Introduction. In 2006, West Bloomfield Township created a Township Center Regulating Plan and Zoning District standards as the framework for redevelopment in the Orchard Lake Road Corridor. Those standards were based on an earlier Township Master Plan, confirmed in 2010, that envisions a Township Center that would be in the form of a pedestrian-oriented, traditional downtown. Since that time, renovations and rehabilitation of properties have resulted in several significantly improved buildings. In 2014, the Township, concerned over the long term reality of achieving its vision due to economic forces and the pattern of existing development, prepared the “Township Center/Orchard Lake Road Framework Plan,” which suggests refining the vision to “establish a smaller, more focused area for the development of a downtown/town center and prioritize the other areas of the corridor for high quality, attractive regional commercial development.” However, there is another significant influence in the vision for corridor redevelopment: the reconstruction of Orchard Lake Road as it runs through the Township. Together, the Township and the Road Commission for Oakland County find that a boulevard design will the best approach to offer efficient and safe travel through the corridor (and beyond). Given the 2014 study along with the decision on road design, the Township invited the Clearzoning/Land Design Studio team to further refine the vision and develop zoning standards that reflect the updated vision. The team explored design and zoning concepts with the Orchard Lake Road Task Force in two specific study areas (Audette Site & Powers Road Area) in the corridor to test the Township’s new vision. The study suggested that streetscape and landscape standards could help create an identity for the corridor, with the goal of transforming it into a “world class boulevard.” The specific strategies resulting from the Powers Road area is presented as its own chapter (see page 18), while the findings of the Audette study area are more generally incorporated into the zoning framework that follows. This document updates the vision for the corridor:
This document was prepared in 20142015 by the West Bloomfield Township Orchard Lake Road Task Force, with assistance from consultants Clearzoning, Inc. and Land Design Studio.
West Bloomfield Township seeks to create a tangible identity for the Orchard Lake Road Corridor that transforms the Township’s portion of this important local and regional thoroughfare into a “world class boulevard,” providing opportunities to enhance and improve economic development, environmental quality, non-motorized transportation, and community gathering places. Along with this change in vision for the corridor – from “Township Center” to “World Class Boulevard” - zoning standards will need to be updated to guide development and redevelopment. The design concepts and precedent images contained in this study are intended to be used as a companion to future zoning standards for the Township Center District. This report and subsequent zoning ordinance amendments focus on the portion of Orchard Lake Road between Maple Road and 14 Mile Road. It is envisioned that future study and amendments would address other commercial areas along Orchard Lake Road as it runs north through the Township.
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Orchard Lake Road Corridor Design Study/Zoning Framework
Table of Contents
Framework Policies and Recommendations
4
Defining Identity and Character
10
Translating Design Cues
12
Powers Road Study Area
18
Corridor Design Guidelines
26
Zoning Framework
35
Conclusion
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Orchard Lake Road Corridor Design Study/Zoning Framework
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Refinements to the Framework Policies of the 2014 Township Center/Orchard Lake Road Framework Plan have been updated and refined. They are presented on the pages that follow. Updated language appears in bold text.
Land Use Framework
4
Build upon the inherent advantages of access, visibility, and existing investment in various parts of the Orchard Lake Road corridor to accommodate a variety of uses that respond to local and regional markets. The existing building patterns seem to suggest two categories that will be useful in developing appropriate building and site standards:
“Gateway cluster”: These are situated primarily at the mile road intersections, where buildings are closer to the street and each other
“Corridor”: This covers the spaces between where buildings have larger setbacks and more space between
Encourage a mix of uses that supports vibrant commercial environments and maximize access between related activities. Increase density and allow taller buildings, up to five stories in height.
Minimize the impacts of commercial uses on surrounding residential areas through land use controls and site design techniques. Maintain existing landscaping and screenwalls to buffer residential uses from commercial activity in the corridor.
Minimize the impacts of drive-thru facilities by minimizing their use and, where they are permitted, ensuring they are properly screened with circulation patterns that do not interfere with pedestrian access, on-site parking, or on-site circulation.
