the-compact
Design Review Board Wednesday, January 7, 2026 · 51 min

Bloomfield Township Design Review Board Meeting January 7, 2026

Summary

The city council discussed various proposals for new developments, including signs, restaurants, and event spaces, with some approvals and conditional approvals.

  • Design Review Board discussed new signs for Bloomfield Medical Village Plaza with conditions.
  • City council approved IEP sign removal and site improvement for office building at 36800 Woodward Avenue.
  • Culver's restaurant proposed for Lowe's parking lot with existing entrance and 4060 square foot building.
  • City council approved variance for new building addressing various concerns and requirements.
  • Bloomfield Township council discussed a liquor license transfer for Tamar, a Mediterranean restaurant at 6608 Telegraph Road.

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Topics

Transcript

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  1. Welcome everybody to the Design Review Board, Bloomfield Township, Wednesday, January 7th, and take attendance. One, two, three, it looks like we're all here. And we can open up for public comment. If you're here to make a comment on any of the agenda items today, you can come up to the podium. If it's regarding your agenda item, we'll get there, but if there's anything else you want to talk about, if not, I'll close public comment. And item number three, approved minutes for December 17th, 2025. So moved. Support? Support. All in favor say aye. Aye. Passes three to nothing. Item number four, new signs. Signs 16405 Telegraph Road, Bloomfield Medical Village. Hi, Tom. Good afternoon, board. Today we are looking at a replacement of an existing monument sign at 6405 Telegraph Road, Bloomfield Medical Village Plaza. The sign is going to be located in the 01 District. And here's an aerial, and the intersection is Telegraph and West Maple. So here's the sign that they are proposing when it comes to compliance with the township's ordinances. It'll be 28 square feet, which meets the requirement of no more than 32 square feet. It'll be 4.6 feet tall, which is under the five-foot height limit. And then it'll be 18 feet from the right-of-way, and the minimum is 15. Thank you. concerning lighting, it will be illuminated but screened by a cabinet and there will be no exposed neon lighting. And there is existing landscaping that will be preserved. There are multiple signs on the property as you can see. The IEP structure has two signs and then there are various directory signs throughout the plaza. So with that case, I would recommend that the board approve this on the condition that it goes to the Zoning Board of Appeals. And with that, I can answer any questions. One for me. One quick question. It's not considered like, because it's like a strip mall in a sense. So each location has its own sign with dimension opportunities, like IEP, for instance.

  2. It'll be 4.6 feet tall, which is under the five-foot height limit. And then it'll be 18 feet from the right-of-way, and the minimum is 15. Thank you. concerning lighting, it will be illuminated but screened by a cabinet and there will be no exposed neon lighting. And there is existing landscaping that will be preserved. There are multiple signs on the property as you can see. The IEP structure has two signs and then there are various directory signs throughout the plaza. So with that case, I would recommend that the board approve this on the condition that it goes to the Zoning Board of Appeals. And with that, I can answer any questions. One for me. One quick question. It's not considered like, because it's like a strip mall in a sense. So each location has its own sign with dimension opportunities, like IEP, for instance. And so we look at it like that, right? That it's in a sense of multi-tenant facility. There's a couple buildings, but am I reading that right? Am I following that right? Yes, there's multiple signs on the property in the 01 district. Only one wall sign, one ground sign is used since they have more, they'd have to go to the ZBA. So is your question... to the traditional type of ground signs that we have in office districts both the wall signs and ground signs so within the through there some of my they perceived to be directional as you go through there even though they're it's telling you where the business is and that was the intention night we also have the property owner here as well that can speak to that because we went through that exercise a few years ago when they did some upgrades to the center the intention is exactly you're correct that the interior signs that are in there are more meant to be directional nature however clearly the IEP existing sign is more than directional nature and because of that under the O1 district you're only permitted to have a ground sign and wall sign if the wall signs are only ten square feet okay so with the existence of the current

  3. with dimension opportunities, like IEP, for instance. And so we look at it like that, right? That it's in a sense of multi-tenant facility. There's a couple buildings, but am I reading that right? Am I following that right? Yes, there's multiple signs on the property in the 01 district. Only one wall sign, one ground sign is used since they have more, they'd have to go to the ZBA. So is your question... to the traditional type of ground signs that we have in office districts both the wall signs and ground signs so within the through there some of my they perceived to be directional as you go through there even though they're it's telling you where the business is and that was the intention night we also have the property owner here as well that can speak to that because we went through that exercise a few years ago when they did some upgrades to the center the intention is exactly you're correct that the interior signs that are in there are more meant to be directional nature however clearly the IEP existing sign is more than directional nature and because of that under the O1 district you're only permitted to have a ground sign and wall sign if the wall signs are only ten square feet okay so with the existence of the current signage it necessitates a variance for this now ground sign because the wall sign exceeds ten square feet it's it seems a little a little weird so one option I suppose they take the wall sign down that that could be an option and then it would need to go to ZPA perhaps that's something that the building I'm going to I think there's a reason for the wall sign to be coming down right is that yes how is everybody great great how are you doing yeah just do we introduce yourself if you want introduce yourself yeah Dwayne Barbette for the Barbette organization so really what our intent was to just update the sign that was already there, we had it a certain height and we decided to give a tenant an opportunity to advertise and then also do the building identification sign. So that's really the only change we were making. Right, but I guess I'm getting to the point that we end up going to the ZBA only because there's multiple signs and am I not correct that the IEP signs might soon be changing? Yes. We're hopeful that they will come down.

  4. wall signs are only ten square feet okay so with the existence of the current signage it necessitates a variance for this now ground sign because the wall sign exceeds ten square feet it's it seems a little a little weird so one option I suppose they take the wall sign down that that could be an option and then it would need to go to ZPA perhaps that's something that the building I'm going to I think there's a reason for the wall sign to be coming down right is that yes how is everybody great great how are you doing yeah just do we introduce yourself if you want introduce yourself yeah Dwayne Barbette for the Barbette organization so really what our intent was to just update the sign that was already there, we had it a certain height and we decided to give a tenant an opportunity to advertise and then also do the building identification sign. So that's really the only change we were making. Right, but I guess I'm getting to the point that we end up going to the ZBA only because there's multiple signs and am I not correct that the IEP signs might soon be changing? Yes. We're hopeful that they will come down. Yeah, so you may be able to, in essence, avoid ZBA if you process the IEP signs coming down sooner than later. Absolutely. I think currently the arrangement with our department as Dwayne has been involved with is that they have two weeks to address their current signage at IEP. So they currently do have a timeframe with the township in which they're going to have to make a final determination. So in that instance, couldn't we approve it and it wouldn't need to go to the ZBA if they come down in two weeks? I understand where you're coming from and I think I would agree with that because the other signs in the development are directional in nature. Yeah. So I do understand it's a little, I understand what you're saying. I'm just trying to be helpful. Understood. And also, you know, addressed because I know it's, you know. So essentially if the IEP signs come down, that would render the sign compliant now and then you would no longer have to go to the zoning board is what Martin's getting at. Perfect. And we're, we're, we're… We've also noticed the tenant as well, just like the township has. So we're hopeful that in two weeks, it will come down. Does that make sense to you guys? Yep, yep, I'm good. So we approve as presented and unconditioned that the IEP signs are down the next three weeks.

  5. We're hopeful that they will come down. Yeah, so you may be able to, in essence, avoid ZBA if you process the IEP signs coming down sooner than later. Absolutely. I think currently the arrangement with our department as Dwayne has been involved with is that they have two weeks to address their current signage at IEP. So they currently do have a timeframe with the township in which they're going to have to make a final determination. So in that instance, couldn't we approve it and it wouldn't need to go to the ZBA if they come down in two weeks? I understand where you're coming from and I think I would agree with that because the other signs in the development are directional in nature. Yeah. So I do understand it's a little, I understand what you're saying. I'm just trying to be helpful. Understood. And also, you know, addressed because I know it's, you know. So essentially if the IEP signs come down, that would render the sign compliant now and then you would no longer have to go to the zoning board is what Martin's getting at. Perfect. And we're, we're, we're… We've also noticed the tenant as well, just like the township has. So we're hopeful that in two weeks, it will come down. Does that make sense to you guys? Yep, yep, I'm good. So we approve as presented and unconditioned that the IEP signs are down the next three weeks. I wouldn't put a time on that. I don't know if you can do a condition on that. I think it would be more long. Because the IEP has been given a two-week window from the township to respond, it would be, probably wouldn't be part of a condition of the approval. Before the other sign goes up. Yes, it could be. All right. Do you want to make it a condition? Well, we'd say that before the other sign, the volume of sign is adjusted, those IEP signs would have to come down. And then you would avoid going to ZBA. I don't know if you have the ability to make that commitment right now on behalf of IEP. So I don't want to put you in a position, if they legally have two weeks on behalf of the township, to then now condition the removal. If we approve it, they wait two weeks. If the sign comes down, they don't need to go to ZBA, they can move forward. If the sign doesn't come down, they then make an application for ZBA, unless they can get that sign down. Right? Correct. So we don't need to say it goes to ZBA, we can just say we're going to approve it and administratively you'll determine if the sign comes down, they don't need to go to ZBA. I think that's the fairest way of handling it.

