the-compact
Design Review Board Wednesday, June 17, 2026 · 38 min

Bloomfield Township Design Review Board Meeting on June 17, 2026

Transcript

Click any timestamp to jump the video to that moment. Auto-transcribed; expect occasional errors on proper nouns.

  1. And welcome to the design review board for Wednesday, June 17th. We'll take attendance. Looks like everyone's present. Any public comment? If you're here to comment on anything on the agenda in front of us today, you can come up to the microphone, ask you to introduce yourself, and ask you to keep your comments for three minutes. If not, I'll close public comment and ask for approval of the minutes from June 3rd. So moved. Support. Martin? Support for the minutes. All in favor say aye. Aye. Any opposed? Passes 3-0. New item signs at 36440 Woodward Avenue, 5th Third Bank. Tom? Good afternoon board. The first three items on today's agenda pertain to a rebranding of the Comerica Banks to 5th Third Bank. And the first property is 36440 Woodward Avenue. It's going to be in our office district. And they are appearing before you today for a ground sign and a wall sign. And then there's some directional signs that are already existing on the property. They'll be refaced too. But for the start, I'll talk about the wall sign. It is going to be 9.91 square feet, which complies with the ordinance requirement of it not exceeding 10 square feet. And... And... You And then for the monument sign, it'll be 28.47 square feet, which complies with the requirements of it not exceeding 32 square feet. And when it comes to lighting, the ground sign will be lit via LEDs, internally screened. And when it comes to the wall sign, there will be no lighting. The ground sign is existing, non-conforming. So the fact that it's too close to the right of way isn't really a factor here. But with that, we have the applicant for this property and we can answer any questions. And I can show you some site photos too. That's all I have. So I see we're doing all of the Comerica's that are being rebranded. I thought a couple of these branches were being closed.

  2. It is going to be 9.91 square feet, which complies with the ordinance requirement of it not exceeding 10 square feet. And... And... You And then for the monument sign, it'll be 28.47 square feet, which complies with the requirements of it not exceeding 32 square feet. And when it comes to lighting, the ground sign will be lit via LEDs, internally screened. And when it comes to the wall sign, there will be no lighting. The ground sign is existing, non-conforming. So the fact that it's too close to the right of way isn't really a factor here. But with that, we have the applicant for this property and we can answer any questions. And I can show you some site photos too. That's all I have. So I see we're doing all of the Comerica's that are being rebranded. I thought a couple of these branches were being closed. My name is Kevin Carlson with Valley City Sign. There are Comerica banks that are being closed. That is not part of our scope right now. But there are branches probably within the area that will be decommissioned. These three are being rebranded to stay open. Okay, so these will stay. They're not being considered for closure? Correct. I don't have any questions. That bank's been there a while. It's a beautiful building. I thought the one on Maple, 4057 Maple, I thought that was one of the ones that was being closed. I know the one here next to us is going to close. Yeah. I thought the other one on Maple was going to close. Okay. Okay. Well, then I move we approve as submitted. Support. All in favor say aye. Aye. Any opposed? Passes 3 to nothing. Thank you. Tom, back to you, 43332 Woodward Avenue, 5th, 3rd, Bank. So for this property, it will also be for a wall and monument sign. It's going to be located in our 01 district. Okay.

  3. So I see we're doing all of the Comerica's that are being rebranded. I thought a couple of these branches were being closed. My name is Kevin Carlson with Valley City Sign. There are Comerica banks that are being closed. That is not part of our scope right now. But there are branches probably within the area that will be decommissioned. These three are being rebranded to stay open. Okay, so these will stay. They're not being considered for closure? Correct. I don't have any questions. That bank's been there a while. It's a beautiful building. I thought the one on Maple, 4057 Maple, I thought that was one of the ones that was being closed. I know the one here next to us is going to close. Yeah. I thought the other one on Maple was going to close. Okay. Okay. Well, then I move we approve as submitted. Support. All in favor say aye. Aye. Any opposed? Passes 3 to nothing. Thank you. Tom, back to you, 43332 Woodward Avenue, 5th, 3rd, Bank. So for this property, it will also be for a wall and monument sign. It's going to be located in our 01 district. Okay. So concerning the monument sign, it will be 28.47 square feet. And as noted on the plan, there will be some landscaping and mulch to make the sign a bit more attractive. And then for the wall sign, when used in conjunction with a ground sign, it can't exceed 10 square feet. But what we're looking at now is about a 48 square foot wall sign, which will need ZBA approval if the design is accepted. And then when it comes to the wall sign, there will be no illumination. And for the ground sign, it will be lit with LEDs. Did you see the ground sign? No. Did you see the ground sign? All right. Does the logo size, or is that an issue at all? When it comes to logos in this district, that is not a part of what we regulate. Great. Thank you for the clarification.

  4. So concerning the monument sign, it will be 28.47 square feet. And as noted on the plan, there will be some landscaping and mulch to make the sign a bit more attractive. And then for the wall sign, when used in conjunction with a ground sign, it can't exceed 10 square feet. But what we're looking at now is about a 48 square foot wall sign, which will need ZBA approval if the design is accepted. And then when it comes to the wall sign, there will be no illumination. And for the ground sign, it will be lit with LEDs. Did you see the ground sign? No. Did you see the ground sign? All right. Does the logo size, or is that an issue at all? When it comes to logos in this district, that is not a part of what we regulate. Great. Thank you for the clarification. Have you mentioned something about the lighting? Was I incorrect? Both monument and the wall sign are illuminated in this case. With LEDs? With LEDs, correct. I stand correct. Any other questions? None for me. I move to accept the proposal and forward it to the ZBA for consideration. All in favor say aye. Aye. Any opposed? Passes three to nothing. Thank you. 4057 West Maple Road, Fifth Third Bank. For this property, it will be located in our B3 district. It's just going to be concerning the monument sign. There will be no law sign. So the Comerica Bank tower sign will now be more of a lawn sign? Yeah. No. Okay. of a lawn sign and it'll be 44.48 square feet which will exceed the 32 square foot requirements so it'll also need zba approval to proceed there is no right-of-way for the property so the correlation between the signs location and the right-of-way isn't a concern

