Bloomfield Township Planning Commission Meeting on March 16, 2026

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Transcript

Click any timestamp to jump the video to that moment. Auto-transcribed; expect occasional errors on proper nouns.

1. 0:00

   All right, let's call it. Are we okay over here? Right? Let's call it the meeting the March 16th meeting of the planning commission Bloomfield Township called to order. Thank you for all for coming tonight. Just want to introduce Mike McCready. Our township supervisors is here tonight. Welcome. Just it's a way of him to do. Okay, where is it? I just wanted just so if anybody who's maybe watching or here doesn't know where the planning commission, we're a seven member body. We're appointed by the board of trustees. We're not elected. It's a recommending body. In other words, if we vote on something tonight, it still has to go to the board of trustees in order to be final. We're recommending body only. And tonight we have a public hearing for a site plan review and special land use for Culver's on 1801 Telegraph Road and a site plan for 3120 South Boulevard Orphan and Associates. And, well, nobody else is here but you folks, but we had one camp, one postponed, the Birmingham Country Club. So, with that, we need, we have attended, we have four people here, which is a quorum. And just so everybody knows, anything we vote on, it has to be unanimous. Because we, the vote has to be four out of seven. We have seven members. So just so everybody knows that. Um, so we, we have to, and approve. of the minutes we have minutes from uh previous meetings did you all get to read those and yes move to move and second all is in favor aye okay that's approved okay the next item would be public comments for something that's not on the agenda because we're going to get back to that you want to talk about that um you can later but if there's anything you want to say about anything else and i think you want to say something yes on a public comment right so uh i've lived in the township close to 45 years and i have a home certainly in the township and i just received a letter dated uh on 310 from the plumbing department and i opened the letter and i read it and it said dear mr selick your water usage for the last quarter was more than twice what your normal water usage is so we think you have a leak so i have five bathrooms in my house and last year we redid

2. 1:15

   So, with that, we need, we have attended, we have four people here, which is a quorum. And just so everybody knows, anything we vote on, it has to be unanimous. Because we, the vote has to be four out of seven. We have seven members. So just so everybody knows that. Um, so we, we have to, and approve. of the minutes we have minutes from uh previous meetings did you all get to read those and yes move to move and second all is in favor aye okay that's approved okay the next item would be public comments for something that's not on the agenda because we're going to get back to that you want to talk about that um you can later but if there's anything you want to say about anything else and i think you want to say something yes on a public comment right so uh i've lived in the township close to 45 years and i have a home certainly in the township and i just received a letter dated uh on 310 from the plumbing department and i opened the letter and i read it and it said dear mr selick your water usage for the last quarter was more than twice what your normal water usage is so we think you have a leak so i have five bathrooms in my house and last year we redid three of the five bathrooms the ones we didn't do are the ones uh the upstairs where my children used to live and the one downstairs that we only use in the summertime because i live on square lake so i went upstairs and i checked the bathroom upstairs and it seemed fine and i went downstairs into the room that i very rarely even go in uh other than during the summertime and i walked in and i heard you I had a toilet that was leaking and it more than doubled my water usage so I want to commend the township the plumbing department for for sending out the letter to me because I immediately I was able to fix it myself and I just think that that's fabulous that we have that type of service so thank you okay anybody else all right then let's let's move on the first item on the agenda then is a site plan review special land use amended site plan review and a lot split we've combined it all into one thing for 18 on South Telegraph Road for Culver's and Lowe's thank you very much so as you mentioned the Lowe's and the Culver's we're just gonna wrap this all into one so my presentation is still

3. 2:30

   so we think you have a leak so i have five bathrooms in my house and last year we redid three of the five bathrooms the ones we didn't do are the ones uh the upstairs where my children used to live and the one downstairs that we only use in the summertime because i live on square lake so i went upstairs and i checked the bathroom upstairs and it seemed fine and i went downstairs into the room that i very rarely even go in uh other than during the summertime and i walked in and i heard you I had a toilet that was leaking and it more than doubled my water usage so I want to commend the township the plumbing department for for sending out the letter to me because I immediately I was able to fix it myself and I just think that that's fabulous that we have that type of service so thank you okay anybody else all right then let's let's move on the first item on the agenda then is a site plan review special land use amended site plan review and a lot split we've combined it all into one thing for 18 on South Telegraph Road for Culver's and Lowe's thank you very much so as you mentioned the Lowe's and the Culver's we're just gonna wrap this all into one so my presentation is still split up as if they're separate cases but I will get to everything so starting out with just the Culver's aspect of the case this is an aerial of the site in question this is the existing Lowe's here's Telegraph Road here is where they are proposing to place the Culver's they're going to carve a chunk out of the existing Lowe's parcel you'll know that there is already an existing access drive off Telegraph Road as well as a backup access drive off of Fairfax Avenue moving on to zoning you'll note that this parcel is actually split zone there is industrial zoning to the rear that's that gray and then all the shades of red those are commercial zones so our Culver's is right here so it sits squarely within the commercial zoning of the property and then i provided this just to give you an overall view of the site before we dive deeper into the culver site plan itself but you'll note the majority of the parcel remains untouched they're carving out this corner right here for their fast food establishment they're not proposing any new access drives here are the existing conditions you'll note that there's not very much here because it's just parking it's just a parking lot here's the existing access drive