  6. So we approve as presented and unconditioned that the IEP signs are down the next three weeks. I wouldn't put a time on that. I don't know if you can do a condition on that. I think it would be more long. Because the IEP has been given a two-week window from the township to respond, it would be, probably wouldn't be part of a condition of the approval. Before the other sign goes up. Yes, it could be. All right. Do you want to make it a condition? Well, we'd say that before the other sign, the volume of sign is adjusted, those IEP signs would have to come down. And then you would avoid going to ZBA. I don't know if you have the ability to make that commitment right now on behalf of IEP. So I don't want to put you in a position, if they legally have two weeks on behalf of the township, to then now condition the removal. If we approve it, they wait two weeks. If the sign comes down, they don't need to go to ZBA, they can move forward. If the sign doesn't come down, they then make an application for ZBA, unless they can get that sign down. Right? Correct. So we don't need to say it goes to ZBA, we can just say we're going to approve it and administratively you'll determine if the sign comes down, they don't need to go to ZBA. I think that's the fairest way of handling it. considering the current discussions that are occurring with that tenant. Okay, so I move that we approve as presented. Support. Okay, all in favor say aye. Aye. Any opposed? Passes three, nothing. And hopefully we get that resolved and you avoid going to ZBA. We're hopeful as well. Great. Thank you so much. Thank you, everybody. All right, item B, site improvement 36800 Woodward Avenue Vision Investment Partners. Corey. Thank you. So our next case is a site improvement to an existing office building at 36800 Woodward Avenue. This is where it sits within our zoning map. It's along Woodward Avenue. This white space over here is the city of Birmingham. The property itself is split zoned with parking to the rear and office to the front. But today we're only going to be dealing with the front here, the front yard. Here's where it sits within an aerial of our township. You can see it sits along an office commercial corridor here. On the Birmingham side, it's more residential. And so here's what the applicant's actually proposing. There's going to be no changes to the facade of the building, no changes to the building itself or the parking lot. It's just landscaping adjustments and a retaining wall replacement. There is an existing retaining wall on site that protects the safety path. Much of the retaining wall is actually in the right-of-way. They're proposing a replacement retaining wall.

  7. considering the current discussions that are occurring with that tenant. Okay, so I move that we approve as presented. Support. Okay, all in favor say aye. Aye. Any opposed? Passes three, nothing. And hopefully we get that resolved and you avoid going to ZBA. We're hopeful as well. Great. Thank you so much. Thank you, everybody. All right, item B, site improvement 36800 Woodward Avenue Vision Investment Partners. Corey. Thank you. So our next case is a site improvement to an existing office building at 36800 Woodward Avenue. This is where it sits within our zoning map. It's along Woodward Avenue. This white space over here is the city of Birmingham. The property itself is split zoned with parking to the rear and office to the front. But today we're only going to be dealing with the front here, the front yard. Here's where it sits within an aerial of our township. You can see it sits along an office commercial corridor here. On the Birmingham side, it's more residential. And so here's what the applicant's actually proposing. There's going to be no changes to the facade of the building, no changes to the building itself or the parking lot. It's just landscaping adjustments and a retaining wall replacement. There is an existing retaining wall on site that protects the safety path. Much of the retaining wall is actually in the right-of-way. They're proposing a replacement retaining wall. And a little portion of it here extends onto the property. But since some of it's in the right-of-way and some of it's on our property, they're requiring approvals from MDOT in addition to us. In addition to the retaining wall, they're going to be removed. moving a few trees it looks like four or five trees but they will are proposing replacement trees and then we ran this through our landscape architect who verified it is compliant with the replacement inches compliant with our landscape requirements what they are proposing are pleached hornbeam trees as pictured here I can't pronounce that and little lime hydrangeas and then the retaining wall will be a precast concrete there will also be decomposed granite for the planting beds and then there are more thorough plans in your packet this here shows specifically what trees are proposed to be removed there are some existing large trees on the site that some will be preserved these four will be removed and replaced with the new trees and I do have site photos which kind of helps so here's the existing retaining wall here you can see it's more of a just a lawn with some large trees they're trying to make it a more attractive and environment inviting facade are there any questions for me

  8. They're proposing a replacement retaining wall. And a little portion of it here extends onto the property. But since some of it's in the right-of-way and some of it's on our property, they're requiring approvals from MDOT in addition to us. In addition to the retaining wall, they're going to be removed. moving a few trees it looks like four or five trees but they will are proposing replacement trees and then we ran this through our landscape architect who verified it is compliant with the replacement inches compliant with our landscape requirements what they are proposing are pleached hornbeam trees as pictured here I can't pronounce that and little lime hydrangeas and then the retaining wall will be a precast concrete there will also be decomposed granite for the planting beds and then there are more thorough plans in your packet this here shows specifically what trees are proposed to be removed there are some existing large trees on the site that some will be preserved these four will be removed and replaced with the new trees and I do have site photos which kind of helps so here's the existing retaining wall here you can see it's more of a just a lawn with some large trees they're trying to make it a more attractive and environment inviting facade are there any questions for me it's pack of Sandra so you know Cory sorry pack of Sandra it's a ground cover thank you you're welcome very nice ground cover too it is one additional thing I want to know is they will have to go to ZBA for the retaining wall really I'm just replacing the existing one unfortunately it's gonna be higher and the way that our ordinance reads is if you're more than four feet at the lot line it's so it's really just a practical difficulty I know Kevin's looking at me it's a practical I mean difficulty that unfortunately at the lot line it's going to exceed the four feet therefore there's no other means other than the zoning board to grant approval for that okay that's good any questions I move we approve as presented support all in favor say aye aye any opposed passes three to nothing thank you item number C site plans 880 and 970 West Long Lake Road Ross Animal Hospital thank you so our next we have a few site plans on the agenda tonight this is our first site plan so this is just the first stop for them they will also have to go to Planning Commission and Township Board what they are proposing to do is go take

  9. attractive and environment inviting facade are there any questions for me it's pack of Sandra so you know Cory sorry pack of Sandra it's a ground cover thank you you're welcome very nice ground cover too it is one additional thing I want to know is they will have to go to ZBA for the retaining wall really I'm just replacing the existing one unfortunately it's gonna be higher and the way that our ordinance reads is if you're more than four feet at the lot line it's so it's really just a practical difficulty I know Kevin's looking at me it's a practical I mean difficulty that unfortunately at the lot line it's going to exceed the four feet therefore there's no other means other than the zoning board to grant approval for that okay that's good any questions I move we approve as presented support all in favor say aye aye any opposed passes three to nothing thank you item number C site plans 880 and 970 West Long Lake Road Ross Animal Hospital thank you so our next we have a few site plans on the agenda tonight this is our first site plan so this is just the first stop for them they will also have to go to Planning Commission and Township Board what they are proposing to do is go take the existing Ross Animal Hospital located at this intersection our office is down here a little bit their existing operation is right here in this building they are proposing to acquire the adjacent property demolish both structures and replace with a new building so this is where it sits in our zoning map it is B1 zoned I want to draw your attention to the fact there is residential single-family directly to the rear that's really our primary concern otherwise it fits within our zoning district and the area and then our aerial confirms that so digging into the actual plans in terms of zoning compliance the only outstanding concern at this time is that the ordinance requires a 200 foot setback for animal hospitals from residential properties facilities you know you you you The current operation does not meet that requirement and they're simply seeking to build a new building. The new building will actually be further from the residential properties than the existing structure by a number of feet. Given that, if it's a concern, there is an existing brick masonry wall to the rear, providing a bit of a buffer between the property and the adjacent homes, and that will be remaining. They're not proposing to remove that. So there will be the existing barrier preserved and they're moving the building further from the residences.

  10. to Planning Commission and Township Board what they are proposing to do is go take the existing Ross Animal Hospital located at this intersection our office is down here a little bit their existing operation is right here in this building they are proposing to acquire the adjacent property demolish both structures and replace with a new building so this is where it sits in our zoning map it is B1 zoned I want to draw your attention to the fact there is residential single-family directly to the rear that's really our primary concern otherwise it fits within our zoning district and the area and then our aerial confirms that so digging into the actual plans in terms of zoning compliance the only outstanding concern at this time is that the ordinance requires a 200 foot setback for animal hospitals from residential properties facilities you know you you you The current operation does not meet that requirement and they're simply seeking to build a new building. The new building will actually be further from the residential properties than the existing structure by a number of feet. Given that, if it's a concern, there is an existing brick masonry wall to the rear, providing a bit of a buffer between the property and the adjacent homes, and that will be remaining. They're not proposing to remove that. So there will be the existing barrier preserved and they're moving the building further from the residences. In terms of compliance with the zoning ordinance, they meet our requirements for parking, for setbacks, for building height, for all the dimensional standards. One additional thing to note is they have a cross-access agreement here so that they can actually access Telegraph Road directly through the rear of this property, and that will be preserved. That's an existing condition. We routed out the plans to all our review agencies. The fire department has no objections. ESD recommends approval contingent on RCOC preliminary approval for the storm sewer connection along the Long Lake Road. So this isn't a major concern, just something that has to be wrapped up. Then the traffic review, our traffic reviewer found that they're not changing the use. However, there will be one additional trip in the AM and one additional trip in the PM due to the increased building size that's negligible, and so they're recommending approval as well. That's all. That's all. That's all. That's all. landscape reviewer as well reviewed everything and has no outstanding concerns and then in terms of design let's look at the building so they're proposing primarily brick along the front facade there will be some exterior

