CHARTER TOWNSHIP OF BLOOMFIELD PLANNING COMMISSION

Transcription

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION
Monday, March
4, 2 0 0 2 , 7:00p.m.
Bloomfield Township Hall
PRESENT: Mintz, Smith, Cotton, Lubin
ABSENT: Swoboda, Wittbold
Petitioner, Charles Ghesquire, presented preliminary plans for expansion to
building and parking area for the Mercedes (Estate Motors) dealership at 36600
Woodward Ave. Motion was made by Cotton, seconded by Smith and was
unanimously supported to call a Public Hearing for proposed 1158 square foot
building addition to the Mercedes (Estate Motors) dealership located
at 36600 Woodward and approval for one of two parking expansion
plans. Plan A: The expansion of the parking lot to the rear of the lot, converting
adjacent easterly residential lot to parking, or Plan B: The construction of a two-level
parking deck in the southeast portion of property. The public hearing will be held on
Monday, April 1, 2002.
(2)
Motion was made by Lubin, seconded by Cotton and was unanimously supported
to approve minutes from November 19, 2001, as submitted.
Respectfully submitted,
Wilma S. Cotton
Bloomfield Township Clerk
cb
PLANNING COMMISSION
Monday, March 18, 2002, 7:00p.m.
PRESENT: Swoboda, Mintz, Smith, Cotton, Lubin
ABSENT: Wittbold
(1)
Lauren Cato, attorney for AT&T Wireless, gave a lengthy presentation supporting
the need for cellular antennas at the St. Regis Church site. She began by giving
statistics retrieved through web research, stating that as of Saturday, March 16,
2002, there were 132,754,616 wireless phone subscribers, and by Monday that
number had grown by more than 60,000 subscribers. Ms. Cato explained that
cellular phones are commonly used in daily lives by families, for home offices and as
the sole phone for some. The proposed St. Regis site is to provide coverage for
traffic on Lahser and for residences and businesses in the area. She explained that
AT&T has received many complaints, in that area, of reception/connection
problems, and that they have been working on this proposal for four years. Upon
review of the Township Ordinance and map for cellular towers, none of the
Township's approved designated cellular areas were acceptable for the AT&T target
area, so they went on to look at existing structures in the area. They first looked at
strip malls at Lahser and Maple, but neither site met setbacks nor provided
interested parties. They also looked at the Bloomfield Village Fire Station, but the
station was not interested. The St. Regis location was then considered due to the
height of the roof and cross. The site met the coverage objectives of AT&T and
addressed the aesthetic concerns, concealing the antennas. Ms. Cato displayed a
map of coverage areas, distinguishing the good coverage areas from the poor, as
well as showing those areas with no coverage. Ms. Cotton asked what the coverage
area would be for the new antennas if approved. Ms. Cato stated that it is AT&T's
hope that it would expand the coverage area to both 12 Mile Road and Quartan
Road. Ms. Cotton mentioned that the new coverage area covers significantly more
than others displayed and asked if they covered that much area, why would another
be needed. Ms. Cato stated that having a site along a thoroughfare, such as Lahser,
would create a path of less resistance than other towers, that are in more congested
areas, and would therefore offer a wider range of service. Mr. Swoboda asked if the
height of the antennas impacted the coverage area. Ms. Cato said that it would. Ms.
Cotton questioned why three antennas were needed at the site. Ms. Cato stated that
most sites use nine or ten antennas, but by using two panels and one omni antenna
they are able to reduce the number of antennas needed to three. Mr. Lubin stated
that by looking at the coverage area on the map, it would appear they would need an
additional antenna close by, and he asked if a location were found, would it cover
the target area. She stated that it would not. Mr. Lubin asked how far south the
coverage would extend. Ms. Cato said that AT&T is hoping that it will meet the
Seaholm location coverage area.
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Ms. Cato submitted computer generated photographs demonstrating the before and
after views of the church. She pointed out the change in the view is minimal and
could only be seen at a close distance. She explained the equipment would be on the
northeast side of the building behind a wall, proposed adjacent to the building. The
brick proposed will match the existing building with a wrought iron gate for
equipment access. Ms. Cato also pointed out the glass inserts on the steeple and
explained the interior antennas would be placed behind the glass. Mr. Swoboda
confirmed with Ms. Cato that the antennas would not exceed the height of the roof.
Ms. Cotton stated that a letter had been submitted from the pastor at St. Regis and
the principal of the elementary school giving approval for the proposed cellular
antennas. Ms. Cotton also asked if AT&T had held any informational meetings for
the church families related to the antennas. Ms. Cato said the church held
meetings. Ms. Cotton also stated that a neighboring homeowners association had
called stating opposition to the antennas.
Ms. Cato speaks in length explaining compliance of the proposal with Township
Ordinance 493, stressing several times their compliance with the setbacks and
height restrictions, as well as the invisibility of the antennas. Ms. Cato explained
that they are not in close proximity to any public schools. Ms. Cotton said the
Township was in receipt of a letter from the Township attorney stating that
parochial schools are equal to public schools. Ms. Cato stated that they would
challenge the legality of that stand. Ms. Cotton said the Township would be taking a
closer look at the issue.
Ms. Cato stated there is a need for additional coverage in the proposed residential
area. She continued saying the Township Ordinance allows placement at a religious
site and this site exceeds the setback from residential area. Mr. Lubin asked how far
the structure is from the northerly residences. Ms. Cato answered that it was
approximately 200'.
Donald Wieme, real estate appraiser, licensed in Michigan, spoke concerning the
impact of cellular towers on the values of nearby residential homes. He referred to a
study he conducted in 1996 on the subject. After a lengthy presentation, he
concluded that there is no impact on the value of homes, due to the location of
nearby cellular towers/antennas.
Ms. Cotton asked Dr. David Hamby, a University of Michigan professor of radiation
health physics, if he had any reports on health risks related to cellular antennas. Dr.
Hamby said that he does and he would provide the Township a copy. Ms. Cato said
that she had copies of the study and would submit them.
Bob Stevenson (1252 Indian Mound), attorney for the Bloomfield Village
Association, was present to state opposition on behalf of the Bloomfield Village
Association. He said the Township Ordinance is aimed to have cell towers located
in a commercial area, and the Association is opposed due to the location near both
residential areas and schools.
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Larry Nutson (284 Tilbury Road) was present in opposition to the proposed location
of the antennas. He stated that he has a daughter at Marian High School and that
he did not receive any notification of the proposal. He requests that parents of
children in the surrounding schools be notified. He addressed a letter that he had
previously submitted to the Township, saying that there should be no distinction
between public and parochial schools.
Kevin Fularczyk (3932 Ann Rose Court), spoke saying that as a nearby resident and
a cellular phone user, he would like an increase in coverage to allow him to get
reception in his home and the surrounding area. He stated the proposed antennas
do not appear to be intrusive and he asked what the alternative would be. Ms.
