Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, May 16, 2005
Bloomfield Township Hall

I. ATTENDANCE:

PRESENT: Mintz, Salz, Stefanes, Wittbold, Swoboda, Reisinger, Goldberg

ABSENT: None

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

II. APPROVAL OF MINUTES:

The minutes of May 2, 2005 were unanimously approved as written.

III. SITE PLAN REVIEW:

A. Bloomfield Technology Park – Research Park District – (P. Raye, Developer)

Ms. McCullough introduced this item to the Commission for a planned industrial park in the Research Park District on the easterly side of Franklin Road, north of Square Lake Road, between Fremont Street and Furse Street. The proposal consisted of 17 possible sites on approximately 31 acres with the proposed research park use compatible with the Township’s Master Plan. Site plans were submitted for the Commission’s review and to the file. The proposal was reviewed relative to the existing wetlands on site and a letter of review from Dr. Don Tilton, the Township’s wetland consultant, was submitted to the Commission. It was noted that Wetland E, as designated on the plans submitted, would require a wetlands hearing prior to final approval to allow for the development of the proposed roadway. Ms. McCullough also highlighted a letter of agreement between Mr. Raye, developer, and three adjacent neighbors, K. Goodman, M. Campbell, and J. Orr, regarding the proposed screening around the perimeter of the development and their respective lots. The findings of the Design Review Board and the Departmental reports were reviewed for the Commissioners. The design and architectural features of each of the sites were to be compatible, but not identical, with quality materials proposed.

Mr. Mintz asked for questions or comments from the Commissioners to Ms. McCullough.

The Commissioners questioned if the developer had agreed to allowing the 20 foot natural greenbelt area and if in fact he owned all the parcels in the proposed development.

Ms. McCullough stated that Mr. Raye had signed the agreement with the neighbors and that he submitted documentation of ownership or options to purchase all of the parcels within the development.

The Commission questioned if the proposal was a concept plan or a site plan.

Ms. McCullough stated that the request was for preliminary site plan approval, which would then be forwarded to the Township Board for final approval, contingent upon a wetlands hearing. She noted that the developer would be required to return to the Commission with plans and elevations, as each site was developed. The developer was only submitting a concept of the proposed buildings for the entire development at this time.

Mr. Mintz asked for the presentation from the applicant.

Mr. Patrick Raye, developer, Mr. Pat Williams, engineer, and Mr. George Ostrowski, landscape architect, were present on this proposal. Mr. Raye commented that he had nothing further to add to Ms. McCullough’s presentation but would be happy to address any issues or questions.

Mr. Mintz asked for questions or comments from the Commissioners to the applicant.

The Commission questioned the setbacks and zoning of the property. Mr. Raye stated that he would meet the requirements of the Research Park zoning on the property, including the perimeter setbacks and screening.

The Commissioners questioned why the lots along the northerly side of the proposed roadway were not included in the proposal.

Mr. Raye commented that he tried to purchase the lots on the north side at the westerly end of the development but that the owners of the lots did not want to sell.

Drainage issues were discussed, including the proposed detention ponds. The applicant stated that he would comply with all engineering requirements.

The applicant was also questioned on when concept plans or a concept master deed agreement, including architectural control, would be made available.

Mr. Raye stated that he was planning to develop the master deed, with architectural controls and maintenance agreements, after the final approvals were received from the Township.

The Commission requested an outline or concept plan be presented. They also questioned the contact that the developer had with the adjacent property owners.

The applicant stated that he had provided a site plan, along with this phone number, to all the adjacent property owners surrounding the proposed development and that he had only received correspondence from one Mr. Kaywin Goodman.

Mr. Mintz opened the hearing for public comment.

Ms. Michel Marsh, resident of the City of Westland, representing her mother’s property at 424 Fremont, was present questioning if the proposal would affect her mother’s well. She also questioned if her mother’s property would be annexed to the City of Pontiac, the size of the proposed detention ponds, and the proposed landscaping buffers.

Mr. Robert Mitchell, 350 and 362 Fremont, commented that he had not received a letter from the developer and questioned the location of the entry way and proposed greenbelts.

Mr. Kaywin Goodman, 236 N. Berkshire, read the letter he submitted to the Commission and to the file, and stated that he was also representing Mr. James Orr and Ms. Wendy Opperman. He questioned if the proposal would impact the security of their adjacent subdivision and also questioned location of the lot lines and the proposed greenbelt areas.

Mr. Mark Marzetti, 170 N. Berkshire, questioned the location of the lot lines in relation to N. Berkshire, perhaps allowing for a wider greenbelt for privacy purposes. He also questioned if the development would impact the security of their neighborhood or cause environmental damage. He invited the Commissioners to his home to view the area.

