Planning Commission - Regular Meeting

commission meeting for tonight. Um, Mr. City Clerk, if you could do a call, roll call, please. Chairperson Togo, Vice Chairperson Brown, here. Commissioner Whitehead, Commissioner Eiselman here, Commissioner Mlen here, Commissioner Celixen here, Commissioner TCAT here, Commissioner Tungate

present. Um, uh, Commissioner Okay, thank you very much. Uh, commissioners, number three is the approval of the agenda. I would like to make a request to move a couple of items around on the agenda if we could, just for time sake. I know we have some guests here from Barton Mallow and other entities. if we could move our Barton Mallow, which is number 7A1 on our agenda, up to the beginning of the agenda and then move uh and then keep the rest where it is, I guess I should say. So, the Barton Mallow 71 would be right after the approval of the minutes. Commissioners I can't make the motion.

Need a motion to approve minutes as amended. Second. Before we do that though, we have to do the agenda. We have to do the approval of the agenda. So, I move we approve the agenda with the changes. Changes. Okay. Is there So, is there a second? Yep. Second. A second. All those in favor? I opposed. Okay. So now we're going to move to 4A which is the planning commission meeting minutes from July 14th of 2025. I will accept a motion to approve commissioners when you are ready. So move second. Any further discussion regarding the minutes? All those in favor

opposed. All right. So now we move on to 7A1 and we have guests from Barton Mall. Kevin and this is a site plan review from Barton Mallow Company Field Services at 1300 and 12992 West 8 Mile Road. Do we have anybody here to Yes, we have give a presentation. Would you like to come up and talk about the project? Sure.

Could you give your name um and where and where you're from? Yep. So Kevin Dailyaly, vice president of Barlo. Is that light on right there?

Good. Um, appreciate the commission having us today. Appreciate you having us today. Um, so in the in the notes in the agenda, you'll see the current plan or layout for site plan for the property and 13,000 mile. Um, building a new building. Um, removing a couple of the existing um, older buildings, putting the new building up. Um it's to help expand um our field services group that's based here in the park. Um our field services group supports the general construction business at Bart Melon is headquartered out of Southfield. We do work throughout the US um in Canada and Mexico as well. Um our division here supports um all the men and women building the jobs in the field. So all of our tools, all of our equipment, all of our supplies to help them do the actual construction of all the buildings um throughout the country. Um we have all the partnerships. We do some steel fabrication in one of the buildings in Oak Park. Um This is just to help expand a lot of the services we do, hire some more people. Um, just with the growth of our business, the growth of the industry and all construction building going on, we need to be at that space.

Okay. Um, commissioners, do we have any questions? Represent, I I would just like to say, you know, I am elated with this project. I I I personally think um not only are you guys a great corporate citizen in our community. Um but this, you know, really beautifies 8 Mile Road further for us. And I think with the new building and the frontage is going to be visible from 8 Mile Road. Um we just have that WWJ building left and um the rest of it we've redeveloped and you know, a lot of that's been done with your help and assistance. Um, and I know you guys do a ton of work in the metro area, but you chose Oak Park over a lot of other possibilities and um, just great to have you guys here in this great community.

Yeah, appreciate that. I appreciate the partnership with the city and the community in general. We used to be headquartered here a long time ago as we go. And again, it's a lot of work with the EML Boulevard Association to help clean it up. We did that recently, which was fun. Um, but yeah, beautifying some of the city is is fantastic. And um obviously with the site plan, we a lot more we can do and a lot more will add to it. And um yeah, we're looking forward to to getting going on. It's an awesome project. Uh commissioners, any questions? What is the There you go. What is the timetable was the question? Yep. So, we're looking at uh uh starting we're in middle of starting design now. Um hopefully we start some demolition maybe early next year

and then it would be about an 18month construction. Thank you. Okay. So, let's get a motion to approve the site plan, commissioners, and then we'll have more discussion. We have a motion. Is there a second? Okay. Any further discussion, commissioners? We're delighted to have you expanding your business in Oak Park. How long have you been in Oak Park? Good question. Um, I believe in around 40 to 50 years. I double check that a lot. goes to another 40 or 50. Thank you.

