Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, June 6, 2005
Bloomfield Township Hall

I. ATTENDANCE:

PRESENT: Salz, Stefanes, Wittbold, Reisinger, Goldberg

ABSENT: Mintz, Swoboda

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

II. APPROVAL OF MINUTES:

The minutes of May 16, 2005 were unanimously approved, with the corrections as noted by the Commission.

III. SITE PLAN REVIEW:

A. 2125 Telegraph Road – Ethan Allen Furniture Store

Ms. McCullough introduced this item to the Commission for a new retail building to be constructed on the easterly side of Telegraph Road, north of Square Lake Road, on an Outlot at the front of the Bloomfield Town Square Shopping Center. The proposed facility was a permitted use within the B-2 Community Business zone district. The proposal included demolition of the existing Golling dealership currently on the site. Site plans, landscape plans, lighting plans and colored renderings were submitted for the Commission’s review and to the file. Ms. McCullough reviewed the building and parking setbacks, the parking layout and traffic circulation, the building height, and the proposed screening and landscaping. The building elevations were reviewed and Ms. McCullough noted the replacement of the originally proposed EIFS material with brick on all the facades, as required by the Design Review Board. The Design Review Board noted the Township’s requirement for quality materials, especially for buildings fronting Telegraph Road. She also stated that the Design Review Board required the proposed illumination under the roofline be eliminated from all sides of the building. Details of the proposed pole lights were required, noting a maximum height allowance of 20 feet. The Departmental reports were reviewed and submitted to the file.

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

The Commission questioned the proposed illumination under the roofline and questioned why the Design Review Board required it be eliminated. They also questioned the previously proposed EIFS material.

Ms. McCullough explained that the Design Review members felt that the proposed roofline lighting would be excessive, taking into consideration the proposed wall sconces and illumination of the entrance way, and the proposed parking lot lighting. She also explained the composition and application of an EIFS / dryvit material, noting that a quality material, such as brick, was required by the Design Review Board.

Mr. Salz asked for the presentation from the applicant.

Mr. Rick Rattner, attorney, and Mr. Jason Arlow, architect, briefly reviewed their proposal for the Commission, noting that they were not seeking any variances and would comply with the eight requirements as set forth in Ms. McCullough’s staff report. Cut sheets of the pole lighting were submitted. A materials board was also presented for the Commission’s review.

Mr. Salz asked for questions or comments from the Commissioners to the applicants.

The Commission questioned the need for the number of parking spaces shown on the plan and questioned if some might be landbanked.

The applicant explained the need for the amount of parking, based on retail calculations used to compute parking for the building. Mr. Rattner commented that if the use should change from one furniture tenant to multiple retail tenants, the building should have the additional required parking.

Ms. Reisinger noted that there were entrances on three sides of the building and that the parking as proposed provided for better access.

Mr. Wittbold offered favorable comments regarding the proposed parking layout relative to emergency vehicle access and traffic circulation.

The applicant noted that there was a reciprocal parking agreement with the adjoining Bloomfield Town Square shopping center.

The Commission noted the need for required approvals for future signage, possible construction trailers, and any future outdoor events, such as tent sales.

Mr. Salz called for a motion.

Motion was made by Wittbold, seconded by Stefanes and was unanimously supported to forward this request to the Township Board of Trustees with a recommendation for approval, subject to the following conditions:

YEAS: Salz, Stefanes, Wittbold, Reisinger, Goldberg

NAYS: None

B. 43248 Woodward Avenue – Iroquois Club (previously Petoskey Club)

Ms. McCullough introduced this item to the Commission for renovations to the existing Beefcarver Restaurant on the easterly side of Woodward Avenue, north of Square Lake Road, to accommodate a new banquet and catering facility. The proposed facility was a permitted use within the B-3, General Business zone district. Site plans, parking plans, landscape plans and elevations were submitted for the Commissioner’s review. Ms. McCullough reviewed the building setbacks, height, and proposed elevations. Colored renderings were submitted, noting the use of stone and wood on the façade of the building, to compliment the existing Moose Preserve Restaurant to the south. Ms. McCullough noted that the proposed banquet facility site was to be combined with the current Moose Preserve site to accommodate parking and improve traffic flow. The parking lots were to be reconfigured, including the installation of landscape beds and pole lighting. The asphalt was to be repaired or replaced with parking lot drainage to be addressed with engineering reviews. Ms. McCullough noted that the current parking setbacks were existing non-conforming. The screening of the rooftop mechanicals and the dumpster enclosure were addressed and loading areas were defined. Signage was to be handled at a future date, with application for the necessary approvals and permits. The Design Review Board minutes were provided to the Commissioners and the Departmental reports were reviewed and submitted to the file.