  11. So there will be the existing barrier preserved and they're moving the building further from the residences. In terms of compliance with the zoning ordinance, they meet our requirements for parking, for setbacks, for building height, for all the dimensional standards. One additional thing to note is they have a cross-access agreement here so that they can actually access Telegraph Road directly through the rear of this property, and that will be preserved. That's an existing condition. We routed out the plans to all our review agencies. The fire department has no objections. ESD recommends approval contingent on RCOC preliminary approval for the storm sewer connection along the Long Lake Road. So this isn't a major concern, just something that has to be wrapped up. Then the traffic review, our traffic reviewer found that they're not changing the use. However, there will be one additional trip in the AM and one additional trip in the PM due to the increased building size that's negligible, and so they're recommending approval as well. That's all. That's all. That's all. That's all. landscape reviewer as well reviewed everything and has no outstanding concerns and then in terms of design let's look at the building so they're proposing primarily brick along the front facade there will be some exterior siding it'll be hardy plank the roof will be shingled and I think that's about it there's some better renderings here that give you an idea of what the facility will look like I think it's a aesthetic upgrade from the existing building you said early Cory that they were going to purchase next door but I think they purchased what was Bob White cleaners right yeah yeah it's already happened they still have to combine the parcels right so that's a separate application that we have happening simultaneously right yeah yeah clean up that area very nice yeah and then I was just looking at up back here can you go back to the the drawing the first drawing you showed us or in the rendering where the driveway comes in that road to telegraph Road yeah is that this is the building here right and this is the drive that connects to that strip mall that's a strip mall yeah that's a strip mall and is this the roadway right here yes building right here no so that's actually gonna be where the dumpster is the enclosure uh-huh the building corner is right here the buildings in white the parking lots of parking lots and great thank you

  12. proposing primarily brick along the front facade there will be some exterior siding it'll be hardy plank the roof will be shingled and I think that's about it there's some better renderings here that give you an idea of what the facility will look like I think it's a aesthetic upgrade from the existing building you said early Cory that they were going to purchase next door but I think they purchased what was Bob White cleaners right yeah yeah it's already happened they still have to combine the parcels right so that's a separate application that we have happening simultaneously right yeah yeah clean up that area very nice yeah and then I was just looking at up back here can you go back to the the drawing the first drawing you showed us or in the rendering where the driveway comes in that road to telegraph Road yeah is that this is the building here right and this is the drive that connects to that strip mall that's a strip mall yeah that's a strip mall and is this the roadway right here yes building right here no so that's actually gonna be where the dumpster is the enclosure uh-huh the building corner is right here the buildings in white the parking lots of parking lots and great thank you So Corey, you said that animal hospitals need a certain distance from residential properties. They didn't meet that with their existing building. Right. This one is further away. Does it meet it now? It does. It does not. So as part of your motion, if you are inclined to approve, would be that they have to go to ZBA for that. Okay. So they would need to go to ZBA to get a variance for that piece. But otherwise, all the other, you said the other dimensions and stuff or setbacks are all good? Yes. The last thing we checked was the planting beds. We had a conversation with them this week. They revised the plans to make sure they're compliant with their ordinance. The only outstanding issue is that 200-foot setback. And they're actually moving the building away from the residential property anyway. Right. Also, because it's an existing use that those residents are used to, I think that also helps. And I think the intention of that setback was if there was going to be any outdoor care maybe years ago. In this instance, everything is fully enclosed. So hopefully any impact to adjacent neighbors is not of a concern because there's really no activity occurring on the outdoors.

  13. So Corey, you said that animal hospitals need a certain distance from residential properties. They didn't meet that with their existing building. Right. This one is further away. Does it meet it now? It does. It does not. So as part of your motion, if you are inclined to approve, would be that they have to go to ZBA for that. Okay. So they would need to go to ZBA to get a variance for that piece. But otherwise, all the other, you said the other dimensions and stuff or setbacks are all good? Yes. The last thing we checked was the planting beds. We had a conversation with them this week. They revised the plans to make sure they're compliant with their ordinance. The only outstanding issue is that 200-foot setback. And they're actually moving the building away from the residential property anyway. Right. Also, because it's an existing use that those residents are used to, I think that also helps. And I think the intention of that setback was if there was going to be any outdoor care maybe years ago. In this instance, everything is fully enclosed. So hopefully any impact to adjacent neighbors is not of a concern because there's really no activity occurring on the outdoors. Right. They're not boarding, right? They're just... Correct. They are not boarding. Based on the map in the packet, it looks as though the lot directly behind is vacant. We have some diners in the parking lot. Thank you. Right. Thank you. believe yeah there's one kind of to the west more vacant but a house could go there and the other ones do have houses on them and then just i guess your site photos so you're familiar with the existing building and then this is a view of that access drive so that will be what is preserved i'm willing to make a motion to to approve as presented and forward to the zba for consideration uh support all in favor say aye aye any opposed passes three nothing thank you and good luck 1801 south telegraph road culver's restaurant okay corey all right so our next site plan is for a new culver's restaurant proposed for our township they're proposing to place it within our lowe's parking lot so here's the existing lowe's site it is also split zoned with an industrial zoning to the rear and commercial zoning to the front across the street is office and it's in on telegraph and kind of our big box big commercial area this is the aerial the proposed culvers will be going at this corner right here to maintain frontage along telegraph i want to note that they're not proposing

  14. So hopefully any impact to adjacent neighbors is not of a concern because there's really no activity occurring on the outdoors. Right. They're not boarding, right? They're just... Correct. They are not boarding. Based on the map in the packet, it looks as though the lot directly behind is vacant. We have some diners in the parking lot. Thank you. Right. Thank you. believe yeah there's one kind of to the west more vacant but a house could go there and the other ones do have houses on them and then just i guess your site photos so you're familiar with the existing building and then this is a view of that access drive so that will be what is preserved i'm willing to make a motion to to approve as presented and forward to the zba for consideration uh support all in favor say aye aye any opposed passes three nothing thank you and good luck 1801 south telegraph road culver's restaurant okay corey all right so our next site plan is for a new culver's restaurant proposed for our township they're proposing to place it within our lowe's parking lot so here's the existing lowe's site it is also split zoned with an industrial zoning to the rear and commercial zoning to the front across the street is office and it's in on telegraph and kind of our big box big commercial area this is the aerial the proposed culvers will be going at this corner right here to maintain frontage along telegraph i want to note that they're not proposing any new entrance ways onto m onto telegraph road they're going to be utilizing the existing lowe's entrance and then vehicles will turn left into the culvers digging into the site plan so they're proposing a new 4060 square foot culvers restaurant um they're not needing any rezoning it is permitted in the b3 district again they're going to be creating any new access drives off telegraph their access will be entirely from the parking lot of lowe's upon last review the only outstanding concern from zoning other than the need for the new parcel to be created was that they are deficient in parking spaces by 10 spaces they are required by ordinance 58 and they have provided 48 however they have conducted a parking study which was then confirmed by fishback that they took a whole analysis of the entire site including those and the colors what was that pick your spot yeah i was there yesterday yeah and only me so the study found that they are even with the reduction in the number of parking spaces overall and the addition of a new use they are still well under what is needed to they're still well over

  15. at this corner right here to maintain frontage along telegraph i want to note that they're not proposing any new entrance ways onto m onto telegraph road they're going to be utilizing the existing lowe's entrance and then vehicles will turn left into the culvers digging into the site plan so they're proposing a new 4060 square foot culvers restaurant um they're not needing any rezoning it is permitted in the b3 district again they're going to be creating any new access drives off telegraph their access will be entirely from the parking lot of lowe's upon last review the only outstanding concern from zoning other than the need for the new parcel to be created was that they are deficient in parking spaces by 10 spaces they are required by ordinance 58 and they have provided 48 however they have conducted a parking study which was then confirmed by fishback that they took a whole analysis of the entire site including those and the colors what was that pick your spot yeah i was there yesterday yeah and only me so the study found that they are even with the reduction in the number of parking spaces overall and the addition of a new use they are still well under what is needed to they're still well over what is needed to serve both uses do they need an agreement with lows to use those spots there has yes based on the conversation maybe jim butler who's here from pea can expand upon that but if there is an expectation that users of the culvers will be parking in the lows there should be a shared access however i think what i'm hearing is that based on the traffic study our zoning ordinance allows us to accept um that traffic study based on our um consultants review so in that instance there's not a requirement um so i'm not sure maybe jim can speak to that from my understanding conversations we've had is that there is no intention of doing a shared parking agreement but Jim Butler, PEA Group. There is no shared parking agreement. If we need to seek a variance from the Zoning Board of Appeals, we'll be willing to do so. The Par 48 parking spaces is more than enough for our operation for Culver's. Does Joe know anything about running a Culver's? I'm 20 years plus. You know who you are, Joe. Good to see you. Good to see you. Thank you.