4. 3:45

   Culver's we're just gonna wrap this all into one so my presentation is still split up as if they're separate cases but I will get to everything so starting out with just the Culver's aspect of the case this is an aerial of the site in question this is the existing Lowe's here's Telegraph Road here is where they are proposing to place the Culver's they're going to carve a chunk out of the existing Lowe's parcel you'll know that there is already an existing access drive off Telegraph Road as well as a backup access drive off of Fairfax Avenue moving on to zoning you'll note that this parcel is actually split zone there is industrial zoning to the rear that's that gray and then all the shades of red those are commercial zones so our Culver's is right here so it sits squarely within the commercial zoning of the property and then i provided this just to give you an overall view of the site before we dive deeper into the culver site plan itself but you'll note the majority of the parcel remains untouched they're carving out this corner right here for their fast food establishment they're not proposing any new access drives here are the existing conditions you'll note that there's not very much here because it's just parking it's just a parking lot here's the existing access drive here's the frontage along telegraph road and then here's an adjacent commercial property this is what they're proposing to do with the parcel itself so customers will drive in off the existing access drive over here come around and then navigate the culvers like so and then exit out back onto telegraph road no new curb cuts proposed let's see oh i did want to note as part of this request they are going to be splitting the parcel itself which is another reason i wanted this image up because it shows you the outline here this dark line with this protrusion right here this is all their proposed new parcel line where they're going to cut it off from the lows so now jumping into the analysis the proposed culvers restaurant will be 4060 square feet the proposed parcel will be 1.26 acres it's going to be a drive-through facility with 14 so now jumping into the Thank you. stacking spaces there's also a dual ordering system right here they will be providing 48 parking spaces three of which are barrier-free to be 88 compliant and as I mentioned they will be reusing the existing Lowe's entrance

5. 5:00

   here's the frontage along telegraph road and then here's an adjacent commercial property this is what they're proposing to do with the parcel itself so customers will drive in off the existing access drive over here come around and then navigate the culvers like so and then exit out back onto telegraph road no new curb cuts proposed let's see oh i did want to note as part of this request they are going to be splitting the parcel itself which is another reason i wanted this image up because it shows you the outline here this dark line with this protrusion right here this is all their proposed new parcel line where they're going to cut it off from the lows so now jumping into the analysis the proposed culvers restaurant will be 4060 square feet the proposed parcel will be 1.26 acres it's going to be a drive-through facility with 14 so now jumping into the Thank you. stacking spaces there's also a dual ordering system right here they will be providing 48 parking spaces three of which are barrier-free to be 88 compliant and as I mentioned they will be reusing the existing Lowe's entrance in terms of consistency with the zoning ordinance and the master plan it is entirely consistent with our master plan which calls for this property to remain commercial into the future it is mostly compliant with our zoning ordinance there are only three areas in which the applicant will have to seek either permission or a variance from the zoning board of appeals and I can go over those now it mostly takes place here this is kind of their outdoor storage area that they're going to have enclosed with a six-foot eight-inch wall that will have a stone veneer in order to match the existing or the proposed Culver's restaurant the gates will be six feet tall and are made of cedar within this enclosure there will be an accessory shed located right here as well as some ground-mounted mechanicals both of which have to be approved by the zoning board of appeals the shed because it's an accessory structure and the ground-mounted mechanicals because technically they're in a side yard and then in addition to this they're proposing multiple frontages with signage there's only ordinance only allows one sign so the applicant will be seeking a variance for that in addition to that they will also have to return to the design review board in the future with their sign package and they'll handle all their signage through the DRB at that time in the future

6. 6:15

   compliant and as I mentioned they will be reusing the existing Lowe's entrance in terms of consistency with the zoning ordinance and the master plan it is entirely consistent with our master plan which calls for this property to remain commercial into the future it is mostly compliant with our zoning ordinance there are only three areas in which the applicant will have to seek either permission or a variance from the zoning board of appeals and I can go over those now it mostly takes place here this is kind of their outdoor storage area that they're going to have enclosed with a six-foot eight-inch wall that will have a stone veneer in order to match the existing or the proposed Culver's restaurant the gates will be six feet tall and are made of cedar within this enclosure there will be an accessory shed located right here as well as some ground-mounted mechanicals both of which have to be approved by the zoning board of appeals the shed because it's an accessory structure and the ground-mounted mechanicals because technically they're in a side yard and then in addition to this they're proposing multiple frontages with signage there's only ordinance only allows one sign so the applicant will be seeking a variance for that in addition to that they will also have to return to the design review board in the future with their sign package and they'll handle all their signage through the DRB at that time in the future let's see in terms of reviews from other agencies we did route this out to our traffic consultant the applicant provided a traffic impact and parking analysis and then we rather that to our engineers who did confirm that is all valid and what was found is that during midday peak hour the site should generate 215 trips during the p.m. peak hour a further 128 trips a total of 1819 weekday trips it was found that nearby intersections are expected to continue operating at acceptable levels of service internal circulation oh and then they know that the internal circulation is well separated from the lowest parking light up here in terms of compliance with our landscaping ordinance our landscape architect noted that the plan includes installation of new planting beds throughout the site along with sod and all disturbed areas and mulch within the landscape beds existing trees along the telegraph road frontage are being preserved and additional plantings are proposed to meet the townships parking lot landscaping requirements you'll note the addition of several trees that do not currently exist on the lowest site per our ordinance requirements they will be providing an automatic irrigation system to tend to

