Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, March 19, 2007
Bloomfield Township Hall

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

ABSENT: None

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

Ms. McCullough introduced the proposed Target store to be located at the site of the previous Showcase Cinemas at the intersection of Square Lake Road and Telegraph Road. She reviewed the existing conditions of the site, including an aerial photograph, and outlined the different zoning classifications within the property owned by Target. The site currently contains B-3, R-1 and a parking overlay district of P-1. She mentioned that Hillside Furniture had successfully petitioned in the past to remove the P-1 parking overlay to B-3 in order to construct their building. Target intends to maintain the residential zoning as a greenbelt or buffer area to the existing adjacent residential. Recent photographs of the site were shown to the Commission and to the public in attendance. An aerial photograph with a superimposed outlined area of the proposed building was displayed. Ms. McCullough addressed the traffic flow of the site, identifying a northern curb cut for emergency vehicles and delivery trucks, and a southern curb cut for customers. A landscape plan was also displayed depicting full flora coverage of the site, including the bermed area, wetland area, parking area, the Telegraph Road median and the triangular traffic island to the east. Ms. McCullough noted that the proposed tree-planting plan complies with the ordinance. She noted that the Township had hired Michael Dul, Landscape Architect, to review the landscape plan. She also noted that the existing wetland is designated as a local wetland, overseen by Bloomfield Township and not the Michigan Department of Environmental Quality. Ms. McCullough stated that the proposal before the Commission contained three requests; site plan review, rezoning and a wetland board request.

Ms. McCullough noted that a traffic pattern plan for the site and for Telegraph Road was accepted by MDOT. The Telegraph Road turnaround directly across from the site would be closed off, with another turnaround added further north. Mike Labadie, the Township’s consultant for traffic analysis, also reviewed this plan. It was noted that the Fire Department’s desired access around the perimeter of the site was included on the plans. The Township’s Engineering Department had reviewed the proposal, and recommended that the water system should be looped, good management practices for stormwater runoff should be followed and that a safety path should be included along the sides of the site with road frontage. It was noted that the Assessing Department recommended that the two parcels owned by Target be combined into one parcel.

Ms. McCullough stated that this proposal had been reviewed by the Design Review Board on March 1, 2007, and was forwarded to the Planning Commission. She noted that any signage proposals for Target would have to come back before the Design Review Board in the future. It was noted that the lighting plan complied with the ordinance. The parking plan for the site was adequate, providing 568 spaces, above the required 566 spaces. A transformer is planned to be located in the northwest corner of the site near the Hillside property.

The floor was turned over to the Commission for questions.

Mr. Stark questioned the location of the proposed walls. Ms. McCullough delineated the approximate location of the walls behind Hillside Furniture, next to Hillside Furniture, along Square Lake Road, and to the east of the proposed landscaped berm. She noted that the existing walls would be replaced and upgraded in their original location.

Dr. Goldberg questioned the status of the Telegraph median. Ms. McCullough noted that a tentative agreement was in place for Target to landscape the median. It was noted that a fully detailed landscape plan would be worked out between Bloomfield Township and Target at the time of submittal to the Township Board for review. D. Goldberg also questioned how the south edge of the proposed building appeared from the Square Lake Road property line. Ms. McCullough noted that the building would be raised above the ground at that point high enough to allow Fire Department vehicles to drive underneath.

Ms. Stefanes referred to the Design Review Board notes of March 1, 2007, implying that the landscaped berm may or may not be installed. Ms. McCullough noted that the applicants would provide more insight on this question, but that the plans before the Commission included a fully landscaped berm.

Mr. Salz questioned the areas that would be rezoned. Ms. McCullough outlined the P-1 parking overlays on the map that would be rezoned to B-3. Mr. Salz asked if the parking could be seen from Telegraph Road. Ms. McCullough noted that some glimpses of parked cars could be seen, but that the majority of the parking would be hidden from view by dense landscaping and the walls of the building. Mr. Salz questioned if there would be any pedestrian or vehicular connection to Hillside Furniture. Ms. McCullough noted that there would be none whatsoever, and that a wall would be placed between the two parcels.

