[This transcript was generated automatically from audio using AI and hasn't been reviewed by a person -- it can contain mistakes, including plausible-sounding sentences that were never actually said. Treat it as a starting point, not a verbatim record.]

[0:45] Good evening, everyone. Welcome to the June 3rd, a calm township planning commission. Could you all please stand for the pledge of allegiance?
[0:53] The
[0:57] pledge of allegiance could have died of the United States and the United States and due to the dollar, which is says, one way should have underbed in Israel with liberty and justice for our role.
[1:15] All right, Mr. Bentley, would you please call the role?
[1:18] Yes, Mr. Chairman. Michael Hardy. Here. Mr. Tupfield. Here. Mr. Marley.
[1:26] here. Ms. Smith has an excuse to absence. She's not here. Mr. Spadafore here. Mr. Oliver here. Mr.
[1:37] Bentley present. Okay. We have a corner. Mr. Chairman, Mr. Spadafore. I will move to
[1:44] excuse commissioner Smith from all role call votes this evening. And I'll support that.
[1:50] motion by Mr. Spadafore, supported by Mr. Myrlade, to remove Ms. Smith from all roll call votes tonight on favour.
[2:00] Aye. And you want to pose?
[2:02] Motion passes.
[2:04] All right, approval of previous meeting minutes. May 20th, 2025.
[2:11] Questions, discussions?
[2:15] If there are not Mr. Chairman, I will move to approve the previous meeting minutes as
[2:21] presented. Motion by Mr. Spadafore to prove the previous meeting minutes supported by Mr. Bentley,
[2:28] all the favor? Aye. Anyone opposed? Motion passes. All right. Approval of tonight's agenda.
[2:35] I said, I need to discuss it. If there's no nothing to add or I'll make a motion to approve the agenda.
[2:42] submitted. Motion by Mr. Byerley to approve tonight's agenda.
[2:48] Supported by Mr. Bentley, all in favor? Aye.
[2:52] Anyone opposed? Motion passes. Old business, Mr. Box.
[2:57] There's no old business this evening. Okay. New business.
[3:02] Sheets become north, site plants, special land use, located on the southeast corner of
[3:09] 23 mile road and North Avenue, section 24.
[3:14] Permitted parcel number 0824-101-016 MC development holdings LLC petitioner, Mr. Box.
[3:28] Thank you, Mr. Chairman and Commission.
[3:29] As you mentioned, there are two items tonight, the special land use and site plan that
[3:33] kind of go hand in hand.
[3:35] So I'm going to walk through both of them, I'm going to do the special land use first,
[3:38] followed by the site plan, we should know that they need two separate votes this evening.
[3:46] In the site plan should be second because it's predicated on the special land use.
[3:52] So that being said, as you mentioned, they are seeking a site plan approval as well as special land use
[3:58] to remove and existing retail building or replace it with a gas station convenient store with a drive through.
[4:03] And the special land use approval is requested for the drive-through use as well as outdoor sales areas.
[4:11] So as I you see circled on the screen behind you that is their outdoor sales area and that is the special land or the drive-through.
[4:18] Those are the two items that are seeking a special land use for this evening.
[4:23] And so that in the first part of this that's what I'll be discussing.
[4:26] So there are a number of criteria as you guys are well aware.
[4:29] I'll go through them one by one, so this special land use shall be of such size and location that it's harmonious with the neighboring development.
[4:38] So outdoor sales are common supplemental use to gas stations, door sales locations are shown on the south face of the building and planning staff does find that acceptable.
[4:48] The drive suit through use is largely in the same location as the drive through that previously existed and and staff find that location acceptable as well.
[4:57] So the proposed use should be of a nature that vehicular pedestrian traffic should not be
[5:02] more hazardous than the normal based on the location of the proposed outdoor sales area
[5:07] and the drive through it appears that this criteria would be met.
[5:11] The proposed use shall be designed with respect to location, size, intensity,
[5:16] slightly out for periods of operation.
[5:19] The things that you would be looking for here would be any nooses emanating there for
[5:24] from which it might be noise dust, films, etc. It's not anticipated that these nuisance
[5:31] related to dust, noise, fumes, vibration, smoke, or lights would occur from these proposed
[5:36] uses that being the outdoor sales or the drive-through use. The proposed use shall be
[5:42] of such that the proposed location and height of the building structures etc. would discourage
[5:48] appropriate development of adjacent uses, so the outdoor sales, again, it's a common
[5:53] supplemental use to gas station convenience stores, as is a drive through, which is evident
[5:58] that those same uses already existed to other corners at this intersection.
[6:03] So it's pretty standard with this type of a development.
[6:08] The proposed use shell relate harmoniously with adjacent land uses with regard to prevailing
[6:12] shopping habits convenience of access by prospective patrons and continuity of development.
[6:18] So the proposed outdoor sales area in drive through use will supplement the gas station
[6:24] in the area and convenience of access by passing motorists.
[6:29] There's obvious need for this in the area as evident by the recent
[6:35] and ongoing expansions of similar uses at this intersection.
[6:42] The proposed uses necessary for public convenience,
[6:44] so the outdoor sales and drive-through use may help
[6:47] eliminate some left turns, which would create added convenience,
[6:50] propane sales are very common again at gas stations,
[6:53] and convenient stores, and they're not permitted inside the building, so they would be necessary to be outside if they were sold at this location.
[7:01] The proposed use to so design located in Planned, and Shelby operated in such a manner that the public health safety and welfare will be protected.
[7:09] The proposed locations of these sales areas and the drive-through appear to be acceptable, staff don't anticipate any public health safety and welfare to be impacted negatively.
[7:20] And then lastly, the proposed use shall not be detrimental or injurious to the neighborhood
[7:23] with which it is located, nor shall such use operate as a deterrent to future land uses.
[7:30] So it's not anticipated that the outdoor sales areas, or the drive through uses, would be detrimental
[7:35] or injurious to the neighborhood within which it is located, nor will it be a deterrent for future land uses,
[7:42] permitted within the same district.
[7:43] So that being said staff doesn't really have any objections to the recommended or requested special land use.
[7:51] So now I'm going to walk you through the site plan as submitted.
[7:54] They do meet all the acceptable setbacks, the minimum requirements as you see in blue.
[7:59] In the lighter blue they do have a monument sign proposed.
[8:02] It is set back 10 feet from both right ways which is sufficient and they have a proposed trash and closure.
[8:08] It is, I'll touch on this a little bit later, but it is moved from where the current
[8:12] trash enclosure is located at the CVS. They are moving it slightly, but it is more
[8:18] than 15 feet away from the building as required. The eight foot pathway along both road
[8:24] frontages already exists. They have two drive accesses shown already existing and there's a
[8:30] proposed five foot wide pedestrian access along 23 mile road to connect pedestrians from the area
[8:37] to the site safely.
[8:40] Parking and loading, they do have 40 parking spaces,
[8:44] as well as 12 pump spaces provided, which is exactly
[8:47] what's required.
[8:48] And then they have a 15 by 70 for loading zone proposed
[8:52] that meets the criteria actually.
[8:53] It only needs to be 50 feet.
[8:57] The existing masonry wall and two existing rows
[8:59] of hedged bushes and trees, they propose to remain in place.
[9:04] There are several landscape features
[9:05] around the site, as you see here.
[9:07] They're actually increasing the width of the landscape area between both of their immediately adjacent neighbors from what exists currently with the CVS.
[9:20] I will note that the DPW asked if the trees that you see highlighted are circled in blue there.
[9:26] It could be removed as they may damage the sidewalk.
[9:29] That's up to the discretion of the applicant, and I'm sure there'll be up here in a second, and you can ask them about that.
[9:34] But they noted that the trees, the roots could potentially damage the sidewalk, but it's, I would also on the point out that if the trees didn't
[9:42] fact damage the sidewalk, it's the responsibility of the adjacent land order to fix that sidewalk.
[9:47] So that's kind of at their discretion if they, they want to take that risk.
[9:54] They provided the elevations.
[9:55] As you see here, you should have got all this in your packet, as well as the canopy elevations and the floor plans within the site.
[10:03] nothing that would violate anything in the ordinance.
[10:07] They provided a photometric plan, as you see here,
[10:10] they have 13 polls around the exterior,
[10:11] limits of the paved areas, building mounted fixtures,
[10:14] and lights under the gas canopy.
[10:16] The heights of the polls are acceptable.
[10:19] All of the lighting that requires downward shielded
[10:22] is proposed as such.
[10:25] So that being said, staff is in support.
[10:28] There's nothing that violates the ordinance.
[10:30] There is a few things, as you saw in the
[10:32] letter from the engineering department, that minor things that they would ask that if this
[10:37] were to be approved that it would be contingent upon, and those are listed here that
[10:42] being clearly labeling the clock out drain, labeling the frost free pads at the entrance
[10:47] of all the service doors, showing an angled cap on the dumpster enclosure details, and shading
[10:54] the areas on the site plan where all the sudden irrigation would go, including the existing
[10:59] long areas that are going to remain and that includes where the existing dumpster enclosure
[11:05] is located. I mentioned that earlier.
[11:10] With that, I'll take any questions.
[11:13] Okay. Patricia, name and address for us, please, sir.
[11:19] Good evening, David Brokelmeyer. We're Sheets 3,900 West 12-mile row, Department to Nails, Michigan.
[11:24] Thank you for having me here tonight. Our excited present to the site plan. I do have a very brief
[11:28] presentation. I'd like to show you here one staff can pull that up on the menu.
[11:37] So tonight we're here again for a special landing site plan approval. We're proposing a
[11:40] 61-39 square foot restaurant convenient store with associated fuel station and a
[11:45] drive-thru. That's at Southeastern 23 in Northamph. And it is a 2.11-acre parcel.
[11:51] Again, staff mentioned we have six pumps, 12 fueling positions. This is representing a $9 million
[11:58] investment into the location, and we're excited to propose 30 to 35 full-time positions
[12:03] for this location, as well as all the construction and engineering firms that we're using
[12:09] that are local.
[12:12] Again, you've seen the site plan. A couple of things I'd like to note, if you
[12:16] could switch to the next slide, please. We've taken some care here in designing this plan,
[12:21] you know, knowing that we have other uses adjacent to us, we've left a masonole in place,
[12:25] And there's almost 60 feet of buffer in between, you know, our drive-through lanes and the neighbor to the east.
[12:32] So we've made that intentionally, and left a green screen, a lot of that vegetation we're going to maintain.
[12:38] Another thing we've done just to, you know, thoughtfully lay off the site plane, just to put that drive-through kiosk.
[12:43] That doesn't have any noise, but it is an LED touch screen on the south side of the building.
[12:49] Again, you've seen the elevations in the staff packet, but a good full section brick and stone building.
[12:54] and this is just a couple of renderings of what the site is proposed to look like.
[12:59] Just for a little bit of a bird's eye view, and then that's what a
[13:02] part of typical sheets look like just to remind you.
[13:06] With that said, I'll take any questions you may have tonight.
[13:09] Okay.
[13:11] Commissioners.
[13:12] Kind of?
[13:12] Questions?
[13:14] Let's just pay it for.
[13:15] Yes, good evening, Mr. Brockhamyer.
[13:17] Nice to see you again.
[13:19] It's far as the building itself, now the existing building, which was formerly CBS, that's going to be knocked down, and you're going to reconstruct the new building on site and take it.
[13:31] That is correct.
[13:32] We would completely scrape the site and rebuild it as a sheet sim.
[13:36] Because that's different elevations, different brick color sighting, and all compared to what's existing there, right?
[13:42] Correct.
[13:43] We'll have all of that torn down.
[13:44] We'll have a cohesive look throughout the site.
[13:46] And when that's done, the full development would include a newly surface parking lot with stripes if you were approved.
[13:54] Yes, that is correct. We would completely replace all the pavement, curving all the infrastructure on site in its entirety.