7. 7:30

   let's see in terms of reviews from other agencies we did route this out to our traffic consultant the applicant provided a traffic impact and parking analysis and then we rather that to our engineers who did confirm that is all valid and what was found is that during midday peak hour the site should generate 215 trips during the p.m. peak hour a further 128 trips a total of 1819 weekday trips it was found that nearby intersections are expected to continue operating at acceptable levels of service internal circulation oh and then they know that the internal circulation is well separated from the lowest parking light up here in terms of compliance with our landscaping ordinance our landscape architect noted that the plan includes installation of new planting beds throughout the site along with sod and all disturbed areas and mulch within the landscape beds existing trees along the telegraph road frontage are being preserved and additional plantings are proposed to meet the townships parking lot landscaping requirements you'll note the addition of several trees that do not currently exist on the lowest site per our ordinance requirements they will be providing an automatic irrigation system to tend to the landscaping I've already gone over the dumpster and transformer screening it's going to be consistent visually with the primary structure in terms of exterior oh yes I want to note the escape lane bypass lane i kept calling it an escape route earlier in a meeting which was a little inappropriate but it's a an escape lane so there is the existing stacking lane this is the window here cars will stack here and around throughout the entire site it's double wide so that anyone can exit at any time if they need to get out of the cuning line and that's a that's a major concern of the township making sure no one gets stuck in those stacking lanes jumping back to landscaping i just want to note that some of the species proposed are white fur oak ginkgo and ivory silk lilac as well as several planting beds and then a nice flower bed here where the monument sign is proposed to go and then lastly exterior lighting is proposed to be entirely shielded and downward facing light fixtures are all proposed to be under 20 feet and the applicant has agreed to remove the led lighting from the proposal many culvers you may have seen have like a blue led band around the top they've agreed to not implement that

8. 8:45

   requirements they will be providing an automatic irrigation system to tend to the landscaping I've already gone over the dumpster and transformer screening it's going to be consistent visually with the primary structure in terms of exterior oh yes I want to note the escape lane bypass lane i kept calling it an escape route earlier in a meeting which was a little inappropriate but it's a an escape lane so there is the existing stacking lane this is the window here cars will stack here and around throughout the entire site it's double wide so that anyone can exit at any time if they need to get out of the cuning line and that's a that's a major concern of the township making sure no one gets stuck in those stacking lanes jumping back to landscaping i just want to note that some of the species proposed are white fur oak ginkgo and ivory silk lilac as well as several planting beds and then a nice flower bed here where the monument sign is proposed to go and then lastly exterior lighting is proposed to be entirely shielded and downward facing light fixtures are all proposed to be under 20 feet and the applicant has agreed to remove the led lighting from the proposal many culvers you may have seen have like a blue led band around the top they've agreed to not implement that and then we write it out to our other departments fire department has no objections they simply note that fire suppression alarm systems will be required during building permit review police department has no crime prevention concerns engineering and environmental services feels that other comments were addressed during the review period they recommend approval and note it's possible mdot permits and soil erosion permits may be required our landscape architect feels that the plans are consistent with our landscaping requirements and knows that the ground sign will need drb approval i'll note that all signage required drb approval and then lastly our traffic consultant as i already went over verified the results of the traffic study the design review board was presented this application on january 7th and recommended approval unanimously they made the motion three to zero to forward to the planning commission and zba and now some renderings one thing i want to point out is you may be accustomed to seeing other culvers and other municipalities with a blue awning design it was felt by the planning department that this constituted iconography or advertising and for that reason we asked them to limit it and so they have come back with a more muted color a dark gray slash

9. 10:00

   have like a blue led band around the top they've agreed to not implement that and then we write it out to our other departments fire department has no objections they simply note that fire suppression alarm systems will be required during building permit review police department has no crime prevention concerns engineering and environmental services feels that other comments were addressed during the review period they recommend approval and note it's possible mdot permits and soil erosion permits may be required our landscape architect feels that the plans are consistent with our landscaping requirements and knows that the ground sign will need drb approval i'll note that all signage required drb approval and then lastly our traffic consultant as i already went over verified the results of the traffic study the design review board was presented this application on january 7th and recommended approval unanimously they made the motion three to zero to forward to the planning commission and zba and now some renderings one thing i want to point out is you may be accustomed to seeing other culvers and other municipalities with a blue awning design it was felt by the planning department that this constituted iconography or advertising and for that reason we asked them to limit it and so they have come back with a more muted color a dark gray slash black awning the blue will still be around the top and they will have plenty of opportunities to apply for signage so that their facility can be seen from the road in terms of the floor plan i just brought this up here so that you were aware that there would be internal seating offered however the majority of the building will be set aside for food production and then lastly site photos i don't know how helpful these are i took them in the dead of winter this is looking this is kind of standing facing telegraph looking through where the culvers will go uh on the left there that's looking the other way towards the lows and then on the right that's looking at the neighbor parcel and now quickly jumping into the lows this is much faster lows is being routed through as a site plan because it's part of so their parcel split it is impacting the existing approval you have for the low site and for that reason we are bringing it back to you as a site plan and we reviewed it just to make sure that this proposed split would not create any new zoning compliance concerns and they do not so here's the proposed split this dark line here creating this kind of triangular parcel the only thing I'll note as staff is that our ordinance asked that our parcels be as regularly