  5. Have you mentioned something about the lighting? Was I incorrect? Both monument and the wall sign are illuminated in this case. With LEDs? With LEDs, correct. I stand correct. Any other questions? None for me. I move to accept the proposal and forward it to the ZBA for consideration. All in favor say aye. Aye. Any opposed? Passes three to nothing. Thank you. 4057 West Maple Road, Fifth Third Bank. For this property, it will be located in our B3 district. It's just going to be concerning the monument sign. There will be no law sign. So the Comerica Bank tower sign will now be more of a lawn sign? Yeah. No. Okay. of a lawn sign and it'll be 44.48 square feet which will exceed the 32 square foot requirements so it'll also need zba approval to proceed there is no right-of-way for the property so the correlation between the signs location and the right-of-way isn't a concern and the sign will only identify the business and have no exposed neon lighting can you just clarify to the board why there's no right-of-way um i do not know the reason um because it's facing where's the location of the proposed ground sign it's going to be along west maple road so we still have to meet in front of that new jersey turnaround that we take next to the equinox so there still should be a measurement from the right-of-way so i just want to clarify that we do have to verify that it meets the setback of the right-of-way should do we table this to check that do we have a setback to the right-of-way i'm sorry i have reviewed these but i got a little caught off guard when it said no we'll measure it to the right-of-way so sorry guys go off script here

  6. the correlation between the signs location and the right-of-way isn't a concern and the sign will only identify the business and have no exposed neon lighting can you just clarify to the board why there's no right-of-way um i do not know the reason um because it's facing where's the location of the proposed ground sign it's going to be along west maple road so we still have to meet in front of that new jersey turnaround that we take next to the equinox so there still should be a measurement from the right-of-way so i just want to clarify that we do have to verify that it meets the setback of the right-of-way should do we table this to check that do we have a setback to the right-of-way i'm sorry i have reviewed these but i got a little caught off guard when it said no we'll measure it to the right-of-way so sorry guys go off script here Do you recall what your setback is off the top of your head? It's supposed to be 25 feet. So based on your map is the right of way considered the center. So we'd have to be 58 feet from the checker. So I guess to answer your question, Martin, I think you could take action on the design of the proposal and then the staff would verify the setback. And if they're unable to meet the required setback, then they would have to go to the zoning board for that. So 76 feet. Okay. Then they should comply. I apologize. I just want to verify. So it needs to go to the ZBA anyway that you said in the beginning, I thought. No, because he's 78 feet setback. So the location complies. He does not have to go. The size of the sign. Yeah, the size of the sign is he's over the size. So you're going to send it to ZBA because of the sign? Okay. And then just clarify it to ZBA to the setback. I move we accept this and forward it to the ZBA for size and confirm the setback. Okay, support. All in favor, say aye. Aye. Any opposed? Passes 3-0.

  7. Do you recall what your setback is off the top of your head? It's supposed to be 25 feet. So based on your map is the right of way considered the center. So we'd have to be 58 feet from the checker. So I guess to answer your question, Martin, I think you could take action on the design of the proposal and then the staff would verify the setback. And if they're unable to meet the required setback, then they would have to go to the zoning board for that. So 76 feet. Okay. Then they should comply. I apologize. I just want to verify. So it needs to go to the ZBA anyway that you said in the beginning, I thought. No, because he's 78 feet setback. So the location complies. He does not have to go. The size of the sign. Yeah, the size of the sign is he's over the size. So you're going to send it to ZBA because of the sign? Okay. And then just clarify it to ZBA to the setback. I move we accept this and forward it to the ZBA for size and confirm the setback. Okay, support. All in favor, say aye. Aye. Any opposed? Passes 3-0. Thank you. Is that it with 5th-3rd? Yes. I just do have one clarification. Sure. And the second one, there was a third or a second wall sign, E14. Thank you. On the 4332 Woodward Avenue, that one? Yes. So the first wall sign was... That one goes to the ZBA too, didn't it? It did. Yes. So they'll address the size of the sign. So we're good. We're good. Thank you. Thank you. All right. Item number 4, 43003 Woodward Avenue, Kafari, Mobile. One second. Okay. So for the Mobile Gas Station at 43003 Woodward Avenue, they're looking to put up two liquor wall signs.

  8. Thank you. Is that it with 5th-3rd? Yes. I just do have one clarification. Sure. And the second one, there was a third or a second wall sign, E14. Thank you. On the 4332 Woodward Avenue, that one? Yes. So the first wall sign was... That one goes to the ZBA too, didn't it? It did. Yes. So they'll address the size of the sign. So we're good. We're good. Thank you. Thank you. All right. Item number 4, 43003 Woodward Avenue, Kafari, Mobile. One second. Okay. So for the Mobile Gas Station at 43003 Woodward Avenue, they're looking to put up two liquor wall signs. This is located in the B3 District. For the both signs on the east and south side facades will be 10 square feet, which meets the requirements for square footage on both facades. The signs will project six inches from the building. There's no illustrations. There's no illustrations. There's no illustrations. And... There's no illustrations. There's no runwayyahs. Thank you, because of the truck, a truck, a truck, a truck, a truck. Good luck. There will be internally illuminated channel letters with no exposed neon. This last appeared before the Design Review Board back on May 7, 2025 for an existing monument sign. So they'll have three signs on the property, which would require Zoning Board of Appeals approval if the design is acceptable. I have it from a different angle here. This is what the site currently looks like. Are there plans for more signs? I mean, this just sort of begs the question. Introduce yourself. How's it going? I'm Booker Scafari.

