Planning Commission - Regular Meeting

6:30. We got 6:30 after dinner. Are we okay down there? Thank you. Okay, ladies and gentlemen,

this is the regular meeting of the Garden City Planning Commission. It's Thursday, January 8th, 2026 at 6:30 p.m. And I'd like to call this meeting to order. Our first order of business is pledge allegiance to the flag. If everyone would stand. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Thank you. Be seated. Would the secretary take the roll call, please? Yes. Chairperson May here. Commissioner Steberg here. Commissioner Walls here. Commissioner King

here. Commissioner Williams. Commissioner Bos asked to be excused and Commissioner Daniels here. You do have a six members present. Thank you. Uh next we need approval of the agenda. A motion agenda tonight is presented the the agenda. The agenda just the agenda. Thank you. And it was seconded by I second. Thank you. Any questions on the motion? Take the roll, please. Yes. Commissioner Williams. Hi. Commissioner Daniels. Hi. Commissioner King. Hi.

Commissioner Walls. Hi. Commissioner Steenberg. I. Chairperson May. I. Motion carries. Uh, next we have approval of minutes from the regular meeting of November 13, 2025. I move to approve the meeting minutes from the regular meeting of November 13, 2025. Motion made and supported. Any questions or comments? None. Take the role, please. Commissioner King. I Commissioner Williams. Hi, Commissioner Daniels. Hi, Commissioner Walls. Hi, Chair. Commissioner Steberg, I chairperson May. I.

The motion carries.

Okay. Next, we have public comment on non-aggenda items only. If someone in the audience wishes to come forward and comment on an item not on the agenda, this would be your opportunity to do so. Do I see anyone interested in coming forward? Okay, seeing no one, we'll move on to our business item. Our first item is uh PPZ25-000014. This is a request for special land use and site plan approval to construct a gas station and convenience store building with the drive-through restaurant at 32300 Ford Road in the C3 General Business Zoning District. To start off, um we have the consultants report, please.

Uh good evening, commissioners. Uh everyone, as as noted tonight, we're here to consider this special land use request for a gas station with a uh drive-through service window. Um the site is located at the northeast corner of Ford Road and Hubard Avenue and is uh comprised of one parcel that is approximately 2.62 acres in area. It is currently occupied by ashalt parking lot and there are no structures on this particular uh lot. As noted, the applicant would be proposing to construct a 6,139 square foot gas station convenience store building uh with a drive-through uh restaurant window along the rear and then also having a 14 fueling positions at seven pumps in front of the of the uh convenience building along Ford Road. So, the zoning ordinance permits gas stations in the C3 zoning district after it receives special land use approval. A restaurant with a drive-through window is also permitted in the C3 uh after receiving special land use approval. So uh tonight I will first be going over uh comments based on both the general approval standards applicable to all special land uses. Then also those specific standards we have for gas stations and drive-through uses. Then we will uh at some point uh consider and uh the comments on the actual site plan and construction documents. When it comes to special land use review uh for every special land use we consider compatibility with adjacent uses. Um the site uh itself as mentioned is zone C3 commercial business and all the adjacent zoning to this site is either general business on the uh the south and east or light industrial on the north and west. Um to the north of this particular lot is the an adult use marijuana grower, processor and

retailer. Now while this site is zoned for industrial uses, the current use has a retail uh component and it is visited by customers that is you know which would be similar in character to a C3 commercial business. And then the properties across Ford Road to the south are retailers and they also have uh frequent customer visits as they are commercial entities. And then to the west is an industrial operator and to the east is the currently uh while vacant under redevelopment um old metropolitan building that is being uh renovated into a multi-tenant commercial industrial building. We do note that there are no residential uses in close proximity to the site uh which could be impacted by the proposed uh gas station and and drive use. uh the adjacent commercial uses then generate p basically the same level of activity as the proposed uses and then given the noise and traffic level generated by the industrial users uh you know they would not be materially impacted by any noise or traffic or other characteristics of this these proposed commercial uses on that industrial. So um we do believe that based on the existing uses in the area and existing zoning, the proposed uses are compatible and similar in character and intensity with the um the existing. Another important factor to consider is compatibility with the master plan. Uh the future land use map designates this subject site and the adjacent property to the east and south also as general commercial. and then property to the north and west is designated as industrial. One key aspect of the uh within the master plan is that it specifically states that gas stations and restaurants are two of the examples of uses that are intended for the general commercial designation. We have other commercial

designations in the city such as local commercial which are intended to provide smaller scale even pedestrianoriented small uses uh spread throughout the city. Uh but then uh and then we have C2 community businesses which are intended to accommodate some level of uh vehicular traffic. But C3 zoning is uh and not only the zoning but the master plans uh designation of C3 is for those lots that are larger in size along major corridors that could accommodate uh the characteristics of highintensity uh vehicle oriented uses such as gas stations. So this would mean that uh the proposed uses would be compatible with the goals and objectives of the master plan. There are other factors that we consider in terms of special land use. Uh you know public services uh these new commercial uses while the use is intense their their level of uh utilities necessary is not significant. They don't require megawatts of commercial of util of excuse mess of electricity or large amount of sewer water capacity. they are a standard retail user. So there's no impact on uh increased demand for public uh utilities and this would result in the development of a vacant parcel in the city. This has been vacant for a very long time and as a result we would have uh new commercial options for uh residents and um visitors to the city. One thing to also do do consider is the impact on traffic. Uh the site plan proposes one new entrance exit driveway uh approach on Ford Road and Ford Road is under the district under jurisdiction of the Michigan Department of Transportation. Then the applicant is proposing to use the existing Hubard Avenue driveway approach as a two-way entrant entrance exit

driveway approach. So the use of two fully functioning ingress and egress drives uh will actually provide customers with options uh for site entry and exit. Once again, Ford Road is uh under the jurisdiction of MDOT and it is the major arterial road of the city. It's the road we have with the most capacity and intended to service and intended to accommodate uh those high level traffic volumes. So um but we would uh make sure that during this review process that MDOT's review and any proposed design modifications uh we feel that that process will make sure that that it's designed to accommodate the traffic volumes generated by the use and as we we know with previous approvals of uh other commercial property along Ford Road that um MDOT does uh undertake particular recommendations for uh ingress and egress widths, the driveway widths, the turning lanes in and out. So they will make sure that they evaluate this for to meet their needs for traffic uh impact minimize the traffic impact. Those are the general standards in regard to special land use for automobile filling stations. Um there are several within the zoning ordinance. The applicant has met the minimum lot area requirement. They're in compliance with minimum lot with they're in compliance with setback uh both away from residential and a setback uh for for the canopy. It's in compliance with those things. So it's in vast majority of the comp uh compliance of uh the majority of the conditions for a uh a one thing we do note is that we do want to make sure that uh there is no outside storage of any damage or or junk vehicles. want to want to ensure that the site is not a a location in which uh vehicle sales will occur. So, we are

requesting that the applicant provide notes on the plan stating those uses will not be located on this site. And then finally, with regard to special land use, we look at the drive-through restaurant requirements. Uh they are the site itself is in compliance with our minimum frontage. It is in compliance with the location of the driveway approaches and distances from intersections. um in uh compliance with the number of stacking spaces they provide. One particular aspect that needs to be addressed with regards to the drive-thru is that we technically do have a requirement that uh either an excuring wall or a landscape screen be provided between uh the site that has a drive-thru window and adjacent commercial property as well. Do note that as as I just mentioned, the zoning ordinance allows for the option of resident of evergreen screening or landscape screening. So, this would be an issue along the east property line. Uh it's the east side of this proposed site plan in front of you has a detention pond. So, it could be uh pretty feasible to easily install landscaping along that detention pond to allow for compliance with a screening requirement. And then one other aspect is uh if the site were to have a ordering location the menu menu station we do require them to provide details on the uh sound control uh levels for those speakers that details while the location has been provided on these plans they are um we would like the details of those speakers to make sure they have the appropriate controls. Um, one thing I'll bring up right now as well, uh, during the course of the evening, the applicant will be indicating that they're considering modifying this drive-through window requirement. Uh, it's approached as a

standard drive-thru ordering uh, window, meaning cars pull up to an ordering station. Right now, it's proposed to the east of the building, and then they pull forward what they ordered at the site. They're considering the idea of having this as be only a a pickup window in which applicant applicants, excuse me, customers would order uh items on their on an app and then they would be scheduled to come and pick up uh at the window. So there mean no no no ordering component to this because of this consideration and because of the they also are considering then um the need for additional landscape screening and because of the location of certain easements on the east side. They're they're they would like to discuss uh removal of some of the minimum requirements for uh u the drive-through stacking. Our minimum our zoning ordinance requires 10. uh the applicant can fit six C vehicles behind the building. So, it's just a matter of discussing that as a special land use. Uh you could modify that because this would be a different type of window. I will say that while I have seen this occur in other communities and in theory they have fewer u stacking requirements, it really is about the operation of the of the particular uh business and as long as they act as long as they operate efficiently then they could meet that requirement but it's just something that the applicant wants to discuss.