10. 11:15

    reason we asked them to limit it and so they have come back with a more muted color a dark gray slash black awning the blue will still be around the top and they will have plenty of opportunities to apply for signage so that their facility can be seen from the road in terms of the floor plan i just brought this up here so that you were aware that there would be internal seating offered however the majority of the building will be set aside for food production and then lastly site photos i don't know how helpful these are i took them in the dead of winter this is looking this is kind of standing facing telegraph looking through where the culvers will go uh on the left there that's looking the other way towards the lows and then on the right that's looking at the neighbor parcel and now quickly jumping into the lows this is much faster lows is being routed through as a site plan because it's part of so their parcel split it is impacting the existing approval you have for the low site and for that reason we are bringing it back to you as a site plan and we reviewed it just to make sure that this proposed split would not create any new zoning compliance concerns and they do not so here's the proposed split this dark line here creating this kind of triangular parcel the only thing I'll note as staff is that our ordinance asked that our parcels be as regularly shaped or rectangularly shaped as possible which we kind of interpret to mean as few inconsistencies as possible so staff just knows this bump out we're not sure if it's entirely necessary we think it may have been done in order to create enough parking on site for the Culver's but since they are doing a shared parking agreement with the Lowe's it's unnecessary but it is up to the township board really to determine whether or not this split is acceptable your task today is to determine whether or not the altered low site is acceptable so we reviewed it we routed it out to all our agencies there were no concerns none from fire none from police none from our landscape architect none from engineering and we routed it out to our traffic consultant because that was really our primary concern so the existing parking lot has approximately 615 spaces after the lot split the lowest portion will have 562 the ordinance requirement for Lowe's is 601 so they will be efficient about 39 spaces however the parking study found that peak demand is 519 spaces so they're actually well under what their largest you know day is going to be so again no comments from any of our staff or review agencies our

11. 12:30

    note as staff is that our ordinance asked that our parcels be as regularly shaped or rectangularly shaped as possible which we kind of interpret to mean as few inconsistencies as possible so staff just knows this bump out we're not sure if it's entirely necessary we think it may have been done in order to create enough parking on site for the Culver's but since they are doing a shared parking agreement with the Lowe's it's unnecessary but it is up to the township board really to determine whether or not this split is acceptable your task today is to determine whether or not the altered low site is acceptable so we reviewed it we routed it out to all our agencies there were no concerns none from fire none from police none from our landscape architect none from engineering and we routed it out to our traffic consultant because that was really our primary concern so the existing parking lot has approximately 615 spaces after the lot split the lowest portion will have 562 the ordinance requirement for Lowe's is 601 so they will be efficient about 39 spaces however the parking study found that peak demand is 519 spaces so they're actually well under what their largest you know day is going to be so again no comments from any of our staff or review agencies our township assessor reviews lot splits they just note that the property will remain commercial and that there is no anticipated negative impacts on adjacent property values and so with that I'll draw your attention to the motions and the proposed conditions I've outlined in your staff reports so there's conditions for just the Culver's portion and then there are proposed conditions for just the lowest portion and that is it for my presentation I don't think I heard the parking requirement and provided for the Culver side I assume it's okay but just so we have the numbers on record so they are providing let's see they are providing 48 parking spaces and I believe 21 are required so they're actually well over parked okay and I get the fact that the lowest parking that's going to be left over is greater than the maximum but as a technicality does it require a variance at all just just on record it does not because our ordinance allows us to use the parking impact study for setting that amount is that just for my information is that for

12. 13:45

    is going to be so again no comments from any of our staff or review agencies our township assessor reviews lot splits they just note that the property will remain commercial and that there is no anticipated negative impacts on adjacent property values and so with that I'll draw your attention to the motions and the proposed conditions I've outlined in your staff reports so there's conditions for just the Culver's portion and then there are proposed conditions for just the lowest portion and that is it for my presentation I don't think I heard the parking requirement and provided for the Culver side I assume it's okay but just so we have the numbers on record so they are providing let's see they are providing 48 parking spaces and I believe 21 are required so they're actually well over parked okay and I get the fact that the lowest parking that's going to be left over is greater than the maximum but as a technicality does it require a variance at all just just on record it does not because our ordinance allows us to use the parking impact study for setting that amount is that just for my information is that for zoning district yes you can do that so I thought I heard you mentioned that there's three variances but the third item was a DRB so there's three actions you meant to say like one two variances and the DRB for the signage I was being a little confusing there so there's going to be three variances and one DRB the signage is because they're proposing more than one wall sign okay that requires a variance and then all signage has to go to DRB so the shed and the mechanical area that's one variance shed is a permission mechanical units are a variance signage is a variance gotcha okay thank you just if this this property the whole of the whole property is is on a shared parking agreement is that correct or not it will be as part of this yes so then actually when you said earlier that the lowest parking actually comes below the required but if it's a shared parking then it isn't still the same all of it the same yes and so when we routed it out to our traffic consultants they looked at the parking study as if it was the entire site together right yeah okay yep okay anybody else all right anybody want it from from Culver's or Lowe's or whoever's here if

