Planning Commission Minutes
CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, October 17, 2005
Bloomfield Township Hall
I. ATTENDANCE:
PRESENT: Mintz, Salz, Wittbold, Swoboda, Reisinger
ABSENT: Stefanes, Goldberg
Staff Present: Patricia McCullough, Planning and Building
Director, Robin Carley, Development Coordinator, Mike McCully,
Fire Marshall, Dan Edwards, Traffic Sergeant
Mr. Michael Labadie, Tetra-Tech, Inc., Township Traffic
Engineer Consultant, was present.
Mr. Dave Payne, Township Supervisor, was present.
II. APPROVAL OF MINUTES:
Motion was made Salz, seconded by Reisinger and unanimously
supported approving the Planning Commission minutes of
September 19, 2005.
III. SITE PLAN REVIEW:
A. Burlington-Bloomfield Shopping Center – South Boulevard
and Squirrel Road:
Ms. Reisinger recused herself from this item due to a
conflict of interest.
Ms. McCullough introduced this item to the Commission,
which was previously heard last on September 8, 2004 and
tabled for further submittals, including traffic study
information. She reviewed the current consent agreement,
signed in 1973 by the previous shopping center owner, which
governs the development of this property. She noted the
requirement of an amendment to the consent judgment to allow
for the proposed redevelopment and construction of the
shopping center, which would be handled by the Township Board
of Trustees with final site plan approval. A copy of the
consent judgment was provided to the Commissioners. Ms.
McCullough highlighted her staff report, which was provided to
the Commissioners and submitted to the file, including
screening, landscaping, parking and traffic circulation, and
proposed building materials. Site plans, landscape plans,
lighting plans, and elevations were provided to the
Commissioners and submitted to the file. The Departmental
reports were reviewed and submitted to the file.
Ms. McCullough introduced Mr. Mike McCully, Bloomfield
Township Fire Marshall.
Mr. McCully reviewed his staff report, dated 10-14-05, as
provided to the Commissioners and submitted to the file and
noted three proposed items with this proposal which he
believed would address safety issues and benefit the Fire
Department: 1) the proposed curb cut onto Squirrel Road,
allowing for emergency vehicle access and eliminating the need
to negotiate the Squirrel Road and South Boulevard
intersection, 2) additional fire hydrants proposed, to comply
with Ordinance No. 544, and 3) the existing two sprinkler
systems within shopping center and the two fire department
connections would be tied together as one system with this
proposal, including relocating the fire department connection
to the front of the shopping center..
Mr. Wittbold questioned the pressure and flow with the
proposed cross connection.
Mr. McCully explained the proposed fire suppressions system
and stated that the pressure and flow would be adequate.
Ms. McCullough introduced Bloomfield Township Traffic
Sergeant Dan Edwards.
Sergeant Dan Edwards reviewed his staff report, dated
10-12-05 and amended 10-14-05, as provided to the
Commissioners and submitted to the file. He reviewed the
traffic issues and accident history at this shopping center,
especially at the intersection of South Boulevard and Squirrel
Road. Crash Data Reports with accidents statistics were
provided to the Commissioners and submitted to the file.
Sergeant Edwards stated that he believed the proposed curb cut
onto Squirrel Road would alleviate the traffic congestion and
accidents that take place on South Boulevard at the shopping
center. Crime prevention aspects were also addressed in a
separate report from the Police Department as provided to the
Commissioners and submitted to the file.
Ms. McCullough introduced Mr. Mike Labadie of Tetra-Tech,
the Township’s Traffic Engineer Consultant.
Mr. Mike Labadie reviewed his report provided to the
Commissioners and submitted to the file. He reviewed the
traffic impact study, dated 06-15-2005, as submitted by
Goodell-Grivas, Inc., the traffic consultant for the
applicant. He reviewed the site plan, noting the improved
traffic circulation due to the revised site plan, including
the right-in and right-out only access off South Boulevard,
closest to the Squirrel Road intersection. He noted that there
would be no additional traffic on Squirrel Road, but that the
proposed curb cut onto Squirrel Road would eliminate the
existing traffic congestion and accidents on South Boulevard
and at the intersection. He also stated that the proposed
traffic circulation within the shopping center was also
improved, including truck circulation for loading and
unloading.
Mr. Wittbold questioned why the center drive aisle was
off-set from the curb cut entrance off South Boulevard.
Mr. Labadie stated that he would defer that question to the
architect of the project, but offered that perhaps the
configuration was due to the dimensions and locations of the
parking bays.
Mr. Mintz asked for questions or comments from the
Commissioners to Ms. McCullough or to the Township staff
present at the meeting.
There were no questions from the Commissioners.
Mr. Mintz asked for the presentation from the applicant.
