twenty-sixth annual report bloomfield township planning commission

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TWENTY-SIXTH ANNUAL REPORT 

BLOOMFIELD TOWNSHIP PLANNING COMMISSION 

In accordance with Sections 3 (4) Act. No. 168 of Public Acts of 1959, 

submitted herewith is the Twenty-sixth Annual Report of the Bloomfield 

Township Planning Commission for the fiscal year ending September 30, 1986 

concerning its operations and status of planning activities. Recommendations 

forwarded to the Township Board related to planning and development 

are summarized: 

Following are members of the Planning Commission having served during 

1985-1986: 

Charles Thompson, Chairman 

Charles S. Low, Vice-Chairman 

Deloris V. Little, Secretary 

Thomas H. Dickson, Jr. 

Eli Lupin 

George Smith 

James E. Hays (new, June 1986) 

the year twenty meetings were held, ten of which were sessions 

with our Planner, Mr. Charles F. Leman, in attendance. 

The following Ordinances amending Zoning Ordinance No. 265 were sent to 

the Township Board for ratification since October 1, 1985: 

Text Changes 

ORD. 382 Revise ARTICLE XV, Section 1705(2)--add language on cellular 

telephone towers and add Subsection 21 to ARTICLE II, Section 

201--definition of cellular telephone tower. 

ORD. 392 Add new ARTICLE V-A, Planned Residential Development Districts. 

ORD. 394 Revise ARTICLE II, Sec. 201, Subsection 51--0pen Storage; 

Revise ARTICLE XV, Section 1508, Subsection 3--0pen Storage 

on Residential Lots or Parcels.

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Page 2 

Map Changes 

ORD. 393 Rezone R-1 to PRD - acreage parcel C-15-6, Section 2, located 

on the north side of Square Lake Road, between 1-75 and 

Adams Square Subdivision. (The Heathers Development) 

PLATS APPROVED •........•.•.••• 4 

PLATS DENIED ............•..••. 0 

SITE PLANS APPROVED .•.•....... 12 

SITE PLANS DENIED .•....•..•... 2 

PUBLIC HEARINGS •.•.•.•.••..... 5 

Two site plans were reviewed and forwarded to the Township 

Board without recommendation for action due to previous or 

current litigation involving the property in question. 

Plats studied and reviewed were recommended to the Township Board for approval 

as follows: 

Forman Orchards Subdivison, Section 19 (pt. ac. par. 

C-185C) -- preliminary plat 

Franklin Ravines, Section 31 (C-308A) -- preliminary plat 

Carillon Hills, Section 17 (C-158) preliminary plat 

Heron Pointe Subdivision, Sections 7 & 8 (part of former 

Green Estate--Cohen property) -- preliminary plat. 

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Page 3 

Following are zoning requests received and dispositions given during the 

year: 

1. Request by Concerned Citizens of Bloomfield for rezoning of 

properties on the east and west corners of 14 Mile Road and 

Franklin. Following discussions, public hearings were scheduled, 

then tabled indefinitely upon advice of legal counsel due to 

current litigation involving one of the properties. 

2. Rezone R-l to PRD, acreage parcel C-15-6, Section 2, located 

on Square Lake Road, east of the 1-75 interchange. Robertson's 

"The Heathers" development. Approved. 

3. Rezone R-l to R-M, acreage parcel C-32, Section 5. Holtzman 

and Silverman request for higher density clustered homes with 

greenbelt around perimeter of property. Square Lake Road, west 

of Telegraph Road. Denied 

4. Rezone B-3 and R-l to 0-1, acreage parcel C-43C, Section 6. 

Square Lake Trailer Park property located at Telegraph and 

Ward Roads. New request, presently under consideration. 

Public Hearings were held pertaining to preservation of wetlands on the 

following requests: 

1. Request to construct office building on property containing 

wetlands on the NE corner of 14 Mile and Franklin, ac. par. 

C-311-2, Section 31. Petition rejected. 

Studies were done this year and a new Planned Residential Development 

District was added to the Zoning Ordinance. This is applicable to the 

property at Square Lake Road and the 1-75 interchange; the property was 

rezoned, and preliminary development plans were approved for "The Heathers". 

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Page 4 

Court tests of zoning decisions on the following properties were under 

way or completed: 

1. Outlot A, Long Lake Shores, Section 7. Wetland proposed for 

residential development, then changed to construct one house. 

Court case continues. 

2. Lots 1 thru 8, Deith Sub'dn., and ac. par's C-270A1, C-270A2, 

and C-270A3, Section 28. Residential to Office. Court date 

expected to come up in near future. 

3. Lot 4, Wabeek Manor, Section 7. Wetland alteration by constructing 

dock to Upper Long Lake. Circuit Court remanded back for 

public hearing; petition denied. Court case continues. 

4. Ac. par. C-270C, Section 28. Residential to B-3 to facilitate 

funeral home. Court date pending. 

5. Ac. par. C-310D, Section 31. 

for construction of office on 

case, awaiting court date. 

NE corner 14 Mile and Franklin 

property with wetlands. New 

The Planning Commission would like to express thanks for the counsel and 

efforts of our Planner, Mr. Chuck Leman, during this past year. 

np 

submitted, 

~o v.H.LL~_) 

Deloris v. Lit~ 

Planning ~sion

I PRESENT: 

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Meeting adjourned. 

BLOOMFIELD TOWNSHIP 

PLANNING COMMISSION 

September 15, 1986 

Thompson, Low, Little, Lupin, Dickson, Smith, Hays 

ABSENT: None 

(1) 

Site plan review for office building for Alexander V. Bogaerts & 

Associates on the NE corner of Square Lake Road and Franklin was 

discussed. Mr. Leman presented his review of the plan noting it 

would require variances. This property was previously approved 

for two buildings and only one was built. Consequently this site 

is small and irregularly shaped, especially due to the State 

Highway Department plan to add a right turn lane on Square Lake 

Road in addition to having a large site distance or clear vision 

area on the corner. The petitioners are negotiating to acquire or 

utilize that State property for landscaping with current approval 

being to move the fence and maintain it in grass. There are set 

back variances required on the east, south and north property 

lines. Parking in the south front set back requires special 

approval. Carports shown in the south front yard will be deleted. 

The Commission expressed concern about the new drive off Franklin 

in relation to the existing drive even though the County and State 

have approved curb cuts. There was discussion on the existing 

office with the Commission advising it must be brought into 

conformance with respect to required greenbelts and landscaping. 

The Commission indicated interest in the petitioner acquiring the 

State property for landscaping other than just grass. 

Motion was made by Dickson, seconded by Low and was unanimously 

supported to table the site plan for an office building on Lot 174 

and part of 175, Colonial Hills No.2, Section 4, for further 

study of the site to bring it closer into conformance with Ordinance, 

and for investigation into acquiring use of the State 

Highway property as well as the current owner bringing their 

remaining property into conformance. 

(2) 

Motion was made by Lupin, seconded by Dickson and was unanimously 

supported to send the preliminary plan for Phase I--The Heathers, 

Section 1, to the Township Planner for review and to notify 

neighboring property owners of this submittal. 

(3) 

Motion was made by Dickson and was unanimously supported approving 

the September 2 minutes as corrected.




PRESENT: Thompson, Low, Little, Dickson, Lupin, Smith, Hays 

ABSENT: None 

I (1) 

Motion was made by Little, seconded by Low and was approved to 

forward the site plan for cellular telephone tower on part of ac. 

par. C-34B, Section 5, located on Friendly Drive at the rear of 

Bloomfield Town Square, to the Township Board with recommendation 

for approval contingent upon review and approval of the height 

variance by the Board of Appeals. 

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YEAS: 

NAYS: 

Little, Low, Dickson, Smith Hays 

Lupin 

(2) 

Lou DesRosiers and Michael Demery presented a revised site plan 

for the renovation of a portion of the former Wigg's building. 

Parking in front of the building will have limited use and the 

petitioners assured the Commission they will see there will be no 

front door deliveries. Motion was made by Dickson, seconded by 

Smith and was unanimously supported to forward the site plan for 

renovation of building on Lots 5, 6, 30 and part of 4, Devon Hills 

Estates, Section 16, to the Township Board with recommendation for 

approval contingent upon handicapped parking being in the rear, 

suitable landscaping being installed at main entrance at rear of 

building, and controlling deliveries restricting to main entrance 

at rear of building only. 

(3) 

Motion was made by Little, seconded by Dickson and was unanimously 

supported to forward the site plan for a new building on Lot 9, 

Bloomfield Hills Research Industrial Park, Section 4, to the 

Township Board with recommendation for approval contingent upon 

Board of Appeals review and approval of side and front yard set 

back variances. 

(4) 

M. A. Boggio representing H. Wallace Parker presented a revised 

site plan for an office building on the NE corner of Woodward and 

Alice Ave. This is essentially what was approved a couple of 

years ago with revision in building sq. ft., eliminating the 

parking underneath the building and adding parking on lot 5. This 

plan also requires Board of Appeals approval for greenbelt at east 

end, no set back on north side and a 6 ft. chain-link fence in 

lieu of masonry wall on the property line. Motion was made by 

Lupin, seconded by Little and was unanimously supported to forward 

the site plan for office building on Lots 1, 2, 3, 4 and 5, 

Bloomfield High Point Sub. of East Bloomfield Highlands, Section 

4, to the Township Board with recommendation for approval 

contingent upon Board of Appeals review and approval of variances. 

(5) 

Jack Rosenzweig presented a conceptual plan for the construction 

of an office building on the west side of Telegraph, north of 

Ward Road and fronting on Ward Road on the property currently 

occupied by the trailer park. Earl Ophoff presented their plan 

for a second office building at Ward Road and Telegraph which 

would be compatible with the existing one but not connected. He 

stated they are at this time asking for consideration of the 

concept and direction on change in zoning to provide for this 

office building. There were twenty-five residents of the trailer 

park present expressing concern over the closing of the park and 

asking for information on the possibility of this change and what 

the time frame would be if this change takes place. Those present 

were Alan Beardmore, David Naftalz, Jim Lieb, Barbara Milford,

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Page 2 

Nancy and Ruben Guajardo, Myrtle Grafmiller, Stella Gearhart, 

Margaret Wood, William K. Hall, Donna Bracy Droulard, Jim Little, 

W. Slomka, Janet Crapo, M. Slomka, Wade Tatum and Jackie Ekstrom. 

Motion was made by Low, seconded by Dickson and was unanimously 

supported to forward conceptual plan submitted for rezoning and 

construction of an office building on ac. par. C-43C, Section 6, 

located at Telegraph and Ward Roads, to the Planner for review and 

comment. 

(6) 

Anthony Marzella representing Alexander V. Bogaerts and Associates 

presented a site plan for the construction of an office building 

on the NE corner of Square Lake Road and Franklin. They are 

purchasing the portion of property on the south end of State Farm 

Insurance which was included in their site plan but not built. 

The proposed building would require approval of Board of Appeals. 

Motion was made by Smith, seconded by Dickson and was unanimously 

supported to forward the site plan for an office building on 

Lot 174 and part of 175, Colonial Hills, No.2, Section 4, to the 

Planner for review. 


supported to deny without prejudice the site plan for one-family 

cluster development on ac. par. C-122, Section 12, located on the 

NW corner of Adams and Long Lake Roads, submitted by MV-Falcon 

Enterprises, due to lack of action. 

Motion was made by Dickson, seconded by Smith and was unanimously 

supported approving the July 21 minutes as submitted. 


supported approving the August 18 minutes as submitted. 


np 

submitted,



August 18, 1986 

PRESENT: Thompson, Low, Little, Lupin, Smith, Dickson 

ABSENT: Hays 

I (1) 

PUBLIC HEARING considering rezoning part of ac. par. C-32, Section 

5, located on the north side of Square Lake Road, west of 

Telegraph, between Klingensmith and Bataan from R-1 to R-M was 

called to order. Mr. Gary Menzel presented the plans proposed by 

Holtzman and Silverman for the construction of 120 condominium 

clustered homes with a 200 ft. perpetual greenbelt along the east, 

south and west boundaries. They presented the site plan and elevation 

studies for their proposal noting the entire parcel, 

including the perpetual greenbelt, is 38.37 acres giving an overall 

density of approximately 3 homes per acre. There would be 22 

buildings with 4, 5 or 6 units in a building--some ranch houses and 

some townhouses, each with two-car attached garages. A document was 

presented for recording to protect the greenbelt and wetlands. 

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There were about 90 people from the area present, most in opposition. 

Mr. Ed Plomer representing Square Lake Country Club Association 

stated they feel the density is too high and that there is 

not adequate environmental control, particularly with respect to the 

wetlands area. They are also concerned about the large number of 

multiple zoned properties in their area of the Township. Mr. Walker 

of Forest Lake Estates Association spoke in opposition stating their 

main concern is traffic congestion, which is already bad in the 

area. They feel this would downgrade the quality of life in their 

neighborhood and noted tha~ do not find any good reason to change 

from single family zoning. Deborah S. Igleheart of Bloomfield Land 

Conservancy presented their review of the wetlands on the property 

requesting to know exactly how they propose preserving the wetlands 

and wildlife, indicating the plans presented lack necessary detail 

to assure compliance with the Wetlands Ordinance. Manny 

Kniahynycky, representing Victor International and Cohen Development 

Corporation, spoke expressing concern on the impact on Square Lake 

Road and their developments south of this property. He also represented 

Mr. Cohen of Turtle Lake Farms on the south side of Square 

Lake Road. He outlined some modifications they would ask for if 

rezoning were approved. Others speaking in opposition were Erwin W. 

Erkfitz, 1541 Bataan; Jack Martin, 1446 Square Lake Rd.; William H. 

Logie, 1620 W. Square Lake Rd.; Glenna Cornett, 1448 W. Square Lake 

Rd.; Walter Kummer, 1501 Bataan; Jane MacKenzie, 1699 W. Square Lake 

Rd.; Hilman A. Fortney, 1719 Hamilton. 


supported to deny request to rezone part of ac. par. C-32, Section 

5, from R-l, Single-family Residential District, to R-M, 

Multiple-Family Residential District, as advertised for public 

hearing tonight, based upon the fact the property can be developed 

in single family, the density proposed being too heavy, combined 

with the traffic on Square Lake Road which is not really a large 

enough road for multiple development and the concerns expressed by 

the neighbors, which could be answered, about protection for the 

wetlands. 

YEAS: 

NAYS: 

Little, Dickson, Lupin, Low, Smith, Thompson 

None 


supported to close the public hearing.

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August 18, 1986 

Page 2 


NOTICE OF PUBLIC HEARING 

PLEASE TAKE NOTICE that the Planning Commission of the Township of 

Bloomfield will hold a public hearing at the Bloomfield Township 

Hall, 4200 Telegraph, on MONDAY, AUGUST 18, 1986 at 8:00 P.M., in 

said Township to consider the following change to Ordinance No. 265, 

being the Zoning Ordinance: 

To rezone from R-1, One-Family Residential District, to 

R-M, Multiple-Family Residential District, the following 

described property located on the north side of Square 

Lake Road, west of Telegraph, between Klingensmith Road 

and Bataan Drive, based upon Site Plan Review: 

Part of acreage parcel C-32, Section 5, Bloomfield Township, 

Oakland County, Michigan. (19-04-351-006) 

A parcel of land being part of the S.W. 1/4 of Section 5, 

T. 2 N., R. 10 E., Bloomfield Twp., Oakland Co., Mich. 

described as commencing at the S.W. corner of Section 5 

and proceeding thence N. 01 deg. 37 min. 30 sec. E. 243.00 

feet and S. 88 deg. 06 min. 00 sec. E. 233.00 feet to the 

point of beginning: thence N. 01 deg. 37 min. 30 sec. E. 

1031.12 feet to the S. line of "Square Lake Country Club" 

as recorded in Liber 39 of Plats, Pages 17 and 17-A, 

Oakland Co. Records; thence along said line S. 89 deg. 

12 min. 00 sec. E. 872.45 feet; thence S. 01 deg. 47 min. 

19 sec. W. 1047.86 feet; thence N. 88 deg. 06 min. 00 sec. 

W. 869.37 feet to the point of beginning, containing 20.78 

acres. 

All persons interested will be heard. 

DELORIS V. LITTLE 

Bloomfield Township Clerk 

(2) 

Leo Derderian was present on a revised plan he submitted for a new 

building on Lot 9 on Enterprise Court stating this revision makes 

the site conform to requirements of the other buildings he has 

constructed on this street. Motion was made by Dickson, seconded by 

Lupin and was unanimously supported to deny without prejudice the 

site plan submitted for construction of new building on Lot 9, 

Bloomfield Hills Research Industrial Park, Section 4. 

(3) 

Detroit Cellular Telephone Co. submitted a site plan for a cellular 

telephone tower at the rear of Bloomfield Town Square on Friendly 

Drive. Motion was made by Dickson, seconded by Lupin and was 

unanimously supported to forward the site plan for cellular telephone 

tower on part of ac. par. C-34B, Section 5, to the Planner for 

review. 

(4) 

Michael Demery submitted a site plan for renovation of part of the 

former Wigg's building that they have purchased for general office 

use that consists of the three most southerly buildings and parking 

lot at the rear. There was discussion on parking and traffic flow, 

3800 sq. ft. will be used for storage purposes. Motion was made by 

Low, seconded by Lupin and was unanimously supported to refer the 

site plan for renovation of building on Lots 5, 6, 30 and pt. 4, 

Devon Hills Estates, Section 16, to the Planner for review, 

including review of traffic flow and parking in the entire block.

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August 18, 1986 

Page 3 

Due to Labor Day Holiday on September lour next meeting will be 

held Tuesday, September 2, 1986. 


np 

ctfully submitted,

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August 4, 1986 

The regularly scheduled Planning Commission meeting for August 4, 1986 

was cancelled. 

np 

fl. 

Deloris V. Little, 

Planning Commi ·on

BLOOMFIELDTOWNSHIP 


July 21, 1986 

PRESENT: Thompson, Dickson, Smith, Little 

ABSENT: Low, Lupin, Hays 

I (1) 

Mr. Leo Derderian presented plans for a new building on Lot 9, Bloomfield 

Hills Research Industrial Park on Industrial Court. There was discussion 

on the parking area which adjoins the parking area on the adjacent lot 8 

which the petitioner also developed. He noted there would be 40 ft. 

between buildings which is like two buildings he constructed down the 

street from this site. Also that all trees in the landscaped area on the 

site plan for lot 8 are still in place and sprinklered. Motion was made 

by Dickson, seconded by Smith and was unanimously supported to deny 

request for building on Lot 9, Bloomfield Hills Research Industrial Park, 

Section 4, as presented. 

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(2) 

Site plan for one-family cluster development on the NW corner of Adams 

Road and Long Lake Road was reviewed with the approximately 20 neighbors 

in attendance. Mr. Leman presented his review of the site plan noting 

that in many instances this proposal exceeds Ordinance requirement. 

A number of the neighbors were opposed. They expressed concern about 

drainage, particularly in that the entire area drains through this property. 

Also about traffic and the point of ingress and egress; the number of 

homes in comparison with density in the adjacent subdivision; the fact 

these homes are clustered, even though detached; the distance of the 

homes from the property lines; landscaping; and treatment of the storm 

water retention area. The Commission requested the developer give consideration 

to layout with respect to possible future requests for decks and with retaining 

as many natural features of the site as possible. Motion was made by 

Dickson, seconded by Little and was unanimously supported to table the 

site plan for cluster development of acreage parcel C-122, Section 12, 

for submittal of additional and revised plans, including topographical 

detail and survey of all major trees on property designating those to 

be saved. Also plan showing area topography for individual houses where 

topography is severe and the detail on how it will be handled in each 

instance. 

(3) 

Mr. Goldman presented his plan for an office building on the SE corner 

of Franklin Road and Hulet Drive which is in a R-P District. He proposed 

construction of a one-story office building which would require variances 

due to the poor soil conditions and size of the property. There was 

lengthy discussion on the problems with the property and the Commission 

advised the, architectural plans presented are adequate for preliminary 

discussion, however, engineered plans will be needed for adequate review 

of the site plan. Motion was made by Little, seconded by Dickson and 

was unanimously supported to approve the concept for office building 

on ac. par. C-22A, Section 4, as presented tonight by Sheldon Goldman. 

Plan to be forwarded to the Township Board with recommendation for 

preliminary approval upon submittal of more detailed engineered drawings, 

following Board of Appeals review and approval of required variances. 

was made by Dickson and was unanimously supported approving 

the July 7, 1986 minutes as submitted. 

Meeting scheduled for August 4, 1986 cancelled. Next meeting will be 

Monday, August 18, 1986. 


np 

ResitfUllY submitted, 

~v,~~UbJ 

~oris V. Litt~etary 

Planning .GGmrrflssion



July 7, 1986 

PRESENT: Thompson, Low, Little, Lupin, Holmberg, Hays 

ABSENT: Smith 

I (1) 

Public Hearing considering rev1s1ng Zoning Ordinance No. 265 by 

revising ARTICLE II, Section 201, Subsection 51, Open Storage; and 

ARTICLE XV, Section 1508, Subsection 3, Open Storage on Residential 

Lots or Parcels, was called to order. The proposed amendment removes 

the words "for a period exceeding 3 days" from the Ordinance in both 

instances. One resident, Dorian Wolfe (308 Millington) was present. 

Motion was made by Lupin, seconded by Low and was unanimously 

supported to forward the revision to Zoning Ordinance No. 265 

revising ARTICLE II, Section 201, Subsection 51, Open Storage; and 

ARTICLE XV, Section 1508, Subsection 3, Open Storage on Residential 

Lots or Parcels, to the Township Board with recommendation for 

approval as advertised for public hearing tonight. 

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YEAS: 

NAYS: 

Lupin, Low, Little, Holmberg, Hays, Thompson 

None 


supported to close the public hearing. 



NOTICE IS HEREBY GIVEN, that a Public Hearing will be held by the 

Planning Commission of the Townshp of Bloomfield, Oakland County, 

Michigan, on Monday, July 7, 1986 8:00 p.m. at the Township Hall, 

4200 Telegraph Road, in said Township for the purpose of amending 

Ordinance No. 265, being the Zoning Ordinance, by amending and 

revising Article II, Section 201, Definitions, SUBSECTION 61, OPEN 

STORAGE and Article XV, Section 1508, Performance Standards, 

SUBSECTION 3, OPEN STORAGE ON RESIDENTIAL LOTS OR PARCELS, to read as 

follows: 

AMEND AND REVISE ARTICLE II, SECTION 201, SUBSECTION 51. 

51. Open Storage: Is the keeping in the open any material which 

is man-made or man-assembled, fabricated or treated in any 

manner and which is not anchored to the ground so as to meet 

Township approval. In residential areas, materials used in 

the landscape improvement of the specific property on which 

used, firewood or lawn furniture shall not be considered as 

being stores in the open. 

AMEND AND REVISE ARTICLE XV, SECTION 1508, PERFORMANCE STANDARDS, 

Subsection 3, OPEN STORAGE ON RESIDENTIAL LOTS OR PARCELS. 

3. Open Storage on Residential Lots or Parcels. 

The open storage of any man-made material and parking 

and/or open storage of any conveyance for use on the land, 

in the air or on the water, other than licensed private 

passenger cars, shall be specifically prohibited on all 

residential lots or parcels of land except as otherwise 

permitted by the Board of Appeals. In granting temporary 

permits to except parking and/or storage from the above 

regulations, the Board of Appeals shall require the 

following minimum standards and conditions be met: 

a. All such conveyances and/or man-made materials shall 

be stored only on a lot or parcel on which an in-

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July 7, 1986 

Page 2 

habited dwelling unit serves as the principal use and 

is occupied by the owner of the material being stored. 

Licensed private passenger vehicles shall include only 

those vehicles used by the family occupying the 

principal use and shall not include antique vehicles, 

racing vehicles or other similar vehicles. The term 

"licensed private cars" shall also not include 

conveyances or vehicles equipped for living or camping 

purposes, not conveyances or vehicles capable of 

transporting more than ten (10) passengers. 

b. All such conveyances and/or man-made materials shall 

be stored in the rear yard subject to at least the 

minimum requirements placed on Accessory Buildings 

(SECTION 1503). 

c. The specific location on the lot or parcel for these 

stored conveyances and/or man-made materials shall be 

by indication on a plot plan of the lot or parcel, and 

shall be approved by the Board of Appeals. 

d. The conveyance and/or man-made material shall not exceed 

six (6) feet in height and shall be totally obscured 

from abutting property with an architectural wall, fence 

or greenbelt equal in height to the article being stored. 

e. Trailers, or any other conveyance, shall not be connected 

to sanitary facilities, nor be occupied while being 

stored. The Board of Appeals shall require proof from the 

petitioner that all parties immediately abutting any 

property upon which storage, under the provisions of this 

section, is being contemplated shall have been notified 

of the intended plan. 

granting temporary permits for open storage of any 

conveyance and/or man-made materials the Board of Appeals 

shall establish a specific period of time, not to 

exceed one (1) month, during which time the storage is 

permitted and shall find that storage within an accessory 

structure is impractical. 



BLOOMFIELD TOWNSHIP CLERK 

(2) 

Site plan for one-family cluster development on the NW corner of 

Adams Rd. and East Long Lake Road (5025 N. Adams) was reviewed with 

the petitioner, MV-Falcon Enterprises. The Commission advised the 

landscape detail should be submitted. Motion was made by Dickson, 

seconded by Little and was unanimously supported to table the site 

plan review for cluster development of ac. par. C-122, Section 12, 

located on the NW corner of Adams and Long Lake Road, for additional 

information and notification of neighbors. 

(3) 

Holtzman & Silverman submitted a request to rezone part of acreage 

parcel C-32, Section 5, located on the north side of Square Lake 

Road, west of Telegraph from R-l to R-M. They proposed development 

of clustered type houses with a 200 ft. perpetual greenbelt along the 

east, west and south boundaries of the property. It would, however, 

be multiple density and condominiums with all houses being sold and 

not rented. There was discussion on the proposal in that it differs 

from typical multiples. Motion was made by Dickson, seconded by Low 

and was unanimously supported to call for a public hearing on Monday,

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July 7, 1986 

Page 3 

August 18, 1986 to consider rezoning a portion of acreage parcel 

C-32, Section 5, from R-1 to R-M. 

(4) 

Motion was made by Dickson, seconded by Hays and was unanimously 

supported to forward the site plan for an office building on acreage 

parcel C-22A, Section 4, located on the east side of Franklin, north 

of Square Lake Road at the corner of Hulet Drive to the Planner for 

review. 


the June 16, 1986 minutes as submitted. 


np 

ReJpectfully submitted, 

v' 

Deloris V. Litt 

Planning Co

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June 16, 1986 

PRESENT: Thompson, Little, Dickson, Lupin, Smith, Hays 

ABSENT: Low 

(1 & 2) 

Public Hearings considering (1) amending Zoning Ordinance No. 265 by 

adding a new ARTICLE V-A, PRD Planned Residential Development 

Districts, and (2) REZONING ac. par. C-15-6, Section 2, from R-1, 

Single-Family Residential District, to PRD, Planned Residential 

Development District, were called to order. Both amendments pertain 

to the same development and were discussed together. Property in 

question is a 167 acre parcel on the north side of Square Lake Road, 

immediately east and south of the 1-75 interchange proposed for 

development by Robertson Brothers. 

Paul Robertson, Jr. presented the development plan for The Heathers 

explaining their proposal and the various features of the property. 

He noted the Amy Drain running through the property, the differing 

grade changes on the property and unbuildable areas, discussing how 

they will handle the different areas, build the golf course, and 

place the homes on the property. They will berm and fence along 

1-75 on the westerly boundary. Resulting from lengthy discussions 

with adjacent neighbors on the east they relocated the interal road 

in that area and are installing a three rail split-rail fence about 

three feet inside the east line. They will leave their property in 

the SE corner natural and clean up along the northerly threequarters 

of the east boundary. There was discussion on their 

proposed golf course and amenities which are a part of the development 

and the proposed development schedule. 

There were 27 people from the area present. Jack Lay, 1984 Park 

Ridge Drive, suggested the State II site plan should include 

topographical detail subject to public hearing, stating he feels the 

residents need to know about and should have input on damming and 

work involving drainage. Mr. Robison representing Crofton Subdivision 

inquired into detail on the ingress and egress to the development 

stating he would like to see it in a different location. Jay 

Sweeney, representing Adams Square Subdivision referred to his May 7 

letter and acknowledged the developers having accommodated their 

concerns and stated they are satisfied with the proposed plan. 

Korzon advised the neighbors this development will not alleviate 

existing drainage problems on lots to the east, but will not cause 

any increase in those problems. 

Motion was made by Dickson, seconded by Little and was approved to 

forward the proposed amendment to revise Zoning Ordinance No. 265 by 

adding a new ARTICLE V-A, PRD Planned Residential Development 

Districts, to the Township Board with recommendation for approval as 

advertised for Public Hearing tonight. 

YEAS: 

NAYS: 

ABSTAIN: 

Dickson, Little, Smith, Lupin, Thompson 

None 

Hays 

Motion was made by Dickson, seconded by Little and was approved to 

forward the request to rezone ac. par. C-15-6, Section 2, from R-1, 

Single-Family Residential District, to PRD, Planned Residential 

Development District, as advertised for Public Hearing tonight, to 

the Township Board with recommendation for approval, based upon the 

preliminary Stage I site plan reviewed tonight, to include recommendation 

for approval of the site plan. 

YEAS: 

NAYS: 

ABSTAIN: 

Dickson, Little, Smith, Lupin, Thompson 

None 

Hays 

Motion was made by Lupin, seconded by Little and was unanimously 

supported to close the Public Hearings.

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June 16, 1986 

Page 2 

(NOTICES OF PUBLIC HEARING) 



NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning 

Commission of the Township of Bloomfield, Oakland County~ Michigan on 

MONDAY, JUNE 16, 1986 at 8:00 P.M., at the Township Hall, 4200 Telegraph, 

in said Township for the purpose of amending Ordinance No. 265, being the 

Zoning Ordinance, by adding a new ARTICLE V-A - PRD PLANNED RESIDENTIAL 

DEVELOPMENT DISTRICTS to read as follows: 

ARTICLE V-A PLANNED RESIDENTIAL DEVELOPMENT DISTRICTS 

PREAMBLE: 

The PRD Planned Residential Development District is intended to permit the 

development of land areas which abut freeways to best utilize such lands 

as a planned development which will minimize the impact such freeways have 

on abutting development and to further provide a development substantially 

in accord with the goals and objectives of the Master Plan for Future Land 

Use for the Township of Bloomfield. The land use pattern of the area 

involved shall provide a desirable environment and shall be harmonious to 

the general surrounding uses permitting flexibility in overall development 

while insuring adequate safeguards and standards for public health, 

safety, convenience and general welfare. Such Planned Residential Development 

District may embrace a mixture of one or more attached and detached 

residential dwelling types and may include recreation and site facilities 

such as golf courses, swimming pools, clubhouses and similar features in 

support of the residential development. 

SEC. 550. STANDARDS FOR QUALIFICATION: 

As a condition for qualification under this Article, the following standards 

shall be met: 

1. The property to be developed shall be a minimum of 100 acres in area. 

2. The property shall have at least 1,000 feet of boundary immediately 

adjoining an interstate freeway. 

3. The proposed development shall be determined, in the discretion of 

the Township Board, to be consistent with the goals and objectives of 

the Master Plan for Future Land Use for the Township of Bloomfield. 

SEC. 551. PERMITTED USES: 

The following uses shall be permitted as part of a Planned Residential 

Development subject to compliance with all of the provisions of this 

Article: 

1. Single-family residential detached cluster. 

2. Single-family residential attached cluster. 

3. Multiple-family residential, subject to the conditions set forth in 

this Article. 

4. Recreational uses incidental to the development. 

SEC. 552. PROCEDURE FOR APPLICATION: 

Application shall be made to the Township Board for consideration under 

this district. The person applying shall be required to make a submittal 

of the following material for review and recommendation by the Planning 

Commission: 

1. A property area survey of the exact area being requested 

(scale: 1" = 100').

I 

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June 16, 1986 

Page 3 

2. A proof of ownership of land being requested for rezoning. 

3. A topography map of the entire area at a contour interval showing two 

(2) foot changes in elevation. This map shall indicate all natural 

and man-made features (scale: 1" 100'). 

4. A preliminary plan of the entire area carried out in such detail as 

to show the land use being requested, the densities being proposed 

where applicable, the system of collector streets, and off-street 

parking system. 

5. A written statement explaining in detail the full intent of the 

sponsor indicating the specifics of the development plan as it 

relates to the type of dwelling units contemplated and resultant 

population; the resultant traffic generated and parking demands 

created; and providing supporting documentation including but not 

limited to: market studies, supporting land use request, and the 

intended scheduling of development. 

SEC. 553. BASIC LAND AND DENSITY CONDITIONS: 

1. The dwelling unit density shall not exceed the density allowed for an 

R-l One-Family District provided areas qualifying for cluster options 

may utilize the dwelling unit density requirements applicable to 

those areas so qualifying. 

2. No more than seventy (70) percent of the number of dwellings 

permitted on the site shall be in attached units. 

3. One (1) bedroom or efficiency type apartments shall not be permitted. 

4. The overall density of the PRD shall be averaged for the entire area 

included within the Development Plan. Open space such as golf 

courses and park sites may be included in computing the area of the 

parcel and, therefore the related density. The horizontal surface of 

all bodies of water shall be computed as being within the area of the 

parcel for purposes of density whenever such water body is accessible 

to residents of the Planned Residential Development. 

5. As part of the grant of approval of the PRD, the Township Board may 

permit the developer to make future modifications of housing types 

from multiple units (stacked or flats) to single-family attached or 

detached cluster, subject only to site plan review. 

SEC. 554. DESIGN AND LAYOUT CONDITIONS: 

1. In order to protect abutting land on the periphery of the PRD 

project, the following rules shall control: 

a. Where abutting land with a common property line is platted 

(with or without development) as single-family, the PRD land will 

provide for detached housing development or park land to a depth 

of three hundred fifty (350) feet along said boundary. 

b. Subject to paragraph a. above, where the adjacent land is zoned 

as single-family and the PRD land abuts a major thorofare, the 

I 2. 

PRD land may be developed with multiple-family dwelling units. 

Private open spaces shall be provided on the basis of at least 

fifteen (15) percent of the total acreage of the planned residential 

development. Yard requirement for either single-family or multiple- 

family units shall not count as part of this open space requirement. 

Golf courses may be included as a part of private open space. 

SEC. 555. AREA, HEIGHT AND BULK CONDITIONS: 

1. All height and floor area requirements shall comply with requirements 

of Sec. 1402 One-Family Residential Clustering Option, provided that 

floor area requirements for detached cluster units shall have a floor 

area of not less than 1,650 square feet per dwelling unit along those

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June 16, 1986 

Page 4 

sides abutting any existing single-family subdivision, for a depth of 

500 feet into the site along such abutting side. Setback, lot area 

and lot coverage requirements shall be based upon density control 

factors and all other requirements of this paragraph and shall 

further be based upon an approved site plan for the property in 

question. 

2. All height and m1n1mum floor area requirements for multiple-family 

developments shall be in conformance with the standards for RM 

Multiple-Family Residential Districts of ARTICLE XIV "SCHEDULE OF 

REGULATIONS." Setback, lot area and lot coverage requirements shall 

be based upon density control factors and all other requirements of 

this paragraph and shall further be based upon an approved site plan 

for the property in question. 

SEC. 556. GENERAL REGULATIONS: 

1. All regulations not expressly provided for in this Article shall be 

governed by the following provisions: 

a. All regulations applicable to the single-family residential 

component of the development shall be in accordance with the 

regulations applicable in the R-1 One Family District, except 

as provided in paragraph b. below. 

b. The development of a multiple-family residential component 

shall be governed by the regulations applicable to the RM 

Multiple-Family Residential District. 

SEC. 557. ACCEPTANCE OF PRELIMINARY (STAGE I) SITE PLAN AND REZONING: 

Acceptance of the preliminary plan by the Township shall be effective for 

a period of two (2) years. In reviewing and approving the plan, the 

following procedures and conditions shall be followed: 

1. The preliminary plan shall be reviewed and a recommendation shall be 

made by the Planning Commission relative to the plan's meeting the 

intent and the requirements of the Master Plan of Future Land Use. 

2. Approval shall be given only after public hearing, and shall be 

accomplished by rezoning the area to the PRD District. Rezoning 

procedures under this Section of the Ordinance will rely upon the 

plan submitted and the supporting documentation and the plan, 

therefore, is basis to the rezoning. 

3. The Zoning Ordinance amendment which effectuates the rezoning to the 

PRD District shall refer to and incorporate by reference the Stage I 

site plan. 

4. Once an area has been rezoned to the PRD District, no development 

shall take place therein nor use made of any part thereof except in 

accordance with the general plan as originally approved, or in 

accordance with an approved amendment thereto. 

5. Approval of the preliminary plan by the Township Board shall not 

constitute approval of the final site plan. It shall be deemed as 

approval of the land use plan submitted and shall serve as a guide 

in the preparation of the final plan. 

6. A site plan for the entire area being requested under this PRD 

District shall be submitted. This plan shall be of sufficient detail 

showing specific uses, building location, off-street parking, street 

alignments, open spaces and other physical details as proposed. 

7. Upon adoption by the Township Board of the Zoning Ordinance 

amendment, the site plan, building elevations and other development 

proposals, including the proposed uses, shall become an integral part 

of the zoning amendment to the PRD District and for purposes of 

recordation, shall be referred to as "Planned Development No. 

which number shall correspond to the number of the Amending 

" ,

I 



June 16, 1986 

Page 5 

Ordinance. All approved plans shall be filed with the Township 

Clerk. 

SEC. 558. PLAN SUBMITTAL (STAGE II SITE PLAN) (Prior to Building Permit): 

A presentation of the final site plan shall be made to the Planning 

Commission for review and recommendation to the Township Board of the 

following: 

1. The final plan shall reflect and adhere to those use patterns as 

approved in the preliminary plan. Standards for building bulk, 

except as modified herein, and off-street parking shall be equal to 

at least the minimum standards set forth for like uses in the 

SCHEDULE OF REGULATIONS and Off-Street Parking Requirements of this 

Ordinance. 

SEC. 559. STAGE II SITE PLAN - APPROVAL OF SITE PLAN: 

Approval of the final site plan shall be effective for a period of three 

(3) years. If developments is not completed in this period, the Planning 

Commission shall review progress to date and make a recommendation to the 

Township Board as to action relative to permitting continuation under 

original approval. In reviewing and approving the final plan, the 

following conditions shall be set forth: 

1. A Stage II Certificate of Compliance shall be granted by the Township 

Board after review and recommendation is made by the Planning 

Commission. Public Hearing shall not be required on the Stage II 

site plan, but a resolution of the Township Board determining that 

such later Stage II site plan is in compliance with the Planned 

Development representations made at the time of the rezoning, and 

I 2. 

also the requirements set forth in SEC. 560 which follows. 

All dedications of public rights-of-way or planned public open spaces 

shall be made prior to any construction taking place on the site. 

I 

3. In residential areas, any prorated open space shall be irrevocably 

retained as open space for park, recreation and related uses. All 

documents relating to the retention of open space shall meet requirements 

of the Township Board. 

SEC. 560. REQUIRED CONDITIONS: 

Before approving the plan in either the preliminary Stage I site plan or 

Final Stage II site plan submittal, the Planning Commission and the 

Township Board shall determine that: 

1. Provisions, satisfactory to the Township Board have been made to 

provide for the financing of any improvements sho~vn on the plan for 

open spaces and common use areas which are to be provided by the 

applicant, and that maintenance of such improvements is assured by 

a means satisfactory to the Township Board. 

2. The cost of installing all streets and necessary utilities has been 

assured by a means satisfactory to the Township Board. 

3. The final plan of each project area of the approved plan is in 

conformity with the overall approved plan. Any changes or amendments 

requested shall terminate approval of the overall plan until such 

changes or amendments have been reviewed and approved or denied as in 

the instance of the first submittal, it being the intent of this 

Section that no other administrative or Board of Appeals action shall 

constitute official approval of such changes or amendments to the 

overall plan. Denial by Township Board of any requested changes or 

amendments shall not void the originally approved plan. 

4. Proceeding with a Planned Residential Development District shall only 

be permitted if it is mutually agreeable to the Township Board and 

the developer.

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June 16, 1986 

Page 6 

SEC. 561. FEES: 

Fees for legal, engineering and planning review of the site plans shall be 

established by the Township Board. 






NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning 

Commission of the Township of Bloomfield, Oakland County, Michigan, on 

MONDAY, JUNE 16, 1986 at 8:30 P.M., at the Township Hall, 4200 Telegraph, 

in said Township for the purpose of amending Ordinance No. 265, being the 

Zoning Ordinance: 

To rezone from R-l, One-Family Residential Districts, to 

PRO, Planned Residential Development Districts, the 

following described property located on the north side of 

Square Lake Road between the 1-75 Interchange and Adams 

Square Subdivision at Square Lake Road and Squirrel, 

based upon land use Stage I Site Plan on file at the 

Township Offices. 

(C-15-6, Section 2) Acreage in the south 1/2 of 

Section 2, Bloomfield Township, Oakland County, Michigan, 

described as: 

19-02-400-001 

T2N, RIDE, Sec 2 - That part of S 1/2 lying SEly of 1-75 

Hwy. exc that part taken for Square Lake Road. 167.77A 

I'/S 



Bloomfield Township Clerk



June 16, 1986 

Page 7 

(3) 

Site plan for one-family cluster development of property on the NW 

corner of Adams and East Long Lake Road (19-12-477-017) was 

initially review and forwarded to the Planner for study and review 

subject to receiving floor plan detail. 

I Motion was made by Smith, seconded by Lupin and was unanimously 

supported approving the June 2, 1986 minutes as corrected. 

I 

I 


np

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I 



June 2, 1986 

PRESENT: Thompson, Dickson, Smith, Little, Hays 

ABSENT: Low, Lupin 

(1) 

Site plan for addition to building on the SEly corner of Orchard Lake 

Road and Ward Road was discussed with the petitioner, Jay Cooke, 

and architect, Phil Coughlin. They stated usage in the building would 

be 40%office and 60%storage. The petitioners stated they are substantially 

in agreement with items mentioned in the Planner's review. They 

indicated the irrigation may not be installed this summer and they do 

not feel paving the alley beneficial for their use requesting they be 

allowed to chloride instead. There was discussion on a retaining wall 

adjacent to the alley--the petitioners have removed a wall on that line 

and there is currently a low retaining wall with a slatted chain-link 

fence on top. They proposed not adding new parking at present and 

to utilize the 13 non-conforming spaces located in the road right-of-way 

for present, until the County changes the road. They proposed at 

that time to change the parking and install landscaping per Ordinance. 

It was suggested there be additional plantings in the road right-of-way 

to provide additional green. Also that a time frame be provided with 

respect to irrigating and planting. They were advised the O. C. R. C. 

has jurisdiction over the road right-of-way and the Township cannot 

grant approval to utilize parking spaces in the right-of-way. The 

petitioners stated all proposed trees will be 3 11 caliper and offered to 

escrow monies for the future installation of parking and landscaping 

to meet Ordinance. 

Motion was made by Little and seconded by Dickson that based upon 

the fact the site plan for an addition to the building on Lots 161 & 

162, Hammond Lake Estates No.5, Section 6, is upgrading a nonconforming 

building and its use, we forward it to the Township Board 

recommending approval of layout presented with the following conditions: 

Trees (3 11 caliper) to be added in green areas -- 1 for 8 parking spaces 

in Ward Road frontage. At such time as O.C.R.C. decides to make 

changes in Orchard Lake Road or the non-conforming use is discontinued, 

the parking area is to be brought into conformance with Township 

Ordinance. Time frame be established for planting and irrigation. 

The present use does not require paving of the alley, however, the 

fence at the rear is not satisfactory and a new proposal for screening 

at the rear is to be presented. 

YEAS: 

NAYS: 

Little, Dickson, Smith, Thompson 

Hays 

(2) 


supported to call for a Public Hearing on Monday, July 7, 1986 at 

8: 00 p. m. to consider amending Zoning Ordinance No. 265, by revising 

Article II, Section 201, Subsection 51, Open Storage, and Article XV, 

Section 1508, Subsection 3, Open Storage on Residential Lots or Parcels. 


the May 5, 1986 minutes as submitted. 


np 

submitted,

I 

I 

(c 0 p y) 


BOARD OF TRUSTEES 

May 27, 1986 

PRESENT: Korzon, Arslanian, Yaw, Tobias and Genovesi 

ABSENT: Little and Reid 

MOTION WAS MADE by Genovesi and supported by Arslanian to 

appoint James E. Hays, 580 Hamilton Road, Birmingham, to the 

Planning Commission. 

YEAS: Arslanian, Yaw, Tobias and Genovesi 

NAYS: None 

RESOLUITON DECLARED ADOPTED. 

I, DELORIS V. LITTLE, TOWNSHIP CLERK OF THE Township 

of Bloomfield, County of Oakland, Michigan, do hereby certify the 

foregoing is a true and correct copy of a resolution adopted by the 

Township Board at their regular meeting held on May 27, 1986.

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May 19, 1986 

The regularly scheduled Planning Commission meeting for Monday, 

May 19, 1986 was cancelled. 

np 

Deloris V. 

Township 

•

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May 5, 1986 

PRESENT: Thompson, Lupin, Dickson, Little 

ABSENT: Low, Smith 

(1) 

Leo Derderian of Levon Enterprises presented a revised site plan for 

the construction of two buildings on _Lots 7 & 8, Bloomfield Hills Research 

Industrial Park, Section 4, located on Enterprise Court, east of Franklin 

and north of Square Lake Road. He indicated this will be office/warehouse 

use and there was discussion on side yard set backs and front yard 

parking requiring Board of Appeals approval. Motion was made by 

Dickson, seconded by Little and was unanimously supported to forward 

the site plan for two buildings on Lots 7 & 8, Bloomfield Hills Research 

Industrial Park, Section 4, to the Township Board with recommendation 

for approval subject to Board of Appeals review and approval of variances. 

(2) 

Jay Cooke and Phillip Couglin presented a site plan for an addition to 

the building on the corner of Orchard Lake Road and Ward Road. They 

propose retail business use of the property which was formerly a nonconforming 

plumbing shop. They stated they anticipate about two-thirds 

will be storage area and one-third retail or light office and advised 

they currently have an antique dealer as a tenant. Motion was made 

by Little and was unanimously supported to forward the site plan for 

an addition to the building on Lots 161 & 162, Ward Orchards, to the 

Planner for review and study. 

(3) 

Discussion was held on the proposed PRD amendment to the Zoning 

Ordinance and it was the consensus revision and change to the proposed 

text would be desirable. 


supported to cancel the public hearing scheduled for Monday, May 19, 

1986 at 8:00 p.m. Hearing to be rescheduled for the earliest available 

meeting date (June 2 or June 16, 1986) following completion of revisions 

for consideration of amending Zoning Ordinance No. 265 by adding a 

new Article V-A, PRD, Planned Residential Develomen t Districts. 

Motion was made by Little, seconded by Lupin and was unanimously 

supported to call for a Public Hearing to consider rezoning acreage 

parcel C-15-6, Section 2, from R-1, One-Family Residential District 

to PRD, Planned Residential Development Districts, to be scheduled 

for the earliest available meeting date. 

Motion was made by Lupin and was unanimously supported approving 

the March 17 minutes as submitted. 


the April 21 minutes as submitted. 


the Annual Report as submitted. 

Meeting scheduled for Monday, May 19, 1986 was cancelled. Next meeting 

date will be June 2, 1986. 

I submitted, 

np 

v· 

Deloris V. Little 

Planning -,C~ _



April 21, 1986 

PRESENT: Thompson, Low, Lupin, Little 

ABSENT: Dickson, Smith 

I (1) 

An informational hearing was held on "The Heathers" development proposed 

for the Beardsley gravel pit on the north side of Square Lake Road 

between the 1-75 interchange and Adams Square Subdivison. Paul 

Robertson, Jr. presented their proposed development to the Commission 

and neighbors which numbered about forty. He presented conceptual 

site plan for 405 unit development consisting of patio and attached town 

homes and noted 439 units would be allowed if the proposed ordinance 

is passed as currently written. He indicated they anticipate having 

their firm layout by June. He discussed the amenities they are considering 

which include a golf course, club house, multiple-use room, tennis 

courts, paddle courts, cross country skiing. Their architect and engineer 

reviewed the plan details as proposed. Neighbors present expressing 

concerns were Jon Feikens, 2362 Park Ridge; John M. Lay, 1984 Park 

Ridge; Edward J. Sweeney, 2382 Lost Tree Way representing Adams 

Square Subdivision; Dick Long representing Hugo Hills Subdivision; 

William B. Schwartz, 2156 Park Ridge; George L. Mulqueen III, 1973 

Park Ridge; Leighton Smith, 2310 Park Ridge; Richard G. Hawkins, 

2203 Park Ridge; Martin F. Downs, 2228 Park Ridge; L. David Kellett, 

2515 Crofton Court representing Crofton Subdivision. The concern 

most often brought up was the Amy Drain and changes in drainage 

as well as elevation changes and the affect on the properties to the 

east. Others were sewer capacity, density, traffic, greenbelt on the 

I 

east with the residents to the south requesting changes in Square Lake 

Road to facilitate increased traffic flow. The residents present along 

Park Ridge expressed most concern and opposition, however, some 

expressed favorable opinions on the proposal. 

I 

(2) 

Motion was made by Lupin, seconded by Little and was unanimously 

supported calling for a public hearing on Monday, May 19, 1986 at 

8: 00 p. m. to consider amending Zoning Ordinance No. 265 by adding 

a new Article V-A - PRD PLANNED RESIDENTIAL DEVELOPMENT 

DISTRICTS. 

(3) 

John Wohlfeil of Panther of Pontiac was present requesting site plan 

review for an addition to their non-conforming building which would 

enclose the fenced storage area at their building on Lots 32 & 33, 

Telegraph-Square Lake Acres, Section 6. They were referred to the 

Township Administration for consideration of their request in 

conjunction with current litigation pertaining to their property. 

(4) 

March 17, 1986 minutes were distributed. 


np 

submitted,

I The 

I 

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April 7, 1986 

regularly scheduled Planning Commission meeting for April 7, 1986 

was cancelled due to a lack of quorum. 

np 


Planning Co

I 

I 

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March 17, 1986 

PRESENT: Thompson, Low, Little, Lupin, Smith 

ABSENT: Dickson 

(1) 

Wetlands hearing on the request to build an office building on the NE 

corner of 14 Mile and Franklin Roads, ac. par. C-311-2, Section 31, 

submitted by M. Horowitz was called to order at 8:00 p.m. Township 

attorney, Jerry Fisher was present and court recorder records were 

made of the proceedings. The petition was presented by Norman Hyman, 

Attorney, who emphasized they were making the presentation pursuant 

to the Wetlands Ordinance and without prejudice to their position that 

the wetlands ordinance is not applicable to their site. Documents 

presented by Mr. Hyman consisted of (l) Application for wetlands 

permit for the Cider Mill Office Building dated 3-17-86; (2) Supplemental 

material--addendum to Hydraulic Engineerng Report, cover letter 11-24-85 

to Sheila Blinn, MI D.N.R.; (3) Hydrologic Study, cover letter 10-27-85 

from Karen Ridgeway to M. Horowitz; and (4) copy of letter dated 

8-7-85 from H.R.C. to Twp. 

