[0:01] Uh tonight the cases will be held by
myself heard by myself Jay Lewis Douglas
[0:06] Finingstep and Jason Brewer.
Uh at this point I'd like to ask for an
[0:10] approval of the agenda
noting that number three has been
[0:15] withdrawn.
>> I make a motion to approve.
[0:20] » Second
>> take roll please.
[0:24] » Mr. Finsteag.
>> Yes.
[0:25] » Mr. Brewer.
>> Yes.
[0:27] » Mr. Lewis.
>> Yes. Item number two, the approval of
[0:30] the minutes from March 23rd, 2026. We
have two uh two commissioners that were
[0:36] there. It's my understanding we can't
approve them. Motion to approve.
[0:40] » I make a motion to approve the minutes
from um what was that? February
[0:44] » March 23rd.
>> February 23rd.
[0:46] » March 23rd.
>> March 23rd.
[0:48] » Yeah.
>> Oh, as Oh, yeah. Oh, sorry. March. Uh as
[0:52] as documented.
>> Okay. I'll second roll, please.
[0:56] » Mr. Finstein.
>> Yes.
[0:58] » Mr. Brewer,
>> I cannot say yes to this one there.
[1:00] Correct.
>> Or
[1:01] » you can.
>> Oh, okay.
[1:04] » Yeah. Okay. Oh, yes.
>> Yes.
[1:08] » And I say yes as well.
>> All right.
[1:12] Skipping number three, we will now um do
a quasi judicial hearing for a major
[1:17] adjustment to a planned unit development
case 1-2026
[1:22] PUD for 8342 and 8352 Beach Avenue. on
behalf of 7-Eleven.
[1:30] Because this is a uh quasi judicial
hearing, I need to read
[1:36] a two-page document to you.
Upon hearing bringing the case to Okay.
[1:42] First, I'll outline the procedures for
the commission will follow in a hearing
[1:45] and deciding this matter. Under the
zoning resolution, our decision is
[1:48] subject to appeal to the board of
township trustees and then to the court
[1:52] of common please. As a result, we must
employ different procedures from other
[1:56] cases that are typically presented for
to the zoning commission. Because this
[2:00] is a quasi judicial proceeding, the
commission will only receive evidence as
[2:04] whether the applicant meets or does not
meet the standards and criteria in the
[2:09] zoning resolution. We do not want to
hear opinion, just facts relating to
[2:13] compliance with these standards and
criteria. As a result, all persons
[2:17] presenting testimony before the
commission, whether for or against the
[2:22] applicant's position, may only do so
after being sworn in. All witnesses will
[2:27] be subject to cross-examination.
The staff will present a summary of the
[2:31] application. The applicant will then
present its case. The board members may
[2:36] ask questions of the staff or anyone who
speaks on behalf of the applicant. If an
[2:41] attorney presents the case for the
applicant, the attorney is not sworn in
[2:45] and is not considered to be a witness.
As a result, the attorney statements are
[2:49] not considered as evidence. Evidence
only comes in through the witnesses who
[2:53] testify before the commission after
being sworn in. The burden is on the
[2:57] applicant to present the evidence for
the application sat that satisfies the
[3:01] standards and criteria for approval.
After the applicant presents its case
[3:06] through the witnesses, all persons in
the audience supporting the applicant
[3:09] will be permitted to testify one at a
time after being recognized by the
[3:13] chair. When all the persons supporting
the applicant are finished, those
[3:16] opposed to the applicant will then be
permitted to testify after being
[3:20] recognized by the chair. If anyone in
opposition in is represented by an
[3:25] attorney, that party will go first,
followed by any members of the audience.
[3:29] As stated previously, all persons
wishing to testify, whether for or
[3:33] against the applicant, may only do so
after being being sworn in. When
[3:37] testifying, each person from the
audience must come forward to the podium
[3:41] after being recognized, speak into the
microphone, and state their name,
[3:45] address, and any affiliation to the
case. All persons testifying will be
[3:49] limited to four minutes unless a
commission member requests that they be
[3:52] given additional time. All testimony is
directed to the commission only. No
[3:57] comments or questions are repeat
directed to the applicant or anyone else
[4:00] in the audience. The commission will
only hear new non-re repetitive evidence
[4:06] or questions. Should someone wish to
show support of previous testimony, they
[4:11] can do so by simply following the
testimony procedures and stating their
[4:14] support for the previous testimony. Now,
will all the persons uh giving testimony
[4:19] this evening please stand and raise your
right hand?