  9. they're looking to put up two liquor wall signs. This is located in the B3 District. For the both signs on the east and south side facades will be 10 square feet, which meets the requirements for square footage on both facades. The signs will project six inches from the building. There's no illustrations. There's no illustrations. There's no illustrations. And... There's no illustrations. There's no runwayyahs. Thank you, because of the truck, a truck, a truck, a truck, a truck. Good luck. There will be internally illuminated channel letters with no exposed neon. This last appeared before the Design Review Board back on May 7, 2025 for an existing monument sign. So they'll have three signs on the property, which would require Zoning Board of Appeals approval if the design is acceptable. I have it from a different angle here. This is what the site currently looks like. Are there plans for more signs? I mean, this just sort of begs the question. Introduce yourself. How's it going? I'm Booker Scafari. I manage the store for my father. There is no more plan. Other than these two signs, these will be the last two on the building. Did we put these on the Shell Gas Station for Barbette? They were approved for one on the, I believe it's just the Maple Road frontage. Just the monument one? No, no. Well, there's the, it's written on the monument, you're correct. But in terms of a liquor sign wall, um, they have one on the, um, Maple Road frontage. Correct. Okay. Correct. I seem to recall seeing one on the Telegraph Road. I'm not sure. But we've been there for two of these denounced families, because of your work for us. And the list is probably more game than me right now. If I'm not mistaken, I went to take a look at it just to make sure it looked nice and you guys would like it and everything. They have one liquor sign and then they have their corner store branding sign in the center of the building. We opted to put two liquor signs instead of a big kafari logo. One on each side of the building facing different side, different road. Correct. Two signs requires, is this a CBA thing too? Yes.

  10. How's it going? I'm Booker Scafari. I manage the store for my father. There is no more plan. Other than these two signs, these will be the last two on the building. Did we put these on the Shell Gas Station for Barbette? They were approved for one on the, I believe it's just the Maple Road frontage. Just the monument one? No, no. Well, there's the, it's written on the monument, you're correct. But in terms of a liquor sign wall, um, they have one on the, um, Maple Road frontage. Correct. Okay. Correct. I seem to recall seeing one on the Telegraph Road. I'm not sure. But we've been there for two of these denounced families, because of your work for us. And the list is probably more game than me right now. If I'm not mistaken, I went to take a look at it just to make sure it looked nice and you guys would like it and everything. They have one liquor sign and then they have their corner store branding sign in the center of the building. We opted to put two liquor signs instead of a big kafari logo. One on each side of the building facing different side, different road. Correct. Two signs requires, is this a CBA thing too? Yes. So the two signs, one's on the building, one's on the monument. There's two on the building and then they have a monument sign. There's three. I see. So one's on Square Lake, one's on Woodward. Right. It looks just like the signs I've seen on another gas station as far as design and size. I mean, I don't know about exactly, I can't measure it from here, but it has the same look. And we tried to match that look because we thought you guys might like that to keep it consistent, uniform and up to scale, not just a McDonald's looking bright white sign. We appreciate that. Yes. Of course. Thank you. All right. I'll move that we accept this submitted and forward to the CBA for consideration. Support. All in favor say aye. Aye. Any opposed? Passes three to nothing. Thank you. Good luck. Thank you for your time. Okay. Okay. Item number six. Three, six, three, seven West Maple Road. Buddy's Pizza. No, you missed number five. Sorry. My apologies. Thank you, Michael. Item number 5, 42994 Woodward Avenue, the Shell Gas Station. So going across the street to the Shell Gas Station, located in the B3 District, they are looking to do a refacing for their monument sign.

  11. So the two signs, one's on the building, one's on the monument. There's two on the building and then they have a monument sign. There's three. I see. So one's on Square Lake, one's on Woodward. Right. It looks just like the signs I've seen on another gas station as far as design and size. I mean, I don't know about exactly, I can't measure it from here, but it has the same look. And we tried to match that look because we thought you guys might like that to keep it consistent, uniform and up to scale, not just a McDonald's looking bright white sign. We appreciate that. Yes. Of course. Thank you. All right. I'll move that we accept this submitted and forward to the CBA for consideration. Support. All in favor say aye. Aye. Any opposed? Passes three to nothing. Thank you. Good luck. Thank you for your time. Okay. Okay. Item number six. Three, six, three, seven West Maple Road. Buddy's Pizza. No, you missed number five. Sorry. My apologies. Thank you, Michael. Item number 5, 42994 Woodward Avenue, the Shell Gas Station. So going across the street to the Shell Gas Station, located in the B3 District, they are looking to do a refacing for their monument sign. The ground sign is existing. It's grandfathered. It's directly on the right-of-way line. And when it comes to size, it's going to be 42.67 square feet, which exceeds the 32-square-foot requirements. And it's higher than 5 feet, coming in at 5 feet 4 inches. But it's the sole sign on the property. It solely identifies the business. There will be no exposed neon lighting. And talking to the contractor, the reason for the update is that they just want a fresh look for the monument sign. It's the same size as it is now? Yes. And this is a photo of what it currently looks like. So they're just going to redo it. Same size. Make it look nicer. Reconfiguring it is what we're doing, yeah. Making it look nicer sounds kind of good. Yeah, and you can easily read the prices. Looks like they're coming down. That's the best number I've seen, 9 tenths. I love that. Is that today's price? I got to go. Thanks. And this doesn't need DBA, right? Okay. Then I move that we approve as submitted. Support. Oh.

  12. The ground sign is existing. It's grandfathered. It's directly on the right-of-way line. And when it comes to size, it's going to be 42.67 square feet, which exceeds the 32-square-foot requirements. And it's higher than 5 feet, coming in at 5 feet 4 inches. But it's the sole sign on the property. It solely identifies the business. There will be no exposed neon lighting. And talking to the contractor, the reason for the update is that they just want a fresh look for the monument sign. It's the same size as it is now? Yes. And this is a photo of what it currently looks like. So they're just going to redo it. Same size. Make it look nicer. Reconfiguring it is what we're doing, yeah. Making it look nicer sounds kind of good. Yeah, and you can easily read the prices. Looks like they're coming down. That's the best number I've seen, 9 tenths. I love that. Is that today's price? I got to go. Thanks. And this doesn't need DBA, right? Okay. Then I move that we approve as submitted. Support. Oh. favor say aye aye opposed passes three nothing thank you good luck thank you very much buddy's pizza a three six three seven West Maple Road Tom so buddy's pizza located in our B2 districts along West Maple Road is coming before you today for a new wall sign they came before you last fall I believe but they never ended up installing the wall sign that was approved this is a different design it meets all the requirements of the township ordinances it's going to be twenty point nine nine square feet the illustrations come in with the pirate square footage allowed there are permitted one point zero four square feet of illustration and exactly what they're proposing it'll project eight inches from the building it'll be channel letter lighting with no exposed neon and the existing sign that they have up which is on the right hand side side of the screen is twenty one point two five square feet so it'll be slightly smaller and this does not need to go to ZBA correct correct

