McCullough presented this item to the Commission regarding revising the
current liquor license requirements within the B-2 and B-3 zone districts. This
topic was being discussed at the request of the Supervisor’s Office, responding
to questions from restaurant owners, realtors, and residents regarding locations
for existing and proposed restaurants allowed to obtain liquor licenses. Ms.
McCullough noted that the Commissioners called for the Public Hearing at the
February 7, 2005 Commission meeting and that the proper notification had been
accomplished by advertising the proposed amendment within the local newspaper.
The existing criteria and standards were reviewed, along with the zoning
classifications permitted for liquor licenses, noting that some existing
restaurants with liquor licenses were currently not meeting some of the existing
criteria. The map previously supplied to the Commissioners was reviewed along
with the proposed language for the ordinance amendment. McCullough noted that
the Township Board had previously reviewed this proposal and forwarded it on to
the
Planning Commission to hold a public hearing for the purpose of amending the
zoning ordinance, with proper advertisement within the local newspaper. She
stated that any proposed restaurant use must still meet all the ordinance
requirements, including the parking requirements. She also noted that this
amendment would not allow for "bars" but for "bona fide" restaurant uses,
meaning food service was primary, with incidental liquor consumption.
Ms. McCullough addressed the questions of the Commission from the February 7,
2005 meeting:
Regarding Section 701,1a, referring to the requirement of an affidavit
from the licensee stating the percentage of gross income during the prior 12
month period: Ms. McCullough stated that if a restaurant with no previous
record was applying, the Township would establish a "bona fide" restaurant
through the application and review process. If the request were for a chain
restaurant, the Township would possibly allow information to be submitted
from other locations, for review purposes.
Regarding the Township having resort licenses:
Ms. McCullough stated that she had spoken with the Township’s attorney
and that a resort license would only be allowed with approval from the
Township.
Regarding the current -road right-of way requirement of 150 feet:
Ms. McCullough recommended that this width requirement remain as exists
to eliminate any possible infiltration of liquor licenses into neighborhoods
of the Township not currently allowed and into the B-2 and B-3 zone
districts located on smaller thoroughfares. She stated she felt that the
150-foot right-of –way requirement was a necessary control factor.
Ms. McCullough, through her powerpoint presentation, reviewed proposed
locations within the required zone districts that would be allowed liquor
licenses under the proposed amendment.
Mr. Mintz opened the public hearing. No one was present within the audience
on this item.
Mr. Mintz asked for questions or comments from the Commissioners.
Mr. Swoboda commented on Section 701, 1a, questioning how the degree of
incidentalness would be determined relative to a bona fide restaurant. He
questioned if floor plans would be reviewed along with space designated to
restaurant / bar use.
Ms. McCullough stated that the requests for liquor licenses would be reviewed
by the Planning Department, the Police Department, and the Supervisor’s Office,
prior to review and approval by the Township Board of Trustees. She noted that
the burden of proof was on the applicant to establish the use as a bona fide
restaurant.
Ms. Stefanes questioned if the shopping center at the southwest corner of
Squirrel Road and South Boulevard would be allowed liquor licenses.
Ms. McCullough stated that the shopping center in question was governed by a
consent judgment and was not within the correct zone district.
Parking issues were discussed, noting that a proposed restaurant use must
comply with the parking requirements in order to receive a liquor license. Ms.
McCullough commented that an existing restaurant use was presumed to have met
the parking criteria when it was established, and would thus be able to apply
for a liquor license with compliance to the proposed ordinance criteria. A
challenge would be presented for a retail use to convert to a restaurant use,
especially within shopping centers, because of the increased parking
requirements for restaurants. Ms. McCullough noted that the Zoning Board of
Appeals was authorized to grant parking variances.
Mr. Mintz closed the public hearing.
Mr. Mintz called for a motion.
Motion was made by Stefanes, seconded by Salz and was unanimously supported
to forward the proposed liquor license ordinance amendment to the Township Board
of Trustees with a recommendation for approval.
YEAS: Mintz, Salz, Stefanes, Swoboda, Reisinger, Goldberg
NAYS: None
IV. SITE PLAN:
A. Detroit Country Day School – 3600 Bradway Boulevard – Classroom Addition
Ms. McCullough introduced this item to the Commission for the removal of the
existing portable classroom and the construction of a one-story classroom
addition to the west side of the school. Her staff report was reviewed and
provided to the Commission, including review of the building design, screening
and landscaping, setback and height requirements, and parking and circulation.
Ms. McCullough stated that the parking and traffic circulation would not change
but that the parking was currently non-conforming. She also noted that two
variances would be required for the expansion of a non-conforming use on a site
deficient in size for a school and for a 14-foot encroachment into the Lahser
Road front yard setback. The Design Review Board had reviewed the proposal,
including submittals of the site plan, colored elevations and proposed
landscaping. The Departmental reports were reviewed, with no objections noted.
