Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Wednesday, October 4, 2006
Bloomfield Township Hall

I. ATTENDANCE:

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, was present in the audience.

II. APPROVAL OF MINUTES:

The Planning Commission minutes of September 18, 2006 were accepted as written.

III. SITE PLAN REVIEWS:

A. 2385 Telegraph Road – Costco Fueling Station – Demolition / New Construction

Ms. McCullough reviewed this proposal for the Commissioners for the demolition of the existing Oil Well facility and the construction of a new Costco Gas Station on the easterly side of Telegraph Road, north of Square Lake Road. A staff report was provided to the Commissioners and submitted to the file. Ms. McCullough reviewed the plans as submitted, including the site plan, elevations, landscaping and lighting plans. The existing dumpster and dumpster enclosure would be removed and the area restored with lawn and curbing. The proposed curb cuts were addressed, including traffic circulation and parking on site. Comments from the various Township Departments were provided, including the preliminary approval from MDOT regarding g elimination of the southerly curb cut onto Telegraph Road and the widening of the existing northerly curb cut. The applicant had agreed to paint the air-conditioning unit to match the brick controller building and to also comply with any requirements to remove the tainted soils on site for the previous oil well facility. It was noted that the height of the proposed canopy would require approval from the Board of Appeals, along with the proposed signage on the canopy.

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

The Commissioners questioned the ingress and egress to the site and the proposed traffic circulation.

Mr. Salz asked for the presentation from the applicant.

Mr. Ted Johnson, Design Strategies, was present to review the proposal and confirmed that they were taking the necessary steps to remove the tainted soils and provide protection for any negative impacts. The proposed traffic circulation was explained, including the cross traffic allowed for with the adjacent parking lots and drive aisles. Mr. Johnson stated that this fuel facility was for Costco members only and that a ground sign was not being requested, however, a 10 sq. ft. sign was being proposed for the canopy to identify the site.

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

The Commissioners further discussed the parking and traffic circulation on site and the proposed ingress and egress, including allowance by MDOT of the "right in only" driveway on Telegraph Road.

Mr. Salz opened the hearing for public comment.

There was no public comment.

Mr. Salz called for a motion.

Motion was made by Reisinger, seconded by Stefanes, and was unanimously supported to forward this request to the Zoning Board of Appeals and the Township Board of Trustees, with the following considerations:

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

NAYS: None

B. 3600 Bradway Boulevard – Detroit Country Day School – Addition / Alteration

Ms. McCullough reviewed this proposal for the Commissioners regarding the proposed three additional classrooms to the southerly end of the existing Detroit Country Day Junior School, located at the northeasterly corner of Lahser Road and Bradway Boulevard. A staff report was provided to the Commissioners and submitted to the file. The site plans, elevations, and landscape plans were reviewed. The existing parking would remain and the student enrollment would not be increased. Departmental comments were reviewed and submitted to the file. The approval of the Bloomfield Village Association was provided, with the elimination of the existing shed on the site, and with no increase in student enrollment or additional staff. Ms. McCullough noted that setback variances would be required, along with a variance to expand the existing non-conforming school on the existing non-conforming site, deficient in size for a school use.

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

Ms. Reisinger questioned the time frame for construction and if a construction trailer would be required.

The Commissioners also discussed the enforcement of maintaining the existing student enrollment and if this proposal would be the last Phase of construction for the school

Mr. Salz asked for the presentation from the applicant.

Mr. Tim Casai, TMP Architect, was present along with Mr. Gerald Hansen, Headmaster of the School.

Mr. Casai stated that this proposal was the last of the construction projects proposed for this site. He explained that a Master Plan was provided originally, noting a three-phase construction project, with this being the third and final phase. Mr. Hansen concurred that this was the last construction proposed for additions to the existing school, with the proposed project to be completed by September of 2007. Mr. Casai also noted that there was a previous letter on file with the Township, submitted by Detroit Country Day Junior School, that the student enrollment would not be increased from its existing number.

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

The Commissioners questioned the fire exit doors relative to safety issues, and also the existing and proposed landscaping. They also questioned how security was provided for the site, including the possibility of enclosing the site with fencing.

Mr. Casai commented that alarms could be added to the exit doors and also noted that the Police Department reviewed the plan and offered their recommendations. The applicant stated that there were no plans for adding fencing to the site.

Mr. Salz opened the hearing for public comment.

Mr. Larry Nutson, Manager for the Bloomfield Village Association, noted that the Association’s approval was granted only if the student enrollment and number of staff would not increase from its current number. He noted the limited ingress and egress to the site, parking circulation on the roadways surrounding the site, and the limited number of parking spaces on site. Mr. Nutson asked for a document, which could be recorded and would run with the land, capping the number of student enrollment and staff as currently exists. Mr. Nutson also noted that the Village was requesting additional landscaping.

Mr. Salz called for a motion.

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

Mr. Mintz proposed an amendment to the motion, requiring the applicant to sign a contract limiting the student enrollment and number of staff. The amendment failed due to the lack of support.

Mr. Salz called for a vote on the original motion.

