[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6357885,"mediaKeyId","2213606-bc007abc3d573297932b08de30e873f7","parentId",2213606,"title","Planning commission grants conditional waiver for Coolidge gas station facade changes at 2576 Coolidge","audioSeconds",1689,"startMs",1931000,"endMs",3620000,"viewUrl","/Search/View?dp=1&key=2213606-bc007abc3d573297932b08de30e873f7&start=1931&end=3620","thumbnailUrl","https://assets.pipeline.soar.com/2213606-bc007abc3d573297932b08de30e873f7/thumbnail_1931000.jpg","articleUrl","/articles/6357885/Berkley/Oakland-County/Michigan/Planning-commission-grants-conditional-waiver-for-Coolidge-gas-station-facade-changes-at-2576-Coolidge","mediaUrl","https://secure.pipeline.soar.com/6357885-d33126e5318c73bb80fa64c59982687f/orig.mp4?Expires=1771183385&Signature=HUmmugGYnmXllhbypaNH4mwvrnmmbrqutwHmA4WbKpLQhk1FsdJs~f6J3sEONNarPp8D-00AhYDhM-6HotXJCkzE~pnUFj5rs0BDJCJSSDDLEgbjR~klBl5XgLO6HP1mpRuMbL7S-FC8Pe-Q5bXvvPF7GHSOpRZnTXwW1J2V7OBhsDVnCj-TecOp91XHIQE2iqxEYtL6k1h87-9De7xohChz1g9WqHwtmFJ6PomJZk89iTKajc0SgEldVhwhvefv4nROCaroPUbnZM1zl9LaIfp5vs9nk9Jx38oibse2nUKeJwuohZ2v4JlU~aqbkemBH3zgnQb1chbz9WgrOlXCXA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Berkley","date","2025-01-28T00:00:00Z","article","The Berkley Planning Commission on Jan. 28 granted conditional approval for facade changes at 2576 Coolidge: commissioners waived the requirement for a door on the west (Coolidge-facing) elevation and granted a transparency waiver for that elevation, with the explicit condition that the applicant increase transparency on the north elevation by either adding a third window or enlarging the existing windows. If the applicant cannot implement those changes for structural reasons, the applicant must return to the commission.

Applicant Jason Yaldoo, who identified himself as a West Bloomfield, Mich., resident, described the design choices as safety- and operations-driven. Yaldoo said the main customer entrance is proposed on the Catalpa (Catawba/Catalpa) frontage to improve customer circulation and reduce conflicts with pump traffic. \"To prioritize safety, we designed the main entrance on the Catalpa facade, which better supports safe access for customers and reduces potential conflicts with the traffic coming in from Coolidge,\" he said.

Commissioners pressed the applicant on transparency and window placement. The applicant explained reductions in glass on the Coolidge side were tied to interior layout changes (coolers, vending and service areas) and to avoid showing mechanical equipment. The applicant offered to explore options: adding a third window to the north elevation, enlarging the current windows, or raising the window heights so visibility into enclosed storage/cooler areas is minimized while increasing overall transparency.

Commissioners also discussed ADA parking proximity to the primary entrance and confirmed building-code and public-safety issues (entrance location, egress) will be reviewed during the building-permit process. Staff recommended approval conditioned on findings that the site plan and landscaping standards are met; commissioners added the transparency condition described above and authorized limited flexibility for the applicant to pursue the change without returning if the architect confirms the structural solution. Otherwise, the applicant must return.

Vote at a glance: The planning commission approved the motion granting the waiver and conditions by roll call; recorded yes votes included Commissioner Stapp, Commissioner Arnsman, Commissioner Woods, Commissioner Dahlin and Chair Kempner.

