Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, July 17, 2006
Bloomfield Township Hall

I. ATTENDANCE:

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

ABSENT: Reisinger

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

Dave Payne, Township Supervisor, was present in the audience.

II. APPROVAL OF MINUTES:

The Planning Commission minutes of June 19, 2006 were accepted as written.

III. SITE PLAN REVIEWS:

A. Marian High School - 7225 Lahser Road - Addition / Alterations

Ms. McCullough reviewed this proposal for the existing Marian High School, located on the easterly side of Lahser Road and south of Lincoln Drive. The proposal included a gymnasium and fly loft addition over a stage area to be constructed at the rear of the existing school. Ms. McCullough reviewed the staff report as provided to the Commissioners and submitted to the file. The site plan, landscape plan and elevations were reviewed along with the revised parking lot reconfiguration, per the requirements of the Fire Department. Screening of rooftop mechanicals, additional landscaping, and the need for a masonry dumpster enclosure were also addressed. The Departmental reports were reviewed as submitted to the file along with the minutes of the Design Review Board.

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

The Commissioners questioned the placement of any new mechanicals and also questioned if the revised plans accommodated the requirements of the Fire Department.

Ms. McCullough noted that the revised plans, including reconfiguration of the parking lot, allowed for the required traffic circulation and turning radii. She stated that the applicant could address the location and screening of the mechanicals.

Mr. Salz asked for the presentation from the petitioner.

Mr. John Argenta, architect with CDPA, reviewed the proposal for renovations to the existing Marian High School, including a gymnasium addition and a fly loft roof. He noted the need for a height variance from the Board of Appeals, due to the required roof height by the State of Michigan for a new gymnasium roof and also for the proposed fly loft roof over the existing stage area within the existing gymnasium . Mr. Argenta stated that the rooftop mechanicals would be placed between the existing building and the new gymnasium addition and that mechanicals would be properly screened with a parapet wall. He also commented that the dumpster would be enclosed with a masonry enclosure, with wooden gates, and that the additional trees, as required by Ordinance and noted in the staff report, would be planted on site.

Mr. Salz commented on the existing gate between the Marian High School property and the Brother Rice High School to the north.

Mr. Argenta understood from the Marian School representatives that the two school sites were to remain separate, but that the gates may be open to accommodate overflow parking with large events at either school.

Mr. Salz opened the meeting to public comment.

Ms. Nancy Batlemento, 7244 Lahser Road, questioned if there would be any changes to the front of the building. She also questioned if the proposed addition would be visible from her home across Lahser Road.

Mr. Argenta confirmed that all the construction was taking place at the rear of the building and that there would be no changes to the front of the building or to the front parking area. He stated that he did not believe the proposed addition would be visible from Ms. Batlemento’s home.

Mr. Dave Bogart, adjacent neighbor to the south of Marian’s tennis courts, questioned if the number of parking spaces or the student enrollment would be increased. He also questioned the setback of the school and wanted to verify that the existing line of evergreen screening along the southerly property line would not be affected or removed.

Mr. Argenta confirmed that there would be no increase in the student enrollment or the available permanent parking. There would be a temporary parking area during the construction project. He also noted that the building and parking setback requirements were being met. The proposed materials for the addition were reviewed, noting how they complimented the existing building.

There were no further public comments.

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

There were no additional questions or comments from the Commissioners.

Mr. Salz called for a motion.

Motion was made by Swoboda, seconded by Stark, and was unanimously supported to forward this proposal to the Zoning Board of Appeals and the Township Board of Trustees with the following conditions:

YEAS: Salz, Goldberg, Stefanes, Mintz, Swoboda, Stark

NAYS: None

B. BP Service Station - 6495 Telegraph Road - Demolition / New Construction

Ms. McCullough reviewed this proposal for the service station located on the northeast corner of Telegraph Road and West Maple Road. The proposal included demolition of the existing station and the construction of a new service station facility, consisting of pump islands, a convenience store and a drive through Dunkin Donuts. The site plan was reviewed, including traffic circulation and parking layout, and building and parking setbacks. The landscaping plan was also reviewed. Ms McCullough noted the variances that would be required for the parking setbacks, the height of the pump island canopies, and the lack of a loading zone. The location of the trash enclosure was reviewed, noting that the applicant must confirm a masonry enclosure with wooden gates. The building elevations were reviewed, along with building materials. The Departmental reports were reviewed and submitted to the file. The traffic engineering comments from MDOT regarding Telegraph Road were also reviewed and submitted to the file. Ms. McCullough noted the minutes provided from the Design Review Board, including the notation that future signage that would require further review and approval. The wall along the northerly side property line was also addressed, including verification of its location.

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

Mr. Stark noted the need to address the concerns expressed by MDOT. He also questioned the existing green space between Telegraph Road and the proposed parking lot.

Ms. McCullough stated that the greenbelt was in the Telegraph Road right-of-way, which was owned by MDOT, and could not be utilized for parking. She also noted that the curb cut closest to W. Maple Road was being eliminated.