I just wanted to bring that up right now to to make aware. So in the end uh we do believe the proposed uses will redevelop a long vacant lot and uh bring a level of commercial activity to the north side of Ford Road in this area. Um the proposed uses and site plans are in subst well the proposed uses are in substantial compliance with the approval criteria of the zoning ordinance. However, there are some issues that do remain. Uh we would advise the planning commission uh to recommend to city council that they grant special interest approval contingent upon the applicant obtaining site plan approval and that the applicant submitting a revised site plan that uh addresses the issues I've noted including adding the two notes for the uh automobile no junk cars on the site no vehicle sales uh the addition of screening along the east details on the speakers and then also approval from MDOT for the Ford Road uh driveway approach. Those are those special land use issues and I can address any uh questions at the appropriate time. Um there be any questions for the uh consultant on this? Any questions at this time? We can hold off and we'll have discussion later in the meeting. Yeah.

All right. If there's no questions, uh, let's move on to the presentation by the applicant. Yeah. This is Alex Siki. Yes. From Sheets. Is Alex Siki from Sheets, 39300 West 12 Mile Road, Farmington Hills, Michigan. Thank you for having me this evening. Um, thank you to staff. Thank you, Mario, for a great rundown on our special land use ask. Want to take just a couple minutes to introduce you guys to the Sheets brand. Um, if you'll indulge me, there's a couple that are fairly close by. Have any of you been to a Sheets before? Yes.

Yes. Yes. No. All right. Well, we got some takers. I'm going to get you to one. Um, so Sheets was actually founded in 1952 in Altuna, Pennsylvania. It's about 45 minutes south of State College, if you know where that's at. And it was founded by Bob Sheets. Sheets is literally a family last name. Um, and over 70ome years later is still owned and operated by the Sheets family. We're a privately held corporation. About 16 of the Sheets family members work in the business every single day. Actually, it's it's it's growing. I don't know how many it is now. I bet it's closer to 20. Um, some of the kids are starting to join the business. Um, but our CEO is third generation. Um, and they work in all sorts of of various levels throughout the company. So, obviously you have executive leadership, but you have them all throughout. Um, the director of the team that I work on is a member of the Sheets family. So, I can personally attest they're they're very involved. Um, as Mario pointed out, we we're also a restaurant. Um, that's actually how we first started. For the first 25 or so years of our business, that's what we were. We were a restaurant convenience store. We didn't start selling fuel until right about after that 25 year mark. And that's kind of what we still hold true to this day. When you go to a sheet store, um you'll see these order kiosks um that you can order your food out of our MTO kitchen. MTO stands for made to order. You actually can get 1.8 million different combinations of food out of our kitchen. Um it's Yes, it's absolutely crazy. I think there's a little too many options. Sometimes you'll stand in front of our uh our line of uh pop that you see and I'm just like I don't really know what I want today. Um but you can get all sorts of crazy combinations. Um I'm pretty lame, but you can get mozzarella sticks on your cheeseburger if you want. You know, any way you want it, we will make

it. Um so we have the restaurant, but there's also the uh convenience and grocery aspect of it. So we are open 24/7. So, shift workers, first responders, you know, hospital workers, whoever, um, can, you know, come in and get food, you know, made to order however they want it. But they also can get some grocery items. So, uh, if you need to have toilet paper at 3:00 in the morning, I got you covered. Um, moving to the outside of the store, I'm sure you guys saw some of the elevations. We take great pride in what our stores look like and how they operate. So, it's full section brick and stone, um architectural metals, um good glazing, um landscaping is top-notch, um and a lot of that is because the uh the family-owned atmosphere. So, Sheets believes in doing a lot of things um inhouse. So, for example, I am a Sheets employee. I'm not a consultant that works for Sheets. Um I actually started at Sheets as an electrician. I'm an electrician by trade and as I moved through the ranks they put me through school and now I work in our engineering department. Um so electrician right what is sheets and the electricians for? Well we do all our own maintenance. We maintain all our equipment in the stores. We maintain our buildings. We maintain our fueling systems. Um anything you could think of the landscaping. That's what I was getting at. Um and we have like 700 different job descriptions throughout the whole company. So if you come work at Sheets, um there's a career for you. Um Sheets was actually uh for the past 10 years in a row has been ranked one of the top 100 companies to work for in the country by Fortune. Fortune does the Fortune 500. They also do the 100 best to work for. 10 years running. Um very proud of that.

Um but anyway to uh this site. Um, as Mario indicated, uh, it's at the corner of Ford and Hubard. It is 2.62 developed acres. We are putting in that 6,139 square foot restaurant convenience store. Uh, and we'd like to do a mobile pickup lane, which we could talk about in a second. Um, actually, we'll just talk about it now. So, the couple um things that Mario indicated that we still need to comply with on the special land use, two of them were adding notes about, pardon me here,

Mario, could you help me with what those notes were? Yes. Uh those notes are regard to the uh drive-thru uh excuse me, the GA fuel station uh requirement that uh there's no vehicle sales on site and that there are no um junk or inoperable vehicles on site.

Yeah. So, we will not be doing either of those. Not a car salesman, so I'm not going to be selling cars on the lot. And we're also not a repair shop, so we're not going to have inoperable vehicles uh on our lot. Um, so those take care of those two. Um, and then the last two that uh there would probably be some questions about are in regards to the drive-thru. So I want to talk a little bit about what a sheets drive-thru is and then what I would like to do instead. So sheets drive-thru, it's really a convenience lane is kind of what we refer to it, but that doesn't appear in your ordinance or in many cities ordinances. It's really there as a convenience. That's why we call it convenience land. Sheets is kind of the ultimate one-stop shop. We're there whenever you need us for whatever you need us for. Um, and that's just a good way to have customers be able to get something without having to come in the store. If someone has a van full of kids or their dogs in their car or whatever it is, they can order something and then it can pull around. It's something that is a really small portion of our business. At our busiest hour, which is around lunchtime at noon, a typical Sheets drive-thru would only see about 12 cars an hour. In comparison to like your favorite burger joint, that's going to see 60 to 80 cars an hour during lunchtime. Big difference. So, that's what we were doing. Now, what we want to do is go do a mobile pickup lane where instead of being able to order at the kiosk on site, it's only via the app. We ran a market study on this concept in our Columbus, Ohio market, and the results were so fantastic that we're running it out companywide. Um, we did have a slight reduction in traffic, but our weight times were actually reduced by 50%. It was already a really quick wait time, and now it's cut in half. you're only spending just a couple minutes in the lane because you already ordered,

you already paid. We're basically just handing you your food out the window and that's what we'd like to do instead. Um, with that, any questions? I'm here to answer. Okay. For your drive-thru lane, this would be for food and uh store products. Yes. You cannot get cigarettes or alcohol, but you can get anything else. Anything else? Y Okay. And it would you wouldn't have a a speaker on site? No. To order from. You would only do it through your app. Correct. Okay. How many stores do you currently have in Michigan and what do you propose?

The state of Michigan, we are currently operating four locations. We just opened our fourth on December 30th. Um how many we'll have throughout the entire state, we're not quite certain, but we're proposing 50 to 60 just in the southeast portion. Okay. Uh without the ordering um uh kiosk in the drive uh shown, uh is that going to be change your site plan then?

We would like to. Yes. Um I'll show that and I'll turn it around for all So this portion right here that allows for the additional stacking, I would just like to eliminate basically curve it off on both ends of the grass additions and you'll just have along the back. So how how many would that cars would that allow you to stack if you eliminated that part? Six.

Six. So everyone, um, currently our drive-thru wraps around like this and then around the back of our building. We propose to eliminate this section, um, because we're eliminating the drive-thru as we currently operate today. That makes sense.

