Planning Commission Minutes
CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, August 6, 2007
Bloomfield Township Hall
I. ATTENDANCE:
PRESENT: Salz, Goldberg, Stefanes, Mintz, Swoboda
ABSENT: Reisinger, Stark
Staff Present: Patricia McCullough, Planning and Building
Director, Christopher Gruba, Assistant Planner, and Robin
Carley, Development Coordinator
Mr. Dave Payne, Township Supervisor, was present in the
audience.
II. APPROVAL OF MINUTES:
Motion was made by Mintz, seconded by Swoboda and was
unanimously supported to approve the Planning Commission
minutes of July 16, 2007, as written.
YEAS: Salz, Goldberg, Stefanes, Mintz, Swoboda
NAYS: None
III. DISCUSSION ITEMS:
A. Proposed Amendment to Research Park District
Ms. McCullough introduced this item to the Commissioners,
and highlighted the proposed ordinance language, which was
provided to the Commissioners and submitted to the file. She
reviewed several of the existing uses within the current
Research Park District, which included:
Office with product warehousing
Office with light manufacturing
General office
Wholesale office with storage
Service office with warehousing
Technology office with warehousing
Ms. McCullough noted that the newly adopted 2007 Master
Plan recognized the Research Park District as a mixture of
uses that included commercial, office, and light industrial
facilities. The Zoning Map was also highlighted, showing that
the district was confined to a contiguous 114 acres north of
Square Lake Road, on the east and west sides of Franklin Road.
A survey of several surrounding communities found that
office and service facilities were common uses permitted in
their Research Park and Light Industrial Zone Districts.
Ms. McCullough stated that the proposed ordinance amendment
language had been reviewed by the Township Attorney’s office.
The Commissioners discussed possibly changing the name of
the district to be a more general description.
Ms. McCullough noted that the district should still attract
the research and development services, which were typically
lower intensity uses, noting that portions of the RP district
abutted residential districts.
It was noted that there was an existing church and
single-family homes that would be allowed to exist, but that
additional church and single family uses would not be
permitted.
Mr. Swoboda commented on the restaurant use as a permitted
use with special conditions.
Ms. McCullough noted that restaurants, subject to special
conditions, was existing language. She commented that perhaps
it could include a cafeteria or restaurant within an existing
building, and that required parking would still be an issue to
be considered. She also noted that the restaurant use was
still subject to the review and approval of the Planning
Commission.
Limiting proposed retail uses within the district was
discussed. It was noted that a retail use would be adjunct to
the principal use and not just a stand alone, independent,
retail use.
Mr. Salz asked for a motion to set the date for the public
hearing.
Motion was made by Stefanes, seconded by Goldberg and was
unanimously supported to call for a public hearing on
Wednesday, September 5, 2007, for further review of the
language and to receive public comment on the proposed
ordinance amendment to the Research Park District.
YEAS: Salz, Goldberg, Stefanes, Mintz, Swoboda
NAYS: None
Mr. Salz asked for discussion or comment from the
Commissioners.
Mr. Mintz commented on the proposed wording, noting some
grammatical corrections.
Ms. McCullough noted the proposed corrections and stated
she would revise the document and provide a corrected copy
prior to the public hearing.
B. Proposed Mixed Use District Provisions
Ms. McCullough introduced this item to the Commissioners
regarding the incorporation of a new mixed-use district
ordinance. She reviewed the proposed provisions, including
allowing for an increase in building height to allow for
commercial, office, and residential uses within one structure,
with a shared parking requirement. Ms. McCullough noted the
three following locations were proposed for mixed use
districts, as called out in the newly adopted 2007 Master
Plan:
Southeast corner of Woodward and Big Beaver,
Southwest corner of Telegraph Road and Square Lake
Road,
Southeast and Southwest corners of Telegraph Road and
Long Lake Road
It was noted that the Mixed Use Zoning would be an overlay
district, with the underlying zoning provisions still
applying, if the owner / developer chose to develop under the
current underlying zoning.
Highlights of the Mixed Use Overlay District were reviewed,
including:
Retail uses, with frontages encouraged at the first
floor level,
Specialty foods, such as ice cream parlors, bakeries,
and coffee shops,
Personal service uses, such as barber and beauty
salons, cleaners, and tailors,
Other uses similar to the above uses,
Accessory structures and uses customarily incidental to
the above permitted uses,
Upper stories may be commercial, office, or residential
uses, with conditions,
No dwelling units shall occupy any portion of a
commercial or office building at ground level or below
ground level,
In those instances where a residential use is proposed
to occupy the same floor as an office use, the Planning
Commission shall determine the compatibility of the
residential use and office uses. Such findings may include
compatibility of hours of operation, and noise of the
operation that would be detrimental to either use, and
excessive foot traffic,
A use, once established, shall not require Planning
Commission review when a change of occupancy occurs,
provided that the same or similar type of use is continued
with the change of occupancy.
Ms. McCullough also noted the proposed maximum building
height of 45 feet, the allowance of two signs for businesses
fronting on two streets, and parking requirements determined
by a shared parking plan approved by the Township’s traffic
engineer.
Ms. Stefanes questioned the 8 foot setback of the exterior
wall for the residential portion of the building.
Ms. McCullough noted that the setback was required only
along the street frontage, or in the case of a corner, on both
street frontages.
The Commission discussed the proposed setbacks, including
building and parking setbacks, and traffic and pedestrian
circulation. They also discussed the need for rear entrances
to the buildings from the rear parking lots. It was noted that
this requirement was not included in the ordinance language
but was a point of discussion and review by the Planning
Commission during the site plan approval process.
Dr. Goldberg questioned the need for the 50 percent
requirement for residential on the third floor.
Ms. McCullough noted that a residential use must be a major
component within a mixed use district.
Mr. Jerry Reis, 916 Highlander, Lake Orion, MI, 48362,
owner of the three lots fronting the northeast corner of Big
Beaver and Woodward was present questioning the potential uses
of his property.
It was noted that Mr. Reis’ property was zoned
single-family residential and that he was allowed to develop
each lot as a single-family site.
Mr. Salz called for a motion to set the date for the public
hearing.
Motion was made by Stefanes, seconded by Goldberg, and was
unanimously supported to call for a public hearing on
Wednesday, September 5, 2007 for review of the ordinance
language and to receive public comment regarding the proposed
Mixed Use District Provisions.
YEAS: Salz, Goldberg, Stefanes, Mintz, Swoboda
NAYS: None
Mr. Salz asked for discussion or comment from the
Commission.
Mr. Mintz commented on grammatical changes.
Ms. McCullough noted that proposed corrections and stated
revisions would be provided to the Commissioners prior to the
public hearing.
C. Items Not on the Agenda
Mr. Mintz, as a member of the Planning Commission, thanked
the entire Board of Trustees for their stipend raise.
IV. GENERAL BUSINESS:
The next Planning Commission meeting was scheduled for
Wednesday, September 5, 2007, due to observance of the Labor
Day Holiday.
V. ADJOURNMENT:
The Planning Commission Meeting of Monday, August 6, 2007
was adjourned at 8:10 P.M.
Respectfully submitted,
Patricia McCullough, Director
Planning and Building
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