[4:24] Okay. Seeing one and you do you swear to
tell do you swear to tell the truth the
[4:30] whole truth and nothing but the truth so
help you guide.
[4:33] » Yes.
>> Thank you. At this time I will let staff
[4:37] um present their summary for case 1-2026
pud major adjustment for uh the speedway
[4:44] 711.
>> Thank you.
[4:45] » Oh you have the floor.
>> Um yes the case number here should be 1
[4:50] 2026 PUD. This is a major adjustment.
The applicant is Macy Downing on behalf
[4:56] of McBride Delclarian on behalf of
7-Eleven and the property owner is EMRO
[5:02] Marketing Company in Speedway LLC. The
location [snorts] is at 8342 and 8352
[5:07] Beachmont Avenue and the current zoning
there is EPUD. It's a plan unit
[5:12] development and the PUD was placed on
the property um in February, February
[5:17] the 23rd, 2026. That's when the zoning
commission approved the redevelopment of
[5:21] the property to 7-Eleven gas station.
[5:27] The um case before you tonight is a
proposed freestanding sign. It's a
[5:33] monument style sign which is 10 feet
tall. The total calculation um because
[5:38] it's 10 feet tall, we use the base and
the actual lettering of the word uh or
[5:42] the lettering of the sign. So the total
square footage is 135 square feet. If
[5:47] you do the calculation without the base,
and that's how the applicant um
[5:51] calculated the square footage. It's at
94.7 square feet, but it is a monument
[5:56] style sign with a stone base. Um and
it's located or proposed to be located
[6:02] at the intersection there of 8 Mile Road
and Beachmont Avenue. Um, as was
[6:07] discussed back in February with the
application for the redevelopment of the
[6:10] corner, the township is also um, in
coordination with this project
[6:16] constructing a right turn lane on beach
on 8 mile uh, road um, for westbound
[6:22] turns onto Beachmont Avenue. So, the
applicant is dedicating rightway for
[6:27] that project and the township is
constructing that right turn lane. So
[6:31] the current um wall and sidewalk there
will be moved back um not the wall the
[6:37] wall will be removed but the [snorts] um
current sidewalk will be moved back to
[6:42] uh for the right turn lane.
So zoning history the existing speedway
[6:46] was constructed in 1991
um and then the mall's building was
[6:51] built we think around 1900 it had a
subsequent addition in 1999 as well. Um,
[6:56] the McCall's building has been vacant
since 2021, and that's when it was
[7:00] transferred to Speedway.
Like I said before, the zoning
[7:04] commission approved the PUD back in
February, and that was for a 4,746
[7:11] square foot store fueling station with
six uh fueling dispensers, signage, and
[7:16] landscaping. The impervious surface
ratio was 75%, which was current is down
[7:22] actually from the um previous 90%.
And then the zoning certificate for the
[7:28] new store was issued May the 13, 2026.
And I believe it um has been issued a
[7:34] building permit as well. Um during
February during the public hearing, the
[7:39] zoning commission placed two conditions
on the approval. That was number three,
[7:43] that the proposed freestanding sign be
modified to a monument sign consistent
[7:47] with the township design guidelines. And
then condition number 13, that the poll
[7:52] sign submitted that was during that
application [snorts] period um not be
[7:57] approved and that the design be
resubmitted to the zoning commission for
[8:00] consideration. So that's what you're
reviewing tonight is the freestanding
[8:03] sign only.
To refresh your memory, the area
[8:08] outlined in red that is the site in
question which incorporates the current
[8:12] Speedway as well as the McCall's. And I
should say the um the branding at the
[8:17] time in February was Speedway. It has
changed to 7-Eleven. So, this will be
[8:21] constructed as a 7-Eleven and not a
Speedway.
[8:25] This is the topography. It's relatively
flat.
[8:29] This is an aerial of the site in
question. Again, the existing fueling um
[8:34] canopy store and this is the McCall's
building that wraps around the site.
[8:40] The current zoning, this site is the
PUB. The red is some type of retail. the
[8:46] um yellowish greenish the E that's
planned retail and then there is some
[8:51] office in the vicinity.
So this is the signage plan, um site
[8:58] plan,
the elm here that