Okay. So on the drawing showing, we only show five cars stacking currently behind it. You plan on squeezing a six one in there somewhere? Yeah, there's plenty of space. So, to our current ordinance, it should be four short on stacking. Correct. This doesn't exactly fall into your ordinance, however, which is kind of the question we're asking this evening. It's not really a drive-thru. It's still a drive-thru. Okay. You're driving a car through it. It's a drive-thru. Okay. So, the other question is, are you willing to leave this here? If that's how you interpret the ordinance, yes. I had a

further discussion later on. Matt. Yeah, I had a question for Mario. Um, when I was reading about the stacking, it says uh for um 10 10 car stacks per window, but there's two windows on the north side. So, I'm a little confused why it's not 20 versus 10. Uh usually while it does say window, it's always been utilized and interpreted as a drive-through lane. Okay. Uh because it's a configuration when they do tend uh try and change it to a dual even when they change it to a dual lane there's then there's one window.

Um so that's how uh it's been applied. Although once again this is a special land use requirement. So, uh, if you feel like in order to meet the traffic impact or the site circulation criteria and the intent of making this function effectively, uh, you could require them to have more to shift that direction. Are are both these windows going to actually hand food out of them or is one a window and one a

So, that's this is a very new concept for for sheets. Like I said, we're just starting to roll it out. Um, it's probably only going to really have one window. Currently, how we would operate a drive-thru, one is payment and one is pickup. It'll probably just be one of them uses pickup and the other won't be used, but we're not quite sure yet.

And if if I just to uh also remind the commission, uh, as a special land use, you can impose specific criteria. So if you make a determination that the only way it could, let's say one interpretation would be to make sure the site functions adequately, you'd only want to have uh product through one window. That could be a condition of your special land use approval. Okay.

Um who do you see as your uh largest competitor currently? depends on on the market honestly. Um there are lots of national brands that are similar to sheets. Um you could think about uh uh Wawa or Bies or Quick Trip. Um both the Quick Trips um but there are also um you know a multitude of other ones. All your BPs and Marathons and then also the restaurant ones. You know um a Burger King, a Subway, a Chick-fil-A because we are a restaurant. Just depends on the market. Okay. Thank you.

Okay. Do we have any other questions on the presentation at this point? Thank you. You have anything else you wanted to No. Appreciate your time. See you in a couple minutes.

Okay. Next, we'll move on to opening the public hearing. At this time, I'll open the public hearing and invite members of the public to come to the microphone when recognized to comment on the proposal. Please fill out the information sheet and introduce yourself by telling us your name, street name, and the city in which you live. This is only your time to make a comment, not to receive a response from members of the planning commission or have a conversation with other members of the audience. Your comments will be limited to three minutes. So, does anyone wish to come forward and comment on this proposal?

Mr. Chair, I um I did some members of the audience did sign in. So, I do have four that have signed in and if um you would like me to call their name and see if they'd like to come up, the four that have signed in and then we could go to open it up after that. Okay, we can do that.

Right. Thank you. Um the first to sign in was Daniel McCausland. Good evening, commission. Uh, my name is Daniel Mcclin. I'm from 2011 Lots Road, Canton, Michigan. I'd like to speak about the site tonight. That site has a lot of memories for me. I started my career at Steu Evans Lake Mercury and I'd like to tell you about that site. That was once the most prestigious site in this area. We were a prestigious Lincoln dealer and I started there and you weren't just hired there. You were chosen to work there. And every day the owner of the general manager stood at the time clock and when you walked in the door, you better have your uniform on. You better be ready to work. You better have your shoes right. And you better not be all slouched around because it was a prestigious place. I was fortunate enough to have a relationship with the Evans beyond my life at working at the dealership, working with them up until the point where it became Metropolitan Lincoln Mercury. What I see here, I still travel a lot. What I see these guys bring to the table is that prestige. They build a beautiful place. It's impeccably maintained. They're all the same no matter where you go. I travel to the new ones. I travel to the old ones. But for this city, it's what I brought

came here tonight to say that I think it could restore that prestige because when you drive by that dilapidated Lincoln store, it breaks my heart. See the windows knocked out and it's in a disarray of shambles. Now, I was just in Warren the other night and saw the new one, the new sheets, and it's it's beautiful. I was just at the one at Route Two in Ohio last week, and I'll be there Saturday morning because now it's on my route that I h that I travel quite often. I travel a lot with my wife. So, it's a it's a safe harbor we can pull into, travel by myself a lot. It's a safe harbor I can pull into. I just think you can't go wrong. It's the future. It's I I don't like it to be called a gas station. It's got that negative tone, gas station. It's It's a fuel center. It's just like a modern-day fuel center. But I think you'd be doing yourself a disservice not to bring that prestige back to this to that dealership. No matter what the dealership becomes, this is going to lift it up. And I think that's what I'd like to leave you with just to think what else could you know when you when you go around and look at the at the facilities that they produce.

This is the end of the threeminut comment. Okay. Thank you. Thank you. Thank you sir.

And Craig Kabilka maybe. Thank you. Uh, my name is Craig Kabilka. I live in Instster now, but I grew up in Garden City before Kmart, Taco Bell, anything. I did construction my whole life. This is the perfect site plan designed by guys that do it everywhere. I've put these things, not theirs, but I've done work. And I think it's a great process. I think it's a great plan. I think it fits in in that area in Garden City. And I don't know if you've never been to one. I don't know if you ever been to a truck stop or anything. This is a mini truck stop. You can get probably anything you need in this place by going in there. Okay? Anything you need at your house, an emergency, anything you need, anything, it's there. And I don't I got nothing to do with them guys. You know what I mean? I'm here because I live on the road. And this is the new thing. You can invite it in your city and and accept it. It's going to bring business. It's going to bring business. I've watched these, like I say, I got nothing to do with them, but I've watched them grow as I travel and they're, in my opinion, a good corporation. They communityorientated. They'll do whatever you want them to do. Tell them they'll do anything you want them to do to do it. and they're on the ball and they keep their stuff up and I've seen it over and over and over and I don't see any houses. I don't see anything there. It's to me it looks like on the site plan in the buildings around it that it's in a perfect niche and I'm old. I've been here and I travel and to me I love these.

Okay, that's all I can say. Thank you, sir. Then the next to sign in was Mark Randazzo.

Good evening. Uh my name is Mark Randazzo. I live at 30215 Henipin right here in our fair city of Garden City. Um commissioners, um I would like to register my approval to locate the sheets right here in Garden City. Um, I believe it would be a good addition. Uh, not only would it make good use of an empty piece of property, um, I also believe it would bring in some businesses from our surrounding neighbors. Um, and it also help support our local establishments. Uh, it could only be a good thing. Thank you very much. Thank you.

And then the last to sign in was Scott Glaza. Good afternoon. Thank you. Uh my Scott Blaza. I live on Elmwood just north of the site about a quarter mile or so. I'm just concerned with the uh uptick in traffic through the neighborhood because uh sometimes when you try to pull out on forward road, especially pulling out left to go uh eastbound. You know, it's a big line. There's already a line from the uh House of Dank that's right there. I'm concerned that people are going to start coming up north through the neighborhood turning on block turning on Elmwood and uh we already get traffic from people who cut through on Elmwood all the way down to Benoy and uh a lot of them don't adhere to the speed limit and that's uh that's my big concern is just the uptick in traffic and uh to the area where we have kids. You know, we have two gas stations, one across the street and one down the street a quarter mile. So, I know it's a a vacant lot and it's been a vacant lot for about 10 years, but you know, I guess if you got to put another gas station there, um I would like to see somehow keep the traffic from coming north out of that business and getting into the neighborhood. Thank you.

Thank you, sir. That was all that had signed in. So, if you want to do a general call, Mr. Chair,

anyone else who wishes to come forward? Yes, ma'am. U my name is Linda Skoroff and um I'm totally against it. Why? Because I live in that neighborhood and to come out of Hubard and to make a left turn onto Ford Road to go east, it's already hard enough without having some kind of a business right there that's going to either bring more traffic or stop traffic, whatever. If you're going to if you're going to come out of Hubard and make a right turn to go west on Ford Road, that's not a problem. Unless you're behind all these cars that want to turn left. Um, also I am concerned about um and I didn't hear everything because my ears are kind of clogged up, but um uh will semiis be in there as far as getting fuel and everything else because if so that's a problem. There's going to be issues with traffic going down Hubard. It's already used sometimes as a speedway all the way from Warren to Ford Road. And yes, it's not supposed to be speeding, but people do it. And um I just think that Garden City does not need another gas station and stuff like this. Not in the middle of we're we're not we're not on a corner. You're not going to get the north south traffic off of Marman Middle, even Wayne Road. So I'm not sure what kind of traffic they expect to get in the middle of between two different main roads, which would be Marman and uh Wayne. Venoi is kind of a main road but not like Wayne and uh Maramman and I just don't feel that that area needs this type of a establishment.