Identify opportunities for open spaces along the corridor, including undeveloped lots or vacant lots that can serve as an amenity to surrounding development and accommodate community-wide events. Build on the success of the annual Orchard Lake Fine Art Show on Powers Road by creating other types of markets/festivals in this location at other times of the year. The natural area that runs through the southern end of the corridor near the Gateway Center may be another opportunity for different types of recreational events, such as trail walks/runs or nature study.
Encourage the creation of “pocket” green spaces (e.g. plazas, small parks, outdoor seating areas, etc.) through-out the corridor that are integrated as part of a larger development and offer local amenities and comfortable environments. Encourage property owners to take advantage of these features and include additional landscaping and seating, which should be encouraged for public/quasi-public use. Incorporate such “places of interest,” ranging from green spaces to more urban plazas, into all development.
Identify catalyst redevelopment sites that have the potential to serve as the foundation for investment that positively alters the character of the corridor and results in spin-off growth. The former auto dealerships are great large-scale redevelopment opportunities; there may be smaller redevelopment opportunities that could also provide significant impact at the Maple/Orchard Lake Road gateway area.
Orchard Lake Road Corridor Design Study/Zoning Framework
Images of existing land uses (retail, office, and open space) in the corridor to be maintained and encouraged.
Orchard Lake Road Corridor Design Study/Zoning Framework
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Access & Mobility Framework
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Mobility is critical in this area – both motorized and non-motorized. Maximize mobility to and throughout the Orchard Lake Road corridor through logical roadway connections and bicycle/pedestrian trails that connect to surrounding neighborhoods and community facilities. Providing connections for pedestrians and cyclists across Orchard Lake Road will improve access and mobility in the corridor as well as create a more complete transportation network in the Township.
Work with the County and MDOT to ensure that pedestrians can safely cross Orchard Lake Road, Maple Road, 14 Mile Road, and Northwestern Highway. It will be important in the near-term to work with the Road Commission to identify opportunities where improvements for pedestrian safety and streetscape amenities can be incorporate into the planned improvements to Orchard Lake Road.
Require commercial developments to provide safe pedestrian paths from the public sidewalk to on-site pedestrian networks and building entrances. Improving the safety and comfort of pedestrians is an important step towards enhancing non-motorized access in and through the corridor. Public and private path systems need to be interconnected to form a network.
Collaborate with SMART to ensure adequate space is provided for transit rider amenities in the public right-of- way and, where appropriate, within private development.
Minimize the frequency of curb cuts along Orchard Lake Road, Maple Road, and 14 Mile Road in order to enhance traffic efficiency and safety. Changing the access to properties along the corridor may be triggered by road improvements and/or desired to allow for increased streetscape.
Encourage cross-access between commercial properties in order to maximize mobility without creating additional traffic congestion or conflicts on primary streets. Maintain and improve cross-access to effectively accomplish the reduction in curb cuts identified mentioned above.
Manage the location and design of service areas so that they do not interfere with on-site circulation or detract from the intended character of the corridor. Identify and support newer approaches to waste management.
Appropriately manage parking capacity, locations, and design so that it supports local commercial uses but does not interfere with corridor character and development opportunities. Shared parking should be encouraged whenever possible. There may be opportunities to allow a reduction in excessive parking areas by enhancing them with landscaping, art, or other outdoor amenities. Screening of parking from public view can be accomplished in a manner that reinforces the character of the corridor.
Orchard Lake Road Corridor Design Study/Zoning Framework
Precedent images in the Township and elsewhere illustrate approaches to enhance access and mobility. Strategies include improved pedestrian environments and crossings as well as safe, secure, and comfortable structures that support bicycle use and public transportation.
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Urban Design Framework
Recent redevelopments and enhancements are raising the bar for the appearance of the corridor. New building and site standards should take a cue from these newer developments. Require buildings throughout the Orchard Lake Road corridor to integrate attractive building materials, façade variation, interesting rooflines, details, and massing that conveys the desired local character and identity.
Overhead utilities do detract from the corridor, but it is very expensive to relocate existing lines. As redevelopment occurs, consolidate, bury or relocate overhead utilities so that they do not detract from character of the primary frontage along Orchard Lake Road. Private property utility leads shall be buried as development and redevelopment occurs.
Wayfinding is an important component of the branding of the corridor. Install gateways and wayfinding in public rights-of-way or as a component to new development in order to announce entry to the corridor, establish a clear image for the area, and guide visitors to key destinations.