Cotton explained that it was not the place of the Township to offer alternative sites,
it was the duty of the cellular companies to pursue that. Mr. Fularczyk stated that
he felt the proposed site to be a good location. Ms. Cotton asked Ms. Cato if they
had looked into placement at the Oakland Hills Country Club. Ms. Cato said that
they had, but that it had been rejected by the engineers because it was too far west,
and they would have to increase the height of the pole, because it would have to be
located near the clubhouse.
Mr. Lubin asked about the transmission level of the antennas, north to south. Dr.
Hamby answered the estimated power level at 200' (to the northerly residential
area) is 2V2 microwatts, and would be about the same at the school to the south.
Mr. Lubin asked about east to west transmission levels, specifically at the
elementary school. Dr. Hamby said that it would be approximately less than one
microwatt.
Motion was made by Cotton, seconded by Lubin and was unanimously supported
to table the request until the meeting on April 15, 2002. Ms. Cotton stated that
notices would be sent to the PTO's of both Marian High School and Brother Rice
High School i n an attempt to get notification to the parents.
(2)
Motion was made by Mintz, seconded by Smith and was unanimously supported to
approve minutes from March 4, 2002, as submitted.
Wilma S. Cotton
cb
PLANNING COMMISSION
Monday, April l , 2002, 7:00p.m.
PRESENT: Swoboda, Mintz, Cotton
ABSENT: Wittbold, Smith, Lubin
Request automatically tabled due to lack of a quorum.
(1)
Charles Ghesquire, owner of Estate Motors (Mercedes of Bloomfield), gave a
presentation to the Commission and all interested parties i n attendance. Mr.
Ghesquire began by stating that he was aware of neighbors' disputes with the
previous owner of his property. He also commented that he had heard rumor the
purchase of the adjacent residential property was underhanded and explained that
it was not. He said that since purchasing the property, he has addressed and
corrected complaints related to truck traffic on Manor Road. He then explained
both of his parking plans. He said that he had submitted his plan for a parking area
in the adjacent residential lot to the neighborhood, but they had rejected it saying
that a parking structure on his existing lot zoned P - i , would be more acceptable.
After designing a parking structure he went back to the neighbors and was told that
it would not be acceptable. He stated that he has no space left for new car storage
and must have one of the two plans approved to continue business at that location.
Mr. Ghesquire went on to explain possible uses for the lot, if sold. He explained
that because it is zoned B-3, it would allow anything from a 24-hour party store/gas
station to a fast food restaurant.
Mr. Ghesquire explained that Plan A would add a parking area on the adjacent
residential lot that he owns. It would be screened by a brick wall, matching the wall
across Manor Road, with landscaping, offering complete screening. He is also
proposing that all lighting for the parking expansion be placed interior on the walls,
to prevent the need for tall commercial lighting that would be more of a nuisance to
the neighbors. Plan B shows a 2-level parking deck in place of an existing parking
area to the rear of the dealership property. He stated the proposed parking deck
would look more like an office building. Mr. Ghesquire explained the existing house
on the residential lot would probably be demolished regardless of the parking plan
approved. He added that he was also requesting an addition to the front of the
building. Ms. Cotton asked if he would proceed with the addition if the neither
parking plan is approved. He said that he would not.
Ms. Cotton asked about the proposed setback of the wall from the property line on
the parking lot expansion onto the residential property. He said there would be a
10' setback. Ms. Cotton asked if he would be able to keep the existing trees that are
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on the property. He said that he would have to remove them because the sap from
the trees would ruin the paint on the cars.
Dorothy Becker (85 Judy Lane) stated that although she feels it is the best Mercedes
dealership in the state, she also believes the adjacent neighbors should be
represented. Stephen Glazek, President of the Rouge Manor Improvement
Association, said there have been numerous lawsuits against the property in
question. He then read from Ordinance #191, which was adopted with the
dealership in mind, listing restrictions for the property. Mr. Glazek said the
residential property would have to be rezoned or have a special use variance granted
before it could be used for parking. He also stated there have been complaints
about the property since Mr. Ghesquire purchased it. He continued, saying the
house that Mr. Ghesquire is proposing to demolish is not dilapidated, and he
submitted photographs of the interior of the home, taken just prior to Mr.
Ghesquire's purchase of it. He concluded saying that the only basis for the request
is the need for more inventory, but the need does not justify the expansion. He said
that with numerous residents opposed to the request, they request the Planning
Commission to deny it.
Richard Mintz asked Mr. Glazek if he agreed that the existing rear of the property is
for parking. He said that he does, but that it is zoned P - i , which does not allow for a
parking structure.
Marcia Robovitsky (4945 Dryden Lane) stated that she has known the Township to
always support a residential community, and in this matter she feels that it would
be best for the Township to continue to defend the residents, and deny the request.
Mania Harb (55 Manor Road) expressed that she is very upset with the proposal.
She said that it is a residential area, and not a place for commercial expansion. She
said that if he requires an expansion to continue business, then he does not have
enough space for his business. She continued that it is not a run-down area, and the
homeowners rights should trump those of the dealership. She stated that she is
willing to take the risk, come what may, even if it is a 24-hour party store, to prevent
the expansion of the dealership.
Mrs. Harb continued to explain the problems associated with the dealership's
expansion. She said that they already experience problems with car alarms going
off, lights, strangers in the parking lots and test drivers using Manor Road. She said
that her daughter can't even ride her bike in the area. Any expansion would only
add to the existing problems.
Caroline Jonen, daughter of Ann Jonen (48 Manor), spoke on behalf of her parents
stating they purchased their home because they liked the seclusion and privacy, but
since purchasing, the noise and lights have increased. They feel that an expansion
would further increase the noise and traffic, while negatively impacting their
property values. They feel that it could deteriorate the entire neighborhood. They
also conclude that as growth of business continues, it will create for further space
issues, therefore they are opposed to both plans presented.
PLANNING COMMISSION
Monday, November 19-aoe-iDave Morrison (123 Manor) feels that the business will continue to grow, even if the
cars are not readily available on the property. He suggested resolving the space
issue by storing new stock at a separate location, and use the existing area strictly as
a new car showroom. He also suggested the possibility of an off-site service area.
Mr. Ghesquire responded by saying that state law prohibits servicing cars off-site.
He continued saying that off-site storage of vehicles creates a security issue. He said
they have tried that in the past, but had very costly problems of vandalism, and
found that off-site storage will not work effectively. He continued by saying that
since purchasing the property, he has reduced the annual number of cars from 4600
to 900. He said that he has opened dealerships in Rochester and Novi to keep
traffic down at the Woodward location. He said that he would not want to enlarge
the Bloomfield dealership any further, because the building would not handle
anymore. Nadine Martens (5520 Brookdale) stated the residents should not feel
required to help Mr. Ghesquire.