[14:00] Okay. Josh, Mr. Bax, our planning director alluded to a little bit, but the landscaping sheets that we had in our packet had two different colors.
[14:09] one was like a light green line green and the other was gray. Can you explain the
[14:15] different colors that were on the landscape plan sheet for that? At least in
[14:19] our pack, that's what it was. Not entirely sure about that. Only in the sense that
[14:25] there was one that was labeled as, I think, for side. I'm just wondering, there's
[14:32] additional side that was going to be proposed and if yes, will that be
[14:37] regated. So we do fully see it in solder sites. So that's from day one. We also installed
[14:44] drip irrigation for trees and shrubs and things like that. The existing vegetation,
[14:48] we would intend to leave that. However, I think staff has some comments that we'd like to
[14:52] address with engineering just administratively. We're happy to work with them on that, but our sites
[14:57] fully saw it in here again.
[15:02] Okay, and as far as what has been recommended as a new hedge roll along the 23-mile road in addition to what it's, I think, the post on North Avenue, you have, at this time, any idea of the height of the hedge roll of planning, it would be.
[15:19] No, planting would be something like, you know, 12 to 18 inches, something in there, depending on the type of shrubbery, that's there, and then it would obviously grow.
[15:27] Okay, and be maintained at the same time, but it would grow.
[15:30] And you perhaps had seen the comments from our D.P.W. department as far as the removal of the A-trees along 23 mile road is
[15:43] are you in your team amenable to such a, you know, removal with the replacement of perhaps a hedge road?
[15:51] Yeah, we are amenable to that.
[15:54] that's all I have for now.
[15:59] Anyone else? Just a few clarification but I'll start with the landscaping
[16:05] the existing on the east property line. You indicated that that remains and I think the drawings
[16:24] and during your presentation that you're going to make some changes to that existing landscaping
[16:32] on the east side, can you clarify what you're thinking, because it's not on the drawing.
[16:39] So the intent is to maintain all of that existing vegetation on the east side, as well as that existing
[16:45] nation or screen wall that's there.
[16:47] At this time, so essentially east of the curb line that's currently there at the old pharmacy,
[16:52] It would stay the same.
[16:55] There is going to be some additional green space installed, however, with this project.
[16:59] So we would be increasing the amount of green space.
[17:02] Okay.
[17:03] Thank you.
[17:05] Can you clarify your hours of operation?
[17:07] There is no on your drawings.
[17:10] But it doesn't clarify what is operating for the 24 hour, seven days a week.
[17:18] So, we operate our sites fully 24-7-365 with all the amenities that come with them.
[17:26] So, the restaurant, the gas station, everything is open.
[17:30] Yes, entirely.
[17:32] So, that brings me to my next clarification question, because it just says proposed store will operate on the drawings.
[17:40] So, you have a store, you have a restaurant, you have gas, so it's more than the store.
[17:47] It would be the entire site of the fuel restaurant and convenience store would be up in 24, 7, 3, 6, 5, correct.
[17:55] Okay, then my question is in regards to, since we're talking about special land use right now, the drive through along the east side.
[18:09] I guess that is up. I have a concern with the land, with the drive through on the north and
[18:24] there is, you note a stop, I believe, I think it's on the drawing. Yeah, that's correct.
[18:33] what is the barrier right above the word stop
[18:38] the barrier about the word stop
[18:40] just be a stop bar that's just a bar that would just be a straight stop bar
[18:45] okay would you consider a screen there my concern is we have a line of as you
[18:52] show five cars have their headlights on 24 seven I should say at night and
[18:59] There's a, there's a house right across the street with their living room window right there.
[19:08] I'd like to see something that blocks the headlights because they're not going away with one car.
[19:15] Because there's another car that's going to follow right along.
[19:18] But at least something there that would shield the headlights from this line of cars from that adjacent property.
[19:28] It would be a nuisance to me, and when I look at those only ordinance, I would say, you know, I would not want headlights in my living room all night long.
[19:41] I think that's something we could work on staff on me, knowing we need to circulate people around the strife through we couldn't impede traffic.
[19:47] I would like to note a couple of things.
[19:49] Our drive-thers are very low volume, so they're not intended to be something of a high volume like a Starbucks or Chick-fil-A or anything like that.
[19:55] average at our peak at lunchtime, we run about eight cars an hour, for instance, over
[20:01] night, we're less than two, usually an hour. So it's very low volume. This is all really
[20:06] about an amenity for our customers that maybe they can't get out of their car or maybe
[20:10] they've got a car full of kids, and it's something where they can conveniently pull around,
[20:14] and sometimes they don't even use the order point, they just use the app, they pull around
[20:17] and grab their bag of food and don't have to get to say their kids out of their car,
[20:20] maybe they're grandparents out of the car or something of that nature. So it is a very low volume.
[20:26] So I just wanted to point that out. We can work with staff to make some kind of screening of some kind, but it's that's
[20:32] something we aren't able to impede the flow of traffic. Right, and I guess to stop the lighting,
[20:39] the headlights and that wouldn't have to go much further than what is shown there for the stop.
[20:47] But would you consider that you will do something there to shield?
[20:51] the, I would like to ask a little bit of a clarification, you know, shielding headlights
[20:58] point north, you know, that there's not going to be anything in front of it. So when you say
[21:02] shielding it in front of the stop, can you give me a little bit more about that? Stopping
[21:08] the headlights from shining into someone's front front.
[21:16] We can be a stream, it can be something
[21:19] that's, it can be tall, thin, plants, you know, trees, but just something to shield those
[21:34] lights that are going to be there, whether it's two that are there for the 10 or 20 minutes
[21:42] that they're waiting for their food or a whole line because I don't know that anybody can guarantee
[21:49] how many are they going to be in that line and it is a concern that I would have if I own
[21:55] that house across the street.
[21:59] I think looking at this we can come up with some kind of way to do that and we can work with
[22:03] staff.
[22:04] we can work with staff to do that.
[22:10] Thank you for the on
[22:18] your push button.
[22:21] I guess your screen touch screen.
[22:24] Is there any kind of speaker or mic there in case someone's having problems using it?
[22:32] So we actually have agreed to take that out of the call box.
[22:36] So we will not have it. It's really a full touch screen operation and occasionally, you know, an operations person on the camera might see someone struggling and they could get on there.
[22:45] I think what we're intending to do is to install system where they could just press a button and it'll say, please pull around or they could just pull around or we're going to have some kind of plaque up this there that says, you know, if there's an issue, please pull around our associates will help you at the window.
[22:57] Gotcha, I appreciate that. Thank you.
[23:05] That answers my questions.
[23:09] Anyone else?
[23:10] Yeah.
[23:11] Just follow up.
[23:14] So when somebody is struggling at the chaos,
[23:19] there's no way that somebody's going to be yelling through a call box.
[23:24] It's just not going to be there.
[23:25] That is correct.
[23:28] That's good.
[23:30] And there will be a way that that person could be notified just to go around.
[23:36] Well, would that be just pop up on a screen?
[23:39] We'll either have something on the screen or we're going to have some kind of plaque on the order point that says if you're experiencing issues, please pull around.
[23:46] Thank you.
[23:47] The next question is alcohol.
[23:50] Do you sell alcohol there?
[23:51] We do intend to sell alcohol at this location, but we're going to follow all state and local jurisdiction ordinances.
[23:57] So if we can get an alcohol license, we will
[24:00] sell carry out only items that will be no on-premise consumption.
[24:05] So no serving of alcohol.
[24:07] No, carry out only.
[24:11] And the food will this be dying.
[24:13] We'll be no entertainment at the food, no, especially events inside
[24:20] the building where people would come and gather and any of that stuff.
[24:26] No, we don't.
[24:27] You're going to buy your food, you're going to either take it home or you're going to eat it there.
[24:33] Yeah, that's correct.
[24:34] We have about 30 seats inside.
[24:36] That's not some kind of large gathering area.
[24:39] Nothing of that nature.
[24:39] It's really coming and get your food sit down and eat it and be on your way.
[24:45] Thank you.
[24:46] What we began this gentleman was sitting there.
[24:49] So can you state your name and address on the road?
[24:52] Eric Williams, 555 South Old Woodward, Birmingham Machine.
[24:57] Okay.
[24:57] Thank you.
[24:58] Anyone else?
[24:59] Yes, Mr. Chair.
[25:00] Mr. Tuckfield.
[25:01] Just to follow up on something with Mr. Wood.
[25:04] If I could.
[25:06] Rich was mentioning some concerns with lights on the drive through.
[25:10] This is with regards to the special land use.
[25:11] I believe because the drive through a special land use.
[25:14] What is our ability to put a requirement on those of those that are blocked?
[25:17] Is that something we have to do as a suggestion?
[25:19] If we wanted to do that, is that something we could make it contingent upon?
[25:23] Can you help us with what our, yeah, this is a special and you, so, you know, it's a permissive request by if they meet the standards and I think it's appropriate if the planning commission believes that there should be conditions as part of their approval as part of the special and you are taking requests those.
[25:42] It sounds like the petitioners willing to agree to some of those and that's not an issue.
[25:46] It's a different than a conditional rezoning where a
[25:50] Partition has to offer the conditions. It's not something that the planning commission can suggest. So they're two different processes. Very good and just the Mr. Benley's point. I think we had this happen on a past
[26:03] Drive through that was originally late into the evening. I think we curtailed the hours 24 and
[26:09] Hayes I believe because of a similar thing. My only concern would be is we're thinking about this
[26:13] that I would prefer that this is either left out altogether or made a requirement not and with no offense to the petitioner not a not an open ended thing.
[26:24] I think we should either decide it's required and make it a requirement of the special end use or decide that it's not required and not put this problem.
[26:31] So just following up with that to the petitioner.
[26:34] I'm assuming that if you were going to put some sort of barrier in there that you would have to curve that exit lane into the bypass is that kind of what you're thinking is you're looking at it.
[26:43] we probably have to build is just a little bit of a lane shift if you will and then add in lane
[26:47] escaping where you see the hatching there below the stop. We'd have to add some lanes who
[26:53] make like a little bit of a lane shift around it so that we could install some kind of hedges
[26:59] or something in that nature. It seems straightforward to my eye. Obviously it's a change. Is there
[27:05] do you have concerns about it from a slight perspective?
[27:09] I don't think it's anything in some
[27:11] that's very cheap. And then it's Mr. Box, is there any concerns on the planning department
[27:15] with regards to that? This far as the headlight? No, there's ways that we could probably work
[27:23] with them to shield it if you requested that. I would also point out that it's probably, I know
[27:28] the right of way is 120 feet, the house sits back, 50, 60 feet and this is 50, 60 feet into the
[27:35] So we're talking, you know, well over 200 feet, so.
[27:40] All right.
[27:41] Thank you.
[27:41] Thank you.
[27:42] Anyone else?
[27:47] All right.
[27:48] So if I could Mr. Chairman before I forget, I wanted to point out there were a number of handouts.
[27:55] I believe Sheets brought in a handout and provided it to each of you.
[28:00] One of the residents brought in a handout and provided it to each of you.
[28:03] And then there were two emails, they're lengthy, I'm not going to read the entire thing, but there's one from an East Point resident, Jennifer and Nicholas, largely pointing out some items that she has heard sheets say or do at other locations.
[28:21] And then the other one would be from the neighboring Tina's country house, and Tina's
[28:28] in the tavern at Tina's, indicating that they have concerns with groundwater contamination
[28:39] and actually pointed out that there are no real concerns about traffic flow from my standpoint.
[28:44] It's worth mentioning that northbound traffic flow is congested at times, which I kind of touched
[28:50] on earlier, if there are no gas stations on the right-hand side, northbound traffic,
[28:56] which, according to hers, congested, we need to make a left-hand turn, which is inherently
[29:01] more dangerous.
