Bl. Twp. ZBA - Tuesday, Feb. 12 @ 7 PM

Hi All,

The Bloomfield Township Zoning Board of Appeals (ZBA) meeting is Tuesday, February 12,  2013 @ 7 PM.  The agenda is printed at the end of this blog.  Check to see if there is something in your neighborhood.

NOTICE the word "existing" underlined in most of the agenda items.
Is this a common theme at Bloomfield Township?   Build it...and it will be Approved.

I do believe if it IS approved, you will be charged for any building fees that you would have paid.
If it is denied, you will be asked to remove existing items from the premises by a certain date.
Best practice:  go to the Township website or offices and find out what is needed before you build or buy.
From personal experience:  Sheds and hot tubs need to go before ZBA.  Don't go to the store (ie: Costco) and purchase one and schedule delivery all in the same week or even day.  It may arrive too soon.  Then your item will be in the next ZBA agenda and will say:  EXISTING.     ZBA meets only once a month!

 ZBA is a PUBLIC HEARING and the Township must legally post the agenda 15 days before the meeting. I have found the notice in the Observer & Eccentric  Sunday newspaper and on the township website under "Legal Notices".    The Township posts the DETAILS of each agenda item much later...a few days before the meeting date....in the ZBA Packets.  Often there are architectural plans, pictures, etc. posted there.  If you want to see the details earlier, contact the building department.

Comments for and against each agenda item will be heard.  For those not able to attend, letters received will be entered into the record.  I am not sure if email is accepted as a legal letter.  The important thing to remember...ADDRESS the ISSUE to the ZBA Board and not to the audience members or the homeowner.  Have good reasons for supporting or denying the issue.  Once the Board makes a decision, it is final.  Appeals need to go to court.  The ZBA meeting is the time to make your voice heard.  These meetings are NOT recorded.  I think all ZBA meetings should be recorded and archived.  If you feel that the issue may go to court on appeal... I suggest YOU or a friend audio/video record the testimony and comments and deliberations of the ZBA Board that night.  What you say that night will not be found in the printed minutes.  The Township has the capability to record these meetings. The Board of Trustees has chosen NOT to record and archive these meetings on their website.  What do the taxpayers want?  If any item goes to court, the Township should have an accurate audio/video account of what was said at the ZBA meeting.  The TRUTH of the testimony at the ZBA should protect the Township from lawsuits ...  or....??? is the Township worried that the   audio/video record of the meeting might show something damaging ?  Either way, having proof will correct or validate the decision.  Open, transparent and fair.

Tuesday, June 12 @ 7 PM - Zoning Board of Appeals

Hi All,
I wrote this blog for the online local news: PATCH.  You can also read it there under "local voices".
I am not changing this blog at all, so you will need to click on all the links to read about the project that I am discussing.  Do take the time to read about the project in the various township board minutes.  Too bad ALL the discussions from those meetings are not video recorded and archived.  So far, even though the township put cameras in the main hall for the purpose of recording meetings, they have refused to video record any other meetings:  ie:  ZBA, Planning Commission, Design Review Board, etc.  They do record the Board of Trustees meetings.  Call the township and ask for the other boards/commission meetings to be video recorded.  Thanks.

The Township Zoning Board of Appeals will meet Tuesday night @ 7 pm to hear a total of 12 agenda items.  The first item was tabled from an earlier meeting.  The next 9 are also residential requests for variances to their property.  The last two agenda items are commercial properties.  Click on the above link to read about the agenda items. One item MAY be in your neighborhood. Once the ZBA rules on the agenda item, only a circuit court suit may change the outcome or confirm the outcome.  The "board packet" link did NOT work for me...so there were no DETAILS of each item to be viewed.  Must attend the meeting for that.  The meeting is NOT recorded so there will be NO archived video record.  A SHAME....and one the township leadership can easily remedy.  But will they?

Here is the last agenda item:

11)
Seeking approval for the following variances to allow for construction of a proposed new medical / office / retail development to be located on the westerly side of Telegraph Road, south of W. Long Lake Road, with demolition and / or renovation of the existing buildings, Section 16, Devon Hills Estates, Lots 3 – 10, 28 – 30:
• Proposed encroachment into the required 10 ft. southerly side yard setback with an addition to an existing non-conforming building,
• Proposed parking within the required 25 ft. front setbacks and the required 10 ft. side setbacks,
• Proposed 11 ft. height variance for the new building and a 7.7 ft. height variance for the proposed parapet,
• Proposed landscape plantings within 4 ft. of property lines,
The Code of the Charter Township of Bloomfield, Section 42-3.1 requires a minimum thirty (30) ft. side yard building setback in the OR-1, Office-Retail zone district. The Code of the Charter Township of Bloomfield, Section 42-7.12 states that non-conforming structures shall not be enlarged or altered in a way which increases their nonconformity. The Code of the Charter Township of Bloomfield, Section 42-3.1 requires a minimum ten (10) ft. side yard parking setback in both the B-3, General Business zone district, and OR-1, Office-Retail zone district. The Code of the Charter Township of Bloomfield, Section 42-3.1 allows for a maximum building height of thirty-two (32) ft. in the B-3, General Business zone district. The Code of the Charter of Bloomfield, Section 42-2.2 allows for the parapet height to exceed the building height a maximum of three (3) ft. on a flat-roofed building. The Code of the Charter Township of Bloomfield, Section 42-5.6, states that plant materials shall not be placed closer than four (4) ft. from the fence line or property line. The Code of the Charter Township of Bloomfield, Section 42-3.1.9 requires a minimum twenty-five (25) ft. front yard parking setback within the O-1, Office zone district.
(A. Jonna, 4066 – 4136 Telegraph Rd., 4145 – 4151 Dublin Dr.)

WHY AM I HIGHLIGHTING THIS ITEM?

Simple.  I want to point out how much is granted to commercial developers so they can build.  The above agenda item has a lot of requests.  Why have township guidelines when most are abandoned easily at the ZBA and at other boards?  Can you imagine buying a piece of property to build a residential home....and then ask for those kinds of variances? Those would never be granted to you.   Why does the township permit soooo many variances for commercial development?   Certainly there is a project that can FIT ON THE PROPERTY without seeking excessive variances.   Just asking.

THIS ITEM WAS AT DESIGN REVIEW BOARD ON MAY 2, 2012

Remember, the Design Review Board meets at 2pm on a Wednesday.  The only members of that board are the Supervisor, the Clerk and the Treasurer. The Clerk was absent and there was no mention in the minutes for a third person as the alternate member hearing the agenda items. So this item was approved by 2 people.  While the meeting is open to the public, it is not video taped, the microphones are not used, nor is the overhead projector often used for the audience to view the site plans.

PATCH, for some reason, keeps me from copying a "snapshot" copy of the PDF file of the minutes of May 2.  Therefore, you need to go to this link to read the May 2 minutes about the  "C. SITE Plan"  project.  These projects should not BEGIN at the Design Review Board.  They ...2 people...OKed this project on Telegraph, south of Long Lake...and sent it on to the other boards...basically saying it was OK with them...so OK all the needed variances at your board seems to be the passed along message.  Don't forget, the other board members are "appointed'...by the elected seven. 

THIS ITEM WAS AT THE PLANNING COMMISSION MEETING ON MAY 21

You need to go to this link to read the minutes of the planning commission for this item.  There was no public comment...as I guess..no public showed up?   Did you know about this new project?  Do you care?  There are lots of issues that needed to be changed to make this project work...including a lot split.  It is a three story building with a road cut on Long Lake and one on Telegraph.  More traffic in the area, especially with the high school moving all students to that area and the "township campus" traffic including police and fire vehicles.   Should be an interesting and congested intersection in the near future.

THIS ITEM IS AT THE ZONING BOARD OF APPEALS TUESDAY, JUNE 12

You can bet money that this project will get the necessary approvals from the ZBA.  More predetermined outcomes by the township boards.  The most recent time there was public oversite...was with the Tim Horton issue...I think by this same developer. But, the township granted variances, etc. for that project, so the lawyer said they HAD to grant the Tim Horton project.  Seems this project is not next to residential, so therefore, no public outcry.

WILL THIS BE A GOOD DEVELOPMENT/PROJECT IN THE TOWNSHIP ?

Probably.  Was there a different location that could accommodate a three story building better with the necessary parking, landscaping, set-back requirements? Probably.  But, hey....this township will vary any rules they want and even write up new ones...to get the right developer, with the right project, at the right time even if it is NOT the right piece of property.

Township Agendas for May 15,16 and 17.

Hi All,
Another week with township meetings.  May 15, 16 and 17.  
Tuesday:  May 15 is the LAST day to enter your name as a candidate for any of the seven elected positions at the township for the August primary.   Supervisor, Treasurer, Clerk, 4 Trustee positions.

Tuesday @ 7 pm  Zoning Board of Appeals: 
 click for agenda and meeting packet for details

There are 2 items that were postponed or tabled that are now being heard.
Thirteen items are new. 

