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Uh tonight the cases will be held by
myself heard by myself Jay Lewis Douglas

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Finingstep and Jason Brewer.
Uh at this point I'd like to ask for an

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approval of the agenda
noting that number three has been

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withdrawn.
>> I make a motion to approve.

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» Second
>> take roll please.

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» Mr. Finsteag.
>> Yes.

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» Mr. Brewer.
>> Yes.

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» Mr. Lewis.
>> Yes. Item number two, the approval of

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the minutes from March 23rd, 2026. We
have two uh two commissioners that were

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there. It's my understanding we can't
approve them. Motion to approve.

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» I make a motion to approve the minutes
from um what was that? February

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» March 23rd.
>> February 23rd.

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» March 23rd.
>> March 23rd.

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» Yeah.
>> Oh, as Oh, yeah. Oh, sorry. March. Uh as

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as documented.
>> Okay. I'll second roll, please.

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» Mr. Finstein.
>> Yes.

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» Mr. Brewer,
>> I cannot say yes to this one there.

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Correct.
>> Or

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» you can.
>> Oh, okay.

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» Yeah. Okay. Oh, yes.
>> Yes.

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» And I say yes as well.
>> All right.

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Skipping number three, we will now um do
a quasi judicial hearing for a major

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adjustment to a planned unit development
case 1-2026

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PUD for 8342 and 8352 Beach Avenue. on
behalf of 7-Eleven.

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Because this is a uh quasi judicial
hearing, I need to read

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a two-page document to you.
Upon hearing bringing the case to Okay.

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First, I'll outline the procedures for
the commission will follow in a hearing

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and deciding this matter. Under the
zoning resolution, our decision is

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subject to appeal to the board of
township trustees and then to the court

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of common please. As a result, we must
employ different procedures from other

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cases that are typically presented for
to the zoning commission. Because this

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is a quasi judicial proceeding, the
commission will only receive evidence as

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whether the applicant meets or does not
meet the standards and criteria in the

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zoning resolution. We do not want to
hear opinion, just facts relating to

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compliance with these standards and
criteria. As a result, all persons

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presenting testimony before the
commission, whether for or against the

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applicant's position, may only do so
after being sworn in. All witnesses will

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be subject to cross-examination.
The staff will present a summary of the

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application. The applicant will then
present its case. The board members may

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ask questions of the staff or anyone who
speaks on behalf of the applicant. If an

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attorney presents the case for the
applicant, the attorney is not sworn in

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and is not considered to be a witness.
As a result, the attorney statements are

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not considered as evidence. Evidence
only comes in through the witnesses who

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testify before the commission after
being sworn in. The burden is on the

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applicant to present the evidence for
the application sat that satisfies the

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standards and criteria for approval.
After the applicant presents its case

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through the witnesses, all persons in
the audience supporting the applicant

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will be permitted to testify one at a
time after being recognized by the

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chair. When all the persons supporting
the applicant are finished, those

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opposed to the applicant will then be
permitted to testify after being

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recognized by the chair. If anyone in
opposition in is represented by an

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attorney, that party will go first,
followed by any members of the audience.

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As stated previously, all persons
wishing to testify, whether for or

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against the applicant, may only do so
after being being sworn in. When

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testifying, each person from the
audience must come forward to the podium

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after being recognized, speak into the
microphone, and state their name,

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address, and any affiliation to the
case. All persons testifying will be

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limited to four minutes unless a
commission member requests that they be

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given additional time. All testimony is
directed to the commission only. No

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comments or questions are repeat
directed to the applicant or anyone else

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in the audience. The commission will
only hear new non-re repetitive evidence

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or questions. Should someone wish to
show support of previous testimony, they

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can do so by simply following the
testimony procedures and stating their

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support for the previous testimony. Now,
will all the persons uh giving testimony

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this evening please stand and raise your
right hand?

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Okay. Seeing one and you do you swear to
tell do you swear to tell the truth the

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whole truth and nothing but the truth so
help you guide.

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» Yes.
>> Thank you. At this time I will let staff

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um present their summary for case 1-2026
pud major adjustment for uh the speedway

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711.
>> Thank you.

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» Oh you have the floor.
>> Um yes the case number here should be 1

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2026 PUD. This is a major adjustment.
The applicant is Macy Downing on behalf

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of McBride Delclarian on behalf of
7-Eleven and the property owner is EMRO

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Marketing Company in Speedway LLC. The
location [snorts] is at 8342 and 8352

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Beachmont Avenue and the current zoning
there is EPUD. It's a plan unit

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development and the PUD was placed on
the property um in February, February

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the 23rd, 2026. That's when the zoning
commission approved the redevelopment of

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the property to 7-Eleven gas station.

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The um case before you tonight is a
proposed freestanding sign. It's a

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monument style sign which is 10 feet
tall. The total calculation um because

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it's 10 feet tall, we use the base and
the actual lettering of the word uh or

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the lettering of the sign. So the total
square footage is 135 square feet. If

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you do the calculation without the base,
and that's how the applicant um

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calculated the square footage. It's at
94.7 square feet, but it is a monument

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style sign with a stone base. Um and
it's located or proposed to be located

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at the intersection there of 8 Mile Road
and Beachmont Avenue. Um, as was

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discussed back in February with the
application for the redevelopment of the

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corner, the township is also um, in
coordination with this project

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constructing a right turn lane on beach
on 8 mile uh, road um, for westbound

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turns onto Beachmont Avenue. So, the
applicant is dedicating rightway for

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that project and the township is
constructing that right turn lane. So

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the current um wall and sidewalk there
will be moved back um not the wall the

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wall will be removed but the [snorts] um
current sidewalk will be moved back to

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uh for the right turn lane.
So zoning history the existing speedway

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was constructed in 1991
um and then the mall's building was

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built we think around 1900 it had a
subsequent addition in 1999 as well. Um,

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the McCall's building has been vacant
since 2021, and that's when it was

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transferred to Speedway.
Like I said before, the zoning

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commission approved the PUD back in
February, and that was for a 4,746

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square foot store fueling station with
six uh fueling dispensers, signage, and

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landscaping. The impervious surface
ratio was 75%, which was current is down

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actually from the um previous 90%.
And then the zoning certificate for the

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new store was issued May the 13, 2026.
And I believe it um has been issued a

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building permit as well. Um during
February during the public hearing, the

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zoning commission placed two conditions
on the approval. That was number three,

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that the proposed freestanding sign be
modified to a monument sign consistent

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with the township design guidelines. And
then condition number 13, that the poll

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sign submitted that was during that
application [snorts] period um not be

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approved and that the design be
resubmitted to the zoning commission for

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consideration. So that's what you're
reviewing tonight is the freestanding

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sign only.
To refresh your memory, the area

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outlined in red that is the site in
question which incorporates the current

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Speedway as well as the McCall's. And I
should say the um the branding at the

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time in February was Speedway. It has
changed to 7-Eleven. So, this will be

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constructed as a 7-Eleven and not a
Speedway.

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This is the topography. It's relatively
flat.

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This is an aerial of the site in
question. Again, the existing fueling um

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canopy store and this is the McCall's
building that wraps around the site.

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The current zoning, this site is the
PUB. The red is some type of retail. the

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um yellowish greenish the E that's
planned retail and then there is some

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office in the vicinity.
So this is the signage plan, um site

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plan,
the elm here that