  13. favor say aye aye opposed passes three nothing thank you good luck thank you very much buddy's pizza a three six three seven West Maple Road Tom so buddy's pizza located in our B2 districts along West Maple Road is coming before you today for a new wall sign they came before you last fall I believe but they never ended up installing the wall sign that was approved this is a different design it meets all the requirements of the township ordinances it's going to be twenty point nine nine square feet the illustrations come in with the pirate square footage allowed there are permitted one point zero four square feet of illustration and exactly what they're proposing it'll project eight inches from the building it'll be channel letter lighting with no exposed neon and the existing sign that they have up which is on the right hand side side of the screen is twenty one point two five square feet so it'll be slightly smaller and this does not need to go to ZBA correct correct great work nice thing looks great all right I move we approve as presented support all in favor say aye aye any opposed best three no thank you good luck thank you all very much all right item number seven four two nine eight Woodward Avenue patty and press smash burgers so patty and press smash burgers located along Woodward Avenue the B3 district is coming before you today for two wall signs the wall signs are within the required square footage coming in at 27.5 square feet and then when it comes to the illustration that also meets the requirements not to exceed five percent of the total sign area and it'll be 0.875 square feet it'll project from the building eight inches it'll be internally illuminated and the previous occupant of this business was Zoop and their sign for comparison was thirty three point six two square feet so it'll be slightly smaller but it will need to go to the Zoning Board of Appeals for the two signs is this a franchise or is this your own work I'm

  14. great work nice thing looks great all right I move we approve as presented support all in favor say aye aye any opposed best three no thank you good luck thank you all very much all right item number seven four two nine eight Woodward Avenue patty and press smash burgers so patty and press smash burgers located along Woodward Avenue the B3 district is coming before you today for two wall signs the wall signs are within the required square footage coming in at 27.5 square feet and then when it comes to the illustration that also meets the requirements not to exceed five percent of the total sign area and it'll be 0.875 square feet it'll project from the building eight inches it'll be internally illuminated and the previous occupant of this business was Zoop and their sign for comparison was thirty three point six two square feet so it'll be slightly smaller but it will need to go to the Zoning Board of Appeals for the two signs is this a franchise or is this your own work I'm actually I'm Alan Chica owner fast signs but these guys I think this is their third location they're looking at like five or six more you know where their other locations are their first one was in Shelby Township right which recently opened just a few months ago great well welcome to Bloomfield Township thank you I'm a super fan of two signs is this you know I'm I'm I'm I'm I'm I'm I'm But they happen to have the corner location, which I suppose gives, and Zoop had the two signs, which I'm not a fan of either, but everybody else has got one sign, you know, not so sure that just because it's on the corner there, it needs two signs. All right, I'll move that we accept to submit it and submit to the ZBA for consideration. Okay, I'll support it. Okay. All in favor, say aye. Aye. Any opposed? No.

  15. of Appeals for the two signs is this a franchise or is this your own work I'm actually I'm Alan Chica owner fast signs but these guys I think this is their third location they're looking at like five or six more you know where their other locations are their first one was in Shelby Township right which recently opened just a few months ago great well welcome to Bloomfield Township thank you I'm a super fan of two signs is this you know I'm I'm I'm I'm I'm I'm I'm But they happen to have the corner location, which I suppose gives, and Zoop had the two signs, which I'm not a fan of either, but everybody else has got one sign, you know, not so sure that just because it's on the corner there, it needs two signs. All right, I'll move that we accept to submit it and submit to the ZBA for consideration. Okay, I'll support it. Okay. All in favor, say aye. Aye. Any opposed? No. Two to one. Thank you. Good luck. Thank you. Item number eight, 42931 Woodward Avenue, nourished by Western meets Western Market. Welcome back, Steve. How are you doing? Good. How are you guys both doing? Good. So Western Market is appearing back before the board because they have finalized their signed proposal. They're going to be located in our B3 district. When it comes to the monument sign, it'll be 31 square feet, which meets the requirement of it not exceeding 32 square feet. And it's an existing sign, two feet from the right of way. So it's grandfathered. But other than that, it meets all the lighting requirements. And he's just filling an empty spot that's there, right? So what's your opening date? Is it going to be a restaurant? be steve i'm anxious we're projecting for september okay mid to early to october things have been going pretty well so hopefully we don't have any more interruptions we've had a couple interruptions due to architectural some internal stuff but we're moving along pretty swiftly well we're looking forward to having you in the township thank you very much we look forward to being here good they will need to go to the zoning board of appeals for the two wall signs they're proposing the one on the northeast facade will be 100 square feet and the one at the east facade will be 36

  16. No. Two to one. Thank you. Good luck. Thank you. Item number eight, 42931 Woodward Avenue, nourished by Western meets Western Market. Welcome back, Steve. How are you doing? Good. How are you guys both doing? Good. So Western Market is appearing back before the board because they have finalized their signed proposal. They're going to be located in our B3 district. When it comes to the monument sign, it'll be 31 square feet, which meets the requirement of it not exceeding 32 square feet. And it's an existing sign, two feet from the right of way. So it's grandfathered. But other than that, it meets all the lighting requirements. And he's just filling an empty spot that's there, right? So what's your opening date? Is it going to be a restaurant? be steve i'm anxious we're projecting for september okay mid to early to october things have been going pretty well so hopefully we don't have any more interruptions we've had a couple interruptions due to architectural some internal stuff but we're moving along pretty swiftly well we're looking forward to having you in the township thank you very much we look forward to being here good they will need to go to the zoning board of appeals for the two wall signs they're proposing the one on the northeast facade will be 100 square feet and the one at the east facade will be 36 square feet which exceeds the requirements and then when it comes to the illustrations it'll be leaf along above the eye and nourish that'll be 1.03 square feet which is acceptable and when it comes to lighting it'll be internally illuminated channel letters with no neon lighting and just for comparison this property was occupied by the right aid and that sign that they had was 100 square feet they have two of them they had one oh one of these basically just sort of face into the parking lot so if you're traveling from the south heading north it's hard to see that corner sign at the big one until you get to the intersection of square lake and woodward therefore we're hoping people will notice us before they get to the point so they can make the turnaround if they choose to come to the location Otherwise, it's somewhat of a hardship to see to you, not unless you live in the neighborhood. We're hopefully trying to get people traveling the corridors. Yeah. I mean, that one, if we go back to that sign, that one there, okay, which one?