I I just want to say a lot of people don't know this. I think Are you the chief contractor on the Hudson Tower, correct? Which is one of the largest skyscrapers in a very long time and you guys built that. It's just amazing. We've done the team done a lot of projects which is exciting like Little Caesars Arena and working on a lot of stuff at U of and MSU in the city still. So, and we hope you'll bid on our new community center too by the way. Here to help one. Thank you so much. Appreciate it. Okay. Can we get a roll call vote, please? Vice Chairperson Brown, yes. Commissioner Eiselman, yes. Commissioner Mlen, yes. Commissioner Selixson, yes. Commissioner Tatch, yes. Commissioner Tungate, yes. Commissioner Walters Gill,

yes. Fantastic. Passes unanimously. Congratulations. Whitehead and Whitehead. Yes. Okay. So, we're going to go through back to 5A and Salam. Um, you're here to talk about the administrative approval for rehab auto sales at 13350 North End.

Yeah. So, Motor uh Works is an existing major auto repair facility that wanted to expand their operations to include a class B auto dealership. Class B dealership is permitted by conditional land use. As mentioned in the staff report, the project meets the conditional land use regulation of the zoning ordinance. So, the site plan was approved with conditions as listed in the staff report.

Okay, commissioners, if you've had an opportunity, um, is there a motion to approve? Um, no need to to accept or are we good? No. No. No to accept. Okay. Okay. 5B. 5B is this is an administrative approval for the removal of the current maintenance garage and replacing it with a new larger maintenance garage. The zoning ordinance requires administrative approval for the construction of an accessory building that's less than 2,000 square ft. As uh indicated in the site um in the staff report, the site plan was approved with conditions.

Okay, same thing here. Commissioners, anybody have any questions, comments? And this is essentially just a storage shed. Just the main Yes. Just a storage shed. Yes. Yeah. Hearing none. 5C, please. Uh fresh baked prints. Um they provides printing services like business cards, flyers, flags, and similar products. They relocated from 9mm uh road to this location. The site plan was also approved with conditions as listed in the staff report. Okay, commissioners, any questions, comments, concerns? Fantastic. Thank you. Proceed, please.

Uh, with the Southfield um master plan update, uh, they will host a public hearing for amending its master plan to incorporate the downtown development authority strategic plan and they are requesting comments on the draft. Uh we reviewed the draft and it's consistent with our master plan and we recommend that the board authorizes sending the attached support letter and that letter is on page two of your packet for that item commissioner. Okay. Any comment, Mr. Chair? Sure.

Um question. Um it it talks about uh cooperation between Southfield and the city of Oak Park. Uh sharing some um recreation facilities sharing. Yes. Improving 8 mile road, improving uh green field. Yeah. So they're they are focusing on the appearance of uh main uh major roads like green field 8 mile with cooperation with the city of Oak Park. Okay. And we like cooperating with other we are already collaborating with them on uh different projects. Thank you. Any further questions commissioners?

Okay. We need approval for this one to send the letter. So we need a motion to approval. Okay. So we have a motion. So move. Second. Any further discussion? Do we need a voice vote or can we do a roll call? What do you want to do? Voice is fine. Roll call. Voice. Voice is fine.

Okay. All those in favor? I opposed. Okay. Fantastic. That brings us to uh item six. And we have two public hearings which I'd like to um and I I don't know that this would be an issue, Madam City Attorney. I'd like to combine those two public hearings. They are for the same request. Okay. And the request is a special land use request as well as a proposed reszoning of the property at 24850 Greenfield Road. And that's parcel ID 52-25-30-101-040. And the request is to take it from a planned corridor development district to a B2 general business district. Um, I do want to also before we get into the public hearing portion, um, I do want to note that I have received 18 email communications from residents or from people in opposition to the project and I have received two letters um, which are the same letter but um, there were different people that signed each of the letters. There are 11 names uh of individuals who are in support of the project presumably. Um some of whom are business owners it looks like in the nearby area. So I want to make sure uh Mr. City clerk I want to make sure that these are entered into the record. So I'm going to place these right up here. Um that being said, do you want to give us a little bit of an overview and then we can open it up for public comment?

Sure. So the request uh before you tonight include two parts as uh uh city manager Eric Tangate said it's a reasoning request and special land use request although they are two separate requests but they are both ties to one project and should be discussed as one project. So the applicant proposes to convert the former rate uh right aid property into a gas station. The property is currently zoned PCD which is plant corridor development district which does not allow uh gas stations. Therefore, the applicant is requesting to reszone the property to B2 general business district to allow for the gas station. The project will include a full gas station including over 10,400 square ft convenience center E8 uh fuel pumps with 16 uh bays for uh EV charging station. The convenience center will involve the sale of liquor and hot food. In addition, the applicant plans to provide an over 4,100 square feet community life and wellness center which going to provide residents with education on mental health awareness, emergency response, uh disease prevention and promoting healthy living. The property's current uh PCD zoning was originally designated because of the unique location of the site and its relationship to the adjacent residential neighborhoods as well as institutional uses and places of worship. As noted noted in the staff report, um we have concerns about the vehicle circulation within the site uh specifically within the proposed fuel stations. Uh the special land use and site plan review is contingent upon reszoning the property

