Planning commission approves façade overhaul at 100 W. Long Lake, conditions owner to maintain new materials

The Bloomfield Hills Planning Commission approved a site plan on June 9 for a comprehensive exterior renovation of the three-story office building at 100 West Long Lake Road, including a 561-square-foot atrium, new bronze-tinted insulated curtain-wall glazing, and aluminum composite cladding that the applicant described as a wood-look alumaclad product.

The applicant, represented by landscape architect Matt Moer and architect Lou D. Rozier, said the building — originally built in 1973 — needs a full exterior update and noted the project will add landscaping that exceeds tree requirements by about 50 percent and increase accessible parking. City engineering staff reported no drainage changes were required but flagged that the proposed ground sign slightly encroaches into an existing water‑main easement; staff recommended an agreement accepting applicant responsibility for any easement repairs.

The commission’s deliberations focused on two technical and design issues: (1) the proposed floating awning/canopy on the east side, which increases a pre-existing setback nonconformity and will require a variance, and (2) long-term durability and maintenance of the new exterior materials. Commissioners asked whether the aluminum finish and bronze glass would fade or suffer seal failure; the applicant said the painted aluminum product carries a typical 20‑year warranty but is expected to last longer in practice and offered to provide manufacturer information and samples. Staff and the commission sought a written assurance that the owner would replace glazing with failed seals and maintain or refinish painted surfaces if excessive fading occurred, and that those obligations would continue with subsequent owners.

The commission approved the site plan with conditions requiring: documentation of the glazing and finish warranties and a maintenance/repair agreement (owner obligation to replace failed insulated-glass units and to maintain or refinish painted cladding as needed), screening of rooftop mechanical equipment per ordinance, and a minor reconfiguration (removal of two parking spaces at the end of an aisle) to ensure safe turning for emergency vehicles. The east-side awning was addressed in two motions: commissioners debated approving the plan without the awning versus approving it as submitted and allowing the owner to seek the necessary variance. The commission ultimately voted to approve the plan as submitted, with the awning subject to the separate variance/appeal process.

The commission also directed staff to record an agreement for the water‑main easement noting the applicant’s responsibility to repair sign damage if work occurs within the easement area.

What happens next: the owner will pursue any required variances (the awning/setback items) through the zoning appeals or city‑commission process. Staff will attach the maintenance and warranty conditions to the site-plan approval as requirements for future permits.