Planning Commission Minutes
CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Wednesday, August 9, 2006
Bloomfield Township Hall
I. ATTENDANCE:
PRESENT: Salz, Stefanes, Mintz, Swoboda, Reisinger, Stark
ABSENT: Goldberg
Staff Present: Patricia McCullough, Planning and Building
Director, Wayne Domine, Engineering and Environmental
Director, Robin Carley, Development Coordinator, and Chris
Gruba, Assistant Planner
Dave Payne, Township Supervisor, was present.
II. APPROVAL OF MINUTES:
The Planning Commission minutes of July 17, 2006 were
accepted as written.
III. CALL FOR PUBLIC HEARING:
A. Proposed Zoning Ordinance Amendment – Flood Plain
Regulations
Ms. McCullough reviewed the proposed ordinance amendment
for adoption of the newly revised FEMA maps along with the
means for enforcement of the new requirements. Federal
regulations for new developments and construction within the
floodplain were reviewed. Ms. McCullough stated that the
purpose of the ordinance amendment was to comply with present
Federal and State regulations and to meet the conditions of
the national Flood Insurance Program. It was recommended that
the Planning Commission hold the public hearing on September
6, 2006 and consider forwarding a recommendation to the
Township Board for their consideration. The new updates to the
local ordinance must be completed by September 29, 2006 in
order for the Township to remain eligible in the National
Flood Insurance Program. Ms. McCullough’s staff report was
provided to the Commissioners and submitted to the file.
Mr. Domine briefly reviewed the existing Flood Plain maps,
noting the condition of the current maps and the need for
updating. He stated that he would be available to the public
and to the Commissioners to answer any questions regarding the
proposed amendments and the need for a public hearing. Mr.
Domine also noted that the ordinance and code amendments would
allow for Township residents to apply for flood insurance.
There were no questions or comments from the Commissioners
regarding the proposed amendments.
Mr. Salz noted that no public was present regarding this
item.
Mr. Salz called for a motion.
Motion was made by Mintz, seconded by Swoboda and was
unanimously supported to schedule the public hearing on
Wednesday, September 6, 2006, for the proposed Flood Plain
Ordinance Amendment.
YEAS: Salz, Stefanes, Mintz, Swoboda, Reisinger, Stark
NAYS: None
IV. MASTER PLAN UPDATE – LSL Planning, Inc.
A. Draft Goals and Objectives
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. He
reviewed the Commissioners’ comments from the previous Master
Plan discussion held on July 17, 2006.
Mr. Dabareiner opened the discussion with the proposed
Economy and Business Goals and Objectives, including his
PowerPoint presentation as provided to the Commissioners and
submitted to the file.
The Commissioners discussed the proposed verbage regarding
a walkable vibrant community, and a connected business
community. Mr. Payne noted that the Township may not be able
to create a "downtown" area but commented on the commercial
core areas along the Telegraph Road and Woodward Avenue
corridors and how the Township might create connected walking
areas for these commercial sites.
The Commission identified the commercial core areas,
including the intersections of Telegraph Road and W. Maple
Road, Telegraph Road and Long Lake Road, Telegraph Road and
Square Lake Road, and Woodward Avenue and Square Lake Road.
Mr. Dabareiner commented that the business areas were well
distributed throughout the Township, but that the
aforementioned intersections might be identified as the core
areas for commercial development. The feasibility of
pedestrian walkways across the major thoroughfares was
discussed, including a walkway across Telegraph Road, north of
Square Lake Road.
Entry treatments and identification of the Township were
discussed, including signage and landscape treatments along
the major thoroughfares.
The Commission discussed the need to maintain the high
quality of the existing business community and how to attract
new quality businesses.
The need to review the Township’s current parking
requirements within the Zoning Ordinance was discussed. The
Commission commented that the many existing large, unfilled
parking lots at commercial sites could be developed as green
space. The need for a future comprehensive parking ordinance,
including the required number of parking spaces along with
parking setbacks and increased landscape requirements, was
discussed.
Aerials of the major thoroughfares were presented for the
Commissioners’ review, including the Long Lake Road and
Telegraph Road intersection. Discussion followed regarding
possible ways to improve the intersection, especially the
northeast and southeast corners. The Commission also discussed
development ideas for the area north of the existing
Bloomfield Township campus, behind the existing businesses
fronting Telegraph Road and Long Lake Road.
Safety paths and bike paths were discussed, including the
possibility of creating bicycle lanes along the commercial
roadways. Crosswalks were also discussed.
Transportation Goals and Objectives were reviewed by Mr.
Dabareiner. The Commission noted some existing traffic
concerns along the Square Lake Road corridor, especially
between Woodward Avenue and Telegraph Road.
Housing Goals and Objectives were reviewed by Mr.
Dabareiner. The Commission stressed the importance of
maintaining the architectural character and quality of the
upscale residential communities. The possibility of a future
ordinance to address requirements for future residential
development, including the quality of the materials used and
the need for harmony with the residential communities within
the entire Township, was also discussed. The importance of
Association deed restrictions was noted, including the
existing cooperation by the Township’s Planning and Building
Department in working with the Associations to obtain their
approval / input prior to the issuance of building permits.
The legality of architectural requirements for residential
zone districts versus commercial zone districts was discussed.
Mr. Dabareiner briefly reviewed the upcoming Master Plan
Update Public Forum scheduled for Monday, August 21, 2006, to
discuss future land use issues.
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 Monday, August 21, 2006, as a Master Plan Public
Forum.
VII. ADJOURNMENT:
The Planning Commission Meeting of Wednesday, August 9,
2006 was adjourned at 9:20 P.M.
Respectfully submitted,
Patricia McCullough, Director
Planning and Building
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Charter Township of Bloomfield
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P.O. Box 489
Bloomfield Hills, MI 48303-0489
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