Planning Commission Minutes
CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Wednesday, February 20, 2008
Bloomfield Township Hall
I. ATTENDANCE:
PRESENT: Salz, Stefanes, Barnett, Mintz, Petinga
ABSENT: Goldberg, Stark
Staff Present: Patricia McCullough, Planning and
Building Director, and Robin Carley, Development Coordinator
Mr. Dave Payne, Township Supervisor, was present in the
audience.
Mr. Salz welcomed Dr. Thomas Petinga as the newest member
to the Planning Commission, filling the vacancy left by Ms.
Jane Reisinger.
II. APPROVAL OF MINUTES:
Motion was made by Mintz, seconded by Stefanes, and was
unanimously supported to approve the Planning Commission
minutes of February 4, 2008, as written
YEAS: Salz, Stefanes, Barnett, Mintz, Petinga
NAYS: None
III. SITE PLAN REVIEW:
A. Mercedes-Benz Dealership – 36600 Woodward Avenue –
Addition / Renovations
Ms. McCullough introduced this item to the Commissioners
for an addition and renovations to the existing automobile
dealership located on the easterly side of Woodward Avenue,
south of Quarton Road. Site plans, photometric plans,
landscape plans, and elevations were reviewed as provided to
the Commissioners and submitted to the file. Aerials and site
photographs were presented to show the existing condition of
the dealership. Elevations and proposed materials were
reviewed by the Design Review Board on February 8, 2008 and
the project was forwarded to the Planning Commission with a
favorable recommendation, subject to the repair of the
existing wooden fencing, a masonry enclosure with a wooden
gate to enclose the existing dumpster, and the replacement of
four trees on site to replace those to be removed due to the
location of the proposed addition. The Township’s Departmental
reports were provided to the Commissioners and submitted to
the file. It was noted that review and approval by the Design
Review Board was required for new signage.
Mr. Salz asked for questions or comments from the
Commissioners to Ms. McCullough.
Dr. Petinga and Mr. Salz questioned the site lighting and
if complaints were received from the adjacent residential
property to the rear of the site.
Ms. McCullough noted that photometric plans were provided
and that no lighting changes were being proposed at the rear
of the site.
Mr. Barnett requested that the site landscaping be
enhanced.
Mr. Salz asked for the presentation from the applicant.
Mr. Matt Madden, architect with Gillett Associates, Inc.,
presented the proposal to the Commission, on behalf of the
property owner, Mr. Charles Ghesquire. Mr. Madden noted that
there were no proposed changes to the site lighting at the
rear of the building, however, the soffit lighting would be
replaced at the front of the building, although this lighting
was rarely used. He also noted that they would increase the
landscaping along the front of the building, including
enhancing the existing green space.
Mr. Salz asked for questions or comments from the
Commissioners to the applicant.
Ms. Stefanes questioned how the wooden fence would be
repaired.
Mr. Madden noted that the owner, Mr. Ghesquire, was in the
process of contacting the property owners regarding accessing
the wooden fence through their properties. An existing cyclone
fence on the dealership’s property prevented access to the
wooden fence from the applicant’s site.
There were no additional questions or comments from the
Commissioners.
Mr. Salz opened the public comment portion of the meeting.
Mr. Ulrich Jonen, 48 Manor Road, welcomed the proposed
repair of the wooden fence. He stated that he would not object
to the existing lighting on site, confirming that there was no
additional lighting proposed at the rear of the site.
There were no additional public comments.
Mr. Salz closed the public comment portion of the meeting
and called for a motion.
Motion was made by Stefanes, seconded by Mintz , and was
unanimously supported to forward this proposal to the Township
Board of Trustees with a recommendation for approval
contingent upon the following:
Repairing the existing wooden fencing with prior
notification to the adjacent residential properties,
Screening the trash enclosure with a masonry screenwall
and wooden gates,
Planting 4 trees on site to replace those removed due
to the location of the proposed addition, and enhancing
the existing green space,
Seeking Design Review Board approval for new signage.
YEAS: Salz, Stefanes, Barnett, Mintz, Petinga
NAYS: None
IV. CALL FOR PUBLIC HEARING:
A. Proposed Zoning Ordinance Amendment – Residential Fence
/ Retaining Walls
And Swimming Pool Fence Regulations
Ms. McCullough reviewed the ordinance amendment proposal as
provided to the Commissioners and submitted to the file. She
reviewed the Township’s policy relating to retaining walls,
including the requirement for obtaining approval from the
Zoning Board of Appeals as an accessory structure. She further
reviewed the fence regulations and the Ordinance restriction
of a maximum 6-foot high fence, noting that the Board of
Appeals was restricted from approving a height higher than 6
feet. Existing pool fence regulations were also reviewed. Ms.