  17. the one on the northeast facade will be 100 square feet and the one at the east facade will be 36 square feet which exceeds the requirements and then when it comes to the illustrations it'll be leaf along above the eye and nourish that'll be 1.03 square feet which is acceptable and when it comes to lighting it'll be internally illuminated channel letters with no neon lighting and just for comparison this property was occupied by the right aid and that sign that they had was 100 square feet they have two of them they had one oh one of these basically just sort of face into the parking lot so if you're traveling from the south heading north it's hard to see that corner sign at the big one until you get to the intersection of square lake and woodward therefore we're hoping people will notice us before they get to the point so they can make the turnaround if they choose to come to the location Otherwise, it's somewhat of a hardship to see to you, not unless you live in the neighborhood. We're hopefully trying to get people traveling the corridors. Yeah. I mean, that one, if we go back to that sign, that one there, okay, which one? Stick there. Go back. This one where the man is, looks like it basically just faces the strip mall across. That hedge is right in front of the strip mall. You're just facing that, whereas the other one faces out towards Woodward, a nice spot for a sign. But if you're coming from the north and heading south, you can see that corner sign with no problem. It's very visible. But the opposite direction, you can't see the corner sign. So that was CVS Pharmacy there, wasn't it CVS? Oh, Rite Aid. Rite Aid. Did Rite Aid have signs on both sides? They just had the one sign. And on this side? Which side? They had it along the northeast elevation. Walking into the front doors there, correct? Yes. I mean, it's essentially facing the intersection. I mean, you can definitely see that elevation from the corner of Square Lake and Woodward. Well, I'm not a fan of two signs there. And we did downsize the size sign, knowing that we were going to be over on the square footage. And it's about identification. We're brand new. We really would like to be recognized. Sure. If people don't know, there's a grocery retailer there. We've been out here. Yeah. Now, if we can truly walk into the corner probably there, we would be around here without And that's the 홈 and the gas system, before we aham, and how are all the inconvenience So then if we're going through with its toys, we're going through here. And the line we can 보면 Greg, they're about five.

  18. I mean, that one, if we go back to that sign, that one there, okay, which one? Stick there. Go back. This one where the man is, looks like it basically just faces the strip mall across. That hedge is right in front of the strip mall. You're just facing that, whereas the other one faces out towards Woodward, a nice spot for a sign. But if you're coming from the north and heading south, you can see that corner sign with no problem. It's very visible. But the opposite direction, you can't see the corner sign. So that was CVS Pharmacy there, wasn't it CVS? Oh, Rite Aid. Rite Aid. Did Rite Aid have signs on both sides? They just had the one sign. And on this side? Which side? They had it along the northeast elevation. Walking into the front doors there, correct? Yes. I mean, it's essentially facing the intersection. I mean, you can definitely see that elevation from the corner of Square Lake and Woodward. Well, I'm not a fan of two signs there. And we did downsize the size sign, knowing that we were going to be over on the square footage. And it's about identification. We're brand new. We really would like to be recognized. Sure. If people don't know, there's a grocery retailer there. We've been out here. Yeah. Now, if we can truly walk into the corner probably there, we would be around here without And that's the 홈 and the gas system, before we aham, and how are all the inconvenience So then if we're going through with its toys, we're going through here. And the line we can 보면 Greg, they're about five. and the center is mostly people coming there for food and we like to call ourselves a food alternative because we're carrying organic all-natural local products that are different than what's there right so for that reason we're looking to get an approval for for both signs we've got the ground sign people see that going southbound coming northbound where's the ground sign yeah um it's the monument that's it's always been there they're just putting their name in and taking someone else's out yeah that was existing i think it was a smoky's lounge um was previously on there the cigar lounge which side of the fedex is it i think for reference if you look behind you see the orange zoop so that kind of gives you a point of reference right okay so where's is it to the it's behind it it's behind it right far off the distance this one sits more on square lake road yes and then where steve's moving in it's more along woodward right there's no ground sign over there all right thanks for joining us yes there's a ground sign on the other side but we only got granted that one square lake can you show us on the board on the site plan where

  19. and the center is mostly people coming there for food and we like to call ourselves a food alternative because we're carrying organic all-natural local products that are different than what's there right so for that reason we're looking to get an approval for for both signs we've got the ground sign people see that going southbound coming northbound where's the ground sign yeah um it's the monument that's it's always been there they're just putting their name in and taking someone else's out yeah that was existing i think it was a smoky's lounge um was previously on there the cigar lounge which side of the fedex is it i think for reference if you look behind you see the orange zoop so that kind of gives you a point of reference right okay so where's is it to the it's behind it it's behind it right far off the distance this one sits more on square lake road yes and then where steve's moving in it's more along woodward right there's no ground sign over there all right thanks for joining us yes there's a ground sign on the other side but we only got granted that one square lake can you show us on the board on the site plan where that sign is located that's off the square lake there yep right there And then can you point where the two signs will be on the facade out there, right there? Up to the right. There, yep. Well, I mean, the one where it's pointed at now, just above that red car, wouldn't that seem to, in conjunction with the ground sign, cover both directions you're thinking about? No, it doesn't cover the other side from the south coming up north. Well, and being that we're, you know, an anchor tenant, we feel like we need the identification so that people will come to us, especially if they're down in the center, farther down, or traveling up, headed north on Woodward Avenue. Right there? Right, that's the main sign. Right there. Right, the main sign is right there. Right in the corner. Yep. Secondary. But you don't see that main sign until you pass the building is the contention. Well, there's another exit south. I'm sorry? There's another entrance south from there. Well, I think, you think when you're going north.