[29:03] So, it could potentially be a convenience as well as health and safety to provide a right-hand
[29:08] turn gas station.
[29:12] So, should we handle the special radius now and then move to the site plan, or should we
[29:20] can we do both at the same time?
[29:22] Well, they need two separate motions.
[29:24] In a special land use requires you to open it to the public.
[29:27] So I would say you should do that next and then then two separate motions.
[29:33] Okay.
[29:33] That's what I thought.
[29:34] All right.
[29:35] I need a motion to open this special land use to the public.
[29:43] Mr. Bentley said, you like the motion?
[29:46] Mr. Oliver will second it?
[29:51] Okay, folks, you're in the audience if you'd like to come up to the podium and speak, you have four minutes.
[30:00] And what we do is we collect everything. We don't comment after each and every person. We collect everything and at the end. Give it to Mr. Box and he answers most of your questions.
[30:14] So let's do anyone that would like to come up and speak on the special landships?
[30:22] podiums yours
[30:28] Approach that they have name and address please 22 1 8 16 you'll drive McCone-Touch your name William D'Blair
[30:39] The approach going on 23 right turn only again like I said we're taking all of your comments
[30:47] Okay, right turn on all that term. It's close to the light
[30:52] Because I have property down where on Donner and 23 where the build one there now and that's the same deal there
[31:02] It's so close to the light you're gonna get a lot of accidents
[31:06] Someone's gonna have to die for this probably for your fixer
[31:11] Okay, that's my only complaint no, except if they have one down on 23 and Donner and you okay to unhaul road already
[31:19] So this one it's pretty close to the other one
[31:23] But it just depends on how much tax money you want.
[31:26] All right, thank you, sir.
[31:30] Anybody else?
[31:37] My name is Bill Thompson, 21133-2325, my old road.
[31:42] My primary concern on this is basically the intensity of use.
[31:46] Everything on the east side of Darthay, I don't know,
[31:50] from a 22-mal world north with the exception of Tina's residential.
[31:55] Everything down 23-mal road from North Avenue is residential.
[31:59] potential. And you're dropping this high intensity use on that corner. The CVS, they had
[32:08] to drive through there. And I don't know if they had a squat box or not. But typically a
[32:15] squat box, you have to have a 300 foot isolation from residential property. Now, the drive
[32:21] through is more than just a squat box. It's cars going through there all the time. You may
[32:29] have two or three an hour from 10 o'clock in late till 6 o'clock in the morning, but the people
[32:35] who live next door and the people who live across the street, they're going to have those cars
[32:38] going through there. The headlights, that's what's pointed out, will be a problem. But, you know, I
[32:45] live at 25 in the fall. Nice quiet corner, right? You should hear that at 2 o'clock in the morning,
[32:51] put them water cycles go through the cars race around the corner and people exit in from that
[32:59] that drives you. They're going to take off like crazy. It's going to be noisy. It's going to be where
[33:04] so that it is now. When CVS was there, their hours were restricted. If they had a, if they had
[33:10] a squad box, they would have, if they did. It was only open for my 10 o'clock in the morning
[33:15] to 5 o'clock at night. They're talking 24 hours there. I don't think it's going to prove for you.
[33:21] Thank you. Thank you, sir.
[33:28] Anyone? Come on.
[33:39] Hi, my name is Simon Zedan.
[33:42] 52047 to comb and arrows drive McCombick Michigan.
[33:47] I travel this road every day back and forth day and night.
[33:54] And the traffic is just crazy at Russia over time. Now we all know we're all trying to save a buck.
[34:02] You're coming south on North Avenue. Oh, sheets is 10 cents less.
[34:07] Or do you want to be like, what's the quick left?
[34:10] What do you think happens?
[34:12] Even if you make a left at that light,
[34:13] now you've got to make a right crossing over.
[34:17] It makes no sense.
[34:18] There's already two gas stations there.
[34:20] What is the purpose of us having the sheets gas station there?
[34:25] As McComb keeps building, more and more homes,
[34:27] more and more residents.
[34:29] It's a one-lane road.
[34:31] Are you guys planning on expanding this to a highway?
[34:35] Or what's the city's intentions?
[34:36] to accommodate a third gas station.
[34:40] Why do we need it?
[34:43] I rest in my case.
[34:45] Thank you, sir.
[34:51] Anyone else?
[34:53] Absolutely, sir.
[35:00] Good evening, Members of the Commission.
[35:01] My name is Nader Jawad.
[35:04] Address is 19-04-0-24 mile road McComb.
[35:09] We're doing business in McComb Township for over 30 years.
[35:14] I want to start off, obviously, with stating my strong opposition
[35:17] to this plan. You know, I'm not just concerned about other gas stations coming in, but you
[35:24] also got to keep in mind the fact there's environmental factors, what kind of community you're
[35:28] trying to build down the road. I think it's very short-sighted thinking. We talk about the quality of
[35:36] life, it's more than just property values, which by the way, in case people are aware, they are
[35:42] going to drop with the construction of this new gas station.
[35:48] How exactly has been a fitting in the community, we're failing to really look at the long-term
[35:52] picture here, you know, it's more than just revenues and profits for corporate greed.
[35:59] You got an issue with light pollution, 24 hour noise, I mean these guys aren't going to
[36:05] make any exceptions for anybody.
[36:07] I mean, they're going to tell you what you want to hear right now, but once it gets
[36:10] you guys are on your own. We have a responsibility to build the
[36:14] township that reflects internal growth that prioritizes diversity of
[36:18] use that values of the ability.
[36:22] And I also want to touch upon a
[36:24] couple of topics. I'm going to go in chronological order. Sheets sells 88
[36:32] fuel, they're all going to the AT&T fuel, which they claim on 2001 in New
[36:39] or Model Vehicles is safe. But if you do your research, there are a lot of
[36:47] New or Model Vehicles that are having issues due to the fuel that they're using.
[36:53] Do your homework look it up? I mean, I'm not the only one saying it. Higher ethanol
[37:00] content can lead to the formation of the positive, the combustion chamber, possibly causing
[37:04] internal engine problems. You've got lower fuel economy, you've got vehicle compatibility
[37:11] and with a lot of normal vehicle, they all got different engine builds, structural components
[37:19] and there has been a lot of issues with that with sheets with which they probably will not want
[37:23] this close here today.
[37:28] Another factor to ask your mind is where is the community had a post-COVID
[37:31] the biggest complaint in this country, not just the community has been the lack of interpersonal
[37:36] relationships between businesses, corporations and the consumer. You call a service hotline
[37:45] best you're going to get automated, you know, automated voice talking, you add best.
[37:53] That's what you're looking at with sheets versus a privately owned business that knows the
[37:58] members of the community and has a personal relationship with the members of the community.
[38:01] You guys are going to lose that. Just be aware that corporate greed is running rapid at the cost
[38:06] of both consumers and privately owned small businesses. I think you guys should make the right
[38:11] decision today and put an end to that. Before you have a bigger problem on your hands down the road.
[38:18] And that's all I have to say. Thank you, sir. Yeah.
[38:33] Alan Horagelee, a 2, 3, 1, 2, 3,
[38:35] 23 mile road. I own the house directly across the street from the proposed sheath site.
[38:43] And while there's already one gas station, which I do own also at the corner, putting a third one,
[38:50] which is actually, yeah, that'll be three on the corner,
[38:54] you're basically tripling the lighting values on the street.
[38:59] My question was, was a lighting plan submitted by sheets for that.
[39:06] The lighting study,
[39:11] after all, after all, after all, right.
[39:15] So basically, with the new LED systems and all of that,
[39:18] my question is, how would that affect the area?
[39:21] Because the house really is, I am directly across from them.
[39:25] My family lives there and I just wanted to know how that would impact the site.
[39:30] I mean, try putting yourself in our shoes.
[39:33] I have young kids in the front room.
[39:37] There is a family. There is a bedroom up there and that would be directly impacted.
[39:42] That's really my concern of that.
[39:45] It's not only disruptive. It's unhealthy.
[39:48] Studies show that constant exposure to artificial light.
[39:50] At night, can interfere with sleep cycles, increased stress.
[39:55] We need a development that really respects the people who already live there.
[39:59] Not proposals that disregard us completely.
[40:03] Thank you.
[40:16] My name is E. F. Sammy. I live in 211-7-4-Busper Drive.
[40:20] My concern about cheat is,
[40:22] loudspeakers.
[40:24] Everybody drive a form of their gas station.
[40:27] You can hear the loudspeaker.
[40:29] And the noise, and you don't need three guest stations on that corner.
[40:33] My kids travel in that road, and I want to make sure they're safe.
[40:39] Thank you.
[40:40] Thank you, sir.
[40:47] Anyone else?
[40:52] Good evening.
[40:53] My name is Mark Grabo, 201-2525, my road.
[40:57] Many of you know me as the former supervisor of this township.
[41:01] I'm disappointed.
[41:02] I was accused of approving a master plan saying that this was approved.
[41:07] We approved a master plan for the planned unit development throughout the community for the harmony of the people that live here.
[41:18] There was no master plans designed or changed.
[41:21] This was a corner bar for 30 years.
[41:25] It then turned into a CVS.
[41:28] This is quite area.
[41:30] How many more facilities do you need within the hometownship?
[41:36] We've got so many gas stations going in. It's ludicrous. Now, we all are humans, we all pay attention.
[41:45] Sheets has got problems going on all over the place throughout Macomb County.
[41:51] Roseville, they were in court. I know that was tossed out. Frazier. There's currently property issues there.
[41:57] McComb townships are building on top of, if I'm correct,
[42:02] Hall Road and Garfield, that is a giant sewer trunk line underneath there.
[42:08] We all know that.
[42:10] All of you sitting on this board know there's a giant trunk line underneath there.
[42:15] Apparently, the residents at 21 or excuse me,
[42:19] Hall and Grashit are very upset in the subdivision.
[42:23] As a resident, as a former supervisor,
[42:25] I look at the light pollution that you guys are talking about.
[42:29] The township itself is guilty of some of the worst light pollution and waste of money.
[42:37] Here, right here on the site and right across the street, I cannot go to bed before 11 o'clock
[42:44] midnight because the park is so noisy and lit up like a Christmas tree.
[42:51] Don't believe me? Come on sitting back here. Try about 730 in the morning on a Saturday.
[42:59] It's a little bit like a crazy, crazy zoo. It's a loudness, the craziness. What's
[43:05] going to happen here? This is going to continue. I'm asking you guys to look and consider
[43:11] this. Chesterfield Timeship just voted down a massive project. They did not comply with
[43:20] all required items. I have a hard time looking at this and seeing that this matches and
[43:28] it hits all the requirements. Please consider your vote. Thank you.
[43:38] Hello. My name is Eddie Jawad.
[43:41] I just went 904-0, 24-mile road to Macomb. And I am resident in this township. And I am a taxpayer.
[43:49] And I've been a business man and building in this township for over 30 years and investing in this
[43:54] for over three years.
[43:56] You know, when I built my gas station, I built them all
[44:00] and the corner where there's no other gas station.
[44:02] Because I feel, you know, having a gas station,
[44:04] how many gas stations do you really need in this township?
[44:07] How many you already have?
[44:09] One in the corner, active one.
[44:12] One is getting built.
[44:13] And one down there, street is getting built.
[44:15] What is this?
[44:15] It's going to be the capital of gas station.
[44:17] I live in it.
[44:19] I invested in it.
[44:20] And this is my resident and my family residents.
[44:22] And who will look from you guys, who said you behind her, is us?
[44:26] Work for us.
[44:28] Now for the special interest of the oil companies from outside,
[44:30] this attorney right here, Bob Kirk, this guy, let me tell you a story about him.
[44:35] I'm going to tell you a few stories.
[44:36] This guy right here, he represented.
[44:40] One, she's a one, and a rose of a, then he represented.
[44:45] Save attorney, represented.