McCullough’s staff report was provided to the Commissioners,
highlighting the following:
Proposed fence and retaining wall ordinance amendment:
Definition of a retaining wall that excludes landscape
materials utilized for the creation of planting beds.
Permits the Zoning Board of Appeals to consider a fence
appeal exceeding a maximum height of 6 ft.
Allows retaining walls under specific criteria without
approval by the Zoning Board of Appeals.
Permits retaining walls up 2 ft. in height if setback
less than 8 ft. from the property line.
Permits retaining walls up to 4 ft. in height, if
setback more than 8 ft. from the property line.
Allows for tiered walls of a height no greater than 2
ft. if setback less than 8 ft. from property line.
Allows for tiered walls of a height no greater than 4
ft. if setback more than 8 ft. from property line.
Requires a landscape plan identifying the size, species
to screen retaining walls.
Proposed swimming pool fencing ordinance amendment:
Allows for decorative metal fencing to exceed the 4 ft.
fence height for swimming pool fences when complying with
the State Construction Code.
Adds illustrations to regulations.
The proposed ordinance language amendments, including
illustrations, were reviewed by the Township attorney and were
found acceptable as drafted. Ms. McCullough requested that the
Planning Commission hold a public hearing on March 17, 2008,
with the required advertisement to take place prior to the
hearing.
Mr. Salz asked for questions or comments from the
Commissioners to Ms. McCullough
Ms. Stefanes questioned the height of privacy fences,
noting that 8-foot high privacy fences had been approved by
the Bloomfield Village Association.
Ms. McCullough noted that this ordinance amendment would
allow for the Zoning Board of Appeals to hear a request for a
fence over 6 feet in height.
Retaining wall materials were discussed, noting that
several materials would be included, such as boulders,
railroad ties, and masonry.
Dr. Petinga questioned the difference between a wall and a
fence, and the requirements for each. He commented on the
necessity of clarifying this language.
Ms. McCullough commented on the number of retaining walls
and fences that are heard by the Zoning Board of Appeals, and
their routine approval of such.
Mr. Salz was pleased with the retaining wall definition and
illustrations. He questioned the need to allow the Board of
Appeals to hear fence requests over 6 feet in height. He did
not feel that higher fences should be allowed, especially in
residential areas.
Mr. Barnett complimented Ms. McCullough on addressing the
retaining wall issue and developing ordinance language,
however, he also commented that he would prefer fences not to
exceed 6 feet in height.
Dr. Petinga noted that privacy fences should be allowed to
exceed 6 feet in height. He also noted that due to uneven
topography, the privacy screen might measure over 6 feet when
measured from different points at grade.
Ms. McCullough noted that privacy screens attached to a
deck would be considered as an accessory structure and not as
a freestanding fence.
Dr. Petinga questioned landscape berms and the process for
approval.
Ms. McCullough noted that landscape berms were reviewed by
the Planning and Building Divisions, and had to comply with
specific criteria, including drainage requirements.
Mr. Salz called for a motion
Motion was made by Mintz, seconded by Petinga and was
unanimously supported to hold a public hearing on March 17,
2008 to receive comments from the public on both the proposed
ordinance amendments, the proposed Swimming Pool Fence
Regulations amendment and the proposed Residential Retaining
Wall and Swimming Pool Fence Regulations amendment, and to
consider forwarding a recommendation to the Township Board of
Trustees for their consideration.
YEAS: Salz, Stefanes, Barnett, Mintz, Petinga
NAYS: None
V. DISCUSSION ITEMS:
A. Items Not on the Agenda
Ms. Stefanes questioned the status of the proposed Best
Buy.
Ms. McCullough stated that Best Buy and the property owner
for the proposed site were still in negotiations.
VI. GENERAL BUSINESS:
A. Election of Planning Commission Representative to Zoning
Board of Appeals
Mr. Salz asked for a nomination from the Commission to
elect a representative from the Planning Commission to serve
on the Zoning Board of Appeals.
Neal Barnett nominated Sherry Stefanes. The nomination was
seconded by Petinga and was unanimously supported to elect
Sherry Stefanes to serve on the Zoning Board of Appeals as the
Planning Commission representative.
YEAS: Salz, Stefanes, Barnett, Mintz, Petinga
NAYS: None
B. Township Capital Building Project Groundbreaking
Ceremony
The Commissioners were invited to the Capital Building
Project Groundbreaking Ceremony, scheduled for Wednesday,
April 9, 2008 at 11:00 A.M.
C. Planning Commission Meeting Schedule
The next Planning Commission Meeting was scheduled for
Monday, March 3, 2008
VII. ADJOURNMENT:
The Planning Commission Meeting of Wednesday, February 20,
2008 was adjourned at 8:00 P.M.
Respectfully submitted,
Patricia McCullough, Director
Planning and Building
rc
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