Peter Collins, Environmental Scientist with Applied Science & Technology, 

Inc. summarized his findings and answered questions presenting witness 

for the petition. Mr. Kenneth J. Stimpfl, Ph.D., President of Swanson 

Environmental, Inc. presented their findings and answered questions 

in behalf of the Township. Township Planner, Charles Leman of Vilican 

Leman was present. Mr. Sandy Hansell, President of Concerned Citizens 

of Bloomfield Township spoke requesting the study prepared by 

C. Nicholas Raphael of Eastern Michigan University be put into the 

record. The adjacent neighbors to the east, Mr. & Mrs. Schlafmann, 

were presen t stating their views. Mr. George Snyder, Attorney, 

representing Concerned Citizens of Franklin spoke stating they requested 

the study prepared by C. Nicholas Raphael. Michael Horowitz and 

Herman Frankel were present. There were approximately 25 people from 

the area present. 

Motion was made by Low that first of all, I believe our ordinance is 

what we have to use. Good, bad or indifferent, it is what we have 

on record and it is the one on which we should base our judgment. 

And when we have talked about the ground, plan and so forth, it certainly 

confirms one of the things we have in our Wetlands Ordinance (No. 337)-- 

It has low topography and an area with poor drainage. We don't know 

exactly whether we have water-logged ground in the Spring, although 

we have testimony both ways. Certainly it is transitional. It has low 

topography, poor drainage and I would say it is wetlands. We have 

a wetlands proposal before us. I move we reject the plan submitted 

for construction of an office building on ac. par. C-311-2, Section 31, 

since it does not meet the requirements of our Ordinance--specifically 

in that "The proposed development will not detrimentally affect the 

natural features of a pond, stream, lake or any other subaqueous area 

or watercourse or their associated wetlands. A basic change in the 

existing character of these areas shall be considered to be detrimental. 

The proposed develoment will not reduce the natural retention storage 

capacity of any watercourse or its associated wetland thereby increasing 

the magnitude and volume of potential flooding at other locations. The 

proposed development will not create a soil erosion problem or cause 

any environmentally deleterious surface runoff." 

On the matter of 'associated' verses 'wetlands', I don't think we were 

making a distinction between those two. To attempt to distinguish 

between the two in order to put an office and parking lot in there 

would be basic change in the area to be considered.

I 

I Motion 

I 



March 17, 1986 

Page 2 

Secondly, requirement is that IIThe location of all natural features 

including the existing topography and vegetation as related to any 

of the water features above mentioned shall not in any way be rearranged 

for a distance of at least twent (20) feet measured from the 

edge of the wetland into the buildable portion of the dry site. II Our 

expert's definition of where the wetland is at would show your plan 

does infringe into the area that would be 20 ft. into the wetland. 

Motion seconded by Lupin. 

YEAS: 

NAYS: 

Lupin, Smith, Thompson, Little, Low 

None 

(2) 

Leo Derderian of LeVon Enterprises, Inc. presented a site plan for 

two buildings on lots 7 and 8, Bloomfield Hills Research Industrial Park, 

Section 4. The plan as submitted requires side yard set back variances 

and the Commission pointed out these buildings are wider than the 

others constructed down the street where smaller side yards were granted. 

Mr. Derderian noted there is a minimum of 20 ft. and sometimes there 

is 30 ft. between buildings on the others he has constructed. There 

was discussion on the proposed set back change and the Commission 

concurred they cannot recommend the change since there is no real 

hardship. Motion was made by Lupin, seconded by Smith and was 

unanimously supported to deny without prejudice the site plan for 

constuction of two buildings on Lots 7 & 8, Bloomfield Hills Industrial 

Park, Section 4, for reworking of plans to conform with Ordinance. 

The next regularly scheduled meeting April 7, 1986 was cancelled due 

to lack of quorum. 

was made by Lupin and was unanimously supported to approve 

the March 3, 1986 minutes as submitted. 


np 

submitted, 

, Secretary 

ommission

I 

I 

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March 3, 1986 

PRESENT: Thompson, Little, Smith, Lupin 

ABSENT: Low, Dickson 

(1) 

Mr. DesRosiers presented a site plan for a two story office 

building on the east side of Telegraph at the intersections of 

Square Lake Road and Franklin Road. They proposed a 50,000 gross 

sq. ft. and 36,000 net sq. ft. building over two levels of 

parking, one at Telegraph Road level and one underground. The 

plan provides a 3 ft. wall around the parking area with an earth 

berm covering the bottom two feet. Along the outside of the wall 

will be a Juniper mass to obscure the parking area up to the 

height of the car hoods. The Junipers are planted at different 

levels along with ornamentals, canopy trees and flowering shrubberies. 

The signage will be on walls carved into the slope of the 

berm. The plan presented requires variances in front yard set 

back allowing 10 ft. encroachment with the parking area as well as 

parking in front of the building. Also a small portion of one 

corner of the building would encroach 6 ft. into the front set 

back. The building height averages 33.96 ft. which exceeds the 

32 ft. allowable. The Commission concurred this site, with its 

unusual topography, particularly the street frontage on all sides 

should meet the criteria for Board of Appeals consideration of 

variance from the Ordinance. Motion was made by Little, seconded 

by Lupin and was unanimously supported to forward the site plan 

for the construction of an office building on ac. par. C-58A&B, 

Section 8, submitted tonight to the Township Board with recommendation 

for approval and to the Board of Appeals for review and 

approval of variances with recommendation for approval. 

(2) 

Mr. Raymond of Giffels-Webster was present along with Mr. Schrott, 

Developer, presenting a new site plan for detached cluster development 

of the SW corner on Lone Pine and Telegraph. Motion was 

made by Lupin, seconded by Smith and was unanimously supported to 

forward the site plan for detached cluster development on ac. par. 

C-202, Section 21, to the Township Board with recommendation for 

approval, contingent upon compliance with items in the planner's 

review letter, submittal of a landscape plan meeting Township 

requirements, and Board of Appeals review and approval of variance 

in set back from the internal street for four units. 

(3) 

Manny Kniahynycky of Victor International presented the preliminary 

plat for Heron Pointe Subdivision in Sections 7 and 8, 

located on the west shore of Forest Lake and at the south end of 

the former Green Estate. The Commission advised the corner lot 

widths are not correct and it was agreed the lot lines can be 

adjusted to meet regulations. Motion was made by Smith, seconded 

by Lupin and was unanimously supported to forward the preliminary 

plat of Heron Pointe Subdivision, Sections 7 & 8, to the Township 

Board with recommendation for approval subject to adjusting lot 

lines to make corner lot widths meet ordinance. 

(4) 

A revised over-all site plan for "The Heathers" development on the 

north side of Square Lake Road between 1-75 and Adams Square Sub. 

was submitted by Robertson Brothers Co. The plan includes patio 

homes, both attached and detached, some stacked homes, and a nine 

hole golf course. They stated they have contacted the neighbors 

to present their proposed development, have attended one Subdivision 

Association meeting to date, and have so far received favorable 

response. They will continue to meet with the neighbors and 

requested to meet with Township representatives to work out zoning 

ordinance changes to facilitate this type development. It was the

I 



March 3, 1986 

Page 2 

consensus this proposed development is desirable and the Commission 

advised they are favorably inclined towards it and will 

proceed. 

There was brief discussion on the tabled public hearing to 

consider rezoning properties at the intersection of 14 Mile and 

Franklin Roads. Supervisor Korzon advised the Commission our 

Township legal counsel has suggested we not proceed with this 

matter at the present time due to reviews and considerations on 

the site plan submitted for an office building on the NE corner. 

Motion was made by Smith and was unanimously supported to remove 

from the agenda the tabled public hearing to consider rezoning 

properties at the intersection of 14 Mile and Franklin Roads, ac. 

par. C-310D (19-31-476-005) and C-311-2 (19-31-477-002), Section 

31, pending the outcome of reviews on the site plan for an 

office building on the NE corner upon advice of counsel. 

Minutes of February 3, 1986 meeting were distributed and approved 

as submitted. 

I Deloris V. Little 

Planning Co,mm".... "l:o 

I 

np

I 

I 

I 



February 17, 1986 


February 17, 1986 was cancelled due to the holiday. 

np 

tfully submitted, 

Deloris V. Littl Secretary 

Planning Commission




PRESENT: Thompson, Little, Lupin, Smith 

ABSENT: Dickson, Low 

I (1) 

Discussion was held on the revised site plan for Cider Mill Office 

Building, NE corner 14 Mile and Franklin Roads, ac. par. C-311-2, 

Section 31. Mr. Norman Hyman was present representing the petitioner, 

M. Horowitz, stating the various items mentioned in the 

Planner's review appear to be minor items that can easily be accommodated. 

There were about twenty five people from the area present 

in opposition to the construction of an office building on this 

property. The adjacent neighbor to the east, The Schlafmann's, was 

present expressing concern that the landscaping between their 

properties previously worked out be included in any revised landscape 

plan. Motion was made by Little and seconded by Smith that 

after review of Mr. Leman's Letter on the proposed office building 

for the NE corner of 14 Mile and Franklin, ac. par. C-311-2, Section 

31, it appears the site plan has only minor problems that would 

need correcting, but nothing that is not correctable; however, I 

move the site plan be denied on two counts: (1) a wetlands hearing 

before the Planning Commission, and (2) a flood plain variance. 

I 

I 

YEAS: 

NAYS: 

Little, Smith, Lupin, Thompson 

None 

(2) 

Mr. Zeimet representing Trinity Land, Ltd. presented a revised 

preliminary plat for Carillon Hills Subdivision, Section 17, based 

upon the Planner's review letter. The Commission advised the 

property does have drainage problems that must be resolved. The 

petitioners have met with the neighbors to work out details covering 

their concerns. Mr. Sherwood representing Kirk In The Hills 

requested information on the visual impact from their view. The 

Commission concurred the plat conforms to Ordinance with respect to 

the layout and lot size. Motion was made by Smith, seconded by 

Little and was unanimously supported to forward the preliminary plat 

for Carillon Hills Subdivision, Section 17, to the Township Board 

with recommendation for approval. 

(3) 

Site plan for a two-story office addition to the existing building 

on the SW corner of Maple and Lahser, Lot 12 and pt. of Lot 8, W. C. 

Scott's Maple-Lasher Subdivision, Section 33, was discussed. The 

neighboring property owners were present in opposition inquiring 

about what recourse they might have to prevent the expansion of this 

office use. The previous litigation on this office was reviewed for 

the benefit of the neighbors who were unaware of the details. Some 

neighbors felt that if the office is enlarged the parking would be 

better located on the east side of the building so that the 

infringement of business activity on their subdivision would be 

minimized. The Commission advised the petitioners the plan which 

was part of the court decree must be adhered to unless the Township 

Board approves of a change mutually agreeable to both parties. Also 

that details on sewer must be addressed. Motion was made by Lupin, 

seconded by Smith and was unanimously supported that the site plan 

for a two-story office addition to the existing building on Lot 12 

and part of Lot 8, W. C. Scott's Maple-Lasher Subdivision, Section 

33, be tabled for discussion with the Township Administration and 

forwarded to the Township Board.

I Motion 

I 

I 




Page 2 

(4) 

Site plan for Woods of Lone Pine Cluster on the SW corner of Lone 

Pine and Telegraph Roads, ac. par. C-202, Section 21, submitted by 

Bernie Schrott was tabled due to petitioner absence. 

was made by Smith and was unanimously supported approving the 

January 20, 1986 minutes as submitted. 


np 

Deloris V. Littl 

Planning Co

I 

I 

I 



January 20, 1986 

PRESENT: Thompson, Low, Little, Smith 

ABSENT: Dickson, Lupin 

(1) 

Howard Keating presented revised plans for his proposed detached cluster 

development on the SE corner of Quarton and Lahser. The Planner review 

was presented and several neighbors were present expressing interest. 

The Commission advised the evergreen trees should be increased in size. 

Dr. H. L. Gregg (3515 Sutton Place) expressed concern about the finished 

elevation of the property abutting his rear lot line, pointing out that 

it appears his property is lower than the proposed catch basin. He was 

concerned there will be a ditch and water or that a portion of his fence 

which follows the existing contour of the land might be covered. 

Mr. Keating assured everyone there will be no problem--they will drain 

water off as required and not let any stand in this area, create a ditch 

or cover the fence and will conform to all Township regulations. There 

was some discussion on the berming. The petitioner was advised topography 

detail reflecting today's conditions will be required. Motion was 

made by Low, seconded by Smith and was unanimously supported to forward 

the site plan for detached cluster development of ac. par. C-257-C2, 

Section 27, to the Township Board with recommendation for approval 

subject to review and approval of proposed grading for assurance there 

will be no problem with drainage or neighboring fence along property 

line. 

(2) 

Norman Hyman, Attorney, Herman Frankel, owner of the land, and Mr. Brown, 

Architect, were present with the petitioner, Michael Horowitz, presenting 

a revised site plan for the construction of an office building on the NE 

corner of 14 Mile Road and Franklin. Mr. Hyman stated the revised plan 

is submitted in response to the resolution adopted by the Township Board 

denying the site plan and that they have attempted to address the 

problems. They believe they have addressed everything excepting concerns 

expressed with respect to wetlands and flood plain ordinances. He stated 

they will go into those if the Planning Commission deems it necessary; 

however, they do not think they are site plan matters needing to be 

addressed along with the site plan. He emphasized they understand those 

matters must be addressed and ordinances complied with, but at an appropriate 

time which should be separate from the site plan review. They 

proposed addressing the wetlands issue and flood plain issue each as 

separate items at separate times. Their position was that addressing all 

three matters at one time creates confusion and they should be separate 

to simplify the issues for discussion and decision. 

Mike Horowitz, President of Selective Group spoke briefly reviewing what 

has already transpired on their request and the changes on the revised 

site plan presented. He stated they believe all the site plan problems 

mentioned by the Township Board resolution denying the site plan have 

been changed on this plan and they believe it meets the requirements of 

the Township Ordinance. 

Jack Brown, Architect, reviewed the plan presented speaking on the 

issues: (1) height of building comfortably meets 25 ft. requirement, 

Loading area in terms of sq. ft. meets ordinance requirements, (3) 

Parking layout being awkward--some spaces have been changed and they 

used methods quite common, (4) Emergency access has been kept clear. 

stated he believes the site plan as presented conforms to Ordinance 

requirements. 

Mr. Korzon spoke stating that he has provided copies of a letter from the 

consultant, Swanson, to the Planning Commission members which indicates 

the area which is a wetland along with a drawing delineating the area on 

the property which is wetlands. He requested a copy be made available 

for the petitioners and stated the matter should be cleared up prior to 

(2) 

h~e 

He

I 

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Page 2 

review of the site plan submitted because the plan submitted does not 

take into consideration the obvious impact of the wetland. 

The Planning Commission advised the petitioners that if they would 

request a wetlands hearing they would be happy to entertain it suggesting 

they should proceed with that request. 

MOTION was made by Little, seconded by Smith and was unanimously approved 

that this resubmission of a previous plan for construction of an office 

building on ac. par. C-311-2, Section 31, be referred to our Planner for 

review and for the notification of neighbors. 

YEAS: 

NAYS: 

Little, Smith, Low, Thompson 

None 

(3) 

Mr. Gary Menzel representing Holtzman & Silverman presented the preliminary 

plat for Franklin Ravines Subdivision located on the west side of 

Franklin Road, north of 14 Mile Road. The Planner presented his review 

of the plat noting the corner lots do not meet Ordinance. There were ten 

to fifteen neighbors present indicating interest. Some of those speaking 

were Jean Gamerman and Sanford 1. Hansell. Concern was expressed about 

the increased traffic in an area that is at times congested already. 

Motion was made by Little, seconded by Low and was unanimously supported 

forwarding the preliminary plat of Franklin Ravines Subdivision, Section 

31, to the Township Board with recommendation for approval contingent 

upon meeting all items mentioned in our Planner's review letter. Two 

street names should be changed which are very similar to existing street 

names. 

(4) 

Mr. Zeimet representing Trinity Land, Ltd. presented a preliminary plat 

for Carillon Hills Subdivision located on the south side of Long Lake 

Road, west of Echo Road. He noted the property contains topography 

problems and reviewed the handling of drainage. The Planner presented 

his review noting the corner lots do not conform and questioned the 7% 

grades shown. There were approximately twelve neighbors present 

expressing interest. A. E. Schwartz, an adjacent neighbor to the east, 

inquired if they will be requesting any variances stating that if they 

are, he will strongly object and inquired about density. Richard Roth 

stated his new home being constructed is adjacent to the retention area 

and inquired as to how it will be handled and maintained. He requested 

it be nicely landscaped and that they save as many trees as possible. 

Dr. L. T. Fogel, (1350 Juniper Ln.) residing to the south also was 

concerned and with density. He presented some deed restrictions he 

thinks applies to the property limiting it to one acre minimum sites and 

not more than seven. The petitioners advised the plat presented is 

acceptable and they have scheduled a meeting with the neighbors on 

January 28 to discuss it with them. Skip Sherwood representing the Board 

of Trustees of Kirk In The Hills requested the general appearance of the 

area from the Kirk be considered by the Township. Ruth Poretta 

(1410 Highmoor Way) spoke stating she is not adverse to development but 

does question the proposed density. Betty Callas (1336 Juniper Ln.) also 

spoke. Motion was made by Low, seconded by Smith and was unanimously 

supported to table the preliminary plat of Carillon Hills Subdivision, 

Section 17, for engineering review. 

(5) 

Mr. Jack Monteith presented a site plan for an addition to the club house 

at Wabeek Country Club located south of Long Lake Road at Clubgate Drive. 

The Planner presented his review of the request. The addition would 

provide additional service facilities in the building. Motion was made 

by Smith, seconded by Low and was unanimously supported to fonvard the 

site plan for an addition to the club house at Wabeek Country Club, 

Section 18, to the Township Board with recommendation for approval.

I 

I 

I 




Page 3 

(6) 

Mr. Beachum of Beachum & Roeser Development Corp. presented a site plan 

for a two-story office addition to the existing office use on the SW 

corner of Maple and Lahser. He noted they have attempted to tie the new 

building into the architecture of the existing building and maintain the 

same style. The Planning Commission expressed concern they are keeping 

the old building stating they think it would be better to remove the 

existing structure when building a new building. Mr. Devine was present 

pointing out they have a court judgment allowing the existing structure 

and that the site plan includes removal of the garage. Motion was made 

by Low, seconded by Smith and was unanimously supported to refer the site 

plan for two-story office addition to existing building on Lot 12 and pt. 

lot 8, W. C. Scott's Maple-Lahser Subdivision, Section 33, to the Planner 

for review. 

(7) 

Paul Robertson, Jr. presented a conceptual site plan for residential 

development including a 9 hole golf course of ac. par. C-15-6, Section 2, 

(Beardsley property) located on the north side of Square Lake Road 

between the 1-75 interchange and Adams Square Subdivisions. This proposal 

is an over-all concept including residential patio homes in what 

they call cottage groupings containing neighborhood pockets within the 

development. Some homes are attached some are detached, some ranch 

style, some 1~ story and some 2 story. He stated they are not asking for 

any more density than is allowed in Cluster but that the development as 

proposed is not currently provided for in our Ordinance. It includes 

amenities of golf course, tennis courts and swimming pools. The Planning 

Commission advised that upon initial review they believe it an acceptable 

concept for development of this property which could be workable. They 

suggested the petitioners contact the neighboring residents for their 

views due to the large amount of interest and opinions expressed on 

previous development plans for this property. 

Motion was made by Smith and was unanimously supported approving the 



np 

Deloris V. Little, 

Planning Commis on

I 

I 

I 




PRESENT: Thompson, Dickson, Lupin, Smith 

ABSENT: Little, Low 

(1) 

Howard Keating presented his plan for a nine unit detached cluster 

development on the southeast corner of Quarton and Lahser, ac. par. 

C-257C-2, Section 27. Complete engineered drawings were not available 

at this meeting for thorough review. Preliminary examination revealed 

no major problems, setback requirements have been met, density is within 

scale, however, Zoning Ordionance requires private roads to be 27 feet 

wide versus the 24 feet shown on the plan. Motion was made by Lupin, 

supported by Dickson and unanimously supported to grant preliminary 

conceptual approval of the plan presented pending submission of detailed 

drawings showing existing and final elevations, private road to requirements 

and a landscape plan showing varieties, sizes and location of all 

plantings. All of the above are subject to approved engineered drawings 

showing utilities, roads and storm drainage. 

(2) 


the December 16, 1985 minutes as submitted. 

WC/np 

Res ~CtfUllY submitted,

I 

I 

I 

------- 



December 16, 1985 

PRESENT: Thompson, Little, Dickson, Lupin, Smith 

ABSENT: Low 

(1) 

Howard Keating was present pertaining to his site plan for cluster 

development on the SE corner of Quarton and Lahser. Mr. Leman 

reviewed his report on the plan advising the plan as submitted does 

not conform with Ordinance. Two buildings contain two attached 

units in each, with the remaining being detached cluster homes. It 

was agreed these two buildings would be changed to four detached 

units and revised plans will be submitted including elevations, 

floor plans and full site development including landscape detail. 


supported to table the site plan for detached cluster development 

on acreage parcel C-257-C2 Section 27, for submittal of revised 

detailed plans. 

(2) 

Jeff Drake of Burger King was present on their site plan for the 

addition of a green house and pay window at their restaurant on the 

NE corner of Telegraph and Square Lake Roads. There was discussion 

on existing conditions on the property created when the proposed 

attached office building was not constructed and the ensuing 

property division. It was determined the building wall on the NW 

side, which is on the property line, should be faced with brick. 

Motion was made by Dickson, seconded by Lupin and was unanimously 

supported to forward the site plan for an addition of a green house 

and pay window at Burger King, pt. ac. par. C-38B, Section 5, to 

the Township Board with recommendation for approval subject to 

revision of plan to include brick face on the northwesterly wall of 

the building. 

(3) 

There was discussion on the 1-20-86 Public Hearing scheduled to 

consider rezoning properties at the intersection of 14 Mile Road 

and Franklin Road from OR-1 to R-3. The Planner advised he is in 

the process of studying and reviewing the proposal and does not 

anticipate completion prior to the January 20 date. Supervisor 

Korzon advised the Commission he has requested a thorough review 

by legal counsel and does not believe that will be completed in 

time for a public hearing on January 20. Motion was made by 

Little, seconded by Dickson and was unanimously supported to table 

the public hearing scheduled for January 20, 1986 considering 

rezoning from OR-1 to R-3, ac. par. C-310-D, Section 31, 

(19-31-476-005) located on the NW corner of 14 Mile and Franklin 

and ac. par. C-311-2, Section 31 (19-31-477-002), located on the NE 

corner of 14 Mile and Franklin Roads, for thorough review and study 

by planners and legal counsel. 

Motion was made by Thompson and was unanimously supported approving 

the December 2, 1985 minutes as submitted. 

Motion was made by Smith to adjourn. 

np 

submitted,

- - ---------- ---- - -- - ---- ---- ---- 




PRESENT: Thompson, Dickson, Little, Lupin, Smith 

ABSENT: Low 

I (1) 

Mr. Jeff Drake presented a site plan for a green house and pay 

window addition at the Burger King Restaurant at the intersection of 

Telegraph and Square Lake Roads. The new pay window will separate 

payment process from the ordering and delivery areas in their 

drive-through. The green house is additional seating area for 20 to 

30 seats in the sit down area inside. They stated they will be 

redoing and installing new landscaping making sure they do not have 

trees that will block the view of the new green house and that this 

new plan does provide three extra parking spaces. Motion was mae 

by Dickson, seconded by Lupin and was unanimously supported to refer 

the site plan for additions at Burger King Restaurant, ac. par. 

C-38B, Section 5, to the Planner for review. 

I 

I 

(2) 

Supervisor Korzon presented his recommendations to the Planning 

Commission pertaining to the intersection at 14 Mile and Franklin 

Roads. There was discussion on the Township Board denial of the 

site plan for an office building on the NE corner and on the 

Franklin Cider Mill property located on the NW corner. 

Michael Horowitz was present expressing interest. The neighbor 

adjacent to the proposed office building was also present expressing 

interest. In addition to the recommendation for rezoning the NE 

corner from OR-1 to Residential Mr. Korzon stated that, due to the 

size of the Franklin Cider Mill property on the NW corner, he was 

recommending rezoning of that property too to Residential. The 

Commission concurred review of the zoning which has been on the 

property 17 years, alternative uses, and consideration of residential 

uses would be requested of the Township Land Planner. Motion 

was made by Little, seconded by Smith and was unanimously supported, 

based upon information gathered during site plan review for construction 

of an office building, to call for a public hearing on 

Monday, January 20, 1986 to consider rezoning acreage parcel C-310D, 

Section 31, located on the NW corner of 14 Mile and Lahser from OR-1 

to R-3. Motion was made by Little, seconded by Smith and was 

unanimously supported to call for a public hearing on Monday, 

January 20, 1986 to consider rezoning acreage parcel C-311-2, 

Section 31, located on the NE corner of 14 Mile and Franklin from 

OR-1 to R-3. 

(3) 


the November 18, 1985 minutes as submitted. 


np 

Ie, Secretary 

~~.~~ ommission



November 18, 1985 

PRESENT: Thompson, Low, Little, Dickson, Smith 

ABSENT: Lupin 

I (1) 

Public Hearing to consider amending Ordinance No. 265 by revising and 

adding to ARTICLE II, Sec. 201, Definitions, and ARTICLE XV, 

Sec. 1507, Uses Not Otherwise Included Within A Specific Use District, 

was called to order at 8:00 p.m. This amendment adds language to the 

Ordinance pertaining to cellular telephone antennas. Mr. Jay Herbst 

was present in support noting there had been a proposal for one in 

their neighborhood which created a great deal of concern. He stated 

the ordinance proposed is appropriate. There was discussion on what 

affect this might have on users of cellular telephones. Motion was 

made by Dickson, seconded by Smith and was unanimously supported to 

forward the proposed amendment to Ordinance 265 revising and adding to 

ARTICLE II, SEC. 201, Definitions, and ARTICLE XV, SEC. 1507, Uses Not 

Otherwise Included Within A Specific Use District, to the Township 

Board with recommendation for approval as advertised for public 

hearing tonight. 

I 

I 

YEAS: 

NAYS: 

Dickson, Smith, Low, Little, Thompson 

None 

Motion was made by Dickson, seconded by Little and was unanimously 


(Notice of Public Hearing) 




NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the 

Planning Commission of the Township of Bloomfield, Oakland County, 

Michigan, on MONDAY, NOVEMBER 18, 1985 at 8:00 p.m. at the Township 

Hall, 4200 Telegraph Road, in said Township for the purpose of 

amending Ordinance No. 265, being the Zoning Ordinance, and that same 

be amended by revising and adding to ARTICLE II, SEC. 201, Definitions, 

and ARTICLE XV, SEC. 1507, Uses Not Otherwise Included Within a 

Specific Use District, to read as follows: 

Revise ARTICLE II, SEC. 201, Definitions, by revising 

Subsection 21 to read: 

21. Essential Services: Is the erection, construction, 

alteration or maintenance by public utilities or 

municipal departments of underground, surface, or 

overhead gas, electrical, steam, fuel or water transmission 

or distribution system, collection, communication, 

supply or disposal system, including towers, 

poles, wires, mains, drains, sewers, pipes, conduits, 

cables, fire alarm and police call boxes, traffic 

signals, hydrants and similar equipment in connection 

herewith, but not including buildings which are 

necessary for the furnishing of adequate service by 

such facilities or governmental departments for the 

general health, safety, or welfare. Radio broadcasting 

and receiving towers and equipment structures 

used in cellular telephone systems are specifically 

excluded from the definition of essential services.

I 

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Page 2 

Revise ARTICLE XV, General Provisions, SEC. 1507(2) 

to read: 

2. COMMERCIAL TELEVISION AND RADIO TOWERS, PUBLIC UTILITY 

MICROWAVES, PUBLIC UTILITY RADIO BROADCASTING AND 

RECEIVING TOWERS, AND PUBLIC UTILITY TV TRANSMITTING 

TOWERS. 

Radio and television towers, public utility microwaves 

and public utility TV transmitting towers, public 

utility radio broadcasting and receiving towers used in 

cellular telephone systems, and their attendant facilities 

shall be permitted in RP Districts, provided said 

use shall be located centrally on a continuous parcel of 

not less than 1~ times the height of the tower measured 

from the base of said tower to all points on each 

property line. 




(2) 

Doug Keating was present on their Forman Orchards Subdivision on pt. 

ac. par. C-185 in Section 19. The plat submitted contained 7 lots, 

however, he presented a revised plan containing 10 lots stating the 

owner, Mr. Forman, has decided to include more of his property in this 

plat. The three additional lots are the same size as and are contiguous 

to the original 7 lots. Motion was made by Little, seconded by 

Smith and was unanimously supported to forward the preliminary plat of 

Forman Orchards Subdivision, Section 19, to the Township Board with 

recommendation for approval as presented tonight. 

(3) 

Howard Keating presented a cluster plan for the SE corner of Quarton 

and Lahser, ac. par. C-257-C-2, Section 27, containing 9 detached 

cluster homes. There was discussion on the retention pond and they 

will attempt to have the grade at a point that will not require 

fencing. Motion was made by Dickson, seconded by Low and was unanimously 

supported to forward the site plan for cluster development of 

parcel C-257-C-2, Section 27, to the planner for review. 

(4) 


supported approving the November 4 minutes as submitted. 

Motion was made by Smith to adjourn the meeting. 

np 

---::--;l-.ll..---'t.----t:>----'l--

I 

I 

I 




PRESENT: Thompon, Dickson, Lupin, Smith, Little 

ABSENT: Low 

(1) 

Mr. Doug Keating presented a preliminary plat for 7 lots to be 

known as Forman Orchards Subdivision in Section 19, located on 

the north side of Quarton, west of Franklin Road. The parcel is 

approximately 6 acres and they are developing a little more than 

half of it. They anticipate they will also be the builder. 


supported to forward the preliminary plat of Forman Orchards 

Subdivision, Section 19, to the planner for review. 

Mr. Sandy Hansell, President of Concerned Citizens of Bloomfield 

TovlIlShipwas present with about twenty five people requesting to 

speak to the Commission. Their group was recently formed because 

of concern regarding the intersection of Franklin and 14 Mile and 

the proposed office building currently in the process of site plan 

review. Mr. Hansel read and presented a letter to the Commission 

requesting that the OR-1 zoning classification on the property at 

this intersection be changed. The matter was taken under 

advisement by the Commission. 

Motion was made by Lupin, seconded by Dickson and was unanimously 

supported approving the October 7 and October 21, 1985 minutes as 

submitted. 


np 

Respectfully submitted, 

ecretary 

ommJ.ssion



October 21, 1985 

PRESENT: Thompson, Dickson, Low, Smith 

ABSENT: Little, Lupin 

I (1) 

Discussion was held on adding language in the zoning ordinance 

speaking to cellular telephone towers. Motion was made by 

Dickson, seconded by Smith and was unanimously supported calling 

for a public hearing on ~onday, November 18, 1985 at 8:00 p.m. to 

consider amending Ordinance No. 265 by amending and revising 

ART. II, Sec. 201, Definitions, and ART. XV, Sec. 1507, Uses Not 

Otherwise Included Within A Specific Use District. 

I 

I 


np 

Aesectfully submitted, 

~ {/ ~~-e:;t:.~-/ 

Deloris V. Littl , Secretary 

Planning Co . sion




PRESENT: Thompson, Little, Dickson, Lupin, Smith . 

ABSENT: Low 

I (1) 

Mr. Lord presented a pre-preliminary site plan for a new office 

building abutting his building on Lots 163-168 and 266-269, 

Supervisor's Plat No.2, Section 6, located on the east side of 

Telegraph at vacated Dorchester Avenue. This new office building 

would be leased to Cadillac Plastic & Chemical Company and both 

buildings would be under one ownership. The site plan has four 

parking spaces within the required 25 ft. front set back and the 

petitioner presented a permit from the State Highway Department 

for a 20 ft. perpetual greenbelt on the road right-of-way in 

front of the property. Motion was made by Dickson, seconded by 

Smith and was unanimously supported that the basic layout and 

parking arrangement as shown on preliminary site plan reviewed 

tonight for a new building adjacent to the existing one on Lots 

163-168 and 266-269, Supervisor's Plat No.2, Section 6, is 

acceptable with the 20 ft. perpetual greenbelt provision. 

Recommendation is given for approval of the variance for four 

parking spaces in the required 25 ft. front set back. A completely 

detailed site plan is to be submitted for review. 

I 

I 

(2) 

Jehovah's Witnesses were represented requesting pre-preliminary 

discussion on installing additional parking at their Kingdom Hall 

located on the corner of Rotsel and Hood Roads, Lot 8, Bloomfield 

Acres, Section 5. They presented the plan of their existing 

facility and discussion was held on some possible changes. They 

were advised if they wish to proceed with change, they are to 

submit a complete detailed site plan keeping in mind the property 

is zoned R-P and the requirements of that zoning district. 

Motion was made by Dickson and was unanimously supported 

approving the September 16, 1985 minutes as submitted. 


np 

submitted,

I 

~ TWENTY-FIFTH ANNUAL REPORT 


In accordance with Sections 3 (4) Act. No. 168 of Public Acts of 

1959, submitted herewith is the Twenty-fifth Annual Report of the 

Bloomfield Township Planning Commission for the fiscal year ending 

September 30, 1985 concerning its operations and status of planning 

activities. Recommendations forwarded to the Township Board related 

to planning and development are summarized: 

Following are members of the Planning Commission having served 

during 1984: 




John W. Carter (resigned Jan., 1985) 


Eli Lupin 

George Smith (new Feb., 1985) 

I During the year fifteen meetings were held, seven of which were 

sessions with the Planner, Mr. Charles Leman, in attendance. 

I Map 

The following Ordinances amending Zoning Ordinance No. 265 were sent 

to the Township Board for ratification since October 1, 1984: 

Text Changes 

ORD. 372 Amend Sec. 1402, Subsection 1.b., Cluster Option 

Changes 

(none)

I 



TWENTY-FIFTH ANNUAL REPORT 

Page 2 

PLATS APPROVED ••••••••••••••••• 3 

PLATS DENIED ••••••••••••••••••• 0 

SITE PLANS APPROVED •••••••••••• 18 

SITE PLANS DENIED •••••••••••••• 3 

PUBLIC HEARINGS •••••••••••••••• 2 

Plats studied and reviewed were recommended to the Township Board 

for approval as follows: 

Birmingham Club Private Estates, Section 33 -- (Ac. Par's. 

C-329C3, pt. C-329-C-2B-D, lot 8 & pt. 7, Town and Country 

Estates) -- preliminary 

Replat of lots 158-170 and pt. vacated Brancaster Drive and 

Muirfield Drive -- McGregor Estate, Section 29 -- preliminary 

Heron Bay, Section 7 -- preliminary 

I Following are zoning requests received and dispositions given during 

the year: 

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1. Rezone pt. ac. par. C-202A, Section 21, SW corner Telegraph and 

Lone Pine for construction of office with remaining portion 

cluster. Request changed to rezoning from R-2 to R-M for 

6 building/48 unit multiples. Request denied. 

2. Rezone lots 38 and 39, Bloomfield Manor, Section 25, located on 

Adams Road, South of Big Beaver, from R-M to 0-1. This was 

informal discussion and consensus was zoning should remain R-M. 

3. Rezone ac. par. C-270C, Section 28, located on the east side of 

Telegraph, North of Maple, from R-2 to B-3 for the construction 

of a funeral home. Informal request made for amending zoning 

ordinance to change zoning classification of funeral homes. 

Requests denied. 

Public Hearings were held pertaining to preservation of wetlands on 

the following requests: 

1. Request for alteration in wetlands for the construction of a 

dock from Lot 4, Wabeek Manor, Section 7, to Upper Long Lake. 

This has been a court case and was remanded back by Circuit 

Court for public hearing. Request denied.

I 1. 

I Chairman: 

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TWENTY-FIFTH ANNUAL REPORT 

Page 3 

Court tests of zoning decisions on the following properties were 

under way or completed. 

Outlot A, Long Lake Shores, Section 7. Wetland proposed for 

residential development. Court case continues with request 

having been changed to construct one house. 

2. Lots 1 thru 8, Deith Sub'dn. and ac. par's C-270Al, C-270A2 and 

C-270A3, Section 28. Residential to Office. Court date 

pending. 

3. Lot 4, Wabeek Manor, Section 7. Wetland alteration by 

constructing dock to Upper Long Lake. Circuit Court remanded 

back for public hearing. Denied. 

4. Ac. par. C-270C, Section 28. Residential to B-3 for funeral 

home. New case--awaiting court date. 

Election of Officers for 1985-1986: 

Charles Thompson 

Vice-chairman: Charles S. Low 

Secretary: Deloris V. Little 

The Planning Commission would like to express thanks for the counsel 

and efforts of Mr. Leman, our Planner, during this past year. 

np 

submitted,




PRESENT: Thompson, Low, Dickson, Smith 

ABSENT: Lupin, Little 

I (1) 

Mr. L. Derderian, contractor, and the proprietors of Research 

Data Analysis presented a site plan for a new building on lot 4 

on Industrial Court, east of Franklin and north of Square 

Lake Rd. Their plan for a building on lot 4 also included an 

outline for future addition to the building on lot 3. They 

included landscaping for the front of lot 3 and the overall 

parking layout for the entire development. There was variance in 

parking set backs on the east line of lot 4, and between lots 3 

and 4 should the addition on lot 3 never be constructed. The 

Planner recommended increasing the size of the evergreens on the 

plan to 10 ft. to 12 ft. which the petitioners indicated would be 

agreeable. They stated the trash receptacles would be inside the 

building and the Commission requested they submit the entire 

landscape plan for lot 3 at this time. Motion was made by 

Dickson, seconded by Smith and was unanimously supported to 

forward the site plan for Research Data Analysis new building on 

Lots 3 and 4, Bloomfield Hills Research Industrial Park, Section 


subject to Board of Appeals review and approval of proposed set 

backs. A recordable document is required for Township approval 

encumbering lot 3 by restricting it to development as shown on 

this plan submitted with lot 4. Out Planner's recommendations 

are to be complied with and a complete detailed landscape plan be 

submitted for both lots for development at this time. Signage is 

to conform to Ordinance. 

II (2) 


approving the August 19, 1985 minutes as submitted. 

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August 19, 1985 

PRESENT: Thompson, Low, Little, Lupin, Dickson, Smith 

ABSENT: None 

(1) 

Harris Funeral Homes' request to rezone ac. par. C-270C, 

Section 28, from R-2 to B-3 for the construction of a funeral 

home was discussed and the planners review was discussed in 

detail with the petitioners. Their verbal request for review 

of the Township Zoning Ordinance requiring funeral homes in 

B-3 districts was also discussed with the petitioners. They 

again stated they feel their use and the design of their site 

plan for this property is a reasonable use of this particular 

property. That it would not be offensive to the existing uses 

on neighboring properties and that the neighbors have 

indicated to them they are not opposed to this funeral home. 

They stated they feel their plan provides the character of 

residential homes. They suggested their use does in their 

opinion probably come closest to meeting the Special Use 

requirements in the R-M District and should not be in the B-3, 

General Business District. The Commission noted everything 

presented supports their position that their proposal is 

reasonable. It does not, however, show the residential zoning 

as being inappropriate. Mr. Vanderkloot was present in 

support of this development urging the Township to approve 

this funeral home in this location. The petitioners inquired 

if there would be a public hearing and were advised one would 

be scheduled if so requested at an upcoming regularly 

scheduled meeting. Motion was made by Dickson, seconded by 

Low and was unanimously supported to deny the request for 

rezoning acreage parcel C-270C, Section 28, from R-2 to B-3 

based upon it being spot zoning and the current zoning being 

appropriate use for the property. 

(2) 

Consolidated Development Corporation presented a site plan for 

a new building at Enterprise Court and Franklin Road. They 

presented revised plans in response to a review by the Planner 

noting the building will front on Franklin Road and the 

entrance will be entirely from Franklin. Motion was made by 

Lupin, seconded by Low and was unanimously supported to 

forward the site plan for an office-industrial building on 

Lots 1 and 2, Bloomfield Hills Research Industrial Park, 

Section 4, to the Township Board with recommendation for 

approval of plan presented and discussed tonight. 

(3) 

A preliminary plan for cluster development to be known as 

Woods Of Lone Pine on the SW corner of Lone Pine Road and 

Telegraph was presented. The Commission suggested a 100 ft. 

set back from the west property line would be appropriate and 

advised more detailed plans will be required for review. 

Motion was made by Low, seconded by Lupin and was unanimously 

supported to forward the preliminary site plan for cluster 

development of ac. par. C-202A, Section 21, to the Planner for 

r~i~.

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August 19, 1985 

Page 2 

(4) 

Harvey Fink presented a site plan for self-storage warehousing 

on Hood Road at Rotsel in R-P Zoning District. He was advised 

the proposed use is an ipdustrial use and if located in R-P 

Zoning must be in a Planned R-P Park Subdivision. This 

property was a residential subdivision which has been zoned 

R-P, therefore, this use is improper in this location. There 

was lengthy discussion on this item and use. Motion was made 

by Dickson, seconded by Low and was unanimously supported to 

deny request for self-storage warehousing on Lots 4-5-6-7, 

Bloomfield Acres, Section 5, based upon it not meeting requirements 

of the zoning district. 

(5) 


approving the August 5, 1985 minutes as submitted. 

Meeting adjourned.

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PRESENT: Thompson, Little, Dickson, Smith 

ABSENT: Low, Lupin 

(1) 

Mr. Derderian presented a revised plan with more detail for 

two buildings on Lots 5 & 6, Bloomfield Hills Research Industrial 

Park at 390 and 420 Enterprise Court. The Commission 

pointed out additional detail needed on the plan and it was 

agreed the petitioner would meet with the Township Administration 

for discussion on the addition required information. 


supported to forward the site plan for two buildings on 

Lots 5 & 6, Bloomfield Hills Research Industrial Park, Section 


contingent upon submittal of detailed plan conforming to 

Ordinance. 

(2) 

Paul Carrick presented a revised plan for a showroom addition 

at Autobahn Motors, 1765 Telegraph Road. He proposed adding a 

6 ft. green strip at his front property line and to change and 

reduce the signage to one sign. The Commission suggested 

increasing the green strip at the front property line to 8 ft. 

by reducing the parking spaces from 20 ft. to 18 ft. Motion 

was made by Dickson, seconded by Smith and was unanimously 

supported to forward the site plan for an addition at Autobahn 

Motors, Ac. Par. C-41D, Section 5, to the Township Board with 

recommendation for approval subject to changes marked on plan 

tonight and Board of Appeals review and approval of variances. 

Also to recommend approval of sign variance to the Board of 

Appeals. 

(3) 

A request was presented to rezone ac. par. C-270C, Section 28, 

located on the east side of Telegraph, immediately south of 

St. Andrew Lutheran Church, from R-2 to B-3 for the construction 

of a funeral home by R. G. & G. R. Harris Funeral 

Homes. They noted this property is between the church and an 

office development which they feel is an ideal location for a 

funeral home. Also, that the Zoning Ordinance only allows 

funeral homes in B-3, General Business Districts. They stated 

they are formally requesting rezoning to B-3; however, would 

like to start dialogue on the possibility of modifying the 

Ordinance to provide for funeral homes as a special use in 

Residential Districts or changing to Office Districts which 

they feel more properly fits their business. Representatives 

from St. Andrew Lutheran Church were present stating they feel 

the funeral home would make a good buffer between their church 

and the office use and that they have passed up other opportunities 

to sell this property for other uses. The Commission 

consensus was that the change to B-3 would be spot zoning and 

there was lengthy discussion on the request. Motion was made 

by Little, seconded by Dickson and was unanimously supported 

to send the request to rezone ac. par. C-270C, Section 28, 

from R-2 to B-3 to the Planner for study and review with 

consideration being given to the feasibility of placing 

funeral parlors in a different zoning district.

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Page 2 


approving the July 1, 1985 minutes as corrected. 


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tfully submitted,

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July 1, 1985 

PRESENT: Thompson, Low, Little, Dickson, Lupin, Smith 

ABSENT: None 

(1) 

Paul Carrick of Autobahn Motors was present pertaining to his site 

plan for an addition to their building at 1765 Telegraph. There 

was discussion on the possibility of including more greenbelt in 

front of the property and on signage. Mr. Carrick will review his 

property in an attempt to more closely conform with Ordinance 

requirements and resubmit plans. 

(2) 

Roy Mercer and C. W. Schneider of Mission Development were present 

pertaining to their site plan for a 7 unit detached cluster development 

on the south side of Quarton, east of Wing Lake Road. The 

parcel is 3.93 acres and density computation works out to 6.29 

d.u.'s and to comply with Ordinance they should have 6.50 d.u.'s 

for 7 units. An alternate plan for 6 units was presented and 

discussed. Access would be only from Quarton with trees around the 

perimeter on the south, east and west being preserved. H. Weed 

(5681 Westwood Ct.) and E. Benish (5615 Wing Lake Rd.) were present 

along with a couple other neighbors expressing interest. Motion 

was made by Low, seconded by Dickson and was unanimously supported 

to forward the site plan for a 6 unit detached cluster development 

on ac. par. C-276-A2, Section 29, to the Township Board with 

recommendation for approval with provision houses meet the same 

size requirement as conventional subdivisions in the area. 

I 

(3) 

Mr. Michael Horowitz and Mr. Jack Brown, Architect, were present 

pertaining to their plan for an office building on the NE corner of 

14 Mile and Franklin. Mr. Brown presented the plan pointing out 

the first floor is parking, trash storage area and lobby. The 

second and third stories are completely office space. They noted 

the steep topography of the property and river and flood plain 

running through the southerly portion. The adjacent neighbor to 

the east, Mr. & Mrs. Schlafmann, were present expressing interest 

and much concern particularly about traffic congestion at this 

intersection. They expressed opposition to the parking area being 

closer than 10 ft. to their property line. THe Commission inquired 

into screening for roof top equipment and signage. The developer 

agreed to meet with the neighbor to review and seek an agreeable 

solution to their concerns with respect to the parking set back 

being 4 to 5 ft., suggesting perhaps landscape screening would be 

beneficial to both. Motion was made by Lupin, seconded by Little 

and was unanimously supported forwarding the site plan for an 

office building on ac. par. C-311-2, Section 31, to the Township 

Board with recommendation for approval contingent upon County Road 

Commission reviewing the traffic situation. The landscaping on 

east property line by 14 Mile Road to be reviewed and approved by 

the Township with consideration given to requests of property owner 

to the east. 

variances. 

Also Board of Appeals review and approval of 

I (4) 

Mr. David Lubin was present pertaining to his site plan for two new 

units in Quail Hollow Condominiums (OCCP #388) located on the south 

side of Quail Hollow Dr. adjacent to Wabeek lake. He proposed 

construction of two units which were on the original site plan, 

however, positioned differently on the plan. They stated the units 

would be similar to those on the adjacent properties. The only 

fill would be for driveway of the west unit and there would be 

walkways to the front doors which would be wood raised decks. The 

front set back is 20 ft. which is the same as was on the original 

plan for these units. The west side yard requirement is 40 ft. and

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July 1, 1985 

Page 2 

they proposed 20 ft. to save trees. They emphasized the fact a 

considerable amount of fill and removal of trees would be necessary 

to meet Ordinance requirements. There were several neighbors 

present generally in opposition. Norman Greenfield (3672 Pheasant 

Run), Lorraine Jeffe (3673 Quail Hollow) and Bruce Lessien (3677 

Quail Hollow expressed concerns about loss of trees and beauty of 

the site, the lake, flood plain and wetland. The adjacent neighbor, 

Mrs. Jeffe expressed doubt about the side yard encroachment 

saving many trees. Motion was made by Little, seconded by Lupin 

and was unanimously supported to forward the site plan for two new 

units in Quail Hollow Condominiums, Section 18, to the Township 

Board with recommendation for approval of plan submitted. Approval 

is contingent upon review and approval by the Board of Appeals of 

variances. 

(5) 

Mr. Kage was present on his tabled request for a second floor 

addition to his building at 2685 Woodward and discussion was held 

on the Planner's review letter and his proposed changes. Motion 

was made by Low, seconded by Dickson and was unanimously supported 

to reject the site plan for the second floor addition to building 

on ac. par. C-96B, Section 10, without prejudice and suggest a 

revised plan be submitted. 




np 

submitted,

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June 17, 1985 

PRESENT: Thompson, Low, Little, Dickson, Lupin, Smith 

ABSENT: None 

(1) 

Public Hearing was held at 8:00 p.m. on R. Silberman's request to 

alter wetlands for the construction of a dock from Lot 4, Wabeek 

Manor, Section 7, to Upper Long Lake. Jerry Fisher, Attorney, 

representing the Township explained the hearing and procedures for 

the approximate thirty five residents of the area present tonight. 

He advised court litigation requires this hearing for the purpose of 

considering Ord. #337 of Zoning Ord. #265; the issue before the 

Planning Commission tonight being whether the applicant has or does 

demonstrate that requirements under the Ordinance have been met to 

their satisfaction so that a permit to authorize construction should 

be issued. 

Mark Fishman, Attorney, representing The Silberman's presented 

exhibits and pictures of the property for review and called upon a 

representative of the D.N.R., Jeff King, as well as their files for 

presentation of the additional information they presented. Mr. King 

also responded to the inquiries of Mr. Fisher and the members of the 

Planning Commission. 

Over eighty percent of the public were present in opposition. Both 

Terry Kyriakopoulos and Mrs. Kyriakopoulos (3514 Ridgeview) spoke in 

opposition. Arthur B. Pearson, President of Long Lake Shores Association, 

presented the opposing position of their residents. 

Mrs. Boehringer (1816 Long Lake Shores) was present voicing strong 

opposition. Mr. John Barth (2915 Long Ridge Ct., West Bloomfield) 

residing on Upper Long Lake spoke in opposition and Henry Dietz 

(1946 Long Lake Shores Dr.) voiced opposition. 

Motion was made by Little, seconded by Low and was unanimously 

supported that the request of the Silberman's to construct a dock, 

approximately 400 feet in length, in a wetland, extending to a 

bulkhead in the open waters of Upper Long Lake on and adjacent to Lot 

4, Wabeek Manor, be denied for the reason that the applicant has 

failed to demonstrate that the requirements of Section 1517 of the 

Bloomfield Township Zoning Ordinance have been met, and, specifically: 

considering the applicant's request, reviewed particularly 

in light of several other like and similar requests which would 

likely be made in the future and for which this matter would be a 

precedent, the applicant has not shown satisfactorily that the 

existing character of the wetland area would not be basically changed 

from that of an undisturbed and passively used wetland and habitat, 

to an actively used area (the initial residential development of 

which Lot 4 is a part having been approved on the assumption that 

this and other like lots would not be placing a burden on the lake as 

proposed). 