Mr. Mark Drane, architect with Rogvoy Architects, was
present with Mr. Sam Thomas, shopping center owner, Mr. Rick
Ragsdale, Kroger representative, and a representative of
Goodell-Grivas, traffic consultant for the applicant. Mr.
Drane reviewed the history of the site, including the existing
consent judgment. He reviewed the additional landscaping as
proposed, the exterior renovations, including brick and
traditional accents, and the improved traffic circulation. He
commented that all shopping centers that he was aware of that
were located on corners, including those in other communities,
have access from both roadways. He noted the need for
variances for the proposed architectural details along the
roofline, which violated the consent judgment and the
Township’s height requirements.
Mr. Rick Ragsdale, representative of Kroger, presented a
slide presentation of the proposed interior renovations,
including the pharmacy, bakery, and ethnic food sections. He
stated that an extensive wine department, floral department,
and possibly a Starbucks would also be added. He commented
that there were only five stores that remained in the State of
Michigan that had not yet been updated, with this location
being one of them.
Mr. Drane addressed the previous question of Mr. Wittbold
and stated that the in-bound portion of the drive aisle was in
line with the curb cut entrance off South Boulevard and felt
that the proposed configuration was adequate.
Mr. Mintz questioned the procedure being undertaken by the
developer to amend the consent judgment.
Mr. Drane stated that this was the first step in the legal
process and understood that the Township Board of Trustees was
the legislative body that would handle the review and approval
of any proposed amendment to the consent judgment.
Mr. Mintz asked for further questions or comments from the
Commissioners to the applicant.
Mr. Swoboda questioned the size of the loading dock and if
the loading could be adjusted.
Mr. Drane stated the loading dock was to remain the same
and commented that a masonry screenwall could be added for
screening purposes.
Mr. Wittbold questioned the numerous trash dumpsters and
their locations.
Mr. Drane commented that perhaps the tenants could agree to
use the same trash company and reduce the number of existing
dumpsters. He also reviewed the improvements to be made to the
rear of the building, including increased screening. He noted
that improved tenants and better maintenance of the trash
situation would eliminate some of the property maintenance
concerns at the center.
Mr. Drane introduced Mr. Sam Thomas, owner of the shopping
center. Mr. Thomas reviewed the proposed upgrades and
commented that more pride would be returned to the center. He
stated that the cleaning cycle of the shopping center could be
increased and that he would work with the tenants to
incorporate the use of one trash company, thus eliminating the
number of dumpsters.
Mr. Mintz opened the meeting to public comments.
Mr. Ed Karamanian, 3330 South Boulevard, stated he was in
favor of the shopping center but was opposed to the curb cut
onto Squirrel Road, noting the existing consent judgment. He
also noted the recently installed pedestrian path along
Squirrel Road.
Ms. Stefanie Tatum, 770 Brookwood Walke and representative
of the North Bloomfield Hills Association, was present in
support of the proposed renovations, including increases to
the surrounding homeowners’ property values that an upgrade to
the shopping center would afford.
Mr. James Greenwalt, 1565 Squirrel Road, questioned the
accident report and the traffic study. He commented on the
possible increase in truck traffic on Squirrel Road. He also
noted that the homes across Squirrel Road face the shopping
center and that he was opposed to the Squirrel Road curb cut.
Mr. Charles Peters, 1069 Oak Tree Lane and adjacent to the
rear of the center, questioned if truck traffic would be
increased at the back of the shopping center and would the
rear of the center be renovated with the possibility of
increased landscaping. He also commented on possible noise
control.
Ms. Joann Carlson, 1262 Ashover and President of Chapel
Hills Association, was present speaking on behalf of the
subdivision board but not all the residents of the
subdivision. She questioned the traffic study and stated that
she was opposed to the proposed curb cut onto Squirrel Road.
Mr. Lorenzo Corrichio, 1162 Peveril Road, stated that he
was opposed to the proposed curb cut onto Squirrel Road and
that there would be additional traffic and accidents on
Squirrel Road. He was in favor of renovations and improvements
to the shopping center.
Mr. Mijac, 1511 Brandywine Drive, resident of Shaker
Heights subdivision, commented on the traffic problems on
South Boulevard and the numerous accidents.
Ms. Gloria Tonelli, 1261 Ashover Drive, stated her concerns
with the proposed curb cut and noted that she was opposed to
the possibility of increased traffic on Ashover Drive.
Mr. Bob Hallyburton, 1790 Shaker Heights Drive, stated his
concerns with the curb cut directly across the entrance to the
shopping center to the north, within the City of Auburn Hills.