from PCD to B2 district. Okay. Okay. So let's go ahead and open the public hearing. So members of the public um if you would like to speak and be heard on the record, you may come to the microphone uh and speak. I would you we have a obligation a legal obligation to make sure that each voice is heard. However, if you are here as a group to speak in opposition or for you may want to appoint a spokesperson just for time sake, you're welcome to do whatever you choose, but please feel free. We're going to open the public hearing. Yeah, come on up to the microphone or if you can we can if you can do it from right there. No, I can't get one.

She's getting the Just pull that down.

Can you please just make sure that you give your name and your address, please? My name is Cheryl McQueen. My address is 15100 West 10 Mile Road in Oak Park. Okay. Um I just wanted to comment about the gas station. You have to speak up just a little bit. I think you can you make sure that's on first. I'm sorry. Okay. I wanted to comment about the gas station. Is that better?

Um we we have a lot of residents in our area because we have a lot of senior buildings in our area. We have a lot of residents that do their uh neighborhood shopping in this type of um chair that I'm in. And um we we got a lot of traffic as there is and we we already have two gas stations and I just really don't think we need another gas station cuz that's going to bring a lot of traffic and um it's already kind of scary sometime crossing the street. So I can't imagine another gas station being there as well. And you know we we really well serviced with the two gas station stations that we have. So I just want to make that you know that comment.

Thank you. Thank you for hearing that.

Thank you. Anyone else like to come up? Please feel free. Come on up. Please feel free. Oh, good. Good evening everybody. My name is uh Dan Jabori. I own and operate the uh Senoko gas station on 10 mile in Greenfield. And does anybody here know how many gas stations there are between 11 and 9 mile road? There's eight. There's the Shell. There is the Speedway. There's the Synokco. There's the other Shell. There's the other Synokco on 10 miles in Southfield. There is the uh Kroger and there's also a Marathon and a Mobile. And there's another one that's going to be coming up on 12 mile and Greenfield in Berkeley that's going to make nine gas stations within a 2-m radius for the city to approve right at convert into a gas station. It's just not feasible to be in there. And the reason for that is going to create a lot of traffic and chaos. Uh, of course, I've been there since 1995. I know the area very well. Uh, I just don't think it's a proper thing to do to convert that gas station. I turned down sheets when they came to me and they wanted my location. The reason I turned them down is because they didn't even want the Dunkin Donut there. And we know what the Dunkin Donut, how important it is to the Jewish community because it's kosher Dunkin Donut. So if you guys decide to put that there, that's totally up to you guys. But uh I oppose against it. So thank you.

Okay. Thank you. Anyone else? Ma'am, I wanted to let somebody else come before me, but um since I'm here, I'm Jodie Steinberg. I live at 14630 Lello Street. And for all the reasons that were already cited, I would like to agree with those other people that I don't think it's such a good idea. the community doesn't need it and it'll just cause poll additional pollution in the area and I I really am not in favor.

Thank you. Come on up.

Hi, my name is Alan Moses. Uh let's see. Public speaking. So um I'm an architect actually. So, I'm familiar with all these kinds of issues and I've been in public hearings before in the past. Uh, most of my architecture was done in New York City in Brooklyn for about 25 years. Uh, I graduated from Lawrence Tech in 1976, so I've been doing this a long time. And I don't see that gas station being there. I think there are already too many gas stations on that corner. Um, now that I'm retired and I move back to Oak Park and I take my bicycle and I walk uh to the Dunkin Donuts and I walk to the shopping over there. Uh, I can't imagine another gas station over there. Uh, a lot of you see a lot of students, a lot of folks walking on that corner, believe it or not, pedestrians. So, there is pedestrian traffic there and it makes no sense. Uh it would be it would be completely irrational to do this for the community. Thank you.

Thank you. Robert Moscowitz 15210 Southerntherland right in that area. I am a walker. I walk extensively. happened for decades. Um, so I walk around that area a lot. I walk past the uh um the sookco there and I had to be very very cognizant of the cars pulling in and pulling out of that soco. Um I feel that I'm still very alert but I know that there have been problems. I know people who have been hit in that area. The difference on the 10mi corridor are the number of children who go along the 10 mile corridor heading back and forth to the schools. You don't have that much on Greenfield where I do most of my walking, but on on 10mi you have tremendous um children traffic. And so any considerations of any development of that area has taken account that the amount of children who are not as attentive as we like to think as we are as adults for for that. And um I watched the children um both walking, running on their um escooters um going along there. It's of considerable concern um in general in how we accommodate um these children who are who that is a main corridor for them. So I want to bring that to attention and very much concern I have because we have had accidents with the children in this area and that's that's the point I want to bring and why I don't think it's a good idea to add to the traffic congestion in that intersection as it is right now. Thank you.