The last item concerns signs and a new proposed restaurant on the SE corner of Woodward and Big Beaver.  This location/restaurant has not been approved for a liquor license yet, so I am surprised they are going for the sign variance approvals.  The liquor license has come up twice under different names...and no approval from those attempts.  Does the new proposed restaurant know something that the rest of us do not know? The liquor license next?  Predetermined outcome? Just asking.  The property was originally zoned O-1 and was changed to mixed use overlay.  Quite awhile ago,  the ZBA ruled that the building project that zoning/ordinance stated: .. "shall" be 50 % of the third floor to be RESIDENTIAL...ZBA ruled that the building could go to 0% residential..so there went the MIXED use of the project in my opinion.  A restaurant is not office. No residential in the building. What is the building zoned?  Is it legal?   The signage being requested is premature for the project and excessive per the ordinance. The proposed project is Eddie Merlot’s Restaurant.  First I've heard this name as the restaurant.  It is the PROCESS of the township officials that I constantly take exception to... the zoning, the ordinances, etc. are constantly being changed, altered, or conveniently reinterpreted to meet THEIR agenda...not the township citizens.

As to the other items on the ZBA agenda:  it is up to YOU to take the time to click the agenda and check the property locations and the issues before the ZBA.  Once a decision is made....the only way to change the ruling is through the courts.  If it is in your neighborhood, speak up now...for or against and remember to view the details under the "meeting packet" PDF on the web page.

Wednesday @ 2 pm   Design Review Board
A. Special Events:
1. 6869 Franklin Road – St. Owen Church
50th Anniversary Picnic Celebration

B. Signs:
1. 6602 Telegraph Road – SVS Vision – Bloomfield Plaza
Wall Sign


C. Site Plans – Liquor License Requests:
1. 6608 Telegraph Road – Bagger Dave’s – Bloomfield Plaza
Class C/Tavern Liquor License


AS USUAL...NO meeting packet or board packet to get DETAILS....just the agenda notice. The minutes from the last meeting that they are going to approve is NOT shared.  If you actually attend the meeting, the three elected officials who make up this board will NOT be speaking into a microphone and the DETAILS that may be brought to the meeting will not be shared easily with the audience.  How's that for public meeting and the quest for open and transparent?

My question:  "Bagger Dave's".   Why is this liquor license request being presented at 2 pm on a Wednesday?  So the elected three can give their blessing ahead of all the other boards that need to give approval?  What about the public?  Again...the process at the township is the argument and the failure to REALLY make projects in the township open and transparent for all.


Thursday @ 7 pm Board of Trustees Meeting
AS OF 10 PM MONDAY, NO AGENDA OR MEETING PACKET  WAS POSTED.  AM I SHOUTING.  YES. 
The agenda should appear here when the township finally posts...when?  Don't forget to read the Board Packet.  DETAILS of the agenda are important to read and review. You will need to do a series of clicks and downloading PDF files to read.   This Board of Trustees meeting should have been this Monday, May 14.  What was so important that it was cancelled and scheduled for a Thursday?  No reason given.  Depending on the agenda and when it appears on the township website, I may send out another blog.  Stay tuned.

PUBLIC HEARING: MAPLE THEATER SITE PLANS NEED ZONING/LIQUOR CHANGES

Hi All,
The township knew way before March 29 that they were going to have a planning commission meeting on April 2.  However, the public did NOT know that.  I call all these meetings and their agendas that are posted on a Thursday at the end of the day....with the township being closed on Fridays....with the meeting to be on Monday ---stealth meetings and a disservice to the public it serves.  There is no good reason for not posting the new date and new outline of what may be discussed ....days after the last scheduled meeting date.
Here is some information about what happened at the Planning Commission meeting on April 2, 2012. I did not attend this meeting as I missed the late Thursday noticing... I do not read the township website daily.
The township website link for this agenda and MOST IMPORTANTLY, the "meeting packet"  that gives DETAILS of what the commissioners will see can be found here under  "meeting packet". 
PLEASE READ THE DETAILS FOR  III and IV.

I am NOT sure that this site plan for the Maple Theater  will be reviewed again at the Planning Commission.  Minutes of this meeting will not appear on the township website until tomorrow:  April 12, a Thursday.   Decisions MAY have already been made.  The township offices are closed on Fridays.  The PUBLIC HEARING may be Monday, April 16, 2012 @ 7 PM  for :  Proposed Amendments to the Zoning Ordinance" IF it is at the Planning Commission.  Or is this call for a ZONING change going to the ZBA?  That meeting will be May 15, 2012 @ 7  PM.   That meeting date was changed from May 8 because of the school election.  By law, there SHALL be 15 days notice of the public hearing.  The township has a category called :  "Legal Notices" on their own website....but did not bother to mention this public hearing as of 11 am April 11.  The "home" page on the township website apparently does not consider public hearings as "News and Events" worthy of first page notification.  If the township KNOWS NOW of the public hearing...why not post it NOW?
I looked in the Eccentric newspaper of April 8 and no mention of this public hearing was posted there.
The township did post a notice of street lighting for a certain subdivision.  Therefore, I consider this public hearing  IF scheduled for Monday, April 16 @ 7 PM at the Planning Commission meeting illegal.  IF scheduled for the ZBA it would be on TUESDAY, May 15.   The township should still post the information on their website AS SOON AS KNOWN.  It should be in the Eccentric the last week of April/first week of May.
However, which ever meeting will hold the PUBLIC HEARING there will be only printed minutes ..in the township version.....and NO audio/video tape will be made, although the township has the capability and money to do so....and therefore, no audio/video archived records will be archived on the township website.  Please contact the township and ASK for all public meetings to be recorded and archived ASAP.