The applicant has not shown that injection and use of the proposed 

structure will not affect the varied habitats for fish, birds and 

other wildlife existing in the area to be impacted. 


supported to close the public hearing.



June 17, 1985 

Page 2 

(2) 

On the site plan review for an addition to the building (Sebold and 

Kage) located on ac. par. C-96B, Section 10, submitted by Mr. Lee 

Kage, 2685 Woodward Avenue, the petitioner was not present and the 

Commission concurred a copy of the Planner's review letter should be 

I 

sent to him. 

(3) 

Site plan for an addition to Autobahn Motors, was presented by 

Paul Carrick. He stated he needs additional show room space to meet 

his franchise agreements with both Volkswagen and Mazda. There was 

discussion on the entire property and the Commission advised the 

entire site should be brought up to current Ordinance regulations; to 

which the petitioner stated he had not intended to make any other 

changes suggesting that perhaps he could install additional landscaping 

to improve their appearance. He noted the improvements in 

Telegraph Road has affected his property which was developed as an 

automobile dealership many years ago. There was also discussion on 

signage. Motion was made by Low, seconded by Lupin and was unanimously 

supported to forward the site plan for an addition at Autobahn 

Motors, Ac. Par. C-41D, Section 6, to the Planner for review. 

(4) 

Roy Mercer and C. W. Schneider presented a site plan for 7 unit 

detached cluster development on the south side of Quarton, east of 

Wing Lake Road. They noted this would be condominium concept and 

that they ingress/egress is from Quarton. The existing house on the 

property would be demolished. Motion was made by Little, seconded by 

Smith and was unanimously supported to forward the site plan for 

detached cluster development of Ac.Par. C-276-A2, Section 29, to the 

Planner for review. 

I (5) 

Messrs. Brown, Frankel and Horowitz presented a site plan for an 

office building on the NE corner of 14 Mile and Franklin. Motion was 

made by Dickson, seconded by Low and was unanimously supported to 

forward the site plan for general office building on Ac. Par. 

C-311-2, Section 31, to the Planner for review. 

I 

(6) 

L. Derderian of Levon Industries, Inc. presented a preliminary plan 

for two spec buildings at 390 and 420 Enterprise Court. He stated he 

will submit detailed plans, however, requested review of the concept 

he is proposing of two separate low profile buildings on the two lots 

with common parking between the two giving more of an office appearance. 

He anticipated tenants would be high tech research companies. 

The Planning Commission concurred the concept appears acceptable and 

seems to be feasible suggesting detailed plans be submitted that can 

be reviewed. Motion was made by Dickson, seconded by Little and was 

unanimously supported to forward detailed site plan for two buildings 

on Lots 5 & 6, Bloomfield Hills REsearch Industrial Park, Section 4, 

to Planner for review when received at Township Office. 

(7) 

Mr. Raymond of Giffels Webster and Mr. Lubin presented a site plan 

for two additional units in Quail Hollow Condominiums to be located 

on the south side of Quail Hollow Drive adjacent to Wabeek Lake. The 

petitioners have purchased this portion of the development and will 

build the homes which are located on the portion of the development 

they purchased so that the corner of one unit is 20 ft. from the west 

property line and they have 93 ft. between units. Motion was made by 

Dickson, seconded by Smith and was unanimously supported to forward 

the site plan for two additional units in Quail Hollow Condominiums 

O.C.C.P. 388 to the Planner for review.



June 17, 1985 

Page 3 

(8) 


the May 20, 1985 minutes as submitted. 

MEETING ADJOURNED. 

I submitted, 

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May 20, 1985 

PRESENT: Thompson, Low, Little, Lupin, Dickson, Smith 

ABSENT: None 

(1) 

Earl Ophoff, J. Rosenzweig and B. Schram presented a revised plan 

for an office building on the NWly corner of Telegraph and 

Ward Rd. This is the same basic building previously reviewed, 

however moved closer to Ward Road and reduced in size to provide 

additional parking. Some of the building is designated for 

storage only and excluding this area they are able to meet parking 

requirements. The storage space will be rented out strictly for 

storage purposes. The neighboring Association was represented 

stating they have no objection to this building but would like it 

specified the storage will remain storage and not be utilized for 

something else in the future. Also that the R-1 portion of the 

property on the south side of Ward Road is deed restricted and be 

encumbered so that it will remain residential. Motion was made by 

Low, seconded by Dickson and was unanimously supported to forward 

the site plan submitted tonight to the Township Board with 

recommendation for approval for an office building on ac. par. 

C-42A and C-42B, Section 6. Approval is subject to submission of 

a document attesting that the storage area will only be storage 

and that the R-1 portion of property will remain R-1 and not be 

utilized for any purpose. Sign detail is to be provided and roof 

top equipment details as required by Ordinance. In lieu of 

shrubberies in the R-1 portion of property, recommendation is made 

canopy trees be planted. 

(2) 

M. Boggio and A. Levine were present on the general office 

building on the NE corner of Woodward and vacated Winthrop. This 

is a two story general office building and will not house any 

medical offices. There is access from the parking lot to the 

church property due to an agreement for use of their parking 

facilities during peak parking events at the church. They are 

considering requesting a greenbelt rather than a wall between 

their property and the residential neighbor (The Carter's) based 

on preliminary discussions with them. If they wish to pursue this 

as an alternative they will request variance from Board of 

Appeals. Motion was made by Dickson, seconded by Low and was 

unanimously supported to forward the site plan for general office 

building on Lots 61 & 62, East Bloomfield Highlands, Section 4, to 

the Township Board with recommendation for approval with required 

wall and condition there not be any medical office in building. 

(3) 

Bob Goldman was present pertaining to his request for an addition 

to House of Bedrooms. There was discussion on various items which 

do not meet Ordinance requirement and it was noted this is an 

addition to an existing building which has been remodeled due to 

the widening of Telegraph Road. Motion was made by Dickson, 

seconded by Thompson and was unanimously supported to forward the 

site plan for an addition to House of Bedrooms, Lots 56 through 67 

and 41 and 42, Supervisor's Plat No.2, Section 6, to the Board of 

Appeals for review and approval of variances and to the Township 

Board with recommendation for approval contingent upon roof top 

equipment of existing building being brought into conformance with 

Ordinance and the recommendations of Planner. Variances noted are 

building encroaches rear yard setback, parking setback on 

Crestview is not adequate, isle width at the rear is narrow, 

plantings need to be installed in parking area and landscape plan 

submitted.



May 20, 1985 

Page 2 

(4) 

Mr. Lee Kage of Sebold and Kage submitted a site plan for a second 

story addition to his building located at 2685 Woodward Ave. in 

Section 10. Motion was made by Lupin, seconded by Dickson and was 

unanimously supported to forward the site plan for addition to 

building on ac. par. C-96B, Section 10, to the Planner for review 

and table for study. 

I (5) 

Motion was made by Low, seconded by Lupin and was unanimously 

supported that due to it being remanded back from Circuit Court, a 

Public Hearing be held on June 17, 1985 at 8:00p.m. to consider 

altering wetlands for the construction of a dock from Lot 4, 

Wabeek Manor, Section 7, to Upper Long Lake as requested by 

R. Silberman, 1734 Morningside Way. 

I np 

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(6) 

Discussion was held on considering rezoning Lots 38 & 39, 

Bloomfield Manor Sub., Section 25, from R-M to 0-1. This property 

is located on Adams Road, south of Big Beaver and is on the south 

side of Georgian Bloomfield Nursing Center. It was the unanimous 

consensus of the Commission the property should remain zoned R-M. 


the May 6, 1985 minutes as corrected. 


submitted,



May 6, 1985 

PRESENT: Thompson, Dickson, Lupin, Little, Smith 

ABSENT: Low 

I (1) 

Messrs. Bogaerts, Vestevich and Dinan were present on the 

requested rezoning of property on the SW corner of Lone Pine and 

Telegraph to R-M, Multiple-Family Residential. They presented a 

rendering of the typical building proposed as well as the plan of 

development concept. They noted they propose 48 units (1400 to 

1600 sq. ft. units) which would face the pond/nature preserve on 

the south. Also they propose a gate with 24 hour guard. They 

emphasized they are aware of the Township Master Plan and the fact 

this property qualifies for cluster development; however, feel 

multiples would be reasonable and the best use of the property. 

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Several residents of the area were present at the meeting and 

expressed a great deal of interest in this proposal. Many 

questions were asked concerning details of the proposal, sewer 

availability and installation, the access from Lone Pine Road, 

existing and proposed landscaping and relationship to the adjacent 

properties. The petitioners indicated a willingness to meet and 

discuss various alternatives with the neighbors since the proposed 

plans are conceptual at this point. The neighbors voiced 

objection to a change in the zoning. Mr. Vestevich spoke pointing 

out the traffic at this intersection and developments on the 

corner, stating it is an unrealistic expectation that this 

property will develop single family. 


supported to deny request to rezone acreage parcel C-202A, Section 

21, located on the SW corner of Lone Pine Road and Telegraph, 

based upon the current R-2 zoning on the property, which is also 

shown on the Master Plan, being a practical use of the property. 

(2) 

A revised site plan for cluster development on the west side of 

Telegraph between Rolling Acres and Rolling Hills Condominiums was 

presented. Changes made moved the entrance farther south, changed 

and softened the curve in the road and two driveways. Also, 

berming and planting the retention pond along the south border. 

The proposal was reviewed for the fifteen or twenty neighbors 

present with concerns and questions being answered. The residents 

in the subdivision to the west requested heavy landscaping to 

prevent foot traffic through from their subdivision. Residents on 

Kingsgate Way expressed concerns about blocking off the existing 

drive from their street. The residents to the north expressed 

concern over the height of the buildings due to the topography and 

requested plantings for screening. Motion was made by Dickson, 

seconded by Lupin and was unanimously supported to forward the 

site plan for cluster development of acreage parcel C-202C, 


contingent upon submission of a detailed planting plan for review 

with provision for perpetual maintenance guaranteed. The berm is 

to be extended, if possible, to provide blocking the access from 

Kingsgate Way and an effort made to block entrance from either 

street of the neighboring subdivision. 

(3) 

Jack Rosenzweig and Earl Ophoff presented their site plan for an 

office building on the NW corner of Telegraph and Ward Road for 

those neighbors present. They also presented an alternate parking 

plan including additional parking in front on Ward Road. They

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May 6, 1985 

Page 2 

noted the plan buffers the adjacent properties and that the Ward 

Road frontage is essentially untouched--they will clear brush from 

the lake front and maintain it in lawn and plantings. Elevation 

drawings were presented and the petitioners advised they have 

developed the alternate plan at Township request and will install 

the additional parking should it be deemed necessary at some time 

in the future. 

Commission expressed great reluctance to consider approving 

construction of a building without adequate parking even with the 

low parking use in the building. They advised Board of Appeals 

review and approval of the necessary variances would be required 

first. The Association representative, Mr. Stivender, noted 

parking is prohibited in the front yard in B-3 zoning and stated, 

the Association would opt to have parking minimized or some 

accommodation made. They wanted all concerned to take note of and 

remember the lake frontage is zoned R-1. 


supported to deny without prejudice the site plan for office 

building on ac. par's. C-42-A & B, Section 6, as presented tonight 

based upon the necessary variances. The Commissions suggests a 

new plan be prepared more closely conforming to Ordinance requirements 

for review. 

(4) 

Messrs. Boggio and Levine presented a site plan for a general 

office building on the NE corner of Woodward Ave. and vacated 

Winthrop (Lots 61 and 62, East Bloomfield Highlands, Section 4). 

They noted they are requesting a 3 ft. to 4 ft. berm with 

plantings along the east property line rather than a 6 ft. brick 

wall for the benefit of the neighboring residents. Motion was 

made by Lupin, seconded by Smith and unanimously supported to 

table the site plan for a general office building on Lot 61 and 

62, East Bloomfield Highlands, Section 4, for study and review by 

the Planner. 

(5) 

Mr. Goldman presented a plan ,for an addition to House of Bedrooms 

located on the west side of Telegraph, north of Ward Road. He 

noted it is a 3200 sq. ft. addition to the existing building with 

no variances. Motion was made by Lupin, seconded by Dickson and 

was unanimously supported to table the site plan for an addition 

to building on Lots 56 through 67, 41 and 42, Supervisor's Plat 

No.2, Section 6, for study and review by the Planner. 

Motion was made by Smith and was unanimously supported approving 



adjourning the meeting. 

np 

submitted,

I 

I 

I 



April 1, 1985 

PRESENT: Thompson, Little, Lupin, Smith 


(1) 

Michael Gruskin presented the preliminary plat of Birmingham Club 

Private Estates Subdivision, Section 33, again for the benefit of 

several neighbors that were not present at the previous meetings. 

There were approximately 25 neighbors present and nine property 

owners of Town and Country Estates Sub. were represented by Attorney 

Edward Gold. There was lengthy discussion on drainage and sewer 

systems, particularly regarding open storm drainage through Town and 

Country Estates. Mr. Gold stated the easement along lot 13 is for 

the purpose of draining properties in Town and Country Estates only 

and that it does not provide for the drainage of this property as 

proposed. He noted the deed restrictions in this area and requested 

the Commission not approve the plat on that basis. He stated the 

use of lot 8 of Town and Country Estates for the road and guard 

house in not in keeping with the residential restrictions. Renee 

Terry of Country Club Condominiums was present indicating interest. 

Tracy A. Wahl, 4060 Fairlane, was present stating they have offered 

to landscape their property, however, that she has yet to see a 

plan. Mr. Carolin, 4013 Fairlane, pointed out trees would be lost 

with the construction of homes. Motion was made by Lupin, seconded 

by Smith and was unanimously supported to forward the plat of 

Birmingham Club Private Estates, Section 33, to the Township Board 

with recommendation for approval contingent upon submittal of 

complete landscape plans as proposed tonight when appropriate. 

(2) 

Mr. J. Dinan was present along with P. Vestevich, Attorney, and 

Alex Bogaerts, Architect, submitting a new request for rezoning of 

the property on the SW corner of Lone Pine Road and Telegraph. (Ac. 

Par. C-202A, Section 21) As a result of the last meeting they are 

requesting to rezone the property from R-2 to R-M, Multiple-Family 

Residential. They noted the uses on the other three corners of this 

intersection stating this property has been elevated out of the 

single-family classification and is suitable for something more 

intense. They presented a preliminary plan for multiples containing 

6 buildings and 48 units, each with individual entry. They provided 

a 100 ft. set back on the west property line for protection of the 

adjacent single-family homes and indicated their proposal is sympathetic 

to all of the neighboring properties. The request was tabled 

for study and referred to the Township Planner for review. 

(3) 

Art Gerish presented a plan for Cluster development of parcel 

C-202C, Section 21, located on the west side of Telegraph between 

Rolling Acres and Rolling Hills. He stated the existing house will 

be converted into two units and the total development will be 11 

units. The Planner's review letter was discussed in detail and 

concern was expressed about the road layout with no cul-de-sac's or 

turn arounds. Another concern discussed was the retention ponds in 

the south portion of the development. Also the 20 ft. set back from 

the internal street. Mr. Gerish will review his proposal and return 

for the May 6, 1985 meeting. 

(4) 

Kathy Hart and Fred Weaver of Mobil Oil presented plans for 

remodeling the service station on the SE corner of Opdyke and South 

Boulevard. The Planner's review was discussed along with reviewing 

the plans. The Commission requested the addition of another restroom 

and under ground irrigation. Also that the driveway radius be 

changed. They noted the plan does have variances and that signage

I 



April 1, 1985 

Page 2 

would require review of the Zoning Board of Appeals. Motion was 

made by Lupin, seconded by Smith and was unanimously supported to 

forward the site plan for remodeling Mobil Oil station, acreage 

parcel C-12D2, Section 2, to the Township Board with recommendation 

for approval subject to review and approval by the Board of Appeals. 

Approval is contingent upon changing radius on the two driveways 

closest to the intersection and adding a restroom. 

I (5) 

Jack Rosenzweig and Bradley Schram along with their Architect 

presented their proposal for an office building on the NWly corner 

of Telegraph and Ward Road, ac. par's. C-42A & B, Section 6. This 

would be general office use and no medical. They stated the plan 

meets specific requirements of the Ordinance excepting parking. 

They would require a variance in the number of parking spaces by 

approximately 15%. They noted their proposed building is much 

smaller than the one previously approved and that their parking 

layout is different. The Commission advised any parking variance 

would require their proving a hardship. There was discussion on the 

property on the south side of Ward Road and they indicated they do 

wish to clean it up, however, would not allow boat access to the 

lake. The plan was tabled for study and forwarded to the Planner 

for review. 

I 

Motion was made by Thompson and unanimously supported approving the 

February 4, 1985 minutes as submitted. 


np 

submitted, 

eloris V. 

Township C 

Planning Commission Secretary

I 

I 

I 



The regularly scheduled meeting on MONDAY, FEBURARY 18, 1985 

was cancelled due to the holiday. 

The regularly scheduled meeting on MONDAY, MARCH 4, 1985 

was cancelled due to lack of quorum. 

The regularly scheduled meeting on MONDAY, MARCH 18, 1985 

was cancelled due to lack of quorum. 

np 


Bloomfield Township 

Planning Commission

I 

I 

I 

PRESENT: Thompson, Little, Smith 

ABSENT: Low, Lupin, Dickson 




(1) 

Michael Gruskin was present on the tabled request for approval of 

the preliminary plat of Birmingham Club Private Estates Sub., 

Section 33, located east of Telegraph between Fairlane Dr. and 

Country Club Dr. This item was tabled for review of the building 

and use restrictions from 1944 presented by the neighbors at the 

last meeting which cover half of the NW quarter of Section 33. 

There were twenty to twenty-five neighbors present. Mr. Korzon in 

behalf of the Township advised he had discussed these restrictions 

with the Township Attorney and was advised even though he couldn't 

assure the description includes this property, they could most 

likely be upheld. They, however, do not run with the Township 

zoning and are a separate matter with enforcement being with the 

property owners in the area covered. The Planning Commission noted 

restrictions are a concern, however, cannot be a basis for a decision 

and that if the plat meets all Township zoning requirements, it 

is difficult not to approve it. Other concerns by neighbors were on 

storm drainage and road construction. The petitioners anticipate 

hooking into water system, sanitary sewer system as well as installing 

proper storm drainage. It was noted the division of lots in the 

existing subdivision will require Township Board review. Following 

discussion, the matter was tabled to the next regular meeting on 

March 4, 1985 due to not having a full quorum. 

(2) 

David Johnson of Victor International presented a preliminary plat 

of Heron Bay Subdivision, Section 7. There were twelve interested 

people from the area present. He advised the lots on the lake are 

are the only people with access and that they are interested in 

participating with the area in their weed harvesting and lake clean 

up. Concerns and opposition were expressed about any possible 

change in or any alteration to the lake shore line. They pointed 

out there are weeds and woody growth along the shore line which is 

marshy and they are concerned that it remain as is and there be no 

clearing of any weeds. The Township indicated they have deep 

concern about the marsh area wetlands and that they will require 

some type of agreement pertaining to it. They requested the petitioners 

delineate the exact area proposed as a nature preserve. 

Some of those people present were C. Hilton, President of Lower Long 

and Forest Lake Association; Arthur Pearson (1840 Long Lake Shores) 

of Long Lake Shores Association; Lee Rogers (1424 Lochridge Road) of 

Lochridge Subdivision; Henry L. Newnan, Jr.; Mrs. Boehringer of Long 

Lake Shores; and Vern T. Koppin. Motion was made by Little and was 

unanimously supported to forward the preliminary plat of Heron Bay 

Subdivision, Section 7, to the Township Board with recommendation 

for approval. 

(3) 

Mr. Randazzo presented the site plan for Pinewood Manor, a detached 

cluster development of 16 houses on the north portion of Lot 4, sip 

No 5, Section 25, located on the south side of Big Beaver, east of 

Woodward. There were about ten people from the area present to 

review the plans along with Harold Stieg of Rouge Manor Association. 

Mr. Randazzo noted the site plan presented allows for a 25 ft. set 

back along the east property line rather than 40 which he has 

reviewed with the adjacent neighbors. They have agreed to this site 

layout provided he install a fence along the east lot line. 

Proposed fencing was brick columns with wood lattice work of 

wolmanized lumber. Mr. Stieg noted the neighboring concerns are to 

save the trees along the lot line, the fact any variance is necessary, 

headlights shining into their yards and the retention pond.

I 

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Page 2 

He stated with the wall along the east property line as low as 

possible and still adequately screen their properties, the neighbors 

are happy to encourage approval of this plan. They requested the 

wall be constructed at the same time the streets are built. Motion 

was made by Little and was unanimously supported to refer the site 

plan for cluster development of the N. pt. Lot 4, SIp No.5, 


contingent upon submittal of detailed landscape plan and screening 

wall detail agreeable to the neighbors, Association and Township. 

(4) 

Philip Vestevich, Attorney, M. Boggio, Architect, and Mr. Horvath, 

Associate, representing John D. Dinan requesting to rezone part of 

ac. par. C-202A, Section 21, located on the SW corner of Telegraph 

and Lone Pine Road to 0-1, Office. They propose rezoning 4 acres to 

office for construction of a two-story 48,500 sq. ft. brick office 

building with 8 cluster houses on the remaining portion which is a 

little more than two and one-half acres excluding the pond. They 

pointed out the cluster would buffer the residential properties to 

the west and the pond to the south. All access would be from 

Telegraph Road. The Commission advised there is development in the 

area, however, all of a residential nature and that upon initial 

consideration do not feel a change in zoning would be appropriate. 

The proposal was referred to the land planner for review and will 

appear on the agenda for the next meeting on March 4, 1985. 

February 18 meeting is cancelled due to the holiday. Next meeting 

will be Monday, March 4, 1985. 


the January 21 minutes as submitted. 

np 

submitted,

I 

I 

I 

BLOOJFIELD TOWNSHIP 



PRESENT: Thompson, Little, Lupin, Low 

ABSENT: Dickson, Carter 

(1) 

Mr. Atto presented revised plans for a one-story spec building on 

the corner of Franklin and Industrial Court. Two parking spaces 

encroach in the front set back on Industrial Court which will 

require approval of the Board of Appeals. Landscaping will be 

basically the same as the previous plan, however, was not submitted. 

The only sign will be mounted on the building and trash 

receptacles will be inside the building. Motion was made by Low, 

seconded by Lupin and was unanimously supported forwarding the 

site plan for a building on Lot 28, Bloomfield Industrial Park 

Sub., Section 5, to the Tovmship Board with recommendation for 

approval contingent upon meeting Ordinance with respect to 

parking and and submittal of a complete landscape plan. 

(2) 

Mr. Gruskin presented the preliminary plat of Birmingham Club 

Private Estates Subdivision, Section 33, to the twenty five or so 

neighbors present. He stated they believe the plan complies with 

Township Ordinances. Many of the neighbors present were in 

opposition pointing out they are in a small, rather secluded area 

of the Township which they wish to see remain as is. This plan 

changes the size of two lots in Town and Country Estates Sub. and 

they were concern about their deed restrictions. Mr. Donald J. 

Nelson (4035 Fairlane-Iot 12) spoke in opposition and pointed out 

the restrictions referred to are Building and Use Restrictions 

which apply to all properties in the NW quarter of Section 33 and 

provided a copy. Mr. Bass representing the owners of the office 

to the west stated they have some residentially zoned property 

adjacent to their parking and this plat and that this proposal 

would destroy its use for residential purposes. Others present 

expressing opposition were Mrs. Wahl (4060 Fairlane) on lot 3; 

George Aradan (4049 Fairlane) on lot 13; Charles Carolin (4013 

Fairlane) on lot 10; Robert Turgeon (4080 Fairlane) on lot 2; and 

Mrs. Briston (6780 Old Creek Rd.) on parcel C-329H2. Motion was 

made by Low, seconded by Lupin and was unanimously supported to 

table the preliminary plat of Birmingham Club Private Estates 

Subdivision, Section 33, for review of the Building and Use 

Restrictions presented by the neighbors tonight. 

(3) 

Manny Kniahynycky of Victor International presented a preliminary 

plat for Heron Bay Subdivision in Section 7, located on the north 

and east shore of Long Lake and west of Lochridge Subdivision. 

He stated Mr. Cohen on the former Green Estate has included a 

portion of his property in this plat and has granted access by a 

20 ft. asphalt private road across his property from Club Drive. 

The road within the plat will be built to County specifications. 

There will be a gate house for these thirty homes and the open 

area will be deed restricted as a nature preserve. Motion was 

made by Lupin, seconded by Low and was unanimously supported to 

table the plat for Heron Bay Subdivision in Section 7 for study 

and review by the Township planner and for notification of 

neighboring property owners. 

(4) 

Mr. A. Randazzo presented a site plan for 16 unit detached 

cluster homes on the north portion of Lot 4, Supervisor's Plat 

No 5, located on the south side of Big Beaver, east of Woodward. 

Litigation allowed for the construction of clusters at 3 units 

661

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Page 2 

per acre which would total 18, however, he has elected to build 

16 detached 2500 sq. ft. to 3,000 sq. ft. units. He noted the 

proposed plan does not completely conform with the detached 

cluster section of the Ordinance and that he has not yet submitted 

floor plans and landscaping detail. Motion was made by Low, 

seconded by Lupin and was unanimously supported approving the 

site plan for sixteen detached cluster homes on the north part of 

Lot 4, Supervisor's Plat No.5, Section 25, in concept pending 

submittal of detailed plans for study and review. 


the January 7, 1985 minutes as submitted. 

Motion was made by Low and was unanimously supported to adjourn 

the meeting. 

np 

submitted, 

Deloris Ie, Secretary 

Planning Commission 

1761



January 7~ 1985 

PRESENT: Thompson~ Carter~ Lupin 

ABSENT: Dickson~ Little~ Low 

I (1) 

Messrs. John and Paul Mentag presented a new drawing on the 

proposed replatting of property on the SW edge of Wing Lake in 

Wing Lake Shores Sub.~ Section 29. They presented plans including 

the shore line and showed both a 40 ft. and 50 ft. front yard 

setback line--all lots meet our minimum width requirement at the 

50 ft. set back line but not at the 40 ft. set back. They 

indicated they wish to request a variance in lot width using 50 

ft. front yard set backs to keep the road circle in front of the 

lots a smaller size. They stated they can meet all Ordinance 

requirements and included building envelopes on the plan to 

demonstrate this~ however, by conforming to Ordinance the 

cul-de-sac is larger than they want. They were advised the road 

pavement does not have to be in the center of the right-of-way. 

Motion was made by Carter, seconded by Lupin and was unanimously 

supported to forv1ard the preliminary plat for replatting Lots 158 

thru 170, part of 157, part of vacated Brancaster Dr. and part of 

vacated Muirfield Dr., Wing Lake Shores Subdivision~ Section 29, 

to the To~vnship Board with recommendation for approval subject to 

redrawing with the cul-de-sac right-of-way edge in such a position 

that the right-of-way abuts the 40 ft. set back line. Lots 

are to meet minimum width requirement at the required 40 ft. set 

back. 

I 

I 

(2) 

Mr. Atto was present pertaining to his plan for a one-story 

building on Lot 28~ Bloomfield Industrial Park, Section 5. He 

stated the front of the building will be brick and there was 

discussion on the parking spaces and setbacks. There was no 

action taken and the petitioner will resubmit plans. 

(3) 

Mr. Gruskin presented a preliminary plat for subdividing property 

located east of Telegraph between Fairlane Drive and Country Club 

Drive in Section 33, ac par's C-329C3 and pt. C-329C-2B-D and 

Lot 8 and pt. 7, Town and Country Estates. There was discussion 

on the layout and the petitioners noted they have eliminated the 

brick wall at the entrance due to two large trees they wish to 

save. They still expect they will request a privacy gate at the 

entrance. Plan will be redrawn and resubmitted for the meeting 

January 21. Neighbors will be notified. 

(4) 

Motion was made by Carter, seconded by Lupin and was unanimously 

supported approving the December 3, 1984 minutes as submitted. 

The tabled request for 3rd story addition to building on part of 

Lot 2, Supervisor's Plat No.5, Section 25, was removed from the 

agenda due to lack of action. 


np 

submitted, 

Ie, Secretary 

.kW~trO:mmission 

J791

I 

I 

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PRESENT: Thompson, Little, Dickson, Carter, Lupin 

ABSENT: Low 

(1) 

Terra Development Co. presented revised plans responding to items in 

the planner's review letter on their proposed office complex to be 

located on the east side of Franklin, north of Square Lake Road. 

They stated they have not provided loading doors since the complex 

will be for high technology office space and they have removed 

warehousing from the plan. There was discussion on the proposed 

covered parking on the north of the property and the possibility of 

fencing along that lot line. They stated they do have an agreement 

to pave and still have to meet with Hubbell, Roth and Clark 

pertaining to dedication of the road. Signage was discussed and the 

petitioners stated it is not their intention to have any signs on 

the buildings--that they can envision something at the entrance to 

each building giving direction, perhaps a small ground sign. 

Following discussion it was determined the petitioner will resubmit 

at a later date detailed plans for the carports and signage. Motion 

was made by Little, seconded by Lupin and was unanimously supported 

to forward the site plan for an office complex on acreage parcel 

C-21B and Lots 15 & 16, Bloomfield Terrace Sub., Section 4, to the 

Township Board with recommendation for approval, contingent upon 

submittal for review and approval at a later date detail on signage 

and carports, including trash enclosures and there being no signs on 

the buildings. Grass areas are to be sodded and sprinklered and 

road is to be approved by Hubbell, Roth and Clark. 

(2) 

John and Paul Mentag presented preliminary plans to replat the 

McGregor Estate located southeast of Wing Lake in Section 29. 


supported to forward the preliminary plan for replatting Lots 158 

through 170, part of 157 and part of vacated Brancaster Dr. and 

Muirfield Dr. in Wing Lake Shores Subdivision, Section 29, to the 

planner for review and recommendation. 

(3) 

Motion was made by Dickson, seconded by Carter and was unanimously 

supported approving the November 19, 1984 minutes, as corrected. 


np 

submitted, 

(;91

I 

I 

I 




PRESENT: Thompson, Carter, Lupin, Dickson 

ABSENT: Low, Little 

(1) 

Mr. & Mrs. Rose were present along with Craig Smith, Architect, 

the engineer and the contractor on the addition to their existing 

retail building at Carl's Golfland. The Planner's review was 

discussed and they stated they would make adjustments in the 

parking spaces the planner noted would be difficult to utilize. 

The drive at the southwest corner mentioned is utilized by their 

equipment for picking up golf balls. The trash receptacle is 

located behind a wall extension of the building and screened in 

this manner. They are not changing the storage area and will use 

the same off-street loading they are currently using. Signage 

was discussed and Mr. Rose indicated they will utilize their 

existing pylon and not install the sign shown on the building. 

Motion made by Dickson, seconded by Carter and was unanimously 

supported to forward the site plan for an addition to Carl's 

Golfland, Inc., part ac. par. C-31Al, Section 5, to the Township 

Board with recommendation for approval with provision sign on 

building be omitted and all items raised by the Planner are to 

complied with. 

(2) 

A revised site plan was submitted for development of acreage just 

south of the new Rip subdivision in Section 4, located on the 

east side of Franklin, north of Square Lake Rd. by Terra Development 

Co. The plan presented contains three single-story 

buildings. They stated they have had some problems working out 

the road detail with Hubbell, Roth and Clark but do intend going 

ahead so that it will be a dedicated road. Also the road would 

be constructed with the initial building phase which is the most 

westerly building. Motion was made by Lupin, seconded by Dickson 

and was unanimously supported to refer the plan submitted tonight 

for development on part of ac. par. C-21B and Lots 15 & 16, 

Bloomfield Terrace Sub., Section 4, to the Planner for review. 

(3) 

Michael Gruskin presented a pre-preliminary plat for development 

on the south side of Country Club Drive, ac. par's. C-329C3, part 

of C-329C2-B-D, Lot 8 and part of 7, Town and Country Estates, 

Section 33. He indicated he has options to purchase from three 

property owners and proposes developing custom designed homes on 

single-family lots. Through mandatory deed restrictions they 

would control architecture and require exterior maintenance be 

jointly accomplished to provide a continuous, fluid landscaping 

pattern throughout the development. The private road would be 

extended from Fairlawn on the south, however, meet County specifications. 

Following discussion the Commission concurred the 

proposed development concept on this property is desirable; they 

do not find objection to it and look upon it favorably as a 

concept for developing this property. 

(4) 


approving the October 15, 1984 minutes as submitted. 


np 

---=--- 

~v. 

submitted, 


Planning COmID1ssion 

SII




PRESENT: Low, Little, Carter, Dickson, Lupin 

ABSENT: Thompson 

I Vice-Chairman Low chaired the meeting due to Chairman Thompson's 

absence. 

(1) 

Public Hearing was called to order at 8:00 p.m. to consider 

amending Zoning Ordinance No. 265 by amending Article XIV, Section 

1402, One-Family Residential Clustering Option, Subsection l.b. 

The proposed change was read and briefly discussed. There wa no 

one present indicating interest. Motion was made by Carter, 

seconded by Dickson and was unanimously supported to forward the 

proposed amendment to Zoning Ordinance No. 265, Article XIV, 

Section 1402, One-Family Residential Clustering Option, Subsection 

1.b. to the Township Board with recommendation for approval as 

advertised for public hearing tonight. 

YEAS: 

NAYS: 

Carter, Dickson, Lupin, Little, Low 

None 



I (2) 

Mr. Binno presented his site plan for additional parking at his 

store on N. Telegraph Road, ac. par. C-41B, Section 5. He has 

purchased Lot 63, Bloomfield Acres, adjacent on the south of his 

property and wishes to expand by 12 parking spaces. The Commission 

advised Mr. Binno the planting areas are not adequately landscaped 

and the plantings need to be increased in number and size. Also 

that changing the curve of the entrance and adding a berm in the 

planting area at the south corner of the property would improve the 

layout. Mr. Binno stated he would be more than glad to include 

these suggested changes. There were three neighbors present 

concerned about any access from the residential street and the 

planting area at the rear being landscaped to obscure the lighting. 


supported to recommend to the Township Board approval of the site 

plan for expanding parking for Binno's Party Store, ac. par. C-41B, 

Section 5, to include Lot 63, Bloomfield Acres, contingent upon 

changes discussed tonight and recommended by the Township Planner. 

Curve of entrance is to be changed, berm added on south corner and 

a detailed landscape plan is to be submitted including increased 

number and size of plantings with heavy plantings on rear by 

residences of a sizable plant materials. 

I 

(3) 

Lou DesRosiers along with Messrs. Poponea and Affolder were present 

pertaining to their site plan for a general office building on the 

East side of Telegraph, north of Square Lake Road. The Planner's 

review was presented and there was discussion on the height of the 

building, parking set backs on the north side and part of west side 

lines, off-street loading, number of parking spaces and number of 

trees in landscaping areas. The petitioners stated they would like 

to add landscaping on the adjacent property to the rear in their 

existing green areas. Also that signage would probably be the 

building address. 

~Ll

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Page 2 


supported to forward the site plan for office building on part of 

ac. par. C-38Bl, Section 5, to the Township Board with recommendation 

for approval contingent upon Board of Appeals review and 

approval of items requiring variance. Development is to include 

curbing, sprinkler system in lawn and correct a shortage of one 

parking space. Also increase plantings in landscaping areas by six 

canopy trees. Signage is to conform to Ordinance and will be 

reviewed and approved at a later date. 

Motion was made by Lupin, seconded by Carter and was unanimously 

supported approving the October 1, 1984 minutes as submitted. 


np 

Deloris V. Lit e, Secretary 


911




PRESENT: Thompson, Little, Carter, Dickson 

I ABSENT: Low, Lupin 

I 

I np 

(1) 

Site plan for a technology park for research and development type 

businesses on pt. of a. par. C-21B and Lots 15 & 16, Bloomfield 

Terrace Sub., Section 4, located on the east side of Franklin, 

north of Square Lake Road, submitted by Terra Development Co. was 

again tabled, awaiting submittal of revised plans. 

(2) 

Site plan for additional parking for Binno's Party Store, ac. 

par. C-41B and Lot 63, Bloomfield Acres, Section 5, which is 

immediately south of the existing parking area was referred to 

the Township Planner for review and study. 

(3) 

Lou DeRosiers was present with Messrs. Poponea and Affolder 

presenting a site plan for an office building on the NW corner of 

Square Lake Road and Telegraph, immediately north of the Burger 

King Restaurant. Mr. DeRosiers noted they have attempted to 

physically separate the building from the service station and 

restaurant. That the property has difficult topography and they 

have designed a building for general office use with perhaps some 

spot retail which they feel is a unique structure that would 

enhance the property as well as the intersection. He stated it 

does meet the height restriction at the front of the building; 

however, exceeds it at the rear which is adjacent to the Rip 

District, and the average height of the building is 40.88 ft. 


supported to send the site plan for an office building on pt. of 

ac. par. C-38Bl, Section 5, to the Township Planner for review 

and study upon submittal of revised plan with additional detail 

as discussed tonight. 

Motion was made by Carter, seconded by Dickson and was unanimously 

supported approving the September 17, 1984 minutes as submitted. 


submitted, 

e, Secretary 

ommission 

8tl

I 

I During 

-- ---~~~~~ 

TWENTY-FOURTH ANNUAL REPORT 


In accordance with Sections 3 (4) Act. No. 168 of Public Acts of 

1959, submitted herewith is the Twenty-fourth Annual Report of the 

Bloomfield Township Planning Commission for the fiscal year ending 

September 30, 1984 concerning its operations and status of planning 

activities. Recommendations forwarded to the Township Board related 

to planning and development are summarized: 

Following are members of the Planning Commission having served 

during 1984: 




Frank Fisher (Resigned May, 1984) 

John W. Carter 


Eli Lupin 

the year sixteen meeting were held, eight of which were 

sessions with the Planner attending. 

The following Ordinances were sent to the Township Board for ratification 

since October 1, 1983: 

Text Changes 

Ord.No. 367 Delete from SECTION 1512, SIGNS, Paragraph 1.t., 

Vehicle Business Sign 

Delete from SECTION 1512, SIGNS, In Table regulating 

signs under b. Accessory Signs, item 10, Vehicle 

Business Sign 

I Map Changes 

Ord.No. 361 Rezone from 0-1, to R-3, Lots 1 thru 12, Hickory 

Knoll's Sub., Sec. 9. (W. side Telegraph between 

Hickory Grove and Franklin Roads)

I 

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Page 2 

PLATS APPROVED ••••••••••••••••• 2 

PLATS DENIED •.••••••• 

o 

SITE PLANS APPROVED •••••••••••• 19 

SITE PLANS DENIED •••••••••••••• 0 

PUBLIC HEARINGS •••••••••••••••• 2 

Plats reviewed and approved were recommended to the Township Board 

for approval as follows: 

Vanderkloot Farms Phase I, Sec. 20 & 21 - Preliminary 

(part cluster housing and part platted) 

Chestnut Run Phase II, Sec. 9 - Preliminary 

Public hearings were held and property along the west side of 

Telegraph Road between Hickory Grove and Franklin was rezoned from 

Office back to Residential due to Court decisions restricting the 

properties to residential on the basis of the Subdivision Deed 

Restrictions. 

Public Hearings were held pertaining to preservation of wetlands on 

the following requests: 

1. Request for alteration in wetlands in Section 20 south of 

Minnow Lake in the Vanderkloot Texel Land Company development 

and was approved. 

2. Request to alter wetlands in Wabeek Woods II Condominiums, 

Sections 7 and 18, by The Traverso's for construction of 

additional units on the north side of Wabeek Lake was denied. 

3. Request by Dave Good for altering wetlands in Outlot A, Long 

Lake Shores No.2, Section 7, for construction of a house on 

this island was denied. Development on the island is still 

before the court. 

4. The Silberman's on Lot 4, Wabeek Manor, Section 7, to alter 

wetlands to construct a dock to Upper Long Lake was denied. 

Court tests of zoning decisions on the following properties were 

under way or completed. 

1. SE corner Square Lake Road and Lahser. Lots 1-2-3-4-5-53, 

Colonial Estates, Section 10. Residential to Office. 

Consent decree rezoned the north part to 0-1 and the 

remainder Residential.

I 

I 

I 




Page 3 

2. Outlot A, Long Lake Shores, Section 7. Wetland proposed for 

residential development. Court case continues with request 

having been changed to construct one house. Public hearing 

on altering wetland was held this year and was denied. 

3. Lots 1 thru 8, Deith Sub'dn. and par's C-270Al, C-270A2 and 

C-270A3, Section 28. Residential to Office-. Court date 

pending. 

Election of Officers for 1985: 

Chairman: 

Vice-chairman: 

Secretary: 

The Planning Commission would like to express thanks for the counsel 

and efforts of Mr. Leman, our Planner, during this past year. 

np 



Planning Commission




PRESENT: Thompson, Low, Little, Dickson, Lupin, Carter 

ABSENT: None 

I (1) 

Charles Begin of Giffels Webster Engineers presented a preliminary 

plat for Phase II of Chestnut Run Subdivision, Section 9. He stated 

they received tentative approval on October 24, 1983 at the time 

they received approval for Phase I. That they did not request final 

approval for Phase II at that time because they were aware the 

D.N.R. would not give approval until they had reviewed plans for 

construction of a lake in this portion of the development. Also 

that there are no changes from the previous submittal. The lake and 

stream in this development will probably become a county drain which 

will be, for the residents, primarily an esthetic lake and storm 

water control device. Motion was made by Little, seconded by 

Dickson and was unanimously supported forwarding the preliminary 

plat for Chestnut Run Subdivision, Phase II, Section 9, to the 

Township Board with recommendation for final approval. 

I 

I 

(2) 

P. R. Ziegler was present and represented by George Zonars, 

Architect, presenting the site plan for Bette Appel, a women's 

apparel, design and experimental fabrication center to occupy part 

of the building at 555 Friendly, Section 5. He stated all architecture 

is existing, warehousing comprises this building at present 

and they are proposing that part of the two-story portion be changed 

to this use of high fashion women's apparel. He pointed out this 

use requires considerable alteration of the parking arrangement in 

that there are approximately a total of 40 people involved in this 

business. The business includes the process of designing and 

modeling clothing with actual production work being contracted out. 

There is a showroom which is limited to the unusual customer and 

qualified buyers which is wholesale business. There will slowly be 

changes to the exterior appearance of the building, however, not at 

the present time. Also that there will be a small amount of 

construction inside the building since the tenants needs change from 

season to season. 

Mr. Korzon addressed the Commission stating this has been discussed 

in detail with the Township Administration since it is an existing 

non-conforming building. This is an unusual location in that it was 

a former warehouse, however, this use would be a significant 

upgrading of the property. There are some technical questions with 

respect to the Ordinance in that it is an existing building and is 

in a manufacturing zoning district. They are not enlarging the 

building and are continuing that as is, however, making some changes 

which actually upgrade the property. 


supported to forward the site plan as presented tonight for Bette 

Appel to occupy part of the building at 555 Friendly, Section 5, to 

the Township Board with recommendation for approval based upon it 

being an upgrading of the property. 

(3) 

Mr. Arnold Mikon of Terra Development Corp. was present along with a 

representative of Johnson, Johnson and Roy presenting a site plan 

for a technology park on the east side of Franklin, north of Square 

Lake Road. They stated this will contain mixed office and warehouse 

space for research and development type clientele. They assume they 

will have high-tech clientele and have accordingly provided 323 

parking spaces. The office space is wrapped around high-bay space 

with rear service bays on the court yard areas between buildings 

which they feel will give an office appearance and character to the 

891

I 

I 

I Meeting 




Page 2 

development. Parking is provided between groupings of buildings and 

exterior material is masonry block with a brick appearance. They 

are spec buildings, construction will depend on market absorption 

and they hope to complete the development within 18 months. They 

will start building on the west end by Franklin and move easterly as 

they lease the buildings. They pointed out they do provide enough 

room for large semi-trailer truck deliveries, however, anticipate 

leasing to businesses that do not require this type of material 

delivery with any regularity. 

The plan requires special approval in terms of the Ordinance since 

there is a 15 acre minimum; however, since they are adjacent to the 

R/P subdivision currently under development and the two properties 

were previously under one description, they are requesting a waiver 

from that requirement. They pointed out there is office use to the 

south of this property and their feeling is that this would coordinate 

well and be a good transition use between the office and R/P 

subdivision therefore request this concept be allowed under the 

current zoning on the property and be viewed as a research/park type 

of development. They pointed out the road and cul-de-sac shown on 

the south side of the property is not acceptable to the property 

owner to the south. The necessary changes in the road layout 

affects their building layout making it necessary to resubmit plans. 

They requested the Commission give guidelines as to whether or not 

they can be considered as part of the original acreage as a package 

with the same regulations applying as to the R/P subdivision to the 

north so that they can proceed with this use and the proposed 

setbacks. 

Mr. Dave Waring of Hubble, Roth and Clark, was present stating their 

property extends along the easterly 1300 ft. of this property and 

the location of th cul-de-sac definitely does interfere with their 

buildings. He stated they have agreed to dedicate a portion of 

their property for the road as was shown on their site plan and that 

they will dedicate the property for this road and cul-de-sac 

provided the cul-de-sac is moved to the west. He objected to the 

proposed building set backs on this plan pointing out their building 

and the other office to the south do have the larger set backs and 

that they would like to see the same on the north side of this road. 

Motion was made by Little, supported by Low and was unanimously 

supported that the site plan presented tonight for a technology park 

on acreage parcel C-21B and Lots 15 and 16, Bloomfield Terrace Sub., 

Section 4, be referred to the Planner for study with revised plans 

being submitted to the Township Administration for referral to the 

Planner. 

(4) 


supported calling for a Public Hearing on October 15, 1984 at 

8:00 p.m. to consider amending Zoning Ordinance No. 265, Article 

XIV, Section 1402, Single-Family Cluster Option, Subsection 1. b. 

(5) 

Motion was made by Dickson and was unanimously supported to approve 

the August 20, 1984 minutes as corrected. 

adjourned. 

submitted, 

, Secretary 

mmission 

091

I ABSENT: 

I 

II 

I 

I 



August 20, 1984 

PRESENT: Thompson, Dickson, Little, Low, Lupin 

Carter 

(1) 

A site plan submitted for cluster development on parcel C-145L, 

Section 16, on the Willoway theater property was not discussed due 

to petitioner absence. The Township Administration advised the 

plan submitted does not conform with the court consent decree 

pertaining to development of this property. 

(2) 

Site plan submitted by Hanover Development Company for construction 

of a research/light industrial building in Bloomfield Hills 

Research Industrial Park was reviewed. The proposed building is a 

spec building which they anticipate will have three separate 

tenants. There was discussion on landscaping and there was a 

question of interpretation on the parking set back on the east side 

of the property. The petitioners stated the truck well will not be 

constructed at this time, however, it may be added later if it is 

needed. They stated the sign would be 16 sq. ft. each side for 32 

sq. ft. total and ~ size on the first office facing Franklin which 

is set back 25 ft. Motion was made by Little, seconded by Low and 

was unanimously supported to forward the site plan for a spec 

research/light industrial building on Lots 13, 14 and ~ of 12, 

Bloomfield Hills REsearch Industrial Park, Section 5, to the 

Township Board with recommendation for approval. Set back on east 

is interpreted as 10 ft. Landscaped areas are to be sprinkled. 

Truck well, if needed, is to be reviewed and approved by Township 

Administration prior to construction. 

Motion was made by Dickson and was unanimously supported to approve 

the July 16, 1984 minutes as submitted. 

The regularly scheduled meeting falling on September 3, 1984 will 

be cancelled, due to the holiday. 


np 

submitted, 

~J 

vII



July 16, 1984 

PRESENT: Thompson, Lupin, Little, Dickson 

I ABSENT: Carter, Low 

I 

I 

(1) 

A site plan for a retail building on the SW corner of Woodward and 

Square Lake Roads was discussed. The proposed plan was for a 

10,000 sq. ft. retail building with the possibility half would be 

used for office or a bank. The plan included 33 extra parking 

spaces and included parking in the front set backs on Woodward and 

Square Lake Road. They indicated a need for extra parking due to 

seasonal business. There was discussion on landscaping which 

included 25 trees with ground level plantings. Honey locust 

planted 40 ft. apart and the entrance landscaped with bark and 

trees. It was determined trees must be 3~ in. caliper and there 

must be curb around the islands. Curbs are to be concrete. Motion 

was made by Dickson, seconded by Lupin and was unanimously 

supported recommending approval in concept for 10,000 sq. ft. 

building subject to Board of Appeals approval of variances and 

To\vnship Board approval of plan as corrected by Tmvnship Planner, 

Mr. Leman. Located on SW corner Woodward and Square Lake Road, 

acreage parcels C-97A, part of C-97B-D, part of Lots 1,2,3,4,53 and 

54, Colonial Estates, Section 10. 

(2) 



July 2, 1984 minutes were distributed and motion was made by 

Dickson, seconded and was approved approving as submitted. 


np 

v. 

Deloris V. Litt , Secretary 

Planning Commlssion 

OL



July 2, 1984 

I PRESENT: Thompson, Low, Little, Dickson, Lupin 

I 

I 

ABSENT: Carter 

(1) 

Discussion was held on the site plan for Cluster Development 

on Wabeek Lake Drive and on the south side of Wabeek Lake. 

Motion was made by Dickson, seconded by Lupin and was 

unanimously supported forwarding the site plan for cluster 

development on the south side of Wabeek Lake to the Township 

Board with recommendation for approval of 26 units and the 3 

custom designed units on the easterly end upon confirmation 

29 units are allowable on the site. 

(2) 

Minutes of the June 18, 1984 meeting were distributed. 


DVL 

submitted, 

V. e, Secretary 

ommission 

tLI

I 

I 

I 



June 18, 1984 

PRESENT: Thompson, Little, Dickson, Lupin 

ABSENT: Low, Carter 

(1) 

Wetlands hearing on property immediately west of Wabeek Woods II 

Condominiums, Section 7, considering construction of four condominium 

units was reviewed. Mr. Traverso presented their new plans 

stating they had problems with the previous proposal on grades at 

the rear of the units. That they have changed the plans so there 

will not be fill behind the units and that they are also staying 

farther away from the ditch by Wabeek Lake Drive West with this 

plan. He presented pictures showing exactly how the units will be 

designed in the rear. He stated their original proposal was for 

five units which they have reduced to four, allowing for the additional 

space next to Wabeek Lake Drive West and eliminating the need 

for fill at the rear of the units. He pointed out the double deck 

treatment on the rear of the units. 

Mr. C. Leman, Township Planner, stated he has reviewed the plan 

presented and it encroaches on the wetland. Also that as he views 

the plan they would be filling and relocating the flood plain line. 

F. Korzon stated it is recognized by everyone this is a wetland. 

Township Ordinance requirement is that the developer must show they 

are not detrimentally harming the wetland. That the petitioner has 

not done this and referred to Ordinance #337. He pointed out this 

matter has previously been before the Commission, it has been 

discussed for months and they have been advised to be prepared on 

various occasions. 