Good evening. Um my name is Mark Schulman. I live at 15240 Dartmouth, which is about uh two blocks uh uh south of uh 10 mile road. And I happen to frequent that area often when walking to places of worship. And I'm familiar even on our block on Dartmouth. And if you consider uh Burton and Harding, there must be no less than at least 100 children just on that block itself riding bicycles all the time to enjoy their uh ices and Dunkin' Donuts and and other uh treats. sometimes disregarding uh traffic, which is always scary, but I don't see any way how the benefits outweigh the risks from a public safety concern. In addition, I happened to check with the Oakland County Road Commission to see if there was any kind of traffic studies uh that were done in the area, and apparently uh there have not been according uh to them. And I would ask this commission that if they are at all considering this project that they request the petitioner to order from the county road commission a traffic impact study to take a look at that area and the congestion in that area because I think it would show unequivocally the danger of putting another uh gas station in that area. Thank you very much for your time. Thank you. Thank you. Anyone else here to speak?

Hello, my name is Andrew Atisha. I'm with the Shell Station at 9 in Greenfield. Thank you for your time today. Uh, the reason why I'm here today is for obvious reasons. Uh, another gas station down the street is not good for business. But, uh, something I share with Greenfield Road is I I travel up and down Greenfield Road every day for work. And uh with a lot of these residents and uh citizens here, I notice, you know, there's a very special thing that happens on the weekends with family and kids running all across 10mi. And uh I don't really see it anywhere else. And uh you know, the previous use for that building was a ride aid. And you know, ride aid, I think it's maybe they get three, four, 500 customers a day. Uh but you know, for a gas station of this magnitude, you're looking at 1,500 2,000 cars a day coming just out of that corner. and uh you know hearing you know the people here there's a large concern uh for the safety of those people traveling and pedestrians walking over there and uh then it just seems like you know that corner uh it's it's a prime real estate there could be many uses for that corner and it doesn't seem like a gas station you know knowing uh Danny and Dade for a number of years they're good operators over there they're serving the community's needs they've been in the communities for dozens of years and uh it seems like uh they got it they got it controlled over there. You know, people love them and it I don't know, it just doesn't make sense to have another gas station over there. Thank you for your time.

Thank you.

Anyone else? Go ahead. Hi, my name is Jacquelyn McKini and um I live at 26051 Radcliffe Place and um my question is is has there been any studies done on whether putting in another gas station will bring more business to the outlying businesses that are already there. So that's a concern of mine. Is this really going to benefit our community? And uh the second thing is there like this gentleman was saying there is the concept of ruinous competition. Um the more competition there is that may not be good for their business or for us. And um also this meeting I didn't know where where was this meeting posted so that we could I think we could have had a better turnout. I didn't see anything posted anywhere like online to the um city hall website. I didn't we didn't even really know that there were at least I didn't until yesterday that there was a meeting today. So I was concerned about transparency. So I guess that's my my contribution to the meeting.

Thank you. Just for just for clarification, just wanted to mention that the meeting was properly posted uh and people were notified in the mail as is required through the special land use approval. So I don't know where the within 300 ft within 300 ft. Okay. Yes, we sent notices. So I don't I probably got it and did not read it if it was No worries. Thank you. Thank you. Would anyone else like to speak? Sure.

Good evening. Uh my name is David Yousef. Uh and I own the Shell station that's on the corner of 10 mile in Greenfield directly across from the right aid. Um, I am here to uh aside with all my uh partners here and and the neighborhood and and the and the community here that we are and respectfully opposing to this uh uh changing of the zoning from the right aid to the to a gas station because just like Danny said, we are already oversaturated with with gas stations in this area, especially like on Greenfield Road and and and between Coolage in Southfield. Um, you know, Oak Park already approved uh the Kroger to come and put another gas station right down the street and then there's another station that's been approved by the city of Brookley on 12 mile in Greenfield. So, so the the benefit of another gas station in this area is is really not there. Um, it's not going to add anything to the community. is not going to add anything to Greenfield. Uh doing something else with that property um like a grocery store or like like divide it into small stores and and and and rent them out to to like a family restaurant or or anything else that we can do with that with that property other than adding another gas station that's not going to be even beneficial to to the neighborhood and to the community. and and then mind you, you have the school that's right behind that property and then you got the other school that they're actually building onto it uh that will accommodate another 500 students that's right next to it. Um so for all these students and for all these uh uh schools to be in close proximity to to that gas station is not going to be beneficial to to the

community or or to the neighborhood. Thank you for your time. Thank you. Anyone else?