Thank you. Is anyone else interested in coming up? Yes, sir. Uh Glenn Kaslovich 30431 John Hawk. Um I just wanted to know is just confirmed that this is just the open land. It doesn't include the uh building there, the metropolitan building. Uh it's just the land and that the building is going to still remain there uh vacant for however many more years or something. Does anyone else wish to come up to speak? Yes.

Mike Hagen on Back Street. Um after this came about my son and I went and visited the one at 96 or 94 middle belt and kind of blown away by the scale of it. Um say that every employee there took very good care of the place is pouring down rain. They were out there picking up trash out of the parking lot still. Um the way the drive works through the back of the building was really well done. So I don't know about how I'm worried about the stacking. Um, I don't like the whole app only because I think it encourages the uh more texting and driving, if you will, having to order from an app as you go. Um, but to nitpick on the one window and any business that goes there is going to create more traffic. It was a bustling dealership. It had traffic then, the community around there's just gotten used to it not having the traffic, but anything when that justifies that space is going to create more traffic. So, it is what it is. Thank you.

Thank you, sir. Anyone else wish to come forward? Yes, ma'am. Hi, Kelly Bailey. Golf View. I'm welcoming a sheets. I think it'll be nice to have a nice solid corporate tax base business in our community and I feel every time I've seen I haven't been in one yet personally but I think that everything I've heard and seen they seem to be doing everything to work and fit into our community. And so I think we could use a good solid tax base around here for a change instead of some of the quick fly by night businesses that pop up and go.

Okay. Thank you. Does anyone else wish to come forward? Yes, sir.

Hello. Zachary Whit. I live on Maplewood Street, Garden City, Michigan. Uh, I am speaking tonight as a resident of the city and not of as my position with the city. Um, growing up I lived right off of Ford Road, right across from the old Stew Evans Mercury dealership. So my entire life growing up, I've lived in Garden City my entire 26 almost 27 years of my life. Leaving in the morning going to school, the school buses drove past a dilapidated building every year past 2011. So as a resident, as somebody invested in this community, as I have been my entire life, I'm very open to having that property finally redeveloped. We have the broken uh lots set up that now we have the used car dealership there right where the building used to be and thank you for the gentleman coming up who used to work for Stu Evans talking as elegantly as he did of the building when it was working. We have that building being revamped and going to be parcled out to different businesses coming soon. As well as now a potential for I hate using the word gas station because it's not a gas station, but having something so nice on that property to finally fill space. Um I'm somebody who's traveled. I've gone through every state from here to Florida driving. I've stopped at every single competitor that was listed off by the uh engineer gentleman here. Nothing compares to what a sheets can do. The food's hot and fresh. I stopped at the one at Middle Belt in 94 often when I was driving around for work. By the time I left that to get to my house on Maplewood over here, the food was still hot and fresh. Definitely, you know, if you need to get some soda, any sorts of snacks, anything like that, everything is taken care of inside of that convenience store that they have. Everything is is great. Um, speaking um, I've looked a lot on YouTube or on Facebook and watched and looked at all the comments of, you know, all of the residents and non-residents that have added their voices into this particular proposal. I'm happy that we get people that put their input in like this, being able to see it for my

capacity for the city and outside as a resident, being able to see everyone kind of have their different opinions in this state. Um, again, just seeing all of that and seeing, you know, a lot of people for, a lot of people against, seeing how willing they are to work with stipulations that potentially could arise through this process and especially I thank you, Mario, for working very closely with them as well as, you know, the commission here. I thank you for all your time looking into all of this. I am particularly for it because Sheets is a great investment area. You know, when it comes to people driving up and down the streets, like some other residents have brought up as a an issue that could potentially arise, I'm going to be honest, streets are streets. They're meant to be driven on. Granted, nobody should be speeding. I follow the speed limit laws as they're written and everything like that. So, you get a couple bad apples here and there, but I think this development of this property would actually be a great fit in that area. Get some more potential people stopping on the busiest traveled road in the state of Michigan. being able to stop in our city. You know, we used to have it a long time ago when we had, you know, the first Super Kmart, the first sit down McDonald's, the first Little Caesars to ever have a brickandmortar store. You know, there's a lot of stuff in Garden City that has the firsts that had I appeal that most of them are now gone. It would be so nice to have something where people are willing to come stop in our city and hopefully at this point help develop more of the personal structure around the houses, getting more families moving back in because we do have a very larger older resident base in our city. I think this helps bring that development and helps bring other, you know, businesses to come in and start filling other businesses because of the amount of employees. It'll bring in those people wanting to buy houses near where they work. So, thank you. I appreciate

Thank you, sir. Does anyone else wish to come forward to make a comment? Yes, sir.

Hello, my name is Jason Hamadi. Just want to let you guys know, not only have I lived in Garden City for a majority of my life, I've worked in the Garden City and Westland area. I feel like this is going to hurt many small businesses in the area that do serve in the community that do pump their money back into the community that help out local charities, local businesses that do support local teams. I see that this big corporation won't do the same. Not only will it hold hurt multiple small businesses, it will create a lot of traffic jams on Ford Road. Thank you.

Thank you. Does anyone else wish to come forward and speak? Yes, sir. How you doing? My name is Tyler Rich. Um I I definitely Can you tell us identify yourself and tell us where you live?

My name is Tyler Rich, 5713 Lathers. Um, not only have I lived in Garden City, I graduated from Garden City High School as well. Now, being someone who's also lived and traveled many, many states, I definitely um take a liking to fuel stations that have the convenience store and hot food aspect. Also, I believe this would be a great one. Um, I do like that they added the the multiple driveway entrances. Um, I do like that there won't be a speaker component, so you don't have to worry about that noise. And I do have a few things to say that I I don't particularly like. Um, again, with what everyone is saying about traffic, so I don't know what a possible solution would even look like. Um, I don't know other than literally doing something to the road like making a roundabout or something like I don't see anything that would help flow that help that traffic flow better. Um also also um sorry um goodness forgot my second point but um another point that I did see a lot of people saying online that I I'm totally don't agree with is is people proposing the the idea that somehow this business would bring more crime to the area. I think that makes no sense. I don't know what type of crimes would be committed at, you know, gas stations would make that the perfect place to do it, but I I'm against that. But all in all, I think this is a great idea. Thank you.

Thank you. Is there anyone else who wishes to come forward to make a comment on this application? I'll ask one more time. Is there anyone else that wishes to come forward to speak? Seeing no one, then we'll close the public hearing. Uh, but first, do we have any written communications?

Yes, chairperson. I did want to let you know that we did receive a number of written communications via email to the city. Um, and I kind of I kind of classified them maybe. Um, there were seven there were a total of 14 total that were sent to our website regarding that and uh I kind of classified them in three ways. Uh there were mostly a couple lines, you know, a couple lines um stating what they felt about the about the proposed use. Um seven were concerned about an overconentration of gas stations in the city in general. That was the the feeling we had I had from all of those. Um and then we did receive four um that were against this just based solely on that they felt it was unfair competition to have another gas station in the community. And then the third was um there were three that were concerned about uh traffic um specifically regarding um mostly just the four broad access and to make sure that um it met all of the requirements for the M DOT uh of course MOT rules and regulations and also the Michigan manual of uniform traffic control devices about connections and uh driveways into the site. But there were three that were concerned about that. um one was from adjacent business um and he did come in and uh also did review all of these plans with me and um he did write in just again his concern is um house of denis increase the traffic and then he's concerned about this also so a total of 14

okay thank you moving on then we'll close the public hearing and uh open it to planning commission discussion and recommendations. Opening it to uh I have a couple concerns. Uh I am also concerned with the traffic from Humber to Ford Road headed east. I don't know if you're request to do a traffic survey to possibly see if we can put a light there. If you look at the distance between Venoi and Hoverard, the center of the roads are about 1300 ft. From Middle Belt to Birklon in the downtown, it's about 700 ft. There's another light option to help with traffic, especially turning east on the for road or maybe even possibly a no lefthand turn sign if they if you can't get a traffic. I know that people brought up about rig parking. Uh if we look at the the plot plan here, there's nowhere for a rig to park on here overnight. The site isn't like some of the sheets that have that available. So, I don't think that'll be a problem. Um the only other thing I'm concerned about is the stacking. I I would like to see this stay just where if nothing else overflow. I mean, all he's talking turn into grass anyway. Uh I'm concerned if we don't then this could get blocked or we could have this where people can't back out. So

yeah, well we don't want traffic backing up to where it creates a hazard in another area. That's if we turn this into grass here and get rid of this stacking lane, then they'll be stacking here, which will prevent people from backing out. Other than that, I would love to see the lot developed. It's been a long time. Like I said, concern the traffic. Okay. Any other uh comments, questions from the commission? Um maybe Go ahead. Go ahead. No.