  20. side but we only got granted that one square lake can you show us on the board on the site plan where that sign is located that's off the square lake there yep right there And then can you point where the two signs will be on the facade out there, right there? Up to the right. There, yep. Well, I mean, the one where it's pointed at now, just above that red car, wouldn't that seem to, in conjunction with the ground sign, cover both directions you're thinking about? No, it doesn't cover the other side from the south coming up north. Well, and being that we're, you know, an anchor tenant, we feel like we need the identification so that people will come to us, especially if they're down in the center, farther down, or traveling up, headed north on Woodward Avenue. Right there? Right, that's the main sign. Right there. Right, the main sign is right there. Right in the corner. Yep. Secondary. But you don't see that main sign until you pass the building is the contention. Well, there's another exit south. I'm sorry? There's another entrance south from there. Well, I think, you think when you're going north. Yeah, so if you're in the northbound lanes on Woodward, you do not see that corner sign until you actually pass the building. You have to look back at it. Wouldn't you see that sign? Well, that's what we're proposing, yes. We want to put it on the right. Why isn't that the extra one? Well, that's the main sign. Well, that's the main center. That's the main center of the center. That's the main sign. Okay. And it's done in a very tasteful fashion. It's black with gold trim. It's minimally done. It's a part of the center. It's a ton of stuff. And it's done in time. It's a nice sign. We like the signs. I think when the Rite Aid was there, they had signs along the windows, but they didn't have that other sign. Not on the brick. But they had signs along the windows, which we're not doing. Would you even be able to see it with those trees there? Yeah. If you're coming north, would the trees block it? Where the sign would be located is much taller than the trees. Okay, good. Well, I do see this a little different. Just from the overhead we have there, you can see to me that the two signs for ZOOP or the Smashburger are not exactly on a corner there.

  21. Well, I think, you think when you're going north. Yeah, so if you're in the northbound lanes on Woodward, you do not see that corner sign until you actually pass the building. You have to look back at it. Wouldn't you see that sign? Well, that's what we're proposing, yes. We want to put it on the right. Why isn't that the extra one? Well, that's the main sign. Well, that's the main center. That's the main center of the center. That's the main sign. Okay. And it's done in a very tasteful fashion. It's black with gold trim. It's minimally done. It's a part of the center. It's a ton of stuff. And it's done in time. It's a nice sign. We like the signs. I think when the Rite Aid was there, they had signs along the windows, but they didn't have that other sign. Not on the brick. But they had signs along the windows, which we're not doing. Would you even be able to see it with those trees there? Yeah. If you're coming north, would the trees block it? Where the sign would be located is much taller than the trees. Okay, good. Well, I do see this a little different. Just from the overhead we have there, you can see to me that the two signs for ZOOP or the Smashburger are not exactly on a corner there. I see your problem. They're kind of in the same spot because they wouldn't see it unless you drove past it, you know, the burger place. Patty. Patty and Press. They're kind of in the same position we are. And that additional wall sign facing south-east there, do you think it's important to draw in folks to see it? It kind of gives vantage points to the front of the building. I know he has it on the screen, but maybe you can kind of see what the vantage points are from different areas. Okay. Okay. Okay. Okay. Okay. okay I don't have any other questions I'm okay with it so I'll this does require ZBA yeah so I'll move that we accept the sign proposal and forward it to the ZBA for consideration

  22. I see your problem. They're kind of in the same spot because they wouldn't see it unless you drove past it, you know, the burger place. Patty. Patty and Press. They're kind of in the same position we are. And that additional wall sign facing south-east there, do you think it's important to draw in folks to see it? It kind of gives vantage points to the front of the building. I know he has it on the screen, but maybe you can kind of see what the vantage points are from different areas. Okay. Okay. Okay. Okay. Okay. okay I don't have any other questions I'm okay with it so I'll this does require ZBA yeah so I'll move that we accept the sign proposal and forward it to the ZBA for consideration support all in favor say aye aye any opposed passes three nothing thank you thank you looking forward to visiting you B site improvements number one three nine seven five Telegraph Road zips market so zips market it's going to be both a site improvement and a sign proposal they're located right across the street from Township Hall in the B1 district currently it's a mobile mart but it'll be converted to zips markets they are presenting two options for the facade change for the building this is the first one it has more of an orange color along the top of the building and they're also proposing this option or green in color we have some different elevations and then for the wall sign we're looking at a policy you you 14-square-foot sign, which meets the requirement of it not exceeding 16 square feet, and it'll be projecting no more than 12 inches. It'll be internally illuminated with no halo lighting.

  23. support all in favor say aye aye any opposed passes three nothing thank you thank you looking forward to visiting you B site improvements number one three nine seven five Telegraph Road zips market so zips market it's going to be both a site improvement and a sign proposal they're located right across the street from Township Hall in the B1 district currently it's a mobile mart but it'll be converted to zips markets they are presenting two options for the facade change for the building this is the first one it has more of an orange color along the top of the building and they're also proposing this option or green in color we have some different elevations and then for the wall sign we're looking at a policy you you 14-square-foot sign, which meets the requirement of it not exceeding 16 square feet, and it'll be projecting no more than 12 inches. It'll be internally illuminated with no halo lighting. And then there is an existing mobile monument sign on the property. That is to remain. There was no proposal to redesign it as part of this package, but maybe the applicant can expand upon that. And then we have some site photos here. So it's staying a gas station? Mm-hmm. Is it just rebranding it? Mm-hmm. So, okay, because this drawing here, this elevation, doesn't show the gas station. It just shows it's sitting by itself. That right there. Yeah, where's the gas station? The applicant coming up. All right. Good morning. Afternoon, rather. Mike Uwata with Sanfanoil and Zips Market. What we're proposing is just basically an enhancement to the building itself. There will be no changes to the canopy, the fueling positions, or the monument sign on the corner. That's why the focus was mainly this rendering to show what it looked like and what it's going to look like after. Are you changing the contents of the store then, what you're offering? We've expanded our offerings, yes. Do you want anything to look like that? Yes. We'll be right back.