He was in favor of the curb cut onto Squirrel Road and the
proposed renovations and noted that the Squirrel Road curb cut
would improve the traffic circulation for the entire area. He
also commented that the additional traffic on Squirrel Road
was due in fact to the numerous commercial developments to the
north in Auburn Hills.
Ms. Leonard McIntee, 3356 South Boulevard, questioned the
process of the consent judgment.
Mr. Mintz stated that the Township Board of Trustees was
the legislative body that would address an amendment to the
consent judgment.
Mr. Payne reviewed the required process for amending the
consent judgment, also to be reviewed by the Township
Attorney. He noted that the owner and developer of the
shopping center had a right to propose this renovation to the
Township, including the proposed curb cut onto Squirrel Road.
Mr. Payne stated that he asked the Township’s staff to review
this proposal and offer their professional comments regarding
the proposal. He noted that Mr. Labadie of Tetra Tech was the
Township’s traffic consultant and that he offered his comments
after reviewing the traffic study as submitted by the
applicant. Mr. Payne stated that the Township was still 95%
residential and 5% commercial. He also noted that Squirrel
Road was a gravel road when the consent judgment was signed in
1973.
Mr. John Herkes, 1013 Oak Tree Lane, stated this shopping
center was long overdue for renovations and property
maintenance. He commented on the truck circulation, noting
that this proposal should allow for only truck traffic
entering off South Boulevard. He also commented on the
refrigerator trucks, which sit and run in the Kroger truck
wells, requesting that this noise issue be addressed.
Mr. Greg Nixon, 1111 Ashover Drive, commented on the
increased traffic on Squirrel Road and was opposed to the
proposed curb cut onto Squirrel Road
Mr. Stenicke, 1037 Clear Point Court, expressed concern
regarding the parking and traffic circulation as proposed.
Mr. David Morgan, 1775 Brandywine Drive and President of
the Shaker Heights Association, was present in support of the
proposed renovations and commented that if the curb cut onto
Squirrel Road was required to make the renovations financially
feasible for the owner, then it must be considered.
Doug Gentry, 1216 Robson Lane, was present on his own
behalf. He commented on the traffic study and expressed
concerns for possible increased traffic on Ashover Drive. He
questioned the location of the curb cuts for both Fifth Third
Bank and this shopping center. He commented that the residents
were not afforded enough time to review the traffic study and
requested that the traffic study be made available by the
applicant. He also commented on possible safety issues along
Squirrel Road.
Mr. Payne stated that the Commission and the staff would
try to answer the questions as presented by the public. He
also noted that the traffic study was done consistent with
industry standards and was performed at peak hours.
Mr. Mark Drane addressed the truck circulation for the
center, reviewing their proposed route.
Mr. Payne requested that our Police Department try to
obtain traffic information from Auburn Hills for the shopping
center to the north, including their existing curb cut onto
Squirrel Road. He stated that noise issues, including trucks
idling in the truck wells, would be addressed.
Mr. Payne commented on the previous suggestions from the
Planning Commission for representatives of Fifth Third Bank
and the shopping center to provide a shared entrance curb cut
to service both properties. He noted that Oakland County
approved of both curb cuts, but that there was cross
circulation proposed between the two properties.
Mr. Wittbold questioned why the 90 degree parking was
changed from the angled parking. He questioned if angled
parking would function better, even if it created a greater
loss in parking spaces.
Mr. Drane stated that he did not feel angled parking was
more effective and that this parking situation allowed for
better traffic circulation
Mr. Salz questioned truck circulation and questioned if the
curb cut onto South Boulevard, closest to the Squirrel Road
intersection, might be eliminated. He stated that the proposed
curb cut onto Squirrel Road would increase emergency response
time and eliminate traffic safety issues at the intersection.
He commented that the traffic on Squirrel Road was already
there and that he did not feel the proposed curb cut would
increase traffic. Mr. Salz suggested a "no truck traffic" sign
at the curb cut onto Squirrel Road.
Mr. Mintz addressed the shopping center owner and
developer, suggesting that they address the issues and
concerns raised by the public at this meeting.
Mr. Mintz called for a motion.
Motion was made by Swoboda, seconded by Wittbold and was
unanimously supported to table this proposal for the
Burlington Bloomfield Shopping Center until the next Planning
Commission meeting as scheduled for Monday, November 7, 2005,
to address the numerous questions and issues as raised by the
public.
YEAS: Mintz, Salz, Wittbold, Swoboda
NAYS: None
ABSTAIN: Reisinger
IV. GENERAL BUSINESS:
The next Planning Commission was scheduled for Monday,
November 7, 2005.
V. ADJOURNMENT:
The Planning Commission Meeting of October 17, 2005 was
adjourned at 9:10 P.M.
Respectfully submitted,
Patricia McCullough, Director
Planning and Building
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