[44:47] Guess what?
[44:47] She'll be down ship to approve sheets.
[44:50] That's conflict of interest.
[44:50] and it's been investigated right now. Now, you're a supervisor and then you use today, you know what I said?
[44:57] He looked at the straightened eye that news guy.
[45:00] And you told them, it was a case station before. When? It was never a gas station, not corner.
[45:06] Look at the news today and shout out to Fox News, five days, look what the supervisor said. He's a liar.
[45:13] You guys do the right things and do it for your community and for your citizens and not for that special interest.
[45:17] I don't know what happened behind the scenes with everybody. Why they're approving sheets? All the sudden this invasion from sheets?
[45:24] I don't know what's going on, but we'll dig into it. It will come to the bottom of it.
[45:28] because something's going on, because me, my self-listen, I've seen a corner vacant for the last three years.
[45:34] I could have bought it, and I would have built a gas station, but I never thought it would get approved.
[45:39] Because there are two gas stations there already. There's another one going up, another one, another one, another one.
[45:44] But that you guys doing. Do you know what you're doing? We elected you to do the right things. So do it.
[45:57] Is there anyone else who would like to speak? And it wasn't all.
[46:08] Good evening commissioners, Faye Nummer with the Meena American Chamber of Commerce.
[46:14] So one of the things that was mentioned by the Supervisor on his today.
[46:19] Start with your name and address, please.
[46:21] Faye Nummer, Meena American Chamber of Commerce.
[46:24] So we're a national organization.
[46:27] We represent businesses in the Comptownship.
[46:31] I'm sort of a lawyer who said okay.
[46:33] She can speak.
[46:34] Okay.
[46:34] I'll go ahead.
[46:36] all right thank you so one of the comments made by the supervisor on the news today
[46:42] alluded to the fact that we believe in free market and I don't think anyone in this room
[46:48] does not believe in free market I think we're all for fair competition the point that I take
[46:56] issue with is you know you mentioned what was it taburn at Tina's that's down the road you know
[47:03] 100 fee feet away. Let's say this planning commission was receiving proposals for another wedding venue
[47:10] or banquet hall across the street less than 50 feet away. How would you consider that proposal
[47:16] and opposing but the same business and another one and a third one and a fourth one all within
[47:23] two to three hundred feet of one another with that be smart planning, with that be sustainable for
[47:31] businesses to all thrive. So that's something that we consider when we consider free
[47:37] market, you know, diversifying offerings to the business owners as well as to the
[47:43] residents, making sure that it aligns to the quality of life of those residents.
[47:49] So something, you know, that I urge this commission to take into consideration.
[47:53] And one of the things that was mentioned by a resident earlier is regarding semi-trucks
[48:03] that are used by sheets.
[48:06] That resident brought that up because sheets, they won't go into an area unless they're
[48:12] allowed to build almost 80,000 underground gas tanks, so 80,000 gallon gas tanks by comparison
[48:20] And the two gas stations that are across the street and could corner that was recently approved
[48:26] of this parcel, they have 24,000 and 30,000 gallon underground gas tanks.
[48:34] So imagine the vehicles that are going in to replenish the underground gas tanks, the
[48:41] type of environmental impact.
[48:43] You had tavern at Tina's bring up potential contamination to groundwater, have you taken
[48:48] into consideration. Has there been any collaboration or interaction with evil to determine
[48:55] if there's any potential environmental concerns in that area? I also heard the representative
[49:02] from Sheets talk about a car's per hour, which is laughable to be quite honest. My background
[49:08] is an accounting and finance for them to invest $9 million in a project of this size. The ROI
[49:15] needs to be there. The business case needs to make sense. And the business case for a
[49:19] gas station requires that they at least have at least, at the very least, that a minimum
[49:24] 2,000 vehicles going in per day. Now they might be just referring to their drive through, but
[49:30] this is traffic that's coming in to the gas station on a daily basis. So, you know, something for
[49:37] you to consider that's on the low end. And you could, you know, ask any gas station owner for them
[49:42] to build out a gas station, what does it entail?
[49:46] And I brought up the underground gas tank.
[49:49] Why do I bring that up?
[49:51] Because when you're considering smart planning
[49:53] and sustainability and environmental considerations,
[49:58] a gas station is very hard to rehabilitate
[50:01] and redevelop into something else down the road.
[50:04] So if we put in the sheet's gas station,
[50:06] let's say it puts two other stations out of use.
[50:09] You're going to have bladed and dilapidated buildings that are very costly to renovate
[50:17] and rehabilitate into something else like a health care clinic or housing unit, something
[50:22] that would deliver quality of life to the residents that are in the vicinity.
[50:28] And then someone mentioned the fact that property values would decline and that is actually
[50:33] In fact, true, I would ask you to research the vice president of Sheet's Gary Zimmerman,
[50:41] who's at before a congressional committee just last year around the same time frame, to address
[50:46] the rising crime as Sheet's gas stations.
[50:49] So rising crime, traffic congestion, increase in accidents, what does that do to the property
[50:55] values in the vicinity?
[50:56] So I do ask the spotty to consider requiring a traffic study before coming into decision tonight.
[51:03] about one minute left, so.
[51:06] Okay, thank you.
[51:07] I appreciate the heads up on that.
[51:10] So that's something that I encourage this body, the commission,
[51:13] to ensure that there is a traffic study that is required as a part of the approval.
[51:21] And the take, you know, take heed of the former supervisors words about that they don't need all of the requirements because that is very black and white.
[51:31] You know, for special land use, they have to meet all the requirements and that they have not demonstrated
[51:36] irrefutable evidence to that effect.
[51:39] You have every right to table this to delay it to another time until you have all of your answers
[51:47] addressed or all of your questions addressed, rather, and all of your concerns, you know,
[51:53] remediated.
[51:54] So I wanted to thank you for your time and for allowing me the opportunity to speak tonight.
[51:57] Thank you.
[52:04] Thank you.
[52:05] Anyone else?
[52:09] you've had your turn, this is just my name is Greg Tavolir for 975 or thundervaciracl
[52:16] north. I'd just like to say that there was a time when people asked me where I lived,
[52:21] that's a mechanical and talent chip. I'd be proud of it. I think what the way we're going is not the correct way.
[52:29] The last thing that corner needs is a third gas station. I think the quality of life of everyone in the area will be less than if that
[52:38] stations put in there. Thank you. Thank you sir.
[52:46] And you one else it has been spoken.
[52:49] Pardon me? I see anyone else it has been spoken. Go ahead. Yeah. I
[52:55] haven't even said you're bored. I'm five zero five hundred card
[52:57] road. Sheets operates most of the states of the
[53:02] operate are predominantly corporate owned. And then we're
[53:06] there from Pennsylvania. If you look at Pennsylvania you've got
[53:10] Circle K mostly corporate own states. This is the only state, literally in the country that's owned by individuals and when they come in they don't come in and price against us.
[53:24] They price along Costco, Sam's Club. We can't compete with those. These guys give their gas away to get you in their store so they can buy you can buy their food.
[53:34] There's no way that any of these other two locations will survive as far as gas is concerned when these guys are over there, no way they cut your throat, they really do and that's how they operate, they operate that all up down the east coast and that's what they're going to do here like I said, they're not coming to compete with us.
[53:57] They're coming to compete with Costco, Sam's Club, as far as they're pricing is concerned.
[54:03] Sam's Club is 30 cents cheaper than the guy down the street.
[54:07] They're going to be Sam's Club price, so they want to get the Sam's Club customer or the Costco customer.
[54:14] And that's what they do and that's what they operate.
[54:17] And like I said, they want to get you in the store just so you can get their food and stuff, which is fine.
[54:22] But they do it in a way where it's going to hurt all these other businesses in the area.
[54:26] You got two stations there. You got one on 23 in cart. That's being built.
[54:32] One is enough enough. I think you guys today should make a commitment to all the residents.
[54:38] No more gas stations in McCone Township.
[54:41] Enough is enough.
[54:51] My heart you are at 19.040 24 mile a road.
[54:56] Pretty much following up with what everybody else said before me, being a long time McCone Township resident.
[55:02] this makes no sense. I would like after I speak I assume the last speaker for you guys
[55:09] to give an example of any anywhere in McComb County where there's an intersection like this
[55:14] that has three gas stations facing each other directly. The traffic going in that direction every day as is
[55:22] can't hold up what's already there and there's already one station that's not even operating that's being rebuilt right now.
[55:28] second, you have businesses there that are being redeveloped, being redeveloped. People who live in
[55:36] Macomb, who have businesses in Macomb, spend money in Macomb, are redeveloping in Macomb. And right
[55:43] across the street, you guys approved it, you guys can see, I know you guys gave them hell, but the
[55:47] Chilbox being built right across the street, they're reinvesting into the township, and you're going
[55:51] to throw this out of town, and I've heard this feel before, I went to the Shelby township
[55:58] meetings, I've been to the other meetings. It's a lot of BS. Okay, a lot of people are not happy on a lot of townships.
[56:03] So to throw this in the face of people who put money, pretty much built this, built this building that we're in right now.
[56:09] They've been doing business 30, 40 years of a calm township and makes no sense.
[56:13] Makes no sense at all. So consider that. I'd like to hear if you guys have any example of what I mentioned if there's any
[56:28] You have two gas stations, you have the one on 23 and card that's investing a lot of money into a very beautiful building there.
[56:35] They have everything and more than what you're going to get in the sheets.
[56:38] The sheets provides nothing to this township. Absolutely nothing.
[56:42] They are not bringing anything new to town. That's facts.
[56:47] So I would, you know, as a resident and a, you know, someone who's on business and been raised in the township for 30 years,
[56:53] I would implore you guys to turn this down. It's a no-brainer. Thank you.
[56:56] Thank you.
[57:03] Anyone else?
[57:13] My name is Marlene Thompson at 21133-25-mile row.
[57:18] I have been a resident in this area for 77 years.
[57:22] I have seen growth.
[57:24] I have seen businesses now that exist, who she meets, the two gas stations on the corner.
[57:31] Tina's Chairman, the country house, that have been supportive of our families and many instances
[57:39] in sports, in our charitable fundraising, they have been there for us and we as residents need
[57:46] to be there for them for the existing people that have helped us so much along the way and not
[57:52] to have something come in that's going to tear their businesses down, slow their businesses down.
[57:58] We need to be there for them and you as a board have got to realize that they have been here
[58:03] first. We have been here first. We need to be there for them as they have been here for us.
[58:11] Thank you.
[58:18] Anyone else?
[58:22] No. No. We've got one shot.
[58:26] Anyone else? All right. Commissioner's, I need
[58:30] a motion to close the public portion. So we'll move by Mr. Oliver and seconded by Mr. Bentley,
[58:36] Well, the paper, and you want to post, public portion is now closed.
[58:43] Mr. Box.
[58:44] Thank you Mr. Chairman and question. I got a long list here. I'll try to answer to the
[58:48] best of my ability. I think the first question was about a right turn only. The current
[58:55] CVS operated for close to 20 years with left-hand right turns. I'm not aware that it was
[59:02] overly dangerous use but regardless the county road department handles roads and they have
[59:08] to work with them to have their access to the site and they would be the one that would decide
[59:12] if it's a right turn only or not not the township. With regards to the 300 foot
[59:21] requirement for a squat box so I think it was stated that there's no speaker there's no
[59:31] box, as it's written in the ordinance,
[59:35] with regards to traffic, somebody had a comment about
[59:39] self-bound traffic making left-hand turns into sheets being dangerous. I don't see how that's
[59:47] any more dangerous than left-hand northbound traffic that currently exists into the current gas stations.
[59:53] But again, we don't control the traffic, the county road department does, they're their roads, and the next
[1:00:00] I don't have listed here as the expanded roadway. Yes, I would assume that at some point North Avenue would be widened to five lanes. When I don't know, but it certainly carries enough traffic that at some point it probably will do that.