FYI:  If the April 16, 2012 Planning Commission meeting is cancelled.....you will NOT see the minutes of April 2, 2012 until the Thursday before May 15.   Note to township:  it is easy to write DRAFT on a page and post it....why wait?  Answer, the less the taxpayer  knows... you won't interfere with the township leaders and employees changes to the township zoning and other policy changes.....  Remember...the Township claims they  "...know what services you need and want..."    Why not try ASKING for a change?  Or including us in the agendas of the different meetings? 

The PAST agenda from the 4/2/12 Planning Commission meeting... see  III and IV .....

Quick Links Agenda Meeting Packet

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
TOWNSHIP AUDITORIUM
Monday, April 2, 2012 at 7:00 P.M.


I. Attendance
II. Approval of Minutes     THOSE MINUTES WERE FROM DEC. 19, 2011 (marcia's comment)

III. Call for Public Hearing       

A. Proposed Amendments to the Zoning Ordinance – Cinemas with a Class C License

IV. Site Plan Review

A. 4135 W. Maple Rd. – Maple Theater – Special Use with a Class C License

V. Discussion Items
A. Items Not on the Agenda
VI. General Business
A. Election of Officers
B. 2011 Planning Commission Annual Report
C. Next Commission Meeting is scheduled for Monday, April 16, 2012
VII. Adjournment

Posted: Thursday, March 29th, 2012

ZBA, Design Review Board and Study Session Meetings PLUS Three More Days to Challenge Assessment

Hi All,
Here are some reminders for what else is happening at the township this week.  Note the changed date for Design Review Board and the added date for a study session.   The following information was gathered from the township website.

TONIGHT, Tuesday, March 13 @ 7 PM -  ZBA
(Zoning Board of Appeals) monthly meeting.  There are seven items scheduled.  Two are from past meetings that were tabled. 

The first tabled item is a business seeking a zoning interpretation of the code to determine whether the use engaged in by the applicant’s tenant, the Renaissance Spa, conforms to such allowable uses within the O-1 zone district.   The office building is Bloomfield Medical Building on Telegraph Rd.

The next five items are homeowners seeking some sort of variance for their property.  You should review the agenda quickly to see if any are in your neighborhood and decide if you wish to comment for or against the issue.  Click here for the full ZBA agenda.

The final item is the Roadside B&G, a new restaurant in the former Brandy's  located on Telegraph Rd. They are seeking additional signage for their business.

Wednesday, March 14 @ 2 PM - Design Review Board
No agenda posted as of 9:00 AM Tuesday morning.  This is the link to the agenda.  It must be posted at least 18 hours before the meeting.
Note: 
The Design Review Board Meeting of Wednesday, March 21, 2012 at 2:00 P.M. has been rescheduled to Wednesday, March 14, 2012 at 2:00 P.M.

Thursday morning, March 15 @ 8 AM -Study Session   
Board Of Trustees
To Be Discussed:
Liquor License Policy

To Be Held In The Public Services Building (DPW) Conference Room (Upper Level)
At 4200 Telegraph Road
248.433.7700
Board of Review Appointments this week only: 
For the purpose of reviewing the 2012 Tax Assessment Rolls.
Please call the Assessing Department at 248. 433.7710 
to schedule an appointment if you wish to challenge your assessed value of your property.


TUESDAY,
MARCH 13, 2012
1:00 PM – 4:00 PM
6:30 PM – 9:30 PM

WEDNESDAY,
MARCH 14, 2012
9:30 AM – 3:30 PM

THURSDAY,
MARCH 15, 2012
9:00 AM - 12:00 NOON
1:30 PM – 4:30 PM

Last night, the board of trustees voted all agenda items 7-0 for the issues. 
The board added an extra agenda item for a Brother Rice H.S.  auction permit. That item was not on the posted agenda, however, the board called it agenda item #3.  Therefore, the township's cable department professionally prepared numbered agenda headings are off by one after that.  Don't let it confuse you when you watch the meeting.  Also, the board members need to be more aware of where their microphone is located and to speak into it for the TV audience.
Click here  to view the 3/12/12 Board of Trustees meeting and public hearing on the budget.  I did not attend the meeting.