Good evening everybody. I'm Dominic McCall. I'm actually the applicant for this. I do want to thank everybody for being here today. Commissioners, community members. Uh thank you for allowing me the opportunity to present this redevelopment opportunity for the former RAID. Uh that's at 10 Mile Greenfield. And I I just really want to start off by emphasizing that this isn't just about adding another gas station to the community. It's about transforming a a longtime vacant building that's been bladed for over a year now, almost a year and a half, into a modern facility that improves safety and generates tax revenue, creates jobs. Most importantly, it gives back to the community. uh especially through the dedicated wellness training center that that's a part of the the total development that I feel that a lot of the community members have shied against um not really taking that into consideration. It is a a large piece of the the total proposal in itself and it is something that I I do would like everybody to uh definitely keep in their head in in regards to the value of this total project because it is a large piece in there. Um, this isn't just a a gas station, and I I totally understand that there are other gas stations around the area. Uh, we look at this as more of a a mini market uh space that also serves fuel along with fuel, electric charging station. Uh, there will be a place inside for people to sit down and eat hot food. It's not like it's just a walk-in, walk out, easy type of convenience store. It is there's going to be produce that's sold there as well. uh pro foods serving all communities including kosher foods, kosher to go foods, kosher produce. Um so it is a plethora of a of many things that we'll be selling other than just what a typical gas station sells. Um with that being said, I do want to address some of the concerns that the community has raised um in different uh postings that I've seen online. Uh one thing that I do want to for sure stress is that this is not a Sheets gas

station. I know nobody had mentioned this today, but there has been misinformation going around that this is to be a sheets. This is a familyowned and operated operation. We've owned this property for over 20 years. We own the shopping center next door. Um, and we plan on being in the city for for forever. We're not planning on leaving or selling to anybody like a sheets or anything like that. This isn't like a uh a catch and deploy type of uh uh scheme going on here where we're trying to sell to sheets. I know there's been some rumors going around that that's the case. I just want to reiterate that is not the case here. Um to address the concerns that the that the public has had. Um one being traffic and safety. We have specifically d designed this project with traffic flow in mind. Um as you can see, it's oneway traffic flow that goes around. It's not like anybody can just pull in at any point into any pump. Uh we designed that specifically uh to keep things safe. Uh as well as we included a bike rack for those bikers coming to because we understand that there are a lot of bikers, a lot of walkers that are going to be coming to the facility and we welcome them and we want to make sure that it is safe for them. And we've designed that to make sure that that's the case. And if there's any suggestions that we can do to help make it even more safe for them, we're happy to hear those and and make the proper accommodations for that as well. Um, it there's clear pedestrian pathways, ADA accessibility. Uh, ma'am, I know you had some concerns as well, and you mentioned the other seniors that may have concerns as well.

No, I didn't mention anything. Oh, I'm talking to her behind you. I'm sorry.

Sorry. Sorry about that. So, I apologize. Um, but I I understand that there were community members who who did have concerns in regards to um ADA requirements and accessibility and we want to make sure that we we cover all aspects on that as well. Um, as for property values and neighborhood character, uh, leaving a large vacant property in such a visible corner only hurts property values, does not help them. Uh, redevelopment with modern architecture, landscaping, and design, it enhances the corridor and strengthens the neighborhood's image. it doesn't doesn't make it worse by any means. Um the community training center that's there is has immense social value to the project in itself. No typical gas station project would provide that. Um there was environmental concerns that were addressed. Um this station is going to be using state of state-of-the-art double wall underground fuel storage tanks with leak detection. Uh with that it has continuous monitoring. These systems are far more safer than any gas station around. Um it's made out of fiberglass material and it it's I I actually have some others here to expand on that in the event that you guys would like them to do. So um the future needs for for gas was a huge thing and uh that was on the community links as well. I wanted to mention that we do have EV charging stations for dedicated spaces for for those who don't have gas powered cars but electric vehicle cars. Now, only one to two% of our total population in Michigan have an electrical vehicle chart car. I understand that that may increase. Um, we're here to provide and expand. We have multiple spaces next to those to expand in the event that we need to as well. Um, so I just want to again talk about the the life and training center. Um, it's going to be 4200 square ft around there that's going to be donated to the community for community use. Um the purpose of that is