The approval lets the project proceed toward building-permit review, subject to the condition that the applicant materially increase north-elevation transparency or obtain further commission action if structural constraints prevent it.","mediaType","Video","parentTitle","Berkley Planning Commission Meeting - Jan. 28, 2025","oneSentenceSummary","The commission granted a waiver allowing removal of a Coolidge-facing door and reduced transparency on the west elevation at 2576 Coolidge, provided the applicant increases transparency on the north elevation — either by adding a third window or enlarging existing windows — or returns to the commission.","taxTitle","Berkley, Oakland County, Michigan","taxId",51882,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6357890,"Planning commission approves revised site plan for 27387 Woodward Avenue",497,1396000,1893000,"/Search/View?dp=1&key=2213606-bc007abc3d573297932b08de30e873f7&start=1396&end=1893","https://assets.pipeline.soar.com/2213606-bc007abc3d573297932b08de30e873f7/thumbnail_1396000.jpg","/articles/6357890/Berkley/Oakland-County/Michigan/Planning-commission-approves-revised-site-plan-for-27387-Woodward-Avenue","https://secure.pipeline.soar.com/6357890-02a4d33a645dad2c36dab5461182f345/orig.mp4?Expires=1771183385&Signature=kZA5amrJ-AAvfoCREBRNa4TWzkPIXCMwGqZClOtWlxk5ZSYIo1xBoN19UE9iTZxW-AbABv3zv5rWFK0QLjVozYtmm8zBqfQZwtAA5x89KlW3x4OgJ8H137~~5YWAdMfeIBnqerFrR2Nr0YhssqTkZTdYwKiR3SlIGPW5TwYlA-VtpzsPO7RtzBsL8TQUkorup~t8LRr68EDDdA2TntuEPvSFoR1gu3aQigLvri0tJM6iDn1uctMkUJHO~uh8wgdpTrGK07ln7PX4JAIzurwu5VQh3fjeRo9KsFMzcPt0YRJVkbvOiM12RmENYOP-MIp5vOR~3ZtQDwdQ9B-ylGBfCg__&Key-Pair-Id=KUT5TJCACFTXG","The Berkley Planning Commission approved a revised site plan Jan. 28 for the property at 27387 Woodward Avenue, finding that the changes meet applicable site-plan and landscaping standards.

Planner Kristen told commissioners the revisions arose during construction-document preparation and included several design changes: the removal of a proposed carryout food-service area, a 507-square-foot enlargement of a single-story reception area, and consolidation of a previously extended roof deck back to the main portion of the building. Staff recommended approval, noting the landscaping met Section 1337 and the site plan met Section 138-679.

An applicant representative described design refinements that removed awkward exit pathways and a back exit stair, and said the revisions make the overall plan \"a much better plan, and doesn't, impact the city in meaningfully negative ways.\" The applicant also told commissioners the project now meets the ordinance parking requirement: the required number of spaces was recalculated at 43 and the site provides 43 spaces on-site plus bicycle parking.

Commissioners asked about landscaping and height; the applicant said the building is about 3 feet 4 inches taller than in the earlier submission but remains within the allowable height limit, and landscaping was rearranged but not materially reduced. The commission moved and approved a recommendation that the plan meets site-plan standards and that landscaping meets Section 130-307.

Vote at a glance: The planning commission approved the revised site plan by roll call (yes votes recorded from Commissioner Stapp, Commissioner Arnsman, Commissioner Woods, Commissioner Dahlin and Chair Kempner).

The applicant may proceed to building permit review consistent with the approved revisions.","Commission approved revisions to the previously approved site plan at 27387 Woodward Avenue, including removal of a carryout food service, a 507-square-foot reception addition and reconfigured roof and parking; staff found the plan met site-plan and landscaping standards.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6357894,"Berkley planning commission recommends new zoning ordinance, sign rules and map to city council",808,224000,1032000,"/Search/View?dp=1&key=2213606-bc007abc3d573297932b08de30e873f7&start=224&end=1032","https://assets.pipeline.soar.com/2213606-bc007abc3d573297932b08de30e873f7/thumbnail_224000.jpg","/articles/6357894/Berkley/Oakland-County/Michigan/Berkley-planning-commission-recommends-new-zoning-ordinance-sign-rules-and-map-to-city-council","https://secure.pipeline.soar.com/6357894-05669a2ac91c9a3c7fed71cb0369905a/orig.mp4?Expires=1771183385&Signature=jeFnoHFc0O2dM9bjO8l5RjhExETR95gNL4KSQ7RPyuSGXaDqoC~2918V~jKQIcsb~ARFeCE1XJHEq81VWcKI-IAP0ZFgpAZMcirxhb~rdc58kNmQlquiirLADe2mqCgsRRpyrThDpvwI79eTiyYY4g8qx73sRzPtHeapmmRsPCYImRRTyx19S0X8c7FMg0nsa7HFp9HaIcLe6ATzLB7kz8j8QfETf-4smRlOJw73WTQ~o4V6cVvAgFmrJTJXm5263QI1JGkppyvDqwc-ZpWyGoGw4azqsB6xUzXOgqg7~RB5DzW15nYv0WkLJcSV6oFwVZf7~k069o9loNYQUvx4RQ__&Key-Pair-Id=KUT5TJCACFTXG","The Berkley Planning Commission voted Jan. 28 to recommend approval of a revised zoning ordinance package — a move that would repeal Chapter 94 (signs), repeal and replace Chapter 138 (zoning) and adopt an updated Berkley zoning map, then forward the package to City Council for two readings.

