Planning Commission Minutes
CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, May 21, 2007
Bloomfield Township Hall
I. ATTENDANCE:
PRESENT: Salz, Stefanes, Mintz, Reisinger, Stark
ABSENT: Goldberg, Swoboda
Staff Present: Patricia McCullough, Planning and
Building Director, Christopher Gruba, Assistant Planner, Robin
Carley, Development Coordinator, Meghan Bonfiglio,
Environmental Services Manager
Mr. William Hampton, Township Attorney, was present.
Mr. Dave Payne, Township Supervisor, was present in the
audience.
II. APPROVAL OF MINUTES:
Motion was made and was unanimously supported to approve
the Planning Commission minutes of April 25, 2007 with a
correction to the motion and the amended motion for the Target
Store proposal.
YEAS: Salz, Stefanes, Mintz, Reisinger, Stark
NAYS: None
III. SITE PLAN REVIEW:
A. Bloomfield Fox Hills Association – Swim Club – 1822 Fox
River Drive
Ms. McCullough introduced the request to allow for the use
of a subdivision pool in a residential neighborhood by a swim
club with the swim team comprised of subdivision members and
guest members. The Fox Hills Swim Team has been in existence
for several years and has been utilizing the subdivision pool
for swim meets. Ms. McCullough noted that the Association’s
efforts to sell guest memberships to non-residents had ceased.
She reviewed the detailed submittal of the applicant, which
addressed the criteria called out in the Township’s Zoning
Ordinance, Article IV, Section 401 (5a. – i.), for the
granting of a special use permit by the Planning Commission.
The applicant’s submittal was provided to the Commissioners
and submitted to the file. Departmental reports were also
provided to the Commissioners and submitted to the file along
with the Design Review Board minutes.
Mr. Salz asked for questions or comments from the
Commissioners to Ms. McCullough
Mr. Mintz noted the submittal of the approval signatures of
twelve residents within 150 feet of the pool, comprising the
100% requirement as noted in Article IV, Section 401, 5a.
Mr. Salz asked for the presentation from the applicant.
Ms. Pam Gaboury, 1963 Hunters Ridge, subdivision resident
representing the swim team, noted that the parking plan had
been modified based on the departmental report received from
the Police Department. She stated that the swim team had been
in existence for several years and requested that the use be
allowed to continue.
Mr. Salz asked for questions or comments from the
Commissioners to the applicant.
Mr. Salz commented on the guest memberships and asked if it
was necessary to have the non-resident memberships.
Ms. Gaboury stated that the Fox Hills Association was
previously selling memberships to use the pool and that the
selling of memberships had since ceased. She stated that the
guest members were brought in by subdivision residents and
that there were only 15 allowed and that they were only
allowed for swim team practice and events. The 15 guests were
tied to the swim team and not to the subdivision association
swim club.
Mr. Salz noted all the letters and e-mails received, both
in opposition and support, that were provided to the
Commissioners and submitted to the file.
Mr. Mintz questioned if submittals received after the
Planning Commissioner packets were delivered were considered
late and allowed as part of the record.
Ms. McCullough noted that the Planning Commission notice
stated that comments could be received prior to the meeting or
at the Commission meeting.
Mr. Salz opened the public comment portion of the meeting.
Mr. Dennis Scheiber, 524 Sedgefield Drive, was present in
opposition. He noted the letter of opposition that he
submitted on 05-21-07, which was provided to the Commissioners
and submitted to the file. He highlighted three issues as
written in his letter, specifically the continuation of the
operation of the swim team, hosting of duel meets and swim
team events, and the inclusion of swimmers that have a primary
residence outside of the Fox Hills subdivision. He also
commented on the off-street parking issue and the lighting
issue. He requested that the proposal be denied as requested
on all counts.
Ms. Katie Haw, 432 Weybridge, a graduate of Lahser High
School and pool lifeguard, was present in support of the
request. She commented on her years as a swim team member and
the positive memories and excellent life lessons she learned.
Ms. Haw noted the self-confidence that she obtained through
her experiences while on the team and requested that the swim
team be allowed to continue its use of the subdivision pool.
Mr. Ron Portser, 655 S. Spinningwheel Lane, was present in
opposition to the swim team’s non-resident guests. He
questioned the liability issues and stated that he was never
provided an insurance claim to address the liability issues of
a non-resident swim team member that might be injured in the
subdivision pool. Mr. Portser’s letter of opposition was
provided to the Commissioners and submitted to the file.