13. 15:00

    zoning district yes you can do that so I thought I heard you mentioned that there's three variances but the third item was a DRB so there's three actions you meant to say like one two variances and the DRB for the signage I was being a little confusing there so there's going to be three variances and one DRB the signage is because they're proposing more than one wall sign okay that requires a variance and then all signage has to go to DRB so the shed and the mechanical area that's one variance shed is a permission mechanical units are a variance signage is a variance gotcha okay thank you just if this this property the whole of the whole property is is on a shared parking agreement is that correct or not it will be as part of this yes so then actually when you said earlier that the lowest parking actually comes below the required but if it's a shared parking then it isn't still the same all of it the same yes and so when we routed it out to our traffic consultants they looked at the parking study as if it was the entire site together right yeah okay yep okay anybody else all right anybody want it from from Culver's or Lowe's or whoever's here if you'd like to talk to us be my guest just give us your name and we yeah good evening thank you Jim Butler repeat a group addresses 1849 pond run Auburn Hills Michigan for eight three two six uh thank you for hearing us this evening um don't have a whole lot to add to what corey has laid out um one of the items related to the land division the reason why that's in its somewhat irregular shape is that we need that parking to meet our requirements of 48 spaces so that's why we have that bump out there um the other thing i want to point out i'm not sure how it got construed but we don't have a shared or reciprocal parking agreement with lows that's why we had to have that bump out we went to them and asked for that and they said no you need to capture what you need for your parking within your property there will be ingress egress easements off of telegraph road we have to put that in our agreement there's also shared storm water right now all the drainage goes to a detention basin that's off-site so we're going to be putting in a easement to cover that so our storm water can leave our site and go into their basin so based on jim's comment i i would recommend that a consideration for a motion would also include the um execution of

14. 16:15

    else all right anybody want it from from Culver's or Lowe's or whoever's here if you'd like to talk to us be my guest just give us your name and we yeah good evening thank you Jim Butler repeat a group addresses 1849 pond run Auburn Hills Michigan for eight three two six uh thank you for hearing us this evening um don't have a whole lot to add to what corey has laid out um one of the items related to the land division the reason why that's in its somewhat irregular shape is that we need that parking to meet our requirements of 48 spaces so that's why we have that bump out there um the other thing i want to point out i'm not sure how it got construed but we don't have a shared or reciprocal parking agreement with lows that's why we had to have that bump out we went to them and asked for that and they said no you need to capture what you need for your parking within your property there will be ingress egress easements off of telegraph road we have to put that in our agreement there's also shared storm water right now all the drainage goes to a detention basin that's off-site so we're going to be putting in a easement to cover that so our storm water can leave our site and go into their basin so based on jim's comment i i would recommend that a consideration for a motion would also include the um execution of those various you know you said storm water storm water and access and access yep so we want to make sure that those easements are secured at the final of the project and they are shown on our land division survey we did show that no parking and correct there's no cross access or no shared parking or reciprocal but you didn't you say that the required parking was 20-some-odd spaces you and they providing 40 something per your ordinance i think it's 58 58 spaces are required we're providing 48 but with the shared parking we're still in excess okay got it yep in totality we're over we have a surplus of 43 spaces got it i guess i'm not understanding you have a shared parking you said you have it now it has been a little bit kind of confusing yeah we don't have a shared parking agreement with loves or a reciprocal agreement for parking so you're meeting the letter of the law just on your parcel we're meeting we you are required requiring us to have 48 space 58 spaces we with what's confined within our property we have 48 spaces but with if you kind of combine the parking from lows and our parking requirement you put them together

15. 17:30

    comment i i would recommend that a consideration for a motion would also include the um execution of those various you know you said storm water storm water and access and access yep so we want to make sure that those easements are secured at the final of the project and they are shown on our land division survey we did show that no parking and correct there's no cross access or no shared parking or reciprocal but you didn't you say that the required parking was 20-some-odd spaces you and they providing 40 something per your ordinance i think it's 58 58 spaces are required we're providing 48 but with the shared parking we're still in excess okay got it yep in totality we're over we have a surplus of 43 spaces got it i guess i'm not understanding you have a shared parking you said you have it now it has been a little bit kind of confusing yeah we don't have a shared parking agreement with loves or a reciprocal agreement for parking so you're meeting the letter of the law just on your parcel we're meeting we you are required requiring us to have 48 space 58 spaces we with what's confined within our property we have 48 spaces but with if you kind of combine the parking from lows and our parking requirement you put them together we're still a surplus of 43 and that's what the study shows so i apologize my understanding was that the traffic analysis or the parking analysis found that this site did not need to meet the 51 and you were meeting with the traffic analysis said this site needed well we again your requirements are for 58 spaces there are 48 spaces here but with the shared parking like lows their requirements a big number they're coming down with ours we we stand alone they stand alone we can meet our requirements they can meet them corey i think your point is is that they are also being relying you got it yeah they're also relying on the traffic engineers port in which the planning commission can accept that they're not necessarily meeting the letter of the ordinance however we have a traffic engineer who has has has supported the actual demand so now we under does that does the board is that clear the board i understand it but in in the absence of the shared parking is there one that because the properties are being split so they could be sold whatever so does it does the parking say lowest meets it with the 39 deficiency

16. 18:45

    if you kind of combine the parking from lows and our parking requirement you put them together we're still a surplus of 43 and that's what the study shows so i apologize my understanding was that the traffic analysis or the parking analysis found that this site did not need to meet the 51 and you were meeting with the traffic analysis said this site needed well we again your requirements are for 58 spaces there are 48 spaces here but with the shared parking like lows their requirements a big number they're coming down with ours we we stand alone they stand alone we can meet our requirements they can meet them corey i think your point is is that they are also being relying you got it yeah they're also relying on the traffic engineers port in which the planning commission can accept that they're not necessarily meeting the letter of the ordinance however we have a traffic engineer who has has has supported the actual demand so now we under does that does the board is that clear the board i understand it but in in the absence of the shared parking is there one that because the properties are being split so they could be sold whatever so does it does the parking say lowest meets it with the 39 deficiency and colors meets it with the 10 deficiency if that if that's your parking agreement says that then i understand it and i agree with it this time so it's just it's a it's not an agreement this is where the confusion is lying it's a traffic study a parking study analysis which has found that the lowe's parking lot can sustain or generates fewer traffic than is needed for the meeting the ordinance requirement and the same is true for colors so both parcels will meet the traffic impact studies amount of parking needed but not necessarily the ordinance requirement yes does that help and we're allowed to accept that the township is allowed to accept that planning commission itself actually it's literally in the ordinances the planning commission can accept it okay got it okay i just didn't know if it was separated it said this one is this and this one is this and they i didn't read the analysis so maybe if i would have read it if you dig in there it's in there yeah you okay that's it that's it okay then public is there anybody who wants to speak to this other than okay do you want to talk about the building materials since you're a b sure so what you're seeing the building materials are obviously the cultured stone there's not sits on the base of