Ensure that commercial development provides adequate buffers and screening against surrounding residential neighborhoods.
Coordinate façade and signage design to reduce the amount of “visual clutter” and reinforce the intended character of local architecture.
Require parking lot screening and landscaping that minimizes the negative visual impact of parking areas, improves on-site stormwater management, and complements components of the public streetscape.
Utilize local roadway design, building massing and architecture, streetscaping, and local open spaces to create a unique, vibrant and attractive Township Center World Class Boulevard for Orchard Lake Road, which means a transportation corridor that provides for automobiles as well as pedestrians, relying on a mix of uses to create a dynamic, flexible and sustainable presence insuring long term value for both the community and the region. As a world class boulevard, Orchard Lake Road will contain authentic, timeless, and vibrant places, embodied in both the built and natural environment. The following elements will be incorporated into the corridor to reinforce the world class boulevard concept:
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Gateway elements at key locations in the corridor that create a tangible sense of arrival and reflect the Township’s demonstrated support of the arts;
Dramatic use of landscape along the roadway edges that reflects the Township’s value of environmental stewardship;
Public and quasi-public areas that incorporate significant civic art (i.e. fountains, sculpture, etc.) and natural features;
A mix of residential and commercial uses that serve the community as well as the region; and
High-quality design and materials for buildings and the spaces that surround them, based on the high-quality design and materials found in the corridor and in the Township.
Invest in public streetscaping on Orchard Lake Road, Maple Road and 14 Mile Road that enhances the character of the area through the use of trees, decorative lighting, banners, street furniture, and other amenities. These elements, along with building and site standards, contribute to the character of the corridor. Design should create and reinforce the corridor’s identity as an important part of the greater Township. The Township should commit to funding improvements and ongoing maintenance of corridor enhancements. This may be in the form of creating a DDA/CIA or other improvement district. Orchard Lake Road Corridor Design Study/Zoning Framework
Precedent images from West Bloomfield and elsewhere illustrate urban design strategies that reflect the identity of the corridor. Landscaping will be a key component of future redevelopment.
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Defining Identity and Character A Corridor that Embraces Overtones of Nature & Environment The Township’s portion of the Orchard Lake Road Corridor, between 14 and 15 Mile Roads should be considered in the framework of a “World Class� boulevard. What does this mean? Despite the challenges of the road (its speed, traffic, and congestion), the built environment should be unique, different, engaging, and fresh. Landscaping will play a key role and should contain seasonal interest and a variety of material. Together, buildings and landscaping should be memorable, artistic, and designed to stand the test of time.
Key design challenges for the corridor include ensuring details resonate at 45 MPH, maintaining clear sight lines to buildings and signage, design guidelines of Road Commission for Oakland County, long term maintainability, and adaptability of plant material (salt, urban pollution, poor soil conditions, etc.) 10
The Township is fortunate to have ingredients of a memorable identity, especially in the study area (images this page) and on Township property (images next page). It is evident that the natural environment is valued, as are natural building materials and artistic expression.
Orchard Lake Road Corridor Design Study/Zoning Framework
Orchard Lake Road Corridor Design Study/Zoning Framework
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Translating Design Cues Development and redevelopment should be comprised of a variety of linear forms, materials and rhythms. Horizontal elements, found on buildings and other structures, commonly occur in the corridor. Certain elements may be pushed or pulled to enhance patterns and create variety. Using nature as a guide, curves and rounded elements could also be introduced to offer contrasting elements.
Concept sketches reflecting how elements of the corridor’s character might be reflected in new development.
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Orchard Lake Road Corridor Design Study/Zoning Framework
Translating Design Cues
The Township’s identity is not only about form, but also about color and texture. Looking at cues from nature, a color palette could be developed for marketing purposes that reinforces the importance of the environment and artistic aesthetic of the community.
Orchard Lake Road Corridor Design Study/Zoning Framework
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Translating Design Cues Examples of contributing elements
Sustainability Lighting
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Attractive and sustainable elements should be encouraged within the Orchard Lake Road corridor. A palette of street furnishings (light standards, benches, waste receptacles, etc.) will help tie in with the identity of the corridor and seek ways to incorporate wind and solar energy. Encourage innovative and natural approaches to storm water management.