to give education and awareness around mental health training on how to respond for emergencies and life-threatening situations as well as disease prevention, promoting fitness, and promoting healthier living in general. Now, that's not an end- all beall. If the community sees a better opportunity of something that's more fitting into that space, that's something we're very much so open to. Um, we proposed this because we've had few members of the community that sought this to be a need within the community and we were more than happy to do so and make it a part of the project. Uh, which is why we had proposed it. Um, so it's going to be a dedicated space for Oak Park residents. It's not a business, it's a resource. It shows we want to show our commitment to making this project more than just a commerce here. It's an investment in people and families and in the health of the community as a whole. Um, in closing, I just want to leave you with this thought that again, this is not just a third gas station. This is a redevelopment project that transforms a vacant building into a safe, modern, forward-looking facility, and it improves the intersection, strengthens the tax base, provides jobs, supports transitioning to EVs, and it gives back to the community, which is most important. Um, we hope to do this for years to come. And again to be clear once once again excuse me this is not a sheets it's not a chain this is a familyowned operated managed uh facility and we've been in in the city for over 20 years now. Um we have as you guys have seen this raid aid uh whenever they had vacated over a year and a half ago. We have been working with many brokers in the area to try and fill the space with other types of uses. Um we've had several meetings with the city about different types of uses that we can be that put there and unfortunately we weren't really able to to come up with anything. Um this is the only thing that we've been able to come up with that actually makes sense for the community, for the project as a whole, and for the

property as a whole. So I respectfully ask for your support of this project and I welcome any questions that you may have and I thank you once again for your time today. Thank you. Thank you, sir. So, I think you're the last speaker unless there's anyone else. And I'm going to if that Oh, can you can you stay close though because I'm going to let commissioners ask questions of you, sir. Just stick around there for just a moment. If you could just say your name, your address, please.

My name is Linda Klene. I think it's the first second time I'm here in 21 years. So, if I came here, you know, it's very important. It's a pleasure to meet you all. I heard good things all about my council, and I have complete confidence in all of you, and that's why I'm here today. This young man who I I've never met. I have no idea who his family is. His intentions sound good, but we do not need a third gas station. I speak for myself, my neighborhood, and my community. We do not need it. Now, we can go over all the points that was in the community links that he did refer to. And we want to mention that um the bottom line is it could be a danger a main danger point. We have a lot of kids walking in that neighborhood along 10 in Greenfield. And by having a third gas station, there's a lot of action in a gas station. Did anybody ever watch any of the videos? How many kids and people walk by one time? Like that young lady said, she's worried about the seniors. All age groups and populations are represented here equally, and we want to maintain that for their safety. And I know the mayor agrees, so I go back with her a day or two. But the bottom line is that we have a lot of kids on bikes and there's going to be more accidents. Did anyone ever do an accident report? Any kind of report in the last 10 years of how many accidents occur when people are driving in and out of a gas station? I didn't think so. Well, I think that's something you might want to look at. This is a family community. We just don't need three. You want to talk about pollution? We can go on to all the uh now if this young man wants to donate his property for something that you agree with and the community agrees with. Okay, then we can sit down and discuss that further. But for have another gas station is absolutely not. I'm sure we can come up with something else in all these years and I would be happy to sit down with him and represent the community and work with the council.

Any questions? Thank you. Thank you. Thank you for your comments. Okay. Any other speakers? If not, sir, I'm going to ask you to come back up to the microphone. Commissioners, if you have questions for our applicant, I'd like him to go a little bit more to this wellness center.

Yes, ma'am. Um, so the idea of the wellness center was to uh donate the the a portion of the building to the community, large portion. It's close to a third of the total building size in itself. um to allow uh residents to to use this as a resource to help promote healthier living, promote exercise, mental health awareness, uh to stop life-threatening situations before they actually happen, as well as coach them and what to do whenever life-threatening situations do happen.

So, this is going to be done through a nonprofit organization who who does this. Um they're very seasoned in regards to doing this. And once again, ma'am, this this isn't an end- all beall. If the communities thought there was a better service to this place, um this 4200 square ft, we are all open ears in regards to listening to what that could be to help better the community. But we uh have been approached by a few different community members with this idea, which we thought to be great for the community in itself.

Okay. So, I'm being told I have to close the public hearing for us to ask questions of you. So, I'm going to go ahead and close the public hearing. Commissioners, any additional questions for our applicant. Okay. I have a couple of points. These aren't questions for you. You may sit down, but I do have some points I want to make. Do you want to go first? You sure? Yeah. Okay. Actually, I lied. One I do have a question, sir. Um, you mentioned that you've been at the property for 20 years. Were you part of the initial development for the right aid? Yes. Was it zoned PCD at that time? It was not. It was You asked for resing the Malfar dealership and got zoned into PCD.