  16. and the addition of a new use they are still well under what is needed to they're still well over what is needed to serve both uses do they need an agreement with lows to use those spots there has yes based on the conversation maybe jim butler who's here from pea can expand upon that but if there is an expectation that users of the culvers will be parking in the lows there should be a shared access however i think what i'm hearing is that based on the traffic study our zoning ordinance allows us to accept um that traffic study based on our um consultants review so in that instance there's not a requirement um so i'm not sure maybe jim can speak to that from my understanding conversations we've had is that there is no intention of doing a shared parking agreement but Jim Butler, PEA Group. There is no shared parking agreement. If we need to seek a variance from the Zoning Board of Appeals, we'll be willing to do so. The Par 48 parking spaces is more than enough for our operation for Culver's. Does Joe know anything about running a Culver's? I'm 20 years plus. You know who you are, Joe. Good to see you. Good to see you. Thank you. And so the only thing the ZBA needs to address is the variance associated with the parking spaces, which is supported by our own traffic engineer. Actually, that will not go to the Zoning Board because our Zoning Ordinance allows that if our Planning Commission accepts that traffic study, which in this case it's been supported, therefore the Planning Commission will likely accept it, that that therefore addresses parking. So that's the way our ordinance is written, so it's actually helped us not have to go to the ZBA for lack of parking spaces. The traffic study allows us to ensure that there's enough parking allotted for that use. So we address it that way as opposed to not meeting the letter of the law and having to go to the Zoning Board. The only thing, Joe, are you going to bring your Corvette Club up here too with the new Colvers? I'm not planning on doing that, Mike. I think we'll work for. Water leak isn't enough. Okay, okay. You're welcome to attend, I'll make it come down there. I think it might be helpful if you could just share with the Board. Let me know… Let's give everybody credit… Let me know… briefly maybe in jim i don't know if you want to do this or corey maybe jim would be um as the engineer maybe talk a little bit about the traffic flow so people understand because we have drive ups and drive-throughs um yeah i know you have experience with culvers exactly um as corey mentioned we're not adding another drive to telegraph road m dot would not certainly support

  17. And so the only thing the ZBA needs to address is the variance associated with the parking spaces, which is supported by our own traffic engineer. Actually, that will not go to the Zoning Board because our Zoning Ordinance allows that if our Planning Commission accepts that traffic study, which in this case it's been supported, therefore the Planning Commission will likely accept it, that that therefore addresses parking. So that's the way our ordinance is written, so it's actually helped us not have to go to the ZBA for lack of parking spaces. The traffic study allows us to ensure that there's enough parking allotted for that use. So we address it that way as opposed to not meeting the letter of the law and having to go to the Zoning Board. The only thing, Joe, are you going to bring your Corvette Club up here too with the new Colvers? I'm not planning on doing that, Mike. I think we'll work for. Water leak isn't enough. Okay, okay. You're welcome to attend, I'll make it come down there. I think it might be helpful if you could just share with the Board. Let me know… Let's give everybody credit… Let me know… briefly maybe in jim i don't know if you want to do this or corey maybe jim would be um as the engineer maybe talk a little bit about the traffic flow so people understand because we have drive ups and drive-throughs um yeah i know you have experience with culvers exactly um as corey mentioned we're not adding another drive to telegraph road m dot would not certainly support that so they're going to be using the existing drive that comes off telegraph road they would make an immediate left-hand turn they either go into the parking spaces that are around the building or go through the drive-through there's a second drive farther to the left-hand part of the page that enters yourself into what will be the drive-through so all traffic will circulate in a clockwise manner and leave back out onto telegraph road and then will you be repaving that area that you're moving into um right now it's a parking lot right we're going to reconfigure it obviously for our use there's some water mains we've got to play around with um and it's going to be fully repaved yeah good so i'll just quickly finish up my presentation sure so i do want to note they do have to go to zba for one other item it's not a variance though it is a what is it a use it's a shed so they are proposing an accessory structure in this area all accessory structures have to go to the zba so for that reason they need a permission for that do we have an elevation for that it is in there yes it's integrated as a part of the um dumpster enclosure yeah but it does have a roof to it a sloped roof

  18. mentioned we're not adding another drive to telegraph road m dot would not certainly support that so they're going to be using the existing drive that comes off telegraph road they would make an immediate left-hand turn they either go into the parking spaces that are around the building or go through the drive-through there's a second drive farther to the left-hand part of the page that enters yourself into what will be the drive-through so all traffic will circulate in a clockwise manner and leave back out onto telegraph road and then will you be repaving that area that you're moving into um right now it's a parking lot right we're going to reconfigure it obviously for our use there's some water mains we've got to play around with um and it's going to be fully repaved yeah good so i'll just quickly finish up my presentation sure so i do want to note they do have to go to zba for one other item it's not a variance though it is a what is it a use it's a shed so they are proposing an accessory structure in this area all accessory structures have to go to the zba so for that reason they need a permission for that do we have an elevation for that it is in there yes it's integrated as a part of the um dumpster enclosure yeah but it does have a roof to it a sloped roof used for storage of equipment for landscaping and snow removal and things like that that's what it is and it's inside the dumpster so it'll be enclosed here as you see but that the roof will peek out the other thing corey the transformer i think is an issue that we have to go to the cba for so there will be a variance and a permission yeah all right in addition to that we did route it out to our review agencies so i already discussed the traffic review um the fire marshal has no concerns esd is asking oops sorry hold on esd points out that an ocwrc sc sc permit is required and has more information on the disturbance area created by the hydrant easement so that will be addressed before we move on to other boards in terms of landscape it was found to be fully compliant and that's it thank you any questions no questions um i just wanted to check one thing but it's going slow here um

  19. used for storage of equipment for landscaping and snow removal and things like that that's what it is and it's inside the dumpster so it'll be enclosed here as you see but that the roof will peek out the other thing corey the transformer i think is an issue that we have to go to the cba for so there will be a variance and a permission yeah all right in addition to that we did route it out to our review agencies so i already discussed the traffic review um the fire marshal has no concerns esd is asking oops sorry hold on esd points out that an ocwrc sc sc permit is required and has more information on the disturbance area created by the hydrant easement so that will be addressed before we move on to other boards in terms of landscape it was found to be fully compliant and that's it thank you any questions no questions um i just wanted to check one thing but it's going slow here um on the circulation of the drive-through um take your time sorry oh sorry take your time so how many car how many cars can you hold in the drive-through i'm sorry how many cars can you hold in the drive-thru? I believe there are 14. 14? And is there a bypass lane? There is a bypass lane. Okay. And we do have four pull ahead spaces that are around the curve. So if someone has an order and they want to push the drive-thru, we have spaces where they can pull ahead and the people from inside can provide their order. You can kind of see that on the front of the building right there. There are four pull ahead spaces. Great. Okay. Has there been some traffic study addressing the sort of ingress and egress there at Telegraph? Yeah, as part of the study, there was a parking study and a traffic study completed that was scoped by your consultant and by MDOT. Okay. And they also verified that the stacking created by the fast food restaurant would not impede any of the lowest parking area. Nice. Great. I'm willing to make a motion to approve as presented and forward as EVA for further consideration. Support. All in favor say aye. Aye. Any opposed? Pass 3-0. Good luck. Welcome to Bloomfield Township, Joe. So glad to see you.

  20. any questions no questions um i just wanted to check one thing but it's going slow here um on the circulation of the drive-through um take your time sorry oh sorry take your time so how many car how many cars can you hold in the drive-through i'm sorry how many cars can you hold in the drive-thru? I believe there are 14. 14? And is there a bypass lane? There is a bypass lane. Okay. And we do have four pull ahead spaces that are around the curve. So if someone has an order and they want to push the drive-thru, we have spaces where they can pull ahead and the people from inside can provide their order. You can kind of see that on the front of the building right there. There are four pull ahead spaces. Great. Okay. Has there been some traffic study addressing the sort of ingress and egress there at Telegraph? Yeah, as part of the study, there was a parking study and a traffic study completed that was scoped by your consultant and by MDOT. Okay. And they also verified that the stacking created by the fast food restaurant would not impede any of the lowest parking area. Nice. Great. I'm willing to make a motion to approve as presented and forward as EVA for further consideration. Support. All in favor say aye. Aye. Any opposed? Pass 3-0. Good luck. Welcome to Bloomfield Township, Joe. So glad to see you. Item number three, 6608 Telegraph Road, Tamar, Mediterranean. So my presentation for this is going to be very brief. They're not proposing any alterations to the building. The reason they are coming forward to you today is because they are changing tenants. It is a special land use because there is going to be liquor sales. So they have applied through the clerk's office for a transfer of liquor license from the previous Jejun to the new tenant. They're just coming to you because it's a special land use. Yeah. So for that reason, we made them submit site plans. However, they're not making any changes to the building. And the tenant space will be right here. That's wonderful. Looking forward to it. Would you like to come and introduce yourself to the board? Sure. Yes, gentlemen. My name is Ziyad Batta. And, you know, I currently own a restaurant called Shower McGraw. It's like a takeout. It's in Southfield on Northwestern. And I would like to take my vision next up to, like, a fine dining experience at this place, which is called Tamar, which means date in Hebrew.

