Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, May 15, 2006
Bloomfield Township Hall

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

ABSENT: None

Staff Present: Patricia McCullough, Planning and Building Director, Robin Carley, Development Coordinator, and Chris Gruba, Assistant Planner

Dave Payne, Township Supervisor, Jan Roncelli, Township Clerk, and Corinne Khederian, Board of Appeals Chairperson were present at the meeting. Several Township Department Heads were also present.

The Planning Commission minutes of May 3, 2006 were accepted as written.

Mr. Tom Dabareiner, Principal Planner of LSL Planning, welcomed everyone to the Master Plan meeting regarding natural features. He introduced Sarah O’Donnell, also of LSL Planning, and Mr. Steve Metzer of DLZ of Michigan.

Mr. Dabareiner reviewed the agendas and findings of the previous Master Plan meetings to date and the proposed issues to yet be addressed.

Mr. Steve Metzer reviewed the current environmental programs already in place in the Township, including the Gypsy Moth program, the West Nile Virus program, and the Emerald Ash Borer program. He reviewed the Powerpoint presentation, which was provided to the Commissioners and submitted to the file. The Natural Features Scope Review included the following:

Mr. Metzer reviewed the existing Geographic Information System (GIS) data provided by the Township and noted the proposed enhancements, including sample updated maps for wetlands and woodlands inventories. He also reviewed the proposed steep slopes and difficult soils maps. Mr. Metzer noted the numerous benefits to the Township’s residents and employees in being able to determine future potential soil or slope issues for sites within the Township.

Mr. Metzer commented on the existing Natural Beauty Roads within the Township, as designated by Oakland County criteria. He also commented on the Detention Basin Distribution, including an inventory/cataloging of site names and locations.

The Township’s website and links to the Master Plan Update and Environmental Services was provided to the public.

Mr. Salz opened the meeting to public comment, noting that each person was limited to three minutes for their comments.

Mr. Paul Roth, resident within the Whisperwood Subdivision, noted the existing flooding issues within his Association, due to a failing drainage system and the failing of septic systems of neighboring properties. He believed the flooding issues affected approximately 50 homes in the area and that hundred of trees were dead or dying.

Mr. Walter Kummer, 1501 Bataan Drive, commented on the invasive species that have moved into the wetlands within the Township and suggested that the Township develop a comprehensive plan to address maintenance of wetland areas and to maintain the quality of the existing natural areas.

Ms. Judy Martin, resident of the Birmingham Farms Subdivision, commented on the trees that were removed by a developer on property along the westerly side of Telegraph Road, south of West Maple Road. She questioned if a previous approved plan for this site designated open areas or required landscaped areas.

Ms. McCullough noted that previous approved development plans may not have contained as much detail regarding landscaping, however, developers were now required to submit detailed landscape plans to the Township with any development proposal.

Mr. Gene Jacoby, resident of Forest Lane, commented on the existing woodlands located along his street and noted his concern in maintaining the valuable forested areas during current construction within his area. He commented on the need to address this issue with the proposed Master Plan.

Ms. Barbara Moorhouse, resident of the Fox Hills Subdivision, commented on the E.L. Johnson Nature Center, owned by the Bloomfield Hills School District. She provided a brochure published by the Friends of the Nature Center, noting the new Visitors Center soon to be completed, and invited everyone to visit this wonderful natural features resource within the Township.

Ms. Nancy Karas, resident of the Lochwood Subdivision, presented photos of existing construction sites located adjacent to natural features within the Township and the need to address the maintenance of these sites.

Mr. Michael Carmichael, resident of Wing Lake Shores, commented on the portion of Wing Lake Road designated by Oakland County as a natural beauty road and the Township’s maintenance of this road, including removal of trees within the County’s road right-of-way by private individuals / property owners. He commented on the need for more strict enforcement and increased fines for removal of trees along the natural beauty portion of Wing Lake Road.