Could Mr. Ortega maybe comment on the M dot the I like the idea of at least seeing if M dot would consider a light. Is that some an application process or a study request? There's a request the city could put in engineer. Um maybe Becky could answer that. Yeah, I was about to say the city I was going to defer to the city engineer uh from Hennessy about that, but I but the applicant has an engineer that also works familiar with MDOT policies and procedures. They might have more information regarding that. Yeah, that's exactly what we just were talking about. I'm going to have Becky Klein come up from PA Group. She's been leading our coordination with MDOT. We've already been discussing with them and she'll be able to tell you about those conversations.

Good evening. Uh my name is Becky Klein. I'm with PA Group, 58105 Van Djk, Washington Township, Michigan. Um and as Alex said, I'm the civil engineer for this project. Uh we have not got a permit yet from MDOT, but we did do preliminary coordination with them because of course we know there's always great concern about adding or changing curb cuts on a busy MD dot road like Ford. So we provided them with a preliminary copy of our layout and had some discussions with them and the result of that is that they are willing to support this curb cut. But what they want us to do is provide a cross access easement for the portion of the property that is being is is remaining after our parcel gets split off. That way when that parcel gets redeveloped rather than adding more curb cuts down the road, they can share the one we've already created. So, in terms of the geometry and markings, of course, everything will conform to MDOT standards and uh we'll have all the required signage striping and everything in in uh conformance with the Michigan manual of uniform traffic control devices. Uh MDOT did not express any concerns uh regarding our turning movements. Um if they had some, they they definitely are upfront about saying we want you to limit right or left turning movements out of a curb cut. They did not ask us to do that in this case. So, uh, their initial review indicates that they don't feel this is going to create such a huge impact on Ford Road that those kinds of restrictions would be necessary. Um, we we certainly could provide a traffic study for this project if that's a great concern for the city. uh so that you could see for yourself what an engineer analysis demonstrates in terms of of additional load that is expected to be created on the roads from this property.

One other aspect I'll just point out too is in this within the site plan they have provided um basically uh drive drive-thru l not drive-through excuse me access lanes to go east west on the south on the u south side of the property near Ford Road and then on the north side of the property. So basically in effect creating an east west uh lane across the property. You know, in theory, they could restrict that and have uh no put the curbs there. Uh but in this way, it gives the option for in the future any the future development adjacent to the east, they can continue those drive-thru lanes on the east and into that site to minimize uh traffic impact onto to Ford Road and allow for alternatives. Uh that's something we don't normally get in the city to be honest because through the majority of our properties on along Ford Road their depth from Ford Road is very limited. You know we only go back about 200 feet so if we're lucky sometimes except for downtown. Downtown we have it but you know the here we're trying to be more auto pedestrian oriented but in this case it would give uh further options for visitors to this site and then visitors to adjacent property to the east. And so as a planning commission, you could require that be maintained.

Well, since you brought up those lanes, I I wanted to ask you about that because we're requiring in the site plan screening that would seemingly cut off those lanes and these lanes appear to connect with the property next door. So the screening requirement I believe would be you know as intent the intent of it is to minimize the high level of activity with associated with the drive-through lane from adjacent properties. So in theory if there was a smaller scale retail activity adjacent to a drive-through property then the screening would would minimize that. Uh my recommendation when we get into site plan issues and for screening would be to um provide additional screening within the curbed uh detention pond area and not and not have that not have it a continuously uh opaque screen along the entirety of the property line.

So you wouldn't screen those two drive lines? No. No. Leave a lane open. Yeah. Because because once again as a special land use we have to consider that this is a dual use. We have to consider the intent of the screening, but we also have to consider the traffic impact that would do. So, by if we put screening along the entire property line, that would cut it off and limit traffic options at le uh alternatives, excuse me. This way, you could have your screening along the the detention pond. It would also enhance the detention pond, but leaving the drive the the access lanes would allow for that to to mitigate the traffic concerns to a to a limited degree, but to some not a perfect solution, but it's something.

Do you know the distance between the proposed property line and the existing metropolitan building? Uh, I can find out for you while Mario is bringing that up. Um I'm just curious on the distance because right now these lanes may work but if another building is developed on that site then these lanes could be cut off not worked. So everything we're saying is great could be in the future not necessarily so great and and we're not asking you per se to limit your right or left turns out of the port road. We're concerned about the side street hover. Gotcha.

We're not concerned about your curb cut so much. It's the the hoverboard street that attaches to four room.

I will say with regards to future development on the adjacent property, uh the alternative um if a building were to be located as the planning commission, you can you can require that that that developer um move their lane or at least have some kind of configuration that that that leads into that. While there might be best case scenario would be to continue it in a straight direction, there's still the alternative to at least have a curb cut access into these lanes. So while it might not be a straight shot, there's still the option to include that access and um because that is something that is done in a lot of communities uh and they require it for this very reason to minimize the traffic volume offloaded onto Ford and but also to give customers to both pieces of property alternatives so they can go in other directions. Um and I can tell at least and a couple other things, right? Uh the um well I I was going to say the the current property owner of the Metropolitan dealership is redeveloping the building. At this point in time, I don't know their intent for the rest of the site, but I would say that uh any development, any uses that are going to go into the Metropolitan building when that building is finally redeveloped or completed, I should say, they're going to need parking requirements. So they're going to need a pretty good amount of that parking that's already existing to remain to accommodate the uses going in there. So the idea of a building a large building cutting off those lanes at the at least at this point in time it'd be pretty minimal. And the distance is about 215 ft between the uh the pro the east property line of of the shashits and the drive existing curb cut in front of uh to the west of the metropolitan 215.

Well, there is a bunch of parking behind the current metropolitan. Correct. That is true. Yeah, that's an option. So, you're absolutely right. That could be an option that might develop. Is it It goes quite far back. Yeah, that's that's one of the largest lots in the in the city. So, I would think with those two cuts into the adjacent lot, I would probably say for that I would def defin definitely want the additional stacking um for future um drive-thru and the flow of traffic um to prevent any kind of gaming that it might cause when those two might be working together with their customers. So, yeah. That makes sense.

I'm not I don't know how beneficial their plan is going to be for them as far as ordering online, but I can see that it would cause people to use their phone while they're driving to make an order and create distracted drivers. So, it doesn't uh the idea doesn't excite me, but I can understand how it might benefit you. So, I have a question for So, as far as the order online, are you only going to accept ordering online only? You won't have a kiosk, so nobody can come through that drivethrough at all and order at the

correct. Correct. Given that this is a special land use um and we don't know in 20 years what this might be, I'd probably still say obviously stick with the screening, keep with the the stacking there for future land use and tenants that might be in there. Um and then that would allow for future um future area um for it to be used. So it's grows with time or is there for the future. So,

well, we could we could allow the uh the online ordering and still require that part of the drive to be maintained for stacking for for future stacking if necessary. Is to make it easier on you guys. We're okay with that. We can leave it there. You can leave it there. Yeah. My only question will be for the screening that uh will be required if we can use dense landscaping like the planner mentioned. I I think landscaping on the side of the uh the bioil would be adequate. I don't think you need a wall over there.

Does everybody agree with that? I I would be good with that as well. And then leaving those two driveways clear. I don't think House Inc. wants that blockage anyways. They probably want because that's not houses back there. No. Yeah. So, they probably want to still be seen from Ford Road as much as as much as possible. So, yeah. No, I think that I think that'll work out just fine. Any other uh Yeah, I got a couple of things. Okay.

Um a a city dies when companies no longer want to come and invest their money in those cities. And it concerns me that we've lost a bank, we've lost major department store, uh number other things, Napa Auto Parts, Larry's Auto Parts, and there's all different reasons for this, but when I see a corporation that wants to come and invest a great deal of money in my city, I see that as a a plus plus. Um, these figures I'm going to cite are a couple years old, so they may be a little different, but they're approximate and they're close enough for this uh example. Garden City is what they call a bed and a bed and bedroom community. Uh, it's 11,400 houses. That constitutes about 92% of our tax base. So, we only have about 8% of our tax base coming from commercial and industrial operations. That means everybody that lives in Garden City, we're footing the majority of the tax bill. I invite anybody to come in and share that responsibility with me. I have no problem with that. Um, I also, we've talked a lot about uh u ingress and egress and traffic situations. I don't know if you guys are aware, but uh this Lincoln Mercury dealer was the largest Lincoln Mercury dealer in the United States of America. And it was that way for a long time. Now, that building's been closed for close to 20 years. If it could support all this traffic back when it was the largest Lincoln Mercury dealer in the United States of America, I don't see why it can't do the same thing in uh

2026. Also, I come to understand uh is it 56 employees is the approximate number. 30 to 35. 30 35 preferably all full-time.

