Planning Commission Minutes
CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Monday, February 4, 2008
Bloomfield Township Hall
I. ATTENDANCE:
PRESENT: Salz, Goldberg, Stefanes, Barnett, Mintz,
Reisinger, Stark
ABSENT: None
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.
Mr. William Hampton, Township Attorney, was present.
II. APPROVAL OF MINUTES:
Motion was made by Barnett, seconded by Stark, and was
unanimously supported to approve the Planning Commission
minutes of January 21, 2008, as written.
YEAS: Salz, Goldberg, Stefanes, Barnett, Mintz, Reisinger,
Stark
NAYS: None
III. SITE PLAN REVIEW / REZONING:
A. Bloomfield Park (Township Portion) - New Construction
Mr. Salz called for a motion to remove the Bloomfield Park
proposal from the table.
Motion was made by Goldberg, seconded by Reisinger, and was
unanimously supported to remove from the table the Bloomfield
Park Site Plan Review and Rezoning Request.
YEAS: Salz, Goldberg, Stefanes, Barnett, Mintz, Reisinger,
Stark
NAYS: None
Ms. McCullough briefly reviewed the history of the site
plan / rezoning request, including the traffic issues that
were addressed at the January 21, 2008 Planning Commission
Meeting. Ms. McCullough noted that the Township did take the
initiative and contacted the adjacent commercial property
owners regarding creating cross access easement agreements for
traffic circulation through their respective properties. She
referenced verbal commitments supposedly received by the
developer from the surrounding business owners to establish
these easement agreements. McCullough stated that the
applicant had met with representatives of the Midwest Baptist
College regarding an easement agreement allowing for public
access in addition to emergency access through their site. Ms.
McCullough referenced the report received from Mr. Martin
Parker, the applicant’s traffic consultant, dated 01-31-08,
and the review letter received from Mr. Michael Labadie, the
Township’s traffic consultant, dated February 1, 2008. Both
documents were provided to the Commissioners and submitted to
the file.
Mr. Salz asked for questions or comments from the
Commissioners to Ms. McCullough.
Dr. Goldberg questioned the verbal commitments.
Ms. McCullough noted that any verbal commitments would be
required to be submitted in writing and would be included in a
development agreement prior for review and approval by the
Township Board of Trustees.
Mr. Salz asked for the presentation from the applicant.
Mr. Gary Ceepo, Senior Development Director of DDR, was
present with Mr. Martin Parker, traffic engineer with Wade
Trim, Mr. Michael Hughes, architect with Meacham & Apel, Mr.
Chris Brae attorney with McShane & Bowie, Mr. Tim Karmasian of
DDR, and Mr. Craig Schubiner, co-developer with Harbor
Companies.
Mr. Martin Parker presented a PowerPoint presentation to
the Commissioners, as submitted to the file. He reviewed the
concept of internal capture that would result in a decrease in
trips generated in and out of the site, thus reducing the
traffic congestion on Telegraph Road and Square Lake Road. An
aerial was reviewed showing the proposed connections to the
surrounding commercial properties and also an emergency access
point from Friendly Drive. Mr. Parker discussed the details to
be worked out in connecting the cinema site to the CompUSA
site and the K-mart site, including signage for Hood Road. A
report was submitted by Mr. Parker to the Township, dated
01-31-08, as provided to the Commissioners and submitted to
the file. Mr. Parker committed to complying with the February
18, 2008 submittal deadline in order to be scheduled on the
February 25, 2008 Township Board of Trustees agenda.
Mr. Salz asked for questions or comments from the
Commissioners to the applicant.
Mr. Mintz questioned if the applicant had obtained all the
required approvals from MDOT.
The applicant stated that the required MDOT approvals had
been received.
Mr. Stark questioned if the level of service was being
improved at the intersections discussed with this project and
where the computer model stopped along north Franklin Road.
Mr. Parker stated that the level of service was being
improved at all intersections, however, he did not believe
that all the intersections could be improved by one grade in
the level of service. He stated that the model ended on
northbound Franklin Road, south of Golf Drive.
Dr. Goldberg questioned the proposed traffic back-up on
westbound Square Lake Road, approaching Telegraph Road
Mr. Parker stated that the traffic congestion would be
reduced at this intersection.
Emergency access from Friendly Drive and from Golf Drive,
through the Midwest Baptist College, was discussed. It was
noted that emergency access from both points was imperative to
the proper function of the site.
Dr. Goldberg questioned why Friendly Drive could not be
used for public access with only emergency vehicle access
being proposed at this time.
Ms. Reisinger commented on possible safety issues with
allowing public traffic circulation from Friendly Drive
through the shopping center, mixing vehicle and pedestrian
traffic.
Ms. Stefanes questioned the Riemer Floor site, and what was
proposed for their parking lot, including traffic circulation.
Mr. Schubiner addressed the proposed access from the Riemer
Floor parking lot into the Bloomfield Park site.
Dr. Goldberg questioned who was responsible for the costs
of all proposed improvements.
Mr. Schubiner stated they provided a draft development
agreement to the Township, agreeing to pay for all "reasonable
improvements".
Mr. Salz asked for comments from Mr. Michael Labadie, the
Township’s traffic consultant.