  21. Any opposed? Pass 3-0. Good luck. Welcome to Bloomfield Township, Joe. So glad to see you. Item number three, 6608 Telegraph Road, Tamar, Mediterranean. So my presentation for this is going to be very brief. They're not proposing any alterations to the building. The reason they are coming forward to you today is because they are changing tenants. It is a special land use because there is going to be liquor sales. So they have applied through the clerk's office for a transfer of liquor license from the previous Jejun to the new tenant. They're just coming to you because it's a special land use. Yeah. So for that reason, we made them submit site plans. However, they're not making any changes to the building. And the tenant space will be right here. That's wonderful. Looking forward to it. Would you like to come and introduce yourself to the board? Sure. Yes, gentlemen. My name is Ziyad Batta. And, you know, I currently own a restaurant called Shower McGraw. It's like a takeout. It's in Southfield on Northwestern. And I would like to take my vision next up to, like, a fine dining experience at this place, which is called Tamar, which means date in Hebrew. And that's going to be the theme of the place where, you know, we welcome people when they come, like, kind of a nice trace of dates and some... The cuisine is going to be like a Mediterranean fusion cuisine from the Mediterranean region. We're, like, in a blend of different cultures. Our proposed time is, we will be open from 11 till 10, Monday through Thursday. Friday, Saturday will be open till 11. And then Saturday and Sunday, we're going to start offering, like, some breakfast, but it's like a... That's how you do that. Thank you. It's going to be like a unique kind of a menu. You guys will have some authentic Israelis, mixed Chaldean kind of breakfast dishes. So it will be something nice to bring to the region, to the area. Thank you. Thank you. Sounds great. Are you making any modifications inside to the way the structure of the restaurant is? No. Everything is staying the same as the floor plan. We're submitting for the, we're changing a couple of equipments in the kitchen,

  22. which is called Tamar, which means date in Hebrew. And that's going to be the theme of the place where, you know, we welcome people when they come, like, kind of a nice trace of dates and some... The cuisine is going to be like a Mediterranean fusion cuisine from the Mediterranean region. We're, like, in a blend of different cultures. Our proposed time is, we will be open from 11 till 10, Monday through Thursday. Friday, Saturday will be open till 11. And then Saturday and Sunday, we're going to start offering, like, some breakfast, but it's like a... That's how you do that. Thank you. It's going to be like a unique kind of a menu. You guys will have some authentic Israelis, mixed Chaldean kind of breakfast dishes. So it will be something nice to bring to the region, to the area. Thank you. Thank you. Sounds great. Are you making any modifications inside to the way the structure of the restaurant is? No. Everything is staying the same as the floor plan. We're submitting for the, we're changing a couple of equipments in the kitchen, and we're going to submit that with electrical, we're going to pull a permit. Once we bring, once we decide on like the final equipments to submit it for mechanical permits. Great. Thank you. And then you'll come back at a later date with your final signage proposal? Correct. Yeah, the signage, exactly. Yeah. Thank you. We haven't decided on the fonts of the sign, but it's going to be similar to what there is right now. It's just the different fonts that we were trying to finalize. Great. Okay. Looking forward to it. Thank you. I'll make a motion that we approve as submitted. Support. Support. All in favor say aye. Aye. Any opposed? Pass to three nothing. Thank you. Good luck. Welcome. Welcome. Okay. Item number four, 350 Fremont Street, Bloomfield Hollow. All right. So our final site plan for the night is a proposed banquet facility in the Research Park District. So here's where it sits within an aerial of our township. To the north is the city of Pontiac. To the south in this area is our research park. And then there is also a township residential zoning located here. Zoning map is similar.

  23. We're submitting for the, we're changing a couple of equipments in the kitchen, and we're going to submit that with electrical, we're going to pull a permit. Once we bring, once we decide on like the final equipments to submit it for mechanical permits. Great. Thank you. And then you'll come back at a later date with your final signage proposal? Correct. Yeah, the signage, exactly. Yeah. Thank you. We haven't decided on the fonts of the sign, but it's going to be similar to what there is right now. It's just the different fonts that we were trying to finalize. Great. Okay. Looking forward to it. Thank you. I'll make a motion that we approve as submitted. Support. Support. All in favor say aye. Aye. Any opposed? Pass to three nothing. Thank you. Good luck. Welcome. Welcome. Okay. Item number four, 350 Fremont Street, Bloomfield Hollow. All right. So our final site plan for the night is a proposed banquet facility in the Research Park District. So here's where it sits within an aerial of our township. To the north is the city of Pontiac. To the south in this area is our research park. And then there is also a township residential zoning located here. Zoning map is similar. This is the area that will be the proposed banquet facility. And so jumping into the plans. In terms of planning and zoning review, we found that the banquet hall will be permitted in the RP district. As you guys are aware of, we will be running a text amendment simultaneously with this to allow for banquet halls in the research park district. The reasoning being that after review with one of our planning consultants, it was found highly appropriate for the district. And we don't allow it in any other district. So it seemed to be a necessity. Let's see. They are compliant with our zoning ordinance. So they have met all of our dimensional requirements. They meet all of our parking requirements. They meet all of the height requirements. Everything like that. They are also complying with all the specific use requirements for banquet facilities. The major one in my opinion being that they have to provide a clear buffer between them and the residential properties they are adjacent to. If you're familiar with the site, you're aware it's densely covered in foliage. So they have provided inventory of the trees demonstrating that there will be a clear buffer between the banquet hall and the adjacent residences in our community as well as Pontiac. We routed it out to other departments for review. And that's why we're done on the panel. And that's why the you

  24. This is the area that will be the proposed banquet facility. And so jumping into the plans. In terms of planning and zoning review, we found that the banquet hall will be permitted in the RP district. As you guys are aware of, we will be running a text amendment simultaneously with this to allow for banquet halls in the research park district. The reasoning being that after review with one of our planning consultants, it was found highly appropriate for the district. And we don't allow it in any other district. So it seemed to be a necessity. Let's see. They are compliant with our zoning ordinance. So they have met all of our dimensional requirements. They meet all of our parking requirements. They meet all of the height requirements. Everything like that. They are also complying with all the specific use requirements for banquet facilities. The major one in my opinion being that they have to provide a clear buffer between them and the residential properties they are adjacent to. If you're familiar with the site, you're aware it's densely covered in foliage. So they have provided inventory of the trees demonstrating that there will be a clear buffer between the banquet hall and the adjacent residences in our community as well as Pontiac. We routed it out to other departments for review. And that's why we're done on the panel. And that's why the you the fire department approved the site plan with no comments engineering or eesd has approved it on condition that the concerns of niswander are addressed niswander as we have discussed is has identified some more information that's needed for the wetlands in order to make sure that we are appropriately regulating our own wetlands so that will all be figured out before we even schedule a planning commission date in terms of traffic review it was found that um it's fully compliant the facility has a capacity for 600 guests it's estimated there will be a peak traffic volume of 300 trips and it is found that the street there can accommodate this lastly our landscape reviewer did an extensive review and found that it is fully compliant with our zoning ordinance and so with that i guess we can talk about some design elements actually i know the applicant has a pretty long presentation so i might just transfer it away to that we'll give you a break hopefully it's not too long sorry uh good afternoon i'm jeff klatt with krieger klatt architects 400 east lincoln and royal oak i'm also here with the owner operator and developer zach scholar of cutting edge cuisine and as corey mentioned we're seeking approval for the new bloomfield hollows event center we do have a brief presentation it's not that long so we can flip through

  25. the fire department approved the site plan with no comments engineering or eesd has approved it on condition that the concerns of niswander are addressed niswander as we have discussed is has identified some more information that's needed for the wetlands in order to make sure that we are appropriately regulating our own wetlands so that will all be figured out before we even schedule a planning commission date in terms of traffic review it was found that um it's fully compliant the facility has a capacity for 600 guests it's estimated there will be a peak traffic volume of 300 trips and it is found that the street there can accommodate this lastly our landscape reviewer did an extensive review and found that it is fully compliant with our zoning ordinance and so with that i guess we can talk about some design elements actually i know the applicant has a pretty long presentation so i might just transfer it away to that we'll give you a break hopefully it's not too long sorry uh good afternoon i'm jeff klatt with krieger klatt architects 400 east lincoln and royal oak i'm also here with the owner operator and developer zach scholar of cutting edge cuisine and as corey mentioned we're seeking approval for the new bloomfield hollows event center we do have a brief presentation it's not that long so we can flip through that and answer any questions that you have do you want to drive the bus corey oh that's if it's yeah i don't want to steal your thunder nope nope again thanks for time. So this first slide here really suggests the vision behind the project, and we'll jump into that a bit later. Zach will explain his rationale behind that and his thoughts on the vision. It's a little bit easier to do that when you have the building imagery in front of you. But I just want to state that we're all very extremely proud to be associated with this project. It's an amazing site, amazing development, and we're extremely proud to be part of this. So we truly think it'll be a gem for the township in the near future when it's built. So the project team, again, we have Zach Sklar, who leads Peas and Carrots Hospitality and Cutting Edge Cuisine. They're behind some of the premier restaurants in the area. Mech's Bloomfield Hills, Como's in Ferndale, Social in Birmingham, and on and on. Bo's Grillery in Bloomfield Hills, the Common Grill in Chelsea, Michigan. So again, they have the talent, the creativity, and the know-how to put a development like this together. So it'll be highly successful. Zach's also assembled a, really a world-class design team for this