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

The proposed fire lanes were questioned.

Ms. McCullough noted that the Fire Department had reviewed and approved of the proposed fire lanes.

Lengthy discussion followed regarding the traffic flow and number of parking spaces on site. It was noted that there was a lease agreement with the office building to the north to allow for overflow parking, which required yearly renewal. Comments were made regarding the different times of use for the office building and the proposed banquet facility, noting that this was a good application of parking for shared uses.

The applicants stated that the parking lease agreement had been in effect for 15 years and that they also did the snow removal for the office parking lot.

Motion was made by Stefanes and seconded by Wittbold to forward the request to the Township Board of Trustees with a recommendation for approval, subject to compliance with the requirements of the Fire Department and submittal of light fixture details.

Mr. Salz asked for discussion of the motion.

Dr. Goldberg suggested a contingency be added that would require the applicant to return to the Board for approval if the parking situation changed.

Ms. McCullough commented that approval by the Township Board of Trustees of this proposal would include the existing parking conditions and that any changes in the plans or use would require additional review and approvals. If the parking became deficient at a future date, then a variance must be sought at that time.

The motion was amended by Wittbold to include forwarding this request to the Zoning Board of Appeals for a variance in the number of parking spaces on site, to accommodate any possible future loss of the parking lease agreement with the adjacent property to the north.

The amended motion by Wittbold died due to lack of support.

The original motion by Stefanes was amended by Goldberg to include the applicant returning to the Township for review and approval if they were to lose the parking lease agreement with the property to the north, resulting in a deficiency in the number of parking spaces on site.

The amended motion was supported and unanimously approved to forward this request to the Township Board of Trustees with a recommendation for approval, subject to the following:

YEAS: Salz, Stefanes, Wittbold, Reisinger, Goldberg

NAYS: None

The Commission further discussed the location of the trash enclosure and if there was staging of trash within the building.

The applicant commented that they did not stage trash within the building and that the dumpster was located away from the building to allow for a cleaner and safer operation.

IV. PUBLIC HEARING:

A. Amendment to the Zoning Ordinance regarding R-P (Research Park) District

Ms. McCullough reviewed the proposed amendment to the Zoning Ordinance to allow medical offices and sports facilities within the Research Park zone district as principal uses permitted subject to special conditions. She reviewed her staff report and map supplied to the Commissioners and to the file. She noted the existence of numerous sports and medical facilities within the zone district that were permitted in the past but inconsistent with the current language of the Zoning Ordinance. Ms. McCullough stated that the Township’s attorney had reviewed the proposed amendment. The necessary advertisements were placed within the local newspaper.

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

The Commission questioned what special conditions would apply to the two uses.

Ms. McCullough stated that there were no special conditions to be considered but that the uses would considered as principal permitted uses.

The Commission discussed the current uses within the Research Park zone district and commented that the district worked very well as a buffer between commercial districts and residential districts.

The Commission questioned if medical offices and sports facilities were permitted within other zone districts.

Ms. McCullough stated that medical offices are permitted with office and business zone districts and that sports facilities or recreational uses are more restricted.

Mr. Salz opened the hearing for public comment.

No one was present in the audience on this issue.

Mr. Salz closed the public comment portion of the hearing.

Mr. Salz called for a motion.

Motion was made by Reisinger, seconded by Stefanes and was unanimously supported to forward to the Township Board of Trustees, with a recommendation for approval, the proposed amendment to the Zoning Ordinance allowing for sports facilities and medical offices as principal uses permitted subject to special conditions within the Research Park zone district.

YEAS: Salz, Stefanes, Wittbold, Reisinger, Goldberg

NAYS: None

V. GENERAL BUSINESS:

The next Planning Commission meeting was scheduled for Monday, June 20, 2005.

VI. ADJOURNMENT:

The Planning Commission meeting of Monday, June 6, 2005 was adjourned at 8:35 PM.

Respectfully submitted,
Patricia McCullough, Director
Planning and Building

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