Mr. Labadie stated that he agreed with the previous
comments of Mr. Parker, noting that his letter, dated February
1, 2008, was provided to the Commissioners and submitted to
the file.
Mr. Salz asked for questions or comments from the
Commissioners to Mr. Labadie.
Dr. Goldberg questioned the proposed time of traffic
back-up for the Telegraph Road and Square Lake Road
intersection.
Mr. Labadie stated the proposed mitigation plan, as
presented at tonight’s meeting, would reduce the impact of the
future traffic generated by the Bloomfield Park project.
Mr. Mintz questioned the levels of service for the proposed
mitigation plan.
Mr. Labadie stated he would wait to see how the model runs
with the new numbers, however, he thought the Levels of
Service may be a "D" or "D-" as a worst case scenario.
Mr. Mintz asked if the level of service for the Telegraph /
Square Lake intersection could be improved to a "C".
Mr. Labadie stated that he did not believe that a level of
service of "C" could ever be obtained at the aforementioned
intersection
Mr. Salz noted that the site plan and rezoning request was
still before the Planning Commission.
Ms. McCullough noted that a draft motion was provided to
the Commission and submitted to the file, including the
requirement for a signed development agreement prior to the
approval by the Township Board of Trustees.
Mr. Salz opened the meeting for public comment.
There were no additional public comments.
Mr. Salz closed the public comment portion of the meeting
and called for a motion.
Moved by Planning Commissioner Barnett, Seconded by
Planning Commissioner Mintz that the Planning Commission
forward the pending final site plan to the Township Board with
a recommendation that the site plan be approved by the
Township Board if the following concerns are addressed to the
satisfaction of the Board:
1. Compliance with the requirements of Township
Departments, especially the following departments to wit:
A. Engineering and Environmental Services Department –
engineering plans of the site improvements must be submitted
after Township Board Approval. All roadways within the
development need to be designated as private roads and
constructed in accordance with applicable Township ordinances.
If designated as public roads, then RCOC approval is required
with their acceptance for maintenance. Storm water methods
must meet Township engineering standards. Easements will be
required for all public water and sewer located outside the
public road right-of-way.
B. Fire Department - Compliance with fire hydrant location
requirements and FDC locations. Posting signage to state, "No
Parking" on both sides of Hood Road, including the cul-de-sac.
C. Police Department – requirement that signage for Hood
Road at Telegraph Road to read, "Do Not Enter" (type R5-1) and
"Commercial Vehicles Excluded" (R5-4) for traffic from
Telegraph Road.
2. Posting signage to state, "No Parking" on both sides of
Hood Road, including the cul-de-sac.
3. Compliance with the requirements of the Township's
traffic engineer consultant concerning the Traffic Impact
Study/Mitigation Plan and as noted in the report dated
February 1, 2008.
4. Any ground mounted mechanical equipment shall be
screened by a masonry screen wall to also include evergreen
trees for additional screening.
5. Approval of a Development Agreement by the Township
Board.
6. Application for signage approval by the Design Review
Board.
7. Application for site plan review for Phase 2 to include
a separate shared parking study.
8. Payment of all outstanding Township consultant fees for
traffic impact study review by Mike Labadie prior to Township
Board review.
AYES: Salz, Goldberg, Stefanes, Barnett,
Mintz, Reisinger, Stark
NAYES: None
ABSTENTIONS: None
Mr. Salz called for a motion regarding the rezoning
request.
Motion was made by Mintz, seconded by
Barnett, and was unanimously supported to approved the
rezoning request for Lots 31 and Lots 32, Bloomfield Acres,
Section 5, from R-P (Research Park District) to B-3 (General
Business District), to allow for the development of a new
cinema.
AYES: Salz, Goldberg, Stefanes, Barnett, Mintz, Reisinger,
Stark
NAYS: None
ABSTENTIONS: None
IV. DISCUSSION ITEMS:
A. Items Not on the Agenda
Ms. Reisinger thanked the Commissioners for a wonderful
experience serving as a Planning Commissioner and noted all
the accomplishments of the Commission, including the adoption
of a new Master Plan, and moving the Bloomfield Park project
forward after many years of review by the Township and several
Commission meetings.
She stated that she is very proud of Bloomfield Township,
including the Planning Commissioners, the Staff, and the
Elected Officials.
Mr. Salz thanked Jane for her dedication to the Commission
and stated that she would be sorely missed.
Mr. Mintz led the Commission in a round of applause for Ms.
Reisinger.
Mr. Payne thanked Jane for her years of service and
dedication to Bloomfield Township, including her service on
the Planning Commission, the Zoning Board of Appeals, and also
as a past president of the Bloomfield Village Association.
Dave Payne introduced to Dr. Petinga as the new Planning
Commissioner, to start on February 20, 2008. He noted Dr.
Petinga’s work with the Township in developing the Township’s
emergency response program.
V. GENERAL BUSINESS:
A. Planning Commission Meeting Schedule
The next Planning Commission Meeting was scheduled for
Wednesday, February 20, 2008, due to the observance of
Presidents’ Day.
VI. ADJOURNMENT:
The Planning Commission Meeting of Monday, February 4, 2008
was adjourned at 8:05 P.M.
Respectfully submitted,
Patricia McCullough, Director
Planning and Building
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