Mr. Ben Guthrie, 2076 Fox Glen Court and former Association
Board member, was present in support of the request. He
commented that the Association Board was willing to address
the pool lighting if it appeared offensive to any resident.
Mr. Guthrie noted that the letters received from the Township
regarding the swim club were posted on the Association’s
website. He also stated that he believed the Association swim
club issues were being confused with swim team issues.
Mr. Mike Benninger, 537 Weybridge Drive, was present in
support of the swim team and commented on the positive impact
that being involved with the swim team had on his son. He also
noted that the parking plan was well thought out and very
considerate of the subdivision and the community.
Mr. Andrew Kurtz, a 24 year old subdivision resident and a
product of the Fox Hills Swim team, was present in support of
the request. He commented on the positive impact the swim team
had on his development and that his experiences through the
years on the swim team led him to make positive decisions and
that he eventually became a NCAA swimmer.
Mr. Calhoun, parent of a non-resident member of the swim
team, was present in support of the request.
Ms. Mary Nimbach, 591 S. Spinngwheel Lane, was present in
opposition to the swim club having meets at the subdivision
pool and allowing non-resident members.
Mr. Bruce Kazamarik, 21 year-old resident and swimming pool
manager, was present in support of the request. He commented
on the need for adequate lighting for safety of the swimmers
and that the removal of the trees was greatly needed. He also
commented on the importance of having home swim team meets to
allow for the generation of revenue to provide funding for
pool equipment needed by the swimmers.
Ms. Michelle Haw, 432 Weybridge, was present in support of
the request and stated that she was not adversely affected by
the new lighting or removal of the trees. She also noted that
safety was their primary concern.
Ms. Ann Borkel, subdivision resident and parent
representative of the swim team, was present in support of the
request. She commented that they were very lucky that the
other teams within the league accommodated them for this year
only, however, if they could not hold home meets in the
future, they would be removed from the league and would not be
able to continue as a team.
There were no additional public comments and Mr. Salz
closed the public hearing.
Mr. Salz recognized Mr. Bill Hampton, Township Attorney,
and requested his comments.
Mr. Hampton referred to his letter dated April 5, 2007, as
provided to the Commissioners, and noted that the parking
issues must be addressed and that the allowance of the
non-resident members should also be addressed by the
Commission.
Ms. Stefanes commented that the existence of the
subdivision pool and the existing swim team were a benefit to
the subdivision and recommended that the Township allow the
use to continue.
Mr. Salz called for a motion.
Motion was made by Mintz, seconded by Reisinger, to forward
the request to the Township Board of Trustees with a
recommendation for a one year approval, for the 2007 swim
season, subject to meeting the following criteria:
Adherence to the applicant’s submitted parking policy
to adequately address the increase in traffic and parking
demands during the 3 annual swim team meets,
Allowing the inclusion of a maximum of 15 non-resident
swimmers each year,
Complying with the Township Department comments, and
adherence with all Fire Department requirements.
Mr. Salz asked for discussion of the motion.
Mr. Stark commented that he would be in favor of allowing
non-resident members for future considerations of this
approval.
Mr. Salz stated that he believed that the lighting issues
and parking issues were very important issues and must be
addressed again with any future approvals. He also stated that
selling non-resident memberships was not allowed.
The applicant stated as a point of issue that the swim team
only operated during daylight hours.
Mr. Salz called for a vote on the motion. The motion
carried unanimously.
YEAS: Salz, Stefanes, Mintz, Reisinger, Stark
NAYS: None
IV. SITE PLAN REVIEW / REZONING:
A. Bloomfield Park (Township Portion) – New Construction
Ms. McCullough introduced the proposal as submitted by
Coventry II DDR Harbor Bloomfield Phase 1 LLC, for commercial
development within Bloomfield Township on the northeasterly
side of Telegraph Road, north of Square Lake Road, between
Calico Corners at 1933 Telegraph Road and Uncle Ed’s Oil
Change at 1995 Telegraph Road. The staff report, as provided
to the Commissioners and submitted to the file, was reviewed
in detail by Ms. McCullough. She highlighted the overall site
plan dated 04-20-07, including the existing zoning and the
proposed rezoning of Lots 31 and 32 from an R-P, Research Park
zone district, to a B-3, General Business zone district, to
allow for the development of a new cinema. Ms. McCullough
reviewed the proposed buildings, noting the entire development
site was divided into two development parcels, Development
Parcel A and Development Parcel B, separated by a proposed
road, Restaurant Row.