Mr. Mintz asked, if this request for expansion were approved, would Mr. Ghesquire
agree to never ask for more relief. He also asked if Mr. Ghesquire would agree to an
Ordinance that would prohibit the request of any future expansions or variances of
the like. Mr. Ghesquire stated that he would agree to it. There was negative
feedback in the audience related to this suggestion.
Vernon Wynn, architect for Gillett and Associates, spoke of the seclusion of the
residential lot in question, in the midst of commercially zoned lots. He explained
that a Walgreen's or a 7-11 could be located there, selling alcohol. He said that Mr.
Ghesquire has been a great neighbor. Ms. Cotton added that if the proposed plan
were approved, the residential lot would not be rezoned, but would get a special use
variance that would not be passed along to any future owner. Ms. Harb spoke again
stating that her property abuts 2 parking lots, and she describes the noise from the
parking lot cleaners, trash collectors, and drag racing i n the parking lots. She said
that once the lot is a parking lot, it will never revert back to residential use. She said
that there is no compromise or support. Ms. Cotton explained there are no
dumpsters proposed for the parking expansion and that it would be a locked storage
area, therefore there will be no opportunity for drag racing and that people would
have to jump the fence to get into the area. Ms. Harb said there would still be a
problem with car alarms. Mr. Glazek said that he could confirm the car alarm
problems and stated the residential lot owned by Mr. Ghesquire was the buffer zone
for the adjacent home. He said that it was a heavily treed lot prior to Mr.
Ghesquires purchase of the home, but now all of the trees have been removed. He
concluded that a change of use for the property would be unprecedented.
Ms. Cotton explained the commercial property in question is zoned B-3 (general
business) and that the Township would have no control over who purchases the
property. She continued to explain that B-3 is the most intense use in Bloomfield
Township, allowing for any B - i or B-2 use in addition to others. The Planning
Commission is to review to determine what is best for the residents and the
Township. She also explained the Township has no tree Ordinance, and Mr.
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Ghesquire, as owner of the residential lot, could remove all of the trees without
consulting the Township. The Township also has no control over the demolition of
the existing home on the property.
Ms. Cotton stated that the Planning Commission has not taken this matter lightly,
and the petitioner has a legal right to pursue his request. The Planning Commission
has no preconceived notions on the development and will give it a lot of thought.
The petitioner will reappear before the Planning Commission on April 15, 2002.
Wilma S. Cotton
cb
PLANNING COMMISSION
Monday, May 6, 2002, 7:00p.m.
Bloomfield. Township Hall
PRESENT: Mintz, Cotton, Wittbold, Smith, Lubin
ABSENT: Swoboda
(1)
Lauren Cato, attorney for AT&T Wireless Communications, was present for the
request to install two interior cellular antennas proposed in the steeple of the St.
Regis church, and one exterior antenna concealed at the base of the existing cross
on top of the steeple at 3695 Lincoln. She displayed a proposed site elevation and
explained the proposal. She emphasized their compliance with Township
Ordinance 493, Page 9, Section F, by recapping statements that she made at the first
hearing. She stated that since the last meeting a drive test had been conducted to
check the existing coverage in the vicinity of the proposed tower. The drive test
began south of 14-Mile Road on Lahser Road and showed that at Lincoln and
Lahser (proposed site) there is marginal, to virtually no coverage, and to that point
there is either poor coverage or no coverage at all. Ms. Cotton noted the map
showed one point on Maple Road, just east of Lahser demonstrates trouble with
coverage, and asked why there would be spot of bad coverage surrounded by good
coverage. Ms. Cato answered there could be some obstruction that is causing a
problem in the coverage area. Ms. Cotton asked if the proposed Lincoln site would
help resolve the problem. Ms. Cato said that a signal coming from a different angle
could possibly rectify the problem. Mr. Wittbold asked how many companies, other
that AT&T, operate in the Bloomfield Township area. Ms. Cato said that there are
five additional providers. Ms. Cotton stated for the record that letters of opposition
have been submitted by the Bloomfield Village Homeowners Association, as well as
a resident within Bloomfield Village. She also noted the Township was i n receipt of
a letter of support signed by the Pastor of the St. Regis, as well as the Principal of
the Elementary School. Mr. Wittbold asked what the square footage would be for
the proposed ground facilities. Ms. Cato said the equipment cabinets on the
ground, would be located behind a brick wall that is proposed at 25' long and
approximately 12' wide.
Motion was made by Lubin, seconded by Wittbold and was unanimously
supported to recommend approval by the Township Board, for two proposed
cellular antennas, to be located within the St. Regis Church steeple at 90' and for
one exterior antenna concealed at the base of the existing cross at a height of 99',
with equipment cabinets located on the ground behind a brick wall at 3695 Lincoln,
Section 34, as presented to the Planning Commission.
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(2)
Charles Ghesquire, owner ofMerced.es of Bloomfield at 36600 Woodward Avenue,
was present requesting site plan approval for proposed 1158 square foot addition to
the front of the building, as well as approval for one of two parking expansion plans.
Mr. Ghesquire explained briefly that he purchased the property in 1991 and has
been working with the homeowners for an acceptable expansion plan for three
years, but with no success. He said that he had purchased the adjacent residential
lot i n 1998 with hopes to expand onto the property with a parking lot. He said that
he is desperately in need of additional parking space. He said that if he is forced to
relocate his business, the B-3 zoning of the property could provide any purchaser
the opportunity to build any type of business, including a fast food restaurant, a 24hour party store, a restaurant/bar, etc. Any of which would produce a high-traffic
site, different than his business, which produces minimal traffic with reasonable
hours, and is closed on the weekends. He said that his service volume has
increased, leading to the need for added parking space. Mr. Lubin said there should
be an alternate location for vehicle storage, and asked if Mr. Ghesquire has other
dealerships. Mr. Ghesquire said that he does have another dealership and his sons
also own dealerships, however off-site storage has been tried and he says that it
does not work. Mr. Wittbold asked if adequate storage could be attained if the
parking layout had smaller spaces and smaller aisles, he suggested the proposed
parking layout appeared more like a shopping center parking lot than a dealership
storage lot. Mr. Ghesquire stated they currently have cars stacked in their existing
parking lot and they could perhaps provide a 20' buffer to the Jonen property if they
eliminate one aisle and stack the cars three deep.
Mr. Lubin suggested leaving the house on the residential lot and retaining the
character of the front of the house by taking the rear half of the lot and converting it
to parking. Mr. Ghesquire agreed that this was a conceivable solution, but that the
inside of the house is in rough shape, making demolition a better solution.
Township Attorney, William Hampton stated that while site plan approval was
being sought, due to the request to either place parking i n an R-3 zoning or to build
a parking deck i n a P - l zoning, he will either require rezoning of the residential lot
through the Planning Commission, or a special use variance to be granted by the
Zoning Board of Appeals. Mr. Ghesquire stated that his first priority was finding a
compromise with the neighbors to determine which plan to pursue, and at that
point, he will move forward as needed.