  26. bloomfield hollows event center we do have a brief presentation it's not that long so we can flip through that and answer any questions that you have do you want to drive the bus corey oh that's if it's yeah i don't want to steal your thunder nope nope again thanks for time. So this first slide here really suggests the vision behind the project, and we'll jump into that a bit later. Zach will explain his rationale behind that and his thoughts on the vision. It's a little bit easier to do that when you have the building imagery in front of you. But I just want to state that we're all very extremely proud to be associated with this project. It's an amazing site, amazing development, and we're extremely proud to be part of this. So we truly think it'll be a gem for the township in the near future when it's built. So the project team, again, we have Zach Sklar, who leads Peas and Carrots Hospitality and Cutting Edge Cuisine. They're behind some of the premier restaurants in the area. Mech's Bloomfield Hills, Como's in Ferndale, Social in Birmingham, and on and on. Bo's Grillery in Bloomfield Hills, the Common Grill in Chelsea, Michigan. So again, they have the talent, the creativity, and the know-how to put a development like this together. So it'll be highly successful. Zach's also assembled a, really a world-class design team for this project. It's led by Michon Architecture, Isaac Michon out of Mexico City. And again, they have countless, you know, beautiful projects that have won multiple awards. So we're truly excited to have them leading the design for this project. Interior design will be held by Studio MDM. They're an Australian company. Again, they specialize in bespoke hospitality spaces with a global background. So again, we're super excited to have them. leading the interior charge on the project you'll see some of the imagery that we have in the slide deck further on and then last but not least is land form studio and again another highly creative group out of New York City there's a project called Little Island it's it's one of the premier landscape designs in the country right now so they're just again it's just an amazing team that we're happy to be happy to have on the project and leading the charge from a design standpoint and that leads to design proposal so Corey we already touched upon this I don't need to belabor it but the yellow rectangle in the middle that's the project site so just a little bit north of Square Lake Road and a little bit east of Franklin Road so M1 Concourse to the top and UWM to the right and of course the links at Crystal Lake to the left

  27. it'll be highly successful. Zach's also assembled a, really a world-class design team for this project. It's led by Michon Architecture, Isaac Michon out of Mexico City. And again, they have countless, you know, beautiful projects that have won multiple awards. So we're truly excited to have them leading the design for this project. Interior design will be held by Studio MDM. They're an Australian company. Again, they specialize in bespoke hospitality spaces with a global background. So again, we're super excited to have them. leading the interior charge on the project you'll see some of the imagery that we have in the slide deck further on and then last but not least is land form studio and again another highly creative group out of New York City there's a project called Little Island it's it's one of the premier landscape designs in the country right now so they're just again it's just an amazing team that we're happy to be happy to have on the project and leading the charge from a design standpoint and that leads to design proposal so Corey we already touched upon this I don't need to belabor it but the yellow rectangle in the middle that's the project site so just a little bit north of Square Lake Road and a little bit east of Franklin Road so M1 Concourse to the top and UWM to the right and of course the links at Crystal Lake to the left this is more of the macro site plan so to describe this the white shape is the site plan everything shaded out to the gray is our surrounding surrounding borders so a little bit of regular shape it's about 23.3 acres and it was laid out in a very sensitive manner to to minimize the impact on the site I think this may have been our 15th or 16th iteration of this site so I know Zach is Zach and the Stonefield team have explored countless ways to reconfigure the site but it's challenging I mean it's a gorgeous site it's heavily wooded but again there's some challenges here we have if you see the little blue dots around the screen which I can point to you know those are all the all the wetlands so we have you know numerous wetland pockets around the site so I think this is a very creative option thing that way minimize the impact so that yellow shape kind of in the middle of the building that's middle of the of the site that's the the building footprint itself uh the star at the left hand side represents the entry point along franklin and then that red line really represents the travel path that a guest would take to get to the facility so again it'll be a beautiful crushed gravel drive that lends in perfectly with the site and the the the rustic charm of it there's a parking area to the top of the drawing right here drop off lane drop off uh circuit vehicular drop off over here in a

  28. this is more of the macro site plan so to describe this the white shape is the site plan everything shaded out to the gray is our surrounding surrounding borders so a little bit of regular shape it's about 23.3 acres and it was laid out in a very sensitive manner to to minimize the impact on the site I think this may have been our 15th or 16th iteration of this site so I know Zach is Zach and the Stonefield team have explored countless ways to reconfigure the site but it's challenging I mean it's a gorgeous site it's heavily wooded but again there's some challenges here we have if you see the little blue dots around the screen which I can point to you know those are all the all the wetlands so we have you know numerous wetland pockets around the site so I think this is a very creative option thing that way minimize the impact so that yellow shape kind of in the middle of the building that's middle of the of the site that's the the building footprint itself uh the star at the left hand side represents the entry point along franklin and then that red line really represents the travel path that a guest would take to get to the facility so again it'll be a beautiful crushed gravel drive that lends in perfectly with the site and the the the rustic charm of it there's a parking area to the top of the drawing right here drop off lane drop off uh circuit vehicular drop off over here in a main entry piece so again just thoughtfully designed to work around that context the only the only wetland that we're impacting here is the one that i'm pointing to right here there's really nothing we can do about that that one really traverses the site north to south so we have to cross it to get access to this site so that's really the only one that we're impacting at the moment uh this is just more of a blown up version of the site so it focuses on the building footprint again the yellow represents the building the red represents that dash line so just you can see the parking field to the back again this would be a crushed gravel drive here we do have ada parking closer to the building and again our vehicular drop off i mean the real beauty of the project is that that blur between the inside and outside there's a lot of you know great features here you'll see when we get into the floor plans and exterior views like i said the yellow represents the building but there's you know countless uh open space around the building uh for pre-function space to the to the right side also to the left side which you also see there's a recessed amp that really helps to ground this project to to the left right in this area it's a it's an amphitheater that could be used for wedding wedding events even for high school graduations other community events things like that and then i guess lastly there's we do have a service loading slash step parking

  29. top of the drawing right here drop off lane drop off uh circuit vehicular drop off over here in a main entry piece so again just thoughtfully designed to work around that context the only the only wetland that we're impacting here is the one that i'm pointing to right here there's really nothing we can do about that that one really traverses the site north to south so we have to cross it to get access to this site so that's really the only one that we're impacting at the moment uh this is just more of a blown up version of the site so it focuses on the building footprint again the yellow represents the building the red represents that dash line so just you can see the parking field to the back again this would be a crushed gravel drive here we do have ada parking closer to the building and again our vehicular drop off i mean the real beauty of the project is that that blur between the inside and outside there's a lot of you know great features here you'll see when we get into the floor plans and exterior views like i said the yellow represents the building but there's you know countless uh open space around the building uh for pre-function space to the to the right side also to the left side which you also see there's a recessed amp that really helps to ground this project to to the left right in this area it's a it's an amphitheater that could be used for wedding wedding events even for high school graduations other community events things like that and then i guess lastly there's we do have a service loading slash step parking area on this to the bottom side of the site right here you know all of our mechanical areas are concealed behind the building we'll make sure those are properly screened uh to to here with the ordinance requirements landscape i apologize it's a little bit tough to read but this is the landscape plan so i don't want to dwell too much on this but just to point out that you know we did we have received conditional approval from the city staff meets all the requirements as it relates to new plantings for the site and again it'll be designed with meticulous attention to detail we want to make this look like it's been here forever always been part of bloomfield township so integration with the existing landscape and then everything new will really tie into that and also you know really adhere to the architectural design objectives too so again it's a heavily wooded site you know we know we have to remove some trees here but we're doing it very selectly uh floor plans so this is the the main level floor plan uh it's roughly about 15 526 square feet to be exact the this it's oriented the same way that i showed on the site plan so this star represents the entry point to the building so you'll walk into a beautiful entry lobby gorgeous architectural stair and that'll lead into our our main event space which is in the middle here the entry point to the building so this is the first tier here Here we go.

  30. things like that and then i guess lastly there's we do have a service loading slash step parking area on this to the bottom side of the site right here you know all of our mechanical areas are concealed behind the building we'll make sure those are properly screened uh to to here with the ordinance requirements landscape i apologize it's a little bit tough to read but this is the landscape plan so i don't want to dwell too much on this but just to point out that you know we did we have received conditional approval from the city staff meets all the requirements as it relates to new plantings for the site and again it'll be designed with meticulous attention to detail we want to make this look like it's been here forever always been part of bloomfield township so integration with the existing landscape and then everything new will really tie into that and also you know really adhere to the architectural design objectives too so again it's a heavily wooded site you know we know we have to remove some trees here but we're doing it very selectly uh floor plans so this is the the main level floor plan uh it's roughly about 15 526 square feet to be exact the this it's oriented the same way that i showed on the site plan so this star represents the entry point to the building so you'll walk into a beautiful entry lobby gorgeous architectural stair and that'll lead into our our main event space which is in the middle here the entry point to the building so this is the first tier here Here we go. pre-function space separated by a partition. And also we're also very proud of too is this beautiful greenhouse concept or conservatory concept, which you'll see in the imagery. So again, bring a ton of daylight into the space and kind of blur that interior exterior line. Then as I mentioned earlier, we have plenty of exterior outdoor patio space. These doors will open up to again, provide that connectivity to the site. We have it on this side of the building for the main event space and also on the right side for the pre-function. And then of course we have back of house space. We have food prep to the bottom of the drawing here. And then this overlooks the amphitheater on the left-hand side. So it's a two level building. So this will be the lower level plan. So again, we wanted to make sure the building kind of hugged the earth. We didn't want to push it up too high, so it's sunk. We do have a lower level event space. Again, more back of house space, utilitarian needs, restrooms, bridal suites on this level. Again, this all opens up to that beautiful amphitheater, which will be, you know, landscaped by the landform team. Design goals. Zach, do you want to jump into vision here? I can maybe jump to one of the images first, and then we can talk about those. So the, Jeff touched on it, but I never thought that I could put together this design team.