Orchard Lake Road Corridor Design Study/Zoning Framework
Translating Design Cues Waste receptacles
Bus shelters
Street furniture
Bike racks
Orchard Lake Road Corridor Design Study/Zoning Framework
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Translating Design Cues: Conceptual approach to redevelopment
Concept renderings of Orchard Lake Road, after construction of the boulevard, with enhanced street furnishings and landscaping.
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Orchard Lake Road Corridor Design Study/Zoning Framework
Translating Design Cues: Conceptual approach to redevelopment
Concept renderings of the corridor, illustrating building redevelopment and signage within the context of an enhanced streetscape.
Orchard Lake Road Corridor Design Study/Zoning Framework
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Powers Road Study Area: Redevelopment Concept Enhancing public spaces The Powers Road area presents a wonderful opportunity for creating public spaces that are engaging, attractive, and comfortable. Improvements range from simple, such as plantings around existing fences, to more complex, such as redevelopment of private property. However, there are many small improvements that could be applied by both the Township as well as private property owners that would improve the area economically and aesthetically. The graphics at right illustrate the context of Powers Road with many residents within easy distance. Access in and around this area is predominately vehicular, although there are sidewalks on the east side of Daly Road and the south side of Powers Road. The Powers Road redevelopment concept would enhance the pedestrian experience by improving circulation, adding landscaping, and creating spaces for public gatherings.
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Daly Road
Powers Road
Powers Road Redevelopment Concept
Enhanced Pedestrian Circulation
Enhanced Vehicular Circulation
Adaptive Reuse, Existing Development Upgrades & Redevelopment Opportunities
Shopping center—view from Powers Road looking north
Public Spaces & Amenities Improvements
Existing conditions in the study area
Parking Lot Greening
Public Realm Landscape Improvements
Orchard Lake Road Corridor Design Study/Zoning Framework
Powers Road Framework Orchard Lake Road—Powers Road Gateway Opportunity The framework for the Powers Road area maintains and enhances vehicular and pedestrian circulation by adding access points through lots, connecting uses to each other. The green space in the area can make a significant impact on the area’s character and desirability. Powers Road with Orchard Lake Road is a signalized intersection with a pedestrian crossing signal. Unique gateway elements could be added in this location to reinforce the corridor character and identity. Architectural elements should complement materials of corridor buildings, and could include metal, stone, wood, or brick. Elements such as those in the images below signal to passersby that this is an important area.
Heavy black lines indicate vehicular traffic circulation; dashed red lines indicate pedestrian circulation. Green areas highlight either manmade or naturally occurring open space opportunities. Yellow areas indicate areas for public or quasi-public gathering spaces.
Orchard Lake Road Corridor Design Study/Zoning Framework
Examples of gateway elements.
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Powers Road Study Area: Redevelopment Concept Powers Road & Daly Road Streetscape Enhancement Opportunity Powers Road—Before
Powers Road—After
Daly Road—Before
Daly Road—After
There is an opportunity within the existing rights-of-way for both Powers and Daly Roads to tie in with the Township’s commitment to non-motorized transportation. There are center-turn lanes on both roads that could likely be eliminated due to the low volumes of vehicles on these roads. With that extra space, a simple restriping of lanes and extra paint for bike lanes would offer cyclists a safe way to reach the corridor. The addition of street trees on both roads and enhanced landscaping on Powers Road would improve the appearance of this area and make it more appealing to cyclists and pedestrians.
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Orchard Lake Road Corridor Design Study/Zoning Framework
Orchard Lake Fine Art Show Opportunity The Orchard Lake Fine Art Show is held in the corridor, on Powers and Daly Roads. In its 13th year, the art show brings many people to the area to view and purchase art. Enhancements to this area would strengthen the Township’s identity as a thriving arts community as well as create an authentic character in the corridor.
In addition to making the area more attractive for cyclists and pedestrians throughout most of the year, the streetscape opportunity illustrated on the previous page would enhance this area for the annual summer art show. Currently, the streetscape on Daly and Powers Roads lacks a sense of presence and character. The addition of street trees would also create relief from the summer sun, potentially allowing visitors the chance to cool off and spend more time enjoying the art show. The addition of an architectural element over the roadway could provide another opportunity to contribute to the character of the area, setting it apart as someplace special. With this type of enhancement, there may be additional opportunities to utilize this area for other activities and events, such as a weekly farmers market or other Township festivals.