So about 35 new jobs that are based in Garden City, which can help in many different ways. I see this. The applicant stated that it's listed in the Forb's top 100 companies. That doesn't sound like a sloppy operation to me if they made it to the Forbes 100. And you know, all this put together sounds like a plus plus. I drive past there every day and see a whole great big giant stretch of black top with nothing on it. Uh, I got to kind of think to myself that whoever owns that property would love to to be able to sell it and make a profit on his investment that he's been sitting on or she for close to the last two decades. And so far as the traffic, the nearest house is like two two and a half blocks away. Um, no. Well, from what I understand, I lived right around the corner from there. So, the nearest house isn't next door, suffice it to say. Um, if I wanted to get out of Hubert and I grew up on Cadillac and Maplewood, just a few blocks away from there. uh going out on Hubert to Ford Road for as long as I can remember and I've lived in the city for 50 years. Uh it's always been difficult to turn left onto Ford Road. It's one of the busiest roads in the state of Michigan. So what I would do, I would cut over to Vanoi where there's a traffic light and I could easily make a safe lefthand turn any time of the day or night. So, there's been a lot of talk about the traffic. Uh, I've been on planning commission for approximately 33 years. I

fully trust MD DOT to review this and if they see a problem with the ingress and egress. Uh, they will bring it to our attention and it'll be addressed accordingly. So, I I look forward to this. Uh, I think it's a great project and I look forward to the investment in Garden City and a little bit of help with the tax base. That's it.

Okay. I I agree. I think it's an excellent opportunity for the city. I I know we've been discussing a few details, but these, I believe, are minor details in the overall picture, and I would like to see this uh workable. I think the small problems that we've been talking about can be worked out and uh with the uh few uh contingent items that are listed under on uh Mr. Ortega's report. I think by making those contingent on approval, I think uh we should approve the uh or recommend approval for the uh special land use. So unless uh somebody else has a question or a comment, I'd entertain a motion.

I wanted to just say one thing. Um I work nights on and off at the airport. Um and there's not a lot of 24-hour shops now after co Um, so coming home at 3 in the morning, sometimes it's nice to have something to go to, I can pick up something, not make noise in the kitchen, wake up my fiance and get shot. So, so yeah. Yeah,

just wanted to bring that up. There's other people in the community that work nights, so this would be a benefit to them. We used to have Meyers. It was 24 hours and uh since CO that changed to midnight and I worked afternoons for about 35 years. So I really appreciated the fact that you could go and get something uh very late at night. Okay. Can Yes.

Uh so just maybe a comment for the residents who maybe don't always participate in a planning commission meeting. So this is a two-part proposal, right? The first part being the special land use, the second part being the site plan, which we'll get to. Um, but I will move to um recommend to city council approval of special land use at 32300 Ford Road in the C3 General Zoning District. Um, with the conditions uh noted in Mr. Ortega's letter. Um, and maybe I'll highlight a couple of these due to the comments that have taken place. Um, one, we we will have to get uh site plan approval, our next agenda item. Um to I think the automobile filling station notes uh the applicant has said that they will address um the screening along the east side of the property which we discussed and I think we'll probably discuss again in the site plan. Um and the applicant has already addressed the speakers proposed that there won't be speakers. Um, but item number three is where it references the uh the approval of MDOT, which I know some residents noted traffic concerns. And then number four is about um getting the uh civil site plans for construction approved by the city engineer and the fire marshall. That's my motion.

I'll second. Motion's made and supported. Any comments on the motion? Would you take the role, please? Yes. Commissioner King. I Commissioner Steberg. I Commissioner Daniels. I Commissioner Williams. Hi, Commissioner Walls. I, Chairperson, May, I. The motion does carry. Okay, moving on to site plan review. Could we have the consultants report, please?

Yes. Uh, so just as noted, the the special land use is being recommended for approval. So, going over site plan issues regarding the construction of the site. Um as uh going through looking at the zoning ordinance, the site is in complete compliance with our setback and dimensional standards. Uh it's been discussed and noted that the building will have full uh brick on all will have brick on all four sides of the building and also a u use of uh stone uh stone at the foundation wall. Uh they're also using architectural steel for for the windows and the awning. So, it's going to be a very attractive building. And I note that they're also utilizing the the stone foundation at the for the pillars of the uh canopy. So, that's a standard that is uh very high quality. They also are in full compliance with our parking requirements within the zoning ordinance for the proposed uses. Um the only some issues I would like to point out in term in regarding site circulation. Um they have provided uh track uh truck maneuvering plans showing how uh emergency how showing how the garbage trucks and fueling vehicles will access a site. I would like a revised version of the uh circulation pan for the uh circ the uh vehicles entering off of Hubard uh mainly because the the the configuration on the plan right now shows Hubard as a oneway. So that the truck is is on the west side of the of the street so has more space to sweep around. So it would be be better to to show the utilizing the appropriate lane. We already had discussions with the applicants engineer and they have no problem doing that. Uh worst case scenario that might uh cause some uh modifications to the turning radi for the Hubard Avenue curve curves. But beyond that, it does look like the vehicles be able to access appropriately

from the hubard. Um, in regards to the drive-through window, uh, and the circulation, as noted, uh, there's a a portion of the lane segment, uh, on the east side of the site, but then it is intended to cross the north south uh, traffic lane adjacent to the building and then continue on behind the building. I'm think I think the best thing for that because it's not a unheard of configuration, but I would recommend that uh the applicant provide a sign on the north end of that ordering segment uh indicating telling uh customers in the lane to do not block crossing vehicles uh proceed only when space is available. So that way try and minimize vehicles blocking u other other other cars trying to basically exit north south. Yeah, there should be some indication that there is crossing traffic there too.

So, you know, that could also lead to uh striping along that lane uh between the two, but then also significant there are definitely mechanisms to do the best we can. Hopefully, striping.

Yeah, exactly. Signage and striping. Thank you. Mainly because I'm sure it will be new for some people when it's constructed, but then uh over time people will get used to that configuration. the amount of times that'll be limited. So the just have that note. Uh then as no um with regards to landscaping, we've already discussed the screening issue. Um the landscape plan as proposed is in full compliance with our zoning ordinance and actually has some additional tree uh trees and shrubs provided. So the applicant could has the option of moving some of those supplemental trees to the east side of the detention pond. Uh I will note that that that there is a sewer easement along that east property line as well. So the the vegetation proposed may not be directly along that east property line but it could still be located in the detention pond uh base uh not base ridge the top ridge. So therefore it would still provide screening so it would be effective. That would be I recommend that be consisting of uh every trees starting off like 4 foot. One aspect of the zoning ordinance is that the dumpster enclosure must be constructed of masonry material. They proposed as a composite. Speaking to the applicant, they're okay with switching the dumpster to masonry. And then um I had a question about the lighting plan. They noted some particular light strip fixtures. Uh in speaking with the applicants engineer determined that their uh architectural accent lighting that goes along the cornice line of the building. So it's not going to be shining out. It'll be shining down in requirements with the zoning ordinance and it won't cause glare. It's going to just be there to accent accentuate the building. So that's fine. So in the end there are very some minor issues. Uh as I noted uh the site plan

uh has provided detailed information and there are just a few items that must be addressed. So, we would recommend that the planning commission grant uh site plan approval contingent upon uh the city council granting special use approval to the applicant submitting a revised site plan addressing the notes uh and addressing the large vehicle circulation graphics uh providing a masonry dumpster enclosure. And then just to uh have have double compliant make sure that we have it in two locations recommending the approval of uh the four rope curb cut from MDOT and the city engineer and fire marshall approval. Okay.

Any questions on the consultants report? One item. Um the dumpster enclosure will be listed as a masonary construction with the metal gates that are interlaced. Yes. Yeah. Yes. As as that'll be part of the We don't want wooden gates on the front of that. They don't seem to last very long. Was there anything else? Any other questions

uh for the circulation? Um so you mentioned uh additional uh for the northbound on Hubard. Um uh was there any plans or circulation for emergency service vehicles like firet truck? Was that included? Sorry, can you ask that question again for me? Uh have you done any simulations or models for circulation of emergency services like a firet truck? Can it make the

We have and we'll be providing those to the city. There are no concerns that we have. Look at that. Becky's on top of it.

So, we have done truck turning movement for standard fire truck and we can get a fire truck completely around the building and using either entrance to the site with no problem. So we'll include this with our recent. Okay. And you were going to change the turning radius on the hover.