Robert Meisner, Attorney, representing various co-owners in Wabeek 

Woods II was present stating they were told at the last hearing the 

petition did not comply with Township Wetlands Ordinance and he 

pointed out that according to the Master Deed they cannot build 

additional units. He stated his contention is as a practical and 

legal matter they cannot do this. That the plan presented tonight 

sill does not show what is required. He requested this matter be 

resolved here tonight so these people don't have to return over and 

over again. If not, he requested they be given an opportunity to 

study any plans or reports submitted stating they are concerned 

about change in topography and about the wetland. Mr. Hershey, 

3807 Wabeek Lake Dr., was represented by his attorney and opposed 

principally on the basis of the impact on the wetlands area from an 

erosion and drainage aspect. They stated the impact of construction 

in this area on the environment would be devestating. They pointed 

out wildlife in the area that would be affected; that the area 

provides drainage of the lake which would be affected; and that it 

would upset the natural state that benefits property owners on both 

sides of the lake. 

Mr. Traverso stated his environmentalist could not attend tonight 

and requested the matter be postponed to allow review of the 

studies. Wayne Morrison, Civil Engineering Consultant, present with 

Mr. Traverso stated he is not sure exactly where one would say the 

wetlands starts and that the buildings on the plan would take up a 

miniscule amount of property affected by the 100 year flood plain. 

The petitioners attorney was present stating the primary opposition 

seems to be the impact and requested they be given an opportunity to 

bring their environmentalist in to answer these questions since they 

don't believe there is a significant impact. 


supported that this request for construction in wetlands immediately 

west of Wabeek Woods II, Section 7, has been studied for a long 

period of time by the Commission as well as the Township Officials 

and it be denied based upon Township Ordinance No. 337, Sections 3 A 

1, 2 and 5 and Section 1516 F of Zoning Ordinance No. 265. 

981

I 

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June 18, 1984 

Page 2 

(2) 

Mr. A. Boegarts, Architect, presented a site plan for development on 

Wabeek Lake Road and on the south side of Wabeek Lake in Section 18. 

The proposed plan is for 29 unit cluster development. There was 

discussion on erosion due to the steep change in elevation between 

the units and the lake and concern expressed by the Commission about 

treatment of docks at the shore for the various units. Motion was 

made by Dickson, seconded by Little and was unanimously supported to 

table the site plan for cluster development on the south side of 

Wabeek Lake, Section 18, to the Planner for review and study. 

Motion was made by Lupin and was unanimously supported approving the 

June 4, 1984 minutes as amended. 


np 

submitted 

~~-~""

I 

I 

I 



June 4, 1984 

PRESENT: Thompson, Low, Dickson, Carter, Lupin 

ABSENT: Little 

(1) 

Mr. Fink was present on his site plan for a commercial strip 

shopping center on the NW corner of Square Lake Road and 

Franklin. The Planner's review was discussed with the 

petitioner and Mr. Fink indicated the doors at the rear of the 

building are optional, being strictly for the convenience of 

the tenants. Also that there are no windows or doors on the 

west side of the building. The building is 22 ft. high and 

will contain a maximum of 11 stores all of which will be 

service businesses. The Commission pointed out a landscape 

plan must be submitted. Motion was made by Dickson, seconded 

by Low and was unanimously supported to forward the site plan 

for a commercial strip center on ac. par. C-38A2, Section 5, to 

the Township Board with recommendation for approval contingent 

upon signs meeting Ordinance, and submittal of an appropriate 

landscape plan. 

(2) 

Cedarwood Construction Company presented a site plan for 

Children's Palace on the west side of Telegraph, between Square 

Lake Road and Orchard Lake Road. They stated this is the same 

building as was approved on an outlot of Bloomfield To~vn 

Square, however, they have been unsuccessful in obtaining that 

property and now propose construction on this site. The 

building will have split-face block on the front and sides and 

the rear will be painted. The only sign will be on the 

building--the pylon shown on the plan will not be installed. 


supported to forward the site plan for Children's Palace on 

part of ac. par. C-31A, Section 5, to the Township Board with 

recommendation for approval contingent upon review by the 

Planner and compliance with all Township Ordinances. 

(3) 

Motion was made by Low, seconded by Carter and was unanimously 

supported approving the May 7 minutes as submitted. 


np 

submitted, 

, Secretary 

ommission 

6Ll

I 

I 

I 



May 7, 1984 

PRESENT: Thompson, Low, Carter, Little, Lupin, Dickson 

ABSENT: None 

(1) 

The Silberman's (Lot 4, Wabeek Manor) request for construction of a 

dock across the wetlands to Upper Long Lake was again discussed. 

Mr. & Mrs. Silberman responded to questions by the twenty neighbors 

present and the Commission. The neighbors present were opposed and 

those speaking were Charlie Hilton, Arthur Pearson, Mrs. Barringer, 

Dr. Wahl and Mr. & Mrs. Bingham. Mr. Pearson representing Long Lake 

Shores stated their Board of Directors have taken a position they 

are against the dock. Upper Long Lake Association submitted a 

letter of opposition. It was pointed out by Mrs. Barringer these 

lots were not considered lake lots when Wabeek was originally 

developed. Much concern was expressed about future requests by 

other property owners for this same type of access. Also pointed 

out was other undeveloped areas in the Township that have similar 

circumstances which could lead to many other requests for alterations 

in wetlands. Mr. Hilton expressed concern about protecting 

the ordinance stating this would be a precedent and allowing anyone 

to cut through the wetland is contrary to the intent of the ordinance. 

Dr. Wahl emphasized this is the first of a number of 

requests, all of which are not in the public interest. Motion was 

made by Little, seconded by Lupin and was approved to deny the 

request for alterations in the wetlands on Lot 4, Wabeek Manor, 

Sec. 7, for construction of a dock on piles as requested by The 

Silberman's due to this being a basic change in the character of the 

area and being precedent setting and ends up being an attractive 

nuisance. Four hundred feet of dock through the cattails would be 

detrimental and it is true the lot was not intended to be lake 

property on the total development plan. There are also many other 

properties in the Township with similar situations. 

YEAS: 

NAYS: 

ABSTAIN: 

Little, Lupin, Low, Thompson 

Carter 

Dickson 

(2) 

Motion was made by Dickson, seconded by Carter and was unanimously 

supported forwarding to the Township Board with recommendation for 

approval the site plan including a 4th building in Knollwood Office 

Park, ac. par. C-296H-2a2, Sec. 30, based upon it not being medical 

offices and conforming to Ordinance. 

(3) 

Harvey Fink presented a site plan for a retail strip center on the 

NW corner of Square Lake Road and Franklin, ac. par. C-38A2, Sec. 5. 

He stated he will be repeating the same elevations as his center on 

Telegraph, north of Long Lake Rd. and this will contain ten or 

eleven service type tenants. The plan was referred to the Planner 

for review. 


supported approving the April 16, 1984 minutes as submitted. 


np 

/ 

/ 

Resp'~ctfully submitted, 

./ 

V . '----.iJ-(.:.....L...-L..-c.-

I 

I 

I 



April 16, 1984 

PRESENT: Thompson, Low, Fisher, Carter, Lupin, Dickson 


(1) 

A site plan was submitted for the addition of one unit in Wabeek- 

On-The-Lake Condominiums, Section 18, by Robert Wolfson. This 

one unit is located in the southwesterly corner of the property. 

Motion was made by Fisher, seconded by Dickson and was unanimously 

supported forwarding the site plan for one additional unit in 

Wabeek-On-The-Lake Condominiums, Section 18, to the Township 

Board with recommendation for approval contingent upon submittal 

of an approving letter from the Condominium Association. 

(2) 


supported approving the March 19, 1984 minutes as submitted. 

Motion was made by Fisher, seconded by Carter and was unanimously 

supported approving the April 2, 1984 minutes as submitted. 


supported approving the Annual Report as submitted. 


np 

submitted, 

.-.--.-=----1 ~~CJ- V.(j~ 

Deloris v. Littl~Secretary 

Planning Commi;sion 

vtl

I 

I 

I Motion 


P LANNING COMMISSION 

April 2, 1984 

PRESENT: Thompson,Fisher, Low, Carter, Little 


(1) 

Wetlands hearing on Lot 4, Wabeek Manor Subdivision, Section 7, reviewing 

with respect to construction of dock acros s wetlands to Upper Long Lake 

was called to order. The property owners, Mr. & Mrs. Silberman, 

presented their request to instaLL an open pile dock across the 400 feet 

of marsh to the lake. They reviewed their request to the D. N. R. to 

dredge and the hearings he ld which res ulted in a suggestion they install 

an open pile dock. The D. N. R. advised them they would issue a permit 

if the Township would approve. They pointed out there has been discussion 

on a neighborhood dock for the lots in this area; however, that it would 

require easements and agreement of the various property owners and 

some of the lots are vacant properties. Also, with this open pile dock 

there would be no dredging. It would be on air-driven n:e tal pilings and 

the marsh and cattails would not be disturbed in any way. The neighbors 

on the lake would view the end of the dock but not the entire dock because 

of the tall cattails. 

George Smith of Island, Lower Long and Forest Lake Association was 

present pointing out if all five lots having raparian rights use one dock 

it could result in a marina type situation. He thought that might be more 

visible on the lake than individual docks. Mr. Robert Nagy of their lake 

management committee was present expressing concerns on how they 

manage access to the lake. Arthur Pearson stated their Asso ciation is 

very interested, however, have not taken a position for tonight because 

they were not aware of the details. He requested time be allowed for 

them to report the information presented tonight to their Board and obtain 

a formal position on the request. 

Motion was made by Carter, seconded by Fisher and was unanimous ly 

supported to table the request for an open pile dock across wetlands on 

Lot 4, Wabeek Manor Subdivision, Section 7, to Monday, May 7, 1984 

to give the lake groups adequate time to review the request and assess 

the impact on them. 

(2) 

The March 19, 1984 minutes were distributed for review. 

Motion was made by Carter and was approved adjourning the meeting. 

Yeas: 

Nays: 

Absent From Room: 

Carter, Thompson, Fisher, Low 

None 

Little 

was made by Little, supp::>rted by Fisher and approved to 

reconvene the meeting for distribution of the Annual Report and to 

hold the annual election of officers. 

Present: 

Absent: 

Thompson, Little, Fisher, Low 

Carter, Dickson

I Election 

I 

I 



April 2, 1984 

Page 2 

The annual report was distributed for perusal by the Commission to be 

acted upon at the next meeting. 

Frank Fisher informed the Commission he has submitted his resignation 

effective May 1, 1984. 

of officers was held with the foLLowing results: 

Chairman: 

Vice-chairman: 

Secretary: 


Charles Low 


Motion was made by Fisher and was unanimous ly supported to adjourn 

the meeting. 

np 

submitted, 

, Secretary 

ommission



March 19, 1984 

PRESENT: Thompson, Little, Low, Carter 

ABSENT: Fisher 

I (1) 

Public hearing to consider amending Zoning Ordinance No. 265 by 

revising ARTICLE XV, General Provisions, Section 1512, Signs, by 

deleting paragraph 1. t. Vehicle Business Sign was called to order 

at 8:00 p.m. The Commission briefly explained the change and none 

of those present indicated interest. Motion was made by Little, 

seconded by Carter and was unanimously approved to recommend to the 

Township Board amending Ordinance No. 265, ARTICLE XV, General 

Provisions, Section 1512, Signs, by deleting paragraph 1.t. Vehicle 

Business Sign and deleting from the TABLE regulating signs under 

b. Accessory Signs, item 10, Vehicle Business Sign, as advertised 

for public hearing tonight. 

I 

YEAS: 

NAYS: 

Little, Carter, Low, Thompson 

None 


supported closing the public hearing. 





Michigan, on MONDAY, MARCH 19, 1984 at 8:00 p.m. at the Township 


amending Ordinance No. 265, being the Zoning Ordinance, and that 

same be amended by revising ARTICLE XV, GENERAL PROVISIONS, 

Section 1512, Signs, by deleting the following: 

DELETE FROM SEC. 1512 SIGNS: Paragraph 1.t. 

t. Vehicle Business Sign: Means a vehicle sign 

when the vehicle upon which the sign is 

painted or attached is parked or placed 

upon the owner's premises primarily for 

advertising purposes. 

DELETE FROM SEC. 1512 SIGNS: In the TABLE 

regulating signs under b. Accessory Signs, 

item (10) Vehicle Business Sign (from all 

zoning district columns in the table 

I All persons interested will be heard. 



961

I 

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I 



Regular Meeting - March 19, 1984 

Page 2 

(2) 

Wetlands hearing on Outlot A, Long Lake Shores No.2, Section 7, 

reviewing with respect to construction of a house as requested by 

David Goode was called to order and turned over to Mr. Donohue, 

Township Attorney. He provided background for the 40 or so 

neighbors present. He explained this hearing was being held upon 

order of Judge Ziem with an official record being made by a court 

reporter. He explained also that the purpose of the hearing is not 

to determine if this is a wetland. That it has been determined it 

is a wetland and they are coming before the Planning Commission 

with a proposed plan to determine if it meets Ordinance 

requirements with respect to building in a wetland. Also that the 

matter mayor may not be resolved tonight and that it may return to 

the court. Robert Appleford, Attorney, representing David Goode 

stated they are here at the Judge's order. He stated they would 

give some background for the Commission and for the record, 

pointing out they stipulate the island is in part a wetland and 

that they are presenting plans for construction of one house and a 

bridge under Township Ordinance. 

David Goode presented background of the issue and his attempts to 

build including his acquisition of the island in 1979 stating it 

was shortly after that he discovered the neighbors were opposed to 

any development. He stated he obtained approvals from the Army 

Corp. of Engineers and Oakland County. Also the D.N.R. gave him 

tentative approval. He pointed out in the Fall of 1979 at the 

request of some of the neighbors the Army Corp of Engineers did a 

biological survey of the island. That two hearings then followed 

regarding a permit for a bridge. The plan presented tonight is for 

one house and a free spansion bridge. In 1980 he received a seven 

point letter outlining what he needed for a lot split. He stated 

he conformed with all except items five and seven which was D.N.R. 

and subdivision approvals. The D.N.R. advised they were unable to 

issue a permit without Township approval. The Township advised him 

if he could get a yes answer from the D.N.R. and subdivision, they 

would allow him to split the property for construction of more than 

one house. In October 1980 the Township Board denied the lot split 

he requested because the property is classified as a wetland and 

the application was not in order. Then in January 1981 ~e filed 

suit. By agreement of his counsel and the Township counsel, in 

July 1982 he appeared before the Planning Commission and his 

application was again denied. 

Charles L. Wolverton of the D.N.R. appeared stating he was called 

in by the local Pontiac D.N.R. Office for evaluation of the request 

and did visit the property with their field people in December 

1981. Also that he was involved with the application submitted to 

Lansing. He explained his findings which were based on criteria 

they apply to wetlands referring to the Goemaere-Anderson Act. He 

also responded to a request by Mr. Appleford that he also consider 

evaluation in terms of Township Ordinance requirements. Upon 

inquiry of Township Officials he stated his review was of plans for 

the house and driveway from the edge of the canal inwards on the 

island. Mr. Appleford explained the present plan includes some 

detail on the bridge at the request of the Township which was not 

on previous plans reviewed and that there have been various plans 

starting with five houses, then three houses, and now one. Also 

that the petitioner understands this plan, if approved, will lock 

him into one house on the island. 

Hal Harrington of the D.N.R. appeared stating the application came 

before them in 1979 for a bridge for development of the island and 

they felt it was engineeringly feasible to construct, if the 

petitioners could show the necessity to reach the island and if the 

local community would approve development of the property. He 

stated that when they know the island can be developed, they will 

review plans for the bridge shown or a similar type bridge, 

however, do require more detailed information before issuing any 

permit. Tom Biehl of Hubbel Roth and Clark inquired about the 

handling due to the large amount of peat and questioned if they 

OLl

I 

I 

I 




Page 3 

realize the amount of peat that would have to be removed and the 

amount of fill it would require stating this is a big concern of 

his. 

Richard Graham of Professional Engineering Associates, the Project 

Engineer spoke giving detail on the proposed access stating they 

have several alternatives available to them for construction and 

that he perceives the drive would be floated on existing soil, 

however, they haven't gotten into final design so he cannot say for 

certain at this time. The bridge would be supported on py1ing. He 

indicated any way they do it some fill will be necessary. Also 

that they can respond to questions raised by the Township such as 

Fire Department access for which he suggested a minimum 15 ft. 

drive. With respect to concern about the sewer crossing being 

protected he proposed placing it on a steep slope so that water 

cannot stand in it. Again he stated they won't know materials 

until they get into final design. Randy Ford of the Township Water 

and Sewer Department stated there is lack of information on 

proposed drive sub base materials. 

Prof. Nicholas Raphael of Ypsilanti appeared stating he has worked 

with wetlands for eight or nine years doing consulting work and 

that he has reviewed this property and the Township Ordinance. He 

gave his conclusions on the impact the proposed construction would 

have with respect to Township Ordinance. Some of the neighbors 

present asking questions, expressing objection and concern were 

James Brescoll, Bruce Lafer (lot 39), Sandra Smiley (lot 52) and 

Rita Haddow (lot 74). 

Tom Biehl of Hubbe1 Roth and Clark, To~vnship Engineers, stated they 

have much concern should fill be placed over peat in that it may 

surcharge out. Charles Leman, Township Planner, expressed two 

concerns: (1) Ordinance yard requirements being met during flood 

conditions, and (2) obstruction of view for neighboring homes by 

the bridge structure. 

James A. Brescoll, Attorney, representing the subdivision 

association spoke stating they are adamantly opposed to development 

on the island. They feel it is a unique, precious, natural 

resource that has been mischaracterized. He reviewed the abundant 

wildlife on the island. He offered in evidence the aerial 

photographs from previous meetings that have not been presented 

tonight. He pointed out many of those present have resided here a 

good many years and have seen part of the island totally under 

water a good portion of each year. He expressed concern other 

homes would eventually be built in the future pointing out Mr. 

Goode originally requested to divide the property. He also took 

exception to these individuals tonight speaking without having 

viewed the property except in the winter. 

Dr. Wahl, a resident on Wake Robin, spoke in opposition. 

Mr. Korzon, Township Supervisor, spoke stating he has seen the 

property, viewing it on the site and from the air and finds it is 

90% under water a considerable part of the time. He pointed out 

the dam referred to by Mr. Goode is not the cause, the fluctuation 

in that being twelve inches at most. He stated what the 

consideration is, is what this does to the island and neighbors and 

the impact imposed. That this proposal would be a major disruption 

to the island and a severe impact on the area. He felt there is 

danger of a surcharge. Mr. A. Person, 1840 Long Lake Shores, also 

spoke in opposition. 

Motion was made by Little and seconded by Low that Mr. Good has 

concurred the property is a wetland and the vegetation is 

characteristic of wetlands species per the environmental report 

from Swanson. The soil is poorly drained, is mucky and has a 

permanent high water table. Food maps of the Federal Government 

indicates property is in the 100 year flood plain. It is our 

contention plans submitted do not meet requirement of Article XV, 

Section 1517 of Zoning Ordinance No. 265. There is 12~ to 14 feet 

t91

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Page 4 

of peat or wet brown and gray organic marl. We feel the proposed 

fill and structures would displace the soil, altering the canal and 

displacing the shoreline. We do have conficence in Mr. Biehl's 

statement. We feel removal of peat and replacement of any soil on 

top would be detrimental to the wetland and canal. Approach to the 

bridge would require fill that would raise the elevation 7 feet 

above existing grade. Location of home and fill around home allows 

only 12 feet below base flood plain leaving flood waters 8 feet 

from the walls of the home. I think the development would 

detrimentally affect the canal as the road could settle under 

ordinary use. A big problem would be the 7 foot approach would 

impair the views of residents on either side. The assessment of 

the property has never indicated this is a buildable site and based 

on information presented and from a practical point, I move to deny 

the proposal of Mr. David Goode for construction of a house on 

Outlot A, Long Lake Shores No.2, Section 7, with access by bridge 

through Outlot B. 

YEAS: 

NAYS: 

ABSTAIN: 

Little, Low, Thompson 

None 

Carter 

(3) 

Motion was made by Carter, seconded by Low and was unanimously 

supported to call for a hearing April 2, 1984 to review the parcel 

immediately west of Wabeek Woods II Condominiums in Section 7 with 

respect to wetlands and the construction of additional 

condominiums. 

(4) 

Motion was made by Little, seconded by Carter and was unanimously 

supported calling for a hearing April 2, 1984 to review Lot 4, 

Wabeek Manor, Section 7, with respect to wetlands and the 

construction of a dock to the lake. 

Motion was made by Carter and was unanimously supported approving 

the February 21, 1984 minutes as submitted. 

np 

submitted, 

e, Secretary 

ommission 

8(;1

I 

I 

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- -- ---------------------- 




PRESENT: Thompson, Fisher, Carter, Little 


(1) 

Mr. Vanderkloot, Donald Tilton and Howard Deardorff presented 

plans for altering the wetlands on the south side of Minnow Lake 

in the new Vanderkloot Farms development bounded by Telegraph, 

Lone Pine and Echo Roads. Mr. Tilton stated these alterations 

which will create open water will occur during development of 

Phase I and they have submitted plans to the D.N.R. and U. S. 

Army Corp of Engineers and received both of their approvals 

pending local approval. He pointed out the lake is a poor fishing 

resource due to there being a peat bottom. Also the only outlet 

is a twelve inch culvert traversing to the northeast. This 

wetland consists of herbaceous material, mainly grasses and 

shrubberies with the elevation being about two feet higher than 

the water in the lake. The wild life in the wetland is limited 

to non-game birds, small mammals and reptiles and it has marginal 

value for waterfowl. Their main use being a nesting site. There 

is storm water retention value. Water is stored here until it 

works its way north and east to the other areas. 

The proposed changes will create open water and preserve the 

wetlands along the fringe of the open water. The wetland areas 

in the northwestern corner of the property will be left 

undisturbed. He emphasized the fact they have no plans to modify 

any of the other wetland areas on the property. Also that the 

depth of the new lake area will be seven to eight feet. The 

plans presented showed preserving the south edge of the lake in 

its natural vegetation and retaining the entire lake edge in a 

commons area which would include a pedestrian path which leads to 

the island. They stated they will enhance this common area with 

shrubs and herbaceous plantings that are of value to wildlife. 

The lake will continue to serve as a storm water retention area. 

The fishery habitat will double in area, mineral soils will be 

exposed which should benefit this use. The wildlife habitat area 

will be modified and they stated they have tried to improve the 

areas outside this wetland for this use. They pointed out the 

lake edge habitat will about double in size. 

They anticipate dredge spoil will be disposed of entirely on the 

property, however, have made arrangements to remove it from the 

site if necessary. They pointed out several locations on the 

site where it will be moved to stating they will replant with 

wetland vegetation. There was discussion on the method of 

dredging and construction that will be used so as not to destroy 

any of the wetlands. The petitioners pointed out two aerators 

have been included in the development plans that can be installed 

if and whenever it should be determined necessary. 

Motion was made by Carter, seconded by Fisher and was unanimously 

supported granting approval for alterations in wetlands on the 

south side of Minnow Lake on acreage parcels C-189A1 and C-189C, 

Section 20, as presented tonight, subject to final approval by 

the D.N.R. and total compliance with plans presented. 

Mr. Deardorff presented the final plan for Phase I of Texel Land 

Company, Inc. development of the Vanderkloot Farm in Sections 20 

and 21. He reviewed the plan which consists of 19 cluster units 

on the south and east edge of the development and 9 single-family 

lots to the west of this which is also along the south boundary. 

He pointed out there was a minor change in the street layout from 

the original over-all development plan. Also that the plan 

includes two structures near the entrance on Lone Pine Road which

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Page 2 

are a 15 ft. x 15 ft. gate house and a two-story 20 ft. x 40 ft. 

(800 sq. ft.) information center/meeting room and small (800 sq. 

ft.) upper level manager's apartment. Also that there is a 

gazebo type structure on the island for the community use. 

Motion was made by Little, seconded by Fisher and was unanimously 

supported forwarding the site plan for Phase I of the Vanderkloot 

Farm development, acreage parcels C-188, C-189A2, C-189Al, 

C-189C, C-199, C-200 and C-201A, Sections 20 and 21, to the 

Township Board with recommendation for approval as presented 

tonight. 

(2) 

Atto Construction Company submitted a revised plan for their new 

building on Lot 17, Bloomfield Industrial Park, Section 5, 

located on the west side of Franklin between Industrial Court and 

Denison Court. They stated the plan reflects all changes 

recommended by the Township. They pointed out greenbelts they 

have added and curbing around the entire property and increased 

landscaping. Signage will be individual 6 inch letters on the 

front of the building. Motion was made by Carter, seconded by 

Fisher and was unanimously supported forwarding the site plan for 

a building on Lot 17, Bloomfield Industrial Park, Section 5, to 

the Township Board with recommendation for approval of plan 

presented tonight. 

(3) 

Motion was made by Fisher, seconded by Little and was unanimously 

supported forwarding the site plan for a 13 unit detached cluster 

development on acreage parcel C-296I, Section 30, to the Tmvnship 

Board with recommendation for approval, per plan presented. 

(4) 

Robert Hawkins, Architect, was present along with Mr. Ross the 

owner of Calico Corners presenting a revised site plan for an 

addition to the building located on the east side of Telegraph, 

between Hood and Myrtle. He stated they have incorporated 

changes recommended. The Commission and Township Planner, 

S. Woodhouse, expressed concern over the number of curb cuts due 

to development of the adjacent property (two small sites) and 

recommended the two property owners work together on the sites to 

establish a joint drive or cross easement for access from one 

site to the other for a smoother traffic flow. They suggested 

eliminating the drive on the north and making the one on the 

south two way which the petitioner found agreeable. Motion was 

made by Little, seconded by Carter and was unanimously supported 

to forward the site plan for an addition at Calico Corners, Lots 

40, 51, 52 and part of 39 and 53, Bloomfield Acres, Section 5, to 


upon agreement with neighboring property for cross easement for 

driveway purposes and working out details with the Township 

Administration. 

(5) 


supported to forward the site plan for retail center on Lots 48 

through 50, 41 and part of 42, Bloomfield Acres, Section 5, to 


upon working out agreement with neighboring property for cross 

easement for driveway purposes and working out details with the 

Township Administration. 

(6) 


supported to schedule a hearing to review Outlot A, Long Lake 

Shores No.2, Section 7, with respect to wetlands due to proposed 

construction of a house by Dave Good for Monday, March 5, 1984. 

Otl

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Page 3 

(7) 


supported calling for a Public Hearing on Monday, -March 19, 1984 

to consider revising Zoning Ordinance No. 265, Section 1512, 

SIGNS, by deleting Vehicle Business Signs. 

(8) 

Motion was made by Carter, seconded by Little and was unanimously 

supported calling for a Public Hearing to consider revising 

Ordinance No. 265, Section 1503, Accessory Structures, and 

Section 1600, adding language on satellite dish antennas. 

Motion was made by Fisher and was unanimously supported to 

approve the January 16, 1984 minutes as submitted. 


np 

submitted, 

Deloris V. L" e, Secretary 


(;tI

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PRESENT: Thompson, Fisher, Low, Carter, Little 


(1) 

Atto Construction presented a more detailed plan for a spec 

building on Lot 17, Bloomfield Industrial Park, Section 5, 

located on the west side of Franklin, between Industrial Court 

and Denison Court. They anticipate leasing a portion of the 

building out and utilizing about 3,000 sq. ft. for their own use 

(800 to 1000 sq. ft. would be their office and the remainder 

would be work area including some storage, however no storage of 

outdoor equipment. Following initial review it was the consensus 

to forward the plan to our planner for his review. 

(2) 

Stanley Satovsky presented a plan for 12 cluster units on acreage 

parcel C-296I, Section 30, stating they propose keeping the 

existing house for a total of 13 units on this property. He 

noted there is a 38 ft. variation in elevation on the land and 

that their plans propose a reflecting pond in the front of the 

development which also serves as storm and catch area. Also that 

all trees on the property are being conserved and relocated on 

the site. They will be doing an entire architectural treatment 

on the existing house so that it blends with the new houses. 

Following initial review the plan was forwarded to the Planner 

for his review. 

(3) 

Mr. Hawkins representing W. W. Ross, owner and his architect 

presented a plan for an addition to Calico Corners on Lots 40, 

51, 52 and part of 39 and 53, Bloomfield Acres, Section 5, 

located on the east side of Telegraph, between Hood and Myrtle. 

The Commission noted the plan does not include the required 

greenbelt on the south side. Also that there was no sign detail 

or landscape detail on the plan suggesting the petitioners should 

submit same. Following discussion the plan was forwarded to the 

planner for review and comment. 

(4) 

A site plan was submitted for a retail building on Lots 48 

through 50, 41 and part of 42, Bloomfield Acres, Section 5, 

located on the east side of Telegraph, between Hood and Myrtle by 

Bassim Binno. The Commission noted part of the building is on 

the P-1 zoned area of the property which would require rezoning. 

Concern was also expressed over signage which was not shown on 

the plan. It was the consensus to forward the plan to the planner 

for his review and comments. 

(5) 

Motion was made by Low and was unanimously supported approving 

the January 16, 1984 minutes as submitted. 

I Due to the January 20 holiday, the next Planning Commission 

meeting will be held on Tuesday, February 21, 1984. 


np 

submitted, 

II_'-_':;IL-C.,...Jt:...-e;......-

I 

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PRESENT: Thompson, Low, Carter, Little 

ABSENT: Fisher, Dickson 

(1) 

Public hearing was held on the construction of additional units 

immediately to the west of Wabeek Woods II Condominiums in 

Section 7 as requested by Traverso Development Company. This 

property was part of the approved plan for the existing Wabeek 

Woods II Condominiums, however, were not constructed at that 

time. The petitioners presented a site plan stating they have 

reworked the plans for developing this parcel and that they 

propose construction four condominium units rather than the five 

on the original plan and that the units will be the same as those 

constructed in Phase 1 of Wabeek Woods II. They stated they have 

submitted this development plan to the D.N.R. and Army Corp of 

Engineers and have received their approvals. 

Mr. Tom Biehl of Hubbell, Roth and Clark spoke stating that at 

the request of the Township, he reviewed the property to determine 

whether or not this property meets the criteria to be 

considered a wetland. He stated he finds this property to 

contain a number of pockets of standing water below the 924 

contour and that in reviewing the property he finds it does meet 

the criteria in the Zoning Ordinance to qualify as a wetland. 

Mr. Randy Ford of Bloomfield Township spoke expressing concerns 

about interference with the water course in this area which 

involves Wabeek Lake and Upper Long Lake that is a critical water 

course. He stated they would be very concerned should this area 

not be maintained to preserve that water course. Also that with 

respect to the plan they would be very concerned over the end 

unit and its relationship to the culvert pipe. 

Mr. Leman stated his main concern from the planning view was 

whether or not it is in a wetland and that his letter states it 

appears to be substantially within a wetland. 

Mr. Robert M. Meisner, Attorney, representing several owners of 

property adjacent to the proposed development spoke in opposition 

stating they have not had the opportunity to review the proposal 

in detail but they feel it would be difficult for the petitioners 

to meet the criteria set forth in the Ordinance with respect to 

soil erosion, water course capacity, etc., and that it will have 

a detrimental effect on the area. He questioned whether or not 

the petitioner has the right to expand the development pointing 

out that under the condominium regulations he has approval for 17 

units and that several amendments have been filed, however, as 

far as he has been able to determine they had the right to expand 

until 12/31/81. Unless good cause is shown and approval given by 

the Department of Commerce, they would not be allowed to expand 

after that time and they do not know if the petitioners have 

requested this. He requested an adjournment to allow them time 

to review and present testimony on evidence they feel necessary 

to document their position. There were approximately twenty 

people present from the neighborhood indicating opposition and 

concern with this proposed development. Two of those present 

speaking were Eugene Rontal, 3774 Wabeek Lake Drive, and 

Ron Bennett on Pheasant Run in Wabeek Woods. 

Mr. Korzon spoke representing the Township requesting the developer 

respond showing how he will handle the development within 

the Ordinance and cope with the wetlands. Also with respect to 

the questions pertaining to the condominium act. The petitioners 

responded stating their engineers designed their site plan to 

obtain the D.N.R. and Army Corp of Engineers approvals and it is 

designed so that there will not be erosion. Also they reduced 

the size of the development from five to four units on this 

parcel so that they would meet the specifications of the D.N.R. 

691

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Page 2 

to meet their requirements. They stated they have only submitted 

the site plan which was prepared for this particular site at this 

time, however, will have their engineers present plans with more 

detail for review. Also permits for expansion and development of 

this parcel. 


supported that our Township engineers and consultants have all 

agreed this site immediately west of Wabeek Woods II Condominiums 

in Section 7 is in a wetland and that development as proposed 

tonight be denied without prejudice. Also to request the petitioner 

submit detailed documents showing development would not 

detrimentally affect the wetland and that they do have permission 

to construct 21 units under the Condomunium Act. 

(2) 

A preliminary plan for a spec building on Lot 17, Bloomfield 

Industrial Park, Section 5, located on the west side of Franklin 

between Industrial Court and Denison Court submitted by Atto 

Construction Company was not discussed since the planner advised 

the site plan submitted did not contain enough information to 

review. 

(3) 


supported to approve the January 3, 1984 minutes as submitted. 

Meeting adjourned. / 

np 

submitted, 

J78 t




PRESENT: Thompson, Low, Carter, Dickson 

ABSENT: Little, Fisher 

- - ----------- 

I (1) 

Mobil Oil Company was represented pertaining to their tabled site 

plan for remodeling the service station on the NW corner of 

Woodward and Square Lake Roads, acreage parcels C-1B, C-3C and 

C-3D, Section 3. There again was discussion on the signage with 

the petitioners stating the sign shown on the plan is the 

standard sign used by Mobil Oil with this particular style 

building and that they are requesting approval of the site plan 

contingent upon their requesting a variance from the Board of 

Appeals on the signage. They stated they do intend removing the 

walls and installing landscaped greenbelts. They were advised 

the accessory building containing the air tower, restrooms and 

trash bins would require Board of Appeals review and approval. 

Also that the landscape plan submitted does not contain adequate 

trees. Motion was made by Low, seconded by Carter and was 

unanimously supported recommending to the Township Board approval 

of the site plan submitted by Mobil Oil for remodeling the 

station on acreage parcels C-1B, C-3C and C-3D, Section 3, subjec 

to to administrative review to work out details and Board of 

Appeals review and approval. 

I 

I 

(2) 

Messrs. Scott and Mark Jacobson along with their architect 

presented a revised plan for the cluster development on the SW 

corner of Telegraph and Lone Pine Roads, acreage parcel C-202A. 

Section 21. They stated the density is the same. This revised 

plan moves the internal road and westerly units north away from 

the water and has unit 5 flipped over and is now unit 19. They 

stated they do meet all setback requirements. They stated they 

do meet all setback requirements. There was discussion on 

planting evergreens along the westerly property line since this 

layout brings the units closer to the west line than the previous 

one did and the petitioners stated they will prepare and submit a 

landscape plan for review. Motion was made by Dickson. seconded 

by Carter and was unanimously supported recommending to the 

Township Board approval of the revised cluster development plan 

for acreage parcel C-202A. Section 21. as submitted subject to 

submittal of a landscape plan for review and approval of 

plantings to be installed to satisfactorily screen to the west of 

unit 19. 

(3) 

Messrs. A. Schreier and J. Poponea presented a site plan for a 

medical office building to be known as 1555 Woodward on part of 

Lot 10, East Bloomfield Highlan4s, Section 4, located on the east 

side of Woodward between East Berkshire and vacated Winthrop Rd. 

They pointed out they are proposing signage consisting of letters 

on the building which is the address and a ground sign in front 

near the property line. located as it is due to many easements 

running across the front of the property. Also that the sidewalk 

is placed as it is so as not to destroy two existing evergreens. 


supported to forward the site plan for a medical office building 

on part of Lot 10, East Bloomfield Highlands. Section 4. to the 

Township Board with recommendation for approval subject to review 

by the planner. 

(4) 

Atto Construction Company presented a preliminary plan for a spec 

building on Lot 17. Bloomfield Industrial Park. Section 5, 

located on the west side of Franklin. between Industrial Court 

891

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Page 2 

and Denison Court. They stated the plan presented is the basic 

building layout only and they anticipate using a small portion of 

the building for office and work space and to lease the major 

portion. They were advised more detailed plans will be required 

for complete review of the site plan. Motion was made by Carter, 

seconded by Low and was unanimously supported to send the 

preliminary plan for a new building on Lot 17, Bloomfield 

Industrial Park, Section 5, to the planner for review. 

(5) 

Motion was made by Carter, seconded by Dickson and was 

unanimously supported to recommend to the Township Board one year 

extension of the site plan approval for a professional office 

building on the west side of Telegraph at Ward Road, acreage 

parcel C-42A, Section 6. 


supported approving the December 5, 1983 minutes as distributed. 

np 

Secretary 

ommission 

681

---------------------------------- ---- 

I 

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PRESENT: Thompson, Fisher, Low, Carter, Dickson, Little 

ABSENT: None 

(1) 

Texel Land Company request for review of alterations in wetlands on 

the south side of Minnow Lake, acreage parcels C-189A1 and C-189C, 

Section 20, in their new development bounded by Telegraph, 

Lone Pine Road and Echo Road was not discussed--reports from our 

engineers and planners were not presented and the petitioners were 

not present. This item will remain tabled •• 

(2) 

Mr. Connors of Mobil Oil presented a site plan for remodeling the 

service station on the NW corner of Woodward and Square Lake Roads 

for conversion to a Mobil Oil station. He stated they anticipate 

opening this spring; the station will be a full serve station and 

they believe their plan complies with Township Ordinances. There 

was discussion on the sign shown and the Commission advised it is 

twice the size permitted. Also that the price sign below the 

Mobil Oil sign requires Board of Appeals approval. Motion was made 

by Dickson, seconded by Low and was unanimously supported to 

forward the site plan for Mobil Oil station on the NW corner of 

Woodward and Square Lake Roads, acreage parcels C1B, C3C and C3D, 

Section 3, to the planner for review and recommendation. 

(3) 

Messrs. Pete and Frank Traverso presented a site plan for 

alterations in the wetlands on the north side of Wabeek Lake for 

new units in Wabeek Woods II, Sections 7 and 18. They stated these 

are the last four units in the development and the plan has been 

approved by the Army Corp of Engineers and Oakland County. It was 

pointed out the site plan was reviewed and approved by the Township 

prior to passing of our Wetlands Ordinance, however, these units 

were not built at that time. Motion was made by Low, seconded by 

Carter and was unanimously supported to refer the site plan for 

alterations in wetlands on the north side of Wabeek Lake in Wabeek 

Woods II development, Sections 7 and 18, to the planner for review 

and recommendation. Motion was made by Dickson, seconded by Fisher 

and was unanimously supported calling for a hearing on Tuesday, 

January 3, 1984 to review request to alter wetlands on north side 

of Wabeek Lake to allow for the construction of four units in 

Wabeek Woods II, Sections 7 and 18, as requested by Traverso 

Development Company. 

(4) 

Messrs. Hermelin and Stone presented a site plan for a new building 

in Bloomfield Town Square, Section 5, for Children's Palace to be 

located on Telegraph Road in front of the existing shopping center. 

They also presented a plan showing their over-all project for 

renovation of the existing shopping center including proposed 

changes in parking layout. They stated the parking area changes 

will be started this spring. Motion was made by Dickson, seconded 

by Fisher and was unanimously supported to forward the site plan 

for a new building at Bloomfield Town Square for Children's Palace 

on acreage parcel C-34A1, Section 5, to the Township Board with 

recommendation for approval subject to review by the land planner. 

(5) 

Motion was made by Dickson and supported by Thompson approving the 

November 7 minutes as submitted. 


np 

submitted,




PRESENT: Thompson, Fisher, Little, Low, Carter, Dickson 

ABSENT: None 

I (1) 

Public hearing to rezone Lots 1 through 12, Hickory Knoll's 

Subdivision, Section 9, from 0-1, Office Building District, to R-3, 

One-Family Residential District, was called to order at 8:00 p.m. 

There were twenty people from the area present. Louis Bernadotte 

(lots 11 and 12) voiced opposition to rezoning stating his property 

is unusable for residential purposes. He stated he understands the 

Supreme Court narrowly ruled in favor of the residential use and 

remanded the Rolf vs. Robinson case back to the Court of Appeals 

for some interpretations. Also that he does not know why the 

interpretations were not pursued but that the Township would be 

placing themselves in a position of changing their opinion on 

zoning and moving the financial burden of the question on to other 

people in the Township rather than those in this subdivision. 

Stephen L. Weber, Attorney, representing the subdivision homeowners 

pointed out Mr. Bernadotte quoted the Supreme Court and that the 

Court of Appeals did decide the question of the interpretations 

while upholding the original judgment decision ruling it is a valid 

decision. He stated that in his opinion there is no where for the 

litigation on the deed restrictions to go from here and no other 

action for the Township to take except to rezone to residential. 

That the defense for office use has been that the residential use 

is not practical and that financing was not obtainable. He stated 

I 

that it may not seem practical, but that it is legal and the land 

can and will be developed in accordance with residential 

restrictions--that it is usable land, open for use and not 

impossible to develop in residential, even though there may be a 

question in each persons mind as to whether or not they'd want to 

do so. He pointed out this is an aesthetic question, not a legal 

zoning question and that the courts have adopted the argument the 

property can be used as residential. He requested the properties 

be rezoned to R-3 so that it is compatible with the deed 

restrictions that run with the land. 

I 

Mr. Korzon spoke in behalf of the Township stating there has been 

delay in bringing up this rezoning in order to ascertain whether 

legal proceedings have been completed. Township counsel has given 

the opinion they are complete and that it is incumbent upon the 

Township to rezone these properties. Not to do so could in effect 

be considered confiscation of property. Lot 1 (NW corner Hickory 

Grove and Telegraph) was present in opposition stating he considers 

rezoning is also confiscatory since his property is not usable for 

residential. He pointed out his location is so that it is bounded 

by a highway, a road, and a non-conforming commercial use having 

residential adjacent only to the west. He suggested Lot 1 should 

be left out of this rezoning. He also pointed out the commercial 

tax rate they've had for a number of years, indicating that should 

be considered. Others present voiced opposition to leaving one lot 

out of the rezoning pointing out this would lead to future requests 

for changes. A lady residing on Franklin Road stated she has been 

unsuccessful in selling her property because of the proximity to 

Telegraph. 

The Commission reviewed the zoning on this property pointing out it 

was zoned office in 1968 when a study of the entire Township was 

undertaken. The lots were shallow and the widening of Telegraph cut 

into their depth and the office zoning appeared appropriate. Now, 

because of Court decisions the Township must rezone to residential. 

Also the Planning Commission in 1968 felt 0-1 was the highest and 

best use of the land but that if that was in error and the Courts 

say residential zoning is appropriate, it should be changed. 

08l

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November 7, 1983 - Regular Meeting 

Page 2 


supported to make recommendation to the Township Board for the 

rezoning of Lots 1 through 12, Hickory Knoll's Subdivision, 

Section 9, from 0-1, Office-Building Districts, to R-3, One-Family 

Residential Districts, as advertised for public hearing tonight. 

YEAS: 

NAYS: 

Little, Fisher, Carter, Low, Dickson, Thompson 

None 





PLEASE TAKE NOTICE that the Planning Commission of the Township 

of Bloomfield will hold a public hearing at the Bloomfield Township 

Hall, 4200 Telegraph Road, on Monday, November 7, 1983 at 

8:00 p.m., to consider the following change to Ordinance No. 265, 

being the Zoning Ordinance: 

, 

To rezone from 0-1, Office-Building 

Districts, to R-3, Single-Family 

Residential Districts, the following 

described property, located on the 

West side of Telegraph Road between 

Hickory Grove and Franklin Roads. 

Lots 1 through 12, Hickory Knoll's 

Subdivision, Section 9, Bloomfield 

Township, Oakland County, Michigan. 




Motion was made by Dickson, seconded by Fisher and was unanimously 


(2) 

Scott Jacobson and Alex Bogart presented a revised site plan for 

cluster development containing 19 units on the southwest corner of 

Lone Pine Road and Telegraph. Motion was made by Carter, seconded 

by Dickson and was unanimously supported to forward the site plan 

for cluster development of acreage parcel C-202A, Section 21, to 

the Township Board with recommendation for approval of plan 

submitted tonight subject to recommendations of our planner as 

marked on the plan. 

(3) 

Texel Land Company, Inc. presented plans for alterations in the 

wetlands to the south of Minnow Lake in their new development 

bounded by Telegraph Road, Lone Pine Road and Echo Road. They 

stated the feel it prudent to expand the lake to the south because 

the ground is mushy, mosquito infested, contains many falling trees 

and the land is unbuildable. They stated they have done soil 

borings and found the ground suitable to hold water which would 

accomplish more accessibility for wildlife and fish and increase 

the number of lake front lots in the development. The lake 

presently is about twenty feet deep. The new lake area will be 

from two to ten feet deep. Will be supported by two new wells and 

the increase in storm water run off and will require two aerators. 

They stated they have discussed these plans with the D.N.R. and are 

in the process of filing application for altering the wetlands and 

anticipate they will obtain approval within the next 90 days. 

0(;1--

I 

I 

I 


November 7, 1983 - Regular Meeting 

Page 3 


supported to table the request for alterations in wetlands on south 

side of Minnow Lake located on acreage parcels C-189A1 and C-189C, 

Section 20, in the new development by Texel Land Company, Inc. for 

study and review by the Township planners and engineers. 

(4) 


the September 19 minutes as written. 

np 

ARes~ctfullYsubmitted, 

~ ~-J--JJ-'JI 

Deloris V. e, Secretary 

Planning ommission 

991

I 

I 

I 

TWENTY - THIRD ANNUAL REPOR T 


In accordance with Sections 3 (4) Act. No. 168 of Public Acts of 1959, 

submitted herewith is the Twenty-third Annual Report of the B loomfie ld 

Township Planning Commission for the fiscal year ending September 30, 

1983 concerning its operations and status of planning activities. 

Recommendations forwarded to the Township Board related to pLanning 

and development are summarized: 

The foLLowing members of the Planning Commission served during 1983: 


Frank Fisher, Vice-Chairman 


Charles S. Low 



During the year 17 meetings were held of which 5 were administrative 

review sessions held for study purposes. 

The foLLowing Ordinances were sent to the Township Board for ratification 

since October 1, 1982: 

Text Changes 

Ord. No. 352 Amend or change Article XV, SEC. 1516, Floodplain 

Controls (ALLDistricts) 

Map Changes 

Ord. No. 354 Rezone from B-3 and P-1 to B-3, Lot 38, Bloomfield 

Acres, Section 5. (Anderson Toyota) 

Ord. No. 359 Rezone from OR-1 to B-1, Lots 6-7-8, Telegraph-Square 

Lake Acres, Section 5, and Lots 9-10-11-12-13-14-15, 

Telegraph-Square Lake Acres, Section 5.

I 

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TWENTY -THIRD ANNUAL REPORT 

Page 2 

Plats approved • • • 

Plats denied • • • 

Site Plans approved • 

Site Plans denied • 

Zoning Requests 

Public Hearings. 

• . • • . . . 1 

• • • 0 

. • . . . . . 13 

• • • • 3 

6 

. • • • • • 6 

Plats reviewed and approved were recommended to the Township Board 

for approva l as fo LLows: 

Chestnut Run Subdivision, Section 9 -- pre Limin ary plat 

An overaLL development plan for the Vanderkloot property in Sections 20 

and 21 were reviewed and approved in concept. This deve lopment is 

131. 5 acres and consists of 56 single-family cluster units and 48 singlefamily 

houses with the future possibility of 13 additional single-family 

houses. Individual plats and site plans wiLLbe submitted for the various 

phases as they are ready to proceed. 

FoLLowing are requests made for rezoning received during the year and 

the recommendations made by the Commission: 

Lot 38, Bloomfield Acres, Section 5. (Anderson Toyota) Rezone 

P-l and B-3 to B-3. Recommended approval. 

C-15-6, Section 2 - preliminary development plan of Beardsley 

property, Rezone part R-M and part single-family. Request changed 

to part R-M and part cluster with smaLL retail area. Denied without 

prejudice due to petitioner not returning with detailed plans. 

Acreage parcels C-270Al, C-270A2 and C-270A3, Section 28. 

Rezone R-2 to 0-1 based on site plan for office development. 

Denied based upon the master plan and comments made during 

lengthy public hearing. 

Part acreage parcels C-270B, C-270C and C-270D, Section 28. 

Rezone R-2 to 0-1 based on site plan for office development. 

Request withdrawn by petitioner based upon decision by Commission 

to deny rezoning of adjacent property. 

Lots 9 through 15, Telegraph-Square Lake Acres, Section 5. OR-l 

to B- 1. Recommended approval. 

Lots 6-7-8, Telegraph-Square Lake Acres, Section 5. OR-l to 

B-1. Recommended approval.

I 

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TWENTY -THIRD ANNUAL REPOR T 

Page 3 

Court tests of zoning decisions on the foLLowing parceLs of property were 

under way or compLeted: 

1. Square Lake Road and Lahser -- Lots 1-2-3-4-5-53, CoLonial 

Estates, Section 10. Residential to Office. Trial date stiLL 

pending. 

2. Outlot A, Long Lake Shores, Section 7 -- Wetland proposed for 

residential development. Court case continues; request changed 

to construct one house instead of spLitting property. A public 

hearing wiLLbe held in the near future regarding wetlands. 

3. Lots 1 thru 8, Deith Subdivision and ac. pars. C-270A1, C-270A2 

and C-270A3, Section 28. Residential to Office. 

Election of officers for 1984 resulted in the foLLowing elected to serve: 

Chairman: Charles Thompson 

Vice-Chairman: Char les S. Low 


The Planning Commission would Like to express thanks for the counsel and 

efforts of Mr. Gary StoLicker during this past year and to express regret 

over his leaving. We wish him success and happiness in his new endeavors. 

We welcome Mr. Leman as our Planner and look forward to working with him. 

np 

submitted, 

, Secretary 

mmission



Septenaber 19, 1983 

PRESENT: Thonapson, Fisher, Low, Dickson, Carter 


I (I) 

Scott Jacobson was present regarding their proposed cluster developnaent 

on the southwest corner of Lone Pine Road and Telegraph. The plan 

proposes construction of 23 condonainiuna units with a large buffer area 

along the west lot Line for protection of the adjacent subdivision residents. 

He stated they anticipate the units will range frona $175, 000 to $225, 000. 

There was discussion on the density of the proposed developnaent and 

deternaination was naade that the areas with grades in excess of }50/0are the 

exception rather than the typical feature of the property. The petitioners 

stated they have attenapted to design an attractive and conafortable developnaent. 