[1:00:14] There was a question about ED, octane fuel. I don't, I'm not an expert on fuel, so I'm not going to try to address whether that's safe or unsafe.
[1:00:26] But I guess I would compare it to whether it's healthy for your vehicle, I would compare it to, you know, items that any other person can buy at a grocery store.
[1:00:34] I mean, you can buy a whole milk or you can buy a skill milk. You can make your own decisions about what you put in your vehicle.
[1:00:41] Corporate greed. Again, I don't think there's anything in the ordinance that discusses corporate greed. I don't think that's anything in our purview this evening.
[1:00:49] There was some discussion about the house across the street.
[1:00:53] It sounds like they may be amenable to some screening items for that house.
[1:01:01] There was a point about the master plan, the previous master plan, so this site has been
[1:01:08] commercial and proposed commercial, master plan commercial for a long, long time.
[1:01:14] And in fact there was a gas station at this location before I didn't live here then I can defer to a couple folks on the planning commission that we're here and they can confirm that there was in fact a gas station at this location prior to the CVS.
[1:01:29] Sir, sir.
[1:01:31] A bit important.
[1:01:32] There was some comments about what happened in Fraser, Roseville, Chester Field.
[1:01:39] Again, those are not relevant.
[1:01:41] this is McCone Township. We have a set of rules. We have an ordinance. That's what we
[1:01:46] compared what they're submitting to. And it sounds like maybe Chesterfield denied something,
[1:01:51] because it didn't comply. If they didn't comply with our ordinance, we would be recommending denial this
[1:01:56] evening as well. As far as,
[1:02:02] let's see, guest station.
[1:02:08] Oh, another, another wedding venue. It was
[1:02:10] question that, if another wedding venue went down the street, would we allow it to compete?
[1:02:18] I guess I would point to Grasher Avenue in Macomb Township.
[1:02:22] We have a Taco Bell in Macdonalds and Arby's of Burger King.
[1:02:26] I don't see them complaining about competition.
[1:02:30] And if the ordinance allows it in the zoning category, that's our job.
[1:02:34] My job as a planning director is to uphold the ordinance.
[1:02:37] The ordinance allows certain uses within zoning categories.
[1:02:39] this being one of those uses.
[1:02:44] The underground gas tank size, again, I'm not an expert on fuel, largely underground fuel.
[1:02:49] Anything to do with fuel is controlled by the state of Michigan, not in the cone township.
[1:02:54] If they felt it was unsafe, I'm sure that they would step in and say, no, that it can't be
[1:02:59] whatever size it is that they're asking for.
[1:03:03] There was a question about the drive-through numbers.
[1:03:05] I don't know the sheets of business plan. I would defer that question to them.
[1:03:11] It was stated that redevelopment of an old gas station is very difficult and almost impossible
[1:03:17] to do.
[1:03:18] I would literally across the street to a BP station that was torn down and is now being redeveloped
[1:03:25] in addition to CVS was developed, where a gas station was previously 24 in Hays.
[1:03:31] We have a right A that's now out of business, but it was a gas station prior to that.
[1:03:35] So it definitely can be done and has been done in this township.
[1:03:40] Traffic study was requested, the roads along again to the county department of roads, not
[1:03:46] to the township, I'll defer to the applicant if they requested you to do a traffic study.
[1:03:51] But again, that would be their purview not ours.
[1:03:54] And then lastly, the price of fuel, again, competition is not something that's in our ordinance
[1:03:59] and that we wear a decision based upon.
[1:04:02] It was mentioned that, you know, Costco and Sam's Club prices are 30 cents a gallon cheaper
[1:04:09] in the guy that then the guy down the street sounds like that guy down the street is still
[1:04:13] in business though.
[1:04:14] So, obviously businesses survive whether they're at the same price or different prices.
[1:04:20] But again, price of fuel is not in our ordinance.
[1:04:22] It's not a criteria that we approve or disapproved based upon.
[1:04:28] That's it.
[1:04:29] Thank you, Mr. Box, commissioners.
[1:04:31] No, sir.
[1:04:32] I hope.
[1:04:34] Sir.
[1:04:34] Give it to the attorney.
[1:04:38] You had an opportunity to speak.
[1:04:42] You need to sit down.
[1:04:44] You need to sit down.
[1:04:46] You need to sit down.
[1:04:50] Just sit down.
[1:04:52] Sir.
[1:04:53] You need to sit down.
[1:04:55] You need to sit down.
[1:04:57] You got a target?
[1:04:58] Okay.
[1:04:59] Sir.
[1:05:00] That's your joy would you like to leave the meeting because you're invited to leave. We have we have share share to ask where you all
[1:05:08] No, it feels settled down and I don't want to delete
[1:05:16] Because of you that's enough because you're screaming in you're approaching our board and it's at your out of order
[1:05:22] Sir
[1:05:23] Sir
[1:05:26] Okay, Mr. Doada
[1:05:28] Okay, Mr. Mr. doada. He can leave just have him leave. I think he might have to leave get him out of here
[1:05:39] Get him up.
[1:05:45] Screaming y'all in your out of order, get out.
[1:05:47] Get him up.
[1:05:47] He's a shit.
[1:05:50] And many times.
[1:05:52] All in a couple of things.
[1:05:54] Anytime Mr. Joy.
[1:05:55] What?
[1:05:56] What?
[1:05:58] Okay.
[1:06:05] Missioners.
[1:06:07] There we go.
[1:06:08] The other comments.
[1:06:10] Mr. Spanner for it.
[1:06:19] During the public portion, one of our residents, or maybe a couple of them brought up the idea.
[1:06:25] of community, for at least the impression to me as far as other businesses, how they reinvest in
[1:06:33] our community. It begs the question not directly to the site plan or special land use, but I would
[1:06:39] like to know to what extent has sheets locally, perhaps statewide or around the country, how
[1:06:46] has sheets participated and maybe reinvested in the community they do business and if you wouldn't
[1:06:55] Absolutely. Sheets loves to be the best neighbor we can be in our communities. It's very
[1:06:59] important to us. We do things at quite a few levels. One of the things I'd like to point
[1:07:04] out first is donations to local food banks. We've done it here locally in Michigan with
[1:07:09] forgotten harvest. We made some major donations. Just food insecurity is something that's really
[1:07:14] important to sheets and it's something we continue to make investments in. One of the other ways
[1:07:19] we show that is at all of our grand openings. We make donations to local food banks. So we continue
[1:07:24] to do that. We also donate food from our stores and run some food drives and things of that
[1:07:28] nature. So food insecurity is something we always give back to in our communities. In
[1:07:34] addition to that, one of our biggest partnerships is with special Olympics, both national, state,
[1:07:39] and local. So we donate at all three levels and at all of our brand of things. We also do a nice
[1:07:44] donation to special Olympics on a local level. So we've got a lot of partnerships like that. In addition
[1:07:50] into that, sheets of sheets of the kids, every year, at Christmas time, 16 kids that are under
[1:07:56] privileged, are helped out by sheets of employees we go out and buy Christmas presents
[1:08:01] and things that they need, Christmas time, it's a very nice organization. When you look
[1:08:06] at it, 16 doesn't sound like very many, but 16 times 750, it's 12,000 kids, it's pretty incredible.
[1:08:12] So we like to give back on all levels. Mr. Chairman, if I may follow up further, our community
[1:08:20] here McComb Township has a very thriving and active parks and recreation program located right
[1:08:27] across the street from where we're in this meeting room. Wood sheets consider and I do know
[1:08:33] they have a lot of different sponsorships at a lot of different levels that benefit a lot
[1:08:40] of residents and our children in this community which sheets be open and amenable to engage in
[1:08:48] sponsorship with our parks and recreation department. I can't make a commitment to
[1:08:53] night and however I would love to connect with that department in that team and we
[1:08:57] can get them in touch with our field therapy team over at sheets and we can
[1:09:00] make that connection and they can have a discussion. We regularly make donations
[1:09:04] to things especially for our children's events and things of that nature so I'm
[1:09:08] sure that that would be a fantastic partnership we'd love to be connected. I think that
[1:09:11] can be arranged with giving you the appropriate context to the folks over there as well.
[1:09:17] Okay, that's all I have for now.
[1:09:19] All right, thank you.
[1:09:20] This is a good question.
[1:09:22] It was somewhat of an allegation about fuel.
[1:09:25] Can you kind of describe you fuel?
[1:09:28] Just declared air on what brand, what style, a fuel to use?
[1:09:34] So all of the fuel that we use is available anywhere.
[1:09:38] So for instance, the EPA is approved on late at 88.
[1:09:41] That that is an EPA approved blend.
[1:09:43] It's something we do sell, not all of our customers buy it.
[1:09:45] All that means is it has up to 15% ethanol, you know, as far as any kind of mechanical issues
[1:09:51] I'd prefer people back to their owners of any other vehicle, but it is generally safe for vehicles after a certain age.
[1:09:57] We also sell E0, which is Rec Fuel, we sell Premium 8789 diesel, so we don't sell anything that's not available on the open market.
[1:10:07] There's nothing special, it is all EPA approved blends and fuel.
[1:10:10] We, in fact, buy our fuel at the same locations that other people either fuel so it's not anything
[1:10:16] Different than what's out on the open market. It's all the fuels that we buy it
[1:10:22] The neighboring gas station gas station on the street mobile x on
[1:10:26] EP is basically the same fuel. Yes, okay, sir. No, sir. No
[1:10:36] Some of them can be blended on site like there's but all all the product is avails sir
[1:10:41] you can't speak American.
[1:10:45] Sir, you cannot speak now. That's the third time. I'm not going to say it.
[1:10:51] I just want to remind the crowd we have a process and procedure. We had public comment.
[1:10:56] There's people that understand what sheets business model is. They had opportunity to discuss that
[1:10:59] at public comment. So we are not allowing the crowd to take just make comments. It's not a process here.
[1:11:07] We're answering the questions that the Planning Commission has. It's an orderly process.
[1:11:11] If you can't follow what then you'll be excused. We just want a peaceful meeting. That's all we want. Okay
[1:11:17] Thank you Mr. Loyal. Okay, Mr.
[1:11:20] Okay,
[1:11:24] I just want to follow up on these guys. You know people takes you sit 80,000 gallons and someone talked about other places are pointing the 30,000
[1:11:32] Is that regulated by the EPA or government?
[1:11:36] So musta, which is a portion of Eagle, regulates all underground USDs in the state of Michigan.
[1:11:43] It's really common at modern new fuel stations to have something of this nature because of the different types of fuel you sell.
[1:11:49] You know, premium 87 diesel, wreck fuel, the ethanol. So there's multiple different types of fuel, different vehicles are out on the road nowadays.
[1:11:58] So, you know, gas stations of old did have fewer gas tanks and smaller capacities.
[1:12:01] I would also know our sites a little bit bigger, so the other portion of this is it's a good thing for customers because it keeps the number of fuel drops lower
[1:12:11] So if you have a small tank, right, you have to have more fuel drops. It doesn't make a lot of sense if you can come and just drop it entire tank or fuel
[1:12:19] less frequently. It's fewer trucks on site fewer loading requires. It makes a lot of sense. It's just more efficient. It keeps fewer trucks on the road
[1:12:28] all those kind of things
[1:12:29] So, a lot of it's about efficiency.
[1:12:33] From the safety standpoint, sheets and stalls, one of the best UST systems in the market.
[1:12:37] It's one of the best in the country, so we spare no expense.
[1:12:44] Okay.
[1:12:44] Another question.
[1:12:45] Yes, sir.
[1:12:46] Will there be diesel at these pumps?
[1:12:48] Yes.
[1:12:49] How many?
[1:12:51] It would be at least the ends.
[1:12:53] I would have to talk to our patrol and team of the CO2 ones they are deciding to put on,
[1:12:57] but it's multiple pumps that will have diesel availability.