Paul Kircos (80 Maywood) objected to the proposal. He stated he moved to the area
because of the unpaved road and country feeling, and the proposed expansion
would ruin the nature of the area. Nadine Martens (5520 Brookdale) said she is a
23 year resident of the neighborhood and that she opposes any expansion to the
dealership. Mike McManus (81 Manor Road) said the expansion will not enhance
the neighborhood and that he objects to the proposal. Dr. Ghaemi (96 Manor
Court) said the neighborhood has a village atmosphere and was not meant to be a
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commercial area. He said that the traffic is already dangerous in the area, and that
an expansion to the dealership would only make traffic conditions worse.
Jennifer Smith (95 Manor Road) stated opposition to the proposed expansion, and
asked if Mr. Ghesquire had purchased the residential lot, and if so, she asked if the
subdivision was aware. M r . Ghesquire stated that all of the paperwork for the
purchase was in his name, and the homeowner was aware he was the purchaser
prior to closing.
Ulrich Jonen (48 Manor Road) spoke stating opposition to the request. He
referenced recent growth among the Mercedes-Benz brand and that it would
continue to grow, creating additional expansion needs in the future. He suggested
that Mr. Ghesquire solve his parking problem by having vehicles delivered from
another dealer. Ann Jonen (48 Manor Road) said that the homes in the area are
more important than the dealership. She continued to say the demolition of the
house on 38 Manor Road, would be deplorable. She said the removal of trees on the
38 Manor Road property was an outrage, and the view of the dealership is much
more intrusive now. She said the entire situation is disrespectful to the residents.
She finished by requesting the Planning Commission to prevent a commercial
encroachment into their neighborhood. Marguerite Hague (58 Manor Road)
seconded the comments made by the Jonen's. The Treasurer of the Bloomfield
Manor Association was present in opposition of the proposed expansion. He stated
there is currently a heavy traffic problem and that it would only increase with the
expansion. He said he stands with the Rouge Manor Association in their
opposition. Bill Loizon (166 Maywood) was present in opposition of the expansion
and submitted photographs of 38 Manor Road, showing where the trees were
removed from the property.
The following residents also stated opposition to the request for expansion:
• Michelle Wilke, 45 Judy Lane
• John Hanson, 75 Manor Road
• David Peterhans, 301 Manor Road
• Patrick Callaghan, 240 Manor Road
• Richard Rosin, 70 Manor Road
• Mr. B. Ryan, 86 Manor Road
• Norman Trost, 5550 Brookdale Road
• Mania Harb, 55 Manor Road
• Steven Glazek, 85 Manor Road (President, Rouge Manor
Improvement Association)
Mr. Glazek added that he felt the Planning Commission should not consider a site
plan approval until a use variance or zoning change had been granted. Ms. Cotton
stated the petitioner is aware that he would need to rezone the property or receive a
use variance, and that he is before the Commission to get an idea of which plan, if
either, would be acceptable to proceed with. Ms. Jonen stated that if the dealership
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were to expand, more trees would come down. Ms. Cotton mentioned that the
Township can't prevent Mr. Ghesquire, or any other property owner, from removing
trees on their own property, as the Township does not have a forestry ordinance.
Township Attorney, William Hampton, stated that the Planning Commission could
not grant site plan approval, they could only act upon the request for the 1158
square foot addition.
Motion was made by Wittbold, seconded by Lubin and was unanimously
supported to deny the request by Estate Motors (Mercedes of Bloomfield) for an
1158 square foot addition to the front of the building at 36600 Woodward Avenue,
and to deny both parking expansion Plans A and B.
Wilma S. Cotton
cb
Bloomfield Township
Planning Commission - Special Meeting
Monday, July 29, 2002
Present: J o h n Swoboda, David Lubin, Robert Wittbold, Wilma Cotton
Absent: George Smith, Richard Mintz
Chairperson Swoboda, called the meeting to order for the purpose of
calling for Public Hearings as follows:
1. Motion was made by Cotton, seconded by L u b i n , and unanimously
supported to call for a Public hearing for the consideration of a
request by Nextel to raise the height of the cellular monopole
facility at 2265 Telegraph Road (south of Maple) by an additional
10 feet. The Public Hearing will be scheduled for Tuesday,
September 3, 2002.
2. Motion was made by Cotton, seconded by Lubin, and unanimously
supported to call for a Public Hearing for consideration of
amending Zoning Ordinance No. 265, by adding provisions for the
creation of a new B - 4 classification, to be known as Planned
Business District. The Public Hearing will be scheduled on
Tuesday, September 3, 2002.
3. Motion was made by Cotton, seconded by Lubin, and unanimously
supported to call for a Public Hearing for consideration of
amending Zoning Ordinance No. 265 by adding definitions and
requirements for certain uses deemed to be regulated uses. The
Public Hearing will be scheduled on Tuesday, September 3, 2002.
The Public Hearings will be held on Tuesday, September 3, 2002, at
7:00 p.m. at the Bloomfield Township Hall, 4200 Telegraph Road.
Notices will be published i n the newspaper and mailed to all affected
property owners.
Planning Commission
Special Meeting - July 29, 2002
Page -2Developer A r k a n J o n n a attended the meeting along with Landscape
Architect, James Scott and a Comerica Bank representative, Jeffrey R.
Wagner, to present the plans for an office building at the old B i l l Knapps
site, 3900 Telegraph Road, Section 16. Although not on the agenda
through some confusion, the Commission members agreed to allow Mr.
J o n n a to present his plans.
A r k a n J o n n a presented a site plan explaining that the existing B i l l
Knapps restaurant will be demolished for a two-story office building. The
Township recently rezoned the property from B 2 to O l . Tenants on the
first floor are proposed to be Comerica Bank and law offices. The
Comerica representative stated that the bank has plans to relocate from
the shopping center on the southeast corner of Long Lake and Telegraph.
Mr. J o n n a also presented elevation drawings of the proposed building
showing a drive-thru area for bank tellers. The building is residential i n
character with a gable roof creating the necessity for a height variance of
approximately 6 feet. Mr. J o n n a pointed out the building could be built
with a flat roof and meet the 24 foot height limit of the Zoning Ordinance.
Parking calculations were based on 60% useable floor space for the bank
and the Commissioners pointed out Ordinance requirements are based
on 75% useable floor space. J i m Scott felt that a of couple landscape
areas could be reduced i n size thus creating additional parking. The
building is proposed to be a red brick with stone features.
Commissioner Lubin questions the vehicle stacking space i n the
drive-thru facility proposed for the bank. It appears on the plan that
vehicles stacking i n the drive-thru could interfere with traffic movement
in the parking lot. Commissioners questioned proposed signage and
both the Comerica B a n k representative and A r k a n recognize that
pursuant to the sign Ordinance the building can only have one sign,
either a ground sign or wall. A r k a n committed to maintaining the road
right-of-way grass area on the north side of the existing brick wall on the
north property line.