Also that this does not crowd the site. They pointed out they feel there are 

certain hardships involved with this site--such as the location on the naajor 

thorofare and a good part of it being under water. The Conanaission advised 

they do not think there is adequate hardship to reconanaend any change in density 

and that the property can be developed within the Ordinance. Motion was 

naade by Carter, seconded by Dickson and was unaninaous ly supported to deny 

the site plan presented for 23 cluster units on acreage parcel C-202A, 

Section 21. 

I 

I 

(2) 

A site plan was presented for a new building on the east side of Telegraph 

in front of Bloonafield Town Square (ac. par. C-34AI, Sec. 5) for a Dodge 

dealership for sales of Dodge cars and trucks--both new and used. They 

stated this building will be a prototype for dealerships in shopping centers 

in buildings of Linaited size for sales purposes and devoid of any body shop, 

which is a new unique innovative sales concept. Used cars will be displayed 

on the perinaeter, however, all sales will be frona the showroona and they have 

absolutely no plans ever for any accessory or separate building. They anticipate 

sonae storage will be off the site. The plan as presented confornas with Township 

Ordinances with the exception of being in a B-2 district. They stated they expect 

to fully conaply with Township sign regulations having one product sign and a 

6 ft. square sign on the facade of the building. The planner advised, upon 

initial perusal, he sees no naajor problenas with the plan presented with the 

exception of it being in a B- 2 zoning district which would require Board of 

Appeals approval. There was discussion on the zoning district and the 

petitioners stated they fully understand the Board of Appeals can only grant 

tenaporary two year naaxinauna variance frona the Ordinance. Motion was naade 

by Dickson, seconded by Carter and was unaninaous ly supported to forward to 

the Township Board with reconanaendation for approval the site plan for new 

autonaobiLe dealership, to be located on part of acreage parcel C-34AI, Section 5, 

in front of Bloomfield Town Square, subject to review and approval by the Board 

of Appeals of variance in zoning district. 

(3) 

Motion was naade by Dickson, seconded by Low and was unaninaous ly supported 

calling for a public hearing on Novenaber 7, 1983 at 8:00 p. na. to rezone 

Lots I through 12, Hickory Knoll's Subdivision, Section 9, frona 0-1, Office 

Building Districts, to R-3, Single-Fanaily Residential Districts.

I 

I 

I 

Bloomfield Township 

Planning Commis s ion 


Page 2 

Motion was made by Dickson and was unanimous ly supported approving 

the September 6, 1983 minutes as written. 


np 

/ 

Respectfully 

/~ 

submitted, 

...---,L.....:.~~~ v' A '.--L-1- 11 I 

~---- 

Deloris v. Littl~ 

Planning Commission

I 

I 

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PRESENT: Thompson, Fisher, Carter, Dickson, Little 

ABSENT: Low 

(1) 

Manny Kniahynycky and Charles Begin of Gi£fels- Webster presented a 

preliminary plat for Chestnut Run Subdivision located on the north and 

south sides of Hickory Grove Road, midway between Telegraph and 

Lahser--ac. par's. C-78, C-84 and C-85, Section 9. Abbey Associates, 

the developers, were also represented. There were approximately 

fifteen neighbors present. 

The petitioners presented the plans for those present stating they hope 

to preserve the vast majority of trees on the site and hope to preserve 

all of the trees along Hickory Grove Road and make it a Natural Beauty 

Road. Also that the existing Skillman mansion will be preserved, 

however, the other outbuildings and barns wiLl not be saved. The plan 

submitted provided for acces s to Orange Lake only by the lots fronting 

on the lake; however, the petitioners presented an overlay changing the 

configuration of a couple of the lake front lots to provide for a subdivision 

park aLlowing aCCes s to the lake by all of the 38 lots on the south side of 

Hickory Grove Road. They stated the park would be deed restricted 

controlling its use. They emphasized the wetland or marshy strip 

(400 ft. to 500 ft. deep) along the shore of the lake would be mainly left 

as is with each lot fronting on the lake having minimal access to the lake. 

They provide this by developing a 20 ft. to 30 ft. wide meandering 

landscaped path 1 ft. to 2 ft. above the water acros s the wetland at 

every other lot line. The access paths flair out in a liT" shape with 

about 40 ft. wide clear edge at the shore line for each lot. 

The neighbors present expres sed concerns about the wetland and the 

ecological quality of the lake. Also traffic due to connecting the street 

with Hickory Grove Subdivision through Wilshire and increased traffic on 

Hickory Grove Road. Several were concerned with maintenance and safety 

on Hickory Grove. They were happy with the prospect of preserving the 

trees. One gentleman expressed concern over the general traffic flow 

stating Hickory Grove is inadequate in size for the traffic proposed and 

some of the traffic should flow out directly to Square Lake Road. Inquiry 

was made on what affect this might have on property values and on the 

lake in general. The possibility of dredging the lake to make it adequate 

in size for this number of people to use was brought up by a neighbor. 

Some of those present expressing their concerns were H. George Cook, 

2871 Aspen Ln.; Michael and Denise Lorente, 315 Hickory Grove; Patricia 

Beer, 2823 Aspen Ln.; Norman Teple, President of Hickory Grove Association; 

Robert Shopp, 3275 Chickering Ln. ; and a Robert Lamb. Others present 

were Wilma Dimitrijevic, 3361 Chickering Lane; Ann S. Choenbeck, 

3381 Chickering Lane; R. Lahiff, 3423 Chickering Lane; Harold and 

Agnes Perry, 207 Orange Lake Drive; and John D. Rogowski, 3321 

Chickering Lane. 

The Commission pointed out to those present the proposed changes in 

the wetlands is a separate matter which will require separate review 

including public hearings. The petitioners also pointed out the lots as 

presented would not change as a result of any hearings and decisions on 

the proposed alterations to the wetlands. They emphasized they are 

willing to do whatever the Township andlor County requires with respect

I 

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Page 2 

- - - ---------------- 

to Hickory Grove Road. Motion was made by Dickson, seconded by Fisher 

and was unanimous Ly supported to forward to the Township Board with 

recommendation for a tentative approvaL on the preliminary pLat with 

overLay as presented tonight for Chestnut Run Subdivision, Section 9. 

ApprovaL recommendation is contingent upon the petitioners meeting 

with the Township Administration and PLanner to thoroughly review 

details of the concerns expressed tonight prior to presentation to the 

Township Board. 

(2) 

Mr. Boggio presented a site pLan for an office building on Lots 1-4, 

BLoomfieLd High Point Sub., Sec. 4, Located on the NE corner of 

Woodward and Alice. He noted this is the third revision of this site 

pLan and the proposed building is now Larger than that in the Last 

revision, but stiLL smaLLer than the originaL pLan approved. The 

Commission again inquired about the use of Lot 5 which is owned by 

the same party. He informed them the owner is wiLLing to submit a 

document stating he wiLLcontinue using it £01' residmtiaL use as presently 

used and that if he shouLd ever wish to deveLop it in the office zoning use 

he wiLLtie it in with this site on Lots 1 through 4 and not make it a 

separate site. ALso that the Township may rezone it back to residentiaL 

if they so desire. The pLan does require Board of AppeaLs review and 

approvaL of variance for building to be adjacent to north property tine and 

parking not having setback from north Lot Line. ALso for chain-Link fence 

on the north Lot Line rather than a brick waLt. Motion was made by 

Dickson, seconded by Fisher and was unanimous Ly supported forwarding 

the site pLan for an office building on Lots 1 through 4, BLoomfieLd High 

Point Sub. of Lot 94, East BLoomfield HighLands, Section 4, to the 

Township Board and Board of AppeaLs with recommendation for approvaL. 

(3) 

Messrs. Jacobson presented a site pLan for duster deveLopment of acreage 

parceL C-202A, Section 21, Located on the SW corner of Lone Pine Road and 

TeLegraph. This pLan is a revision of the originaL submission with fewer 

units in the westerLy portion of the property. It aLso provides additionaL 

buffer adjacent to the west Lot Line pLacing the units 110 and 140 feet away 

and changes the configuration of a number of the dusters in the groupings. 

The density remains the same with 23 units. Mr. Jacobson pointed out they 

have substantiaLLy complied with the Township Ordinances and they feeL they 

are within the spirit and intent of the Ordinance with this proposed pLan. 

Motion was made by Fisher, seconded by Carter and was unanimous Ly 

supported to forward the site pLan for duster deveLopment of acreage 

parcel C-202A, Section 21, to the pLanner for review. 

(4) 

Motion was made by Fisher and was unanimousLy supported approving 

the August 15 minutes as written. 


np 

DelOri~Y 

BLoomfieLd Township PLanning Commission 

-~--- 

aot


PLANNING COMMISSICN 

Administrative Review Ses sion 

August 15, 1983 

PRESENT: Thompson, Fisher, Dickson, Little 

ABSENT: 

I (1) 

Carter, Low 

Charles Begin of Giffels- Webster Engineers presented a preliminary plat 

for development of parcels C-78, C-84 and C-85,Section 9, to be known as 

Chestnut Run Subdivision. The development will consist of 136 single-family 

lots. They stated the existing Stiltman home wilt be preserved in its existing 

state and become a lot in the subdivision--also the carriage house witt probably 

remain as is. They stated aU ingress and egress wiU be from Hickory Grove 

Road and that they hope to preserve the road in its existing state and preserve 

aU trees. They propose construction of a berm along Square Lake Road. 

The development indudes an artificial lake created by dredging and daming 

a stream running through the property. The lake wilt serve as a retention 

area being 8 to 10 feet deep and lots surrounding it wilt be lake-front lotsthere 

wilt be no access to the lake from other lots in the subdivision or any 

walkways to the lake. Motion was made by Fisher, seconded by Dickson and 

was unanimously supported to forward the preliminary plat for Chestnut Run 

Subdivision, Section 9, to the planner for review. 

I 

I Meeting 

(2) 

A site plan for a two-story office building on the NE corner of Woodward 

Avenue and Alice was submitted and briefly reviewed. It was determined 

this is a revision of a previous ly approved plan for an office building on 

this property. Motion was made by Dickson, seconded by Fisher and was 

unanimously supported to forward the site plan submitted for an office 

building on Lots 1 through 4, Bloomfield High Point Sub. of lot 94, 

East Bloomfield Highlands, Section 4, to the planner for review. 

(3) 

There was discussion on the duster plan submitted for the SW corner of 

Lone Pine Road and Telegraph, acreage parcel C-202A, Section 21. It was 

determined the plan does not conform with Ordinance requirements and the 

Commission concurred the Township Administration wiU review the plan with 

the petitioners since they were not present. 

(4) 

Motion was made by Dickson and was unanimous ly supported approving the 

July 18, 1983 minutes as submitted. 

Due to the upcoming holiday the next regularty scheduled meeting of the 

Plan ning Commission was rescheduled to Tuesday, September 6, 1983 at 

8:00 p. m. 

adjourned. 

np 

Deloris V. Li e, Secretary 


rIt

I 

I 

I 



Administrative Review Session 

JuLy 18, 1983 

PRESENT: Thompson, Fisher, Low, Little, Dickson 


(1) 

Michigan NationaL Bank presented pLans for the addition of an outside 

stairweLL to their branch office Located on the NE corner of MapLe 

and Lahser for the addition of new office space in the basement LeveL 

of their buUding. Motion was made by Dickson, seconded byFisher 

and was unanimous Ly supported to tab Lethe site p Lan for add ition to 

Michigan NationaL Bank office on part of acreage parcel C-259C, 

Section 27, for submittaL of additional information and further study. 

(2) 

A site plan was presented for cLuster deveLopment of acreage parceL 

C-202A, Section 21, Located on the SW corner of Lone Pine and 

Telegraph. Motion was made by Dickson, seconded by Little 

and was unanimousLy supported to forward the site plan for duster 

development of acreage parceL C-202A, Section 21, to the pLanner for 

review. More detailed pLans wiLLbe submitted for our August 15 

meeting. 

Motion was made by Dickson, seconded by Fisher and was unanimousLy 

supported approving the June 6, 1983 minutes as submitted. 


DVL/np 

~r:~:;~ 

!.-~ Deloris V. Litt~ecretary 

PLanning Comrh'iss ion 

---

I ABSENT: 

I 

I 



June 6, 1983 

PRESENT: Thompson, Fisher, Little, Low, Dickson 

Carter 

(1 &: 2) 

Public hearings considering rezoning from OR-l to B-1 properties located 

on the westerly side of Telegraph, north of Bataan--lots 6, 7 and 8, 

Telegraph-Square Lake Acres and lots 9 through 15, Telegraph-Square 

Lake Acres were called to order. The petitioners pointed out the pieces 

of property are not large enough to develop in an office-retail use. Also 

that all of the properties surround ing these are now developed. 

Motion was made by Fisher, seconded by Low and was unanimously supported 

to forward the request to rezone lots 9, 10, 11, 12, 13, 14, 15, Telegraph- 

Square Lake Acres, Section 5, from OR-I, Office-Retail District, to B-1, 

Local Business District, to the Township Board with recommendation for 

approval as advertised for public hearing tonight. 

Motion was made by Fisher, seconded by Low and was unanimous ly supported 

to forward the request to rezone lots 6, 7 and 8, Telegraph-Square Lake Acres, 

Section 5, from OR-I, Office-Retail District, to B-1, Local Business District, 

to the Township Board with recommendation for approval as advertised for 

public hearing tonight. 

Motion was made by Low, seconded by F lsher and was unanimous ly supported 

to close the public hearings. 

(Notice of Public Hearings) 


NOTICE OF PUB LIC HEARING 


Bloomfield will hold a public hearing at the Township Hall, 4200 Telegraph 

Road, on Monday, June 6, 1983 at 8:15 p. m. to consider the following change 

to Ordinance No. 265, being the Zoning Ordinance: 

To rezone from OR-I, Office-Retail Districts, 

to B-1, Local Business Districts, the following 

described property, located on the westerly 

side of Telegraph Road, north of Bataan Drive. 

Lots 6, 7 and 8, Telegraph-Square Lake Acres 

Subdivision, Section 5, Bloomfield Township, 

Oakland County, Michigan. 



Township Clerk

I 

I 

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June 6, 1983 

Page 2 



----- - - ------------ 

PLEASE TAKE NOTICE that the PLanning Commission of the Township of 

BLoomfieLd wiLL hoLd a public hearing at the Township HaLL, 4200 TeLegraph 

Road, on Monday, June 6, 1983 at 8:00 p. m. to consider the foLLowing change 

to Ordinance No. 265, being the Zoning Ordinance: 

To rezone from OR-I, Office-Retail Districts, 

to B-1, LocaL Business Districts, the foLLowing 

described property, Located on the westerly 

side of Telegraph Road, north of Bataan Drive. 

Lots 9, 10, 11, 12, 13, 14 and 15, Telegraph- 

Square Lake Acres Subdivision, Section 5, 

Bloomfield Township, OakLand County, Michigan. 

AU persons interested will be heard. 


Township Clerk 

(3) 

Motion was made by Low, seconded by Dickson and was unanimous ly 

supported to approve the May 2, 1983 minutes as published. 


np 

pectfuLLy submitted, 

Deloris V. Le, Secretary 

Planning Commiss ion

I 

I 

BLOOMFIELD TOWNSIDP 


May 2, 1983 

PRESENT: Fisher, Little, Low, Dickson 

ABSENT: Thompson, Carter 

In Chairman Thompson's absence Vice-Chairman Fisher chaired the meeting. 

(1) 

Wayne-Oakland Bank site plan to convert the building on the NE corner of 

Hunter Boulevard and Maywood to a branch bank was again discussed. The 

petitioners presented a supplement to the traffic consultant study stating this 

revised plan does not change the findings and in fact the traffic situation on 

Hunter is better than it was with the previous proposals. Mr. Stieg, 

representing the neighboring Association, stated the residents' position is 

unchanged. Bruce A. Smith and William J. Carr, residents on Maywood 

were present expressing opposition. There were several other neighbors 

present. 

The Commission noted the plan is a substantial improvement to the site and 

inquired about the plans for lighting, roof top equipment and signage. The 

petitioners indicated they have not determined if they will have roof top 

equipment, however, if so it will conform with Ordinance requirements as 

well as the sign. It was agreed lighting would be low and shielded around 

the perimeter of the parking area with some lighting on the north and east 

sides of the building. 

The Commission inquired into the easement and parking for the building to 

the north stating it does appear there is enough room for their parking. 

Mr. Hennex, representing the property to the north, inquired into the bank's 

intention with regard to the easement and parking. He expressed concern the 

bank would enforce the terms of the easement--that it be used for ingress, 

egress, loading and unloading--and prevent them from having sufficient 

parking. The Commission inquired of the bank representatives if it was their 

intent to preclude the parking used by the neighbor at the rear of their building 

and the bank representatives responded it is not their intent and that they do 

intend to be good neighbors. They stated the easement is apparently 12 ft. 

at the south end and 20 ft. at the north end and they have no intention of 

forclosing the parking at that area behind the building to the north. They 

intend to accommodate the neighbor, they recognize the problem and will 

enter into negotiations with them to resolve the problem. 

Motion was made by Dlckson, seconded by Low and was unanimously supported 

to forward the site plan for conversion of building on Lot 1 and 1/2 of 2, 

Assessor's Maywood State Sub. and Lots 25 and 26, Maywood Villas Sub., 


contingent upon submittal of a written agreement resolving the question 

of use of the easement and parking for the neighboring building on the north. 

There is to be no drive-through facilities now or in the future or automatic 

teller machine on the outside of the building. Sign and roof-top equipment 

are to conform to Ordinance requirements. Lights are to be no higher than 

10 feet, be located on the perimeter of the parking area and shielded from 

the residential neighbors. The bank is to police the possible problem of 

traffic overflowing to the streets.

I 

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I 



May 2, 1983 

Page 2 

(2) 

Comerica representatives were present pertaining to their site plan for an 

addition to their building on Maple Road, west of Telegraph. A revision for 

the parking in front of the property which included a planting area was 

discussed and the bank representatives stated this revision was agreeable 

with them provided Oakland County witt agree to it. They stated their sign 

and roof top equipment witt conform with Township Ordinance requirements. 

Motion was made by Little, seconded by Dickson and was unanimous ly supported 

to forward the site plan for an addition to the building on acreage parcel C-285-19, 

Section 29, to the Township Board with recommendation for approval contingent 

upon change in parking per plan drawn by Township Planner. Roof top heating 

and cooling equipment is to be screened to conform with Ordinance and sign 

is to conform with Ordinaoce requirements. 

(3) 

Motion was made by Low, seconded by Dickson and was unanimous ly supported 

to forward to the Township Board with recommendation for approval the site 

lan for the addition of a canopy with masonry watts and sash at First Federal 

of Michigan, Lots 283-289, Judson Bradway's Bloomfield Vlttage, Section 27. 

Approval is recommended based upon bringing s ignage, which is nonconforming, 

into conformance with Township Ordinance requirements. 

(4) 

Mr. C. Devine, Attorney, representing Double M, Inc., presented a revised 

plan for upgrading the nonconforming building on the NE corner of Telegraph 

and Fairfax. They stated their client can work with this difficult site with the 

proposed changes. The plan presented provided for the required 25 ft. front 

setback on Te legraph but not on Fairfax. They proposed paving the parking 

area and providing six parking spaces for employees in the vacated attey. 

They witt eliminate the drive on Fairfax and landscape in the right-of-way 

along that road as wett as landscaping the Telegraph Road front setback. 

The Commission advised landscaping plans and sign detail witt have to be 

submitted prior to Township Board review and that the plan witt have to go 

to the Board of Appeals for review of the variance. Motion was made by 

Little, seconded by Dickson and was unanimous ly supported to forward the 

plan for upgrading the building on Lots 239-245, Supervisor's Plat No.2, 

Section 6, to the Township Board with recommendation for approval contingent 

upon submittal of appropriate planting plan and sign detail. Recommendation 

for approval is subject to review for variance by the Board of Appeals. 

(5) 

Bob Ziegelman, Architect, and developers Richard Cherkasky and 

John Shekerjian presented a preliminary plan for cluster development 

of the NW corner of 14 Mile and Lahser. They stated they believe the 

cluster plan for twelve units is in conformance with Ordinance requirements. 

They pointed out the plan witt preserve more than 90% of the existing trees 

on the site and that their plan is designed totake advantage of them. Also that 

they are conforming to the existing drainage as closely as possible. The units 

witt be 2400 sq. ft. in size, probably be constructed of reclaimed brick, and 

be in the $180,000. price range. There were several neighbors from the area 

present expressing interest. Mr. & Mrs. Frank Swoboda (7425 Lahser Rd.) 

expressed opposition and concern about traffic which they stated is already 

congested due to the schools on Lahser. They inquired if the entrance could 

be on 14 Mile instead of Lahser. The use of cluster was questioned by 

Mr. Robert A. Ayres (7445 Parkstone). The neighboring property owner 

to the west, Mr. Sid Anton (7475 Parkstone Ln.) stated he is opposed to 

cluster and wondered why there was no berm to protect his property.

I 

I 

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May 2, 1983 

Page 3 

He inquired into the changes in drainage since the ditch also runs across his 

property and pointed out the southwesterly portion of this property is fill. 

Ralph P. Totten (7455 Parkstone Ln. ) spoke in favor of the development 

stating he fee ls this plan is better than any of the previous proposals 

presented. W. J. Fish (3780 Lincoln) representing the neighboring 

As'sociation requested opportunity to review site plans as an Association 

since they feel the neighboring properties should be protected and that the 

development will affect their entire area. There was discussion on the 

proposed berms, access from 14 Mile Road, drainage and the use of the 

cluster option. The re sidential neighbors indicated they feel the plans 

submitted are inadequate and requested the opportunity to review detailed 

plans. Motion was made by Low, seconded by Dickson and was unanimously 

supported to forward the preliminary siteplan for cluster development of 

parcel C-332C, Section 33, to the Township Board with recommendation for 

approval of the concept. This approval is based upon the provision Township 

Ordinance requirements will be met and that the petitioners su bmit detailed 

plans for review includ ing: 

(6 ) 

1. Relocation of entrance to 14 Mile Road. 

2. Addition of deceleration lane. 

3. Units be brick. 

4. Show location of water and sewer. 

5. Show drainage plans and how they propose to divert, 

including how much they will be contributing to it. 

6. Show how they will protect trees during construction. 

7. Maximum of 30% overlap of units. 

Motion was made by Dickson, seconded by Low and was unanimous ly supported 

calling for a public hearing on June 6, 1983 at 8:00 p. m. to consider rezoning 

Lots 9-10-11-12-13-14-15, Telegraph-Square Lake Acres, Section 5, from 

OR-I, Office-Retail District, to B-1, Local Business District. 

(7) 

Motion was made by Dickson, seconded by Low and was unanimous ly supported 

calling for a public hearing on June 6, 1983 at 8:15 p. m. to consider rezoning 

Lots 6-7-8, Telegraph-Square Lake Acres, Section 5, from OR-I, Office- 

Retail District, to B-1, Local Business District. 

(8) 

Motion was ma de by Fisher and was unanimous ly supported approving the 

Jl.pril 18 minutes as submitted. 

Motion was made by Dickson and was unanimous ly supported to remove from 

the table and deny without prejudice the development plan for the Beardsley 

property, ac. par. C-15-6, Section 2, into multiples and detached cluster 

homes submitted by Robertson Brothers, based upon lack of action. 


np 

ctfully submitted, 

Deloris V. Lit , Secretary 

Planning Commis s ion

I 

I 

I 



April 18, 1983 

PRESENT: Thompson, Fisher, Low, Carter, Dickson, Little 

ABSENT: None 

(1) 

Wayne-Oakland Bank presented a newplan for conversion of the building on the 

NE corner of Hunter Blvd. and Maywood to a branch bank. Pointing out the 

neighbors main objections to their previous proposals were concerns about 

traffic problems and with changing the easement, they presented a revised plan 

eliminating the drive-through teller windows and preserving the easement as is. 

They also stated the neighbors have been non-committal with respect to working 

out a solution. They made reference to the Township's conclusions when denying 

the previous proposals and stated their traffic consultant has not changed his 

opinion about there not being any appreciable increase in traffic. Also that they 

agree. They emphasized the fact there has always been traffic congestion in this 

area, stating that changing the use from retail to banking may create some change 

but they feel that the present problems will be enhanced. They noted their traffic 

consultant indicated there might be a s light increase in pedestrian traffic. The 

parking spaces in front of the building have been eliminated which they felt would 

improve the site. Also that developing the P-l area behind the building which is 

properly zoned is contiguous to parking on the south which has existed and will 

continue to exist as is. They noted other concerns expressed about the previous 

proposals. They indicated the concerns about the drives are unfounded since 

there will not be much increase in traffic. Also that concern over deve loping the 

site is subjective based, they supposed, on esthetics since the area is presently 

developed and they cannot see how developing the parking area could be deleterious 

in that it would not detract from the area. They stated that the problems in this 

area have existed for a long time and that they will continue to exist to a great 

extent. They agreed the neighbors to the east have legitimate concerns; however, 

that the concerns are in an area that already has these problems and their 

proposal would not change them. They suggested that this new proposal would 

minimize the concerns expressed over the previous proposals; that the past 

problems wiLLstill exist; and that this plan conforms to the site requirements, 

zoning requirements, and takes into consideration the concerns of the neighbors. 

Harold Stieg representing Rouge Manor Association preseted a petition signed 

by residents in the immediate area requesting the plan not be approved. He 

stated they have rejected this new proposal and stiLL have major concerns as 

to the impact of traffic on their road and to the access to Maywood which is 

a residential street. He stated many of the problems are still present--basicaUy 

that it is an extremely small site. That it may be adequate for a branch bank 

in size; however when you deduct employee parking you eliminate about one-fourth 

of the spaces available. Also that it may meet ordinance requirements, but it 

still has nominal frontage on Hunter Blvd. and the business is stiLLturned around 

and has frontage on Maywood. He acknowledged problems do exist in the area 

and stated that this would exacerbate the situation. He noted most customers 

will arrive by auto and that their traffic consultant based his projected numbers 

of customers and timing on the accepted national standard. He pointed out the 

bank hasn't given their projected business figures, stating they are still 

concerned with possible overflow from the parking lot blocking the street. 

He stated their viewpoint is the petitioners are working with a site that works 

if you ignore everything else and emphas ized all points made at the last meEting 

are still valid. The traffic is still there, and it was not just the drive-through 

that was creating their concerns. TlE y requested that if given, approval be 

conditioned upon no drive-through facilities and a requirement for review if 

ever one is requested in tlE future. He inquired about possible plans for 

exterior automatic tellers, about the number of projected customers and 

employees--both now and in the future. He again stated they feel the 

petitioners should present more detailed information on traffic emphasizing 

there is a real danger that the traffic would be hopelessly snared and would 

be so to everyones detriment.

I 

I 

I 


April 18, 1983 

Page 2 

There were several neighbors prese nt in opposition. The adjacent property 

owner to the north, Dorothy Price, was represented by Paul Hennex, a tenant 

in their building, who spoke in opposition pointing out existing parking shortages 

and how this proposal will create additional traffic problems which will overflow 

to the subdivis ion street. He pointed out the parking required for a bank is 

greater than for other uses, such as office as they have in their building. 

Mrs. Becker, 85 Judy Lane, also spoke in opposition. There was discussion 

on the planned hours of operation and anticipated number of employees and the 

petitioners indicated they will have five employees. Also, they have another 

small branch where they find small parking facilities is not a problem. They 

stated they wish to locate inthis area and find this piece of property adequate. 

Site plan for conversion of building on Lot 1 and 1/2 of 2, Assessor's 

Maywood State Sub. and Lots 25 and 26, Maywood Villas Sub., Section 25, 

was referred to the planner for review and will appear on the agenda for 

the next regularly scheduled meeting. 

(2) 

Comerica presented a site plan for renovation to and an addition to their 

building on Maple Road, west of Telegraph. The Commission pointed out 

the building is non-conforming. The petitioners stated they have attempted 

not to upset the parking in front due to the parking situation throughout the 

area and that all changes are at the rear of the building. Site plan for 

addition to building on ac. par. C- 285-19, Section 29, was referred to the 

planner for review and will appear on the agenda for the next regular ly 

scheduled meeting. 

(3) 

First Federal of Michigan presented a site plan for an addition to their 

building on the NW corner of Maple Road and Cranbrook. The. addition is 

a canopy with masonry walls and sash to provide protection for customers 

using their automatic teller machine on the front of the building. The site 

plan for addition to building on Lots 283-289, Judson Bradway's Bloomfield 

Village, Section 27, was referred to the planner for review and will appear 

on the agenda for the next regularly scheduled meeting. 

(4) 

A site plan was submitted for upgrading the building on the NE corner of 

Telegraph and Fairfax by The Jennelle's and a representative for 

Double M, Inc. was present at the meeting stating they are in the process 

of purchasing the building. They indicated they will be upgrading the 

building, bringing it more into conformance than the plan presented does 

but did not have a plan defining the exact changes they will make. There 

was general discussion on possible changes and the petitioner will submit 

plans for upgrading the building on Lots 239-245, Supervisor's Plat No.2, 

Section 6, for the next regularly scheduled meeting. 

(5) 

Robert Ziegelman presented a site plan for cluster development on the NW 

corner of 14 Mile and Lahser, acreage parcel C-332C, Section 33, which was 

referred to the planner for review and will appear on the agenda for the next 

regularly scheduled meeting. A letter will be sent to the ne ighbors advising 

t hem of the deve lopment. 

(6) 

Motion was made by Low and was unanimous ly supported approving the 

April 4, 1983 minutes as submitted. 


np 

eloris V. le, Secretary 

Planning Commission

I 

I 

I 

----- ---------- 



April 4, 1983 

PRESENT: Thompson, Fisher, Carter, Low 

ABSENT: Little, Dickson 

(1) 

Mr. DesRosiers, Architect, presented the site plan for C. M. I. Corporation1s 

office building on the west side of Franklin at Telegraph Road. This is an 

82, 000 sq. ft. building conforming to Ordinance with the exception of 2 ft. 

height due to the topography of the property. The petitioners discussed the 

landscaping plans in detail stating they are saving many of the existing trees. 

They pointed out they have removed three parking spaces and stepped the wall 

around existing large trees that are located on the west and south property 

lines in order to preserve the trees. Also that in some areas the wall will be 

constructed in a steel frame for the same purpose. They stated the wall is 

6 ft. high measured from the existing grade and is stepped to match the 

topography along the property lines. The site plan includes additional trees 

which are to help screen the building from view of the neighbors. There were 

seven interested neighbors present expressing concerns about how this building 

will affect their properties. Stanley Stevens (1271 Rugby Circle) stated the 

building is massive, overwhelms the residential neighbors and changes the 

complex of the entire neighborhood. Joe Stevens inquired about possible 

noise from the air-conditioning system. Thomas E. Oliver (1285 Fieldway) 

was present requesting the wall be constructed first thing for protection of 

the residential neighbors. Richard W. Crouch (1265 Rugby Circle) inquired 

about mechanical roof-top equipment. Motion was made by Fisher, seconded 

by Low and was unanimous ly supported to forward the site plan for an office 

building on acreage parcel C-69B, Section 8, to the Township Board with 

recommendation for approval contingent upon Board of Appeals review and 

approval of height of building; sign conforming with Ordinance; and construction 

of wall being done simultaneous ly with the building foundation. 

(2) 

Motion was made by Fisher, seconded by Thompson and was unanimously 

supported approving the March 21, 1983 minutes as written. 

Meeting adjou rned. 

np 

submitted, 

Deloris e, Secretary 


I ABSENT: 

I Meeting 

I 




March 21, 1983 

PRESENT: Thompson, Fisher, Dickson, Little 

Low, Carter 

(.1) 

Development for the Beardsley property, acreage parcel C-15-6, Section 2, 

consisting of multiples and detached cluster homes submitted by Robertson 

Brothers, was tabled due to petitioner absence. 

(2) 

Preliminary site plans for an office building on acreage parcel C-69B, 

Section 8, located on the west side of Franklin at Telegraph was presented. 

Motion was made by Dickson, seconded by Fisher and was unanimous ly 

supported to table the site plan for an office building on acreage parcel 

C-69B, Section 8, for study and review by the planner. 

(3) 

Motion was made by Dickson, seconded by Fisher and was unanimous ly 

supported to approve the March 7, 1983 minutes as submitted. 

adjourned. 

np 

Delor· Secretary 

P Lanning Commission

I 

I 

I 



March 7, 1983 

PRESENT: Thompson, Fisher, Little, Low, Dickson 


(I) 

Public hearing was called to order at 8:00 p. m. considering rezoning of 

Lots 1 through 8, Deith Subdivision and acreage parcels C-270A2, C-270A3 

and C-270Al, Section 28 from R-2, Single-Family Residential District, to 

0-1, Office-Building District. The petition by Ramco Ventures for construction 

of an office building was presented by Bruce Gershenson, Aaron Schreier and 

John Grissim. The site plan was presented in detail for the public present which 

numbered over 200. The petitioners stated the two primary concerns are whether 

or not the 0-1 zoning is a proper use in light of the surrounding uses and what 

steps are takeJ? by the developer to protect the surrounding properties. They 

explained why they feel the 0-1 use would be proper and what they propose in 

designing the site and landscaping to blend into the surrounding area. They 

reviewed the preamble of the 0-1 District in the Zoning Ordinance; Telegraph 

Road and its traffic patterns; and reviewed the existing zoning and developments 

at the intersection of Telegraph and Mapl~. They proposed that this office 

development would serve as a transition between Telegraph Road and the 

residential homes to the east. They pointed out the land uses on Telegraph 

starting at 14 Mile Road and going north noting it is all apartments, church, 

office and commercial upiD this property. Also that the subdivision across 

Telegraph from this property has installed landscaping along Telegraph as a 

buffer from the road. They pointed out to the neighboring residents that the 

hours of use in an office development are limited to daytime and weekdays and 

that they feel this office would more effectively reduce the noise factor from 

Telegraph for those residents. With respect to concerns about additional traffic 

they presented a report by a traffic consultant giving figures of existing traffic 

flow and what additional would be generated by their development. 

The site plan was reviewed and the petitioners pointed out the setbacks are in 

accordance with ordinance requirements and that the building exceeds the 

requirements. They proposed construction of a serpentine wall in a greenbelt 

along the east of the property in order to save existing trees in addition to 

planting evergreens. They actually have two buildings with the main entrances 

in the middle and intensive landscaping between. A four to five foot high berm 

with plantings and sprinkler system along Telegraph Road. They noted they have 

adequate parking to accommodate the buildings and the light poles are reduced to 

16 feet to minimize any glare or scatter of light. They pointed out the buildings 

would be red brick with individual windows to retain the spirit of a residential 

scale. Also that they are sympathetic to landscaping and reviewed the proposed 

landscaping pointing out the extensive plantings included. They presented 

petitions containing signatures of over 400 residents of the Township in favor 

of their development and stated they feel this would be an appropriate addition 

to a we 11planned community. 

There was a large number of people from the area present in opposition and 

a number of people speaking in favor. Mr. John E. Batty, President of 

Thorncrest Association spoke in opposition stating they have presented opposing 

petitions containing over 300 signatures from the area which includes 

at least 90% of their people noting the other 10% could not be reached. He 

stated they do not see a need or demand for additional office space in the 

community. Judy Premsky spoke stating she represents Thorncrest Subldn. 

and gave their concerns in order of priority which were the closeness of 

development to residents on Thorncrest; destruction of existing dwellings 

presently occupied; additional traffic congestion in an already busy intersection; 

noise pollution particularly in spring, summer and fall; air pollution; trash; 

reduced privacy; safety and security hazzard; intrusion of night lighting; 

development possibly might not be built according to site plan presented; 

f C

I 

I 

I 

BLOOMFIELD TOWNSillP PLANNING COMMISSION 

March 7, 1983 

Page 2 

and the decrease in their property values. WiLLiam B. Noland (6236 Thorncrest) 

stated he resides next to the proposed office structure and that they chose their 

home because it was not in a commercial area. He made reference to the 

Township Master Plan noting it caLLs for commercial in centers rather than 

strip commercial and that he feels this vioLates that objective. ALso that the 

property immediateLy to the south is the same and they'LL have more offices. 

He expressed concern about drainage and how it will affect them. Richard L. 

Kanner (5645 Crabtree) stated he feeLs the property vaLues for 11 peopLe is not 

the issue and the quality of the project is not the issue, but that the best use of 

the Land is and he feels this would be a good optional use but the best use is 

residential--condominiums or apartments. Betty Paine representing Birmingham 

Farms Subdivision presented opposing petitions stating they are symphathetic with 

the neighboring subdivisions. Ed Mason, President of Foxcroft Association spoke 

expressing vigorous opposition from their area and presented petitions with 270 

signatures covering 158 homes out of 212 in their subdivisions. He pointed out 

onLy 10 indicated they did not care to sign and that their subdivision is concerned 

with increased traffic, security and safety of their neighborhood, and pointed 

out they have spent a lot of money to protect their subdivision from Telegraph Road. 

Mr. John Barton on East Surrey spoke in opposition expressing concern with 

traffic problems, litter, and pointing out the noise wiLLgo over the top of the 

berm they are installing. Mr. David Barton (4170 Orchard Way) spoke stating 

this is a nice proposal, however, the outstanding attribute of the area is the 

residential quality. He pointed out the church is residentiaLLy zoned and is a 

transition to the residents to the north, suggesting changing from the church to 

office to the residentiaL to the north is hopscotch zoning. He suggested the 

developers come up with a residential deveLopment such as apartments and he 

wouLd support them. CheryL KapLan (4150 Orchard Way) stated she is 

catagoricaLLy opposed to the plan presented and that the residents' desire 

to seLLtheir property is a personal matter. Mrs. Rabuck (4195 Orchard Way) 

pointed out she Lives the same distance off TeLegraph as Reduth Court is Long 

and feeLs they can give their homes the desired residential character and privacy 

with landscaping. John King was present speaking in opposition stating he feels 

there is no need for more office space. C. Max Littlejohn (4185 Sandy Lane) 

also spoke in opposition pointing out traffic congestion and that the deveLopment 

would advers Ly affect his property value. 

Those speaking in favor of the development were Don GunLock (4024 Reduth Court), 

Frank H. Hekker (6181 Dakota Circle), Florence J. Blonde (4073 Reduth Court), 

Ed Spicer (4049 Reduth Court), Tony Brown (1500 Long Lake Rd.), Robert Blonde 

(4073 Reduth Court), Mike Horowitz (436 N. Glengarry), Douglas Etkin 

(6190 W. Surrey), Paul Robertson, Jr. (1851 Crosswick), Peter R. Mozer 

(5675 Woodlands Pass), Mrs. Ramsey (4097 Reduth Court), WiLLiam Peterson 

(4060 Nordstrom), and a representative of St. Andrews Church. Also, 

Benjamin T. Hoffiz, Jr. an attorney representing the property owners. 

Mr. Gunlock stated he is happy to be associated with this development, that 

he owns two lots adjacent to Thorncrest Subdivision, has lived here 24 years 

and is concerned about his neighbors to the east. He pointed out the environment 

has changed substantiaLLy in the time he has lived here and that it now is not 

desirabLe as residentiaL property any more. Other comments made were that 

the property values as residential use are not there, and the residents shouLd 

not have to just walk away from their property. That this wouLd provide a good 

buffer for the residents to the east, and that these homes used to be surrounded 

by wooded properties and actuaLLy were suburban in character. Florence J. Blonde 

expressed concern that they, as 11 homeowners, cannot compete in number with 

the large surrounding subdivisions that are opposed. Mr. Spicer pointed out he 

was not impressed and did not push for the previous proposaLs to deveLop this 

property; however, wants to move and does feel this development would be 

desirable for the neighbors. Mr. Brown pointed out to the people present he 

is a developer and it is almost impossibLe to develop condominiums or apartments 

and that they wouLd generate more noise and traffic than an office wouLd. Also 

that maintenance of the development is important and these peopLe wouLd be good 

neighbors. Robert Blonde stated this wouLd be proper zoning for this property 

pointing out the dangers for residential traffic access to TeLegraph Road, it being 

the size it is. ALso that it used to be onLy four Lanes, school buses won1t even

I 

I Motion 

I 

BLOOMFIELD TOWNSffiPPLANNING COMMISSION 

March 7, 1983 

Page 3 

come down the street, and that it is no longer appropriate for residential homes. 

The issue of fair zoning was brought out and that the plan presented offers much 

protection to the residences through their design of the site plan. Douglas Etkin 

spoke in favor expressing concern wi th probable litigation which could result in 

the local people not having control of the site plan. Mr. Robertson pointed out 

he has developed properties adjacent to office buildings and find they make good 

neighbors. Peter Mozer stated he is one of the 10% that chose not to oppose 

since he feels Foxcroft Subdivision, where he lives, is a neighborhood that can 

stand by itself. He expressed concern with what possibilities could result with 

changes in this property and that he feels this is the safest development they can 

have here. Mr. Hoffiz spoke representing the property owners stating apartments 

would perhaps be the best use; however, do have greater incidence involving police 

and fire, and has people and traffic 24 hours a day. He stated the best use is the 

highest and best and suggested the properties in this proposal could change piece 

meal. He suggested the residents might, as a community, desire to purchase the 

property to retain it without development. He emphasized the situation in this 

area of the Township has changed and that everyone should be fair, set aside 

emotion and look at the situation pragmatically. St. Andrews Church was 

represented as being in favor since they feel it would give them a good buffer 

on the north, and that they feel the residential character of the area left when 

the road was widened to eight lanes. 


to deny the request for rezoning Lots 1 through 8, Deith Subdivision and acreage 

parcels C-270A2, C-270A3 and C-270Al, Section 28, from R-2 to 0-1, based 

upon the master plan and comments made here tonight. 

YEAS: 

NAYS: 

Fisher, Low, Little, Thompson, Dickson 

None 

was made by Low, seconded by Little and was unanimously supported 

to close the public hearing. 


BLOOMFIELDTOwNSHIP 



of Bloomfield will hold a public hearing at the Township Hall, 

4200 Telegraph Road, on Monday, March 7, 1983 at 8:00 p.m. to 

consider the following change to Ordinance No. 265, being the 


Rezone from R-2, Single-Family Residential District, 

to 0-1, Office Building District, based upon Site 

Plan Review for the construction of an office building, 

the following described properties located on both sides 

of Reduth Court and the north side of Nordstrom Drive. 

(East side of Telegraph, midway between Maple Road and 

Quarton Road.) 

Lots 1 through 8, Deith Subdivision and three acreage 

parcels C-270A2(l.12 ac.), C-270A3(.76ac) and 

C-270Al(l.03 ac.) more particularly described as 

follows:

I 


March 7, 1983 

Page 4 

T2N, RlOE, S/W 1/4 of Section 28, Bloomfield Township, 

Oakland County, Michigan. 

Commencing at the Southwest Corner of said Section 28; 

thence N 01°40'16" W. 1210.61 feet, along the West Line 

of said Section 28; thence N. 85°47'07" E. 113.52 feet, 

to the Point of Beginning; thence N. 01°00'56" W. 600.00 

feet, along the Easterly Right of Way Line of Telegraph 

Road (U.S. 24), 204 feet wide; thence N. 87°49'23" E. 

704.02 feet, along the Northerly Line of "Deith 

Subdivision" as recorded in Liber 75 of Plats, Page 10 

of the Oakland County Records; thence S. 01°35'11" E. 

556.27 feet, along the Westerly Line of "Thorncrest 

No.1" as recorded in Liber 78 of Plats, Page 17 of 

the Oakland County Records; thence S. 88°09'03" W. 

474.77 feet; thence S. 58°39'50" W. 83.24 feet; thence 

S. 85°47'07" W. 163.10 feett to the Point of Beginning. 

The above described parcel of land contains 400,400 

Square feet, or 9.1919 Acres. 




(2) 

Public hearing scheduled for 8:30 p. m. to consider rezoning part of acreage 

parcels C-270B, C-270C and C-270D, Section 28, from R-2 to 0-1 for the 

Construction of an office development was withdrawn by the petitioner and 

an announcement was made to anyone present interested. 


I BLOOMFIELD TOWNSHIP 


I 


of Bloomfield will hold a pUblic hearing at the Township Hall, 

4200 Telegraph, on Monday, March 7, 1983 at 8:30 p.m. to consider 

the following change to Ordinance No. 265, being the Zoning 

Ordinance. 

Rezone from R-2, Single-Family Residential District, 

to 0-1, Office Building District, based upon Site 

Plan Review for the construction of an office 

development, part of acreage parcels C-270-B, 

C-270-C and C-270-D, Section 28, more particularly 

described as: 

(part of St. Andrews Church property,6255 Telegraph) 

Part of the SW 1/4 of Section 28, T2N, RlOE, Bloomfield 

Township, Oakland County, Michigan described as beginning 

at a point on the East Right-of-Way line of US-24 

(Telegraph Rd.) as widened, said point located N 89°54'00" 

E 45.50 ft and N 00°42'00" E 724.20 ft and N 89°52'00" E 

54.00 ft and N 00°42'00" E 378.22 ft from the SW Corner 

of Section 28, T2N, RIDE; thence from said point of 

beginning N 00°42'00" E 97.00 ft along the East R.O.W. 

of US-24 (Telegraph Rd.); th N 87°30'04 11 E 167.87 ft; 

th N 60°22'47" E 82.90 ft; th N 89°52'00" E 470.81 ft 

to the west line of "Thorncrest No.1" as recorded in 

Liber 78 Page 17 of Plats of Oakland County Records; 

th S 00°09'44" W 522.94 ft along the west lines of 

"Thornc:rest No.1" and "Thorncrest:! as recorded in 

Liber 70, Page 14 of Plats of Oakland County Records; 

th S 89"52'00" W 347.00 ft; th N 00°08'00" W 378.21 ft; 

th S 89°52'00" W 362.40 ft to the point of beginning. 

Containing 5.179 acres and excepting any restrictions 

or easements of record. 

Note: Above description written from available documents 

and data is subject to field survey.

I (3) 

I 

I 

BLOOMFIELD TOWNSIDP PLANNING COMMISSION 

March 7, 1983 

Page 5 


Dated: February 22, 1983 



A site plan was presented by Wayne-Oakland Bank for conversion of the existing 

building on the NE corner of Hunter and Maywood to a branch bank. They presented 

plans and drawings showing the proposed changes for conversion of the building to 

a branch bank with the main entrance from the parking lot on the east. The plan 

showed three parking spaces in front by the entrance on the west side of the 

building and 22 in the rear. A 10 ft. greenbelt was shown along the east property 

Line and a 25 ft. greenbelt on the Maywood frontage. There was additional 

landscaping between the teLLer window stack-up lanes and the parking lot. They 

stated they wiLLretain the existing architecture while blocking off some windows 

and remove a portion of the building for the drive-up teLLer facilities. Drive-up 

facilities consisted of two windows with 6 car stacking capability for each with 

their approach off of Maywood. The neighboring residents on Maywood and Judy 

Lane were represented in oppos ition to the change. The adjacent property owner 

to the north (1080 Woodward) was present questioning the accuracy of the site 

plan in as much as they have a 20 ft. easement at the rear of their building that 

is not shown on the plan. They stated they have not consented to moving it as 

shown on the plan and feel this plan would create problem traffic flows for them 

and the neighboring residents. 

The petitioners presented a second site plan that includes the 20 ft. easement in 

its present location. This plan provided for one-way access to the parking area 

and a one-way exit. Also one-way traffic to the drive-up windows and the drive 

through traffic would have to cross across the drive for the parking lot. Mr. Cool, 

Traffic Consultant, presented a report of studies they have done stating they feel 

the site is adequate for the proposed branch bank. Stanly Lackowicz (36 Maywood) 

was present expressing opposition and presenting the neighbors petition. They 

were very concerned about their street being a dead-end street and what they 

feel are probable traffic problems that wiLLresult from this change. 

Mr. Harold Stieg, representing the Rouge Manor Improvement Association 

was present stating they do meet zoning and parking requirements; however, 

this is a site plan review and the request needs a subjective review. He stated 

the smaLL site is critical and they have turned the entire use around by putting 

the main entrance in the rear facing the residential neighbors. Traffic will 

enter from Maywood turning it into a main road. He pointed out the size of 

the building for banks has very little to do with customer use, the number of 

people and traffic. Also that anything done in this area affects the entire area 

because of the small sites and tight parking. He emphasized you have to allow 

for human nature and that they feel certain people would park on the street along 

with having overflow from the drive-up facilities on the street. He stated there 

just isn't adequate manuvering space and this would be a serious problem for 

these neighbors. He indicated informationpresented is theorotical and 

considering todays banking situation which is changing regularly, he did not 

feel the plans presented adequately take into consideration the necessary 

factors of safety and convenience along with working harmoneous ly with the 

adjacent neighborhoods. John King, a resident in the area, was present 

expressing opposition.

I 

I 

I 


March 7, 1983 

Page 6 

- - ------- 

Motion was made by Little, seconded by Low and was unanimous ly supported 

to deny the request by Wayne-Oakland Bank for conversion of the existing 

building on Lot 1 and 1/2 of 2, Assessor's Maywood State Sub. and Lots 25 

and 26, Maywood ViLLas Sub., Section 25, into a branch bank. Denial is 

based upon traffic problems, inadequate stacking arrangements, plan not 

conforming to Ordinance by virture of size. Plan does not have appropriate 

setbacks necessitating going to Board of Appeals for relaxation of requirements. 

Petitioner cannot assure safety and convenience or harmonious relationship 

in the neighborhood. 

(4) 

Paul Robertson, Jr. presented a new plan for development of the Beardsley 

property, acreage parcel C-15-6, Section 2 into multiples and detached cluster 

homes with a smaLL convenience center in the southwest corner of the property. 

He requested a public hearing for rezoning. Motion was made by Fisher, 

seconded by Low and was unanimous ly supported to table the request for 

development of acreage parcel C-15-6, Section 2, into multiples and cluster 

homes for study and review. 

(5) 


approving the February 7, 1983 minutes as submitted. 

(6) 

Motion was made by Fisher, seconded by Low and was unanimously approved 

granting approval for the Annual Report as submitted. 

Election of officers for the new year was held and the foLLowing were elected 

to serve: 


np 

Chairman: 

Vice-Chairman: 

Secretary: 

Charles Thompso n 

Frank Fisher 


submitted, 

-,jJ....,.--r-.l1ttLe, Secretary 

Commission 

096

I 

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--- -- -------------- 




PRESENT: Thompson, Fisher, Little, Low 

ABSENT: Cari_er 

(1) 

Public Hearing considering amending Zoning Ordinance No. 265 by 

amending and revising Article XV, General Provisions, Section 1516, 

Floodplain Controls (All Districts) was called to order and the 

proposed change was read. Motion was made by Little, seconded by 

Low and was unanimously supported forwarding to the Township 

Board with recornnendation for approval an amendment to Zoning 

Ordinance No. 265 amending and revising Article XV, General 

Provisions, Section 1516, Floodplain Controls (All Districts) 

as advertised for public hearing tonight. 

