Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, January 15, 2007
Bloomfield Township Hall

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

ABSENT: Goldberg

Staff Present: Patricia McCullough, Planning and Building Director, Christopher Gruba, Assistant Planner.

The Planning Commission minutes of December 18, 2006 were accepted as submitted.

Ms. McCullough reintroduced the topic of the parking study and continued the follow-up discussion of bank parking requirements. She noted that this study would include examining all types of uses, but that it was logical to begin by analyzing commercial uses first. However, at the current time it was prudent to only analyze the parking requirements for banks.

Charts were submitted to the Commission showing the parking requirements for banks for several nearby municipalities. Ms. McCullough noted that most other communities calculate parking by determining the gross floor area of the building. Conversely, Bloomfield Township calculates parking by determining the usable floor area of the building. She noted that it would be better to switch to using gross floor area for banks as well as other uses. This would eliminate the confusion and debate about which rooms within a building are "usable". A draft ordinance was submitted to the Commission introducing possible updates to current parking requirements for banks.

Ms. McCullough noted that the gross floor area would be calculated by measuring from exterior wall to exterior wall. Basements and unenclosed courtyards within buildings would be included in the gross floor area. Unenclosed canopies and porches will not be included in the gross floor area.

Mr. Stark mentioned that this parking study was a welcome change to the parking ordinance, which was in need of revision. He questioned the definition of "cellar". He noted that power plants and steam rooms are usually located in them, and that, under the proposed ordinance, this area would be used to calculate parking requirements. He questioned whether the new method of calculating parking would encourage builders to take mechanical units out of basements and place them on rooftops instead. He also questioned whether builders would begin to omit basements altogether to minimize the parking requirements.

Ms. McCullough noted that there is always some expected space in a building that is unable to be occupied. She did not believe that the new ordinance would lead to more mechanical units being placed on rooftops.

Mr. Swoboda noted that the proposed parking requirements based on gross floor area would decrease the amount of parking required. He noted that most builders would not install a basement unless it was absolutely necessary.

Ms. McCullough noted that all of the newer bank buildings have been built on concrete slabs. It is cheaper to not construct a basement. Also, the ordinance would require that rooftop mechanicals be screened anyway.

Mr. Salz noted that most retail stores require 18’ high ceilings, and that this drives the building design to a degree.

Ms. Reisinger noted that the Commission was only examining banks at the current time.

Ms. McCullough noted that it was intended to use gross floor area calculation for all uses in addition to banks. Seven other communities have been studied, and gross floor area calculation seems to be more useful.

Mr. Swoboda noted that there is always a discrepancy between what the builder and the Planning Department believes is usable floor area.

Mr. Salz asked if the gross floor area measurement is taken from the outside of the exterior walls. Ms. McCullough stated that this was correct. Mr. Salz asked how an unenclosed restaurant patio would be calculated. Ms. McCullough noted that restaurants are required to have a special event permit to host outdoor dining.

Mr. Salz noted that no builder would create a building that was clearly deficient in area for parking. This would amount to financial suicide.

Ms. McCullough displayed the site plan for the 5/3^rd Bank at 3801 Telegraph. The site plan showed the bank with 17 less parking spaces. This reflected the proposed parking requirements based on one space for each 250 square feet of gross floor area. She noted that if additional parking were desired, the proposed ordinance would require that 200 square feet of landscaping be provided for each additional parking space. However, if landbanked parking was addressed at the time of site approval, the landbanked parking would not require the additional landscaping. By landbanking parking, green space will be optimized for each site. It will only be transformed into parking if the need arose.

Mr. Stark questioned whether developers would landbank as much parking as they could and then transform it into parking a couple months after the site was constructed. This would circumvent the requirement for creating 200 square feet of landscaping for each new parking space.

Ms. McCullough stated that this would be doubtful because of the cost of replacing new landscaping with asphalt.

Ms. Reisinger stated that having to create 200 square feet of landscaping for each additional parking space seemed onerous to the developer.

Ms. McCullough noted that the 200 square foot requirement could be decreased to 180 square feet of landscaping. 200 square feet was chosen because it took into account the fact that some drive isles would be not needed with the relaxed parking requirements.