J i m Scott reviewed the landscape plan pointing out the loss of 3
potential parking spaces for a landscape island along the south property
line across from the bank drive-thru exit. Certain Commission members
thought that island should be eliminated.
Planning Commission
Special Meeting - July 29, 2002
Page -3-
Prior to the Planning Commission's review, Consultant Planner,
C h u c k Leman, reviewed the proposed site plan and submitted a written
report. Commissioner Wittbold questions if the plan presented tonight is
the same plan Leman reviewed and prefers to have the Planner's review
following the Commission's review.
Mr. J o n n a will make some revisions to the current plan and return to
the Planning Commission on September 3 .
rd
Wilma S. Cotton, Clerk
Recording Secretary
Bloomfield Township
Planning Commission
Monday, August 19, 2002
Present: Richard Mintz, Robert Wittbold, David Lubin, Wilrna Cotton
Absent: George Smith, John Swoboda
Commissioner Mintz.called the Planning Commission meeting to . .
order for review of the plans for a proposed office building on the former
"Bill Knapp's site, 3900 Telegraph Road (19-16-154-006); currently zoned
01. The property owner and. developer, Arkan Jonna, was present with
his landscape architect, James Scott, presenting the revisions to the plan
following the July 29 Planning Commission's review.
;
th
Comerica Bank plans to relocate to the building, moving from the
shopping center on.the southeast corner of Telegraph and Long Lake
Roads. The bank would be located on the first floor with walk-in and
drive-through banking facilities. Remainder of the building would be
used for business offices. The 01 zoning permits a building 24 feet in
height but Arkan proposes a gable roof bunding to screen roof-top
equipment, making the building 30 feet.
Arkan rehearsed the revisions to the site plan, pointing out that the
proposed building has been reduced in size by approximately 1100
square feet. Parking calculations based on 70-75% net floor space
• indicate the need for 137 parking spaces and size of the parking spaces'
havebeen revised to 9x20' as required by the Ordinance. The greenbelt
on the south property line has been increased from 3' to the required 10'.
Commission members advised the plan shows two parking places
encroaching in the required 25' front yard setback and that the Township •
calculates parking based on 80% useable floor space. Commissioners
continued to express concern about the bank drive-thru stacking lanes,
feeling that vehicles waiting the bank line will impede traffic in the
entrance lane and parking area.
Wittbold made a motion to reject the plan, seconded by Lubin, but the
vote failed. Cotton then motioned to table, seconded by Lubin and
unanimously supported, Arkan was advised to make farther-revisions.
PLANNING COMMISSION
Tuesday, September 3,2002
PRESENT: Mintz, Cotton, Lubin, Wittbold
ABSENT: Swoboda, Smith
(1)
Public Hearing was called to order at 7:30 P.M. to review a request by Cingular Wireless
to raise the height of the existing cellular monopole facility located at 6785 Telegraph
Road, the Glover Building, an additional ten (10) feet for a total height of one hundred
and sixteen (116) feet. Brian Monaghan, attorney, was present with Mr. George
Derderian representing Cingular Wireless in seeking approval for their request to raise
the height of the tower. Mr. Monaghan stated the proposed height extension would still
meet the setback requirements, noting the new proposed height would only be one
hundred and ten (110) feet. Ms. Cotton stated several measurements had been taken from
different parties of the existing pole, ranging in height from one hundred (100) feet to one
hundred and ten (110) feet, thus not being able to determine the exact proposed height.
Mr. Derderain agreed to a maximum overall height of one hundred and ten (110) feet,
including the proposed extension. John F.X. Browne, consultant engineer for the
Township, submitted his review letter recommending approval, citing minor issues to yet
be resolved, mcluding an RFR analysis and a structural report. Mr. Monaghan submitted
to .the Board the RFR analysis as required and stated a structural report was still being
prepared and would be provided as soon as possible. Bill Hampton, Township attorney,
inquired if any further co-locations were planned or would be possible without extending
the overall height beyond one hundred and ten (110) feet. Mr. Derderian noted one more
antenna would be possible without any further extension requests. He also verified the
height would be measured from the top of any antenna structure. One letter of objection
was received from Mr. Hardy, the owner of the adjacent office building. Motion was
made by Cotton, seconded by Wittbold and was unanimously supported approving the
request of Cingular Wireless to raise the height of the existing cellular monopole facility
located at 6785 Telegraph Road, the Glover Building, Section 33, an additional ten feet to
a maximum overall height of one hundred and ten (110) feet, measured from the top of
the antenna structure. The approval is contingent upon a certified height being submitted
to the Township after all construction is complete. The approval is also contingent upon
F. X . Browne's review of the information submitted to the Board at the meeting and any
reports yet required as stated in Mr. Browne's review letter on file.
(2)
Ordinance No. 530, an amendment to the Township's Zoning Ordinance No. 265, was
introduced to the Board, creating a new B-4 classification, to be known as the "Planned
Business District". Mr. Wittbold stated the wording seemed too cumbersome and
PLANNING COMMISSION
September 3,2002
Page 2
subjective. Mr. Mintz noted further discussion was needed with Gerald Fisher, Township
attorney and drafter of the ordinance, who was not able to be present. Motion was made
by Wittbold, seconded by Lubin and was unanimously supported tabling Ordinance No.
530 for further review with the Township attorney at a future Plarming Commission
meeting.
(3)
Ordinance No. 531, an amendment to the Township's Zoning Ordinance No. 265, was
introduced to the Board, allowing for the addition of definitions and dispersal
requirements for certain uses deemed to be regulated uses. Mr. Wittbold questioned
some of the verbage and definitions used, including clarification of the term
"physiotherapy". Motion was made by Cotton, seconded by Wittbold and was
unanimously supported tabling Ordinance No. 531 for further review with the Township
attorney at a future Planning Commission meeting.
Motion was made by Wittbold, seconded by Cotton and was unanimously supported
approving the July 29,2002 and August 19,2002 minutes with the revisions noted by
Mr. Wittbold and revised by Ms. Cotton.
Mr. Dave Payne, Township Supervisor, addressed the Planning Commission Board and
introduced Ms. Patti McCullough, the Township's new Planner, as approved by the
Township Board of Trustees.
Meeting adjourned.