Yeas: 

Nays: 

Little, Low, Fisher 

None 

Motion was made by Fisher, seconded by Low and was unanimously 


(NOTICE OF PUBLIC HEARING) 



NOTICE IS HEREBY GIVEN that a Public Hearing will be held by 

the Planning Commission of the Township of Bloomfield, Oakland 

County, Michigan on Monday, February 7, 1983 at 8:00 p.m. at 

the Township Hall, 4200 Telegraph Road in said Township for 

the purpose of amending Ordinance No. 765, being the Zoning 

Ordinance, and that same be amended by revising ARTICLE XV, 

GENERAL PROVISIONS, Section 1516 to read as follows: 

AMEND AND CHANGE: 

SEC. 1516, FLOODPLAIN CONTROLS (All Distric~s) 

1. Floodplain as used herein shall mean the area 

delineated by the Federal Emergency Management 

Agency on the official "Flood Boundary and 

Floodway Map" for the Township of Bloomfield. 

2. No building or land shall be used within a 

floodplain except for such uses as are specified 

under the Principal Uses Permitted and Principal 

Use Permitted Subject to Special Conditions 

Sections of this Ordinance for the applicable 

Zoning District wi t:hin which such floodplain is 

located. 

3. All construction, filling, excavation, and 

improvements within a floodplain shall be 

subject to the provisions of the Township of 

Bloomfield Floodplain Ordinance (being 

Ordinance No. 351). 



BLOOMFIELD TOWNSHIP CLERK

I 

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Page 2 

(2 ) 

Robert Stine, Architect, presented the site plan for an addition 

to the building on part of Lot 23, Devon Hills Estates, Section 16, 

located on the south side of Long Lake Road, east of Andover. 

There was discussion on a revised plan he presented in response 

to the Planner's review letter. There is no roof top equipment 

p:oposed since they will tie into the existing system and no 

wlndows on the west wall. He pointed out the building is located 

at the rear of the property due to topography and the large stand 

of trees by the front property line. Also "chat they are short 

of Ordinance requirement with respect to parking, however, have 

an excess of parking from the viewpoint of the tenant's needs. 

He emphasized the owner wishes to save the trees at the front 

property line and that there is a steep change in grade along 

the easterly property Jine where the additional required parking 

could be located to meet Ordinance requirement. Motion was made 

by Fisher, seconded by Low and was unanimously supported to forward 

to the Township Board with recommendation for approval the site 

plan for an addition to the building on part of Lot 23, Devon Hills 

Estates, Section 16, with notation the building is in line with the 

existing building which encroaches into the required rear yard 

setback and having parking in the front of the building. Also 

that, due to topographical conditions, the parking is recommended 

for approval as shown contingent upon elimination of the two 

spaces in the required front setback, making the site short five 

parking spaces which can be reviewed at a future date should there 

be a change in tenants. 

(3 ) 

Robert Slatkin, Delover, and Robert Williams, Architect, presented 

a request to rezone part of the St. Andrews Church property on 

Telegraph Road, north of Maple from R-2 to 0-1 for construction 

of an office development. Their proposed development is for nine 

one-story buildings which is designed to blend into the area and 

compliment the church and surrounding properties. They stated 

they anticipate they will have up to 50% medical office space and 

the remainder will be general office with the parking allotment 

controlling the exact amount of medical. Also they propose 

over-lapping parking with the church and indicated a legal document 

will be presented with regard to parking in case there is ever 

a change in the use of either property. Mr. John Batty, a 

representative of the adjacent Thorncrest Subdivision was present 

indicating interest. Motion was made by Low, seconded by Fisher 

and was unanimously supported calling for a public hearing on 

March 7, 1983 at 8:30 p.m. to consider rezoning of part of acreage 

parcels C-270B, C-270C and C-270D, Section 28, from R-2 to 0-1 

based upon site plan review for the construction of an office 

complex. 

(4) 

Motion was made by Low and was unanimously supported approving the 


(5) 

The Annual Report was distributed to the Commission for review. 

I Meeting adjourned. 

np 

ctfully submitted, 

• 

¥.~Ulttle, Secretary 

Commission




PRESENT: Thompson, Fisher, Low, Carter 

ABSENT: 

I (1) 

Little 

Bruce Gershenson representing Ramco Ventures was present along with 

Jack Hamburger and the architects presenting a request to rezone Lots 1 

through 8, Deith Subdivision and acreage parcels C-270A1, C-270A2 and 

C-270A3 in Section 28, from R- 2 to 0-1. They presented plans for an 

office building on the property which would be designed so that only one 

story would be visible to neighboring properties with landscaping serving 

as a buffering screen between the residential neighbors and the office 

building. The plan proposed a 6 ft. serpentine wall along the rear. 

Motion was made by Low, seconded by Fisher and was unanimous ly 

supported to call for a public hearing on Monday, March 7, 1983 at 

8:00 p. m. to consider rezoning Lots 1 through 8, Deith Subdivision and 

acreage parcels C-270Al, C-270A2 and C-270A3, Section 28, fromR-2 

Single-Family Residential Districts, to 0-1, Office Building Districts, 

based on site plan review for the construction of an office building. 

I 

I 

(2) 

The site plan for convers ion of the existing building (Ted's Restaurant) on 

the SE corner of Woodward and Square Lake Roads was reviewed with our 

planner and the petitioner. A landscape plan was submitted for review. 


supported to forward the site plan for conversion of building on acreage 

parcel C-94B and part of C-94A, Section 10, into a medical clinic to the 

Township Board with recommendation for approval, subject to review and 

approval of the landscape plan. 


to remove the site plan review for an office bui lding on acreage parcel C-311-2, 

Section 31, located on the NE corner of Franklin and Fourteen Mile Roads, 

from the agenda and deny without prejudice due to lack of action. 


supported approving the January 3, 1983 minutes as submltted. 

np 

submitted, 

Deloris lttle, Secretary 

Planning Commission

I ABSENT: 

BLOOMFIELD TOWNSillP 



PRESENT: Thompson, Fisher, Low, Little, Carter 

None 

(1) 

Motion was made by Carter, seconded by Fisher and was unanimous ly 

supported caLLing for a public hearing on February 7, 1983 at 8:00 p. m. 

to consider amending Zoning Ordinance No. 265 by amending and revising 

Article XV, General Provisions, Section 1516, Floodplain Controls 

(ALLDistricts). 

(2) 

A site plan was presented for the conversion of Ted l s Restaurant building 

on the SE corner of Woodward and Square Lake Roads into a medical clinic. 

The plan presented requires a variance in the required setback on the Square 

Lake Road frontage. Motion was made by Fisher, seconded by Carter and 

was unanimously supported to forward the site plan for the existing building 

on acreage parcel C-94B and part of C-94A, Section 10, to be converted into 

a medical clinic to the Board of Appeals for review of the requested variance 

and to the Planner for study and review. 

I (3) 

A preliminary development plan was submitted for the Beardsley property, 

acreage parcel C-15-6, Section 2. The plan was for aLLmultiples and singlefamily 

cluster homes and did not include the office portion that was on the 

previous request. The petitioners were not present and wiLLmake a 

presentation to the Commission at a later date. 

(4) 

I np 

Motion was made by Low, seconded by Fisher and was unanimous ly supported 

approving the December 6, 1982 minutes as submitted. 


submitted, 

1h~~~Le, Secretary 

Commission

I 

I 

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ABSENT: None 

(1) 

Public hearing to consider rezoning of Lot 38, Bloomfield Acres, Section 5, 

from P-l, Vehicular Parking District and B-3, General Business District, to 

B-3, General Business District, based on site plan review for an addition to 

the existing building at AndersonToyota, Inc. was caUed to order at 8:00 p. m. 

Ed Ashor, Architect, and Mr. Anderson presented the request for an addition 

to the existing building to house a service department. The site plan presented 

was a development plan for lots 35 through 38 and 55 through 62 of Bloomfield 

Acres. This included the proposed addition on lot 38 to the building presently 

located on lots 55, 56 and 57. Also changing and removing part of a smaU 

building on lot 61 and removal of a building on lot 62 for a parking and display 

area for used car sales. Mr. Anderson stated their over-aU development plan 

wiU include a 25 ft. green setback along Telegraph and 10 ft. green setback 

along Hood Road at the south end of their property. Also that their plan does 

not include the 25 ft. setback at the rear along Hood Road, however, they wiU 

add this to their plans. He also stated they did not intend to incLude trees in 

the front greenbelts since they felt visibility would be a problem from their 

display viewpoint, however, that they are wiUing to add some canopy type trees 

if neCes sary. They indicated the 25 ft. setback along Hood Road on the south 

frontage of their property is very difficult for them to accomplish and they 

would request a variance of 15 ft. allowing for a 10 ft. greenbelt in that area. 

One neighbor, Mike Gilbert, was present in opposition expressing concerns 

about traffic entering Hood Road from the aCCess in the rear, the customers 

test driving cars on Hood Road, and with an outdoor loud speaker system which 

is annoying to the residential neighbors. Mr. Anderson responded that the 

driveway in the rear is iUegal and is not supposed to be used, pointing out that 

this new addition is in that same area which wiU eliminate that problem. 

Motion was made by Little, seconded by Low and was unanimous ly supported 

recommending to the Township Board approval of rezoning Lot 38, Bloomfield 

Acres, Section 5, from P-1 and B-3 to B-3, subject to submittal of a revised 

plan incLuding 25 ft. greenbelt in rear of property along Hood Road, a 25 ft. 

greenbelt along frontage on Telegraph Road and a 10 ft. greenbelt along Hood 

Road on the southerly boundary which is contingent upon Board of Appeals 

review and approval of the variance. The proposed development plan is 

approved in concept only and a final site plan is to be submitted including 

detail of aU changes to be made to the property, landscaping detail, sign 

detail, and a time frame for the proposed changes. 

Yeas: 

Nays: 

Little, Low, Carter, Fisher 

None 

Motion was made by Low, seconded by Carter and was unanimous ly approved 





PLEASE TAKE NOTICE that the Planning Commission of the 

Township of Bloomfield will hold a pUblic hearing at the 

Bloomfield Township Hall, 4200 Telegraph Road, on Monday, 

Dece~)er 6, 1982 at 8:00 p.ro, to consider the following 

change to Ordinance No. 265, being ~he Zoning Ordinar-ce:


December 6, 1982 - 

Page 2 

Rezone from B-3, General Business Districts, 

and P-l, Vehicular Parking Districts, to 

B-3, General Business Districts, the following 

described prope~ty located on Hood Road and 

immediately behind 1951 Telegraph Road, based 

on site plan review for an addition to the 

existing building: (Anderson Toyota, Inc.) 

I Lot 38, Bloomfield 

Township, Oakland 

Acres, 

County, 

Section 5, Bloomfield 

Michigan. 

I 

I 




(2) 

Messrs. VanderKloot, Mrs. VanderKloot, representatives of Johnson, 

Johnson & Roy, Planners, along with their engineers were present for 

discussion on their proposed development plan submitted for the VanderKloot 

property in Sections 20 and 21 which was tabled for review on October 18. 

The development is a mixture of single-family lots and cluster housing with 

an over-aU density of .9 units per acre. They have submitted a revised plan 

since the last meeting which includes layout for the last phase adjacentio the 

existing VanderKloot home consisting of fourteen units. The plan submitted 

is a preliminary over-all development plan for which they are seeking approval 

so that they can proceed with complete site plans of each phase as they are ready 

to proceed. They stated they hope to start next spring and that they anticipate 

the total project will develop over a minimum five-year period of time. 

Motion was made by Carter, seconded by Little and was unanimously approved 

granting approval of the preliminary development plan as presented for the 

VanderKloot property, acreage parcels C-188, C-189A1, C-189A2, C-189C, 

C-199, C-200 and C-201A, Sections 20 and 21. Plan is approved in concept 

and is subject to review and approval of detailed plans for each phase as 

development is ready to proceed. Subdivision plats are to be submitted for 

the portions in single-family lots. One-family cluster areas approved include 

areas extending beyond 360 ft. depth from the major road and those areas that 

encroach into perimeter setbacks. The cluster area in the northeasterly corner 

of the development appropriately penetrates the setback due to the relationship 

with adjacent property which is part of Echo Park Subdivision and is perpetual 

open space. Cluster in the southeasterly portion of development adjacent to the 

church property and Lone Pine is included due to topographic configuration and 

existing uses of neighboring properties along with the landscape treatment. 

Yeas: 

Nays: 

(3) 

Carter, Little, Fisher, Low 

None 

Mr. Cohan, Architect, representing Dr. Quizon was present for disucssion 

on the proposed shopping center and clinic on the westerly side of Telegraph, 

immediately north of CarPs Golf Course and east of Square Lake Condominiums. 

The Commission pointed out the plan lacks the required 10 ft. side yard setbacks 

which would require a variance. Also that the parking spaces cannot be computed 

since floor plans were not submitted. There was discussion on the parking 

requirements and the petitioner stated they are aware of the Ordinance

I 

I 

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Page 3 

requirement and will allocate space in the center according to the number 

of spaces available. Landscaping and sign detail was also missing, however, 

it was pointed out the location of some of the trees shown may be hazzardous 

for traffic. Motion was made by Little, seconded by Fisher and was unanimously 

supported to forward to the Township Board with recommendation for approval 

the site plan for a shopping center and medical clinic on acreage parcels C-28-C- 

D-E-F-G-I, Section 5, based on Board of Appeals review and approval of side 

yard setback variances. P Lan presented tonight is approved in concept and 

detailed plans are to be submitted conforming to Ordinance with respect to 

parking, landscape and signs. 

(4) 

Motion was made by Fisher and was unanimously supported approving 

the October 18 minutes as submitted. 


np 

Deloris V. Litt , Secretary 


I 

I 

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ABSENT: None 

(1) 

A site plan was submitted for development of the Vander Kloot property 

in Sections 20 and 21 bounded by Telegraph, Lone Pine Road and Echo 

Road. The proposed development consists of 104 homes - 56 cluster 

units and 48 single-family sites. They pointed out they have 131.5 gross 

acres of which 20.2 acres are lake and low land leaving 111 developable 

acres for an overall density of .93 units per acre. At some future 

time 13 lots around the Vander Kloot residence which has been excluded 

from this development plan will be added. All development is proposed 

for lands above 860 0 elevation even though wetlands is considered to 

be land below 850°. Development would be in three phases. They have 

included three park areas in the development; clustered areas would 

have four or five homes in a cluster, and single-family lots range 

from 22,300 square feet to 40,000 sq. ft. Houses proposed range from 

2,800 sq. ft. to 4,000 sq. ft. and would be primarily brick with wood 

trim. Large oak and pine trees in the southwest corner of the site 

will be saved and there will be a buffer of conifer evergreens around 

the church in the southeast corner and along Telegraph Road. Clusters 

are placed between existing stands of trees. Ingress and egress would 

be from Lone Pine Road which would be a boulevard entrance and a loop 

road containing two circles throughout the development. They stated 

they are requesting an exception in terms of the road profile to save 

trees and work with the natural terraine to give a low key profile to 

the road character. In some areas the proposed road is 27 ft. pavement 

with 6 ft. shoulder on each side with timber retaining walls. In 

open areas where possible they propose roadway consisting of 60 ft. 

right-of-way. There are nine variances in the proposed plan, one in 

set back and the others in distance between buildings in the cluster 

area. Motion was made by Low, seconded by Fisher and was unanimously 

supported to table the site plan of the proposed development of Vander 

Kloot property in Sections 20 and 21 to December 6, 1982 for study 

and for review by the Township Planner. 

(2) 

George R. Cohan, Architect, presented a site plan for a shopping center 

and medical clinic on the westerly side of Telegraph Road just south 

of Carl's Golfland in Section 5. The Commission indicated more detail 

(signs and landscaping) is required and should be submitted for review 

prior to the December 6 meeting. Motion was made by Carter, seconded 

by Low and was unanimously supported to table the site plan for a shopping 

center and medical clinic on acreage parcels C-28C, D, E, F, G, I, 

Section 5, for study and review by the Township Planner. 


the October 4, 1982 minutes as corrected. 

np 

Re ~ectfullY submitted, 

Deloris V ittle, Secretary 

Planning Commission

I 

I 

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PRESENT: Thompson, Fisher, Little, Carter 

ABSENT: Low 

(1) 

Public hearing was called to order at 8:00 p.m. Discussion was held 

on the request for rezoning ac. par. C-241B from P-1 to 0-1 and ac. 

par. C-241A and easterly part of C-244, Section 25, from R-3 to P-1 

based on site plan presented. Mr. Stieg, attorney representing Rouge 

Manor Improvement Association, voiced opposition pointing out the 

detrimental effects on the residential area, traffic problems, etc. 

Mr. Scott Romley of Abbey Road voiced opposition and indicated how the 

area floods during periods of the year. Charles Tallenger representing 

Bloomfield Estates was present in opposition along with a resident 

of their subdivision, John King. Leo Shea of Bloomfield Manor Association 

stated they contacted 90% of their membership and all expressed opposition. 

Walter Wikor, a neighboring resident in Birmingham Riverview Subdivision 

expressed opposition. Mathew Seidl and Bruce Smith, residents of 

Maywood Road were present expressing opposition. William R. Brownfield 

representing the City of Birmingham was present requesting the impact 

on the residents in their City be taken into consideration. After 

much discussion, motion was made by Little, supported by Fisher and 

was approvedto deny the request for rezoning in Section 25 of ac. par. 

C-241B from P-1, Vehicular Parking Districts, to 0-1, Office Building 

Districts, and ac. par. C-241A and part of C-244, Section 25, from R-3, 

One-Family Residential Districts, to P-1, Vehocular Parking Districts 

for the following reasons: rezoning the present P-1 zoned area to 0-1 

would allow the construction of the proposed office building in close 

promimity to abutting residential properties and would have a detrimental 

environment, aesthetic and economic effect on those properties. 

A portion of the proposed parking area which requires rezoning of 

property to P-1 would tend to surround a significant portion of adjecent 

residential property. Rezoning of the area presently zoned Residential 

to P-1 would, because of the unusual topographical relationship to 

surrounding residential properties, be a detrimental intrusion into a 

residential area that could not be overcome by construction of walls 

or greenbelts. Finally the proposed rezoning would allow construction 

of a large office building without sufficient road frontage to allow 

development of reasonable patterns of ingress and egress. Additional 

traffic would also aggravate the problem residents on Maywood presently 

have of exiting their street onto Hunter Boulevard. 

Yeas: 

Nays: 

Little, Fisher, Thompson, Carter 

None 


supported to close the pUblic hearing. 



of Bloomfif'ld will hold a Public Hearing at the Township Hall, 

4200 Telegraph Road on MONDAY, OCTOBER 4, 1982 at 8:00 p.m. to 

consider the following change to Ordinance No. 265, being the 


To rezone the following described property, based 

on site plan, located immediately north and east 

of 950 Hunter Associates' office building; east of 

Michigan National Bank; and south of Maywood Villas 

Subdivision. Rezoning is for construction of a new 

office building north of the existing office building 

and foY addiLional parking to the northeast and east 

000 

l b G

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Page 2 

- ----- -- ---------------- 

of the existing office building. 

Rezone from P-l, Vehicular Parking District, to 0-1, 

Office Building District, a parcel of acreage 

described as: 

Land in the Northwest 1/4 of Section 25, T2N, RlOE, 

Bloomfield Township, Oakland County, Michigan, 

described as beginning at a point distant N 

1°44'00" W, 430.15' and N 89°12 1 00" W, 530.98' from 

the center uf said Section 25; th N 89°12'00" W, 

311.37'; th 7.93' along a curve to the right, radius 

2864.93', chord N 47°49'30" W, 7.93'; th N 1°47'00" W, 

170.89'; th S 89°32'00" E, 137.09'; th S 45°50'15" E, 

257.89' to the Point of Beginning, containing 0.92 

Acres and subject to final survey. (Ac. Par. C-241B) 

Rezone from R-3, One-Family Residential District, to 

P-l, Vehicular Parking District, a parcel of acreage 

described as: 

Land in the Northwest 1/4 of Section 25, T2N, RlOE, 

Bloomfield Townshipr Oakland County, Michigan, described 

as beginning at a point distant N 1°44'00" W, 430.15' 

and N 89°12'00" W 203.45' from the center of said 

Section 25, said ~oint being the centerline of the 

Rouge River; th alony said centerline.Northerly.2~4:+;" 

th along the south line of "Maywood V1IJas Subd~v~s~on 

(L~ber 43 Page 17 Oakland County Records), N 89°54'40" 

W, ~ 385.61'; " th S 0°05'20" W, 89.56'; th S 45°50' 15" E, 

382' to the centerline of said Rouge River; th along 

said centerline Northerly 280' to the Point of Beginning, 

containing 2.46 Acres, subject to final survey. 

(Ac. Par. C-241A and easterly part of C-244) 

persons interested will be heard. 

DELORIS V. LITTLE, CLERK 

(2) 

A revised site plan for an office building on the NE corner of Woodward 

Ave. and Alice Street was discussed. The building is a one-story rather 

than the two-story previously approved. They will add a second story at 

some future date. The office zoned lot at the rear of this property 

is not included, however, they stated they do not intend that it will 

develop into an individual office site. It is used for residential 

purposes at this time and they intend to maintain the residence. The 

wall at the rear of the site is being removed from the plan and replaced 

by a landscaped bermed greenbelt. The petitioner is also installing 

a chain link fence on the north property line to match the one being 

installed by the neighbors along the Township boundary line. A document 

is to be submitted with respect to the office zoned property stating 

it will eventually become a part of this site with ingress and egress 

from Woodward. Motion was made by Carter, seconded by Fisher and was 

unanimously supported to forward the siteplan for an office building 

on Lots 1 - 4, Bloomfield High Point Subdivision, Section 4, to the 

Township Board with recommendation for approval contingent upon 

submittal of a recordable document that the office zoned lot at the 

rear of this site will eventually become a part of this site with egress 

and ingress from Woodward Avenue and not the residential street. 

(3) 

Motion was made by Little, seconded by Carter and was unanimously 

supported to call for a public hearing on December 6, 1982 at 8:00 p.m. 

to consider rezoning Lot 38, Bloomfield Acres, Section 5, from P-l to 

B-3 for an addition to the existing building at Anderson Toyota, Inc.

I 

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Page 3 

(4) 

Motion was made by Fisher, seconded by Carter and was approved to 

approve the July 19, 1982 minutes as submitted. 

Motion was made by Fisher, seconded by Carter and was approved to 

approve the August 16, 1982 minutes as submitted. 

Motion was made by Carter, seconded by Thompson and was approved to 

approve the September 20, 1982 minutes as sUbmitted. 

Motion made by Fisher, seconded by Carter and was approved to call 

for a public hearing to consider the rezoning of the P-1 portion 

of Lot 38, Bloomfield Acres, Section 5 to B-3, at 8:00 p.m. on 

12-6-82. 


np 

ectfully submitted, 

~v Y.rl---J-J., /;., ) 

Deloris v~ecretary 

Planning Commission

I 

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I 

TWENTY -SECOND ANNUAL REPORT 


In accordance with Sections 3 (4) Act. No. 168 of Public Acts of 1959, submitted 

herewith is the Twenty-second Annual Report of the Bloomfield Township Planning 

Commission for the fiscal year ending September 30, 1982 concerning its 

operations and status of planning activities. Recommendations forwarded to 

the Township Board related to planning and development are summarized: 

The following members of the Planning Commission served during 1982: 




Dr. John D. Schmitt (deceased May 1982) 



During the year 14 meetings were held of which 5 were administrative review 

sessions held for study purposes. 

The following Ordinances were sent to the Township Board for ratification since 

October 1, 1981: 

Text Changes 

Ord. No. 339 Revise Ord. 265 by adding to ART. II, SEC. 201, Definitions, by 

revising Subsection 73 and adding 74. Add to and delete from 

ART. VII, B-2 Community Business District, SEC. 701 and add 

SEC. 702, Area and Bulk Requirements. Change ART. VIII, B-3 

General Business District, by adding to SEC. 801, Principal Uses 

Subject to Special Conditions, Subsection 9 and change SEC. 801 

by deleting Subsection 10. 

(Definitions for Banquet HaJl and Restaurant--criteria for Class C 

and/or Tavern Licensed Restaurants in B-2 and B-3 Districts) 

Ord. No. 340 Revise or change ART. XV, SEC. 1508, Performance Standards, 

Subsection 10. Res idential Waterfront Use. 

Map Changes 

Ord. No. Rezone Lot 38, Bloomfield Acres, Section 5, from P-l to B-3 

for the addition to the building at Anderson Toyota.

I 

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TWENTY -SECOND ANNUAL REPOR T 

Page 2 

Plats approved 

Plats denied • • • • 

Site Plans Approved • 

Site Plans Denied • 

Zoning Requests. 


A public hearing was held pertaining to the question of wetlands and a proposed 

development of Outlot A, Long Lake Shores, Section 7, which is in Litigation. 

The determination was this property is proper ly clas s ified as a wetland and 

the proposed construction was denied. 

Plats reviewed and approved were recommended to the Township Board for 

approval as foLLows: 

• 2 

• a 8 

· 2 3 

• 3 

Echo Park Sub'dn., Sections 16 & 17 -- preliminary plat 

Foxwood Sub'dn., Section 1 -- preliminary plat 

(replatting of Lots 1-2-3, sip No.4) 

Following are requests made for rezoning received during the year and the 

recommendations made by the Commission: 

Acreage parcels C-241A, C-241B and C-244, Section 25--Hunter Boulevard, 

south of Big Beaver. P-l to 0-1 and R-3 to P-l. Denied based upon it being 

an intrus ion on the surrounding area and insufficient road frontage for proposed 

development. 

Parts of Lots 37 and 38, Bloomfield Acres, Section 5. Later changed to 

Lot 38, Bloomfield Acres, Section 5. P-l to B-3. Recommended approval. 

Acreage property C-15-6, Section 2. R-l to 0-1 and R-M. (Robertson 

Brothers Bloomfield Lakes development) Currently postponed at petitioner 

request.

I 2. 


TWENTY -SECOND ANNUAL REPORT 

Page 3 

- - - ---------- 

Court tests of zoning decisions on the following parcels of property were under 


1. Lone Pine and Telegraph- -C-198B, Section 21. Residential to 

Commercial. Change to MUltiple zoning was appealed to higher 

court by petitioner. Judgment made in favor of the Township. 

Big Beaver, east of Woodward--part of Lot 4, sip No.5, Section 25. 

Residential to Office. The Township approved Cluster extending beyond 

360 feet depth at 3 units per acre. Judgment in favor of the Township-residential 

zoning was upheld. 

3. Square Lake Road and Lahser--Lots 1-2-3-4-5-53, Colonial Estates, 

Section 10. Residential to Office. A trial date is expected in the near 

future. 1 

4. Outlot A, Long Lake Shores, Section 7-- Wetland proposed for 

residential development. Trial date is set for March 1983. 

Election of officers for 1983 was held and resulted in the following being 

elected to serve: 

I Chairman: 


Secretary: 

I 


Frank Fisher 


The Planning Commission would like to express thanks for the counsel and efforts 

of Mr. Vitican during this past year and to expres s regret over his Leaving. We 

wish him much happiness in his retirement. ALso to welcome Mr. Stolicker as 

our PLanner and thank him for his cooperation in our consultations on planning. 

np 

submitted, 

DeLoris V. e, Secretary 

Planning Commission

I 

I 

I 

- - - - ------------------- 





PRESENT: Thompson, Carter, Little 

ABSENT: Fisher, Low 

(1) 

Art Welch of Anderson Toyota was present requesting rezoning of the 

P-l portion of Lot 38, Bloomfield Acres, Section 5, at the rear of 

their property for an addition to their building located on Telegraph 

between Hood and Myrtle. Following discussion it was decided a 

revised plan would be submitted for review and that a public hearing 

would be scheduled for the 15th of November. 

(2) 

A revised site plan for an office building on the NE corner of 

Woodward Ave. and Alice Street was submitted. Mr. Boggio was present 

stating they now wish to build a one-story building, however, will add 

a second story to the building in the future. This revised plan leaves 

one office zoned lot undeveloped and the petitioner was requested to 

submit a recordable document that the lot at the rear will not be used 

as a single site and will become a part of this office site when the 

second story is added. There will be a landscaped berm between the 

existing house on that lot and the new office building in the interium. 

The plan was forwarded to the Planner for review. 

(3) 

Discussion was held on the rezoning request by Robertson-Jamieson 

Corporation for rezoning of acreage in Section 2 from R-l to R-M 

and 0-1 for their proposed Bloomfield Lakes Development. A public 

hearing was scheduled for October 18, however, following discussions 

it was decided tp postpone the public hearing considering rezoning 

of the property for further study and review. 


np 

Re;rtctfuIIY submitted; 

~v, Deloris V. °ttle, Secretary 

Planning Com~ission

I 

I 

I 


August 16, 1982 

PRESENT: Thompson, Low, Fisher, Little 


(1) 

Mr. Eric Lutz of the Anthony S. Brown & Eric Yale Lutz Development 

Company was in attendance to represent their request for the rezoning 

of acreage parcel C-241B from P-l to 0-1 and acreage parcel C-241A and 

the easterly po~tion of C-244 from R-3,to P-1. Mr. Lutz stated that 

Mr. Pratt, President of the atijoining Maywood Subdivision Homeowners 

Association as well as the residents are in complete agreement with 

the request to rezone. Inasmuch as a portion of acreage parcel 

C-241A falls within a flood plain area, the Commission questioned 

Mr. Lutz regarding D.N.R. approval. The Commission further recommended 

a traffic study for the traffic turning north on Woodward 

out of the proposed parking lot as this is an already somewhat 

hazardous intersection. Motion was made by Little, seconded by Low 

and unanimously supported to call for a public hearing 10-4-82 at 

8:00 p.m. to consider rezoning Ac. Par. C-241B, Section 25 from P-l 

to 0-1 and Ac. Par. C-241A and easterly portion of C-244, Section 25 

from R-3 to P-1. 

(2)Mr. Ed Sherr an , a new architect working on the two-story office 

building to be located on the east side of Telegraph Road between 

Pemberton and Dedham Court (Lots 51 thru 57, Devon Hills Subdivision) 

came before the Planning Commission for final site plan approval. Mr. 

Sheeran stated that a default judgement against the Devon Hills Sub. 

Association will come before the Oakland County Circuit Court on 

Friday, August 20, 1982 for lack of response by said Association to 

correspondence regarding deed restrictions and the proposed office 

building. Fisher motioned, seconded by Low and unaminously supported 

to forward this site plan to the Township Board with recommendations 

for approval contingent on the final outcome of the Circuit Court 

hearing and variance approval by the Zoning Board of Appeals. Variance 

requests will be heard by the Zoning Board of Appeals of Tuesday, 

September 14, 1982 and the Township Board will give their consideration 

on September 27. 

(3) 

Mr. Robertson, Sr. and Mr. Robertson, Jr. of the Robertson Jamieson 

Corporation were in attendance giving a lengthy presentation on 

development of the 167 acre site in Section 2 of the Township to be 

called Bloomfield Lakes. This particular property is bordered by 

1-75 and Square Lake Road, it drops 30 feet below the highway making 

it an extremely noisy area, it is lacking in natural beauty and will 

take some 400,000 yards of earth moving to prepare for building. The 

Paul T. Pohly Company of Dallas, Texas has prepared an extensive market 

analysis of this site which will be placed on file. Mr. John Anderson 

is the Land Planner of this 167 acreage parcel. Fisher made the motion, 

seconded by Low and unaminously supported to call for a public hearing 

on 10-18-82 at 8:00 p.m. to consider rezoning parts of Ac. Par. C-15-6, 

Section 2 from R-1 to 0-1 and RM. 


wsc 

ectfully submitted, 

~~~" V. PI oM !J eJ 

Deloris V ~~ecretary 

PlannIng Commission

I 

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July 19, 1982 

PRESENT: Thompson, Fisher, Low and Little 


(1) 

Mr. Appleford, representing Mr. & Mrs. Dave Goode, presented their 

request for the construction of a house on Outlot A, Long Lake Shores 

Subdivision, Section 7, which has been interpreted as a wetland by 

the Township. The matter is currently being litigated. The hearing 

was held by agreement between the attorneys on the basis of the Township 

Zoning Ordinance which provides for a hearing by the Planning Commission 

to determine if the proposed development conforms to all requirements 

of Section 1517, da. Mr. Appleford stated the proposed plan is the 

same property and same request that was submitted to the D.N.R. That 

in respect to the question of whether or not the island or a part of 

it is a wetland, they acknowledge it is in part a wetland. That under 

State statute it is a wetland and that Mr. Goode applied for a permit 

on the basis of that. He pointed out that the issue is what can be 

done with the land. He reviewed criteria the D.N.R. deals with pointing 

out the standards they must look at and comparing them with Township 

Ordinance requirements. He noted the Township Ordinance requires two 

additional items; that it not affect the natural features of a wetland 

and that the location of all natural features of wetlands not be rearranged 

for a 20 ft. distance from the edge of the wetland. He 

emphasized they are not creating a basic change and that the property 

will remain in a natural state. Also that this gets into the question 

of where is the wetland and where isn't the wetland. He stated the 

house is well away from the canal; that the method of construction and 

location of the house is arranged so that the subsoil will not be 

disturbed; and that the request is well within all criteria mentioned 

in the Ordinance for development. 

Township Planner, Garry Stolicker, was present stating there are two 

questions to be reviewed: (1) Is it a wetland? (2) Based on plans 

and exhibits presented is this development proposal possible under the 

Ordinance He referred the Commission to the report conducted by Swanson; 

the purpose of the Zoning Ordinance and how it speaks to wetlands; the 

hearings held regarding a permit to construct a bridge to the island; 

and the Federal flood plain study and map which includes this property. 

There were approximately 45 interested people from the area present 

in opposition. Irwin Cohen, representing an adjacent property, stated 

there is no question that this property is a wetland. Also, that those 

items required in the Township Ordinances for review of a proposed 

development have not been presented. Mr. Smiley stated he is a homeowner 

in the area and he knows most of the island is at the water line 

or below, emphasizing he cannot envision how a house could be built 

on the property. Werner H. Wahl stated he walked the island this 

past May and found over half of it under water and the other half 

spongy--enough so that he got stuck several times. Also that he feels 

it is incomprehensible that anything can be developed on the island 

at all. 

James A. Brescoll, an adjacent resident, stated if ever there was a 

wetland, this island is one. He gave some history pointing out the 

island now is actually the result of several dredging projects through 

the years. He feels the soil is too fragile for development and that 

it would be a serious and imminent threat to the property values. He 

also questioned possible further development in the future. Lot 53 

was represented stating their property is under water in the spring 

and the island elevation is lower than theirs. Donald L. Stivender 

spoke in opposition. 

Motion was made by Low and seconded by Fisher that based upon reviewing 

the definition of wetlands in Zoning Ordinance No. 265, review by 

Township engin~ers, pictures presented of the island and comments of 

those residents in the area present tonight along with all those people 

including Township officials, who have walked the island at various 

times, we determine that the island described at Outlot A, Long Lake

I 

I 

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July 19, 1982 

Page 2 

Shores Subdivision No.2, Section 7, is a wetland to be preserved. 

Motion amended by Little and unanimously supported that the land in 

question is found to be a wetland and that the development plan is 

denied based upon the following facts: 

1. The vegetation found upon the island is characteristic of 

wetland species. (Per report by Swanson Environment, Inc.) 

2. The soil found upon the island is poorly drained soil, known 

as tlThomas Muck ll which is listed in hydrologic soil group Dconsisting 

of soils with a slow infiltration rate, high shrinkswell 

potential and permanent high water table, per Swanson. 

3. The area is one of low topography, poor drainage and water 

logged. 

4. The flood maps of Federal Government indicate the property is 

within the 100 year flood plain, per Federal Flood Rate 

Insurance Maps. 

The development plan as submitted is incomplete: 

1. Overall plan of entire site is not provided, plan submitted 

does not show the shrubs, ground cover and the designation of 

individual trees of four inches in diameter of greater. 

2. The plan does not provide: 

a. A description of the house plans necessary for the 

issuance of building permits, for soil erosion sedimentation 

control, etc. 

b. The topography survey provided does not extend beyond 

the site in question to the distance necessary to permit 

appraisal effects on adjacent sites. 

3. The plans for development submitted indicate: 

a. bridge 

b. house 

c. driveway 

The submitted material indicates fill is necessary for preparation of 

bridge and driveway ingress also the installation of a sewer (which 

will require major excavation work) thus necessitating a major rearrangement 

of existing topography in a significant area contrary to 

the provisions of Section 1517, 2, d and 3, a(l) and (2). 

Construction would also affect the habitats for identified inventory 

of birds and other wildlife on the island contrary to Section 1517, 

2, c. 

Yeas: Low, Little, Fisher 

Nays: None 

(2) 

Lou DeRosiers and Mr. Goldman presented a revised plan for an office 

building on the NW corner of Telegraph and Ward Road. The new plan 

provides for a brick wall in steel frame on the westerly property line. 

They pointed out this revised plan totally alleviates excavating on the 

westerly and southerly portions of the property. Also that they will 

have a card system for those parking in the lower parking lot entering 

from Ward Road and will install a tlNoRight Turn" sign by the driveway

I 

I 

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July 19, 1982 

Page 3 

for the exiting traffic to discourage use of Ward Road. The plan does 

not require variances in the side setback on the west lot line, the 

Telegraph Road front setback to allow for an access drive and for some 

of the parking stalls to be 18 feet long. Mr. Stivender was present 

stating they have made a good effort in compromising with the objections 

of the neighbors to the previous plan. However, they do not understand 

the reasoning behind dumping business or office traffic out onto a 

residential street. He also pointed out the legal description on the 

plan still includes the property across Ward Road on the lake which is 

zoned residential. Ray Brannick and another gentlemen present stated 

they reside across the lake and feel the building overbuilds the site. 

Mr. Goldman stated he is agreeable to restricting any use of the property 

on the lake side of Ward Road and that it is definitely not included as 

part of the office site. Motion was made by Low, seconded by Little 

and was unanimously supported forwarding the site plan for an office 

building on acreage parcel C-42A, Section 6, to the Township Board with 

recommendation for approval as presented tonight contingent upon approval 

of the variances by the Zoning Board of Appeals. The residential portion 

of the property on the other side of Ward Road is to be encumbered on a 

permanent basis for private use and prohibiting boats. Full landscaping 

and sign detail is to be submitted. 

(3) 

Mr. C. Begin, of Giffels-Webster, and Mr. Ingleheart presented the 

preliminary plat of Foxwood Subdivision, Section 1, which is replatting 

lots 1, 2 and 3 of Supervisor's Plat No.4. They presented a copy of 

the deed restrictions which reads, one house per acre, which has been 

observed. Mr. Schlitters stated he took a poll of the homeowners and 

the result was that 42 acres of the subdivision are opposed to this 

development plan, the subdivision deed restrictions read that each acre 

is entitled to one vote. They stated this will create drainage problems 

and will detrimentally affect the wild life in the area. Also that it 

will affect the property values which was substantiated by Mr. Rose, a 

realtor present in their behalf. Mr. Schlitters indicated all of the 

other five property owners in the subdivision are opposed. Kenneth 

Hind of Chapel Hills Estates was present stating he is familiar with 

this property and feels it lends itself well to division. Also, that 

he understands they are going to restrict the property so that 50% of 

each lot must be retained in its natural state. Mr. & Mrs. Deluca 

were present expressing strong opposition stating they have just recently 

moved into their new home and want the area to retain their very large 

lots which is something difficult to find today. The property owner 

to the south stated he is a newcomer to the neighborhood and would 

like to see less density than is proposed, perhaps three or five acre 

parcels. There were two other residents of Chapel Hill Estates present 

in support. There was lengthy discussion on the request and Mr. 

Ingleheart questioned the report that some of the neighbors are opposed 

stating they had indicated to him they have no objection. He stated 

he is designating in the restrictions an adjacent neighbors is to be 

left undisturbed and that 40% or 50% of each lot will be left in a 

natural state. Motion made by Fisher, seconded by Little and was 

unanimously supported to forward the preliminary plat of Foxwood 

Subdivision, Section 1, to the Township Board with recommendation for 

tentative approval. 

(4) 

Messrs. Sherman and Hart presented the site plan for an office/light 

industrial building on Lots 18, 17 and part of 16, Bloomfield Hills 

Research Industrial Park. They stated that the side yard setback has 

been changed to conform to Ordinance. The plan requires a variance 

in the front setback to provide for parking in front of the building. 


supported to forward the site plan for an office/light industrial Park, 


contingent upon Board of Appeals review and approval of variances.

I 

I 

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July 19, 1982 

Page 4 

(5) 


supported to forward the site plan for a one-story shopping center 

on the westerly side of Telegraph, north of Ward Road, on acreage 

parcels C-28C, D, E, F, G and I, Section 5, to the Township Board 

with recommendation for approval contingent upon revision to comply 

with Ordinance and submittal of elevation and landscape detail. 

Motion was made by Fisher and was unanimously supported approving the 

June 21 minutes as submitted. 


np 

submitted, 

__ ~---'\I--



June 21, 1982 

PRESENT: Thompson, Fisher, LitHe 

ABSENT: Carter, Low 

I (1) 

Messrs. Goldman and DesRosiers presented two conceptual plans for 

revising their plan for an office building on the west side of Telegraph 

between Ward Road and Easy Street (acreage parcel C-42A, Section 6). 

One plan allowed for the 86 ft. right-of-way on Ward Road and moved the 

building back 10 feet to 35 feet. It included the 10 ft. side yard greenbelt 

on the west side lot line. This plan reduced the building to 49,000 sq. ft. 

and required a variance in the parking setback, however, did provide 

angling the drive toward Telegraph discouraging traffic through the 

subdivision. The second concept allowed for the 86 ft. right-of-way on 

Ward Road providing for 51, 500 sq. ft. building with offices on all stories 

having a southern exposure facing the lake. This plan provided proper 

setbacks fromWard Road. It contained parking in the northerly portion 

of the building on two levels, the lower level being controlled by plastic 

card system and access from Ward Road. This plan provided for a 5 ft. 

greenbelt on the west property line. The Commission indicated a plan 

without variances on Ward Road would be desirable due to the residential 

character of the road. The petitioner will develop the second concept and 

submit for review by the Township Planner. 

I 

I 

(2) 

Charles Begin, engineer, and Mr. Igleheart, proprietor, presented a 

preliminary plat for replatting lots 1, 2 and 3, Supervisor's Plat No.4, 

Section 1, into 10 lots excepting the 2.2 acres the existing home occupies. 

The preliminary plat was forwarded to the Planner for review. 

(3) 

Mr. Sherman, Architect, and R. Ted Hart of Hanover Development Company 

presented a site plan for an office/ light industrial building on lots 18, 17 and 

part of 16, Bloomfield Hills Research Industrial Park. They stated it will be 

a multi-tenant building, however, they do not at this time have any tenants 

lined up. The plan was forwarded to the Township Planner for review. 

(4) 

Mr. J. Wolf, Architect, and Mr. Harvey S. Fink, Developer, presented a 

site plan for a one-story shopping center on the westerly side of Telegraph, 

north of Ward Road on acreage parcels C-28C-D-E-F-G-I, Section 5. 

The plan needed adjustment in parking area and addition of 10 ft. side yard 

greenbelt. Petitioners will prepare revised plan for review by the Planner. 

Motion was made by Fisher and was unanimously supported granting approval 

of June 7, 1982 minutes as submitted. 


np 

Re ~ectfully submitted, 

Deloris v. ttle, Secretary 


I 

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June 7, 1982 

PRESENT: Thompson, Fisher, Low, Little 

ABSENT: None 

(1) 

Mr. Henry Pascoueau presented the site plan for an amusement device 

arcade in the existing building in front of Moll's located on the east side 

of Telegraph at vacated Dorchester Avenue, on lots 168 through 175 and 

265, Supervisor's Plat No.2, Section 6. He stated he thinks the plan 

conforms to aLLTownship regulations and requested approval of the plan. 

The Commission pointed out several points of information necessary for 

review which were not shown on the plan and inquired into the ownership 

of aLLthe property shown on the site plan. Mr. Pascoueau stated the 

entire 1800 sq. ft. building will be occupied by the arcade and that the 

parking spaces located to the north of this building and in front of Moll's 

building wiLLbe used by the arcade. He indicated the remaining parking 

spaces would be used by MoLL's--they presently have two employees. 

Also that the owner of MolP s has an option to purchase the property on 

the plan that he does not presently own. There was lengthy discussion 

and the Commission stated information they need that is missing from 

the plan includes the required 10 ft. side yard setback along the northerly 

property Line of lot 168, a physical separation of the parking spaces 

assigned to each building; a floor plan including machine locations; 

overall landscape plan for the entire property; information on the 

proposed signs; parking computations; and clarification on the ownership 

of aU the property included. Mr. Pascoueau was advised the owner should 

present the request unless he wishes to give Mr. Pascoueau authorization 

to represent him. Motion was made by Fisher, seconded by Low and was 

unanimously supported to table the request for an amusement device arcade 

in the existing building in front of Moll's, Lots 168 through 175 and 265, 

Supervisor's Plat No.2, Section 6, at petitioner request for submittal of 

additional information. 

(2) 

Mr. & Mrs. Goldman along with their architect, Lou DesRosiers, and 

engineer presented a site plan for a professional office building on the 

westerly side of Telegraph between Ward Road and Easy Street. He 

stated they wiLLbuild a two-story building with 70 of the parking spaces 

underneath the building. They propose a retaining waLLon the Ward Road 

frontage which obscures view of cars from the lake and for the installation 

of a plastic card parking arm at the Ward Road driveway to insure security. 

To save the large oak trees on the west property Line and to put in the 

10 foot greenbelt, they proposed eliminating a row of green and three 

parking spaces within the parking lot. The Commission pointed out the 

Ward Road right-of-way is 86 ft. rather than the 66 ft. shown on the plan. 

There were five people from the area present represented by Mr. Stivender, 

President of Square Lake Association. He presented a letter enumerating 

a number of their concerns and there was lengthy discussion. The 

petitioners pointed out the property on the south side of Ward Road is 

shown on the plan, however, is not included in the site for this office 

building. The neighbors stated they feel ingress and egress should be 

from Telegraph and expressed strong opposition to having traffic on the 

residential street. The petitioners will rework the plan and resubmit.

I Meeting 

I 

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June 7, 1982 

Page 2 

(3) 


supported approving the May 3 minutes as submitted. 

adjourned. 

np 

spectfuUy submitted, 

.----".z:::::;~,~ ~ 

Deloris-V. Little, Secretary 

Planning C ommis s ion

I The 

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May 17, 1982 

regularly scheduled Planning Commission Administrative Review Session 

on May 17, 1982 was canceLLed due to the lack of new items. 

np 

RespectfuLLy submitted, 

/~~ yJ~a++ p r0 

Delori~y ........ ~etary 

Planning Commission

PLANNING COM:MISSION 

May 3, 1982 

PRESENT: Thompson, Fisher, Little, Low, Carter 

ABSENT: None 

I (1) 

Mr. DesRosiers presented the site pLan for a medicaL office building on the 

south side of Big Beaver Road between Woodward and BrookdaLe Road to 

the nine neighbors present. He stated they would propose making the greenbelt 

on the west side of the property 8 feet wide by reducing the parking 

spaces on the east to 18 feet instead of 20 feet. Also that they do not have 

tenants for the building at this time, however, wiLLguarantee they wiLL 

foLLowthe Ordinance with respect to parking requirements when leasing 

it out. HaroLd Stieg was present representing the neighboring property 

owners. Others expressing interest were Arthur Kaufmann, 5570 BrookdaLe, 

Norman F. Trost, 5550 Brookdale and Pat McGarity, 111 Manor Road. They 

requested the waLLs on the property Lines to be brick and in earth tone and that 

any Lighting be directed away from the residential areas. There was discussion 

on the type of roof and snow removal and the neighbors pointed out they feel the 

southeasterLy corner of the property is the most critical with 1'8 speet to 

screening. The petitioners agreed to move some of the Landscaping from 

the west side of the property to the east to provide more screening from the 

residential area. Motion was made by Little, seconded by Fisher and was 

unanimous ly supported to forward the site plan for a medicaL office building 

on the easterly 150 feet of Lot 3, Supervisor's Plat No.5, Section 25, to 

the Township Board with recommendation for approval contingent upon the 

foLLowing: 

I 1. Board of AppeaLs review and approvaL of variances. 

2. Outside of screening waLLto be earth tone brick. 

3. Move trees from west side yard to east side yard. 

4. Conform to parking requirements with respect to number 

of spaces when leasing out space. 

5. Sign conforming to ordinance. 

6. Adequate screening including addition of large canopy top 

trees in triangLe areas on south and submittal of detailed 

landscape pLan. 

7. Moving dumpster from SE to SW corner. 

I 

(2) 

Henry Pascoueau presented a preliminary site plan for an amusement device 

arcade in the existing building in front of MoLL's Carpets and Draperies on 

North TeLegraph. The Commission inquired if they also own lots 167, 168 

and 169 on the north side of vacated Dorchester Avenue and were advised 

the o;s:.r ner of MoW s has an option on that property which includes Lots 163 

through 168 and 1/2 of vacated Dorchester Avenue. He stated they wouLd have 

16 machines in the building. It was the consensus to table the plan for review 

by our PLanning Consultant. 

Motion was made by Low, seconded by Fisher and was unanimous ly supported 

approving the April 19 minutes as submitted. 


np 

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April 19, 1982 


ABSENT: Little, Schmitt 

(1) 

Discussion was held on a site plan for a medical office building on the 

south side of Big Beaver between Woodward and Brookdale Park on part 

of Lot 3, Supervisor's Plat No.5, Section 25. The plan as submitted 

will require review by the Board of Appeals on several items. This 

will appear on the agenda for the next regularLy scheduled meeting on 

May 3, 1982. 

(2) 

Discussion was held on a site plan for a professional office building on 

the west side of Telegraph between Ward Road and Easy Street on 

acreage parcel C-42A, Section 6. Due to topography it was the 

consensus this plan does not conform to Ordinance. It was the 

Planning Commission interpretation the westerly property line 

should be treated as a side yard. 

(3) 

Preliminary discussion was held on amending Sec. 1503, Accessory 

Structures of the Zoning Ordinance No. 265, by adding a new paragraph 

10 on Satellite Reception Antennas. Further studies will be done with 

regard to screening materials and reviewing with the township attorneys. 

(4) 

Motion was made by Low, seconded by Carter and was unanimous ly 

supported approving the April 5 minutes as submitted. 


np 

Res~ectfully submitted, 

---- 

v'(Cj,~-j-J--j)-U 

Deloris V. ~~:;etary 

Planning Commission

I 

I 

I 

---- ------------ 


April 5, 1982 


ABSENT: Little, Schmitt 

(1) 

A site plan was submitted by Lou DesRosiers for a medical office 

building on the south side of Big Beaver between Woodward and 

Brookdale Park on part of Lot 3, Supervisor's Plat No.5, 

Section 25, which was forwarded to the Planner for review. 

(2) 

A site plan was submitted by Lou DesRosiers for a professional office 

building on the west side of Telegraph between Ward Road and Easy Street 

on acreage parcel C-42A, Section 6, which was forwarded to the Planner 

for review. 

(3) 

Motion was made by Carter and was unanimous ly supported approving 

the January 18 minutes as submitted. 

Meeting adjourned at 9:30 p. m. 

np 


c 

1/. 

Deloris V.~ ~ tLe, Secretary 

Planning Commission

I The 

I 

I 



March 15, 1982 

PLanning Commission Administrative Review Session scheduLed for 

Monday, March 15, 1982 was canceLLed due to the Lack of an agenda. 

np 

pectfuUy submitted, 

De Loris V. e, Secretary 

PLanning Commission

I 

I 

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March 1, 1982 

The PLanning Commission regular meeting scheduled for March 1, 1982 

was canceLLed due to the lack of an agenda. 

np 

spectfulLy submitted, 

~~. \I'ce;i~ 

Deloris V~~ Secretary 

Planning Commission

I 

I 

I 




The PLanning Commission administrative review session scheduled for 

Monday, February 15, 1982 was cancelled due to the lack of an agenda 

and the holiday. 

np 

spectfuLly submitted, 

, v· 

Deloris V. f) ~ le, Secretary 

PLanning COmmis s ion

I The 

I 

I 

- ---------------- 




reguLarLy scheduLed PLanning Commission meeting for February 1, 1982 

was canceLLed due to the Lack of an agenda. 

np 


__ -,L:::.::':::I--

I 

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I 



PRESENT: Thompson, Fisher, Low, Carter, LittLe 

ABSENT: Schmitt 

(1) 

Herman FrankeL and Jack Brown presented the site pLan for an office 

building on the NE corner of Franklin and Fourteen Mile Roads. They 

indicated they feeL that based upon the fact they had previous approvaL 

for deveLopment, the Commission shouLd consider a pLan comparabLe 

to that one. ALso that they are wiLLing to include more Landscaping. 

Mr. Brown Later contacted the CLerk1s Office stating a new pLan wiLL 

be presented for the March meeting. 

(2) 

Discussion was heLd on revising and updating the Zoning Ordinance 

pertaining to mobile homes and the pLanner wiLLprepare an update to 

the present mobile home section of the Ordinance for consideration. 

(3) 

Motion was made by Fisher, seconded by Carter and was unanimousLy 

supported approving the January 4, 1982 minutes as submitted. 


DVL/np 

~~~V:.-dY~ 


DeLoris V.-I:atHe, Secretary 

PLanning Commission

I 

I 

I 

--- - - - ---- ------------------- 



PRESENT: Thompson, Carter, Fisher 

ABSENT: Low, Schmitt, Little 

(1) 

Mr. Jack Brown was present on behal.f of Brown & Deyo and Associates, 

Architects, Inc. for review of site plans for an office buiLding on acreage 

parceL C311-2 (19-31-477-002), Section 31, NE corner of Franklin and 

14 Mile Road. The proposed building will be brick and wood compatible 

with neighboring structures. It was noted that the plan did not meet zoning 

ordinance requirements in several aspects and variance would have to be 

requested from the Zoning Board of Appeals. Sufficient landscaping is 

also required in the parking area. Motion was made by Fisher, seconded 

by Carter and unanimously supported to table the site plan untiL February 

for further review and forwarding to the Planner. The adjoining residents 

wiLLbe notified for the first meeting in February. 