[1:13:03] You're set up to accommodate a large truck or mainly small vehicles.
[1:13:08] Just for our own stored deliveries, we have the ability to get a truck on site to our
[1:13:13] loading zones, and out that's all we're doing.
[1:13:15] We don't accommodate to any kind of large truckers coming into our site, they're not intended
[1:13:19] to come here.
[1:13:20] This is your neighborhood can be a store, you know, we're not looking to bring trucks
[1:13:23] onto the site in any way.
[1:13:25] Thank you.
[1:13:28] to Techfield. It's true, I'm not that good. I just want to try to reset us back to what we're here for this evening.
[1:13:35] I feel like we've had a lot of going in different directions. Mr. Box, before us, this evening is a special land use in a site plan, is that correct?
[1:13:44] Correct. And the special land use is with regards to the outdoor storage outdoors sales.
[1:13:50] Some are sales, rather, thank you. On the west side of the proposed building and the drive-through use, is that correct?
[1:13:56] Yes, the southwest corner of the building is the outdoor sales, which would be like ice and propane, which virtually every gas station has and the drive through use, which is mostly in the same location that the CVS drive through was.
[1:14:14] This property is currently owned commercial, correct?
[1:14:17] C2, that's correct.
[1:14:18] And as a matter of right within C2, the petitioner, if they own the property are allowed at gas station use, is that correct?
[1:14:25] correct. So the question here this evening is not whether or not they're allowed to put a gas station in,
[1:14:30] but whether or not their site plan abides by organisms. That's accurate. That's correct. And then this
[1:14:37] board has the variable decision to decide if the special land use meets a certain set of criteria,
[1:14:44] specifically whether there is allable outdoor sails and a drive through. That's all accurate.
[1:14:50] That's what we're here for this evening. That's correct and I would take it once to further and say that
[1:14:56] especially in user requesting the drive through in the outdoor sales app.
[1:15:00] We're now shown on the site plan, so if the board were to deny those items, I think the site plan itself would either need to be denied or become a move point because it shows items that it would no longer be allowed.
[1:15:13] Okay. And if we can go back to some period of time ago when you gave your review, can you summarize whether or not it is the opinion of the plan and commission that the site plan meets the ordinance.
[1:15:26] It is a staff opinion that it meets the ordinance, yes.
[1:15:29] There are a few outstanding items that is mostly labeling that the engineering department would like.
[1:15:37] So if this were to be recommended for approval, they would like a contingent upon these items.
[1:15:43] But otherwise, they are, yes, they are meeting the ordinance.
[1:15:48] I just want to give one brief summary to the crowd.
[1:15:50] I appreciate when everyone comes out.
[1:15:52] where you don't see this many people in our audience that often.
[1:15:57] A number of you are recognizable to me.
[1:15:59] I've said I'm the ZBA in the Planet Commission for while.
[1:16:01] So many of you have had projects here and I recognize a lot of faces in the crowds.
[1:16:05] I appreciate you all coming out.
[1:16:08] I'm going to approach this vote tonight the way I approach all the votes that I approach.
[1:16:12] I try to understand if the applicant is meeting the ordinance.
[1:16:16] Try to understand all the guidelines and I see if it passes.
[1:16:18] if it's variable, I should have made a good faith
[1:16:20] effort to meet that variability.
[1:16:24] It's often considered that we ignore comments
[1:16:27] that come before this board.
[1:16:29] And I think maybe sometimes the misunderstanding
[1:16:33] is that when a comment is not relevant to what we're trying
[1:16:36] to decide, there may not be an answer relevant to it.
[1:16:39] I want to thank Mr. Thompson.
[1:16:41] Mr. Thompson got up.
[1:16:42] He's been a longtime engineer in the township.
[1:16:44] I think his was one of the only comments that I heard,
[1:16:46] which was relevant to our decisions tonight.
[1:16:49] Now, I may disagree with his conclusion,
[1:16:51] but I appreciate his professionalism.
[1:16:52] And that's what we listen for.
[1:16:54] We listen to here, is there something here
[1:16:56] where the site plan doesn't meet the ordinance?
[1:16:59] Or whether the special land use doesn't meet the ordinance?
[1:17:02] I think there was some mention that perhaps
[1:17:04] one of the former officials of the township
[1:17:07] referenced where the special land use did meet.
[1:17:11] I didn't hear anything where the special land use was not.
[1:17:14] The as requested was not meeting our guidelines, so
[1:17:18] a lot of emotion I understand it
[1:17:22] But we don't go by emotion we go by does this meet the ordinance and just like all the other developments that various of you have had before us
[1:17:29] This is not going to be based on whether this board likes or doesn't like it
[1:17:33] It's going to be based on whether it passes the guidance and guidelines that it's supposed to be so
[1:17:38] I just want to explain my vote, and appreciate that everybody came in and gave their comments, and that's all I have a second name string.
[1:17:45] Thank you, Mr. Togfield.
[1:17:48] Mr. Roy.
[1:17:49] Yes.
[1:17:51] This, this, this side of the, it's come before us tonight.
[1:17:55] If we said no.
[1:17:57] What's the alternative?
[1:17:59] What happens then?
[1:18:02] Well, you have a petition before you that meets the current zoning, and there's a recommendation by
[1:18:09] the department that the site plan meets all the ordinances I guess you would have to find
[1:18:18] that it doesn't in terms to reject the site plan.
[1:18:25] If they were to fall suit then if they were
[1:18:27] to show that it did then that would be detrimental to the township's position and defense of
[1:18:31] that lawsuit in terms of the special land use discretionary in terms of whether they meet those standards
[1:18:38] The panel can determine whether or not you know a drive-through in that location meets those.
[1:18:45] That's more difficult for the petitioner to challenge in court because there's some discretion in terms of those factors.
[1:18:52] It could be detrimental to the touch of position as there's a previous drive-through that existed there and I think there's one across the street and it could be wrong in the gas station.
[1:19:04] So, the questions are you picking and choosing brands versus really looking at the factors?
[1:19:11] So, I think the second there, one has more discretion and, you know, could be defensible in court.
[1:19:17] If the appropriate reasons are cited in the record as to why you would deny that special anus
[1:19:22] and I would ask you to articulate those if you choose to do so.
[1:19:28] But, that's really our legal position, I think, on the matter.
[1:19:32] So, as far as, you know, they meet all the guidelines, they meet all the ordinance, they
[1:19:38] meet the master plan for us to say, no, again, I think what you said could be detrimental
[1:19:48] to the township.
[1:19:49] To be difficult to defend, I mean, I was like litigating cases in court and I don't
[1:19:55] like to lose, but I'm not saying that it's a great position for the township to be in.
[1:19:59] got you. Okay, thank you. Anyone else? Mr. Bentley. One of the comments that was made was regarding
[1:20:08] the light pollution, the lighting levels are going to go up and such lighting levels,
[1:20:14] her lighting levels, period.
[1:20:18] But I guess to resolve that, if your design as it goes through
[1:20:27] design development now. It must meet our nuisance and our our noise ordinances, which
[1:20:37] would include in our lighting as well. And if those aren't met, our your lighting
[1:20:45] levels such that can be adjusted to meet those zoning ordinances because that would
[1:20:56] another condition I would put on any kind of decision made that your design, lighting, noise,
[1:21:06] gases, any of the noocenses would all meet our requirements for cold as well as our
[1:21:26] If not, and we'll work with staff to adjust that. A couple of things I do want to know that we have provided shielding on our lighting to help reduce any kind of light trespass off of our site.
[1:21:38] In addition, all of our site is, you know, top end modern lighting, it's got all all down lighting.
[1:21:44] Almost all of it is dark sky compliant, other than the flight polite.
[1:21:48] So we really do take a lot of care to do tasteful lighting plants appropriate, but tasteful lighting plants.
[1:21:54] Okay. Any other comments from them? I just want to ask Mr. Box. Would the gas stations cross
[1:22:02] the street? Would they have a right to?
[1:22:04] The one that's currently open, yes, has a drive through and then one that's under construction
[1:22:10] has been approved for a drive through. Yes.
[1:22:14] I do want to just make one record and even though
[1:22:18] he was out of order, there are several petitions here signed against the sheets gas station.
[1:22:23] we should just make sure that's part of the record.
[1:22:26] The petition, and I'll just read it.
[1:22:28] It says petition to opposed sheets gas station.
[1:22:30] We, the under signer, deeply concerned about the plan
[1:22:33] to build a sheets gas station at the South East corner
[1:22:35] of 23 mile road in North Avenue.
[1:22:37] The reason cited are increased traffic and accidents,
[1:22:40] loss of property value, noise and light pollution
[1:22:43] and overall safety.
[1:22:44] I haven't counted the signatures or we haven't verified them,
[1:22:46] but there's many signatures here.
[1:22:48] So, you're happy to look at this if you want to
[1:22:50] before the close record.
[1:22:51] Thank you, Mr. Lairwell. Mr. Benley. Mr. Box. Hearing this thrown about and we often hear it
[1:23:01] for any kind of development that it's going to lower our property values.
[1:23:10] Is there any, is there any valid research
[1:23:16] that can support that statement you hear a lot, but you're right we do hear that a lot.
[1:23:23] I have not personally done any research with regards to whether something lowers property
[1:23:30] values and is it lower the property values of adjacent properties only within quarter mile
[1:23:36] half mile I don't know. I guess the same would hold true for the one that's under construction
[1:23:41] and the one that already exists, are they lowering property values,
[1:23:46] but whether or not it lowers
[1:23:48] property values is not a criteria in the zoning ordinance.
[1:23:55] Understand, thank you.
[1:24:00] Mr. Chairman, if I could, Mr. Hawaii mentioned there are some petitions. I would like to
[1:24:04] come through them if I could. Sure. If there was a thousand residents, I'd like to at least take
[1:24:17] I think for the record we need to go on statement, we need to receive and file them on the petition.
[1:24:27] I thought we just did with Mr. Lawyer's comments about that.
[1:24:32] It's going to get to that.
[1:24:33] I think that makes it.
[1:24:34] We're going to keep them around.
[1:24:37] It's just better for.
[1:24:39] With respect to the lighting and the proposed 24-7 operations,
[1:24:47] with your other sites, is the lighting always on or are there hours as far as when the lights
[1:24:55] come out and when lights go off. Can you explain that? Sure, because we are a 24 hour operation,
[1:25:01] the lights would be on all the time, which is really common for commercial properties, even if they
[1:25:05] don't operate 24-7. But because we have that concern of having people on the site, we would operate
[1:25:10] is lights 24-7.
[1:25:14] Is the lighting strength more potent at nighttime versus daytime or
[1:25:20] is there any difference? The lighting will turn off during the day. There would be one
[1:25:27] consistent, you know, when the lights are on, they would have a consistent level of output.
[1:25:32] So they won't dial up and down at different times of the day. They're either on or off per
[1:25:38] that lighting plan and then during the day they would be turned off.
[1:25:41] They would be turned off during the day.
[1:25:45] All
[1:25:49] right.
[1:25:49] I get a quick question to Mr. Bax.
[1:25:52] Do you recall if the chill box across street does being built?
[1:25:56] Is that 24-hour?
[1:25:58] I don't know off the top of my head.
[1:26:00] I believe most of if not all of their locations are 24 hours.
[1:26:04] I don't know about the drive through.
[1:26:05] I don't know what their proposed use that that drive through is.
[1:26:08] But I believe most of their gas stations are 24 hours.
[1:26:12] Thank you.
[1:26:14] And the other station at that corner is at 24 hours.
[1:26:17] I believe the fuel is 24 hours.
[1:26:20] Thank you.
[1:26:23] Mr. Chairman, if I could.
[1:26:26] Mr. Box, I believe the individual who left these conditions is no longer in the building.
[1:26:32] I'm just noticing, thumbing through them.