Development Parcel A consists of the existing Bloomfield
Market Center at 1939 Telegraph (labeled as BP2) with proposed
buildings BP3 and BP4. The existing Calico Corner Store at
1933 (labeled as BP1) was included with Development Parcel A,
however, the applicant does not own the Calico Corner site and
must submit written confirmation of Calico’s consent prior to
any approvals which might include this site in the proposal.
There were 7 separate variances noted for Development Parcel
A, including setback variances, loading space variances, and
parking variances.
Development Parcel B consists of proposed buildings BP5 and
BP6 and a proposed cinema, labeled as BP-Cin. There were 12
separate variances noted for Development Parcel B, including
setback variances, loading space variances, building height
variance, sign variance, and parking variances.
The screening and landscaping of the site were reviewed,
noting that the Township had retained the firm of Michael J.
Dul & Associates as a consultant landscape architect. Mr.
Dul’s review letter was provided to the Commission and
submitted to the file.
Parking and traffic circulation issues were discussed,
noting that the Township’s consultant traffic engineer, Mr.
Michael Labadie with Tetra Tech, had reviewed the proposal.
Mr. Labadie’s report, dated May 17, 2007, was provided to the
Commissioners and submitted to the file, noting the
deficiencies as called out in Mr. Labadie’s report.
The Township Departmental reports were reviewed, as
provided to the Commissioners and submitted to the file,
noting several issues yet to be addressed with the various
departments, including Police, Fire, Building, and Engineering
& Environmental.
Mr. Salz asked for questions or comments from the
Commissioners to Ms. McCullough.
Mr. Mintz complimented Ms. McCullough on her
professionalism in presenting the applicant’s request and
noted that the applicant’s submission was woefully inadequate.
He did not believe that the Commission had the required
information to perform an accurate review.
Mr. Salz asked if the parking requirements were being met
for the Township portion of the project.
Ms. McCullough noted that the shared parking analysis was
still being revised and what had been submitted by the
applicant had not yet received the approval of our
consultants.
Mr. Stark questioned the capacity of the cinema and also
questioned the number of parking spaces provided in the
proposed parking buildings D, E, and F.
Ms. McCullough reviewed the proposed parking for the site,
noting that several parking variances were needed to
accommodate the proposed buildings within the Township.
Mr. Salz asked for the presentation from the applicant.
Mr. Gary Ceepo, Sr. Development manager for DDR, was
present along with several members of the design team,
including representation from Meachem and Apel Architects and
Giffels Webster Engineering.
Mr. Ceepo provided a PowerPoint presentation which included
the history of
DDR, its existing assets and existing commercial sites.
Mr. Dan Peas, Meachem & Apel, reviewed the overall site
plan of the entire Bloomfield Park project, noting the
elements of the proposed Town Center, including the dynamics
of the open spaces, streetscapes, and corridors. Concept
elevations of several streetscapes within the development were
presented. The proposed materials were comprised of brick,
cast stone, glass, and metal panels. The landscaping component
for both the Bloomfield Township portion of the project and
the 425 Agreement portion was reviewed. Site amentias,
including benches, fountains, and landscape monuments were
also presented.
Mr. Rich Lansau, Walker Parker TrafficConsultants, reviewed
the overall concept of shared parking, including time of day,
day of the week and synergy of uses. He commented on the new
planning objectives for approaching parking requirements,
including the concept of shared parking. A detailed analysis
of the proposed parking for the Bloomfield Park project was
reviewed. Travel distances from the proposed parking areas to
the cinema were also reviewed.
Mr. Salz asked if there were any questions or comments from
the Commissioners to the applicant.
Mr. Mintz noted that Mr. Lansau’s presentation was compiled
prior to the report provided by Mr. Michael Labadie’s report
dated May 17, 2007
Mr. Hampton questioned the placement of the restaurants
proposed for restaurant row and if the applicant would be
requesting liquor licenses for those restaurants. He noted
that the Township’s ordinance would require frontage on
frontage on Telegraph Road, due to the minimum right-of-way
widths required within the Township’s liquor license
ordinance.
There were no additional questions from the Commissioners.
Mr. Salz opened the public comment portion of the meeting.
There were no public comments and Mr. Salz closed the
public hearing.
Mr. Salz called for a motion.
Motion was made by Mintz, seconded by Stefanes, and was
unanimously supported to table the site plan and rezoning
request to allow for the petitioner to apply to the Zoning
Board of Appeals for the required variances. The Township
Departments will be allowed to review any revisions submitted
after the Zoning Board of Appeals meeting, prior
Mr. Salz asked for discussion of the motion.