The Commissioners questioned the size of the parking spaces and the proposed height of the canopy. They also questioned the lack of a loading zone for the convenience store and the drive-through facility.

Ms. McCullough noted that the size of the parking spaces complied with the ordinance and that the loading could be accomplished utilizing the parking and drive-through areas during closed business hours. Ms. McCullough noted that a variance must be sought for the lack of a loading zone area.

Mr. Salz asked for the presentation from the applicant.

Mr. Duane Barbet, Barbet Development, addressed the questions and concerns of the Commissioners. He stated that they would provide a masonry dumpster enclosure with wooden gates. He also noted that the plans previously provided to the Commissioners and submitted to the file accurately showed the newly relocated wall, as agreed upon with the adjacent property owners, Schostak Brothers. Mr. Barbet stated that the rooftop mechanicals would be screened with a 4 foot high parapet wall and would not be visible from view. The applicant also noted that the height of the canopy had been revised to an overall height of 18 feet, reduced from the originally proposed height of 19 feet.

Mr. Swoboda questioned the proposed traffic flow from Telegraph Road and the traffic circulation on site. The location of the curb cuts and the traffic circulation on site were reviewed by Mr. Barbet. He commented that the turning radii was reviewed and determined to be adequate, and noted the preliminary approval comments provided by the Fire Department.

Mr. Mintz commented on the need to expedite projects, but also on the need to have compliance with the requirements as noted by staff and MDOT. He requested that plans be amended prior to their submittal to the Planning Commissioners.

Motion was made by Mintz, and seconded by Swoboda to table this proposal for submittal of revised plans that addressed all the outstanding information, including the requirements of MDOT.

The motion was opened for discussion.

The applicant stated that most of the items had been addressed and that he would revise the plans prior to submittal to the Board of Appeals, to include the revised height of the canopy. He respectfully requested that the Commission move the project forward.

Mr. Ray Biehling, representative of Schostak, was present in support of the project. He stated that Schostak owned the adjacent property to the north and east and was in agreement with the relocated wall along their adjacent property line, as shown on the plans provided to the Commissioners. He also noted that Schostak would be operating the Dunkin Donuts within the proposed service station site. He respectfully requested that the Planning Commission forward the proposal to the Zoning Board of Appeals.

Dr. Goldberg, along with Mr. Stark and Ms. Stefanes all stated their preference to move the project forward, subject to conditions.

Mr. Mintz withdrew his motion to table and Mr. Swoboda withdrew his second of the motion.

Motion was made by Stark, seconded by Goldberg and was unanimously supported to forward the project to the Zoning Board of Appeals and the Township Board of Trustees, with a recommendation for approval, subject to the following variances:

The motion included that the revised plans submitted for the Zoning Board of Appeals and the Township Board of Trustees were to include the proposed screening of the rooftop mechanicals and the masonry dumpster enclosure with a wooden gate. The proposed signage would be addressed with a separate review and permit.

YEAS: Salz, Goldberg, Stefanes, Mintz, Swoboda, Stark

NAYS: None

IV. MASTER PLAN UPDATE:

A. LSL Planning, Inc.

Mr. Tom Dabareiner, Principal Planner of LSL Planning, welcomed everyone to the Master Plan portion of the meeting regarding the Township’s draft goals and objectives and a discussion of tree preservation within the Township.

Mr. Dabareiner reviewed the agendas and findings of the previous Master Plan meetings to date and the proposed issues to yet be addressed. He emphasized that the public forums were to address Township wide issues and not personal / specific issues to individuals’ sites. He also commented on the strict regulations and limits placed on the Master Plan process through State laws and procedures.

Mr. Dabareiner, due to a power shortage during the meeting, was unable to present his Powerpoint. The draft goals and objectives, as provided to the Commissioners, were revised and discussed.

Several of the topics discussed included the Goals and Objectives of Community Facilities:

The SWPPI Report, Goals and Objectives, remained unchanged.

The Natural Environment Goals and Objectives were discussed, including reducing / combining the number of goals as presented. The number of objectives was also to be reduced with proposed verbage to include "protect and improve".

The medians along Telegraph Road and Woodward Avenue were discussed. The protection of the greenbelts along each side of Telegraph Road was emphasized.

There was no public present for the Master Plan portion of the meeting.

Mr. Dabareiner thanked the Commissioners for their valuable input into the Master Plan Update process and noted that the next Master Plan Update was scheduled for Monday, August 21, 2006, as a Public Forum to discuss Future Land Uses.

V. DISCUSSION ITEMS:

A. Items Not on the Agenda

No additional items were discussed.

VI. GENERAL BUSINESS:

A. Next Commission Meeting Date

The next Planning Commission Meeting was tentatively scheduled for Wednesday, August 9, 2006, due to the Primary Election scheduled for Tuesday, August 8, 2006.

VII. ADJOURNMENT:

The Planning Commission Meeting of Monday, July 17, 2006 was adjourned at 9:15 P.M.

Respectfully submitted,

Patricia McCullough, Director

Planning and Building

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