Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, October 16, 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, Chris Gruba, Assistant Planner.

Mr. Salz welcomed students of the Andover High School government class in attendance to observe the Master Plan Update Meeting.

II. APPROVAL OF MINUTES:

The Planning Commission minutes of October 4, 2006 were accepted as written.

III. MASTER PLAN UPDATE:

A. LSL Planning – Public Forum

Mr. Tom Dabareiner, Principal Planner of LSL Planning, welcomed everyone to the Master Plan meeting regarding review of the proposed draft Master Plan.

Mr. Dabareiner reviewed the agendas and findings of the previous Master Plan meetings to date and the proposed issues to yet be addressed at tonight’s meeting. He also commented on the strict regulations and limits placed on the Master Plan process through State laws and procedures.

Mr. Dabareiner proceeded with the PowerPoint presentation, which was provided to the Commissioners and submitted to the file. The presentation included the draft Vision Statement, the Housing and Neighborhoods Chapter, and the Future Land Use Chapter.

Housing and Neighborhoods Chapter:

The Housing and Neighborhoods PowerPoint presentation included the following topics:

The Commission discussed the pros and cons of converting vacant land to parks, and the need for a future parks and recreation study. They also commented on the restrictive language within the draft Master Plan regarding maintaining the existing character and scale of a neighborhood that might possibly inhibit future upgrades to existing subdivisions. Mr. Dabareiner stated that he would replace the existing language with broader, less restrictive language that would allow for improvement and modernization of older, smaller homes within an established area. The Commission noted that the maximum 30 % lot coverage requirement within the existing Zoning Ordinance would still limit the size / scale of homes within a neighborhood.

The Commission discussed possibly establishing a housing design review board as a recommending body to the Planning Commission. Ms. McCullough noted that the Township does not currently regulate and review the design of single-family homes, however, suggested that perhaps the United Homeowners Association could take a more active role in establishing design review criteria for single-family homes.

Mr. Dabareiner stated that a review of the Township’s current building codes and ordinances should take place after the adoption of the Master Plan so as to assure that the ordinances would allow for reasonable future expansion opportunities.

Future Land Use Chapter:

The Future Land Use PowerPoint presentation included the following topics:

Mr. Dabareiner reviewed the chapter regarding The Future Land Use Plan including:

The Commission discussed what types of uses would be allowed within each zone district and the meaning of the new proposed land uses/ districts. It was noted that a large hospital facility should be included in a technology park / light industrial district based on the amount and type of waste generated by a large medical facility.

A resident was present in the audience from the Forest Lake Association, stating that he was opposed to the proposed Target Store possibly being located at the northwest corner of Square Lake Road and Telegraph Road.

Mr. Salz noted that the meeting was not yet opened to public comment, and stated that the purpose of the Master Plan process was not to address site specific issues and specific commercial proposals, but overall general land use. Mr. Salz also confirmed that public hearings, with noticing, would be held for any proposed development at that particular commercial site, including any proposals for a future Target Store.

Mr. Dabareiner continued with his review of the future land use plan, noting that he concurred with the findings of the Market Study done by ZHA, especially relating to the property north of Square Lake Road, along Franklin Road. He stated that the Market Study included excellent research and recommendations.

Mr. Dabareiner commented on the need to update the existing zoning ordinance to promote mixed-use developments and to the need re-evaluate the zoning map on a regular basis. Mr. Dabareiner also commented on pursuing opportunities for proposed park areas.

Mr. Dabareiner commended the Township on working with other organizations to assure implementation of the Master Plan, including the Woodward Avenue Action Association and the Orchard Lake Road Corridor Group.

The Commission discussed the color-coding of the Future Land Use Plan and which areas needed to be changed, including the northwest corner of Square Lake Road and Telegraph Road and the northwest corner of Franklin Road and 14 Mile Road.

The Commission reviewed the entire draft Future Master Plan, including recommended language changes and corrections.

Dr. Goldberg commended Mr. Dabareiner on his work throughout the entire Master Plan process, however, suggested that the Introduction on Page 1 should be rewritten in a more professional manner, including adding more specifics to personalize it for Bloomfield Township.

Several other recommended corrections regarding formatting, grammar, spelling, and page numbering were noted. The Commissioners also noted the need to change some of the map coloring to show a greater differential between different districts.

Mr. Salz opened the meeting to public comment.

Mr. Liebowitz, long time resident of the Birmingham Farms Association, was present expressing concern regarding the drainage ditches within his subdivision. He asked which Township Department or venue would address his concerns.

Ms. Stefanes stated that the Township Board was aware of this issue and suggested that Mr. Liebowitz meet with Mr. Wayne Domine, Township Engineer. Mr. Domine’s contact information was provided.

There were no additional public comments and Mr. Salz closed the public portion of the meeting.

Mr. Dabareiner stated that he would obtain the requested changes and incorporate them into the draft Master Plan. He recommended that the Planning Commission forward the draft Master Plan to the Township Board of Trustees, with a recommendation to distribute the plan to the surrounding municipalities, as required by law.

The Commission discussed the time frame for adoption of the Master Plan, including distribution to the required municipalities.

There were no additional comments from the Commissioners.

Mr. Salz called for a motion.

Motion was made by Goldberg and seconded by Stefanes to forward the draft Master Plan to the Township Board of Trustees for distribution to adjacent communities and required agencies.

Ms. Salz called for discussion of the motion.

Ms. Reisinger stated that she would prefer to see a corrected draft of the Plan prior to forwarding to the Township Board.

Ms. Stefanes suggested a study session with the Township Board of Trustees and the Planning Commission to review the draft Master Plan, for the benefit of the Trustees.

Mr. Mintz stated that comments should be funneled through the Planning Director, then perhaps returned to the Planning Commissioners and reviewed again at the next Planning Commission meeting.

Ms. McCullough stated that she needed to discuss the adoption process with the Township Supervisor, prior to calling for any special study sessions or meetings with the Board of Trustees.

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

YEAS: None

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

Mr. Dabareiner thanked all in attendance for their valuable input into the Master Plan Update process and noted that the proposed changes would be made and forwarded to Ms. McCullough for distribution prior to the next Planning Commission Meeting scheduled for Wednesday, November 8, 2006.

IV. DISCUSSION ITEMS:

A. Items Not on the Agenda

Mr. Mintz commented on a draft Master Plan he had received from the City of Troy and the need for Troy to update their current Township contact information.

V. GENERAL BUSINESS:

A. Next Commission Meeting Date

The next Planning Commission Meeting was tentatively scheduled for Wednesday, November 8, 2006, due to Election Day on Tuesday, November 7, 2006.

VI. ADJOURNMENT:

The Planning Commission Meeting of Monday, October 16, 2006 was adjourned at 9:15 P.M.

Respectfully submitted,

Patricia McCullough, Director

Planning and Building

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