Yeah, we have fixed the uh delivery vehicle turning radius as well. So the vehicle is on the front side. Okay. Great. uh for your uh lighting plan uh for the uh footfall. Um so part of the ordinance is that you have to have the full cut off lights so there's no horizontal uh light coming out. Um but looking at the the lights that you have, it looks like it doesn't have any vertical cut off on it. So, we'll still have horizontal projection. Um,

all of our lights are fully cut off. Okay. Is there a specific fixture that you were calling out? Uh, it looked like the flag pole. Yeah, it was the D series size zero. Um, that I think that's denoted along the outside strips of uh the canopies, not the under canopy lights, but the ones along forward and the eyebrow lighting. So, um, how those work is the the fascia of the canopy is concave. The lights are, uh, hidden inside a channel that runs along the top of the canopy and they shine inward on that concave. Kind of gives it a glowing effect. So, the lights are pointed inward. Okay.

Yeah, great. Yes. I just have a question in the drive-thru. Um, I personally don't care if you have an app or you let people order in real time. I think in my opinion that's your business. But how will you know when the when the customer pulls up that they're claiming their order if you don't have a speaker? They just pull up to the window. So they go right to the window and then Okay. Correct. Yep. I just you just might have an issue like I agree with um Commissioner Williams about having the the stacking here, but you could run into an issue with people now just pulling in front of people, right? you might need to figure this out that gap like how you solve for that.

It's a great question um exactly why we would prefer not to have the uh the canoe there but we do understand the stacking requirements and we're totally okay with that. Um I think it's kind of intuitive um frankly if there's a line in traffic I don't think people are going to try to cut in with each other. Um try to have a little bit of faith in humanity. Okay. Maybe I should. I think I think parking lines. I understand the idea of trying to have faith in humanity. Maybe additional signage would be helpful. We we will definitely do the signage signage and striping galore. Definitely. Sorry. Yeah. This the the the striping would I think would help. Definitely. So,

go ahead. uh with the uh phone app. Uh will you be able to um do that ahead of time or is it going to be just in time you put your order in and then drive to the window immediately? You can do it ahead of time. So I could do that at my house and then drive down and pick up the food. Correct. So I don't have to use my phone while I'm driving down Ford. No, we prefer you. It's against the law anyhow, right? Yes, it is. Okay. Thank you. So other other places are like that like Taco Bell and Subway you can order and just go through the drive-thru and pick up. So everybody go in. So

okay. Uh was there anything else you wanted to site questions? Yeah. Um I guess we can go through the uh the things real quick. Becky talked about the circulation. Um we will provide signage um landscaping. Um, we'll leave all the extra trees that we provided. We like our place to look nice and we want it to look nice for you, too. Um, we are proposing the the evergreen screening along the the drive-thru over there. We'll make a masonry dumpster enclosure. Um, our lighting plan is in compliance. And I think that is it.

Masoner with the metal gates and then it gets laced with material. Yeah. So, there'll be a a metal gate and Yes. Um and it'll have a composite board um placed on the front of it. Sounds good. Yep. Any other questions? Questions or comments?

Good to hear. If I may, um I would just like to clarify with this board uh regarding the screening landscaping for the drive-thru. Uh what we would prefer to do rather than having a straight line of trees on the east side of the pond, we would like to follow along the contour of the drive-through stacking area on the west side of the pond with the evergreens uh to make the screen there. So the reason for that is twofold. One is the on the eastern edge of the uh island along the property line. That easternmost 12 feet is uh you it contains an existing sanitary main and there's an easement over it which means we can't plant anything in there or too near to it. And then additionally we have our our detention system is actually two components. The part that you can see is the bioail pond on the surface, but we will also be using an underground detention system located below that pond which is going to hold the actual uh overflow of the storm water and then release it slowly into the municipal system. So that means I actually have a a limit as to where I can plant trees so that they don't impact that underground detention system. I have extra room on the on that westerly side because of the contour of that uh drive lane. So I would like to put my screening there rather than putting it on the east side which would mean I'd have to move my

taken our ordinance as exception where there's underground utilities that that screening can be moved. Yes, absolutely. Hope it's correct. we wouldn't have a problem make putting it along the just along the side of the drive-thru area. Yep. Yeah. I just wanted to make you aware of the issue and and I don't want to surprise anybody with our residdle. Everybody good with that? It makes sense. Okay. Yeah, that's that's fine with us.

I think the curve would work well. Um, the one thing I would like to say though on the the exit of that cutout and probably don't want a large tree and that cutout blocking uh visibility for potential collisions of vehicles coming in and out, we'll make sure the proper vision triangles are in place. Yeah. Yeah. Since there's going to be gaps in that screen anyway with the drive-thrus, I don't think it's going to be that critical. No, not at all. Any other questions, comments? You have any other comments, sir? No, thank you.

Okay. Well, if there's nothing else, I think we can uh entertain a motion. Okay. Number three, Mr. Chair. Yes. B3. There any other public comments or questions? No. Okay. Any uh public comments or questions concerning this? Anyone wish to come forward with question concerning the site plan?

See? No one. We'll move on. Thank you, chair. We have a uh motion.

You want to make it, Mike? Go ahead. A motion to recommend the council to approve site plan recommendation uh as proposed numbers one and two A, B, C, D, three, and four. The Uh,

second. Is there a second? Yes. Okay. Any questions on the motion? Just if I could, um, I think you might have said recommend to city council. Correct me if I'm wrong, but site plan approval does not need to go to city council. Well, we approve the site plan. Okay, that's all for us to approve the Okay, thank you. Thank you. And the uh supporter agrees with that change, correct? Yeah. Thank you. All right. Okay. I have to I have to um support was by Commissioner Walls. Okay. All right. All right. We had both of them.

Okay. All right. I just want to make sure. Thank you. Okay. Any comments or questions on the motion? None. Hearing none, we'll take the role. Yes. Commissioner Williams. Commissioner Walls. Hi. Commissioner Daniels. Hi. Commissioner King. I. Commissioner Steenberg. I. Chairperson May. I. The motion carries. Well, your site plan has been approved. Your We have recommended that the uh special land use be approved by councel. Next step would be to go before council to get that done. And I wish you a lot of luck.

Appreciate everyone. Thank you. Glad to have you in the city. We appreciate it. Thank you. Thank you. Oh. have to let everybody clear out. Are we set? I think so. Yeah. Good night. Yeah.

Great. I'm sure the uh taxes will be different on 6,200 square ft gas pumps on a piece of black top. Yeah, that's right. I got a funny feeling it'll be a little greater. No, we'll lower it, but it sure will help. Ours will still be the same. Okay, let's get back to it. Uh, next other business and discussion items. Election of officers for 2026. Yes. Chairperson, vice chair, and secretary. Yes. So I will uh I can accept a motion and a support for the nomination of a chairperson. We will do that first. Okay. Right.

Is there a nomination for chair? Nominate you again. Fred. I'm nominating him too. Right. So that's supported by Commissioner Steenberg. Does the chairperson accept the nomination? That's the nomination. Thank you. Right. Then we can other nominations hearing none. Shall we vote? Yes. All in all in favor? I I opposed. I'm elected. Yes. Uh next is next is vice chair.

I'll nominate Commissioner Steenberg. Second that. Any other nominations? Do you accept the nomination? Sure. Thank you. Any other nominations? Hearing none. All in favor? I against none. Can't vote like this myself, can I? Uh, Secretary, are we voting for you, Matt? Well, it has to be a member, but I will I will do the work for you. Okay.

You have a nomination for secretary.

I can nominate myself. Nominate Mr. King. Okay. Second. Anybody that brings a laptop to the meeting with all this paperwork, you'll do just fine. Right. Okay. Are there any other nominations? Any other nominations? Okay. Uh, you accept? Okay. All in favor of Commissioner King. I I opposed. Congratulations. Can I get a button? Yeah, we'll get you one. Okay.

Comments regarding planning and zoning matters. Uh, Mr. Ortega, do you want to start us off? You have anything? Uh, nothing at this time except happy new year. Happy New Year. I had a question. I don't know if it if this is the appropriate place to bring it up, but uh the precision dental on Ford Road has that really bright LED uh display panel and when I drive by it every night, it's seems like it's at 100% brightness and it's not tuned down or anything. It's kind of blinding driving by it. So, I don't know if this is the place and time to bring it up or if it's more of a go through the website and submit.