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Powers Road Study Area: Redevelopment Concept Powers Road Public Gathering Space Opportunities The yellow areas in the graphic at right present opportunities for gathering spaces. The gateway concept, presented earlier, could anchor the road at the Orchard Lake Road end, while another area for activities and events could be located at the Daly Road end where the US Post Office is located. The post office lot is used during the Orchard Lake Fine Art Show for visitor parking and could be utilized at other times that do not conflict with post office hours.
US Post Office—view from Powers Road
A shed like the ones illustrated above could be added to the Post Office parking lot along Powers Road, providing climate protection for vendors at a farmers market, while maintaining the Post Office parking at all other times. 22
Orchard Lake Road Corridor Design Study/Zoning Framework
Powers Road Faรงade and Landscape Improvements
Source: Greenroofs.com
Simple paint and landscape improvements can help create interest and add character within the corridor.
The edges around the Post Office property presents a great opportunity for enhancement. Initially, this effort could be as simple as adding climbing plants along the fence lines, but eventually could reach to improving the detention basin into a more natural place of interest. There is a model for this type of improvement within the corridor at the Gateway Center at 14 Mile and Orchard Lake Road.
Orchard Lake Road Corridor Design Study/Zoning Framework
Powers Road detention basin
Gateway Center detention basin
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Powers Road Study Area Powers Road Improvement Opportunities Pedestrian connection—After
P
P
Pedestrian connection—Before
(1) There is an existing pedestrian connection in the shopping center that faces Powers Road. Improving this connection with paint, lighting, and decorative elements would enhance the linkage within this shopping center in a very unique way that creates a comfortable and engaging space.
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Orchard Lake Road Corridor Design Study/Zoning Framework
East side of Orchard Lake Road at Powers Road Improvement Opportunities
The addition of landscaping in this area would both enhance its appearance as well as improve storm water management. Existing landscape strips could be replanted while maintaining parking spaces provided onsite. Neighbors on adjacent properties may wish to combine efforts as well as facilitate pedestrian connections to improve nonmotorized circulation in the corridor.
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Corridor Design Guidelines—Precedent Images: Building materials
Source: aureolighting Source: C&G Painting, Denver
Source: Caspari Design
Building materials in the Township Center district should primarily be comprised of brick, wood, natural stone, and integrally colored concrete masonry units. Metal panels. decorative glass, and tile is encouraged for accent and interest. Non-durable materials such as EIFS are inappropriate as a principal material for this district.
Source: King Retail Solutions
Source: General Growth Properties
Source: Good Fulton Farrell Architects
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Orchard Lake Road Corridor Design Study/Zoning Framework
Corridor Design Guidelines—Precedent Images: Building materials Stone & Split Faced Block Wood
Brick, metal, and glass
Orchard Lake Road Corridor Design Study/Zoning Framework
Note the horizontal elements find in the design of the recent redevelopment in the corridor.
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Corridor Design Guidelines—Precedent Images: Places of Interest Art
Creating places of interest in the corridor will engage people who work and visit the area, reinforcing the vibrancy and unique aspects of the shops, restaurants, and offices in the corridor. It is intended that these places of interest may serve users of the site or the general public.
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Source: Orchard Town Center, Denver CO
Source: Ceconnis Miami Beach
Outdoor dining
Orchard Lake Road Corridor Design Study/Zoning Framework
Corridor Design Guidelines—Precedent Images: Places of Interest Paseo
Source: Inhabitat.com
Source: scoopit
Source: Sunset
Source: Gaby van Dyck Source: Wallace Gardens
Natural materials
Boardwalk/nature path Source: Jacqueline Banerjee
Orchard Lake Road Corridor Design Study/Zoning Framework
With the Township’s evident commitment to the environment as well as the incorporation of public art into civic places, it is fitting that both natural and artistic elements contribute to the character of the corridor. The places of interest concept reinforces the importance of the environment and art in the Township and enhances development within the corridor. 29
Corridor Design Guidelines—Precedent Images: Parking Lot Landscaping Landscaping is required in most communities to soften a vast “sea of asphalt,” reduce the “heat island” effect, and mitigate storm water runoff. Yet, in many communities, the requirement is for quantity over quality. In this corridor, the benefits of quality over quantity will mean better long term health of planted materials. This means that landscape beds should be larger, even if the result is fewer beds overall. Storm water management techniques, such as bioswales and rain gardens can also be incorporated into parking lot areas, and should be included. Source: urbanlandscapes.info
Source: Monrovia
Bioswales and raingardens
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Orchard Lake Road Corridor Design Study/Zoning Framework
Corridor Design Guidelines—Precedent Images: Foundation Plantings
Foundation plantings help soften a building’s appearance, breaking up the stone, brick, and concrete of buildings and pavement. Adding landscaping in planted or raised beds and containers provides texture, color, and seasonal interest.