The floor was turned over to Target Corporation for their presentation of the proposed store.

Mr. Richard Rattner, Attorney, spoke on behalf of Target Corporation. Mr. Rattner noted that the proposed berm was on the site plan solely for the benefit of the adjacent residents. He noted that Target would be willing to remove or adjust the berm according to the desires of the Commission and the public.

Mr. Forest Russel also spoke on behalf of Target. He noted that there would be no pedestrian or vehicular access from Square Lake Road or Bataan Road. He noted that Target is not open 24 hours per day. All screenwalls would be rebuilt.

Mr. Jim Miller, the architect for Target, also described the proposal. He noted that the design and materials of the store were chosen to reflect the Cranbrook Institute and Sommerset Mall. The building was created to be unique for Bloomfield Township, while maintaining the established character of the Township. He reviewed the building materials including stone, metal panels, stucco and the wood-like rainscreen.

The floor was turned back to the Commission for comments and questions.

Ms. Stefanes noted that the building looked exquisite, resembling Cranbrook. She questioned whether the parking spaces would be as large as the spaces at Sommerset Mall. Target responded by saying that they were uncertain about the Sommerset parking space dimensions, but that the proposed Target spaces would be 9’ wide. Ms. Stefanes also questioned whether the landscaping would be irrigated. Target replied that all of the proposed landscaping would be irrigated by a sprinkler system.

Ms. Reisinger questioned how customers would be discouraged from entering the Target site from the truck delivery entrance. Target responded that a small sign could be posted designating the entrance for trucks and emergency vehicles. Target also noted that even if customers entered the site via the delivery entrance, they would be able to reach the parking field and drive underneath the store. Jim Miller noted that MDOT suggested that landscaping be placed as close to the road as possible near the delivery entrance.

Mr. Swoboda questioned the longevity of the proposed rainscreen material. Mr. Miller stated that the new product has been used widely in Europe without problems. He noted that it is under warranty for 50 years, but is designed to last 100 years.

Mr. Stark questioned if there were deceleration lanes on Telegraph Road for the Target site. Target noted that there were such lanes to provide for the slow-down and safety of traffic.

Mr. Salz questioned whether truck trailers would ever be stored outside of the enclosed truck dock area. Target noted that truck trailers would never be stored outside, and if such a situation did arise that it would be quickly ameliorated. Mr. Salz also questioned how pedestrians beneath the structure would be able to navigate their way through the drive isles to the main entrance. Target noted that there were pedestrian lanes beneath the building, as well as posted way-finding signage.

The floor was turned over to the public for comments and questions.

Mr. Agop Alexanian, a resident of 1415 Square Lake Road, approached the podium. He questioned if the air-conditioning systems would be located on the roof, if the water pressure in his home would decrease after Target was built, if food odors would waft over his property and if there was anything that could be done about the projected increase in traffic along Square Lake Road. Target responded that all rooftop mechanical units would be screened from view and would be 58 decibels and inaudible from off the site. Cliff Ashley of Giffels Webster noted that Target would be serviced with the existing water tap along Telegraph, which was previously used for the cinema. This would not decrease water pressure in anyone’s home on Square Lake Road. Mr. Miller noted that all food served at Target is pre-prepared and microwaved, minimizing any wafting odors. Mr. Payne addressed the issue of increased traffic along Square Lake. He noted that Bloomfield Township has contacted the County Road Commission in regards to traffic concerns, but that the Township does not have jurisdiction over the roads. He also noted that the Township Police Department has taken a proactive approach in monitoring Square Lake Road at this location for speeding vehicles. The speed limit at this location is strictly enforced.

Mr. Greg Need, a lawyer representing the property owners along Bataan Road, approached the podium. He stated that the proposed Target would create an inconvenience to the nearby residents along Bataan Road. He stated that the increased traffic around the site would also increase traffic along Bataan Road. He stated that the proposed turnaround closure on Telegraph Road would result in a higher level of traffic along Bataan Road. Mr. Need stated that a cul-de-sac installed at the north end of Bataan Road would prevent the suspected cut-through traffic. Target noted that they would not finance the installation of a cul-de-sac, but were not opposed to its creation in any way. Target also noted that the status of traffic on Bataan Road should not be a condition for site plan approval, since it is not under the ownership of Target.