(2) 

Site plan review for office building on Lots 51 thru 57, Devon HiLLsSubldn., 

Section 16, located on the east side of Telegraph, north of Long Lake Road 

was tabled due to the absence of the petitioner. 

(3) 

Motion was made by Carter and unanimously supported to approve the 

minutes of November 16, 1981 as submitted. 


wsc 

Res~ctfuUy submitted, 

----L-~----

I The 

I 

I 




regularly scheduled administrative review session of the Planning 

Commission for December 21, 1981 was canceLLed due to the lack of an 

agenda. 

wsc 

pectfuLLy submitted, 




I The regularly scheduled Planning Commission meeting for December 7, 1981 

was canceLLeddue to the lack of an agenda. 

I 

I 

wsc 

(ctfULLYsubmitted, 

~---tl--"J-V~ 

Deloris V. --Utt(e, Secretary 

Planning Commission

I 

I 






(1) 

Lou DesRosiers and Mike Thomas presented a revised plan for their 

proposed office building on the east side of Telegraph, north of Long Lake 

Road. There were nine neighbors present expressing interest. Their 

engineer, Charles Biegun presented information on construction of the 

parking lot and screening waLLat the northeast corner which is a wetlands 

area. Some of those neighbors present were Mrs. Stiteler (981 Dedham Ct. ), 

John T. HyseLL (895 N. Pemberton), Roger Lang, President of the Association, 

M. R. Hubbard (825 N. Pemberton) and A. H. Pries (890 Pemberton). 

Mr. HyseLL requested the Commission not review the plan presented due 

to current Litigation with regard to the deed restrictions on lots 51 and 52. 

Another concern expressed by those present was the wetlands area and 

drainage. Motion was made by Carter, seconded by Fisher and was 

approved to table the site plan for an office building on lots 51 through 57, 

Devon Hills Subdivision, Section 16, for review of the question on the deed 

restrictions pertaining to lots 51 and 52. 

Yeas: 

Nays: 

Abstain: 

(2) 

Carter, Fisher, Low 

None 

Little 


November 2 minutes as submitted. 

(3) 

Motion was made by Fisher, seconded by Carter and was unanimously supported 

approving the Annual Report as submitted. 

Election of officers for 1982 was held and the following were elected: 


Chairman: 

Vice- chairman: 

Secretary: 

I ~Ul~~ 

np 


Frank Fisher 


Deloris V.-I::Jittle, Secretary 

PLanning Commis s ion



I PRESENT: Thompson, Fisher, Carter, Little 

I 

I 

ABSENT: Schmitt, Low 

(1) 

Mr. Bleznak was present on his site plan for cluster 

development of the former Archdiocese property on the 

west side of Franklin between Bracken and Cider Mill 

Roads. He informed the Commission and neighbors present 

that he will voluntarily plant evergreen screening 

as a buffer on the west property line, particularly 

at the southerly end due to the neighbor's concerns. 

There were approximately ten neighbors present in 

opposition to this new development. Helmut Roth 

(lot 5, Bennington Green) was present in opposition. 

He stated his property adjoins this property which has 

been described as a problem piece and that he feels the 

neighbors are going to get stuck with those problems. 

Also that this will devalue his property and that even 

though the overall density is low, the houses are grouped 

so that he has a high density at his rear property line. 

Frank Vecchio (lot 6, Bennington Green) stated his 

property is also adjacent to the northwest corner of 

this property and that he feels the same adding he feels 

cluster is another form of multiples questioning whether 

or not it is appropriate to have it in our Ordinance. 

He stated grouping the houses on the property creates 

a high density because part of the property is not used 

at all. RaYmond S. DeGroote (lot 11, Bennington Green) 

stated opposition, particularly to the density, which 

he feels will affect his property value. He expressed 

concerns about grading pointing out Ordinance 310, e., 

and stating he thinks the plan is in violation of the 

Ordinance which prohibits changing land contours when 

developing in cluster option. Motion was made by Fisher, 

seconded by Carter and was unanimously approved to forward 

the site plan for cluster development on acreage 

parcel C-173B, Sections 18 & 19 to the Township Board 

with recommendation for approval with a proviso the 

petitioners will plant buffer greenbelt on west side 

of property to obscure view from adjoining properties. 

(2) 

Motion was made by Little, seconded by Fisher and was 

unanimously supported calling for a Public Hearing on 

December 7, 1981 at 8:00 p.m. to consider rezoning 

acreage parcels C-241A, C-241B and part of C-244, Section 

25, from P-l to 0-1 and from R-3 to P-l. 

(3) 

Art Welch presented preliminary plans for rezoning part 

of lots 37 and 38, Bloomfield Acres, Section 5, from 

P-1 to B-3 for an addition to Anderson Toyota, Inc. 

He stated they wish to add 62 feet to the rear of their 

building which would require rezoning a 30 foot strip 

of the parking area. Following discussion the petitioner 

.was advised to submit a site plan and legal description 

of that property they wish to rezone for consideration 

and review.

I 

I Deloris 

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Page 2 

-- ------ 

(4) 

Lou Desrosiers presented a site plan for an office 

building on the east side of Telegraph, north of 

Long Lake Road on Lots 51 and 57, Devon Hills, 

Section 16. Motion was made by Little, seconded 

by Fisher and was unanimously supported to table 

the site plan for an office building on Lots 51 

thru 57, Devon Hills Subdivision, section 16, for 

review and study and notification of neighbors. 

(5) 

Motion was made by Fisher, seconded by Carter and 

was unanimously supported approving the October 19 

minutes as sUbmitted. 

(6) 

The Annual Report was distributed to the Commission. 


np/k 

V. Little, Secretary 

Planning Commission



PRESENT: Fisher, Schmitt, Low, Carter, Little 

ABSENT: Thompson 

I (1) 

~ublic hearing considering repealing Ordinance No. 278 and 

lntrod~cing a new ordinance amending Zoning Ordinance No. 265 

by addlng to ARTICLE SV, SEC. 1508, Subsection 10, Residential 

Waterfront Use, was called to order at 8:00 p.m. Mr. Stivender 

of Square Lake Association was present stating they feel the 

words "to waters edge" is still vague and limiting and suggested 

the wording be changed to "from established or mean high water 

lev~l." Also that the ~ord therein be changed to read "in upland". 

Motlon was made by Schmltt, seconded by Carter and was unanimously 

supported to forward the proposed amendment to Ordinance No. 265 

adding to ARTICLE XV, SEC. 1508, Subsection 10, Residential 

Waterfront Use, and repealing Ordinance No. 278, to the Township 

Board with recommendation for approval as advertised for public 

hearing tonight with change in wording as discussed. 

I NOTICE 

I 

Motion was made by Low, seconded by Schmitt and was unanimously 





IS HEREBY GIVEN, that a Public Hearing will be held by the 


Michigan on Monday, October 19, 1981 at 8:00 p.m. at the Township 


amending Ordinance No. 265, being the Zoning Ordinance, by revising 

or changing ARTICLE XV, SEC. 1508, Performance Standards, Subsection 

10. Residential Waterfront Use, to read as follows: 

(Repeals Ordinance No. 278) 

Revise or change ARTICLE XV, SEC. 1508. Performance Standards, 

Subsection 10. Residential Waterfront Use 

10. RESIDENTIAL WATERFRONT USE 

The use of waters shall be restricted to that right of 

user enjoyed by virtue of riparian rights and shall be 

confined to reasonable user by the owner or occupant of 

a riparian parcel which is contiguous to the water as of 

the effective date of this ordinance; provided, however, 

that if a riparian parcel is proposed to be used by 

persons other than the owner residing thereon or occupant 

residing thereon, for a park, beach, picnic area or 

similar area for outdoor recreation, then in such event 

said use may be made of said riparian parcel only when 

permitted by the zoning Board of Appeals; provid~d such 

use does not impair the natural appearance of sald land 

or overcrowd the parcel or lake surface or tend to 

produce unreasonable noise or annoyance to surrounding 

properties; and provided that no use shall be made of 

any land or water for boat liveries or public or 

commercial beaches or recreational use operated for 

profit. 

Where a plan for subdividing a parcel of land contiguous 

to a body of water is granted tentative approval by the 

Township, a recreational park bordering on said.b~dy of 

water may be dedicated for such purpo~e, ,the prlvlleg es 

of which and riparian rights of user lncldent thereto,

I 

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Page 2 

are to b~ reasona~ly enjoyed by the owners and occupants 

of lots lncluded ln any plat or plats recorded within 

said parcel and only such owners and occupants, provided 

that said recreational park is dedicated at the time of 

recording the first plat in said parcel; and provided 

that where such a recreational park is dedicated for the 

use of owners and occupants of lots contained in such a 

recorded plat or plats, at least twenty (20) lineal feet 

of water frontage and fifty (50) feet in depth to waters 

edge as platted shall be reserved in upland for the 

rights of each lot of the size required by this Ordinance 

and which it is intended shall enjoy water rights; and 

provided further that in no event shall any plat not in 

conformity with the provisions of this Ordinance create 

any riparian rights in parcels of land so platted and 

such a non-conforming plat will not be approved for 

recording. 

Ordinance No. 278 is hereby repealed. 

All interested persons will be heard. 



(2) 

Public hearing considering amending Zoning Ordinance No. 265 by 

revising and adding to ARTICLE II, SEC. 201, ARTICLE VII, SEC. 701 

& 702, and ARTICLE VIII, SEC. 801, repealing Ordinance No. 315, was 

called to order at 8:15 p.m. Motion was made by Low, seconded by 

Schmitt and was unanimously supported to forward to the Township 

Board with recommendation for approval the proposed amendment to 

Ordinance No. 265 revising and adding to ARTICLE II, SEC. 201, 

ARTICLE VII, SECts. 701 & 702, and ARTICLE VIII, SEC. 801, 

repealing Ordinance No. 315, as advertised for pUblic hearing 

tonight. 

Motion was made by Schmitt, seconded by Low and was unanimously 







Michigan, on Monday, October 19, 1981 at 8:15 p.m. at the Township 


amending Ordinance No. 265, being the Zoning Ordinance, by revising 

and adding to ARTICLE II, SEC. 201, Definitions; adding to and 

deleting from ARTICLE VII, B-2, Community Business District, 

SEC. 701 and SEC. 702; and adding to and deleting from ARTICLE VIII, 

B-3 General Business District, SEC. 801. Repeals Ordinance No. 315. 

(Di~tinction between restaurants and restaurants having Class C 

Liquor Licenses) 

Revise or change by adding to ARTICLE II, SEC. 201, 

Definitions, by revising Subsection 73 and adding 

Subsection 74 to read: 

73. BANQUET HALL: Is a use which provides rental space 

for such functions as, but not limited to: wedding 

parties, conferences, service club meetings and other 

similar gatherings, along with the catering of food 

services off the premises. For the purpose of this 

Ordinance the licensed sale of beer wine and/or 

spirits shall only be permitted in connection with 

and incidental to those scheduled functions carried

I Change 

I 

I 

PLANNING CO~ISSION 


Page 3 

out on the premises during such period when a full 

food service is extended. 

74. RESTAURANT: The term restaurant when used herein 

shall not be deemed one that is eligible for a Class 

C Liquor License and/or Tavern License unless the 

Ordinance specifically sets them forth as a permitted 

use in a zoning district. 

or revise by adding to and deleting from ARTICLE VII, 

B-2, Community Business District, SEC. 701 to read: 

and add SEC. 702, Area and Bulk Requirements, to read: 

SEC. 701 PRINCIPAL USES SUBJECT TO SPECIAL CONDITIONS: 

The following uses shall be permitted after review and approval 

of the site plan by the Planning Commission, subject to the 

conditions herein imposed for each use: 

1. Restaurants for the sale of beer, wine and/or spirits 

for consumption on the premises shall be permitted in 

locations in B-2 Community Business Districts all subject 

to the following locational criteria: 

a. Class C and/or Tavern Licensed restaurants shall be 

in a freestanding structure. 

b. Class C and/or Tavern Licensed restaurants must be 

developed in connection with and incidental to a 

bonafide restaurant operation or banquet hall 

offering a full and complete menu for food which 

is served within the confines of the structure. 

This shall be construed to exclude fast food 

service types of restaurants. 

c. Ingress and egress to the parking lot of the 

structure housing the place of business shall be 

from a major thorofare having a right-of-way of 

one hundred fifty (150) feet or greater. 

d. The off-street parking area shall be separate and 

distinct from any parking serving other businesses 

and shall be reached directly from the ingress 

point without requiring the crossing of other 

off-street parking areas which serve the balance 

of a shopping center. 

e. Off-street parking when said use is located in a 

shopping center shall be computed separately of 

the required off-street parking required by the 

balance of the center. 

f. The point of ingress and egress to the parcel in 

question shall be at least four hundred (400) feet 

from any residential district. 

g. 

It is the intent that any concentration of restaurants 

serving liquor and/or beer and wine shall be prohibited. 

All such premises shall be located at least seven 

hundred fifty (750) feet from each other. 

SEC. 702 AREA AND BULK REQUIREMENTS 

See ARTICLE XIV "SCHEDULE OF REGULATIONS" limiting height and 

bulk of buildings and minimum size of lot by permitted land 

use.

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Page 4 

Change,or revise ARTICLE VIII, B-3, General Business District 

by add~ng to SEC. 801, Principal Uses Subject To Special ' 

Conditions, Subsection 9 to read: 

and changing SEC. 801 by deleting Subsection 10. 

SEC. 801 PRINCIPAL USES SUBJECT TO SPECIAL CONDITIONS 

9. Class C and/or Tavern Licensed restaurants for the sale 

of b~er, wine and/or spirits for consumption on the 

pre~~ses s~all.be permitted in locations in B-3, General 

Bus~ness D~str~cts all subject to the locational criteria 

set forth in SEC. 701, Subsection 1., paragraphs a. 

through g. 

Ordinance No. 315 is hereby repealed. 




(3) 

Mr. Bleznak ~resented a site plan for cluster development of the 

former Archd~ocese property on the west side of Franklin between 

Bracken and Cider 1 ~ll Roads. There were approximately 20 imerested 

neighbors present. They proposed construction of 13 detached 

cluster units on an undedicated road entering from Franklin which 

allows them to bring the units in closer to the center than previous 

plans proposed. They pointed out the perimeter is undisturbed by 

the existing residents and they propose creating a pond in the low 

area of the property with a berm by Franklin Rd. Several neighbors 

expressed concerns about drainage and Mr. DeGroot, 4591 Covered 

Bridge, expressed concern that three of the homes would back up 

to his property. The petitioners stated all trees of value would 

be saved and that they would plant evergreens along the western 

boundary. Motion was made by Little, seconded by Schmitt and was 

unanimously supported to table the site plan for cluster development 

on acreage parcel C-173B, Sections 18 & 19, for study and referral 

to the Planner. 

(4) 

Motion was made by Low, seconded by Schmitt and was unanimously 

supported to refer the request to rezone parts of acreage parcels 

C-241A, C-241B, and C-244, Section 25, from p-l to 0-1 and R-3tn 

p-l to the Planner for study and review. 

(5) 


supported approving the October 5 minutes as submitted. 


np 

R7l=l:,:::;;= ~ 

I 

~iS V._L~::;etary 

Planning Commission




PRESENT: Thompson, Fisher, Schmitt, Little 

ABSENT: Carter, Low 

I (1) 

The adjourned public hearing to consider amending Ordinance No. 265 

by adding to ARTICLE II, SEC. 201, Definitions, changing ARTICLE XV, 

SEC. 1503, Accessory Structures, Paragraph 2 and adding a new 

paragraph 10, was called to order. Motion was made by Little, 

seconded by Fisher and was unanimously supported to reject the 

proposed amendment to Ordinance No. 265 by adding to ARTICLE II, 

SEC. 201, Definitions, changing ARTICLE XV, SEC. 1503, Accessory 

Structures, Paragraph 2 and adding a new paragraph 10 as written. 

Further studies will be done on this subject. 

I 

I 

Motion was made by Schmitt, seconded by Fisher and was unanimously 





NOTICE IS HEREBY GIVEN, that a Public Hearing will be held by 


County, Michigan on Monday, September 21, 1981 at 8:30 p.m., 

at the Township Hall, 4200 Telegraph Road, in said Township for 


Ordinance, by adding to and changing ARTICLE II, SEC. 201, 

Definitions, and ARTICLE XV, SEC. 1503, Accessory Structures, 

to read as follows: 

Add to ARTICLE II, SEC. 201. DEFINITIONS, a paragraph 

29a. Kennel, Residential 

29a. Kennel, Residential: is an area which is located 

on the same zoning lot as a principal residential 

dwelling and which is intended for the specific 

confinement of not more than two (2) dogs or other 

common domestic household pets. 

Change or revise ARTICLE XV, SEC. 1503. ACCESSORY 

STRUCTURES, Subsection 2 

2. Accessory structures shall not be erected in any 

required yard, except a rear yard. Except in the 

instance of SECTION 1503,10 below, all accessory 

structures proposed to be added to a lot containing 

an already existing principal building or use shall 

be subject to the review and approval of the Board 

of Appeals. 

Add to ARTICLE XV, SEC. 1503. ACCESSORY STRUCTURES, 

a new Subsection 10 

10. A residential kennel shall be considered an accessory 

structure in an R-l, R-2, and R-3 District and may be 

placed on the zoning lot subject to the following 

conditions:

I 

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Page 2 

a. ~uch ~tructure shall be located only to the 

lmmedlate rear of the principal structure and 

shall be attached to the principal structure. 

b. Such structure shall not exceed thirty-two (32) 

square feet in area. 

c. The area shall be enclosed only with a fence of 

woven wire fabric materials wich does not exceed 

six (6) feet in height. 

I 

d. The area so enclosed shall be surfaced with an 

asphaltic, concrete or similar surface material. 




(2) 

Mr. C. Houston representing Barry King, Attorney, and the owner, 

Mr ..H~aley, were present with regard to the site plan for the 

addltlon o~ 600 sq. ft. office space in his building at Telegraph 

and Crestvlew. The Planner's review letter was reviewed with the 

petitioner and they were advised by the Commission that this is 

a non-conforming use. Motion was made by Fisher, seconded by 

Schmitt and was unanimously supported to deny request for the 

addition of 600 sq. ft. office space in the building on Lots 224- 

225-226, Supervisor's Plat No.2, Section 6, based upon it not 

conforming with the zoning ordinance. 

(3) 

M. Boggio, Architect, presented the site plan for an office building 

on the SE corner of Woodward and Winthrop. There were five neighbors 

present expressing interest. The petitioners pointed out several 

variances that will require Board of Appeals approval. Motion was 

made by Little, seconded by Fisher and was unanimously supported to 

forward the site plan for office building on Lot 1, East Bloomfield 

Highlands, Section 3, to the Township Board with recommendation for 

approval contingent upon Board of Appeals approval of requested 

variances, lowering roof top equipment as much as possible, and 

moving healthy trees by east lot line over on neighbor's property 

as discussed tonight. 

(4) 

A preliminary plat for development of the northerly part of Echo 

Park was presented. There were approximately 20 neighbors 

present expressing interest. The petitioners suated they will 

have construction equipment entering from Echo Road only for 

removal of the house and that they will remove that entrance 

immediately after that. The neighbors present stated they have 

met with the petitioners and are in agreement with the pr~p~sed. 

subdivision. Also that their concerns with respect to utl11zatlon 

of Echo Road for construction traffic and with lot sizes have been 

taken into consideration by the petitioners and they have been 

assured there will be no construction traffic on the road except 

for the first three days. Motion was made by Little, seconded 

by Fisher and was unanimously supported forwarding the pre1iminar~ 

plat for Echo Park Subdivision, Sections 16 and 17, to the Townshlp 

Board with recommendation for approval.

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Page 3 

Motion was made by Schmitt and was unanimously supported 

approving the September 21, 1981 minutes as submitted. 


np 

-LL 


y ,(q 

~~loris v.~~secretary 

Planning-Commission 

ttL--J

Twenty-first Annual Report 

Bloomfield Township Planning Commission 

I In accordance with Sections 3 (4) Act No. 168 of Public 

Acts of 1959, submitted herewith is the Twenty-First 

Annual Report of the Bloomfield Township Planning Commission 

for the fiscal year ending September 30, 1981 

concerning its operations and status of planning activi-. 

ties. Recommendations forwarded to the Township Board 

related to planning and development are summarized: 

I 

I 

The following members of the Planning Commission served 

during 1981: 




Dr. John D. Schmitt 



During the year 15 meetings were held of which 3 were 

administrative review sessions held for study purposes. 

The following Ordinances were sent to the Township Board 

for ratification since October 1, 1980: 

Text Changes 

Ord. No. Amend Ord. 265 by adding to ARTICLE II, 

SEC. 201, Definitions; adding to ARTICLE 

VIII, SEC. 801, Principal Uses Permitted 

Subject to Special Conditions, a new 

Subsection 11, Amusement Device Arcade; 

and adding to ARTICLE XV, SEC. 1504, 

Parking Requirements, Subsection 11, c, 

a new paragraph (15) Amusement Device 

Arcade.

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Twenty-First Annual Report 


Page 2 

Ord. No. Amend Ord. 265 by repealing Ordinance 323 

and introducing a new ordinance amending 

ARTICLE XV, SEC. 1517, Preservation of 

Watercourses and Wetlands (All Districts) 

Map Changes 

(none) 

Plats approved 2 

Plats denied ..•..................... 0 

Site Plans Approved ••••••••••••••••• 12 

Site Plans Denied ••••••.••••.•.••••• 1 

Zoning Requests ••.•••••••••••••••••• 2 

Public Hearings 4 

Plats reviewed and approved were recommended to the Township 

Board for approval as follows: 

Bloomfield North Estates Sub'dn., 

section 1 - final plat 

Echo Park Subtdn., Sections 16 & 17 

pre-preliminary 

Following are requests for rezoning received during the year 

and the recommendations made by the Commission: 

Lots 698, 729 & N. 1/2 730, Ward Orchards, 

Section 6. R-l to P-l for additional 

future parking at House of Bedrooms -request 

withdrawn. 

Pt. lots 1-2-3-4-53 & all lot 5, Colonial 

Estates, Section 10, located on the SE 

corner of Square Lake Road and Lahser -denied 

based upon present zoning being 

adequate.

Twenty-First Annual Report 


Page 3 

- ------- 

Court tests of zoning decisions on the following parcels 

of property were under way or completed: 

I 1. Lone Pine & Telegraph, C-198B, Section 21. Residential 

to Commercial. Multiple zoning is being appealed to 

higher court by petitioners. 

I 

I 

2. Big Beaver, East of Woodward. Pt. Lot 4, Supervisor's 

Plate No.5, Section 25. Residential zoning being 

challenged in favor of Office. The Township approved 

Cluster extending beyond 360 feet at 3 units per acre. 

3. Long Lake Road, East of Telegraph--Willoway property. 

Residential zoning being challenged in favor of Office. 

Consent judgment for Cluster at 3 units per acre. 

4. Square Lake Road and Lahser, Lots 1-2-3-4-5-53, Colonial 

Estates, Section 10. Residential zoning being challenged 

in favor of Office. 

Election of officers was held for 1982 and the following were 

elected to serve: 

Chairman: Charles Thompson 

Vice-Chairman: Frank Fisher 


The Planning Commission would like to express thanks for the 

counsel and efforts of Mr. Vilican during this past year. 

np/k 

v· 

submitted, 

Deloris V. ittle, Secretary 

Planning Commission

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P LANNINGCOMMISSION 


PRESENT: Thompson, Fisher, Low, Carter, Little 


(1) 

Public Hearing considering repealing Ordinance No. 323 and introducing a new 

ordinance amending Ordinance No. 265, Article XV, SEC. 1517, Preservation 

of Watercourses and Wetlands (All Districts) was called to order at 8:00 p. m. 

Motion was made by Fisher, seconded by Carter and was unanimousLy supported 

to forward to the Township Board with recommendation for approvaL the proposed 

amendment to Ordinance No. 265, Article XV, SEC. 1517, Preservation of 

Watercourses and Wetlands (All Districts) and repealing Ordinance No. 323, 

as advertised for public hearing tonight. 

Motion was made by Carter, seconded by Low and was unanimousLy supported 

closing th~ public hearing. 






County, Michigan, on Monday, September 21, 1981 at 8:00 p.m. 

at the Township Hall, 4200 Telegraph Road in said Township for 


Ordinance, by amending or changing ARTICLE XV, SEC. 1517 

Preservation of Watercourses and Wetlands (All Districts) to 

read as follows: 

Revise or change ARTICLE XV, GENERAL PROVISIONS, 

SEC. 1517 Preservation of Watercourses and Wetlands 

(All Districts) 

SEC. 1517 PRESERVATION OF WATERCOURSES AND WETLANDS 

(ALL DISTRICTS) 

1. Definition of Watercourses and Wetlands: 

a. Watercourses 

Watercourses as used herein are deemed to mean 

rivers and streams, ponds, lakes and all other 

subaqueous areas. 

b. Wetlands 

2. Purpose: 

Wetlands as used herein shall be deemed to be 

those transitional areas lying between dry land 

and any watercourse. They are areas of low 

topography, poor drainage, and due to seasonal 

variations, they are water-logged in the spring 

and may be dry in the summer and fall. 

It is the purpose of these controls to protect and 

preserve all watercourses in the Township along wit~ 

their associated wetlands, as well as any freestand~ng 

wetland areas. By this action, the Township will 

insure the natural resource of these valuable 

features by:

I 

I 

PLANNING COMJ\.1ISSION 

Septer.nber 21, 1981 

Page 2 

a. Protecting the downstream and offshore resources 

of the Township from siltation and various pollution. 

b. Protecting the quality of water, including related 

ground water. 

c. Protecting the breeding and feeding grounds for the 

various fish, bird and other wildlife inhabitating 

these watercourses and wetlands. 

d. Protecting the natural lay of the land and the 

natural vegetation in the Township in those areas 

which cannot support land use development without 

a major rearrangement of the environment. 

3. Requirements: 

a. The grading, dredging, excavation, construction 

or filling of or into, any watercourse or its 

associated wetlands in any use district, shall 

not be permitted excepting in those instances 

wherein the Planning Commission shall find that 

all of the following conditions shall be met: 

(1) The proposed development will not detrimentally 

affect the natural features of a pond, stream, 

lake or any other subaqueous area or watercourse 

or their associated wetlands. A basic change in 

the existing character of these areas shall be 

considered to be detrimental. 

(2) The location of all natural features including 

the existing topography and vegetation as 

related to any of the water features above 

mentioned shall not in any way be rearranged 

for a distance of at least twenty (20) feet 

measured from the edge of the wetland into the 

buildable portion of the dry site. 

(3) The proposed development will not reduce the 

natural retention storage capacity of any 

watercourse or its associated wetland thereby 

increasing the magnitude and volume of potential 

flooding at other locations. 

(4) The proposed development will not create a soil 

erosion problem or cause any environmentally 

deleterious surface runoff. 

(5) The proposed development will not affect the 

varied habitats for fish, birds and other 

wildlife existing in the watercourses or 

wetlands being considered. 

b. All requests made under this section shall be 

accompanied by an overall plan clearly presenting 

all existing conditions and proposals. These plans 

shall be prepared by experts in the various involved 

diciplines so as to permit detailed review and 

appraisal by the Planning Commission. 

I The plans and documentation, presented in one 

original and five (5) copies, shall include at 

least the following: 

(1) Overall plan of the entire site showing all 

natural features and existing man-made 

improvements and all proposed inprovements. 

(2) A topography drawn at a one (1) foot contour 

interval of the existing land configuration 

as well as all proposed grades of any proposed 

improvement. The topography shall extend beyond 

the ~ite in guestion to such distance as to 

permlt appralsal of any effects that might 

be felt on adjacent sites. The scale of the

I 

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Septer.nber 21, 1981 

Page 3 

drawing shall be such as to permit adequate 

detailed review. 

(3) All tree cover, including the designation of 

individual trees of four (4) inches in diameter, 

or greater, the location of and identification 

of all shrubs and ground cover and the location 

of other natural and biological features shall 

be presented on a transparent "mylar" type 

drawing at the same scale as the drawing 

showing existing topography so as to permit 

the superimposing of these details on the 

topography drawing. 

Ordinance No. 323 is hereby repealed. The repeal of said ordinance 

does not affect or impair any act done, offense committed or right 

accruing, approved or acquired or liability, penalty, forfeiture or 

punishment incurred prior to the time enforced, prosecuted or 

inflicted. 




(2) 

Public Hearing considering ar.nending Zoning Ordinance No. 265 by adding 

to Article II, SEC. 201, Definitions, and adding to Article VIII, SEC. 801, 

Principal Uses Perr.nitted Subject to Special Conditions, a new subsection 11, 

Ar.nuser.nent Device Arcade and adding to Article XV, SEC. 1504, Parking 

Requirer.nents, Subsection 11, c, a new paragraph (15), was called to order 

at 8:20 p. r.n. Motion was r.nade by Fisher, seconded by Low and was 

unanir.nous ly supported to forward to the Township Board with recor.nr.nendation 

for approval the proposed ar.nendr.nent to Zoning Ordinance No. 265 adding to 

Article II, SEC. 201, Definitions, adding to Article VIII, SEC. 801, Principal 

Uses Perr.nitted Subject to Special Conditions, a new Subsection 11, Ar.nuser.nent 

Device Arcade and adding to Article XV, SEC. 1504, Parking Requirer.nents, 

Subsection 11, c, a new paragraph (15), as advertised for public hearing 

tonight. 

Motion was r.nade by Carter, seconded by Little and was unanir.nously supported 

closing the public hearing. 

(NOTICE OF PUB LIC HEARING) 





County, Michigan on Monday, September 21, 1981 at 8:15 p.m. at 

the Township Hall, 4200 Telegraph Road, in said Township for 


Ordinance, by adding to ARTICLE II, SEC. 201, Definitions, to 

ARTICLE VIII, SEC. 801, Principal Uses Permitted Subject To 

Special Conditions a new subsection 11, and to ARTICLE XV, 

SEC. l504,11,c a new paragraph (15), to read as follows: 

Add to ARTICLE II, SEC. 201. DEFINITIONS, paragraphs 

3a. Amusement Device and 3b. Amusement Device Arcade 

3a. Amusement Device: Is any machine, device or 

contrivance which, upon the insertion of a coin, 

token or similar object, or which requires 

payment for its use, may be operated by the 

public for use as a game, entertainment, or 

amusement, whether operated by hand, electricity, 

or any other power.

I 

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Page 4 

3b. Amusement Device Arcade: Is any establishment 

open to the public wherein one (1) or more 

amusement devices are operated for profit. 

Add to ARTICLE VIII, SEC. 801. PRINCIPAL USES PERMITTED 

SUBJECT TO SPECIAL CONDITIONS, a new subsection 11 

11. Amusement Device Arcade subject to the following 

conditions: 

a. All such establishments shall be conducted within 

a freestanding fully enclosed building. 

b. All such establishments shall be provided as a 

principal use and shall not be accessory to 

another principal use, except that in the 

instance of a Class "e" or tavern licensed 

restaurant, such amusement devices may be 

provided as accessory to the principal use. 

c. The structure housing such use shall be located 

at least one hundred (100) feet from any property 

line or district line of any residential district 

permitted in this ordinance and shall be located 

at least three hundred (300) feet from any road 

providing access to a single-family residential 

subdivision. 

d. The structure housing such use shall be so insulated 

as to prevent light, noise or other offensive factors 

from penetrating into any adjacent areas. 

e. The use shall have its parking physically separated 

from adjacent business and offices and such parking 

shall be so located as to be between the structure 

housing such use and the major thorofare providing 

access to such use. 

Add to ARTICLE XV, SEC. 1504. PARKING REQUIREMENTS, 

Subsection ll,c, a new paragraph (15) 

(15) Amusement Device Arcade One (1) for each two (2) persons 

allowed within the maximum 

occupancy load as established 

by local, county, or state fire, 

building, or health codes, or 

one (1) for each amusement 

device, whichever is greater. 




I (3) 

Public Hearing to consider amending Ordinance No. 265 by adding to Article II, 

SEC. 201, Definitions, changing Article XV, SEC. 1503, Accessory Structures, 

paragraph 2, and adding a new paragraph 10 (Location of Dog Runs on Residential 

Lots) was caLLed to order at 8:30 p. m. Three gentlemen from Kirkwood 

Improvement Association were present expressing concerns about passage 

of this ordinance in that it may have some effect on litigation they are 

involved in pertaining to dog runs. Motion was made by Little, seconded by 

Fisher and was unanimously supported to adjourn the public hearing considering 

amending Ordinance No. 265 by adding to Article II, SEC. 201, Definitions, 

changing Article XV, SEC. 1503, Accessory Structur'es, paragraph 2, and 

adding a new paragraph 10, to October 5, 1981 for further study and review;

I 

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Page 5 

(4) 

Barry King, Attorney representing ShalLowbrook Real Estate Company presented 

a site plan for 600 sq. ft. office space in the building on Lots 224-225-226, 

Supervisor's Plat No.2, Section 6. They stated they have completed everything 

agreed to when the Board of Appeals gave them temporary 2 year approval to 

occupy the building with the exception of an architectural screen which has been 

due to the contractor reneging on the contract. Also that the owner would 

contemplate demolishing the existing building and constructing a new one if 

they could purchase the adjacent property. Motion was made by Fisher, 

seconded by Carter and was unanimously supported to table the site plan 

for addition of 600 sq. ft. office space in building on Lots 224-225-226, 

Supervisorls Plat No.2, Section 6, for referral to the Planner for study 

and review. 

(5) 

Motion was made by Carter, seconded by Little and was unanimously supported 

calling for a public hearing on October 19, 1981 to consider amending Zoning 

Ordinance No. 265 by revising and adding to Article II, SEC. 201, Article VII, 

SEC. 701 and Article VIII, SEC. 801 and repealing Ordinance No. 315. 

(Distinction between restaurants and restaurants having Class IIC" liquor 

licenses. ) 

(6 ) 

Motion was made by Little, seconded by Fisher and was unanimous ly supported 

calling for a public hearing on October 19, 1981 to consider repealing Ordinance 

No. 278 and introducing a new ordinance amending Zoning Ordinance No. 265 by 

adding to Article XV, SEC. 1508, Subsection 10, Residential Waterfront Use. 

(7) 

Mr. Boggio presented a site plan for an office building on the SE corner of 

Woodward and Winthrop which he pointed out would need some variances from 

the Zoning Board of Appeals. Motion was made by Fisher, seconded by Carter 

and was unanimously approved to table the site plan for Lot 1, East Bloomfield 

Highlands, Section 3, for review and forwarding to the Planner. 

(8) 

A pre-preliminary plat was presented by Abbey Homes for development of 

the northerly portion of Echo Park property in Sections 16, 17, 20 and 21. 

They stated 35% to 40% will be a natural reserve for recreational use of the 

people in the subdivision. There would be no access to Echo Road and all 

of the homes would be custom designed. Motion was made by Low, seconded 

by Fisher and was unanimously supported to forward the pre-preliminary 

plat of Echo Park property to the Planner for review. 

(9) 


August 17 minutes as corrected. 


np 

v 

Deloris V.-bo He, Secretary 

Planning Commission

I 

I 

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August 17, 1981 

PRESENT: Thompson, Fisher, Schmitt, Carter 


(1) 

Messrs. Carlin (attorney) and Priskorn (architect) along with a representative 

of Bennigan l s presented the site plan for a new restaurant on the east side of 

Woodward, south of Square Lake Road. They stated they are purchasing a 

portion of this property and wiLLbuild south of the existing building with the 

parking and access to Square Lake Road being to the rear and along the east 

part of the property. Also that it does comply with Township ordinances. They 

pointed out their landscaping exceeds requirements and their sign wiLLbe within 

ordinance requirements. The adjacent resident on Square Lake Road, Mrs. Dube, 

was present expressing interest and concern over the access on Square Lake Road 

being close to her driveway. Motion was made by Fisher, seconded by Schmitt 

and was unanimously supported to forward the site plan for Bennigan l s Restaurant 

on part of acreage parcels C-94A and C-94B, Section 10, to the Township Board 

with recommendation for approval. Recommendation is also made that the curb 

cut on Square Lake Road be restudied. 

(2) 

Motion was made by Schmitt, seconded by Fisher and was unanimously supported 

caLLing for a public hearing on September 21, 1981 at 8:15 p. m. to consider 

amending Zoning Ordinance No. 265 by adding to SEC. 201, Definitions; 

adding to SEC. 801, Principal Uses Permitted Subject to Special Conditions, 

a new subsection 11, Amusement Device Arcade; and adding to SEC. 1504, 

Parking Requirements, a new paragraph (15) Amusement Device Arcade. 

(3) 

Motion was made by Schmitt, seconded by Carter and was unanimously supported 


amending Zoning Ordinance No. 265 by repealing Ord. No. 323 and introducing 

a new ordinance amending Article XV, SEC. 1517, Preservation of Watercourses 

and Wetlands (ALLDistricts). 

(4) 



amending Ordinance No. 265 by adding to SEC. 201, Definitions, and changing 

SEC. 1503(2) and adding to SEC. 1503, Accessory Structures, a paragr9-ph 10. 

(Location of Dog Runs on Residential Lots) 


July 20, 1981 minutes as submitted. 

np 

Res~ect fuLLysubmitted, 

~~:-D-t.,e"l-l-l:.o~r!-i""'s-_y'e....~


July 20, 1981 

PRESENT: Thompson, Fisher., Little, Schmitt, Low 

ABSENT: 

I (1) 

Carter 

Leonard Siegel and Mr. Liebovitz presented a revised site plan for reV1Slons 

to the shopping center on the NW corner of Square Lake Road and Woodward. 

There was discussion on changes in the buildings, parking, pedestrian and 

vehicular traffic flow, the waLLon the west property Line, the structures 

concealing the dumpsters and landscaping. It was agreed this center has 

peculiarities and has a series of non-conformities that are existing due to 

the sequence in which it developed. Also that a number of the proposed 

changes are an improvement, however, that it does not conform with 

Township Ordinances. Motion was made by Little, seconded by Fisher 

and was unanimously supported that the site plan for additions and 

alterations to Kingswood Shopping Center, pt. parcel C-3A, Rip Crest 

HiLLs, Sections 3 and 4, be forwarded to the Township Board with 

recommendation for approval subject to review and approval of 

variances by the Board of Appeals. 

I 

I 

(2) 

Motion was made by Little, seconded by Schmitt and was unanimous ly 

supported to remove the tabled tentative plan for development of the 

Archdiocese property, C-173B, Sections 18 & 19 from the agenda due 

to Jack of actio n. 


supported to remove the tabled site plan for B1HiLLsChristian Church on 

the Echo Park property from the agenda due to lack of action. 

(3) 


7-6-81 minutes as submitted. 


np 

klYSUbmi:ted, 

Deloris V.- lttLe, Secretary 

Planning Commission

I 

I 

I 


July 6, 1981 

PRESENT: Thompson, Fisher, Little, Schmitt, Low 


(I) 

Leonard Siegel, Architect, representing the new owners of Kingswood 

Shopping Center at Woodward and Square Lake Roads presented a 

preliminary site plan for renovations and improvements to the center. 

They proposed changing the use of the theater to office and adding 

additional retail space. He pointed out some of the parking would be 

on nursing home property and that they would install a fence behind 

the nursing home employee drive and the parking. There was 

discussion on the existing wall on the west property line. The 

consensus was that plans presented ?-ppear to be desirable, however, 

would not conform to Ordinance and would require review by the 

Board of Appeals. 

There was brief discussion on possibly amending the Zoning Ordinance 

with regard to electronic amusement devices, manufactured and mobile 

homes, and dog run locations. 


the June 1 minutes as submitted. 


np 

submitted, 

Deloris V.-.Lit , Secretary 

Planning Commission

I 

I pectfully 

I 


June 1, 1981 

PRESENT: Thompson, Fisher, Schmitt, Low, Little 


(1) 


supported to forward the site plan for the addition of a drive-through 

window at McDonalds, acreage parcel C-34A4, Section 5, with 

recommendation for approval subject to review of any sign changes 

for conformance with ordinances. 

(2) 



Motion was made by Schmitt and was unanimous ly supported approving 

the Annual Report as submitted. 


np 

submitted, 

if 

Deloris v. 0t- e, Secretary 

Planning Commission

I 

I 

I 


April 6, 1981 

PRESENT: Thompson, Fisher, Schmitt, Low, Little 


(I ) 

Site plan for the completion of South Hills of Bloomfield multiples on South 

Boulevard at 1-75 was presented by Milton P. Rotenberg. Robert Meisner 

representing the South HiLLs of Bloomfield Association was present stating 

they have no objection to the plan presented but have concerns with regard 

to the recreational facilities, their use and maintenance. Also they requested 

a bond be posted with respect to the road and that the open basement be filled 

suggesting an agreement be worked out with the existing association. Motion 

was made by Carter, seconded by Fisher and was unanimously supported to 

forward the site plan for completion of multiple development on part of acreage 

parcel C-10, Section 2, to the Township Board with recommendation for approval 

contingent upon Board of Appeals approval of variances, a bond being postes for 

the road including a wearing course on the existing road and an agreement being 

worked out with the association with respect to recreational and common 

fac ilitie s. 

(2) 

Site plan for construction of a spec building on Lots 19 and 20, Bloomfield 

Research Industrial Park, Section 4, was reviewed. Motion was made by 

Fisher, seconded by Schmitt and was unanimously supporte%to forward the 

site plan for a spec building on lots 19 and 20, Bloomfield R search Industrial 

Park, Section 4, to the Township Board with recommendation for approval 

subject to construction of subdivis ion road, temporary use of three parking 

spaces on Franklin for drive and additional trees in the green area. Sign is 

to conform to ordinance. 


np 

ctfuLLy submitted, 

Deloris V. Litt-l:e, Secretary 

Plannirg Commission

I ABSENT: 

I 

I 



March 16, 1981 

PRESENT: Thompson, Low, Schmitt, Little 

Fisher, Carter 

(1) 

There was discussion on the revised plan submitted for completion of 

the South Hills of Bloomfield Condominiums, acreage parcel C-10, 

Section 2. It was determined the plan does stiLL require Board of 

Appeals approval for the front yard variances and on the carports 

in the rear yard. 

(2) 

Samelson Development Company presented a site pLan for a spec building 

on Lots 19 and 20, Bloomfield Research Industrial Park, Section 4. 

FoLLowing discussion the plan was given to the planner for study and 

.review. 

Motion was made by Schmitt and was unanimous ly supported approving 

the March 2 and February 2 minutes as written. 


np 

/ 


v 

Deloris V. Littl Secretary 

PLanning .c-Q; mission

I 

I 

I 


March 2, 1981 

PRESENT: Thompson, Fisher, Low 

ABSENT: Carter, Schmitt, Little 

(1) 

A site plan for completion of the multiple development on part of acreage 

parcel C-10, Section 2, known as South Hills of Bloomfield was submitted. 

The petitioners pointed out the plan provides for 23 buildings with 6 units 

in each building, the buildings are a little larger than the original plan and 

some do not meet setback requirements. There was discussion on density 

and the petitioners questioned their sitting room being counted as a bedroom. 

There was also penetration of the rear yards which the petitioner pointed out 

is exactly the same as in the original approved plan. Following discussion, 

the site plan was tabled for further review. 

(2) 

Mr. Kime presented the final preliminary plat of Bloomfield North Estates 

Subdivision, Section 1. It was the consensus this final preliminary plat 

should be forwarded to the Township Board for approval inasmuch as it is 

the same as the preliminary plat which has been previous ly approved. 

(3) 

A site plan was submitted for Bloomfield Hills Christian Church on the 

west side of Telegraph, south of the Township Hall. The plan did not 

conform with ordinances and the petitioners were asked to review their 

plan with Township administration and resubmit. 


np 

ResJ£ectfully submitted, 

__ -"')!f---Lj-'Ld-~' /I. ,)c;/::!.b....J.... h . ') 

Deloris v. Li-t-~ 

Township Clerk

I (1) 

I 

I 





Chairman Thompson called the public hearing to order at 8:00 p. m. considering 

rezoning parts of Lots 1, 2, 3, 4, 53 and all of lot 5, Colonial Estates, Section 10, 

located on the SE corner of Square Lake Road and Lahser from R-2 to O-I. 

Mr. Warrington and his attorney presented the request to the Commission and 

50 or 60 interested people present. They proposed construction of single-story 

office buildings with parking in the rear. Dominic Tomburrini, Jr. spoke in 

behalf of Colonial Estates As sociation stating they are opposed. Jim Shannon 

of Devonshire Downs spoke in opposition. Others speaking in opposition were 

Max Moergentine, 2685 Lahser, Gary Banish, 2600 Lahser, Delos E. Cole, 

2637 Colonial Way, Jerzy K. Bruns, 2610 Lahser, William Fitter, 2630 Lahser, 

Norman H. Parsons, 2515 Coldspring Dr., and a representative of lot 64, 

Colonial Estat es. Motion was made by Little, seconded by Low and was 

unanimously supported to deny the request to rezone Lots 1,2,3,4,53 and all 

of lot 5, Colonial Estates, Section 10, from R-2 to 0-1 based upon the present 

zoning being adequate. 

Yeas: 

Nays: 

Little, Low, Carter, Fisher, Thompson 

None 







Bloomfield will hold a public hearing at the Township Hall, 4200 Telegraph, 

on Monday, February 2, 1981 at 8:00 p. m. to consider the following change 

to Ordinance No. 265 being the Zoning Ordinance: 

To rezone from R-2, Single-Family Residential 

District, to 0-1, Office Building District, 

subject to site plan review the following 

described property located on the SE corner 

of Square Lake Road and Lahser: 

Lot 5 and all that part of Lots 1, 2, 3, 4 and 53 

which lie westerly of a line parallel with and 

measured 84.31 feet easterly at right angles to 

the most easterly line of said lots, of Colonial 

Estates, a subdivision of part of the Northwest 

quarter of Section 10, Town 2 North, Range 10 

East, Bloomfield Township, Oakland County, 

Michigan, according to the Plat thereof as recorded 

in Liber 6 of Plats, Pages 6 and 6A, Oakland County 

Records. 



BLOOMFIELD TOWNSHIP

I 

I 

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Page 2 

(2) 

Motion was made by Fisher, seconded by Little and was unanimously supported 

forwarding the site plan for an office development on acreage parcel C-296H-2a2, 

Section 30, to the Township Board with recommendation for approval subject to 

brick waLLon aLLsides as required by ordinance; any roof top equipment being 

screened per ordinance; sign being set back 15 feet from property Line per 

ordinance; office use being non-medical; and trees being minimum of 2 in. 

caliper. 

(3) 

Motion was made by Low, seconded by Fisher and was unanimous ly supported to 

forward the site plan for a professional office building on Lot 8, East Bloomfield 

H ghlands, Section 4, to the Township Board with recommendation for approval 

with the provis ion that the final plan submitted include screening of roof top 

equipment; sign detail conforming to ordinance; specific detail of landscaping; 

required brick waLLbe 6 feet in height; and residential street be blacktopped 

from Woodward to the entrance of the parking area. 

(4) 

Motion was made by Low, seconded by Fisher and was unanimously supported 

to forward the revised site plan for a savings and loan association branch 

submitted tonight on Lot 127, Rip of Forest Lake Country Club Estates No.2, 

Section 8, to the Township Board with recommendation for approval which 

includes the 10 ft. side setback contingent upon the addition of trees on the 

outside of the waLLon the south boundary and greenbelt on west boundary of 

the property. 

(5) 

Paul Robertson, Jr. presented the site plan for cluster development on the 

Ramseyer property, acreage parcel C-329F, Section 33. There were several 

neighbors present expressing concerns about drainage, removal of trees, height 

of buildings and where the road wiLLenter. Mr. Robertson stated they will 

preserve all trees possible, the existing house will be removed, the street 

wiLLbe 27 ft. wide and that a landscape plan will be submitted. He pointed out 

they will appeal the setback requirement to the Board of Appeals requesting that 

some of the units be within 20 ft. of the road in order to pull the units in away 

from the perimeter of the property. Motion was made by Little, seconded by 

Fisher and was unanimously supported to forward the site plan for cluster 

development of acreage parcel q-329F, Section 33, to the Township Board 

with recommendation for approval and to the Board of Appeals for review of 

setback variance. Consideration is to be given to putting storm drainage under 

the road and to save all possible trees on the south side. The two-story units 

behind the residents on Lincoln Road are to be obscured. 