[1:26:35] There's some amount of addresses outside of the township and some amount of
[1:26:39] that just say petition on them, I'm not entirely sure if they're relevant to this item.
[1:26:44] I assume in the air because the person left them are.
[1:26:47] If you have contact with them at some point after the meeting,
[1:26:50] I would be interested if you could provide, like, a list of residents within the township
[1:26:55] who decided it's very unclear to me.
[1:26:56] There's a name which is not very easy to read.
[1:26:59] A street address, sometimes I saw an alganac in there.
[1:27:01] I saw a port here on in there. I saw a number of different cities.
[1:27:04] So if you have contact with them, I would be interested the number of McComb township residents
[1:27:09] who signed petition, because that's very difficult for me to tell from here.
[1:27:13] Thank you.
[1:27:19] All right, folks.
[1:27:21] Any other discussion from the commissioners?
[1:27:25] All right.
[1:27:27] Pardon me?
[1:27:27] Are you, if there's discussion, I would, I would like to have a concise list of the things
[1:27:35] that we need to put as conditions if in fact we're going to put this up for in kind of
[1:27:46] there.
[1:27:49] Okay, so what do you have?
[1:27:51] So, but we need to do, I believe this special lady is first, correct?
[1:27:55] Yes, special lady should go first, that's correct.
[1:27:59] Anyone want to make the motion?
[1:28:06] I will give it a try.
[1:28:07] Okay. No guarantees.
[1:28:14] I make a motion to approve the special land uses as presented for the sheet's
[1:28:22] McCone North special land use located on the southeast corners 23 mile road and North Avenue.
[1:28:31] Section 24, permanent parcel, 0-8, 24, 1-0-1, 0-1-6, MC development holdings, LLC Petitioner,
[1:28:51] the following conditions that a screen be placed at the north end of the
[1:29:04] drive-through stack to shield lighting.
[1:29:11] from residents across the street
[1:29:17] and that the design, meat, our nuisance, and noise ordinances.
[1:29:42] And that we do this based on the fact that all applicable ordinance standards are met,
[1:29:50] And that the uses will match other corners on the same intersection and that.
[1:30:02] It meets our master plan as well.
[1:30:07] Sport. Okay. Motion to approve, especially Andrews, fine, Mr. Bethley.
[1:30:14] Supported by Mr. Topfield. Mr. Bethley, would you please call the roll?
[1:30:21] Yes.
[1:30:24] Okay. Mr. Brentley? Yes. Mr. Topfield?
[1:30:28] Yes. Mr. Spadafore? Yes. Mr. Marley? Yes. Mr. Hardy?
[1:30:35] Yes, Mr. Oliver. Yes.
[1:30:40] Motion passes. Okay. The next item would be the approval of the site play.
[1:30:49] Do you have any one?
[1:30:53] I don't have a problem making the motion although I don't have the printout.
[1:30:56] Yeah, you do essential. Yes, this one. So I want to make sure that all the stuff was summarized from the.
[1:31:04] Yeah,
[1:31:08] and I'm going to give it a second for the audio as it looks like we have some people leaving and the doors can interfere with the microphone.
[1:31:13] so I'm going to give it just a moment. It's my ingredient.
[1:31:21] Mr. Chairman, I'd like to make a motion to approve the site plan for the parcel 0824101016 at 23 mile north of Avenue.
[1:31:33] She's become north of the MC development, holding the LLC petitioner.
[1:31:37] This approval will be contingent on the fact that the applicant will submit a revised site plan
[1:31:43] where they will address the labeling of the drain easement.
[1:31:46] For us repats and that all areas required to be sorted and irrigated will be shaded accordingly.
[1:31:53] Additionally, that is noted that the dumpster enclosure will have the correctly angled cap.
[1:32:00] This motion is based upon all of what we've heard this evening.
[1:32:04] The department reviews the public comment.
[1:32:07] In fact, that to my belief that the site plan meets all applicable ordinances.
[1:32:15] I'll second that motion.
[1:32:17] Okay, Mr. Chairman, if I could, I think it was asked if they were willing to remove
[1:32:22] the eight trees along 23 mile and they were amenable.
[1:32:26] I think that should be listed as a condition as well.
[1:32:31] I would like to, if I could, Mr. Chairman, I'd like to do a discussion on the motion
[1:32:36] that I can revise.
[1:32:36] I don't think Mr. Spadaford were supported to the petitioner.
[1:32:41] If I could, Mr. Chairman.
[1:32:45] I'm seeing as the applicant would be responsible for a place in the concrete and that the trees would potentially shield some of the light pollution that's discussed here.
[1:32:55] I do not feel maybe as strong as others, that this is necessary, but I'm open to the opinion of the board, but I'm asking you, does she have a preference based on what you're here tonight on those trees?
[1:33:07] You know, in this case, we're open to some discussion.
[1:33:10] I think it is nice to get a landscaping package that is cohesive.
[1:33:13] Obviously, we're maintaining a lot of existing vegetation on the east side for obviously buffering reasons.
[1:33:20] You know, to get a cohesive landscaping plan that has similar trees, you know,
[1:33:25] appropriate levels of size and maintenance as well.
[1:33:28] We would like to generally remove them if that is something the board doesn't want to see.
[1:33:33] We're open to that discussion.
[1:33:36] discussion on the motion, is there any other relative to that particular item?
[1:33:40] I personally feel that the trees are beneficial for the site to go with a light
[1:33:43] pollution, and if the applicant has to replace concrete, I would rather see more trees
[1:33:48] than worse personally. Okay, I can agree to that. What do you all say? I would, I would
[1:33:54] concur, I feel that trees are a nice amenity to have as long as there's an understanding
[1:34:02] that if the trees have to be removed due to utility work or roads that have, it's their cost.
[1:34:12] And just confirming the applicants recognize that.
[1:34:20] Mr. Box is just going back on this real briefly.
[1:34:22] I want to make sure that in the interest of aesthetic pleasing aesthetics we're not being foolish here.
[1:34:28] Are you okay with this? Are my overlooking is it only the sidewalk that we're concerned about?
[1:34:32] That was the only comment from Mr. Johnson, the DPW director, was with regards to this sidewalk.
[1:34:38] The trees do not, you know, whether they're there or not,
[1:34:42] either way, does not violate the ordinance.
[1:34:45] I understand that they want a cohesive look.
[1:34:48] Staff is fine with that.
[1:34:50] Mr. Johnson just made the recommendation
[1:34:52] that maybe they consider moving them.
[1:34:55] Just go ahead there.
[1:34:58] I guess my current opinion would be to leave the motion as it stands.
[1:35:03] Unless anybody else had a objection.
[1:35:05] Just to follow up to the petitioner.
[1:35:07] that maybe you could talk to an hour list or treat expert and we could get a tree that's
[1:35:14] just not going to explode. It's not going to have it to deep roots. There are varieties
[1:35:19] out there. They could solve and satisfy both issues here. So, just to put that to the
[1:35:27] record that you will do that.
[1:35:30] Yeah, I'd be willing to work with staff and our links, let's keep our text to put together
[1:35:34] a perfect package, to me that doesn't need to.
[1:35:37] I think the field of the board is that we all like the trees.
[1:35:44] So it's maybe the variety of trees that you choose that would be more safer to the environment
[1:35:51] to the sidewalk than won't deep route and I'll lift the sidewalk.
[1:35:56] That's the issue here.
[1:35:58] It's not to do with the shading or aesthetics.
[1:36:02] Okay, and either way, so at the repair of the sidewalk, that's like they're going to be responsible for this.
[1:36:08] Okay, so Mr. Turfield made a motion and we're let it stand as it was presented, and I supported by Mr.
[1:36:29] Wilstand,
[1:36:30] Yes.
[1:36:31] Mr. Marley.
[1:36:33] Mr. Oliver.
[1:36:34] Yes.
[1:36:35] Mr. Stampass simply.
[1:36:37] All right.
[1:36:38] Pardon me.
[1:36:39] I hadn't voted yet.
[1:36:40] Oh, I'm sorry.
[1:36:42] Go ahead.
[1:36:43] Yes.
[1:36:45] Okay.
[1:36:46] Oh, Stampass.
[1:36:47] All right.
[1:36:49] Thank you very much.
[1:36:49] Works out.
[1:36:50] I didn't come to come to come to come.
[1:36:50] Thank you.
[1:36:55] The next item is public comments on none.
[1:37:05] It's been suggested that we have a two to four-minute recess, so if we'll come back in about...
[1:37:12] We'll come back in 10 after our eight on the clock.
[1:37:15] This is behind you.
[1:37:17] All right,
[1:41:44] so...
[1:41:44] Public comments are nine agenda items.
[1:41:47] If you have a comment you'd like to make,
[1:41:50] I had a feeling, come on up to the podium.
[1:41:52] state your name and address for the record and go ahead.
[1:41:57] Got four minutes.
[1:41:58] One, two, one, eight, six, Daniel, drive, 24 mile in card.
[1:42:03] You're a name, don't I need to name two.
[1:42:05] You need to name two.
[1:42:07] Okay.
[1:42:08] You're talking about public comments and not agenda items, right?
[1:42:12] So when you're going to spend some money on a bike path, a bike path.
[1:42:19] like Shelby, like other communities.
[1:42:23] You're not spending money on sidewalks at all.
[1:42:26] I got 12 bikes.
[1:42:27] I ride my bike.
[1:42:28] I got to get off and go on the street.
[1:42:30] Get off and go on the street.
[1:42:32] Get off and go on the street.
[1:42:33] I can't even ride down to the bridge,
[1:42:35] down by the new bushings.
[1:42:37] Because if sidewalk doesn't go that far.
[1:42:40] Now, what's going to happen?
[1:42:41] Nothing at all.
[1:42:41] Bacon or nuts?
[1:42:42] The people are on.
[1:42:43] Are you going to make them put a sidewalk?
[1:42:47] Okay.
[1:42:48] Okay.
[1:42:49] I knew you'd done.
[1:42:50] I know you've been to Mr. Box.
[1:42:52] What's that?
[1:42:53] After after coming.
[1:42:54] You're jumping all over in paving spots.
[1:42:57] I see that people didn't have a sidewalk here.
[1:42:59] They'd go 10 or 15 years ago.
[1:43:01] They'd make it in paving.
[1:43:02] But if you're only continuing that because of the school.
[1:43:07] But you don't have any sidewalks here.
[1:43:10] That's all I have.
[1:43:11] Okay.
[1:43:12] Thank you.
[1:43:13] And it's appreciated.
[1:43:14] Thank you.
[1:43:16] Mr. Box, did you want to address?
[1:43:18] Oh, we have somebody else. I'm sorry. Mr. Thompson.
[1:43:24] Bill Thompson, 21133, 2325 Mahabod.
[1:43:27] My only question and this is something that's been bugging me for months. How come Mr.
[1:43:32] Bentley never reads a rule the same time twice? I'm sorry. How come you never need to read the roll call the same time twice?
[1:43:40] You jump around like a jackrabbit.
[1:43:44] Thank you.
[1:43:48] I can, I can answer, no, you can't, no, you can't, no, you can't, no, you can't, no, you can't, no, we have another person coming up to speak. Yes.
[1:43:59] Yes. Stephanie Tuckfield, 2-3-1-7-1, Aliim Amnumakom, Michigan.
[1:44:04] As a resident of this township, I just want to say I've attended a lot of meetings here, and I really appreciate our Board of Commissioners.
[1:44:11] You guys are very good at being considerant of what we have to say as residents taking in the facts
[1:44:18] But also voting on the ordinances despite what your personal feelings might be one way or another
[1:44:24] And I just want to say as a resident. I really appreciate that. I appreciate that you guys give us
[1:44:29] Consistent results every single time and that's because it's not based on your own personal feelings
[1:44:34] or our own personal feelings. It's based on the ordinances. We've put together in this township and I really appreciate
[1:44:41] you guys, I just wanted you to know that. I sat through a lot of meetings. I've never
[1:44:44] said anything and I felt like tonight was a good time to say that. So thank you all very
[1:44:49] much. We appreciate you. Thank you, Stephanie. Thank you, Mrs. Talkfield. We appreciate it. Okay. Anything else?