Mr. Padmanabham Cherukuri of 1290 Fieldway Court approached the podium. He questioned whether Square Lake Road would ever be expanded in the future, when the store planned to open, the hours of construction and if nearby property values would be negatively impacted. Ms. McCullough noted that although the Township does not have jurisdiction over the roads, she was not aware of any plans to widen Square Lake Road at that location. Target stated that the store was projected to open in October of 2008. Ms. McCullough noted that the hours of construction were defined in the Township Zoning Ordinance, prohibiting work to be done late at night. She also noted that the staging of construction equipment should be coordinated with the Township to minimize the impact on the surrounding properties. Ms. McCullough stated that the Assessing Department had reviewed the plans, finding that the increased commercial base will be an asset to the Township while not negatively affecting the surrounding residential properties.

Mr. Walter Kummer of 1501 Bataan approached the podium. He questioned whether the wetland area and the berm area would always remain as greenspace. Target replied that the areas owned by Target zoned residential would always remain as a landscaped buffer to the adjacent residents. Mr. Kummer questioned whether a document would be provided that would forever prohibit the development of the buffer areas. Target replied that there was no such document at the present time. Mr. Salz noted that the document referred to by Mr. Kummer was not part of the conditions for site plan approval. Mr. Kummer claimed that Target would use the clay soil from under the existing parking lot to create the raised berm to the west. He stated that the clay soil would destabilize the berm and harm or kill the vegetation on the berm. He also noted that the neighborhood was not in favor of creating the berm. Target stated the construction of the berm was entirely up to the Planning Commission and the public. They noted that if the berm were constructed, it would be maintained in a healthy vegetative condition and certainly physically stable. Mr. Kummer noted that the invasive species in the wetland should be removed and replaced with wetland trees.

Ms. Loraine Hannah of 2550 Hickory Grove Road approached the podium. She questioned the nature of the proposed safety path along Telegraph Road and Square Lake Road. Target noted that the pedestrian path would not have any access onto the site from Square Lake Road. Ms. McCullough noted that the residents of Bloomfield Township had voted to approve a sidewalk system and that it would be timely to install a pedestrian path around the site at this time.

Ms. Diane Alexanian of 1415 Square Lake Road approached the podium. She expressed concern that the promenade in front of the store designed for emergency vehicles would be used as a quick drop off for customers. Target noted that the promenade would be clearly marked for use by emergency vehicles. Ms. Alexanian also questioned the proposed visibility of the building from her driveway. Target noted that only the 6’ masonry wall would be visible from her site, entirely obscuring the building from view. Ms. Alexanian also stated that traffic is a problem along Square Lake Road and that the development of Target would increase the traffic. She was especially concerned with morning rush-hour traffic being exacerbated. Target noted that their store does not open until 8 AM, and that the store is virtually absent of people until about 10 AM. Thus, very little traffic would be generated by the site during morning rush hour and would not increase traffic along Square Lake Road. Ms. Alexanian noted that the proposed landscaped berm seemed unnaturally high. Target stated that they would change or remove the berm according to the desires of the Commission and the adjacent neighbors. Target also noted that the height would be a gradual increase from Square Lake Road and from the west. The height of the berm and the wall would be most noticeable when viewed from the Target parcel and looking west. Ms. Alexanian questioned where the carts would be stored on the site. Target noted that the carts would be stored in a screened location on the promenade and also within the store lobby. Ms. McCullough noted any construction activity for the building would have to comply with the Township’s noise ordinance. Ms. Alexanian questioned the hours of operation for the parking lot sweepers. Target replied that they did not know when the parking lot sweepers would operate, but that they would research the question. Again, Ms. McCullough noted that the parking lot sweepers would have to comply with the Township noise ordinance, and would be subject to enforcement.