17. 20:00

    so they could be sold whatever so does it does the parking say lowest meets it with the 39 deficiency and colors meets it with the 10 deficiency if that if that's your parking agreement says that then i understand it and i agree with it this time so it's just it's a it's not an agreement this is where the confusion is lying it's a traffic study a parking study analysis which has found that the lowe's parking lot can sustain or generates fewer traffic than is needed for the meeting the ordinance requirement and the same is true for colors so both parcels will meet the traffic impact studies amount of parking needed but not necessarily the ordinance requirement yes does that help and we're allowed to accept that the township is allowed to accept that planning commission itself actually it's literally in the ordinances the planning commission can accept it okay got it okay i just didn't know if it was separated it said this one is this and this one is this and they i didn't read the analysis so maybe if i would have read it if you dig in there it's in there yeah you okay that's it that's it okay then public is there anybody who wants to speak to this other than okay do you want to talk about the building materials since you're a b sure so what you're seeing the building materials are obviously the cultured stone there's not sits on the base of the building that's what you see the the low lower beige stuff the siding is a cementitious port it's hardy hardy siding um the brown darker bands that you see are ephus thanks all right back to commissioner i see there's outdoor seating but there's no gate around it in case god forbid goes crazy and drives into it no there is no outside i see i'm no other fencing at this point was that ever considered i need to talk to the owner okay because with what's been going on lately that's scary but perhaps that would be a consideration or recommendation by the planning commission because that is something that we do traditionally see throughout the township so my suggestion would be if that is something that the planning commission sees would add value that they would share their that as a matter of record that could then be forwarded on to the township board and also allow

18. 21:15

    seeing the building materials are obviously the cultured stone there's not sits on the base of the building that's what you see the the low lower beige stuff the siding is a cementitious port it's hardy hardy siding um the brown darker bands that you see are ephus thanks all right back to commissioner i see there's outdoor seating but there's no gate around it in case god forbid goes crazy and drives into it no there is no outside i see i'm no other fencing at this point was that ever considered i need to talk to the owner okay because with what's been going on lately that's scary but perhaps that would be a consideration or recommendation by the planning commission because that is something that we do traditionally see throughout the township so my suggestion would be if that is something that the planning commission sees would add value that they would share their that as a matter of record that could then be forwarded on to the township board and also allow applicant as well as their to have a conversation regarding that prior to town support well you can put them you know when we get to that point and I think we're at that point actually I don't see anybody raising their hand for any comments so what's your pleasure I did I closed it because there was not I'll go ahead and I'll make a motion for a recommendation I'll move that we recommend recommend that this site plan be submitted as presented along with one modification in that the fencing around that city area be a consideration I also move that this site be recommended based on the special land use approval granted for this culvers that it can comply with the requirements of

19. 22:30

    applicant as well as their to have a conversation regarding that prior to town support well you can put them you know when we get to that point and I think we're at that point actually I don't see anybody raising their hand for any comments so what's your pleasure I did I closed it because there was not I'll go ahead and I'll make a motion for a recommendation I'll move that we recommend recommend that this site plan be submitted as presented along with one modification in that the fencing around that city area be a consideration I also move that this site be recommended based on the special land use approval granted for this culvers that it can comply with the requirements of the township departments the requirements of the townships late landscape architect compliance of the requirements of the townships traffic consultant especially the traffic consultant study that we had just discussed review and approval for signage by design review board approval for the proposed lot split by the township board approval for the proposed amended site plan for lowe's by the township board and seeking necessary variance approvals by the zba there's a motion is there a second second moved and seconded discussion um didn't you want to add those two items yeah i was gonna please ask uh if you can add that those could be easement for the stormwater system so that it could there's an easement between this new property and lowe's so the water could flow to the off-site retention area and for sure the easement for ingress and egress okay so with those added i include those in the motion okay so we have a motion that's been seconded and we had discussion any other discussion call for vote all those in favor say aye aye any opposed okay thank you very much thank you that's all you got it worked thank you so for my clarity did that include the um the amended site plan as well for lowe's yeah