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

NAYS: None

C. 2055-2097 Telegraph – Pet Supply Plus Plaza / Gateway Bldg. – Site Issues

Ms. McCullough reviewed this proposal for site plan approval for the existing Pet Supply Plus Plaza / Gateway Building site, located on the easterly side of Telegraph Road, north of Square Lake Road. A staff report was provided to the Commissioners and submitted to the file. Previous Board approvals, conditions of the approvals, and the history of the site, including access issues and curb cuts from the adjacent K-mart easement on the southerly side of the property, were reviewed. Ms. McCullough then addressed the proposed loading area, fire lanes, and proposed screening of the existing dumpster and compactors on the northerly side of the shopping center. The outstanding landscaping issues and condition of the existing parking lot were addressed, including the recommendation of the Design Review Board to repair, patch, and seal coat the entire parking lot by November 15, 2006. The requested parking variance of 5 spaces was reviewed, noting that this variance was being sought to allow for a general retail use to occupy the previous Newton’s furniture tenant space. Departmental reports were provided to the Commissioners and submitted to the file, noting the approvals of the Fire Marshall for the proposed fire lanes and loading area.

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

There were no questions from the Commissioners to Ms. McCullough.

Mr. Salz asked for the presentation from the applicant.

Mr. Bruce Measom, agent for Harbor Companies, was present on behalf of the owner, noting the improvements to the site from the previous buildings, which existed years ago. He thanked the Planning Department and Township Staff for their patience and helpfulness in attempting to resolve the long-standing site plan issues.

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

The Commissioners questioned if the developer had any proposed tenants for the existing vacant spaces. They also questioned if CompUSA was remaining.

Mr. Measom stated that he did not have any additional proposed tenants and that CompUSA had the right to "go dark".

Mr. Salz opened the hearing to public comments.

There was no public comment.

Mr. Salz called for a motion.

Motion was made by Stefanes, and was unanimously supported to forward this request to the Zoning Board of Appeals and to the Township Board of Trustees with the following conditions:

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

NAYS: None

IV. PUBLIC HEARINGS – ORDINANCE AMENDMENTS:

A. Rezoning Request – 2510 Telegraph – from O-1 (Office) to OR-1 (Office Retail)

Ms. McCullough reviewed this proposal for the rezoning of the existing site at the southwest corner of Telegraph Road and Square Lake Road from an O-1 (Office) zoned district to an OR-1 (Office-Retail) zoned district. This rezoning was requested by the property owner to allow for the existing Fred Astaire Dance Studio / School to occupy the second floor of the existing building. A staff report was provided to the Commissioners and submitted to the file. The Design Review Board comments, along with the Departmental comments, were also reviewed and submitted to the file. Ms. McCullough noted that the proposed rezoning would not be in conflict with the Township’s Master Plan.

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

There were no questions from the Commissioners to Ms. McCullough.

Mr. Salz asked for the presentation from the applicant.

Mr. Bill Urich, attorney, was present with Mr. Mark Armstrong of Comforcare Health Care Holdings, Inc., owner and occupant of the first floor of the existing building. Mr. Urich reviewed the proposal and provided a history of the site. He noted that there would be no changes to the building and that the owner had agreed to provide the required screening for the existing trash dumpsters and to increase landscaping on the site. Mr. Urich also noted that there would be no gaming or drinking on site.

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

There were no questions from the Commissioners to the applicant.

Mr. Salz opened the hearing to public comments.

There was no public comment.

Mr. Salz called for a motion.

Motion was made by Mintz and was unanimously supported to forward this request for the rezoning of 2510 Telegraph Road from an O-1 (Office) zone district to an OR-1 (Office-Retail) zone district, to the Township Board of Trustees with a recommendation for approval.

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

NAYS: None

B. PA-110 – Zoning Regulations

Ms. McCullough reviewed this proposed zoning ordinance amendment that would address the requirements of the new Michigan Zoning Enabling Act, PA 110, which took effect on July 1, 2006. Ms. McCullough’s staff report, as provided to the Commissioners and submitted to the file, highlighted the proposed changes necessary to satisfy the outstanding provisions of the Township’s current Zoning Ordinance. It was recommended at the previous Commission meeting on Monday, September 18, 2006, that the Planning Commission hold a public hearing to receive comments and then forward the proposed ordinance amendment to the Township Board for their consideration.

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

There were no questions from the Commissioners to Ms. McCullough.

Mr. Salz opened the hearing to public comment.

There was no public comment.

Mr. Salz called for a motion.

Motion was made by Mintz and was unanimously supported to forward the proposed zoning ordinance amendment to the Township Board of Trustees with a recommendation for approval for the purpose of complying with the recently adopted Public Act 110, the Michigan Zoning Enabling Act.

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

NAYS: None

V. DISCUSSION ITEMS:

A. Items Not on the Agenda

There was on additional item for discussion as presented by Mr. Salz.

VI. GENERAL BUSINESS:

A. Next Commission Meeting Date

The next Planning Commission Meeting was tentatively scheduled for Monday, October 16, 2006 for review of the proposed Master Plan Update.

VII. ADJOURNMENT:

The Planning Commission Meeting of Wednesday, October 4, 2006 was adjourned at 9:00 P.M.

Respectfully submitted,

Patricia McCullough, Director

Planning and Building

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