January 5 and January 19 minutes as submitted. 


np 

Re /pectfully submitted, 

v· 

Deloris V. L' Secretary 


I ABSENT: 

I 

I 




PRESENT: Thompson, Fisher, Little 

Schmitt, Low, Carter 

(1) 

Mr. Horowitz presented a site plan for an office development on acreage 

parcel C-296H-2a2, Section 30, located on the east side of Inkster, north 

of Maple. The plan was forwarded to the Township Planner for review. 

(2) 

Ron and Chuck Sherman presented a site plan for an office building on 

the SE corner of Woodward and East Berkshire on Lot 8, East Bloomfield 

Highlands, Section 4. The plan was forwarCled to the Township Planner 

for review. 

(3) 

A site plan was presented for a branch of First Federal Savings of Oakland 

on the south side of Square Lake Road, west of Telegraph on Lot 127, Rip of 

Forest Lake Country Club Estates No.2, Section 8. The plan was forwarded 

to the Township Planner for review. 

(4) 

Paul Robertson, Jr. presented a site plan for cluster development of the 

Ramseyer property located east of Telegraph and north of Lincoln on acreage 

parcel C-329F, Section 33, consisting of 24 units. The plan was forwarded 

to the Township Planner for review. 

(5) 

There was brief discussion on the B-3, General Business District, section of 

the Zoning Ordinance and the pos sible need for a thorough study of that section. 


np 


Deloris V. bit-t- , Secretary 


I 

I 

I 




ABSENT: Schmitt, Little 

(1) 

Discussion was held on extending cluster beyond 360 feet in depth on the 

northerly 6 acres of Lot 4, Supervisor1s Plat No.5, Section 25, which is 

located on the south side of Big Beaver, east of Woodward. There were 

approximately 15 people from the area present expressing interest. 

Mr. Harold Stieg of Rouge Manor Association stated they do not oppose. 

Others expressing interest were Dan Devine, 85 Manor Road, and 

Carolyn McGarity, III Manor Road. Motion was made by Fisher, seconded 

by Low and was unanimous ly supported to make recommendation to the 

Township Board for approval of extending the single-family cluster option 

beyond 360 feet in depth on the northerly 6 acres of Lot 4, Supervisor1s Plat 

No.5, Section 25, at a dens ity of 3 units per acre. 

(2) 

Seymour Mandell was present stating they have worked out an agreement 

with the adjacent shopping center for lease of 10 parking spaces contiguous 

to the west boundary line of the Union Oil Station on the SW corner of Woodward 

and Square Lake Road. He stated they cannot bring the property into conformance 

with the current zoning ordinance. Also that their plans still include the addition 

of a Tune-R- Up and Lubin franchise and it is their intent to make the pumping of 

gas the major use. Motion was made by Fisher, seconded by Low and was 

unanimously supported to deny site plan for addition of Tune-R- Up & Lubin 

franchise at Union Oil Station on acreage parcel C-97A, Section 10, based 

upon it being an expans ion of a non- conforming use. 

(3) 


December 1 minutes as written. 


np 


,....---:;>

I 

I 

I 



PRESENT: Thompson, Fisher, Schmitt, Little, Carter 

ABSENT: Low 

(1) 

Motion was made by Thompson, seconded by Schmitt and was unanimousLy 

supported to forward the site pLan for Chi-Chi1s Restaurant on the west 

side of TeLegraph, north of BloomfieLd PLace Apartments, Section 5, to 

the Township Board with recommendation for approvaL. 

(2) 

Motion was made by Fisher, seconded by Little and was unanimousLy 

supported to forward the site pLan for Miracle Mile Showcase Theaters 

on the east side of TeLegraph, north of Square Lake Road, acreage parceL 

C-35, Section 5, to the Township Board with recommendation for approval. 

(3) 

Motion was made by Schmitt, seconded by Fisher and was unanimousLy 

supported caLLing for a Public Hearing on February 2, 1981 at 8:00 p. m. 

to consider rezoning parts of Lots 1-2-3-4-5-53, CoLoniaL Estates, 

Section 10, from R-2 to 0-1. 

(4) 

Motion was made by Fisher and was unanimousLy supported approving the 

October 20 and November 17 minutes as written. 


np 

submitted, 

y. 

DeLoris V.ytt-e, Secretary 

PLanning Commission

I 

I 

I 




PRESENT: Thompson, Carter, Fisher 

ABSENT: Schmitt, Low, LitHe 

- - ----- 

(1) 

Milton Sloban was present for the site plan for Chi-Chi's Restaurant on the 

west side of Telegraph, immediately south of the golf range and presented 

plans containing more detail as was requested. He emphasized he wants to 

have a greenbelt between the restaurant property and his apartments rather 

than a brick wall. The revised plan was given to the planner for his review 

and comments and this will appear on the agenda for the next regular ly 

scheduled meeting on December 1. 

(2) 

The site plan for a theater on the east side of Telegraph, north of Square 

Lake Road was presented by National Amusements, Inc. This was briefly 

reviewed by the Commtssion and forwarded to the planner for review. It 

will appear on the agenda for the next regularly scheduled meeting. 

(3) 

Mike Horowitz was present along with Messrs. Luben and Begin presenting 

a pre-preliminary site plan for an office building complex on the east side of 

Inkster, north of Maple Road. They pointed out the unusual topography of the 

property indicating they were seeking opinion with respect to the development 

possibilities. 

There was brief discus sion on the tabled items. It was the consensus the 

site plan for parcel C-97A, Section 10, on the corner of Woodward and 

Square Lake Road and the request for rezonirg the SE corner of Lahser 

and Square Lake Road should probably be removed from the agenda since 

the petitioners have not returned. Mr. Vilican reported to the Commission 

on the current status of the court case on the Willoway property. 


np 


~ 

lCO . 



PRESENT: Thompson, Fisher, Schmitt, Little, Low, Carter 

ABSENT: Smith 

I (1) 

There was brief discussion on the proposed service station for the SW corner 

of Woodward and Square Lake Roads, acreage parcel C-97A, Section 10. The 

petitioners were not present. Mr. Vilican indicated a letter from our attorney 

relative to this expanding a non-conformity would be appropriate. Motion was 

made by Schmitt, seconded by Low and was unanimously supported to table 

the site plan for a Tune'R Up and Lubin service station on the SW corner of 

Woodward and Square Lake Roads, acreage parcel C-97A, Section 10. 

I 

I 

(2) 


to forward the site plan for Chi Chi1s Restaurant on the west side of Telegraph, 

north of Square Lake Road immediately south of the golf range submitted by 

Milton Sloban to the Planner for review. 

(3) 

Riemer Floors, Inc. site plan was again reviewed. There was discussion on 

the warehouse and it was determined this is a retail operation and that they will 

only be storing carpeting in the warehouse and doing cutting of a retail nature. 

Motion was made by Schmitt, seconded by Low and was unanimously supported 

to forward the site plan for Riemer Floors, Inc., acreage parcel C-41C, Sec. 6, 

to the Township Board with recommendation for approval as submitted. 

(4) 


to table the request to rezone parts of Lots 1-2-3-4-5-53, Colonial Estates, 

Section 10, located on the SE corner of Squre Lake Road and Lahser from 

R-1 to 0-1 for review with our legal counsel. 

(5) 

Motion was made by Schmitt and was unanimously supported approving the 

October 6 minutes as corrected. 

There was brief discussion on the Ramseyer property, acreage parcel C-329F, 

Section 33, which has been a tabled item for several months. The Township 

Officials and Planner reported the developers presently have engineers reviewing 

soil problems and that they will shortly be presenting a site plan for review. 


np 

y. 

Deloris V. J,.,itHe, Secretary 

Planning Commission

I 

I 

I 



PRESENT: Thompson, Fisher, Schmitt, Low, LittLe 

ABSENT: Smith 

(1) 

Seymour MandeLL was present regarding the site pLan for aLterations at the 

service station on the SW corner of Woodward and Square Lake Roads. He 

stated parking on the site seems to be creating their major probLem and 

proposed providing additionaL parking spaces on the adjacent property, which 

they have discussed with that property owner. They indicated an agreement 

can be worked out between the two property owners. He stated another probLem 

is the front setbacks for which he proposed Landscaping pointing out that the 

site doesn't have adequate space to upgrade to today's setback requirements. 

He again stated they wiLLnot do any -major repair work. They wiLLpump gas 

and do quick tune-up work making it their objective to get cars in and out 

quickLy. There was Lengthy discussion on the site, the type of business and 

the property being non-conforming. Motion was made by Little and was 

unanimousLy supported to tabLe the site pLan for Tune'R Up & Lubin on the 

SW corner of Woodward and Square Lake Roads, acreage parceL C-97A, 

Section 10, for further information and study. 

(2) 

Messrs. SLoban and Anderson presented a sitepLan for Chi-Chi's restaurant 

on the west side of TeLegraph, immediateLy south of the golf range. Motion 

was made by Schmitt and was unanimous Ly supported to forward the site pLan 

of Chi-Chi's restaurant to the pLanner for review and study. 

(3) 

Motion was made by Schmitt, seconded by Fisher and was unanimous Ly 

supported caLLing for a Public Hearing on December I, 1980 at 8:00 p. m. 

to consider rezoning Lots 698, 729 and N 1/2 of 730, Ward Orchards, 

Section 6, from R-l to P-l for the future use as parking for House of 

Bedrooms. 

(4) 

Motion was made by Schmitt and was unanimous Ly supported approving the 

September 15 minutes as corrected. 

np 

submitted, 

DeLoris V..- - tttLe, Secretary 

BLoomfieLd Township

I 

I 

I 

-- -- -----------------------, 

TWENTIETH ANNUAL REPORT 


In accordance with Sections 3 (4) Act No. 168 of Public Acts of 1959, submitted 

herewith is the Twentieth Annual Report of the Bloomfield Township Planning 

Commission for the fiscal year ending September 30, 1980 concerning its 

operations and status of planning activities. Recommendations forwarded to 

the Township Board related to planning and development are summarized: 

The foLLowing members of the Planning Commission served during 1980: 




Dr. John D. Schmitt 

Catharine R. Smith 

Robert G. Anderson (Resigned in September, 1980) 


John W. Carter (New in September, 1980) 

During the year 24 meetings were held of which 4 were administrative review 

sessions for study. There was one special meeting held for the purpose of 

conducting a court ordered public hearing. 

The foLLowing Ordinances were sent to the Township Board for ratification 

since October 1, -1979: 

Text Changes 

Ord. No. 324 Amend Ord. No. 265 by revising, deleting from and adding to 

Article XV, General Provisions, Section 1508, Performance 

Standards, Subsection 8, Soil, Sand, Clay, Gravel or Similar 

Materials, Removal; FiLLing. 

Map Changes 

(none)

I 

I 

I 

Twentieth Annual Report 


Page 2 

Plats approved • • . 

Plats denied ••••. 

Site plans approved. 

Site plans denied • 

Zoning requests •• 


Plats reviewed and approved were recommended to the Township Board for 

approval as follows: 

Wabeek Ridge, Section 18 - preliminary 

Shaker Heights Subdivision, Section 2 - preliminary 

Willison1s Bloomfield Farms, Section 24 - preliminary 

Hampton Hills Subdivisions No.2, 3, 4, Section 1 - preliminary 

B lfd. Research Industrial Park, Section 4 - preliminary 

Bloomfield Crossing, Section 11 - final 

Echowood Subdivision, Section 20 - final 

Following are requests for rezoning received during the year and the 

recommendations made by the Commission: 

1. Lots 1, 2, 3, 4, 5 and 53, Colonial Estates, Section 10. 

R-2 to 0-1. (Denied--not feasible) 

Court tests of zoning decisions on the following parcels of property were under 


1. Lone Pine Road and Telegraph, C-198B, Section 21. Residential to 

Commercial. Multiple zoning is being appealed by petitioners. 

2. Big Beaver, east of Woodward. Residential zoning being challenged 

in favor of Office. 

3. Long Lake Road, east of Telegraph-- Willoway property. Residential 

zoning being challenged in favor of Office. 

A special meeting was held for the purpose of conducting a public hearing 

on a Class C liquor license at the Siamese Twins restaurant located at Opdyke 

and South Boulevard vih ich is a B-2 center at the request of Judge Gilbert of 

Oakland County Circuit Court. 

7 

1 

7 

5 

1 

2

I 

I 

I 

Twentieth Annual Report 


Page 3 

The planning Commission would Like to express thanks for the counsel and 

efforts of Mr. ViLican during the past year. 

np 

R~pectfuUy submitted, 

~C::::::>I.....--C-~-



PRESENT: Thompson, Fisher, Schmitt, Low, Smith 

ABSENT: Litt le 

I (1) 

Seymour Mandell presented a revised plan for alterations at the service station 

on the SW corner of Woodward and Square Lake Roads along with information 

on the proposed Tune'R- Up and Lubin franchise. He stated they would install 

a pit inside where people drive in and the work is done in a very short time 

while they wait. They prppose cleaning up the building appearance by painting, 

stating the property is non-conforming and that if it can't be used in its present 

form for the original general design purpose it can't be used. He stated they are 

amenable to discussion on upgrading the landscaping and signage and beautification 

of the building. Also, that the sale of gas would be their main function. The 

Commission pointed out detail missing on the plan and pointed out concerns with 

respect to the non-conforming use. They emphasized the need to be certain 

there would be no repair work done since that doesn't fit in the B-3 district. 

Also, that parking with respect to ultimate use of the site is a problem, and 

that it appears to be rather congested to keep gas pumps going in addition to 

the new proposed franchise. Motion was made by Smith, seconded by Low and 

was unanimous ly supported to table the site plan for alterations at the service 

station 

planner. 

on acreage parcel C-97A, Section 10, for review with the ai:tnrney and 

I 

I 

(2) 


to forward the final plat of Echowood Subdivision, Section 20, to the Township 

Board with recommendation for approval. 

(3) 

Mr. M Boggio, Architect, presented a request to rezone property on the SE 

corner of Square Lake Road and Lahser, parts of Lots 1, 2, 3, 4, 5 and 53, 

Colonial Estates, Section 10, from R-2 to 0-1. He stated he was representing 

a new owner of the property, Russell Warring, and that they propose construction 

of one- story office buildings having a residential character with the parking area 

at the rear of the buildings. There was discussion on this request and the 

Commission pointed out previous rezoning requests for this property which were 

denied. The consensus was that the request is not feasible. 

(4) 

There was discussion on amending Zoning Ordinance No. 265 by revising and 

amending Ordinance No. 315 by changing ARTICLE VII, B-2, Community 

Business District, SEC. 701, Principal Uses Subject to Special Conditions, 

by removing the first paragraph and subsection 1., paragraph 3. It was 

decided there should be further review and study at this time. 

(5) 

Motion was made by Schmitt, seconded by Smith and was unanimous ly 

supported approving the September 2 minutes as written. 


np 


~v, ~ 

Deloris V. Litt" ~ e, Secretary 


I 

OL8

I 

I 

I 



PRESENT: Thompson, Fisher, Smith, Schmitt 


(1) 

WiLson-Portnoy-Basso & Leader were represented stating they wished to 

respond to the review letter from the Township planner in response to the 

plan they submitted for a two- story office building on the NW corner of 

Franklin and Square Lake Roads. Motion was made by Smith, seconded 

by Fisher and was unanimous ly supported to deny proposed development 

plan for office building on acreage parcel C-38A2, Section 5, as presented 

based upon there being too many problems as outlined in our planner's 

review letter. 

(2) 

Riemer Floors, Inc. presented a site plan for construction of a building 

on North Telegraph, between Alan Ford and the party store, for their 

showroom, office and warehouse. There was discussion on the zoning 

which does not aLLowfor warehousing. The petitioners emphasized their 

business is strictly retail sales, that they do no wholesale business, and 

that the warehousing is secondary to the sales--simiLar in nature to the 

automobile dealer next door. Motion was made by Fisher, seconded by 

Schmitt and was unanimously supported to deny site plan for Riemer Floors, 

Inc., on acreage parcel C-41C and Lot 63, Bloomfield Acres, Section 6, 

based upon the use not fitting the B-3 zoning district. 

(3) 

Bloomfield Lake Investments presented their site plan for cluster development 

on the West side of Lahser between Hickory Grove Road and Lahser High School. 


to forward the site plan for cluster development on the West side of Lahser, 

between Hickory Grove Road and Lahser High School, in Section 9, to the 

Township Board with recommendation for approval contingent upon Board of 

Appeals review and approval of variance in front yard setback on the internal 

street of the development. 

(4) 

A site plan was presented for alterations at the service station on the SW corner 

of Woodward and Square Lake Roads, acreage parcel C-97A, Section 10. The 

petitioners stated they intend to (1) seLLgasoline, (2) do minor repairs, and (3) 

specialize in lube and tune-up work. There was discussion on this property being 

a non-conforming use and the new business being a national franchise. Motion 

was made by Schmitt, seconded by Smith and was unanimous ly supported to table 

the site plan for alterations at service station on acreage parcel C-97A, Section 10, 

for submittal of additional information. 

(5) 

Motion was made by Fisher, seconded by Schmitt and was unanimously 

supported approving the August 18 minutes as written. 


np 

AResipectfULLY sUbmitt~d, 

~v 

Deloris V. L" e, Secretary 

Planning Commission

I ABSENT: 

I 

I 



August 18, 1980 

PRESENT: Thomspon, Fisher, Schmitt, Little, Smith 

Low 

(1) 

Discussion was held on the site plan for Wilson-Portnoy-Basso & Leader's 

office building on the NW corner of Franklin and Square Lake Roads, acreage 

parcel C-38A2, Section 5. It was the consensus the plan as drawn in many 

respects does not conform to Township Ordinances. The Commission felt 

the petitioner should be given a copy of our planner's review letter and be 

requested to submit conforming plans. 

(2) 

A site plan for showroom, office and warehouse for Riemer Floors, Inc. 

on acreage parcel C-41C, Section 6, and Lot 63, Bloomfield Acres, was 

briefly reviewed and it was determined the use does not fit in the B-3 

zoning on the property. 

(3) 

A preliminary site plan for cluster development on the West side of Lahser 

between Hickory Grove and Orange Lake Drive in Section 9 was briefly 

reviewed and discussed. 

(4) 


July 21 minutes as corrected. 


the July 7 minutes as submitted. 


np 

_-.,L~~~~ 


Deloris V.-I::;i e, Secretary 

Planning Commission

I 

I 

I 



The reguLarly scheduLed PLanning Commission meeting for Monday, 

November 3, 1980 was canceUed due to the November 4 etection.

I 

I RESOLUTION 

I 

(c 0 p y) 


BOARD OF TRUSTEES 

Septennber 22, 1980 

PRESENT: Case, Little, Korzon, Reid, Tobias, Channberlain and Yaw 

ABSENT: None 

A nnotion was nnade by Channberlain and supported by Yaw to 

appoint John W. Carter, 1174 Peveril Road, Bloomfield Hills 

to serve as a nnennber of the Township Planning Connnnission. 

YEAS: Little, Korzon, Reid, Tobias, Channberlain and Yaw 

NAYS: None 

DECLARED ADOPTED. 

I, DELORIS V. LITTLE, Township Clerk of the Township of Bloonnfield, 

County of Oakland, Michigan do hereby certify the foregoing is a true and 

correct copy of a resolution adopted at a regular nneeting of the Board of 

Trustees held on Septennber 22, 1980.

I 

I 

I 



- - ----------------- 


August 4, 1980 was cancelled due to the August 5 election.

I ABSENT: 

I 

I 


Regular Meeting 

July 21, 1980 

PRESENT: Thompson, Fisher, Smith, Low, Little, Schmitt 

None 

(1) 

Motion was made by Fisher, seconded by Smith and was unanimously 

supported to forward the preliminary plat of Hampton HiLLs Subdivisions 

No's. 2, 3 and 4, Section 1, to the Township Board with recommendation 

for approval. 

(2) 

Motion was made by Little, seconded by Fisher and was unanimous ly 

supported to forward the preliminary plat for Research Industrial Park, 

located on the East side of Franklin, North of Square Lake Road, Section 4, 

to the Township Board with recommendation for approval. 


np 


At 

~v' 

Deloris-. . le, Secretary 

Planning Commission

I 

I 

I 


ReguLar Meeting 

JuLy 7, 1980 

PRESENT: Thompson, Fisher, Smith, Low, Little 

ABSENT: Schmitt, Anderson 

(1) 

Curtis Kime presented his preliminary pLat of Hampton HilLs Sub'dn. No's. 2, 

3 and 4 Located in Section 1. There was discussion on drainage. ALso on the 

absence of access from South BouLevard which was provided for in the consent 

decree. There were approximateLy 10 residents from the existing Hampton 

HiLLsSubdivision present expressing interest. RonaLd Iwaszkiewicz (Lot 1) 

expressed much concern about the use of Lot 110 next to his home as access 

to the new proposed deveLopment and modeLs. Another concern expressed by 

the neighbors was the deed restrictions. They indicated they wouLd Like to see 

the new subdivision have the same restrictions as they have and because of the 

layout--especiaUy No. 2--have the subdivision combined with theirs for plans 

approvaL. In response to inquiry into his time frame, Mr. Kime indicated he 

would probabLy put on pLat No's 2 and 3 at the same time; however, may do 

No. 2 first, then No. 3 and then No.4. He stated they wiLLbe using 3 or 4 

Lots for retention pond but that details have not been compLeteLy worked out 

on that. ALso, that he wouLd make the deed restrictions the same, however, 

not give the existing subdivision controL of pLans approvaL. FoLLowing discussion, 

the Commission indicated they feLt the pLat should be reworked using new 

demarcation Lines for the three different subdivisions. Motion was made by 

Smith, seconded by Thompson and was unanimously supported to table the 

preliminary plat of Hampton Hills Subdivisions No's. 2, 3 and 4 for submittal 

of revised plat. 

(2) 

Mr. SameLson presented the preliminary plat for Research Industrial Park on 

the east side of Franklin, north of Square Lake Road in Section 4. There was 

review of the planner's letter and lengthy discus sion on the ownership of and 

Location of Furse Street. Motion was made by Smith, seconded by Low and 

was unanimously supported to tabLe the preliminary plat for Research 

Industrial Park, Section 4. 

(3) 

Motion was made by Little, seconded by Fisher and was unanimousLy supported 

to forward the BLoomfield Crossing Subdivision final plat in Section 11 to the 

Township Board with recommendation for approval contingent upon comparison 

with the approved pre Liminary plat. 

(4) 

Motion was made by Fisher, seconded by Smith and was unanimously supported 

approving the June 16 minutes as submitted. 

Motion was made by Smith and was unanimously supported to adjourn. 

np 

R?eCtf~llY submitted, 

___--.:;~:s"L--

I 

I 

I 


June 16, 1980 

PRESENT: Thompson, Fisher, Anderson, Little, Schmitt, Smith, Low 

ABSENT: None 

(I) 

Motion was made by Little, seconded by Anderson and was unanimous ly 

supported to forward the preliminary plat of Willison's Bloomfield Farms 

Subdivision, Section 24, to the Township Board with recommendation for 

approval contingent upon compliance wth all items outlined in the planner's 

review letter and Board of Appeals approval of variance on lots 12, 13, 

14 and 15. 

(2) 

A preliminary plat of Hampton Hills Subdivisions No's. 2, 3 and 4, Section 1, 

was accepted for study and was forwarded to the planner for review. 

(3) 

A preliminary plat for Research Industrial Park, Section 4, was accepted 

for study and referred to the planner for review. 

(4) 

A revised site plan for the office building at Square Lake Road, Adams and 

I-75 as approved by the Board of Appeals was briefly reviewed by the 

Commission for informational purposes. 

(5) 


May 21 and June 2 minutes as submitted. 

np 

submitted, 

Deloris ::V-. lttle, Secretary 

Planning Commission

I 

I 

I 


Regular Meeting 

June 2, 1980 

PRESENT: Thompson, Fisher, Anderson, Schmitt, Low, Little 

ABSENT: Smith 

(1) 

Mr. Freeman, Architect and Ms. McVeigh, Manager of St. Joseph Mercy 

Hospital Pontiac Credit Union presented the site plan for an office building 

located on the East side of Woodward, North of Square Lake Road. Elevations 

and floor plans were not submitted, however, they stated it is a one-story 

masonry building; 2,000 sq. ft.; no basement and is vestibuled. They stated 

they have shown the minimum in trees on the plan and that the landscaping 

will be contracted out to a landscape architect. The Commission advised 

they need to submit details on landscaping, elevations, roof top equipment 

and screening, lighting and the sign. Motion was made by Anderson, 

seconded by Low and was unanimous ly supported to forward the site plan 

for St. Joseph Mercy Hospital Pontiac Credit Union on part of Lot 10, 

East Bloomfield Highlands, Section 3, to the Township Board with 

recommendation for approval contingent upon submittal of additional 

requested information as outlined in the planner's letter and Board of 

Appeals approval of the parking layout. 

, (2) 

A revised plan for Willison's Bloomfield Farms Subdivision, Section 24, 

located on the west side of Adams, south and west of Harlan School was 

submitted. They stated they have acquired a strip of property from the 

school and are now able to utilize the property behind the school. The 

Commission noted the lots to the west of the school would require variances 

in the setback. Motion was made by Low, seconded by Anderson and was 

unanimously sUpp:>rted to forward the preliminary plat for Willison's 

Bloomfield Farms Subdivision, Section 24, to the planner for review. 

(3) 

Motion was made by Schmitt, seconded by Fisher and was unanimously 

supported accepting the preliminary plat for Hampton Hills Subdivisions 

No's 2 through 4, Section 1, for review and study. 

(4) 

Motion was made by Schmitt and was unanimous ly supported to approve the 

May 5, minutes as submitted. 

np 

Respdctfully submitted, 

~~~,,--' v~ 

Deloris V-.Little, Secretary 

Planning Commi s s ion

I ABSENT: 

I 

I 3. 


Special Meeting 

Wednesday - May 21, 1980 - 2:00 p. m. 

PRESENT: Thompson, Fisher, Low, Schmitt, Anderson, Smith, Little 

None 

(.J 

Public Hearing was held on a request for a Class C liquor license by 

Siamese Twins Restaurant located in the shopping center at Opdyke and 

South Boulevard. Chairman Thompson called the meeting to order 

explaining this public hearing was being conducted at the request of 

Judge Gilbert of the Oakland County Circuit Court. Barry Adler of 

Levine and Benjamin, Attorney for the Siamese Twins Restaurant 

presented their petition. Thomas J. Dillon, Jr., Attorney for the 

Township presented their position calling George Vilican Jr., Township 

Planner and Robert L. Snell, Chief of Police to give testimony. The 

following resolution was offered by Little and supported by Anderson: 

WHEREAS, the Township of Bloomfield is required under the law 

to approve an application for license to sell beer and wine and spirits for 

consumption on the premises before a license may be issued; and 

WHEREAS, Siamese Twins Restaurant has requested such a 

license; and 

WHEREAS, the Township, over the years, has evolved a policy 

for the issuance of such licenses, which policy has been set forth in 

Resolution and Ordinance that has been adopted; and 

WHEREAS, the Planning Commission has held this public hearing 

to review the request of Siamese Twins Restaurant for license to sell 

beer and wine andlor spirits for consumption; and 

WHEREAS, it appears from the testimony and the evidence that the 

proposed license does not meet the requirements of the policy of the 

Township; 

IT IS HEREBY RESOLVED that the request be denied for the 

following reasons: 

1. The restaurant is located in a B-1 zoning district rather 

than a B- 2 or B-3 zoning district. 

2. It does not have parking facilities separate and distinct 

from parking serving the other businesses in Chatham 

Fox Hills Shopping Center. 

It does not have separate ingress and egress. 

4. The off street parking was not computed separately when 

the shopping center l s site plan was approved. 

5. The establishment is not located in a free standing structure.

I 

I 

I 

PLANNING COM1vfISSION 

Special Meeting 

Wednesday - May 21, 1980 - 2:00 p. m. 

Page 2 

6. It is not located on a major thorofare having a right-of-way 

of 150 feet or greater. 

YEAS: Schmitt, Anderson, Fisher, Low, Thompson, LittLe, Smith 

NAYS: None 

RESOLUTION ADOPTED. 

Meeting was adjourned at 3:50 p. m. 

np 


~Z~ 

Deloris V.----I:J:i:' e, Secretary 

PLanning Commission

I 

I 


May 19, 1980 

The regularly scheduled Planning Commission administrative review session 

scheduled for Monday, May 19, 1980 was cancelled due to the lack of new items 

and the election on the 20th.

I 

I 


May 5, 1980 

PRESENT: Thompson, Fisher, Anderson, Schmitt, Low, Little 

ABSENT: Smith 

- - ---------------1 

(1) 

Motion was made by Little, seconded by Anderson and was unanimous ly 

supported recommending preliminary approval for office building on 

acreage parcel C-9C, Section 1, contingent upon taking 10 ft. off the 

east end of the building to allow for additional green space including large 

canopy trees, and upon presenting authorization from the State Highway 

Department for planting a greenbelt on State property in areas where 

variance in setbacks is being requested from the Board of Appeals for 

parking. 

(2) 

Motion was made by Schmitt, seconded by Anderson and was unanimously 

supported to forward the site plan for a two-story general office building 

on Lot 22 and parts of 23 and 27, Devon Hills Estates, Section 16, to the 

Township Board with recommendation for approval subject to meeting aU 

items in the planner Is review letter. 

(3) 

A preliminary site plan for warehouse addition to Sylvan Plumbing, Lots 161 

and 162, Hammond Lake Estates No.5, Section 6, located on the southwesterly 

corner of Orchard Lake Road and Ward Road was submitted. There was 

discussion on the plan and it was the consensus the plan be denied without 

prejudice since it is a non-conforming use. 

(4) 

Motion was made by Fisher, seconded by Schmitt and was unanimously 

supported approving the April 21 minutes as submitted. 


np 

Re;!ectfullY SUbmi~ed. 

\4~ v.~*-+ 1,0 

~~s -V-.---Ll~ry 

Planning Commission

I ABSENT: 

I 



April 21, 1980 

PRESENT: Thompson, Fisher, Schmitt, Low, Anderson, Smith, Little 

None 

(1) 

Discussion was held on the site plan for an office building on acreage parcel 

C-9C, Section 1, located on the NW corner of Square Lake Road and Adams. 

This wiLLappear on the agenda for the next regular meeting May 5th and wiLL 

go to the Board of Appeals on May 6. 

(2) 

Discussion was held on a site plan for an office building on the south side of 

Long Lake Road between Telegraph and Andover, Lot 22 and parts of 23 & 27, 

Devon HiLLsEstates, Section 16. Additional information is required and wiLL 

be submitted for the May 5th meeting. 

(3) 

Discussion was held on the pre-preliminary plan for cluster development on 

the east portion of parcel C-329F, Section 33, located east of Telegraph and 

north of Lincoln on the Ramseyer property. This item wiLLremain tabled. 

(4) 

Discussion was held on fees for Site Plan Review and it was the consensus that 

a fee should be charged for each resubmittal on site plans. 

(5) 

Motion was made by Fisher and was unanimously approved to approve the 

April 7, 1980 minutes as submitted. 


DVL/np 


~.~~ Delo;~/ ~i~~;e:r-etary 


I 

I 

I 


April 7, 1980 

PRESENT: Thompson, Fisher, Low 

ABSENT: Anderson, Schmitt, Smith, Little 

Discussion was held on the following items presently before the Commission: 

1. WiLlison1s Bloomfield Farms Subdivision preliminary plat, Section 24, 

located on the West side of Adams, South and West of Harlan School. 

A revised plan has not yet been submitted by the petitioners. 

2. Site plan review for office building on acreage parcel C-9C, Section 1, 

located on the West side of Adams between Square Lake Road and I-75. 

Referred to the Planner for his review. 

3. Pre-preliminary site plan for cluster development of East 11-1/2 acres 

of acreage parcel C-329F, Section 33, located East of Telegraph and 

North of Lincoln. (Ramseyer property) Paul Robertson, Jr. presented 

a conceptual site plan for detached single-family cluster on this property 

which was referred to the Planner for his review. 

4. Site plan review for two- story general office building on Lot 22 and 

part of Lots 23 and 27, Devon Hills Estates, Section 16. (South side 

Long Lake Road between Telegraph and Andover.) The plan submitted 

did not conform to Ordinance and the petitioner will resubmit. 

5. Motion was made by Fisher and was unanimously supported approving 

the March 3 and March 17 minutes as submitted. 

np 

Respect:fuLly submitted, 

______ ~!tA-~.-(..'.-r ~~ 

Deloris V:-r:;ittle, Secretary 

Planning Commission

I ABSENT: 

I 

I 



March 17, 1980 

PRESENT: Schmitt, Fisher, Thompson, Little, Smith 

Anderson, Low 

1. There was discussion on the preliminary plat submitted of Willison's 

Bloomfield Farms Subdivision, Section 24, pertaining to flood plan. 

2. Discussion was heLd on a pre-preliminary pLan for an office building 

on the NW corner of Adams and Square Lake Roads in Section 1, 

adjacent to 1-75. This property has streets on all sides. 

np 


/I·

I 

I Motion 

I 


March 3, 1980 

PRESENT: Thompson, Anderson, Schmitt, Smith, Low 

ABSENT: Fisher, Little 

(1) 

Messrs. Zeimet and WiLLison presented a preliminary pLat of Willison's 

BLoomfieLd Farms Sub'dn., Section 24, Located on the west side of Adams, 

south and west of HarLan SchooL. They stated the Large area behind the schooL 

(Lot 11) has severaL sLopes and that it is difficuLt to put a public street in. 

They have been unabLe to obtain property from the schooL and at the present 

time they propose Leaving it aLLas one Lot. They wiLLperhaps come in Later 

for a Lot split and instaLL a private drive for access. They aLso stated the 

pond wiLLnot be fiLLed in. Mr. VanVorst (846 Robinhood) was present 

expressing interest. Motion was made by Smith, seconded by Anderson 

and was unanimousLy supported to refer the preliminary pLat of WiLLison's 

BLoomfieLd Farms Sub'dn., Section 24, back to the petitioner for submittaL 

of future pLan details for access to the rear of Lot II. 

(2) 

Motion was made by Anderson, seconded by Low and was unanimous Ly 

supported approving the February 4 minutes as submitted. 

was made by Smith to adjourn the meeting. 

np 


I 

__ --.t."'-::;>'--

I 



PRESENT: Thompson, Fisher, Schmitt, Anderson, Little, Low, Smith 

ABSENT: None 

(1) 

Mr. LanciJaut presented his plan for cluster development of ac. par. C-173B, 

Sections 18 & 19, located on the West side of Franklin, between Lone Pine Rd. 

and Long Lake Rd. He stated this is the same plan that was studied last 

summer and that he is now formally submitting it for approval. Motion was 

made by Anderson, seconded by Fisher and was unanimously supported to 

refer the site plan for cluster on acreage parcel C-173B, Sections 18 & 19 

to study and to the planner for review. 

(2) 

Messrs. Nicholi and Boggio presented the site plan for an office building on 

Lots 5 & 6, East Bloomfield Highlands, Section 4, located on the east side 

of Woodward, north of Square Lake Road. Revised plans were submitted 

including items outlined in the planner's letter. Motion was made by Little, 

seconded by Schmitt and was unanimously supported to forward the site plan 

for an office building on Lots 5 & 6, East Bloomfield Highlands, Section 4, 

to the Township Board with recommendation for approval contingent upon 

Board of Appeals approval of parking layout and height of architectural 

towers and compliance with all items outlined in the planner's review letter. 

I (3) 

Election of Officers for this year was held and the following were elected: 

I np 

Chairman: 


Secretary: 


Frank Fisher 


Motion was made by Little, seconded by Anderson and was unanimous ly supported 

approving the Annual Report. 

Motion was made by Smith, seconded by Anderson and was unanimously supported 

approving the January 21, 1980 minutes as submitted. 

Motion was made by Smith, seconded by Little and was unanimous ly supported 

to adjourn. 


~ 

/ 

.. 

Deloris V. Lit e, Secretary 

Planning Commission

I 

I 

I 




PRESENT: Thompson, Fisher, Little, Schmitt, Anderson, Smith, Low 

ABSENT: None 

(1) 

InternationaL Properties Group, Inc. resubmitted their proposed cluster 

deveLopment for acreage parceL C-173B, Sections 18 & 19, Located on the 

West side of Franklin between Lone Pine Road and Long Lake Road. Motion 

was made by Anderson, seconded by Fisher and was unanimousLy supported 

that InternationaL Properties Group is to submit a compLete site pLan which 

conforms with Township Ordinances prior to it being pLaced on the agenda 

for a reguLar meeting. 

(2) 

A site pLan was submitted for cluster deveLopment on Lots 184-185-186, 

CoLoniaL HiLLsNo.2, Section 4, which was given to the PLanner for review. 

There was discussion on whether this is a site pLan or a rezoning request. 

The deveLoper has indicated they wiLLpresent this pLan to the Subdivision 

As sodation for comment. 

(3) 

M. Boggio presented a site pLan for an office building on the East side of 

Woodward, North of Square Lake Road which is a two- story building with 

medicaL offices on the first floor and generaL offices on the second floor. 

Motion was made by Smith, seconded by Anderson and was unanimous Ly 

supported to forward the site pLan for an office buiLding on Lots 5 & 6, 

East BLoomfieLd HighLands, Section 4, to the PLanner for review. 

(4) 

Motion was made by Smith, seconded by Little and was unanimousLy supported 

approving the January 7 minutes as submitted. 

Mr. ViLican reported the current status of some court cases pertaining to 

zoning to the Commission. (1) Home occupation on LincoLn Road--the court 

ruLed in favor of the Township. (2) Lone Pine and TeLegraph--the Township 

rezoned to R-M as resuLt of a court case and now the R-M zoning is being 

challenged in Circuit Court. (3) Big Beaver and Woodward- -the residentiaL 

zoning is being chaLLenged in Circuit Court in favor of Office zoning. 

Motion was made by Smith and was unanimousLy supported to adjourn. 

ihp 


#L.-....:- v, 

DeLoris V Li~:r-e~;; 

G 

PLanning ommis s ion 

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PRESENT: Thompson, Fisher, Schmitt, Smith, Low, LittLe 

ABSENT: Anderson 

(1) 

Motion was made by Smith, seconded by Low and was unanimous Ly 

approved to forward the site pLan for an office building on acreage 

parceL C-12D1, Section 2, to the Township Board with recommendation 

for approvaL subject to submittaL of the Landscaping pLan and screening 

of mechanicaL equipment. 

(2) 

Motion was made by Smith, seconded by Fisher and was unanimous Ly 

supported approving December 17 minutes as submitted. 

Motion was made by Smith and was unanimousLy approved to adjourn 

the meeting. 

DVL/np 


y.~ 

DeLoris V. Little 

Township CLerk

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PRESENT: Thompson, Fisher, Smith, Schmitt, Low, Anderson 


(1) 

Public hearing considering amending Section 1508, Performance Standards, 

Subsection 8, Soil, Sand, Gravel or Similar Materials, Removal; Filling, 

was called to order at 8:00 p.m. Mr. Vilican reviewed the proposed 

amendment. Motion was made by Fisher, seconded by Schmitt and was 

unanimously supported to forward the proposed amendment to Zoning 

Ordinance No. 265 amending Section 1508, Performance Standards, 

Subsection 8, Soil, Sand, Clay, Gravel or Similar Materials, Removal; 

Filling, as advertised for public hearing tonight to the Township 

Board with recommendation for approval. 





NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the 


Michigan, on MONDAY, DECEMBER 17, 1979 at 8:00 p.m. at the Township 


amending Ordinance No. 265, being the Zoning Ordinance, by revising, 

deleting from and adding to Section 1508, Performance Standards, 

Subsection 8, Soil, Sand, Clay, Gravel or Similar Materials, 

Removal; Filling, as follows: 

ARTICLE XV GENERAL PROVISIONS 

Section 1508. PERFORMANCE STANDARDS 

Subsection 8. Soil, Sand, Clay, Gravel or Similar Materials, 

Removal; Filling 

DELETE Section 1508, Subsection 8, paragraph b. (2) 

(2) Where the moving, grading or leveling of the aforesaid 

materials is carried on by the land owner for the 

immediate use or development of the land owner for 

the immediate use or development of the land upon which 

these substances are found; provided, however, that 

where sand, gravel, top soil, or other substances are 

removed from the site where found to another site of 

different ownership that a permit as above mentioned 

will be required. 

REVISE Section 1508, Subsection 8, paragraph f. (2) by 

changing to read as follows: 

(2) Regulation for filling operations other than under 

(3) herein. 

ADD to Section 1508, Subsection 8, paragraph f. a new 

paragraph (3) to read as follows: 

(3) Regulations for Filling with Soil, Sand, Gravel, Clay 

or Similar Material 

(a) The filling of land with soil, sand, gravel, clay 

or similar material shall only be permitted when 

all of the following conditions are met: 

t08

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Page 2 

[1] The request for permission to fill shall only 

be considered at such time as the owner submits 

a site plan for an improvement to the Township 

and such plan is reviewed and recommended for 

approval by the Planning Commission, or at such 

time as a building permit is applied for in the 

instance of a one-family residence and the plan 

for off-site fill is approved by the Township 

Board. 

[2] Only natural low spots, not located in any 

watercourse or wetland as defined in Section 

1517 of this Ordinance, or any flood plain, as 

defined in Section 1516 of this Ordinance, or 

any flood plain established by the plat of any 

land may be filled to a grade established by 

the Township Board. 

[3] The fill shall not in any way affect abutting 

or adjacent properties in terms of surface 

runoff. 

[4] Where the grade on a site is in any way proposed 

to be increased above the existing grade, the 

owner of the property shall, upon application 

for a building permit in the instance of a onefamily 

residence, or upon application for a site 

plan approval for all other uses permitted under 

the Zoning Ordinance, submit a certification 

signed and sealed by a Registered Civil Engineer 

licensed to practice in the State of Michigan, 

setting forth the existing and proposed grades, 

and further stating that the conditions established 

in items [2] and [3] above of this subsection f. (3) 

are met. 

(b) Following an approval from the Township Board and prior 

to moving any fill onto the site, the landowner shall 

submit a schedule for the intended filling operation 

so as to permit inspection by the Township. 




(2) 

Site plan review for an office building on acreage parcel C-12Dl, 

Section 2, located on South Boulevard, East of Opdyke, was accepted 

for study and forwarded to the Planner for review. 

(3 ) 

There was discussion on a pre-preliminary plan by Mr. Werbe for 

development of the Wabeek property in the vicinity of the old 

mansion and it was the consensus of the Commission ~t any 

development plan must conform with Township Ordinances. 

(4) 


supported approving the December 3 minutes as submitted. 


np 


/ 

J_ "' 

It-. • LJ 

eloris ~~~ ~ tIe, Secretary 

Planning Commission

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PRESENT: Thompson, Fisher, Little, Schmitt, Smith, Anderson, Low 

ABSENT: None 

(1) 

Motion was made by Smith, seconded by Anderson and was unanimous ly 

supported to forward the site plan for United Rent All showroom and 

storage building on Lot 28, Bloom£ield~ndustrial Park, Section 5, to 

the Township Board with recommendation for approval contingent upon 

Board of Appeals approval of parking layout. 

(2) 

Motion was made by Smith, seconded by Fisher and was unanimous ly 


(3) 

Motion was made by Fisher, seconded by Anderson and was unanimously 

supported to remove from the table and deny without prejudice the preliminary 

plat of Oak Meadow Subdivision, Section 19, located on Quarton Road, West 

of Franklin. 

(4) 

Motion was made by Smith, seconded by Anderson and was unanimous ly 

supported to remove from the table and deny without prejudice the site 

plan for cluster development of acreage parcel C-173B, Sections 18 & 19, 

located on the West side of Franklin, midway between Lone Pine Road and 

Long Lake Road. 


DVL/np 


//~v ..~~ 

~iS V. Litt~cretary 

Planning Commission

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PRESENT: Thompson, Fisher, Little, Smith, Anderson, Low 


(1) 

Mr. Clifton was present submitting revised plans for an addition to their 

building and a letter stating why they do not think they are a non- conforming 

use which was brought up at the last meeting. The plans submitted were not 

complete and the Commission suggested the petitioner prepare a complete 

site plan for review. Motion was made by Smith, seconded by Anderson 

and was unanimously supported to table the site plan for an addition to the 

building at Tru-Bilt Building Products, acreage parcel C-44A, Section 6, 

for review with the Township attorney regarding their being a non-conforming 

use. (It was our attorney's determination that this is a non-conforming use. ) 

(2) 

Mr. Samelson and Mr. Tobocman presented plans for an office building 

on the West part of acreage parcel C-329F, Section 33. They stated the 

plan is still preliminary but includes the preliminary grading for a better 

view of the site relative to grades. They pointed out there is a change of 

abol.... t 18 feet from the high point to the low point. They have nestled the 

building into the hill and are putting it on the North portion to lessen the 

impact on the neighbors to the South. The building will be 220 feet long 

and they indicated they are presenting these plans at this time for approval 

of the concept. Earl Stecher of 4085 Fairlane was present expressing interest 

indicating concern about loss of trees and how the building and parking areas 

will affect them. The gentleman residing immediately to the South on the 

corner of Lincoln and Telegraph was present expressing concern about the 

office traffic having acces s to the residential street on the North side of his 

property. He stated the only reason he did consent to the road is because 

he understood it would be for access to the residential properties only. 

He objected to use of it by traffic using the office bui Lding. Motion was made 

by Fisher, seconded by Smith and was unanimous ly supported to table the 

site plan review for an office building on the Ramseyer property, ac. par. 

C-329F, Section 33, for further review and submittal of more detailed plans. 

(3) 

Site plan review for showroom and storage building for United Rent All on 

Lot 28, Bloomfield Industrial Park, Section 5, was forwarded to the Planner 

for review. 

(4) 

Motion was made by Smith, seconded by Fisher and was unanimous ly supported 

calling for a public hearing on December 17, 1979 to consider amending Section 

1508, Performance Standards, Subsection 8, Soil, Sand, Gravel or Similar 

Materials, Removal, Filling. 

(5) 

Motion was made by Anderson, seconded by Fisher and was unanimously 


Motion was made by Smith and was unanimous ly supported to adjourn the 

meeting. 

Res'pectfully submitted, 

np 

Deloris V. Litt , 

Il 

tLD 

Secretary 

Planning Commission

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PRESENT: Thompson, Fisher, Little Schmitt, Anderson, Smith, Low 

ABSENT: None 

(1) 

Preliminary plat for Shaker Heights Subdivision, Section 2, 

located on the South side of South Boulevard, East of 1:75. 

This is immediatel~ East of the multiples South Hills of Bloomfield 

Condominiums and was part of the court case rezoning the multiple 

portion. There was discussion on the length of the cul-de-sac and 

revised plans were submitted allowing for additional width on the 

corner lots. Motion was made by Fisher, seconded by Anderson and 

was unanimously supported forwarding the preliminary plat of Shaker 

Heights Subdivision Section 2, to the Township Board with recommendation 

for approval subject to there being no outlot and review of 

the revised plan by our planner. 

(2) 

Motion was made by Smith, seconded by Anderson and was unanimously 

supported to table the site plan for an addition to the building 

submitted by Tru-Built Building Products, ac. par. C-44A, Section 6, 

for further study. 

(3 ) 

Mr. Tobocman presented a preliminary site plan for an office 

building on the East side of Telegrap~, North of Lincoln - West pt. 

ac. par. C-329F, Sec. 33. There was discussion on building height 

and it was determined that, ,due to the incline on Telegraph, the 

top of the roof will be lower than that of the building to the 

North. Motion was made by Smith, seconded by Fisher and unanimously 

supported to table for further information the site plan for an 

office building on the west portion of ac. par. C-329F, Section 33, 

and to approve the preliminary plan in concept. 

(4 ) 

Site Plan for a showroom and storage building for United Rent All 

on Lot 28, Bloomfield Industrial Park, Section 5, was accepted 

for study and review. 

(5 ) 

A preliminary plan for a cluster development on Kendry in Colonial 

Hills was reviewed and there was no action taken. 

I 

(6) 

Motion was made by Schmitt, seconded by Anderson and was unanimously 

supported approving the October I, minutes as submitted. 

R spectfully submitted, 

,.-;L.:~e:1"l~o'::r~i~s:-· 

~retary 

Planning Commission

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PRESENT: Thompson, Fisher, Schmitt, Anderson, Smith 

ABSENT: LitHe, Low 

(1) 

Gary Menzel presented the preliminary plat for Wabeek Ridge, Section 18. 

He stated this plat is the same as the pre-preliminary presented on 

September 17 and that Lot 53 is the tennis court site. The street is the 

same and the entrance details from Long Lake Road have been worked out 

with and approved by the Wabeek North Association. Also that they have 

provided acces s to the excepted acreage property from the South as was 

requested by the owner and the access to the tennis court site has been 

provided from the interior street rather than Wabeek Lake Drive as was 

requested. Mr. Robert Champagne (3800 Wabeek Road)stated he is unhappy 

with the treatment he is receiving from the developers and would like some 

other consideration. He pointed out he now has 6 rather than 7 lots rear or 

side lotting up to his property and that he is opposed to having rear lots in 

what he considers his front yard. He stated the tree line being installed by 

the developer is to his advantage, however, he would request that any side 

yards abutting his property have building and use restrictions prohibiting 

garages on his side. Also that the tree line possibly be extended and be 

a double row stagger planted. He was very unhappy about his access on 

the North being eliminated stating he did request the access from the South, 

however, did not think this would eliminate his access on the North. 

Mr. Chambers representing Wabeek North Association presented a letter 

of approval stating the Association does not have any objection to the plat 

as proposed and that they have no objection to the improvement of the 

entrance area to Wabeek North as proposed by this developer. Motion was 

made by Schmitt, seconded by Anderson and was unanimously supported to 

forward the preliminary plat of Wabeek Ridge Subdivision, Section 18, to the 

Township Board with recommendation for approval as presented in this latest 

revised drawing dated 9-25-79. 

(2) 

Mr. Hemminger was present to inquire what progress has been made in the 

study of his tabled preliminary plat for Oak Meadow Subdivision, Section 19, 

located on the North side of Quarton Road, West of Franklin. He stated the 

matter of deed restrictions in Bloomfield Square IV-VII applying to this 

property has been turned over to his attorney for review. He again stated 

the Oakland County Road Commission has indicated to him they will approve 

the extension of the cul-de-sac if Bloomfield Township approves it, however, 

still has nothing in writing. He also indicated he has checked with the Fire 

and Police Departments and they have no objection to the plat as presented. 

The greenbelt on the East boundary was briefly discussed again. 

(3) 

Motion was made by Schmitt, seconded by Fisher and was unanimousiy 

supported approving the September 17 minutes as submitted. 

was made by Smith, and was unanimously supported to adjourn 

the meeting. 

np 


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Planning Commission

twenty-sixth annual report bloomfield township planning commission

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