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Corridor Design Guidelines—Precedent Images: Frontage Landscape Zone Uncoated Weathering Steel (Corten, and the like)
Uncoated weathering steel, such as Corten steel, is a versatile material that can be used for functional and artistic purposes. The rusty, dark brown appearance of weathering steel needs no additional treatment or maintenance after installation. It is envisioned that this material be employed in a variety of ways in the corridor, including building and signage materials, landscape elements in the frontage zone, and artistic elements in places of interest.
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Orchard Lake Road Corridor Design Study/Zoning Framework
Corridor Design Guidelines—Precedent Images: Frontage Landscape Zone
Source: Universal Brick and Stone
Source: Fraco, Inc.
Source: Robinsons landscaping
Source: BlueRidge Landscaping
Orchard Lake Road Corridor Design Study/Zoning Framework
Stone outcroppings and walls, together with the Corten steel combine to create a unique, memorable, and authentic identity for the corridor. This selection of materials reflects materials in use along the corridor and in civic buildings around the Township.
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Corridor Design Guidelines—Precedent Images: Signage
Signage should be designed to be an integral part of the building façade as well as represent the identity of the business it serves. Signs should be made with high quality materials, readable fonts, and complementary colors.
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Orchard Lake Road Corridor Design Study/Zoning Framework
Zoning Framework The existing zoning for the Township Center District is based on a model that anticipates redevelopment at a very large scale. This means that parcels need to be assembled, existing buildings demolished, and new roads and infrastructure installed. While this vision is not necessarily impossible, given many years and an improved economy, it may not be realistic with the constraints of property owners, public utilities, and existing infrastructure. The Township, through this study, seeks a new approach to achieving the vision of creating a high quality commercial and residential area that stands apart from other parts of the Orchard Lake Road Corridor and creates a true identity for the Township.
Looking at an aerial photo of the corridor, it seems that there is a pattern of development in terms of: 
How far buildings are set back from the centerline of the roadway (existing ROW=120 ft; future ROW = 160 ft)

How much of the building occupies the lot width (building frontage)
The development of a new zoning framework started with an assessment of how the built environment looks and functions, then incorporates design and branding elements from the previous sections.
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Zoning Framework Building Setback Study – North End W. Maple Max. 190 ft from centerline (one module of front yard parking)
Min. 105 ft from centerline (no front yard parking)
Building Setback Study – South End
Max. 260 ft from centerline
Looking at the an aerial of the corridor, a pattern emerges of development that shows buildings placed within a minimum and maximum area. This is distinguished between the north and south ends within this corridor. The green areas in the illustrations show existing greenspace, largely the landscape strips and stormwater management areas within the corridor. As discussed earlier, the enhancement of these existing greenspaces will dramatically improve the appearance of the corridor.
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(two modules of front yard parking)
Min. 185 ft from centerline (one module of front yard parking)
Orchard Lake Road Corridor Design Study/Zoning Framework
Building Frontage Study – 105 ft setback
45% 25%
65%
For the purposes of this study, building frontage means how much of the lot width is occupied by building. Generally, the more of a lot that is covered with building, the greater the sense of presence for the street. Looking at this concept along the corridor shows that when lots are deeper than they are wide, having a wider building tends to reduce the usability of the entire parcel. In the examples on the following pages, this building placement also recognizes the need for parking. This testing of existing building frontages seems to suggest the pattern of development, about 45% of building frontage, helps create a street presence as well as allows flexibility in development.