Mr. Rajeev Gupta of 1329 Square Lake Road approached the podium. He suggested that the parking lot sweeping should occur from 8 AM to 9 AM. The Commission noted that outstanding public questions would be addressed at the April 25 Planning Commission meeting.

Ms. Brenda Durham of 2630 Hickory Grove approached the podium. She questioned when truck deliveries would occur and how safety concerns would be addressed for Target customers. Target stated that there would be about 7 to 9 truck deliveries per week. During hours of operation, a person constantly monitors security cameras throughout the building and under the building. When the store is closed, the cameras are still running, but are not physically monitored. If deemed necessary after discussion with the Bloomfield Township Police Department, Target may employ the use of a security vehicle for additional safety.

Ms. Anne Armstrong of 1440 Square Lake Road approached the podium. She is the resident that lives directly to the west of the proposed Target store, and would be most affected by the proposed landscaped berm. She was concerned that the berm would be created with a poor-quality, clay soil that would not support healthy vegetation and may seem too tall. She also questioned how many of the wetland trees would be removed. Target stated that they would be willing to physically walk the site with Ms. Armstrong to be able to determine which trees she would specifically like to remain in the wetland. Target reaffirmed the fact that the berm would be created from quality fill to provide for a permanently healthy and attractive landscape.

Mr. Bruce Selik, owner of Hillside Furniture, approached the podium. Mr. Selik questioned the order of construction for the site. Specifically, he would like the wall between Target and Hillside to be built first, to minimize the noise and dust generated by the site during construction. Target stated that they would have to discuss the order of construction with their construction department.

The public hearing was closed.

Mr. Salz called for the motions.

Motion was made by Swoboda and supported by Goldberg to establish April 25, 2007 as the public hearing before the Wetlands Board for the Target Corporation proposal. The motion carried unanimously.

A. Elderly Care Ordinance

Ms. McCullough introduced the need to update the elderly care ordinance. She noted that the way in which care for the elderly has been consolidated, it is no longer economically viable to have multiple separate buildings on a site as opposed to having one building housing all activities. The new method of construction creates hardships when having to work within the existing ordinance limitations including building length and height. The current zoning that allows elderly care facilities will be maintained.

The floor was turned over to the Commission for questions and comments.

Ms. Stefanes questioned whether elderly care facilities would only be allowed on roads having a right-of-way width of at least 120’. Ms. McCullough confirmed that a 120’ road right-of-way was in fact necessary and would limit the locations of such facilities primarily to Telegraph Road, Square Lake Road and Woodward Avenue. Ms. Stefanes also questioned the requirement of one parking space per employee. She questioned whether part-time employees were included in the equation. Ms. McCullough noted that Sunrise of Bloomfield II stated that they had eight employees on the roster, requiring one space per employee. Mr. Salz noted that the requirement of one space per employee seemed a bit excessive. Ms. Stefanes noted that the elderly in these types of care facilities usually do not drive, negating the need for additional parking. Ms. McCullough noted that Sunrise Senior Assisted Living has a good reputation for providing adequate parking for its developments, and would not likely design a site without enough parking.

The floor was turned over to the public for comment.

Mr. Salz noted that there were no public comments and closed the public hearing.

Mr. Salz called for a motion.

Ms. McCullough introduced the proposed Lawn Ordinance to the Commission. She noted that it was a common complaint from residents regarding new homes being built without lawns and remaining as such for a lengthy period of time. The proposed ordinance amendment would require that newly constructed homes have a lawn in place before a certificate of occupancy was issued. A cash bond could be posted to assure that the lawn would be installed within a reasonable time. The proposed ordinance would greatly help the Ordinance Department in resolving issues of homes without lawns and lawns in poor condition.

The floor was turned over to the Commission for questions and comments.

Mr. Stark questioned possibility including site grading within the lawn ordinance. He suggested that regarding of an existing home or site could become problematic.

There were no additional comments and Mr. Salz called for a motion.

The next Planning Commission meeting was scheduled for Wednesday April 4, 2007., due to the observance of Passover on Monday, April 2, 2007.

The Planning Commission Meeting of Monday, March 19, 2007 was adjourned at 10 P.M.

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