Mr. Ed Anderson, resident of Brookside Drive, commented on the numerous existing large trees within his subdivision and strongly recommended the adoption of a Township Tree Protection Ordinance. He commented on the reconstruction, which was occurring, within his subdivision, including the demolition of smaller ranches and the building of much larger homes, which required the removal of many large trees.

Mr. Salz made note on the numerous public comments regarding preservation of woodlands features.

Mr. Dabareiner noted that the Township’s proposed vision statement, as drafted by the Planning Commissioners, including preservation of the Township’s woodlands.

Mr. Metzer noted the balance between preservation of woodlands and infringing upon individuals’ property rights. He commented on the difference between the Master Plan process and the drafting and adoption of specific ordinances, including a Woodlands Ordinance

Ms. Kimberly Shapiro, resident of North Berkshire, questioned if the Township was proposing any public parks.

Mr. Tom Dabareiner noted that draft goals and objectives were being developed and would be presented to the Planning Commissioners, including the feasibility of obtaining land for the development of public parks.

Mr. Metzer noted that at this stage of the Township’s development, it would be very difficult to obtain large tracts of land and would require public donation.

Mr. Goldberg questioned if the Master Plan would designate certain Woodland areas that must remain as Woodlands.

Mr. Metzer commented that a community could decide to preserve the Woodlands areas and could possibly require a tree survey prior to proposed construction.

Ms. Reisinger questioned what type of park the residents were requesting and if the parks should be located within a specific subdivision or in a general area.

Mr. Robert Wittbold, resident of Club Drive, commented on the need to acquire public access to the Township’s lakes and wetland areas.

Ms. Rebecca DeBruin, resident, commented on the natural beauty portion of Wing Lake Road and the property associated with the Wing Lake School. She commented that perhaps the school property could be developed as a public park.

Mr. Ed Coe, resident near the intersection of Lone Pine Road and Lahser Road, also on the Board of Directors of the Oakland County Land Conservancy. He commented on the County’s current natural features inventory to review and identify the Woodlands and Wetlands areas within the County with a minimum of 20 acres. He noted that the size criteria could be reduced for identification of the Township’s natural features area, and that he was aware of numerous volunteers who would be willing to help in this process.

Ms. Marilyn Tuchow, resident of the Wing Lake Subdivision, commented on the lack of guidance to residents regarding the maintenance of the natural beauty road. She expressed concern regarding the run-off into the detention basins and also commented on the need to identify historic sites and areas with the GIS mapping program. Ms. Tuchow noted that the old Wing Lake School would be an excellent area for a public park.

Ms. Pam Carmichael, resident of the Wing Lake Shores Subdivision, commented on a published book that inventories the existing flora along the natural beauty road portion of Wings Lake Road. She noted that the book was available at the Township’s Library.

Mr. Gerald Tuchow, resident of Wing Lake Road, commented on the existing Old Oak tree on his property, and commented on the need to designate historic trees within the Township.

Mr. Dorm Dickerson, resident of Wing Lake Road, commented on the future development of the Wing Lake School site and that it could possibly be used for a senior center facility and / or a public park.

Mr. Dave Payne, Township Supervisor, thanked all the participants at the public forum, and noted that their comments would provide direction to the Planning Commissioners and the Township Board of Trustees for future development within the Township. He commented on the Township’s bond proposal to the voters in the 1980’s to purchase the Turtle Lake Farms site for a public park. This bond proposal was defeated by the Township voters and the site was purchased by a developer and developed as single-family homes. He commented that the Township is now basically built out, however, the Township has notified the school district that they would be interested in purchasing any school property.

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

Mr. Dabareiner stated that they had taken detailed notes of the public’s comments and that they would be incorporated into the draft goals and objectives to the Commissioners.

The Commissioners discussed the provisions for the acquisition of land, including possible millage proposals. Conservation easements were also discussed.

No additional items were discussed.

The Next Planning Commission Meeting was scheduled for Monday, June 5, 2006.

The Planning Commission Meeting of Monday, May 15, 2006 was adjourned at 8:50 P.M.

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P.O. Box 489
Bloomfield Hills, MI 48303-0489
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