Based on 105 ft minimum setback to centerline of Orchard Lake Road
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Zoning Framework Similarly, the study looks at building placement when a larger front setback is maintained. Front yard parking, prohibited in the existing Township Center zoning district, is not necessarily inappropriate in this predominately vehicular corridor. The existing pattern of development shows that some parking exists, and again, given the depth of several parcels, allowing flexibility if site layout will encourage and support redevelopment.
Building Frontage Study – 185 ft setback
45% 25%
65%
With the addition of unique landscape enhancements to the front of properties adjacent to the right-ofway, the corridor could be more attractive and still accommodate the needs of existing commercial development. Based on 185 ft minimum setback to centerline of Orchard Lake Road
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Orchard Lake Road Corridor Design Study/Zoning Framework
Proposed Zoning Amendment—Outline and Concepts A. INTENT This section is being provided to illustrate how the concepts discussed in this study will translate into the regulatory framework of the Zoning Ordinance. i.
ii.
The intent of the Township is to establish detailed regulations for development that seeks to create a tangible identity for the Orchard Lake Road Corridor that transforms the Township’s portion of this important local and regional thoroughfare into a “world class boulevard,” providing opportunities to enhance and improve economic development, environmental quality, non-motorized transportation, and community gathering places by doing the following: a.
Building upon the inherent advantages of access, visibility, and existing investment in various parts of the Orchard Lake Road corridor to accommodate a variety of uses that respond to local and regional markets;
b.
Encouraging the creation of “pocket” green spaces (e.g. plazas, small parks, outdoor seating areas, etc.) through-out the corridor that are integrated as part of a larger development and offer local amenities and comfortable environments; and
c.
Providing connections for pedestrians and cyclists across Orchard Lake Road to improve access and mobility in the corridor as well as create a more complete transportation network in the Township
The general concepts of the proposed zoning changes are presented on this and the following pages. For the purposes of this study, only the general concepts are discussed; the actual zoning amendments will be reviewed by the appropriate body/ bodies prior to public hearing and adoption.
The land development requirements of the Township Center District have been developed in accordance with the recommendations of the adopted Township Master Plan. This Township Center District is intended to permit a full range of uses similar to those permitted in residential, business, office, and office retail zoning districts to occur in a mixed use setting. The specific and detailed dimensional regulations of this District are enacted to ensure that the resulting development occurs in an orderly and attractive manner and is safe, human-scale, and pedestrian friendly.
iii. All regulations within this Township Center District apply to all parcels so designated on the Township’s Zoning Map. Additionally, there are regulations that apply to sub-districts as established in subsection C., Sub-Districts, below. B.
MANDATORY OVERLAY DISTRICT. The requirements of the overlay district are required, rather than optional.
C.
SUB-DISTRICTS: Mid-Corridor sub-district, South Corridor sub-district. As illustrated in the preceding graphics, there is a definite distinction between the north and south portions of the corridor. Since it is anticipated that similar language could be considered for the area north of Maple Road, the two subdistricts will be identified as “mid-” and “south.”
D. PERMITTED USES. A comparison of existing underlying uses and the existing Township Center district uses shows that, despite some clarification and refinement, most of this portion of the ordinance is still relevant and no significant changes are needed. Orchard Lake Road Corridor Design Study/Zoning Framework
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Zoning Framework E.
BUILDING PLACEMENT: Corridor frontage zone and Building Setbacks
F.
BUILDING HEIGHT: The ordinance contains language that describes standards by which additional building height (up to five (5) stories or 64 ft) could be allowed.
E. Building Placement—Corridor Frontage Zone
a
Max. front setback line
a
Min. front setback line Lot Width
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Corridor frontage zone: This graphic illustrates the standard for building frontage discussed on previous pages. A minimum of 45% of the lot width shall be occupied by buildings, as measured at (a), the widest point of each building located within the corridor frontage zone.
Orchard Lake Road Corridor Design Study/Zoning Framework
Building Setbacks
Building Setbacks
Major Thoroughfare: South Corridor
Major Thoroughfare: Mid Corridor The building setbacks are illustrated in the graphics at left. They are based on the study of building setbacks discussed on previous pages.