Mr. Salz noted that bank parking requirements had been decreased by half. He questioned whether this might be too much of a reduction. However, there was nothing to prevent the developer from creating more parking than what is required by ordinance.

Mr. Mintz voiced concern that if parking requirements were decreased, the developer would build the largest building they possibly could, and that parking would then become a problem for the site.

Mr. Salz noted that a deficient parking scenario would not occur because it would be financial suicide.

Ms. McCullough noted that if the building size were increased, it would increase the amount of required parking. By increasing one variable, it has an effect on the entire dynamics of the site.

Mr. Stark asked whether the proposed ordinance hinder redevelopment of the site if the bank were to become something other than a bank in the future.

Mr. Salz noted that if the use changed, the new building would have to conform to the new parking requirements.

Mr. Mintz noted that he was in favor of attracting new businesses to the Township, which could be done by decreasing the amount of parking required. He did not know if the parking ratio should be 1 space to 250 square feet gross floor area or 1 space to 225 square feet of gross floor area.

Ms. McCullough noted that adding more landscaping was more flexible than adding more parking.

Mr. Swoboda noted that every new building that has come before the Commission has had parking issues. If the minimum standards were lowered, the developers would not create a building that was deficient in parking.

Ms. McCullough noted that the 5/3^rd Bank site may need 32 parking spaces in the future when the bank matures in fifteen years. She noted that the majority of traffic is through the drive through and via the Internet. There is very little walk-in traffic.

Mr. Mintz questioned whether the Commission and the Planning Department could get the opinion of developers on this matter. Ms. McCullough responded that the Planning Department had contacted 5/3^rd Bank for their input. She suggested that bank representatives could be invited to attend a future Planning Commission meeting.

Ms. Reisinger noted that she would like the opinion of Dave Payne, the Township Supervisor regarding this matter.

Ms. McCullough noted that the landscaping trees could be increased in diameter from the existing requirement of 2.5" to 3". She noted that landscaped areas set aside for landbanked parking should be clear of trees. This approach will avoid the unnecessary replacing of trees if such areas should revert to parking.

Mr. Stark questioned the benefits of increasing the diameter of the trees upon planting, and also noted that 12 square feet of earth may not be enough space for a tree to survive. He suggested that a local nursery would have good information regarding tree size and area required.

Ms. McCullough noted that she was very pleased with the excellent participation and suggestions made by the commissioners during the meeting.

Mr. Mintz broached the subject of Bloomfield Park, and asked about the status of the project.

Ms. McCullough explained that the Bloomfield Park proposal had just been submitted. A site plan and rezoning application had been received by the Planning Department. She noted that the commercial component would be built first, followed by the residential component. The Planning Commission will be reviewing the overall site plan in the near future. The seven buildings within the Bloomfield Township section of the proposal will go through the normal approval process. The traffic circulation component is still being reviewed by MDOT.

Ms. McCullough noted that Sylvan Lake is currently revising their master plan as well. They are trying to revitalize the Orchard Lake corridor. The Sylvan Lake master plan has no foreseeable negative impacts on Bloomfield Township. This information was included in the packets for the commissioners. Mr. Salz noted that the commissioners did receive such information.

Ms. Reisinger noted that DTE was in the process of trying to enlarge their truck shelter. She noted that this item was recently heard by the ZBA. This meeting also included residents and commissioners of Sylvan Lake.

Ms. McCullough noted that the schedule for the master plan was revised. There would be a special meeting held on March 7, 2007. The master plan would then be forwarded to the Township Board for adoption on March 26, 2007.

Motion was made by Swoboda to elect Salz as the Chairman. The motion was supported and carried unanimously.

Motion was made by Mintz to elect Goldberg as the Vice Chairman. The motion was supported and carried unanimously.

Motion was made by Reisinger to elect Stefanes as the Secretary. The motion was supported and carried unanimously.

The next Planning Commission meeting was scheduled for Monday, February 5, 2007.

The Planning Commission Meeting of Monday, January 15, 2007 was adjourned at 9 P.M.

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