Wilma S. Cotton
Township Clerk
rc
PLANNING COMMISSION REPORT
September 24,2002
I. Site Plan Applications:
Year 2000 — 4 submissions
Year 2001 - 1 submission
Year 2002 — 2 submissions (to date)
II. Re-zoning Applications:
Year 2000 — 1 submission
Year 2001 - 0 submissions
Year 2002 — 1 submission (to date)
III. Public Hearings:
A. Text Amendments to Zoning Ord. No. 265:
Year 2002 — 2 submissions (to date)
B. Cellular Towers:
Year 2002 - 2 submissions (to date)
C H A R T E R TOWNSHIP O F B L O O M F I E L D
PLANNING COMMISSION REPORT
September 24, 2002
I. Site Plan Applications:
Year 2000 — 4 submissions
II. Re-zoning Applications:
Year 2002 - 1 submission (to date)
III. Public Hearings:
A. Text Amendments to Zoning Ord. No. 265:
B. Cellular Towers:
PLANNING COMMISSION
Monday, October 7, 2002
Present:
Absent:
John Swoboda, Richard Mintz, Robert Wittbold, David Lubin,
Wilma Cotton
George Smith
(1)
Chairperson Swoboda called the meeting to order for review of the revised
site plan for the proposed office building on the former Bill Knapp's site,
3900 Telegraph Road (19-16-154-006). The Planning Corrrrnission
previously reviewed the site plan on July 29, 2002 and again on August
19, 2002, when at both meetings Mr. Jonna was advised to make
revisions to the site plan. The developer and property owner, Arkan
Jonna, was present with his landscape architect, James Scott, again
presenting revisions to the plan.
Upon presentation of the revised plan by Mr. Jonna, Wittbold inquired if
the plan had been reviewed by a Planner. Cotton advised it had not
because at a previous meeting Wittbold advised that absolutely nothing
should go to a Planner for review without the Planning Commission
seeing the plan first. Cotton noted the 180 degree change from
Wittbold's comments at the August 19 meeting. Mr. Jonna continued
with his presentation going over the revisions with the elimination of a
greenbelt area on the south property line across from the bank drivethru; the square footage of the building was reduced to allow for a
greenbelt and parking along the west property line, which is adjacent to •
the Bank One parking lot. The number of required parking spaces based
upon the percentage of building use versus proposed parking was again
an issue. There was lengthy discussion regarding the drive-thru banking
facility with concern about vehicles waiting in a banking line blocking
traffic flow on the site. Lubin again expressed his displeasure with the
design of the building feeling that the proposed architecture is dated.
th
Motion was made by Lubin and unanimously supported to table the site
plan advising Mr. Jonna to go back to the drawing board and start all
over.
Motion was made by Mintz and supported by Lubin to approve the
minutes Planning Commission minutes of September 3, 2002.
Wilma S. Cotton
Recording Secretary
PLANNING COMMISSION
Friday, November 8, 2002
(BCoomfieCd'TownsRip Conference (Room
I. Attendance:
PRESENT: Swoboda, Mintz, Wittbold, Lubin, Stefanes
ABSENT: Smith
The organizational meeting was called to order by John Swoboda, Chairman, who noted
Dave Payne, Township Supervisor, and Dan Devine, Township Treasurer were also in
attendance. Sherry Stefanes, current Board of Trustee Member and newly appointed
Planning Commission member was introduced to the Commission. Dave Payne then
introduced Patricia McCullough, Director of the newly created Planning and
Development Department.
II. Approval of Minutes:
The Commission minutes of October 7, 2002 were unavailable for this meeting.
III. Call for Public Hearings:
A. (Open Space Preservation)
Motion was made by Swoboda, seconded by Wittbold and was unanimously supported to
set a public hearing date of December 2, 2002 to consider a proposed Ordinance to
amend the Township Zoning Ordinance No. 265, to add a new section 1404 to provide
the option for developers to develop certain residential property with 50% open space in
order to comply with the mandates provided in Act 177 of the Public Acts of 2001.
B. (Creation and Membership of the ZBA)
Motion was made by Swoboda and seconded by Lubin to set a public hearing date of
December 2, 2002 to consider a proposed Ordinance to amend the Township Zoning
Ordinance No. 265, to amend section 1800 Creation and Membership of the ZBA to
comply with applicable state law.
IV. Discussion Items:
A. (Organization of the Planning Commission)
Dave Payne greeted the Commission members and welcomed newly appointed member
Sherry Stefanes, noting she filled the requirement of having a Board of Trustee member
serve on the Planning Commission. He also noted a Planning Commission member must
set on the Board of Zoning Appeals and asked for volunteers. Richard Mintz and David
PLANNING COMMISSION
Novem6er8, 2002
(Page 2
Lubin offered their services in filling this requirement. Also discussed was the failing
health of Commission member George Smith and the need to fill this vacancy. Mr.
Payne stated the Planning Commission may consist of five to nine members, his
preference being a minimum of seven members. Mr. Wittbold stated to avoid quorum
difficulties, he would also prefer a minimum of seven. Discussion followed regarding
length of terms and times of appointments. Mr. Payne thanked the Commission members
for their service and requested they elect a Chairperson and Vice-Chairperson for 2003.
Motion was made by Wittbold, seconded by Mintz and was unanimously supported
nominating John Swoboda to serve as Chairperson of the Planning Commission through
December of 2003. Motion was made by Wittbold, seconded by Stefanes and was
unanimously supported nominating Richard Mintz to serve as Vice-Chairperson of the
Planning Commission through December of 2003.
B. (Role and Responsibility of the Planning Director)
Dave Payne introduced to the Commission Ms. Patricia McCullough, Director of the
newly created Planning Department. Mr. Payne explained Ms. McCullough's role as an
"in-house" planner and the Township's need for this position. Ms. McCullough greeted
the Commission and asked for their input in improving the efficiency of the entire
planning process. She stated she will be reviewing submittals and providing the members
with a report prior to a scheduled Planning Commission hearing. She also suggested
many changes that she felt could be implemented, including revising current applications
and fee schedules, developing definite time lines to be followed for submittal of plans to
the Planning Department, their initial review and delivering information to the
Commission members in a timely manner. Ms. McCullough also suggested the adoption
of by-laws to handle procedural issues.
C. (Commission Study Items)
Ms. McCullough explained to the Commission the current undertaking of re-organizing
Zoning Ordinance No. 265, incorporating the past amendments into one complete
volume. To date, the current Zoning Ordinance has been scanned and the process of
inserting the amendments to develop one complete document is underway. Upon
completion of this task, each member of the Commission will be provided a copy for
review. Ms. McCullough stated the Zoning Ordinance must be re-organized every 10
years per the Michigan Township Acts, thus the need for this project. She noted they will
be provided with excerpts of Zoning Ordinances from other communities to serve as
examples. The Board also discussed the need for an increase in submittal fees, noting the
costs should be consistent with other communities.
PLANNING COMMISSION
Novem6er8, 2002
(Page 3
V. General Business:
A. The Planning Commission meeting scheduled for November 18, 2002 was cancelled
due to a lack of quorum. The next Planning Commission meeting is scheduled for
Monday, December 2, 2002.
VI. Adjournment.
(Patricia WLcCuCCough, (Director
(Planning and(Deve[opment
rc
PLANNING COMMISSION MEETING
Monday, December 2, 2002
(
<BCoomfiefcC Townsfiip 'Katt
I. ATTENDANCE:
PRESENT: Swoboda, Mintz, Lubin, Stefanes
ABSENT: Wittbold
Patricia McCullough, Planning Director was present along with Tom Schultz, Township
attorney, later replaced by Steve Joppich, Township attorney.