Min. front setback: 185 ft
Min. front setback: 105 ft
Max. front setback: 260 ft
Max. front setback: 190 ft
CL
Major Thoroughfare (Orchard Lake Road) ROW: 160 ft)
Building Setbacks—Collector
Building Setbacks—Thoroughfare
Max. front setback: 170 ft
Max. front setback: 150 ft Min. front setback: 70 ft
CL
Major Thoroughfare (Orchard Lake Road) ROW: 160 ft)
CL
Note that Maple Road is a 150 ft ROW thoroughfare on the west side of Orchard Lake Road and a 120 ft ROW thoroughfare on the east side. The minimum and maximum front setbacks shall be increased by 15 ft whenever adjacent to a 150 ft ROW thoroughfare.
Min. front setback: 53 ft
Collector (Powers Road) ROW: 86 ft)
CL
Thoroughfare (Daly Road) ROW: 120 ft)
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Zoning Framework
G. BUILDING APPEARANCE. See illustrations at right. H. SITE LIGHTING. No changes– refer to Section 5.6 I.
SITE SIGNAGE. Minor changes proposed—work should continue on the signage standards for Township Center as well as for the Township as a whole.
J.
OUTDOOR DINING. Outdoor dining should be treated like an outdoor room with screening from traffic areas to create a place of interest.
Outdoor dining. The proposed amendments specify the types of materials and treatments required for outdoor dining in the corridor.
Building Appearance. The proposed amendments specify the types of materials required for the corridor. These materials (stone, wood, metal panels, brick) are found in the corridor and contribute to the corridor’s identity.
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Orchard Lake Road Corridor Design Study/Zoning Framework
K.
PLACES OF INTEREST. Ordinance language offers a menu of options for types of places of interest that would result in engaging, attractive, and comfortable spaces.
L.
LANDSCAPING AND BUFFERING. Based on the graphic presented on page 16-17, landscape requirements for the Township Center district are proposed. These requirements focus on the “frontage landscape zone,� defined as the portion of the lot from the rightof-way to a depth of twenty (20 feet. It is anticipated that significant, eye-catching, impactful landscape treatments will transform the entire corridor.
M. SITE PLAN REVIEW. Whenever plans are created and refined, the biggest challenge becomes implementation. In this corridor, implementation will be the result of public and private investment. Yet, a variety of factors come into play when property owners evaluate when and how to move forward with the redevelopment of existing parcels. The zoning ordinance amendment attempts to offer incremental opportunities for site compliance to encourage investment in the corridor.
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Conclusion As stated in the introduction, West Bloomfield Township seeks to create a tangible identity for the Orchard Lake Road Corridor that transforms the Township’s portion of this important local and regional thoroughfare into a “world class boulevard.” It is the Township’s goal to provide opportunities to enhance and improve economic development, environmental quality, non-motorized transportation, and community gathering places. To move from vision to reality, the Township will need to take strategic actions, including the following:
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Amend the Zoning Ordinance to accommodate the new framework for redevelopment as provided in this study. It should be noted that this effort has been initiated and will be ongoing.
Develop a palette of street furnishings to support streetscape concepts identified in this study. Include the following elements:
Street lighting standards (for both pedestrians and vehicles)
Benches and waste receptacles
Bike racks
Bus shelters
Landscape materials, including hardscape and living plant materials that reflect the identity of the corridor
Work with the Road Commission for Oakland County as design and construction plans for Orchard Lake Road are finalized. Ensure that multiple modes of transportation are accommodated in a way that encourages pedestrians, cyclists, and public transportation users. Partner to implement the components of the public right-of-way in terms of streetscape designs for the boulevard itself and/or road edges.
Create a marketing program based on the branding and identity recommendations of this study. Such a program should utilize a variety of media in an ongoing basis to attract and retain businesses as well as encourage redevelopment.
Consider the creation of a department within Township administration or another public entity that is able to raise funds, manage improvements, and lead marketing efforts in the corridor. This may be in the form of a Corridor Improvement Authority, Business Improvement District, or other financing tool authorized by the State of Michigan.
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Intentionally Blank
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Orchard Lake Road Corridor Design Study/Zoning Framework
Appendix
Map of Existing Building Setbacks Task Force Meeting Minutes Meeting Materials
Available from Township
Available from Township
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