Ms. Lucille Pecks, 374 Fremont, stated that she would sell her property to the developer if he paid her what she wanted.

Mr. Matthew Dewan, 225 N. Berkshire, was present questioning the proposed entry into the development off Franklin Road and if the road was to be a public road.

Mr. Mike Baldridge, 180 N. Berkshire, stated he did not receive a notice from the Townshp, and questioned if he was in the noticing area. He was notified of the proposed project by Mr. Goodman.

Mr. Mintz commented that all members of the Commission had been to the area and were familiar with the surrounding properties

Mr. Mintz asked for responses from the applicant.

Mr. Williams, engineer for the project, addressed the drainage issues and the size of the proposed detention ponds and stated that he did not believe the project would affect the existing well at 424 Fremont. Mr. Williams also stated that all adjoining property owners were sent letters about the proposed development from Mr. Raye, but that he would be happy to provide additional letters.

Mr. Williams also discussed the location of the existing poles and the property lines and commented that they would be happy to stake the property lines.

Ms. McCullough confirmed with Ms. Carley that a 500 foot buffer was used for the Township’s mailing of the Planning Commission meeting notice and that Mr. Baldridge at 180 N. Berkshire was out of the buffer area. Ms. McCullough also stated that a hearing would be held for construction of any proposed buildings on the approved sites, with each site reviewed for compliance with the Research Park zoning requirements.

Mr. Raye stated that he would try to maintain as many trees and natural vegetation on each site as possible, in addition to the 20 foot greenbelt agreement with the neighbors.

Ms. McCullough reviewed the lighting requirements listed within the zoning ordinance, including the maximum height of 20 feet for pole lighting and the requirement of downshielding. She stated that a photometric plan would be required when each site was developed and that wetland hearings might need to be conducted when certain individual sites were developed.

The Commission questioned the relationship of the developer with the property owners.

Mr. Raye stated that there was a continuing dialogue between himself and Mr. Goodman and that he would continue to remain in contact.

The Commission questioned the possibility of a 6 foot wall in lieu of or in addition to the proposed 20 foot greenbelt and also questioned the entry road proposed for the development, if public or private.

Ms. McCullough stated that she believed the entry road was to be public. The applicant confirmed that he believed Furse Street was to be vacated, with half going to each adjacent property, and that the entry road would be public.

Motion was made Stefanes and supported by Salz to forward the project to the Township Board of Trustees for approval, subject to the scheduled wetlands hearing on June 20, 2005, with the following conditions:

Mr. Mintz asked for discussion of the motion.

Mr. Wittbold questioned the motion and if the project would be reviewed again by the Planning Commission.

Ms. McCullough stated that the Planning Commission would conduct the required wetlands hearings and would review each site when construction was proposed .

Mr. Wittbold amended the motion to include the word "temporary" prior to the word "approval" and Dr. Goldberg supported the amended motion.

Ms. McCullough questioned the definition of temporary, and if the applicant was required to return to the Commission, what criteria was to be submitted. She then suggested that the Commission might want to table the request for site plan review and rehear at the time of the wetlands hearing.

Motion was made by Goldberg and supported by Wittbold to table site plan review for this project to June 20, 2005, the date of the scheduled wetlands hearing for development of the proposed roadway.

Mr. Mintz stated that there were three motions on the table and requested a vote be taken on the last motion to table.

A record vote was requested by Mr. Mintz. The roll was called by Ms. Carley.

YEAS: Salz, Stefanes, Wittbold, Goldberg

NAYS: Mintz, Swoboda, Reisinger

Motion to table to June 20, 2005 carried 4 to 3.

IV. GENERAL BUSINESS:

The next Planning Commission meeting was scheduled for Monday, June 6, 2005.

V. ADJOURNMENT:

The Planning Commission meeting of Monday, May 16, 2005 was adjourned at 8:50 P.M.

Respectfully submitted,

Patricia McCullough, Director
Planning and Building

rc

Home  |  Government  |  Services  |  Community  |  Current Events  |  Resources
Contact Us  |  E-mail List  |  Forms

Still can't find what you're looking for?
Use our comprehensive Search or Site Map pages!

Charter Township of Bloomfield
4200 Telegraph Road
P.O. Box 489
Bloomfield Hills, MI 48303-0489
248.433.7700

Click here to report website technical issues.

Need to contact the webmaster?  Click here.

This site is best viewed in Internet Explorer 5.5 or higher and Netscape 6.0 or higher.

Having trouble accessing our site forms? Your browser may not have the Acrobat Reader plug-in that is required.  Click here to download a free copy of this software.

Site Design/Development by

Proudly serving our community online since 1999.
Named #1 Township Website in Michigan by Cyber-state.org

Site Use Policy

All information © 2008 Bloomfield Township, Michigan