II. APPROVAL OF MINUTES:
Motion was made by Mintz, seconded by Lubin and was unanimously supported
approving the Commission minutes of November 8, 2002. The Commission noted the
minutes from October 7, 2002 were not yet available.
III. DISCUSSION OF T A B L E D ITEMS - Two Proposed Ordinances:
A.
The Commission considered proposed Ordinance No. 530, an amendment to the
Township Zoning Ordinance No. 265, to create a new B-4 classification to be known as
the "Planned Business District". Richard Mintz questioned if this ordinance would
conflict with the recently approved 425 Agreement relating to the proposed Bloomfield
Park development by Harbor Company. Tom Schultz, attorney, stated this ordinance was
focused on the redevelopment of the existing properties along Telegraph Road, north of
Square Lake Road, but not specifically focused on the property owned by Harbor
Company. Sherry Stefanes noted on page 11 of the proposed ordinance the reference to
"three Township Officers" and suggested it be amended to rear "two of the three
Township Officers. Motion was made by Lubin, seconded by Mintz and was
unanimously supported forwarding to the Township Board of Trustees with
recommendation for approval the proposed Ordinance No. 530, noting the change made
to Section 853, Paragraph 9 (b) to read "two of the three Township Officers" in each
location where it currently reads "three Township Officers".
B.
The Commission considered proposed Ordinance No. 531, an amendment to the
Township Zoning Ordinance No. 265, to add definitions and provisions for regulated
uses. Tom Schultz stated this ordinance would provide more detailed definitions of
regulated uses and limit their location. He noted the proposed definitions and dispersal
requirements were new to the Township, however many other communities already had
PLANNING COMMISSION
(Decem6er 2, 2002
(Page 2
these requirements in place. Motion was made by Stefanes, seconded by Lubin and was
recommendation for approval of the proposed Ordinance No. 531 as written.
IV. PUBLIC HEARING - Two Proposed Ordinances:
A.
The Commission considered proposed Ordinance No. 533, to amend the Township
Zoning Ordinance No. 265, to provide the option for developers to develop certain
residential property with 50% of Open Space. Tom Schultz, attorney, stated pursuant to
Public Act 177 of 2001, the Michigan Legislature passed an amendment requiring
Townships to adopt this ordinance, with provisions to be in place by December 15, 2002.
He noted this amendment applies only to residential zonings and by adopting this
ordinance the Township would be able to regulate and maintain some local control.
Discussion followed regarding the definitions of "usable" and "non-useable" and if nonbuildable areas could be used in computing the number of home allowed. Tom Schultz
assured the Commission that property determined to be unbuildable, such as flood plains
and designated wetlands, could not be used as "open space". Motion was made by Mintz,
seconded by Lubin and was unanimously supported forwarding to the Township Board of
Trustees with recommendation for approval of the proposed Ordinance No. 533 as
written.
B.
The Commission considered proposed Ordinance No. 534, to amend the Township
Zoning Ordinance No. 265, to establish the membership of the Board of Zoning Appeals.
Dave Payne, Township Supervisor, noted the number comprising the Board needed to be
changed from "five" as written to "seven" and thus "the remaining three" needed to be
changed to read "the remaining five". Steve Joppich, attorney, commented the staggered
terms requirement would then need to be re-addressed. Richard Mintz noted the previous
draft which referred to M C L A 125.288 had been addressed and changed to MCL
125.288. Motion was made by Stefanes, seconded by Lubin and was unanimously
supported forwarding to the Township Board of Trustees with recommendation for
approval of the proposed Ordinance No. 534, with the changes as noted.
V. Site Plan Review
A.
(3900 Telegraph Road) Mr. Arkan Jonna was present with Jim Scott, landscape
architect, on his tabled request for an office building at the former Bill Knapp's site, at
the southwest corner of Telegraph Road and West Pemberton. The proposed
development would consist of an office building and a Comerica Bank with drive through
PLANNING COMMISSION
(December 2, 2002
(Page 3
facilities. Patricia McCullough, Planning Director, introduced the revised proposal to the
Commission and stated the 0-1 (office) zoning of the property permitted this proposed
use, noting many banks throughout the Township are located in an 0-1 district. She
presented a visual presentation to the Commission, including a site plan, elevations, floor
plans, landscape plans and photographs for a visual orientation of the site. Ms.
McCullough stated the Design Review Board had offered their approval to the revised
plan, noting it was in full compliance with all Ordinance requirements, including overall
height, setbacks for both the building and parking, number and size of parking spaces,
landscaping and the location of the trash receptacle. An elevation and materials board
was also approved by the Design Review Board. Ms. McCullough suggested additional
landscaping may be needed along the northerly property line for screening from the
adjacent residential district. The Commission recommended diffusers for the light
fixtures to reduce possible glare and shields to direct the lighting downward. They also
noted the need to comply with the Fire and Building codes as noted in memos submitted
to the file from both departments. Mr. Lubin stated additional exits may be required,
noting the bank has one shown on the plan and would need two and the office has two
shown and would need three. He also commented on the location of the handicap
parking and felt a sidewalk should be provided from the spaces to the entrance door or
they should be relocated. The style of the building was also addressed by Mr. Lubin. He
felt the proposed elevations did not fit aesthetically with the area and suggested
something more contextural, preferring the previous proposals that added height to the
building and stating he would prefer recommending the petitioner seek a height variance
from the Board of Zoning Appeals. Mr. Jonna stated he could re-locate the handicap
spaces and would comply with all applicable codes relating to ingress and egress. He
also stated he would meet with the Fire Marshall, Lyal Biggar, to address the concerns
regarding the width of the fire lanes. Also discussed was the location of the trash
receptacle to which Mr. Jonna stated he could relocate to the back northwest corner,
adjacent to the wall as the Commission suggested, but that the revised location would
also require Board of Appeals approval. The Commission also suggested additional
landscaping for the entranceways, reducing the number of parking spaces and thus
requiring the petitioner to seek a variance for the minimum number of spaces required.
Mr. Jim Scott, landscape architect, discussed the overall landscape plan for the site and
suggested fifteen additional spruce or fir trees be planted on the northerly property line,
adjacent to the residential district. Sherry Stefanes expressed concerns regarding possible
stacking problems for the drive through vehicular traffic. A representative of Comerica
stated studies were done on banks throughout the area and felt this proposal exceeded the
stacking requirements. Motion was made by Mintz, seconded by Lubin and was
recommendation for approval the proposal for an office development, including a bank
with drive through facilities, at the southwest corner of Telegraph Road and West
C H A R T E R TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION
(December 2, 2002
(Page 4
Pemberton, parts of Outlots A & B, Devon Gables, Section 16 (19-16-154-006). This
approval is contingent upon the following conditions:
• Must comply with all Building and Fire Codes,
• Must comply with all lighting provisions/requirements,
• Must comply with the sign ordinance, including review and approval of the
Design Review Board,
• Must install a re-enforced concrete pad for the trash receptacle area,
• Must revise the landscape plan submitted to include fifteen 7 to 8 ft. high
evergreens along the northerly property line, adjacent to the residential district,
and provide additional landscaping at the entranceways.