  31. pre-function space separated by a partition. And also we're also very proud of too is this beautiful greenhouse concept or conservatory concept, which you'll see in the imagery. So again, bring a ton of daylight into the space and kind of blur that interior exterior line. Then as I mentioned earlier, we have plenty of exterior outdoor patio space. These doors will open up to again, provide that connectivity to the site. We have it on this side of the building for the main event space and also on the right side for the pre-function. And then of course we have back of house space. We have food prep to the bottom of the drawing here. And then this overlooks the amphitheater on the left-hand side. So it's a two level building. So this will be the lower level plan. So again, we wanted to make sure the building kind of hugged the earth. We didn't want to push it up too high, so it's sunk. We do have a lower level event space. Again, more back of house space, utilitarian needs, restrooms, bridal suites on this level. Again, this all opens up to that beautiful amphitheater, which will be, you know, landscaped by the landform team. Design goals. Zach, do you want to jump into vision here? I can maybe jump to one of the images first, and then we can talk about those. So the, Jeff touched on it, but I never thought that I could put together this design team. I mean, I'm like speechless, actually, the fact that like our landscape designers are probably the greatest landscape designers in the country, and I'm not even kidding. And so they just fell. love with the project. And so, because of the unique nature of it, Isaac Michon, who we talked about, is a Mexico City architect. This is his first project in America. He wins awards all over the country. And, I'm sorry, all over the world, but this is his first project in America. And so Jeff's team's been working closely with him. Also, Avrico is the greatest hospitality design firm out of Singapore, New York. And this woman, Mel, created her own company in Australia. So, we have Australia, Mexico, New York, and then we have local representation with Jeff and his team. So, this thing is a design mecca. And I think it is going to be a jewel box in the township. I am so passionate. Like, you can see, like, I spend all my time now on this. So, don't eat at my restaurants during this time period, by the way. You know, this is being recorded, so people can... Oh, my God. Oh, my God. So, I really want a transitional design. And so, something that

  32. this design team. I mean, I'm like speechless, actually, the fact that like our landscape designers are probably the greatest landscape designers in the country, and I'm not even kidding. And so they just fell. love with the project. And so, because of the unique nature of it, Isaac Michon, who we talked about, is a Mexico City architect. This is his first project in America. He wins awards all over the country. And, I'm sorry, all over the world, but this is his first project in America. And so Jeff's team's been working closely with him. Also, Avrico is the greatest hospitality design firm out of Singapore, New York. And this woman, Mel, created her own company in Australia. So, we have Australia, Mexico, New York, and then we have local representation with Jeff and his team. So, this thing is a design mecca. And I think it is going to be a jewel box in the township. I am so passionate. Like, you can see, like, I spend all my time now on this. So, don't eat at my restaurants during this time period, by the way. You know, this is being recorded, so people can... Oh, my God. Oh, my God. So, I really want a transitional design. And so, something that is for kind of everyone, something that is timeless, number one. But something where you could, if you want to do a barn-themed wedding, or if you want to do a, you know, Ford, I think, is going to end up using this a lot because they love these kind of buildings to show off their cars. They like really outdoor spaces for, like, their F-150 reveals and stuff like that. We have a huge event for them next week for 1,500 people. But they look for spaces like this, too. host their events because they they do these big car reveals and so i think this is going to be so multifaceted and we want to make sure that the depending on the type or style of event that you had it was really transitional in its design so you'll see some really um modern elements like the greenhouse in front but also the the the stone um you know is obviously you know kind of old world in nature and so the two come together the other thing that's like special about this space is the indoor outdoor right and so the whole idea of bloomfield like we don't really think about the name of you know the town and what it means um this is the sunken amphitheater which is going to be sick um is the relationship between indoor and outdoor so the whole idea is that like you you

  33. Oh, my God. Oh, my God. So, I really want a transitional design. And so, something that is for kind of everyone, something that is timeless, number one. But something where you could, if you want to do a barn-themed wedding, or if you want to do a, you know, Ford, I think, is going to end up using this a lot because they love these kind of buildings to show off their cars. They like really outdoor spaces for, like, their F-150 reveals and stuff like that. We have a huge event for them next week for 1,500 people. But they look for spaces like this, too. host their events because they they do these big car reveals and so i think this is going to be so multifaceted and we want to make sure that the depending on the type or style of event that you had it was really transitional in its design so you'll see some really um modern elements like the greenhouse in front but also the the the stone um you know is obviously you know kind of old world in nature and so the two come together the other thing that's like special about this space is the indoor outdoor right and so the whole idea of bloomfield like we don't really think about the name of you know the town and what it means um this is the sunken amphitheater which is going to be sick um is the relationship between indoor and outdoor so the whole idea is that like you you make a right hand or left hand turn into the space you go down this long road and it takes you out of everything you're dealing with right you don't you're not seeing traffic you're not seeing commercial you know a bunch of commercial buildings or drive-throughs or what have you and so this is a space for the community to host their events and i just i think it's so special um and we made it larger because you know we have a huge need for like mostly uh larger indian weddings chaldean weddings even some of the jewish weddings are a little bit larger now but just large events there's there's you know all the events that are happening in detroit they're mostly people from our community here and this i've been looking for a property like this for like eight years and so you know all the events that are happening so i finally found And not without a lot of, you know, just massaging with the Bloomfield Township team, were we able to put this together? So it's just, it's a jewel box. It's iconic. There's a lot of outdoor space. So this amphitheater here, like, it's going to, you know, be on this terrain. So, like, you're looking down. And so people could get married there. There could be concerts. There could be high school graduations.

  34. sick um is the relationship between indoor and outdoor so the whole idea is that like you you make a right hand or left hand turn into the space you go down this long road and it takes you out of everything you're dealing with right you don't you're not seeing traffic you're not seeing commercial you know a bunch of commercial buildings or drive-throughs or what have you and so this is a space for the community to host their events and i just i think it's so special um and we made it larger because you know we have a huge need for like mostly uh larger indian weddings chaldean weddings even some of the jewish weddings are a little bit larger now but just large events there's there's you know all the events that are happening in detroit they're mostly people from our community here and this i've been looking for a property like this for like eight years and so you know all the events that are happening so i finally found And not without a lot of, you know, just massaging with the Bloomfield Township team, were we able to put this together? So it's just, it's a jewel box. It's iconic. There's a lot of outdoor space. So this amphitheater here, like, it's going to, you know, be on this terrain. So, like, you're looking down. And so people could get married there. There could be concerts. There could be high school graduations. There could be all sorts of local community things. And we made it so that you can do big galas for 600 people, or you could do, you know, a small meeting or event and just use the outdoor space if you wanted. So we really want people to feel secluded. And it's that pure Michigan vibe. So it's different than every other development in the area in the way that you're supposed to really, like, be one with nature. So, yeah, it's one of a kind. We're so excited about our design team. And the interiors, which are not in the slide, are also really, really spectacular. Oh, you have some interior shots. So if you can see the – do you have the next one? Oh, this one's sick. So this is my favorite one. You can see you're sitting in the back but looking out towards the greenhouse. The – it was so important for me to get the right landscape architect because when you're inside, you have to, like, feel the outside. And these guys – are coming in they are doing all this research about what was here in like the 1400s what they want to know the grasses that were here they want to know everything native about michigan they're flying in on friday they're such nerds they're so cool um and they want to like they want to know about all the species and so we're going to be doing um a lot of plantings of grasses

  35. There could be high school graduations. There could be all sorts of local community things. And we made it so that you can do big galas for 600 people, or you could do, you know, a small meeting or event and just use the outdoor space if you wanted. So we really want people to feel secluded. And it's that pure Michigan vibe. So it's different than every other development in the area in the way that you're supposed to really, like, be one with nature. So, yeah, it's one of a kind. We're so excited about our design team. And the interiors, which are not in the slide, are also really, really spectacular. Oh, you have some interior shots. So if you can see the – do you have the next one? Oh, this one's sick. So this is my favorite one. You can see you're sitting in the back but looking out towards the greenhouse. The – it was so important for me to get the right landscape architect because when you're inside, you have to, like, feel the outside. And these guys – are coming in they are doing all this research about what was here in like the 1400s what they want to know the grasses that were here they want to know everything native about michigan they're flying in on friday they're such nerds they're so cool um and they want to like they want to know about all the species and so we're going to be doing um a lot of plantings of grasses and native grasses um some additional trees if we can fit them um and it's just it's it's going to be like a the landscape is really really important so i think that this is going to be used for more than an event space i think this is going to be um as we continue to develop it into like phase two and phase three i just um i think the outdoor nature of it is really special and it's it's you know we we live in these cities and it's kind of unless you go up north it's hard to like get away yeah we have there's beautiful lake properties around here but um you know this is one of a kind because of how if you you know how densely how many trees there are um so anyway we're we're really geeked and uh i probably went over my my time but you can see how passionate i am about it and it's because i've i i this is my 20th year running an events company um and we've never done any marketing and i've been to every venue in michigan almost every venue in michigan and i've done so many different types of weddings and corporate events there is nothing like this except for if you've been to new york there's blue hillstone barns which is run by dan barber who's brilliant you