What was it? I'm asking what was it? Do you was it B2? Do we know? Uh I have to check to see. So you as part of that request asked to reszone it to BC PCD. We don't know what it was before that, but you did it. I'm not positive as to what it was before that, but yes. Okay. My memory serves me correct. That is the case. Yes. Okay. Thank you. Thank you. Okay. And then why don't you go first because I have five things I want to say. Yeah. One one point I I'd like to make, you know, rather than getting into the weeds on some of the issues that have been raised. Um we have we over the last several years, we've developed a a master plan.

I'm sorry. Over the past several years, we've developed a master plan and that plan was done in conjunction with the citizens of Oak Park at several meetings and we agreed to a master plan and we have the these zoning zoning designations and this particular designation is specifically to separate the residential part of the community from the highways from and and I think we have a commitment to uphold those absence some some overwhelming evidence that the zoning was either incorrect or deserves or deserves a change. And while I appreciate what you want to do and and this city is a is is is a pro business community and wants to help you in any way we can, I don't think it's appropriate to do it by taking our master plan and using and putting chinks in it to help individual indiv individual business people absent some absolutely compelling reason that benefits the community and the individuals who are protected by the particular zoning provisions. So I I apologize but I know that the uh the the uh development team here will work with you. They have worked with you and I hope that something else could be developed that that is compatible with the existing zoning. But I think that we have to uphold the integrity of the master plan.

Okay. Thank you. And um Salam, could you come to the to the podium so I can ask you some questions as part of my comments? I want to just do that so everybody can hear your answer. So, the the planned corridor development zoning district currently does not allow for a liquor license to whether it's retail or not to No, does not allow for gas stations.

Well, that too, but a I'm just talking about liquor licenses right now. So, a retail liquor license unless you had special land use approval in that district. Correct me if I'm wrong. Is that wrong? Um, I I think it allows it, but let me um I have because and I I guess what I'm getting at is this property and this is a question to you is closer than a,000 ft to a school or religious. Yes. But because of the size Because of the size of the facility, it's exempt from the distance. So because it's larger than 10,000 square ft, it's exempt from that. But if it wasn't larger than 10,000 ft, it would not be exempt from that. No. Okay.

Yes. Okay. And this is not a liquor to be consumed on premise. This is a retail liquor license. Okay. So, that's the only reason regardless that that would even qualify for the retail liquor license is because it's over 10,000 square feet. Okay. Okay. So, that's my first question. My second question is planned corridor developments throughout our city. Are there other locations where there where these exist in the in commissioner was referring to it in the master plan? Are there?

So we have three properties. Uh one is this property. The other one is the one south of it which is uh Greenfield Square Plaza and the third one is on 10mile and Coolage Parkwood Plaza. These the only three properties that um zoned PCD. Okay. And why would we typically see a planned corridor development project? What what does that usually look like? It's because of the sensitivity of the location in relation to residential, institutional and other places. That's why uh we wanted um specific district that uh any use there going to be evaluate based on the location

and the impact for uh the neighborhood. So when the right aid was constructed and asked for that planned corridor development distinction, it was probably what more so because of where it was in the city in terms of that neighborhood that's adjacent to it. I don't know about the right age because retail. Yes. And the retail is a permitted use within the PCD. Okay. Yeah. So the PCD wants a use that does not conflict pedestrian with the um vehicle traffic or the vehicle uh traffic between internally and externally within the site and within different land uses within the site.

Okay, I may have more questions but let me So I I also want to just echo um how much we appreciate business in our city. Um, and I certainly don't want to dissuade anyone from doing business in our city. And of course, this property has been sitting here like this for quite some time. It's unfortunate. Um, we have a lot of these, um, you know,ies, oldarmacies now, Walgreens too, that are that are vacant and we'd like to see them reused. Um, I have concerns about the circulation of traffic. Um, I know that the drive, we talked, you talked a little bit about the drive, you could rework the drive coming back off of 10 mile. I'm still concerned. Okay. I am concerned about the retail liquor license in too close proximity to schools and religious institutions. And again, as you clarified, only because it's larger than 10,000 square ft, right? Um doesn't change that there's still schools and religious institutions in the immediate vicinity closer than a,000 ft to to this development. Um look, the oversaturation of fueling centers in the immediate area. I I went on Google Maps and looked and I think the gentleman who spoke from the Shell, Mr. Yousef, I think that's the Shell in Southfield, correct? So, if you combine the Shell and South that he came that he's from, this means that three of the four corners in that intersection would be gas stations. Um, I also, and I think maybe this is the most important of my concerns, but it's it's kind of getting into what you were talking about, which is I'm I'm concerned technically that this could be construed as spot zoning. Um, we have a planned corridor development zoning area. This is one of them. For us to now go say this one property is going to be B2,