Ms. McCullough stated that the school was not proposing to increase the size of
the student body.
Mr. Mintz asked for comments or questions from the Commissioners to Ms.
McCullough.
Ms. Reisinger commented on the existing parking situation and traffic flow,
noting that it was in great need of improvement. She reviewed the traffic issues
of the site, including the blockage of the surface streets during drop-off and
pick-up times at the school.
Mr. Salz questioned the additional square footage of the proposed classroom.
Ms. McCullough stated that the proposal included additional hallways and
storage but only one classroom.
Mr. Mintz asked for the presentation from the applicant.
Mr. Tim Casai, architect with TMP Associates, complimented Ms. McCullough on
her presentation to the Commission and reviewed the history of the site,
including the different architectural styles of the existing building due to
several previous additions to the building. He stated that the brick for the new
addition would match the brick of the existing building at the point of
placement. He also noted that the school was not increasing the size of their
student body or staff, but just adding one classroom to be used as a music room.
Mr. Joe D’Angelo, Director of Detroit Country Day Junior School, was also
present.
There were no questions from the Commissioners to the applicant.
Mr. Mintz opened the meeting for public comment.
Mr. Chuck Kirkpatrick, 3650 Tuckahoe, reviewed the history of the school site
and commented on the existing traffic situation. He noted that there was not
sufficient parking on the school grounds, that it was difficult to get in and
out of his driveway during pick-up and drop-off times, and that the school
needed to provide more help in correcting the situation.
Mr. Ed Baumgartner, 3575 Roland Drive, also expressed concern regarding the
traffic flow situation and its affect on Roland Drive, Tuckahoe Road and Bradway
Boulevard. He also referred to a letter received from Carolyn Groebel expressing
these same concerns.
Mr. Clint Hurst, 3636 Tuckahoe, stated that he felt the school was operating
as a commercial enterprise within the subdivision. He also expressed concerns
regarding the traffic situation and the parking in front of the fire hydrant on
his street and the blocking of his driveway with parked cars during school
functions.
Mr. Larry Nutson, Bloomfield Village Manager, stated that the Association
Board of Trustees had approved the plans for the removal of the temporary
portable classroom with the new classroom addition, noting that the addition was
not intended to allow for increased student enrollment at the school. His letter
was provided to the Commissioners and submitted to the file. Mr. Nutson
commented on similar traffic concerns at Covington School, within the Village,
and that the Village Police and Township Police were addressing this concern.
Mr. Joe D’Angelo addressed the traffic situation, stating that letters had
been sent to the parents requesting their cooperation in this matter and that
the school employed security guards for school functions that could be
instructed to patrol the streets and monitor the traffic situation. He also
suggested that the entrance driveway from Tuckahoe could be widened to relieve
the traffic back-up on Tuckahoe. The addition of "no parking" signage was also
suggested.
Mr. Mintz closed the public hearing and asked for comments and questions from
the Commissioners.
Dr. Goldberg questioned if parking could be utilized at the adjacent shopping
center, the Village Knoll.
Mr. Nutson stated that the question could be directed to the landlord of the
center.
Further discussion took place among the Commissioners regarding the existing
parking situation and traffic circulation on and off the site. They expressed
concern with the blockage of the neighborhood streets, including limiting access
to the neighborhood with emergency vehicles. They commented that the school
might have to sacrifice some of the athletic field area for parking spaces. They
also noted that the Village was anxious for the removal of the existing portable
classroom.
Mr. Dave Payne stated that the Township would look into the traffic concerns
and would address the issues with the Township’s and Village’s Police and Fire
Departments, working closely with representatives of the school.
Motion was made by Stefanes, seconded by Reisinger and was unanimously
supported to forward this project, with a recommendation for approval, to the
Zoning Board of Appeals and the Township Board of Trustees, with application to
seek the following variances:
To expand a nonconforming use with the proposed building addition located
on an existing 3 acre site rather than a 10 acre parcel as required by
Ordinance,
To allow for a 26 foot front yard setback along Lahser Road rather than
the 40 foot setback as required by Ordinance.
The traffic concerns, as expressed by the neighbors, are to be addressed with
the Township and Village Police and Fire Departments and representatives of
Detroit Country Day Schools.
IV. GENERAL BUSINESS:
A. Commission Meeting Date
The next Planning Commission Meeting was tentatively scheduled for Monday,
March 21, 2005 at 7:00 P.M.
V. ADJOURNMENT.
The Planning Commission Meeting of Monday, March 7, 2005 was adjourned at
8:35 P.M.
Respectfully submitted,
Patricia McCullough, Director
Planning and Building
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