Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, October 1, 2007
Bloomfield Township Hall

I. ATTENDANCE:

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

ABSENT: None

Staff Present: Patricia McCullough, Planning and Building Director, Christopher Gruba, Assistant Planner, and Robin Carley, Development Coordinator

II. APPROVAL OF MINUTES:

Motion was made by Stefanes, seconded by Goldberg, and was unanimously supported to approve the Planning Commission minutes of September 17, 2007, as written.

YEAS: Salz, Goldberg, Stefanes, Mintz, Reisinger, Stark

NAYS: None

III. SITE PLAN REVIEW:

A. Smart Car USA – 1765 Telegraph Road – Renovations to site

Ms. McCullough introduced this item to the Commissioners for renovations to the existing car dealership on the easterly side of Telegraph Road, north of Square Lake Road, previously the Toyota Dealership. The new Smart Car Dealership will also be the North American Headquarters for Smart USA. Ms. McCullough reviewed her staff report, as provided to the Commissioners and submitted to the file. Site plans, landscape plans, elevations, photometric plans, aerials, and photographs were all reviewed. Ms. McCullough noted that a test track was being proposed for the site, which would require approval of the Zoning Board of Appeals. The front and side parking setbacks along Telegraph Road and Fairfax Road would also require Board of Appeals approval, along with the location of the dumpster, with a setback of 6 feet from the rear lot line. The minutes of the Design Review Board along with the Departmental comments were provided to the Commissioners and submitted to the file.

Mr. Salz asked for questions or comments from the Commissioners to Ms. McCullough.

The Commission discussed the location of the vines proposed for the existing fence along Fairfax Road, and if they were in fact required. They commented that the fencing faced a residential district. Ms. McCullough noted that the vines were recommended by the Design Review Board and that a revised landscape plan was required.

The parking setback variances were noted along Telegraph Road and Fairfax Road.

The possible noise levels emanating from the test track were discussed. Ms. McCullough noted that this was not a high-speed track and that it abutted another commercial use. Excessive noise would be handled through the proper channels with any future complaints. Mr. Salz noted that they were not requesting a variance from the noise ordinance. The Commission noted that the noise generated along Telegraph Road was probably greater than the levels generated from the track.

Mr. Salz asked for the presentation from the applicant.

Mr. Al Paas, architect for the project, briefly reviewed the proposal for the Commission and highlighted the aspects of the dealership and the Smart Car vehicle. He stated that the purpose of the track was not to "test" the cars, but to allow a potential purchaser to practice driving the automobile, with a maximum speed of approximately 25 mph, due to the tight turns of the track.

Mr. Salz asked for comments or questions from the Commissioners to the applicant.

Mr. Mintz questioned if the test track was allowed as a use within the code of ordinances, and if the track was needed.

Mr. Paas noted that a potential buyer would be encouraged to drive the car along Telegraph Road and other major thoroughfares, however, the track would be used to familiarize the client with the vehicle prior to driving along a public thoroughfare.

It was noted that the proposed track was an accessory use to the site and would require permission from the Zoning Board of Appeals.

The Commission suggested that the term "test track" was somewhat misleading and suggested the name be changed from a "test track" to a "demonstration area."

Mr. Paas addressed the landscaping issue along Fairfax. He noted that the vines were to be planted along the fence to partially obscure the fencing and parking area, however, still provide the Police Dept. visibility into the site for security reasons. He stated that he would confirm with the landscape architect that the vine plantings would be indigenous.

Mr. Paas also noted that they would comply with all the requirements as called out in the staff report, including those of the Fire Department.

The proposed guardrail along the track was being eliminated from this proposal.

Mr. Salz opened the meeting for public comment.

There were no public comments.

Mr. Salz closed the public comment portion of the meeting and returned to the Commission for any additional comments.

The Commission questioned the engineering report as provided to the Commissioners.

Ms. McCullough noted that all the engineering issues must be addressed prior to the issuance of any building permits.

Mr. Salz complimented the owner and architect on their sensitivity to the adjoining residential area.

Mr. Salz called for a motion.

Motion was made by Stefanes, seconded by Goldberg, and was unanimously supported to forward this proposal to the Township Board of Trustees with a recommendation for approval, subject to the following considerations:

YEAS: Salz, Goldberg, Stefanes, Mintz, Reisinger, Stark

NAYS: None

IV. DISCUSSION ITEMS:

A. Parking Study

Mr. Gruba reviewed the progress to date on the proposed revisions to the Township’s current parking requirements. The Commissioners were provided with a study of the Township’s existing and proposed retail parking requirements, using as an example the Panera Bread / Drexel Heritage site along the easterly side of Telegraph Road, north of Square Lake Road. Mr. Gruba reviewed the powerpoint presentation, also provided to the Commissioners and submitted to the file. Several graphs and charts were highlighted, showing the Township’s retail parking requirements in relation to several other surrounding communities. The suggested requirements of several commercial retailers were also provided.

The Commission discussed the different parking requirements needed for general retail, "big box" retailers such as a Lowe’s, and membership warehouses, such as a Costco. They discussed that perhaps the categories should be more defined. Ms. McCullough suggested that the Department could pull from the ITE (Institute of Transportation Engineers) manual for descriptions of the various categories.

Ms. McCullough commented on the suggested formula of calculating gross floor area in determining the number of spaces required, including the landscape requirement proposed within the amended ordinance language.

Mr. Gruba noted the differences in the recommended parking requirements by the various retailers for the different uses, such as Best Buy, Lowe’s, and Target.

They discussed the parking requirements for specialty uses, and also noted that a parking variance could still be sought from the Board of Appeals for sites that may not require the amount of parking as required by Township ordinance.

Ms. McCullough noted that a proposed draft ordinance was provided to the Commissioners and that the goal was to adopt the amended ordinance by the end of 2007.

The Commission suggested that perhaps another alternative could be presented for granting a reduction in the required number of parking spaces, for possible inclusion with the site plan review by the Planning Commission.

Ms. Reisinger noted that the Zoning Board of Appeals currently had the legal authority to grant parking variances.

The Commission noted that there was a substantial burden placed on a developer to obtain a parking variance. Ms. McCullough reviewed the four tests of practical difficulty that a developer would have to meet in order to obtain a parking variance. The Commission noted that for this reason, the Commission should have the authority to approve less parking if the applicant proved that the reduced number of spaces would be sufficient for the proposed use.

Mr. Salz asked for comments from the public.

Mr. Chuck Kreminski, Schostak representative and manager of Bloomfield Plaza, complimented the Township on addressing their outdated parking requirements. He noted that most commercial developers recommended a 1:250 ratio. He also commented that the parking variance previously granted by the Board of Appeals for the Crust Pizza within the Plaza Shopping Center was working very efficiently.

B. Items Not on the Agenda

Ms. McCullough updated the Commission on the Bloomfield Park project within the 425 Agreement Area, including the pending motion of the September 19, 2007 Joint Development Council Meeting. She highlighted the meetings with MDOT and stated the next Joint Development Council meeting was scheduled for October 3, 2007 at Pontiac City Hall. She noted that the Township’s traffic consultant, Mr. Labadie, was currently reviewing the mitigation plan as proposed.

V. GENERAL BUSINESS:

A. Planning Commission Meeting Schedule

The next Planning Commission Meeting was scheduled for Monday, October 15, 2007.

VI. ADJOURNMENT:

The Planning Commission Meeting of Monday, October 1, 2007 was adjourned at 8:20 P.M.

Respectfully submitted,

Patricia McCullough, Director

Planning and Building

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