20. 23:45

    use approval granted for this culvers that it can comply with the requirements of the township departments the requirements of the townships late landscape architect compliance of the requirements of the townships traffic consultant especially the traffic consultant study that we had just discussed review and approval for signage by design review board approval for the proposed lot split by the township board approval for the proposed amended site plan for lowe's by the township board and seeking necessary variance approvals by the zba there's a motion is there a second second moved and seconded discussion um didn't you want to add those two items yeah i was gonna please ask uh if you can add that those could be easement for the stormwater system so that it could there's an easement between this new property and lowe's so the water could flow to the off-site retention area and for sure the easement for ingress and egress okay so with those added i include those in the motion okay so we have a motion that's been seconded and we had discussion any other discussion call for vote all those in favor say aye aye any opposed okay thank you very much thank you that's all you got it worked thank you so for my clarity did that include the um the amended site plan as well for lowe's yeah okay yes well thank you very much thank you very much look forward to seeing that thank you um next item would be um a site plan review 3120 south boulevard orphan and associates all right thank you so our second case tonight is orphan and associates this is not a special land use so it is just a straight site plan review this is where it sits within our township there we go this is South Boulevard here this is our subject parcel here it used to be a credit union to the south is a multifamily residential development here I believe it's called the Noble there's also single family over here and then across the street is Auburn Hills and that is further residential development to the north so this parcel is entirely surrounded by residential and then this is our zoning map which just confirms what we just discussed here are the existing conditions if you're familiar with the property you're aware there's the existing bank portion here or credit union and then the drive-through portion here where you could come up and do your business traffic generally comes in off here wraps around and then we'll go through the drive-through facility and out

21. 25:00

    worked thank you so for my clarity did that include the um the amended site plan as well for lowe's yeah okay yes well thank you very much thank you very much look forward to seeing that thank you um next item would be um a site plan review 3120 south boulevard orphan and associates all right thank you so our second case tonight is orphan and associates this is not a special land use so it is just a straight site plan review this is where it sits within our township there we go this is South Boulevard here this is our subject parcel here it used to be a credit union to the south is a multifamily residential development here I believe it's called the Noble there's also single family over here and then across the street is Auburn Hills and that is further residential development to the north so this parcel is entirely surrounded by residential and then this is our zoning map which just confirms what we just discussed here are the existing conditions if you're familiar with the property you're aware there's the existing bank portion here or credit union and then the drive-through portion here where you could come up and do your business traffic generally comes in off here wraps around and then we'll go through the drive-through facility and out what the applicant is proposing to do is enclose that drive-through to create an addition to their property so the footprint of the building should not change very much they're simply enclosing that drive-through space in order to provide more space on the inside for their functions my understanding is they are not a credit union any longer they're going to be orphan associates as a financial advisory and so they'll be using this space as a gathering space indoors for them to provide seminars for their customers so let's see as part of this it's very minor changes but they are adding six parking spaces to the north side now that traffic doesn't have to go through anymore they have more space to provide parking so they're proposing six spaces and then they are also proposing significant landscaping like a significance of a stretch but they're covering the addition with landscaping some deciduous trees as well as some more decorative plantings so running through zoning ordinance compliance real quick it is consistent with the zoning of the district office it's consistent with our master plan which calls for this to continue to be office let's see access to the site will remain via the existing driveway on South

22. 26:15

    here wraps around and then we'll go through the drive-through facility and out what the applicant is proposing to do is enclose that drive-through to create an addition to their property so the footprint of the building should not change very much they're simply enclosing that drive-through space in order to provide more space on the inside for their functions my understanding is they are not a credit union any longer they're going to be orphan associates as a financial advisory and so they'll be using this space as a gathering space indoors for them to provide seminars for their customers so let's see as part of this it's very minor changes but they are adding six parking spaces to the north side now that traffic doesn't have to go through anymore they have more space to provide parking so they're proposing six spaces and then they are also proposing significant landscaping like a significance of a stretch but they're covering the addition with landscaping some deciduous trees as well as some more decorative plantings so running through zoning ordinance compliance real quick it is consistent with the zoning of the district office it's consistent with our master plan which calls for this to continue to be office let's see access to the site will remain via the existing driveway on South Boulevard I will just note for your informational purposes I don't think it's a major issue but there's historically been issues with cross-traffic generation from the multifamily residential here on the issue is actually residents here cutting through the credit union in order to get on a South Boulevard for that reason we have worked with the development here to get a gate installed so at this time there is a gate this our applicants property is secured from through traffic I just want to bring that up in case it ever came up so let's see in terms of parking and circulation as I mentioned they're proposing six new spaces the Township parking requirement for office uses is one space for 275 square feet so the required parking for this six thousand one hundred and eighteen square foot building will be 22 spaces with the addition of these six we're now at 41 for the whole site in terms of landscaping site has approximately three hundred and 80 linear feet of road frontage the green belt is compliant with our ordinance they're gonna be maintaining several existing trees on that green front and the six new parking spaces do trigger the additional need for one parking lot tree but according to our landscape architect who has reviewed the

23. 27:30

    continue to be office let's see access to the site will remain via the existing driveway on South Boulevard I will just note for your informational purposes I don't think it's a major issue but there's historically been issues with cross-traffic generation from the multifamily residential here on the issue is actually residents here cutting through the credit union in order to get on a South Boulevard for that reason we have worked with the development here to get a gate installed so at this time there is a gate this our applicants property is secured from through traffic I just want to bring that up in case it ever came up so let's see in terms of parking and circulation as I mentioned they're proposing six new spaces the Township parking requirement for office uses is one space for 275 square feet so the required parking for this six thousand one hundred and eighteen square foot building will be 22 spaces with the addition of these six we're now at 41 for the whole site in terms of landscaping site has approximately three hundred and 80 linear feet of road frontage the green belt is compliant with our ordinance they're gonna be maintaining several existing trees on that green front and the six new parking spaces do trigger the additional need for one parking lot tree but according to our landscape architect who has reviewed the plans they are fully compliant with all our landscaping requirements terms of traffic analysis we actually did not route this one out for traffic review it was felt that the alteration to the site was so minimal they're not changing the use and they're not actually expanding the footprint of the building for that reason we did not do a traffic analysis in terms of other department agency reviews the fire department has no objections they note that the drive aisle width must remain unchanged and no building overhangs are permitted on the east or north side of the addition police has no objections engineering and environmental services no major water or sewer infrastructure changes are proposed they just note that the property must purchase one additional sewer our EU prior to building permit issuance and landscape architect notes the landscaping complies with all township requirements the design review board was presented this application on March 4th they made a motion unanimously to forward it on to the Planning Commission for your consideration and so with that staff recommendation is approval and we have conditions outlined in your staff report thanks anybody have any comments questions okay anybody from orphan and associates these you