[1:44:57] Anybody else? Ma'am, did you have anything you wanted?
[1:45:00] Okay. You'll
[1:45:04] pay for that later. All right, commissioners comments. Can't, if I could, Mr. Chair. Can I try to answer some of these questions? So, Mr. DeBlare, I know he's left the room. But so, every new development, we require a sidewalk or an eight-foot pathway if it's on a major roadway, is an absolute requirement of any new development on any road frontage.
[1:45:30] In addition to that, we have a sidewalk gap closure program where the township was committed
[1:45:35] a million dollars a year to closing gaps.
[1:45:38] Obviously, some are more important than others.
[1:45:40] He mentioned some areas near schools.
[1:45:42] We do try to close those first.
[1:45:44] But he's not wrong.
[1:45:46] There are some areas of the township where there's large gaps that are missing.
[1:45:50] Either it's because they haven't been developed to a point where a sidewalk would be needed
[1:45:55] Or oftentimes, if it's, you know, maybe a smaller parcel that's kind of out in the middle of a larger gap,
[1:46:03] they may do something split a parcel or something that triggers a requirement for the sidewalk,
[1:46:09] but they may ask for what's called a sidewalk of bands, which means when we're ready, we can ask them,
[1:46:15] okay, now you have to put that sidewalk in. So there are a lot of those sitting out there,
[1:46:21] when it makes sense that they'll connect with something will ask for that but we do have
[1:46:28] sidewalks where we understand there's areas we don't but we are actively trying to fill
[1:46:32] those holes. Mr. Thompson is coming about he's jumping all over. I'll defer to Mr.
[1:46:39] Belly to answer the question but I guess my opinion would be that's a good thing.
[1:46:49] It's
[1:46:50] a lot of pressure on the same person over and over and over again if you read it the same way
[1:46:54] and the same goes for maybe there's a few commissioners who are on the fence and they're not
[1:46:59] sure how they're going to vote and they want to hear how other people vote if they're put
[1:47:03] to vote first it puts pressure on them and so by mixing it up I think that is excellent and that
[1:47:09] I think that's a good thing to do. I think so in other words Mr Betley you're doing excellent
[1:47:18] I was told that it was a good thing to do for those very reasons and so I have to have a
[1:47:27] list in front of me in different orders so they don't repeat so that I don't make that mistake
[1:47:34] and so everybody's wondering and we have bats you know about who's going to be called next but
[1:47:42] No, not really, we don't, but
[1:47:52] I think for the reason for this McCollum township, yeah, almost.
[1:47:59] Okay, let's try and move on, commission.
[1:48:01] I just want to ask quick question here that the prior gentleman, but the bike path,
[1:48:05] what about the township trying to get a grant or something for extended bike path?
[1:48:11] I thought we talked about it.
[1:48:12] We used to go six months ago, something like that.
[1:48:16] So we're working on grant funding for a to support the county's greenway program so we're trying to acquire property along the North branch of the Clinton River as much as we can.
[1:48:28] Some day will there be a path there sure that maybe decades away that's I mean that's six maybe seven miles worth of river that flows through this township that we need property on.
[1:48:39] or both sides of and and make it connected and before any trail system goes in but that's I think that's what you're referring to and yes
[1:48:47] we are we're making progress. We've received a few grants. We bought what is now Lucido Park
[1:48:53] which would be part of that so we're actively trying to piece things together but it's going to take a long time.
[1:48:59] Okay.
[1:49:01] There.
[1:49:02] Anyone else?
[1:49:03] Commissioners.
[1:49:04] Come on, Mr. Chairman.
[1:49:07] Two things this evening.
[1:49:09] Thing number one, I would follow up on what Mr. Bentley said.
[1:49:12] Calling roll call in a different order is very important.
[1:49:15] I can mention a Mr. Thompson later, but I remember the first parcel when I was a new
[1:49:19] Secretary for the Planning Commission.
[1:49:21] The vote mattered a lot to me.
[1:49:23] I knew it was going to be close.
[1:49:25] I whipped the board before in.
[1:49:26] I knew where the votes were going to be.
[1:49:28] And I called the roll call, and it ended up being 6 to 1 instead of 4 to 3.
[1:49:33] And I look back at it, it was exactly because the way I called the roll call.
[1:49:38] And I went and I started reading about it and it's a very well known thing that you should randomize it,
[1:49:42] because you can manipulate a vote based on what way you do roll call.
[1:49:48] So, Mr. Bentley, I really appreciate it.
[1:49:50] He comes with a pre-printed list.
[1:49:52] He doesn't think of it on the fly.
[1:49:54] And every roll call, he goes down to the X when it calls it in that order with the exception of it.
[1:49:58] So it's a real thing, I've seen it, and I still laugh, I remember who was here, I remember
[1:50:03] how it went down, and it was funny, because the end of it, everybody was like, who's
[1:50:06] that tuck field character, who's voted against the whole board?
[1:50:08] I was like, it was four, three, and so I called it in that order.
[1:50:13] So I appreciate Mr. Mentally doing that, and yes, experience.
[1:50:17] The second thing I did want to just briefly touch on, I didn't bring it up during the item
[1:50:21] earlier, because frankly, I believe most people in the audience were not going to be too
[1:50:27] concern with any other facts besides whether or not the gas station was going to be competitive
[1:50:31] with them.
[1:50:34] But I did have a lot of people who are not gas stations owners who have expressed concerns about
[1:50:39] the number of gas stations in the township.
[1:50:42] I'm a data person, I analyze that's what I do.
[1:50:46] So I spent some time and I pulled some data on this.
[1:50:50] I used, hopefully, what's a good data source, it was a list of licensed motor fuel outlets from
[1:50:57] state of Michigan. They list every single in theory, licensed in whole states. It was
[1:51:04] current as of about two or three months ago, so fairly current. And then I also used a list
[1:51:09] off from the US census with population in land and square miles. I took all the municipalities
[1:51:14] in the county, plus a few that we commonly compare with elsewhere, such as Canton, La Bonia,
[1:51:19] Troy, and I threw in Rochester Hills because it just seems like we're one. And I looked
[1:51:23] the number of gas stations versus the population versus the square miles. So, within this list
[1:51:30] it showed that McCone Township had 16 active fuel license within it, and that would be relative
[1:51:36] to our 91,000 population. That's about one gas station for every 5700 residents or about
[1:51:43] 0.41 gas stations per square mile. And let me just read out, so we have 16 currently, obviously,
[1:51:49] got more coming. You can if you want to. I think Mr. Box had pulled it up.
[1:51:56] I have it in front of me.
[1:51:57] I just sorted it by gas stations high to low. So Warren has 67 sterling heights has 36.
[1:52:03] Clinton, township has 37. Canton has 19. Levonia has 39. Troy is 25. Shelby is 22 and what I found was
[1:52:12] generally was the average of about one gas station for every 3000 residents or about 1.5 gas
[1:52:18] So, not that I have advocating for a significant increase in gas stations, but I was concerned
[1:52:25] that where we were with it, and I guess once I looked at the data, my feeling was that,
[1:52:30] by this indication, as an overall rule, we are not vastly over-indowed with gas stations
[1:52:36] as it stands.
[1:52:38] So, this is the data I could pull up from Google.
[1:52:42] Obviously, we have gas stations owners in here who have other interest in it, probably have
[1:52:45] better data than I would be certainly interested if somebody else had different numbers but
[1:52:49] this was what I was able to pull from public sources just looking into it. So I just wanted
[1:52:54] to share it with the planning commission because it's something I know I've been hearing from
[1:52:58] other residents who aren't connected for other any other reasons same man. Sure seems like we
[1:53:02] got a lot of gas stations going in. And that's all I have to see. All right.
[1:53:13] Yeah, thank you for these
[1:53:14] tech field and the ZBA group report.
[1:53:17] Mr. Chairman, we have a meeting of this coming Thursday.
[1:53:20] It is a sign exception, which is not the same as the sign variance, and we'll be
[1:53:23] looking at that item Thursday evening, and I will, you know, how it goes?
[1:53:27] All right.
[1:53:29] Next is the co-toucher board of trustees, liaison up to Mr. Charles out.
[1:53:38] Thank you, Mr. Harvey.
[1:53:39] a couple of quick things. Brian Mooters has been broken in our maintenance department and he was promoted
[1:53:48] to the head maintenance or in the parking act department. Been working there a long time and
[1:53:55] deserves it. A very good employee. We bring on four new part-fig fire fighters. That was one thing we did.
[1:54:03] The bathrooms at the corners park, we're going to renovate them, approximately 73,000.
[1:54:16] And we are putting a new slide in the aquatic water park that will be approximately 306,000 dollars.
[1:54:25] And it sounds like a lot of money for a slide, but with all the new rules, regulations,
[1:54:33] the slide is over 20 years old, so is it really?
[1:54:36] Yeah, so we got our use out of it.
[1:54:39] Is there a part of it that's for a barrier for you?
[1:54:43] Yeah, I think that is all put together in that.
[1:54:48] So that's what probably reads the price.
[1:54:50] And that's it.
[1:54:51] All right.
[1:54:52] So it's good planning director's comments well I mentioned previously our new plan review analyst Lauren Marshall will be starting on June 16th
[1:55:03] So that date is fast approaching I can't wait. I was very eager to bring her on June 17th at the scheduled planning commission meeting. However, good afternoon
[1:55:13] We have no agenda items there will not be a planning commission meeting on June 17th so you can schedule a date night if you will
[1:55:22] All right. Wow. Is for a long? Just a couple things. One, there is a comment tonight that
[1:55:28] the Sheets is being built on Garfield over a sewer line. I actually represent the part
[1:55:35] the public works department. It was sold, that property is sold to develop or the man's
[1:55:40] sewers who are sold at part of it to Sheets. I will guarantee you, because I did draft the
[1:55:47] for the sewer line that it runs adjacent to Garfield and Sheets is not being built over
[1:55:52] sewer line, so someone said that today and they have no idea what they're talking about.
[1:56:01] Secondly, unfortunately I had to excuse somebody today from this meeting and it's very important that the public understands that we simply want an order to this meeting.
[1:56:12] that individual had four minutes to speak. It's clear he probably forgot about that
[1:56:17] petition and then charged the board wanting to hand you documents. We're not
[1:56:22] going to let anyone charge the board in any way shape or form and then for that
[1:56:27] individual to accuse, you know, he said you are elected officials, obviously you're
[1:56:34] appointed officials and then to accuse this panel being paid behind the scenes is just
[1:56:40] of order, especially, you know, it's not during a public comment, and it's not appropriate
[1:56:45] any situation we should perform, but just start yelling it out in a meeting.
[1:56:49] So I know that individuals, I asked for that individual be excused, I'm not going to
[1:56:53] apologize for it.
[1:56:54] I think it was appropriate given the circumstances and we just, we invite the community to speak.
[1:57:00] We want them to speak.
[1:57:01] We have a process.
[1:57:02] If four minutes they can give their mind on that agenda item and that's all we ask.
[1:57:09] So I just wanted to speak in that point.
[1:57:12] I was sad to see him go, but he just wouldn't stop.
[1:57:16] That's so much.
[1:57:18] All right, anything else?
[1:57:20] Then I'm going to make a motion to adjourn at 827.
[1:57:24] Okay, motion by myself.
[1:57:26] Supported by Mr. Meyerly, all of favor.
[1:57:28] Aye, aye.
[1:57:29] Any one opposed?
[1:57:31] Motion passes.
[1:57:33] We are done.