  36. want to know about all the species and so we're going to be doing um a lot of plantings of grasses and native grasses um some additional trees if we can fit them um and it's just it's it's going to be like a the landscape is really really important so i think that this is going to be used for more than an event space i think this is going to be um as we continue to develop it into like phase two and phase three i just um i think the outdoor nature of it is really special and it's it's you know we we live in these cities and it's kind of unless you go up north it's hard to like get away yeah we have there's beautiful lake properties around here but um you know this is one of a kind because of how if you you know how densely how many trees there are um so anyway we're we're really geeked and uh i probably went over my my time but you can see how passionate i am about it and it's because i've i i this is my 20th year running an events company um and we've never done any marketing and i've been to every venue in michigan almost every venue in michigan and i've done so many different types of weddings and corporate events there is nothing like this except for if you've been to new york there's blue hillstone barns which is run by dan barber who's brilliant you So anyway, I think this is going to be nationally iconic, but it's going to be really, really special for the township. This is the sunken space. If you see the level of detail in the interiors, it's just, you know, the furniture is just a placeholder, but it's a blank canvas with, like, super high design travertine walls for people to host, you know, all these corporate and wedding events. So we kept the interior design kind of so that you could make it, you know, what you wanted and just a nice backdrop, so. Yeah, we're geeked. All right, thank you. Yep. And I have visited your restaurants. Food's still good, so. Okay, good, good, good. Okay, Jeff, anything more? I have nothing else to add. That was. Okay. Corey? Appreciate it. Okay. Are there any variances required? Yes. So there's a few variances as well as permissions that are required, so they will need one for the truck well in the front yard, retaining walls over four feet, transformer in the side yard, the crushed stone approach, and the inches, the caliper inches from the trees removed. Okay.

  37. So anyway, I think this is going to be nationally iconic, but it's going to be really, really special for the township. This is the sunken space. If you see the level of detail in the interiors, it's just, you know, the furniture is just a placeholder, but it's a blank canvas with, like, super high design travertine walls for people to host, you know, all these corporate and wedding events. So we kept the interior design kind of so that you could make it, you know, what you wanted and just a nice backdrop, so. Yeah, we're geeked. All right, thank you. Yep. And I have visited your restaurants. Food's still good, so. Okay, good, good, good. Okay, Jeff, anything more? I have nothing else to add. That was. Okay. Corey? Appreciate it. Okay. Are there any variances required? Yes. So there's a few variances as well as permissions that are required, so they will need one for the truck well in the front yard, retaining walls over four feet, transformer in the side yard, the crushed stone approach, and the inches, the caliper inches from the trees removed. Okay. Any features? Okay. So, Zach, I love this project. I agree with you. I think this is going to be a jewel of the community. And. I only have one condition and that is when you refer to this you refer to it in Bloomfield Township yeah and not Bloomfield Hills yeah because in the slide before you had Max and Bowes listed as Bloomfield Hills yep so I mean I'm not gonna formally make I am gonna blame it on Jeff because his team put the slide together yeah so I'll say I'll take that yeah and just spell show stack banquet center correctly right I have no affiliation let's be clear it's beautiful what it is what a design I mean this is gorgeous I'm really really really excited yeah I bet yeah good yeah it's exciting I couldn't imagine a better use for the spot it's been empty for a long long time yeah you have a great vision thanks for pulling it together and working so hard with the team I appreciate there's a lot more to do so but Township's an amazing and I am

  38. Any features? Okay. So, Zach, I love this project. I agree with you. I think this is going to be a jewel of the community. And. I only have one condition and that is when you refer to this you refer to it in Bloomfield Township yeah and not Bloomfield Hills yeah because in the slide before you had Max and Bowes listed as Bloomfield Hills yep so I mean I'm not gonna formally make I am gonna blame it on Jeff because his team put the slide together yeah so I'll say I'll take that yeah and just spell show stack banquet center correctly right I have no affiliation let's be clear it's beautiful what it is what a design I mean this is gorgeous I'm really really really excited yeah I bet yeah good yeah it's exciting I couldn't imagine a better use for the spot it's been empty for a long long time yeah you have a great vision thanks for pulling it together and working so hard with the team I appreciate there's a lot more to do so but Township's an amazing and I am so appreciative I know it's been a really hard project and so well I will say that Zach's passion has helped I mean in all and we've had this discussion yeah Zach's passion for this project has made it pretty he's been pretty relentless in his passion and it shows so I just I just want to say that I know it'll be a smashing success last time I enjoyed one of your banquets was at Rabbi Moskowitz his 30th anniversary oh yeah okay you spoke eloquently yeah and the food is amazing thank you I really appreciate it I don't think that people really understand the need for this in our community. And because everyone's going to Detroit, and so it's just, I really, you know. No, it's going to take off huge. But even in Detroit, there's nothing like this. No. In Detroit, they're going down to hotels and the Easter market and things like that. Like, even in the Hudson building, which is gorgeous, of course, the outside nature and the pure Michigan vibe of it, it's, you know. I mean, unless you have, like, something at your home, you know, if you put up a tent or something, which is hundreds and hundreds of thousands of dollars, so. Are you going to plan on putting a sign near Franklin Road? We're just talking about that. I'm sure it'll be a cool design, whatever it is. I'm kind of curious to see what it is. Yeah. We don't, we want it to be, like, we want that element of surprise where people are, like, what is this dirt truck?

  39. team I appreciate there's a lot more to do so but Township's an amazing and I am so appreciative I know it's been a really hard project and so well I will say that Zach's passion has helped I mean in all and we've had this discussion yeah Zach's passion for this project has made it pretty he's been pretty relentless in his passion and it shows so I just I just want to say that I know it'll be a smashing success last time I enjoyed one of your banquets was at Rabbi Moskowitz his 30th anniversary oh yeah okay you spoke eloquently yeah and the food is amazing thank you I really appreciate it I don't think that people really understand the need for this in our community. And because everyone's going to Detroit, and so it's just, I really, you know. No, it's going to take off huge. But even in Detroit, there's nothing like this. No. In Detroit, they're going down to hotels and the Easter market and things like that. Like, even in the Hudson building, which is gorgeous, of course, the outside nature and the pure Michigan vibe of it, it's, you know. I mean, unless you have, like, something at your home, you know, if you put up a tent or something, which is hundreds and hundreds of thousands of dollars, so. Are you going to plan on putting a sign near Franklin Road? We're just talking about that. I'm sure it'll be a cool design, whatever it is. I'm kind of curious to see what it is. Yeah. We don't, we want it to be, like, we want that element of surprise where people are, like, what is this dirt truck? You know what I mean? And then you pull up and you're, like, whoa, I didn't know this was here. And I, we actually, people don't realize how many of our weddings, we have a lot of people who come from New York, L.A., because they want, they want to bring people back home, right? The kids come back home, the mom and dads, you know, whatever. And they, they, they come back to, like, Michigan. And so they have people out of towners. We have, we have a ton of Indian weddings. People come from India. And so that element of surprise where it doesn't look like a, like, I don't want it to look like a banquet center, right? And so, you know, we want that kind of just, you make a right-hand turn, you're not sure what to expect. You go down this road, you see a bunch of grasses and, like, cool landscaping, and then there's this, this wow. And so, actually, you know, I, I. bought all 30 plus acres I'm getting all these phone calls of people who want to do this and apartments and I'm like nope because I I just I want to hold on to that you know I know that we'll do other stuff on those you know the rest of the property but it's just it has to be the right use and it has to fit like that vibe because I just I don't want this to be too commercial because it would take away from you know the beauty of what this project is so it's interesting how many phone calls I've gotten I'm like no we're not gonna put up apartment

  40. We don't, we want it to be, like, we want that element of surprise where people are, like, what is this dirt truck? You know what I mean? And then you pull up and you're, like, whoa, I didn't know this was here. And I, we actually, people don't realize how many of our weddings, we have a lot of people who come from New York, L.A., because they want, they want to bring people back home, right? The kids come back home, the mom and dads, you know, whatever. And they, they, they come back to, like, Michigan. And so they have people out of towners. We have, we have a ton of Indian weddings. People come from India. And so that element of surprise where it doesn't look like a, like, I don't want it to look like a banquet center, right? And so, you know, we want that kind of just, you make a right-hand turn, you're not sure what to expect. You go down this road, you see a bunch of grasses and, like, cool landscaping, and then there's this, this wow. And so, actually, you know, I, I. bought all 30 plus acres I'm getting all these phone calls of people who want to do this and apartments and I'm like nope because I I just I want to hold on to that you know I know that we'll do other stuff on those you know the rest of the property but it's just it has to be the right use and it has to fit like that vibe because I just I don't want this to be too commercial because it would take away from you know the beauty of what this project is so it's interesting how many phone calls I've gotten I'm like no we're not gonna put up apartment buildings or anything like that because you know I want to hold on to that and we're gonna leave up like oh I don't know if you saw the tree survey it is insane it isn't so it's insane in like the coolest way and so actually the landscape architects are coming in they're going to they want to see every single tree like thousands and because there's something they want that are like hundreds of years old that they want to like make sure like hang on to and stuff so anyway I can talk about this okay we're good we're uh so I'm I'm happy to make a motion to approve as submitted for it to the Planning Commission and the ZBA as needed support all in favor say aye aye any opposed pass three nothing congratulations and good luck okay number five general business recent design review board approvals anything we need to review nope okay our next meeting will be Wednesday January 21st 2026 at 2 p.m. we'll move for adjournment so moved all in favor say aye aye We are adjourned. Thank you.