Mr. Hampton commented on tabling to a date certain or
tabling for an indefinite period of time, to reappear before
the Planning Commission.
Ms. McCullough noted that the next Zoning Board of Appeals
meeting was scheduled for June 12, 2007, with the next
available Planning Commission meeting scheduled for July 16,
2007.
YEAS: Salz, Stefanes, Mintz, Reisinger, Stark
NAYS: None
V. GENERAL BUSINESS:
A. Items not on the Agenda
There were no additional items to be discussed.
B. Next Commission Meeting Date
The next Planning Commission meeting was scheduled for
Monday, June 4, 2007.
VI. ADJOURNMENT:
The Planning Commission Meeting of Monday, March 19, 2007
was adjourned at 9:25 P.M.
Respectfully submitted,
Patricia McCullough, Director
Planning and Building
CHARTER TOWNSHIP OF BLOOMFIELD
LOCAL WETLANDS HEARING
Monday, May 21, 2007
Bloomfield Township Hall
I. ATTENDANCE:
PRESENT: Salz, Stefanes, Mintz, Reisinger, Stark
ABSENT: Goldberg, Swoboda
Staff Present: Patricia McCullough, Planning and
Building Director, Christopher Gruba, Assistant Planner, Robin
Carley, Development Coordinator, Meghan Bonfiglio,
Environmental Services Manager
Mr. William Hampton, Township Attorney, was present.
Mr. Dave Payne, Township Supervisor, was present in the
audience.
II. LOCAL WETLANDS HEARING:
A. Bloomfield Park (Township Portion) – New Construction
Ms. McCullough noted that the Planning Commission also
acted as the Township’s Wetlands Board and reviewed the
wetland permit application as submitted by Coventry II DDR
Harbor Bloomfield. Ms. McCullough’s staff report, as provided
to the Commissioners, was reviewed and submitted to the file.
The proposal included:
Utilizing the on-site wetlands to store all site storm
water,
Filling of 4,314 sf of wetland and mitigate at a 1.2:1
ratio in one of eight mitigation sites,
Permanently impacting approximately 5,400 sf of natural
features setback and create / restore approx. 2,000sf of
natural features setback,
Using the existing 15-inch pipe that flows toward
Telegraph Road as the outlet for all site storm water.
The wetland report from Dr. Steve Niswander of Niswander
Environmental, LLC as provided to the Commissioners was
reviewed and submitted to the file. Ms. McCullough noted Dr.
Niswander’s recommended conditions for approval of the wetland
use permit. The report dated May 10, 2007 from Mr. James
Burton of Hubbell, Roth & Clark, Inc., included review of the
submitted storm water calculations. His report was reviewed
for the Commissioners and submitted to the file.
Dr. Steve Niswander commented on his concern for any future
connection of the north and south wetland ponds. He noted that
the ponds were now not connected and were proposed to not be
connected. He also noted that the petitioner had addressed his
concern regarding the fluctuation of the water elevation
within the south pond. Dr. Niswander noted the proposed
mitigation areas throughout the entire site. He also commented
on the proposed loading areas and access sidewalks within the
natural features setback areas, including at the rear of the
proposed cinema, and recommended that the encroachments within
these areas not occur.
Mr. Salz asked for questions or comments from the
Commissioners to Ms. McCullough or Dr. Niswander.
The Commission questioned what problems might arise in the
future.
Dr. Niswander commented on possible erosion issues and also
landscaping issues.
Mr. Salz asked for the presentation from the applicant.
Mr. John O’Meara, Environmental Consultants, was present
and concurred with the comments as made by Ms. McCullough and
Dr. Niswander.
There were no additional questions or comments.
Mr. Salz opened the public comment portion of the meeting.
There were no public comments and Mr. Salz closed the
public comment portion of the meeting.
Mr. Salz called for a motion.
Motion was made by Stefanes, seconded by Stark, and was
unanimously supported to approve the wetlands permit for the
activities as proposed subject to meeting the conditions as
noted in Dr. Niswander’s report dated 05-11-07 and the
conditions as noted in Mr. Burton’s report dated 05-10-07, and
for the applicant to return to the Planning Commission for
consideration of the site plan and rezoning request.
YEAS: Salz, Stefanes, Mintz, Reisinger, Stark
NAYS: None
III. ADJOURNMENT:
The Local Wetlands Hearing was adjourned at 10:00 P.M.
Respectfully submitted,
Patricia McCullough, Director
Planning and Building
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