I think it's kind of an ordinance Yeah. thing, but I don't know. Can the information be uh transmitted to the ordinance officer? I will do it, but make sure if you want to also bring it up if they receive multiple indication of the issue, then they'll hopefully understand it. I see you get them to do it. Stop. That was it. Anything else? What's going on with that uh the CVS uh furniture store building?

So CVS has uh received a certificate of occupancy and they're going under uh internal renovations to do a is it AB or Yeah, it's an AB. It's an AB. So it's it's a method it's a it's going to be a medical facility for uh rehabilitation uh for physical and for therapy of u autistic children. Uh, AB is, I believe, the the the type of therapy. Basically, it's a one-on-one therapy with a with an with a autistic person or child and their therapist. And there's actually one that was already done on on

side. Are they connected? No, they're separate entities. And actually, we have another one that uh was on Cherry Hill uh east of Illinois in the plaza with Roma Banquet

and they're doing ex pretty extensive renovations. I've noticed and the u the company doing the renovations is really a top-notch company. They've been a pleasure to work with. So, we're hoping for good things there. Hey, what's happening with the the building that had the the fire? Is there anything? It's still under investigation on middle still under the the most recent one is still under investigation. The other fire though the building has been renovated and they're just obtained the cos for the either white box or some businesses have moved back into the other one. Yes, correct. Yeah, that just got his sentencing yesterday, I believe.

Oh, okay. Um, all right. Uh, and then seven and a half years. Bring it up. What about the 7-Eleven that got the car that ran into it? They're fixing that today. Okay. So, I was still Okay. Boarded up yesterday. Okay. No, have to go get their permit, too. Oh, I noticed that today, too. So, that that's all right. They'll I'm sure they'll do it. Okay. Anything else? Mike, um I always ask uh what's new coming down the pipeline? What have you been anybody been talking to you about future developments, current developments?

Top of my head. Um, mainly what we're doing is also making sure the previous development you've seen is completely act upon. If not, um, in this

right across the street, the Paramount uh, accounting and we're going to have uh, their childcare facility. They are still working on their plans. We're we're keeping up with them, but they are getting close to their deadline. Uh, which is a required meant to obtain a building permit. So, they need to be those. The the Dunkin Donuts, once again, that one got clo very very close. And then the engineer, we actually had some very good conversations with their engineer on on finding solutions for their uh delivery vehicles. And then I've been sending them monthly emails and they're like working on it. So boy, hopefully they we hope.

But uh yeah, what what have we been working on that about five years now? Yeah. Yeah. This is this the second or third time that they had to get approval. This believe it's three. But we are working on Crowder Street kind of. It should be coming to the ZBA. Um the remember those two homes that were uh sold as a package and then one was demolished and we're we're hoping for four units to go in there and so we're working on a a little setback issue that will require variance but the building they're proposing is actually a very nice multi-tenant structure. So in the R2 it's is zoned properly for it.

Okay. And then the Ford and Marman gas station, their last item before going to CL council will be going to the ZVA this month to obtain that to ask for a 10-ft variance from that 40 foot setback requirement for the resident side coming for for consideration.

Frankie is coming along. Yeah. Last year we talked about um maintaining some kind of inventory of vacant commercial property so that we could get have visibility into what's still hanging out there and whether there I know maybe our powers are limited but at least awareness prompting the owners. Could we start off with like say the top 10 vacant like have been vacant the longest or something like that so that the planning commission gets more visibility? maybe the largest something yeah something that's

so I will say that the uh ordinance enforcement department uh they have an individual that is dedicated to dealing with the vacant properties in in the city not only the residential but the commercial and she's does a very good job of identifying them and I will say after the recent fire there's even been more of a earnest effort to make sure that um any vacant commercial structures are are in compl liance with the standards. Uh uh the issue is the vacant um property ordinance is focused on the exterior of a structure to make sure it's it's solid. It doesn't have any openings and and exterior of the property is maintained so that way it doesn't cause a negative impact on adjacent businesses or valley. Honestly, the best way to get those vacant buildings into greater compliance is have them become uh the property owner obtain a white box CFO because at that point the building official and fire marshall go into the building and we also ensure that the use permitted in the site does not include storage. So uh I say that because within the BSNA system that the city uses all the properties are um identified can be identified and that's why I can work with the building administrator to see if we can get that list and then also the different it's one of those things that like use they use a variety of different tools from like Google advertisement of businesses to to walk walk by is by the ordinance enforcement and ordinances technically have a specific have a definition for identifying vacant properties and like you know and part of that is like a to say that the characteristics are such that a reasonable person can discern that there's no activity going on in the site

would it be I didn't interrupt you it would be appropriate to ask that person to give us a presentation I mean nothing extraordinary just to give the planning commission a better sense of what's out there, what are the challenges, you know, how might it influence the master plan? Well, I that's something I could I could present. I'll look into that. Maybe a conversation for now just to see what that would look like and Okay. As far as ordinances with the fires are having, couldn't council or couldn't we amend an ordinance for the fire marshall to do a walk through on all properties, commercial, residential or commercial, industrial, whether they're banking or not, yearly.

So, actually the uh international fire code that the fire marshall utilizes allows him to go into any building at any point in time. And actually, it's even more of a that that's actually their go-to initial investigation into questionable properties because the building code technically uh we the building official can't go into a building unless there's an actual um um application and actually and for example the and even when it comes to site plans and special land uses, we've modified the applications to make sure that the planning commission and and city staff can go in when someone approaches us, but building officials and and and and other staff, we can't do that. the fire marshall actually already has that power and so he does use that to go into properties when when there's there's a he he makes a determination that there there might be something qu questionable activity going on

and he is going through he is going through all of the all commercial um and I think in I don't know the report and the level of it but he goes through almost all buildings and trying to do every building every year occupied buildings or occupy any building any building. Yeah.

Do we have any kind of preliminary idea on what caused the fire on metal belt? I don't know. I don't know. My initial I think initial I started something issue. I had a pretty good idea myself. Okay. Did you have anything else, Kelly? I do. uh question where we're at is seeing the new amended master plan.

Yes, that's something that is picking up steam have that in front of you uh very soon so that way we can also target a public hearing date for that and then the the goal is to have that uh ready for adoption in May provided to you so you can have make your edits. And then my other question is we've had a couple extensive talks about off-road residential parking that will be on the February agenda.

I want to ask about Did you have anything? No, I think I talking about vacant vacant lots. Um there's a house residential lot uh 30148 Box Street. Oh yeah. Um roof is caved in. I don't know what happened to the property. It's been like that since I've moved on the street. Um I think there's a green sticker probably condemned maybe or something. What's the address again? 30148 Bach.

It's almost to Henry Ruff. I do know the property and we are working on trying to condemn. Um, one of the positives to us is that the former owner eventually did foreclose and the bank took it back and so we have the bank is a little more u amiable to securing the site and so we're working on that. So we do know that house the the squatter was evicted and is gone the former owner. Okay. So I think that's a a blessing to the neighbors. So just east of uh Henry Ro on the north side. Walk our dog by it every day. So every day it's like one with the tarp on the roof. Well, it's not on the roof anymore. Four years.

Yeah. And the fire code, excuse me, the building code is very specific as to the notification requirements that the building official must take before they can uh to start the vacant property acquisition and removal process. So it's a very extensive process because it is involved taking somebody's land away from them and then destroying then destroying the building. But that's because it's in the public interest uh to make sure that there's that these vacant properties are are dealt with. But but the building official has to you know abide by the state law.

Uh do we know what's going on with the old golden feather restaurant? It's still being renovated as a uh as a science center still. Yeah. It's just that they they're very they're very diligent and because and it's they've had a lot of u setbacks

put in front of them. Uh they've had to deal with MDOT. They've had to deal with Wayne County with storm water issues. uh the previous proper the previous entity in that building paved over the storm water drains. So they've had to deal with that and actually if you notice you kind of see that they've actually are getting much closer because they have already constructed now their outdoor required outdoor play area behind the building for for the children. They're they're advancing at at low but slow but sure. Yeah. The front facade also had to completely come off and be redone. I don't know if you noticed, but um did

the front facade was u quite damaged by termite infestation and it required another engineering review and a a structural review which we completed and it's back uh rebuilt. Um it was almost uh able to move it. So So he's had he's had a lot of challenges to overcome. So, and last is there any progress being made on the financing for the plan development? We we had a meeting recently with them, but they're still working on it. So, still working on the financing portion. Working with the county or

with the county, correct? And the state. All right. Well, I guess that's it. So, the next regular planning commission meeting is Thursday, February 12th, 2026. And uh I'll entertain a motion to adjurnn. Motion. All in favor? I I motion's carried. Matt, could you show me his absent and excuse for February?