I think is something to be concerned about. Um, I think that works both ways, but I mean, spot zoning is something we try to not do. You're We try not to do. That's correct. Yeah. But, uh, just to clarify, the B2 district will be consistent with the zoning district to the north, but we might be creating a spot zoning for uh, the uh, Greenfield Square Plaza because I want to clarify that one property. So everything south of 10mi on Greenfield on the that side of Greenfield is in the PCD district.

We have only one property PC district which is the Greenfield Square Plaza and the right aid. South of it is the Petra where the school planned technical but that entire strip mall is PCD. Correct. Correct. Okay. So that whole area so everything in in essence everything but the right building would be PCD. Correct. And then the schools just to the south of that. Yes. Correct.

So that I'm not a planning expert. To me, that's spot zoning. It sure feels like it. It's concerning. Um so I would love to see something happen at this property. Um that includes a community component that might be a mixeduse development of some kind. It's a very difficult situation. As I mentioned, um, you know, we are willing here at the city to do everything we possibly can to work with anyone to redevelop these former, you know, pharmaceutical these pharmacies that have all closed down now, um, creating eyes throughout our city. Um, okay. Other comments from commissioners?

I I'm not going to go into and labor the situation, but I just think the same thing just you. All you have to do is cross 10 road coming east and if you're going to see two gas stations, that is a bad look for the city. That's all. Okay. Other comments. Okay. So, commissioners, we do have 6B that we do have to do a vote on, correct, Madam City Attorney? And then 6D as well, separately. Correct. Yes.

Okay. So, if we're at the point um to take up 6B, which is the request for the special land use for that property. Um now, madam city attorney, I just want to make sure we're clarifying that if we vote yes, that means we support the request for special land use. Correct. Okay. Want to make sure everybody's clear about that. Okay. So 6B commissioners, we have to make a motion. I can't do it as the chair. So move. So move. So can you clarify? So moved

to have the vote. Is that what? Well, to do what though? What is the action you want to take on that? Sorry. To to have a vote on the planning on the uh land use uh request. Okay. Your motion is to deny or approve. It would be to approve to approve. It would be to approve to approve it. Even though we want to vote it down, you would vote no. Okay. So, yours your motion just clarify it again if you could please. My motion is to have a vote on item 6B on the agenda this evening. Okay. To approve the request. So, if you vote yes, you're approving the request, correct? Okay. Is there a second?

Second. Is there any further discussion? If not, let's have a roll call vote, please. Okay. Commissioner Whitehead, no. Uh, Commissioner Eiselman, no. Uh, Commissioner Mlelen, no. Commissioner Celixson, no. Commissioner Tatch, no. Commissioner Tungate, no. Commissioner Walters Gill, no. Okay. 6D. Oh, wait. Oh, sorry. Ed, vice chairperson Brown. No. How could you? You know, this motion fails.

Motion fails. Yes. Okay. 6D is the proposed reszoning of that property. So, same principle applies here. So, commissioners, when you're ready, I'll get a motion, please. Okay. There's a motion to deny. Is there a second? to approve. It should be to approve. Legal counsel motion to approve and then we will vote to vote. The motion is to approve. Approve and then you have a vote about whether you agree. Is that Yes. Okay. So, should we now go back and do the other one? No, you didn't. Okay. All right. We're approving the reszoning. There's no second. We got to word these differently.

If there's no second, it just dies though, right? Crap. Is there a second? Is there a second? Yeah. Uh, I'll second the motion so that we can it on the record. Yep. Roll call vote, but please clarify again so we are know what we're voting on because the way this is worded is difficult. Mr. City Clerk, we're voting to approve the reszoning of this property. Commissioner Eiselman, no. Commissioner Mlen, no. Commissioner Celixson, no. Commissioner Tatch, no.

Commissioner Tungate, no. Commissioner Walters Gil, no. Vice Chairperson Brown, no. Um, Commissioner Whitehead, no. Motion fails. Okay. Thank you. We are now on to the number eight planning commission matters for discussion from members only. Commission members, anyone have anything they'd like to discuss? We have a total of four minutes to do so before the next meeting. Okay. Uh no public comment, right? Yes. Okay. Motion to adjurnn.

All those in favor? I opposed. Have a good night. Everybody have a great night.