  24. projecting no more than 12 inches. It'll be internally illuminated with no halo lighting. And then there is an existing mobile monument sign on the property. That is to remain. There was no proposal to redesign it as part of this package, but maybe the applicant can expand upon that. And then we have some site photos here. So it's staying a gas station? Mm-hmm. Is it just rebranding it? Mm-hmm. So, okay, because this drawing here, this elevation, doesn't show the gas station. It just shows it's sitting by itself. That right there. Yeah, where's the gas station? The applicant coming up. All right. Good morning. Afternoon, rather. Mike Uwata with Sanfanoil and Zips Market. What we're proposing is just basically an enhancement to the building itself. There will be no changes to the canopy, the fueling positions, or the monument sign on the corner. That's why the focus was mainly this rendering to show what it looked like and what it's going to look like after. Are you changing the contents of the store then, what you're offering? We've expanded our offerings, yes. Do you want anything to look like that? Yes. We'll be right back. We do not sell alcohol Liquor or beer. Yeah, no, I've been in there buy gas from you and I go in and it's mostly You know soda fountain pop or pop out of the cooler or snacks. Yeah, we're I mean it's a 900 square foot store They were limited on real estate We'd love to knock it down and rebuild but we simply just can't site we're landlocked So you're just kind of cleaning it up and we're cleaning it up or enhancing it enhancing the landscaping Currently when we took over the site earlier this year, it didn't meet our standards and so that's the reason for the investment I see you had a nice opportunity to share with us and when you met with us a little bit about your your business Yeah, and maybe has been a new entity in the township I thought maybe if the board would like to hear a little bit about Zips market that might be helpful. Sure. We're not a new entity here in the township. We've been here for many years We've been around for over 50 years. We're the largest Exxon mobile distributor in the state of Michigan We also own and operate over 50 convenience stores. So we're rebranding them from what's Probably known more here. I think we've got a couple of snack more locations. We operate the long lake and woodward location We've got 13 mile in woodward. We've got I guess long lake and liver noise would be the next closer one But all those sites will be rebranded to zips market or zips express depending on the size of the store and the offerings we provide

  25. We do not sell alcohol Liquor or beer. Yeah, no, I've been in there buy gas from you and I go in and it's mostly You know soda fountain pop or pop out of the cooler or snacks. Yeah, we're I mean it's a 900 square foot store They were limited on real estate We'd love to knock it down and rebuild but we simply just can't site we're landlocked So you're just kind of cleaning it up and we're cleaning it up or enhancing it enhancing the landscaping Currently when we took over the site earlier this year, it didn't meet our standards and so that's the reason for the investment I see you had a nice opportunity to share with us and when you met with us a little bit about your your business Yeah, and maybe has been a new entity in the township I thought maybe if the board would like to hear a little bit about Zips market that might be helpful. Sure. We're not a new entity here in the township. We've been here for many years We've been around for over 50 years. We're the largest Exxon mobile distributor in the state of Michigan We also own and operate over 50 convenience stores. So we're rebranding them from what's Probably known more here. I think we've got a couple of snack more locations. We operate the long lake and woodward location We've got 13 mile in woodward. We've got I guess long lake and liver noise would be the next closer one But all those sites will be rebranded to zips market or zips express depending on the size of the store and the offerings we provide And zips of some it's a brand name. It's a proprietary brand. Yes We used to be on the run stores and on the run as you know is You know not not here in Michigan anymore. We were the last franchisee and we've pulled out to rebrand all of our stores to a proprietary name and then where's your home office right on Long Lake and Woodward in Bloomfield Hills is there two options here we're looking at option I said option one option two our preference is option one through the comments with Andrea we've we found that perhaps there may be some some concern about the the orange so we thought we would try to tone it down a little bit and provide it with just a silver ACM paneling throughout the top there with a small orange band or coping I should say around the top so is that silver is that green no no it's silver yeah it's it's outlined on the bot there on the bottom left corner provided by I think TCF canopy is the is a manufacturer and it's an ACM metal panel and you're doing many your stores in the same same look well this one is this one's a unique one as long Lincoln Woodward because they're our smallest stores we own our typical

  26. But all those sites will be rebranded to zips market or zips express depending on the size of the store and the offerings we provide And zips of some it's a brand name. It's a proprietary brand. Yes We used to be on the run stores and on the run as you know is You know not not here in Michigan anymore. We were the last franchisee and we've pulled out to rebrand all of our stores to a proprietary name and then where's your home office right on Long Lake and Woodward in Bloomfield Hills is there two options here we're looking at option I said option one option two our preference is option one through the comments with Andrea we've we found that perhaps there may be some some concern about the the orange so we thought we would try to tone it down a little bit and provide it with just a silver ACM paneling throughout the top there with a small orange band or coping I should say around the top so is that silver is that green no no it's silver yeah it's it's outlined on the bot there on the bottom left corner provided by I think TCF canopy is the is a manufacturer and it's an ACM metal panel and you're doing many your stores in the same same look well this one is this one's a unique one as long Lincoln Woodward because they're our smallest stores we own our typical footprint is over 5,000 square foot yes it is it's about the same size that one is not going to get a facade enhancement it's just an interior renovation I like option two I think yeah I don't like option one yeah I'm not I'm not in favor of orange okay I mean I don't even like the orange band but I guess I'm okay with that we can just we could take it off but I think I'm okay with that we do like the orange some put of orange because it is part of our our character and who we are it's easily to identify you are walking into a zips market so our preference would be to have some level of orange within this design if possible and it and it is very tasteful it's not anything that's gonna jump at you yeah generally within the township the colors that are usually acceptable are more of earth tones so this is a departure um admittedly although I will say that the applicant did work with our department to really scale back from their original proposal so thank you for that so I we brought up he wanted to