• Must apply to the Board of Zoning Appeals for variances regarding the overall
height, the number of parking spaces and the location of the trash receptacle.
VI. General Business:
A. Next Commission Meeting - December 16, 2002.
VII. Adjournment.
(RespectfuCCy submitted,
(Patricia 9/lcCuCCough, (Director
(PCanning and(DeveCopment
rc
PLANNING COMMISSION MEETING
Monday, December 16, 2002
c
<BCoomfie[cf Townsfiip Kali
Minutes of a regularly scheduled meeting of the Bloomfield Township Planning
Commission held on December 16, 2002 at 7:00 P.M.
I.
ATTENDANCE:
COMMISSION M E M B E R S :
PRESENT: Swoboda, Mintz, Wittbold, Lubin, Stefanes
ABSENT: None
ADMINISTRATION:
PRESENT: Patricia McCullough, Planning Director and Robin Carley, Secretary
ABSENT: None
II. APPROVAL OF MINUTES:
Motion was made by Mintz, seconded by Swoboda and was unanimously supported
approving both the September 3, 2002 and December 2, 2002 Commission minutes as
submitted. The minutes of October 7, 2002 were still pending submittal.
m. SITE P L A N REVD2W:
A. (1420 Telegraph Road - Oakland Veterinary Referral Services)
Mr. Jim Affolder of Hexagon General Contractors was present with Dr. Lucy Henney of
Oakland Veterinary Referral Services requesting the construction of a new facility on the
vacant lot north of 1410 Telegraph, the Common Ground Offices. Patricia McCullough,
Planning Director, introduced the proposal to the Commission stating the Veterinary
offices are currently located in Bloomfield Township at 1940 Telegraph and seeking to
expand with the construction of a much larger building. Ms. McCullough noted the
northerly portion of the property is located within the City of Pontiac and the southerly
portion in Bloomfield Township and bounded between Telegraph Road and Old
Telegraph Road. She stated most of the parking would be located in Pontiac, along with
the ground sign. The directional signs at the entrance and exit off Old Telegraph would
be located in the Township and needed to be addressed by the applicant in relation to
Ordinance requirements. Also addressed were the parking and building setbacks,
screening requirements, parking requirements and the building height which all meet the
Township's Ordinance requirements, as stated in the summary report submitted to the
PLANNING COMMISSION
(December 16, 2002
(Page 2
Commission by Ms. McCullough. Due to the site having two frontages, a rear service
area was not provided, however a loading area was proposed adjacent to the building
entrance and would exceed Ordinance requirements. Several departmental reports were
submitted including the Water and Sewer report requesting connection to Pontiac's water
supply and sewer system and approvals by the Oakland County Drain
Commission and the Township Engineers. Reports from the Fire Department and
Building Department required continuing review of the project as it progressed with its
compliance to all code requirements. Elevations and a materials board were approved by
the Design Review Board with a quorum present. Ms. McCullough stated she would
recommend approval of this project subject to the following:
•
•
•
•
•
•
•
Compliance with the Zoning Ordinance, Section 801 Principal Uses subject to
special conditions as applicable.
Compliance with the requirements of Township Departments.
Compliance with the lighting provisions of Section 1508 (9).
Compliance with the Sign Ordinance, Section 1512.
Approval from the County Drain Commission and Township Engineers.
Applicant recording the legal descriptions of the Pontiac and Bloomfield parcels
as one development property binding the parking on Parcel 1 in perpetuity with
this development.
Any future building addition will require review by the Planning Commission for
compliance with Township Ordinances.
Ms. Sherry Stefanes was concerned with the appearance of the south end of the building
and its visibility from northbound Telegraph Road traffic. Mr. David Lubin also agreed
the south end and west side of the building were not as attractive as the east side, fronting
Old Telegraph. Mr. Tim Affolder, contractor for the project, presented a landscape plan,
noting the proposed 14 foot high evergreens along Telegraph Road, with the roof line
starting at 16 feet. Mr. and Mrs. Fuller, owners of the adjacent property to the south, the
Common Ground Offices at 1410 Telegraph, were present expressing concern over
possible noise issues, such as barking dogs and proposed outside containment and
elimination areas for the animals. Mr. Affolder stated the building would be constructed
of block and brick and insulated for sound abatement. Dr. Lucy Henney stated the
proposed fenced area at the south end of the property would only be used as an exercise
and elimination facility for the hospitalized animals, with no boarding of animals and no
animals left unattended. She also noted an hourly clean-up patrol of the island areas
where owners could walk their pets was conducted by employees. Mr. Robert Wittbold
stated he felt a veterinary hospital was the perfect use of this property. The petitioner
submitted a rendering of the ground sign as approved by Pontiac and noted the proposed
directional signs located within the Township would contain directional words only with
the elimination of any other verbage. Motion was made by Wittbold, seconded by Mintz
PLANNING COMMISSION
(December 16, 2002
(Page 3
and was unanimously supported to forward the request as submitted by Mr. Tim Affolder
for the construction of a new facility for Oakland Veterinary Referral Services at 1420
Telegraph Road, 19-06-127-009, with recommendation for approval, contingent upon
the seven requirements as stated above and noted in the summary report presented to the
Planning Commission and submitted to the file.
IV. DISCUSSION ITEM:
A.
The Commission discussed the need for a review of the current screening requirements
for air-conditioning units and ground mounted mechanical and electrical equipment. Mr.
Richard Mintz expressed concern regarding the option of screening with evergreens as
opposed to a man-made wall for noise abatement issues. He also noted the requirement
that evergreens "shall" be maintained in a healthy condition could become a monitoring
problem. Mr. Robert Wittbold stated he felt plant materials do have sound abating
qualities and the residents of the Township would provide and maintain required
landscaping. He also suggested the current verbage "to fully obscure from view" was too
general and suggested "to fully obscure the equipment from the adjacent properties" or
"from the street". Ms. Patti McCullough noted the Township's current Noise Ordinance,
stating decibel level requirements would still have to be met by any mechanical
equipment, regardless of screening requirements. It was determined the Commission
would continue their discussion of this topic at their next scheduled meeting. The
Commission also noted the need to address the current Design Review Board Ordinance,
possibly making it a future Planning Commission agenda discussion item.
V.
G E N E R A L BUSINESS:
A.
The next Commission meeting was scheduled for Monday, January 6, 2003.
VI. ADJOURNMENT.
(RespectfuCCy submitted,
(Patricia McCuCCougfi, (Director
(Planning and (Development
rc

CHARTER TOWNSHIP OF BLOOMFIELD PLANNING COMMISSION

Transcription

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