The recommendation follows a months-long review that incorporated public hearing testimony and staff edits. Planner Megan (staff) told the commission the packet included a long table of changes and that staff had corrected typographical errors and restored higher-education uses inadvertently removed from a parking table.

Megan said, \"Based on the public hearing and your comments on Nov. 26, we updated the zoning ordinance. We also had some comments from staff.\" She noted one drafting error had removed colleges and universities from a use table and that staff corrected that omission.

Commission discussion focused on a few drafting and diagram issues — notably yard definitions and corner-lot exterior side-yard rules — and on the packet of setback measurements staff e-mailed to commissioners for reference. Commissioners asked clarifying questions about whether certain diagrams and text matched and about how exterior side-yard minimums preserve a consistent street wall on older, built-out blocks. One commissioner said the updates \"matched the recommendations of the master plan and modernize[d] sign and zoning regulations.\" Chair Kempner thanked staff for their work and noted the ordinance will go to council for two readings and would become effective 30 days after the second reading, meaning the earliest effective date would likely be mid-April if Council adopts both readings on schedule.

Vote at a glance: The planning commission recorded a roll-call vote recommending approval. Commissioners recorded as voting yes were Commissioner Dahlin, Commissioner Stapp, Commissioner Arnsman, Commissioner Woods and Chair Kempner; the motion passed.

The commission's recommendation will be transmitted to City Council for formal consideration. If Council approves both readings, the ordinance package becomes effective 30 days after the second reading.","The Berkley Planning Commission voted to recommend a comprehensive rewrite of the city's zoning ordinance, including repeal/replacement of the sign chapter and an updated zoning map; the recommendation goes to City Council for two readings and would take effect 30 days after the second reading.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6357880,"Commission reviews proposed subdivision ordinance to add land-division standards to city code",321,1095000,1416000,"/Search/View?dp=1&key=2213606-bc007abc3d573297932b08de30e873f7&start=1095&end=1416","https://assets.pipeline.soar.com/2213606-bc007abc3d573297932b08de30e873f7/thumbnail_1095000.jpg","/articles/6357880/Berkley/Oakland-County/Michigan/Commission-reviews-proposed-subdivision-ordinance-to-add-land-division-standards-to-city-code","https://secure.pipeline.soar.com/6357880-95e9dd6d31c1381da8ed749435ea3f5a/orig.mp4?Expires=1771183385&Signature=Mb5raIa~iEw46-VSRDmIrH8GttH3RCfaRICKvXXK2bY-mlCckAB1RiT-nRAzFcwGP6HMC6SjTfYqBwsZtaVWmPQStuANyb-M1mVY-4RbxRKzuZUbE7YgoJvbS~HDDLJHajFwPzisWTJ9UQLLEPLkSL1KF0S8cyET4XP0WXYhglrM0jY0DXcraFPeIrQpU9VKwjz59Sp4Jz0xjdQkp1Kl3W3c-OMCwiMkAf5m2ZN6Z~Q9Vyagsep11HyWk1WchHOM5nkt7nhIrAaMDDaPaH6sy27Zao7N~va4w7~aG5qmZnwZz-65FQoq0OnLP3kNPk-c0EwgVfmp0aqX5BGszh-7gQ__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff presented a companion subdivision ordinance at the Jan. 28 meeting, explaining Berkley currently lacks a modern subdivisions ordinance and that the proposed chapter would live in the city code (not the zoning ordinance) as a contingency for large redevelopments or annexations.

Staff described the chapter's focus: design standards for new streets, alleys, pedestrian facilities, utilities, easements, blocks and dimensional requirements. The draft used measurements taken from Berkley aerial imagery to set block-width minimums and maximums that reflect the existing built environment rather than a suburban model.

Kristen and Megan told commissioners the proposed edits are largely documentation of current practice and that Existing Chapter 110 (land divisions and combinations) would be retitled to reflect actual procedures. The staff presentation noted that Berkley typically handles land splits and combinations administratively and that, on average, the city processes multiple land-division transactions annually.

No commission action was required at this meeting; staff asked commissioners to review the draft and said City Council would approve city-code chapters following the usual two-reading process if Council pursues the change.","Planning staff presented a companion subdivision ordinance to the zoning update intended to document city practice for land divisions and site-condominium design standards; no motion was required at the meeting.","actionData","errors"]

Article not found

Planning commission grants conditional waiver for Coolidge gas station facade changes at 2576 Coolidge

Planning commission approves revised site plan for 27387 Woodward Avenue

Berkley planning commission recommends new zoning ordinance, sign rules and map to city council

Commission reviews proposed subdivision ordinance to add land-division standards to city code