  27. as long Lincoln Woodward because they're our smallest stores we own our typical footprint is over 5,000 square foot yes it is it's about the same size that one is not going to get a facade enhancement it's just an interior renovation I like option two I think yeah I don't like option one yeah I'm not I'm not in favor of orange okay I mean I don't even like the orange band but I guess I'm okay with that we can just we could take it off but I think I'm okay with that we do like the orange some put of orange because it is part of our our character and who we are it's easily to identify you are walking into a zips market so our preference would be to have some level of orange within this design if possible and it and it is very tasteful it's not anything that's gonna jump at you yeah generally within the township the colors that are usually acceptable are more of earth tones so this is a departure um admittedly although I will say that the applicant did work with our department to really scale back from their original proposal so thank you for that so I we brought up he wanted to bring before the board the two options and of course you can still comment on the overall design of the building okay there's a car detailing place that would telegraph a little farther that has some interesting color correct which I think works okay I've you know over the over time I've gotten used to it the which one it's a car detailing place yes by Motor City Sports yellow R&B grill section oh yeah I think that's all fun yeah all right so does this need ZBA it would because it has that there's two signs on the property and this district and there's only one accessory sign no you all right it's not grandfathered in I mean anytime you have a brand new sign going up it has to be considered as such and so they're adding that stuff in this in our in our view they're adding a second sign they already have a ground sign they're removing the existing wall sign putting a new one up now they've introduced a new secondary wall sign so yes it have to go the ZBA it wouldn't be considered we've had third to see much the same well those were existing that in the terms of the ground signs those were non-conforming ground sign and

  28. their original proposal so thank you for that so I we brought up he wanted to bring before the board the two options and of course you can still comment on the overall design of the building okay there's a car detailing place that would telegraph a little farther that has some interesting color correct which I think works okay I've you know over the over time I've gotten used to it the which one it's a car detailing place yes by Motor City Sports yellow R&B grill section oh yeah I think that's all fun yeah all right so does this need ZBA it would because it has that there's two signs on the property and this district and there's only one accessory sign no you all right it's not grandfathered in I mean anytime you have a brand new sign going up it has to be considered as such and so they're adding that stuff in this in our in our view they're adding a second sign they already have a ground sign they're removing the existing wall sign putting a new one up now they've introduced a new secondary wall sign so yes it have to go the ZBA it wouldn't be considered we've had third to see much the same well those were existing that in the terms of the ground signs those were non-conforming ground sign and a secondary sign and they're going to the zoning board the first one I thought was it wasn't was it going to the second and third one I think it's going to the zoning board the second and third fifth third bank I think the first fifth third bank only had one sign one of them only had one yes yes but any time I'm non-conforming but it was grandfathered because of setback and because our ordinance allows for a refacing of a non-conforming ground sign that we allow what we don't accept is if you're going to remove a wall sign and put a new wall sign up we're going to look at it as a completely new application and now it has to comply with the standards which state you can only have one sign got it I move we accept this option to as presented and for the ZBA for consideration as long as there's as little orange as possible that which is shown right okay I'll support that and this is option two All in favor say aye. Aye. Aye. Any opposed? Passes three to nothing. Thank you. Thank you. Just for clarity, am I able to get my contractor out to start on the facade and then hold off on the sign? Yep. You got to come in and pull a permit for the department, but absolutely I'd wait for the sign after ZBA. You're correct.

  29. that in the terms of the ground signs those were non-conforming ground sign and a secondary sign and they're going to the zoning board the first one I thought was it wasn't was it going to the second and third one I think it's going to the zoning board the second and third fifth third bank I think the first fifth third bank only had one sign one of them only had one yes yes but any time I'm non-conforming but it was grandfathered because of setback and because our ordinance allows for a refacing of a non-conforming ground sign that we allow what we don't accept is if you're going to remove a wall sign and put a new wall sign up we're going to look at it as a completely new application and now it has to comply with the standards which state you can only have one sign got it I move we accept this option to as presented and for the ZBA for consideration as long as there's as little orange as possible that which is shown right okay I'll support that and this is option two All in favor say aye. Aye. Aye. Any opposed? Passes three to nothing. Thank you. Thank you. Just for clarity, am I able to get my contractor out to start on the facade and then hold off on the sign? Yep. You got to come in and pull a permit for the department, but absolutely I'd wait for the sign after ZBA. You're correct. Thank you. Okay. Item number two, 36300 Woodward Avenue, Little Prince Properties. I like that name a lot. So 36300 Woodward Avenue. That's a great book. They are, they last appeared before the design review board back in 2021. They sought approval to put up a wall along the parking lot. And isn't this the Jewish value center? And the De Rossier? Correct. Now they're coming to the approval for the dumpster enclosure. They're coming back for the dumpster. Good. All right. Looks good to me. This is consistent with the expectations of everybody involved? It is being designed by, is it skill form? The requirement was masonry. It was required to be masonry. Yeah. I remember that. Yeah. This is skill form, yeah. Yeah. So that was part of the agreement is that it would be designed by skill form. Okay. And this does not require CBA, right? Correct. Okay. So then I move that we accept the proposal as submitted. Support. Or that we approve the, because we're approving the. Yes, approve. Improve it.

  30. Yep. You got to come in and pull a permit for the department, but absolutely I'd wait for the sign after ZBA. You're correct. Thank you. Okay. Item number two, 36300 Woodward Avenue, Little Prince Properties. I like that name a lot. So 36300 Woodward Avenue. That's a great book. They are, they last appeared before the design review board back in 2021. They sought approval to put up a wall along the parking lot. And isn't this the Jewish value center? And the De Rossier? Correct. Now they're coming to the approval for the dumpster enclosure. They're coming back for the dumpster. Good. All right. Looks good to me. This is consistent with the expectations of everybody involved? It is being designed by, is it skill form? The requirement was masonry. It was required to be masonry. Yeah. I remember that. Yeah. This is skill form, yeah. Yeah. So that was part of the agreement is that it would be designed by skill form. Okay. And this does not require CBA, right? Correct. Okay. So then I move that we accept the proposal as submitted. Support. Or that we approve the, because we're approving the. Yes, approve. Improve it. we're approving it as submitted support support all in favor say aye aye any opposed pass three nothing thank you luck all right general business our next meeting is Wednesday July the 1st at 2 p.m. and move to adjourn so move support thank you