Bloomfield Hills planning commission approves extensive exterior renovation at 100 West Long Lake, splits on awning

The Bloomfield Hills Planning Commission on June 9 approved site-plan changes for 100 West Long Lake Road, allowing a three-story exterior facade renovation, a 561-square-foot atrium addition, new landscaping and signage, while reserving final actions tied to required variances.

Consultant Jill Bame Gles Webster summarized the proposal and new packet format the commission will use to track ordinance conformance. Engineer Leam Michaels (HRC) told commissioners staff had not required drainage changes but flagged that the proposed ground sign encroaches slightly into a water-main easement, and recommended an agreement obligating the owner to repair any sign damage stemming from maintenance of the mains.

Applicant representatives said the building, built in 1973, requires a comprehensive update. “This building is 52 years old,” architect Lou D. Rozier said, describing a new curtainwall system with bronze insulated glass and Alumaclad composite panels with a wood-look finish. Landscape architect Matt Moer said the plan increases tree planting by roughly 50 percent and reconfigures parking to improve ADA access.

Commissioners focused on three technical concerns: the amount and longevity of painted aluminum cladding, the durability and warranty of insulated bronze glass, and a 12-foot projecting canopy (referred to in the meeting as an awning) that would require a dimensional variance because it increases an existing nonconformity. The applicant explained the structural constraints of the existing building — noting it “floats on stilts” and cannot readily be refaced with heavy masonry — as justification for the glass-and‑metal approach.

Commissioner Buckley and others pressed the applicant for paperwork and maintenance assurances; the applicant offered to sign a condition requiring the owner to replace any units with failed seals and to maintain the painted surface. The engineer and staff recommended screening rooftop mechanical equipment and resolving a narrow circulation pinch point near the dumpster prior to permitting.

The commission took two consecutive motions. The first motion, to approve the plan only if the east-side awning were removed and subject to conditions on glass maintenance, painted-surface longevity, equipment screening and two parking-space modifications for emergency access, failed on a 3–4 vote. A follow-up motion to approve the site plan as presented, including the awning, carried by voice vote; the commission noted that any necessary variances for setbacks and related items will proceed to the appropriate review bodies.

The commission recorded conditions that the applicant provide enforceable assurances for replacement of glass with failed seals, commit to upkeep of painted metal finishes, screen rooftop equipment per ordinance, and resolve the minor emergency‑vehicle circulation issue shown on the site plan. Staff also said a necessary easement agreement for the ground sign will be processed during permitting.

Next procedural steps: the applicant will finalize required easement agreements and coordinate any variances with the Zoning Board of Appeals or City Commission as applicable. The commission’s approval allows the applicant to pursue permits subject to those outstanding items.

Speakers quoted above and attributions: Jill Bame Gles Webster (planning consultant), Leam Michaels (HRC, engineer), Matt Moer (Moer Design Landscape Architecture, landscape architect), Lou D. Rozier (architect), and owner representative (SKers).