24. 28:45

    parking lot tree but according to our landscape architect who has reviewed the plans they are fully compliant with all our landscaping requirements terms of traffic analysis we actually did not route this one out for traffic review it was felt that the alteration to the site was so minimal they're not changing the use and they're not actually expanding the footprint of the building for that reason we did not do a traffic analysis in terms of other department agency reviews the fire department has no objections they note that the drive aisle width must remain unchanged and no building overhangs are permitted on the east or north side of the addition police has no objections engineering and environmental services no major water or sewer infrastructure changes are proposed they just note that the property must purchase one additional sewer our EU prior to building permit issuance and landscape architect notes the landscaping complies with all township requirements the design review board was presented this application on March 4th they made a motion unanimously to forward it on to the Planning Commission for your consideration and so with that staff recommendation is approval and we have conditions outlined in your staff report thanks anybody have any comments questions okay anybody from orphan and associates these you be my guest hello i'm ian hurst from kemp building the builder that's been contracted for the work and we did the original renovation on the credit union as well but hopefully this is an easy one the actual roof line is remaining we're gonna just enclose that structure and it'll be a conference room and some extended show area that's about it though okay all right i actually forgot to ask corey but are you doing any with the site lighting at all or is it all the same i i don't recall i'm actually filling in for someone we have a lot of people on vacation as well so i'm not as familiar as one of the project managers but i can answer so they are proposing four new lights downward shielded here here here and here this is their uh photometric because obviously since they're surrounded all sides by residential our primary concern is light bleeding off the site so they are at zero foot candles at the edges thank you okay any public comment on this issue seeing none then we'll bring it back up here more comments or a motion or whatever you want

25. 30:00

    be my guest hello i'm ian hurst from kemp building the builder that's been contracted for the work and we did the original renovation on the credit union as well but hopefully this is an easy one the actual roof line is remaining we're gonna just enclose that structure and it'll be a conference room and some extended show area that's about it though okay all right i actually forgot to ask corey but are you doing any with the site lighting at all or is it all the same i i don't recall i'm actually filling in for someone we have a lot of people on vacation as well so i'm not as familiar as one of the project managers but i can answer so they are proposing four new lights downward shielded here here here and here this is their uh photometric because obviously since they're surrounded all sides by residential our primary concern is light bleeding off the site so they are at zero foot candles at the edges thank you okay any public comment on this issue seeing none then we'll bring it back up here more comments or a motion or whatever you want are you able to match the brick anymore yes am i in charge of motion tonight huh okay well with that being said i'd like to make a motion that be said based on the recommendation from the design review board my my my my my manif that the Planning Commission consider this site plan for approval based on the considerations including compliance of the requirements for the township of the township departments, requirements of the township's landscape architect, requirements of the township's traffic consultant, and review and approval for signage by the design review board. Okay, there's a motion on the floor. Anybody seconding it? Second. I moved and seconded. Any discussion on the motion? One question. Is the gate supposed to be part of the motion? So, you know, interesting enough, the gate was actually a requirement when the noble development was approved. So that's being managed as part of that site plan approval. But thank you for the question. I guess my only comment about the motion is we don't need approval from a traffic engineer because we did not have them review it. I apologize. That was one of the recommendations. But that was just one thing I wanted to point out. But the gate situation is being handled as part of that approved site plan. But thank you.

26. 31:15

    are you able to match the brick anymore yes am i in charge of motion tonight huh okay well with that being said i'd like to make a motion that be said based on the recommendation from the design review board my my my my my manif that the Planning Commission consider this site plan for approval based on the considerations including compliance of the requirements for the township of the township departments, requirements of the township's landscape architect, requirements of the township's traffic consultant, and review and approval for signage by the design review board. Okay, there's a motion on the floor. Anybody seconding it? Second. I moved and seconded. Any discussion on the motion? One question. Is the gate supposed to be part of the motion? So, you know, interesting enough, the gate was actually a requirement when the noble development was approved. So that's being managed as part of that site plan approval. But thank you for the question. I guess my only comment about the motion is we don't need approval from a traffic engineer because we did not have them review it. I apologize. That was one of the recommendations. But that was just one thing I wanted to point out. But the gate situation is being handled as part of that approved site plan. But thank you. Okay. Well, then let's adjust the motion, amend the motion to exclude the traffic consultant component. Okay. All right. So with the deletion of the traffic consultant, I guess I'll call for a vote. All those in favor say aye. Aye. Any opposed? All right. Very good. Thank you very much. That looks very nice. That'd be a nice addition. Thank you. All right. That concludes the business we have on the agenda. except are there any items that are not on the agenda on the commission or well we don't have I don't have anything but certainly the board do you have anything that you'd like to discuss amongst yourself yeah well right anybody have anything they want to bring up that's not that we haven't discussed well I wasn't okay that's fine okay then I guess motion to adjourn we're done how do you like that all right 35 minutes not bad