[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6053342,"mediaKeyId","3375646-588560caab4c19c3cb5600cc7c4cf67d","parentId",3375646,"title","Warren planning commission postpones Sheetz site plan after community safety and traffic concerns","audioSeconds",1675,"startMs",1773000,"endMs",3448000,"viewUrl","/Search/View?dp=1&key=3375646-588560caab4c19c3cb5600cc7c4cf67d&start=1773&end=3448","thumbnailUrl","https://assets.pipeline.soar.com/3375646-588560caab4c19c3cb5600cc7c4cf67d/thumbnail_1773000.jpg","articleUrl","/articles/6053342/Warren-City/Macomb-County/Michigan/Warren-planning-commission-postpones-Sheetz-site-plan-after-community-safety-and-traffic-concerns","mediaUrl","https://secure.pipeline.soar.com/6053342-78679fab09b3d844a5fd4a0b4799a658/orig.mp4?Expires=1771169578&Signature=oH-5JZ-z15ivJCqALiBdLSpJnGoy4eawsSXDi1WkrmcyLy0ZEtvnfBO52yewBVvj-Csb3tsDBp4N3YnvJQSlo8LocZEWeuYGhdAMqqd6HY7XNm3EU8-g5TNOTWwGVP8KkdwKJoaB2gyeoIxOW5yCljXOxzWhBUh1D6-NOURV~FfIIgMsImnlo4ipqCVkWkSOzslGndXD1FEkH63UcI9ycoqrt1Y2nK7vnCIEsEztf9e0GJhaGjXEpKoiTmCeFrrnsLAankJXlIGSkH-xdyk8PP7H13t3~61NQU4jV2DkvrOptNw1hwjQNOss1e5K-fioW-iGTLFza2uLf4bfEIBsqg__&Key-Pair-Id=KUT5TJCACFTXG","author","TV Warren","date","2025-05-13T14:23:28Z","article","The Warren City Planning Commission postponed action on a site plan for a proposed Sheetz gas station and convenience store at the northeast corner of 12 Mile Road and DeQuindre Road, voting to continue the item to the commission’s June 16 meeting so members can review a traffic study and allow more outreach with neighbors.

Planning Director Ron Worth presented staff’s recommendation to approve the site plan with a long list of standard and site-specific conditions, including revised site plan sheets, sidewalk and landscape improvements, a required Macomb County Department of Roads permit for work in the rights-of-way, variances that may be required from the Zoning Board of Appeals, and a performance bond (staff estimated $237,000 based on an estimated project cost of $7.9 million).

The project drew more than a dozen members of the public and several written protests, including a letter read into the record by John C. Bernia, superintendent of Warren Consolidated Schools: “the dangers associated with the proposal far outweigh the need for it,” Bernia wrote, citing proximity to Warren Mott High School and nearby bus stops and expressing concerns about hours of operation and sales of alcohol, tobacco and vape products.

Speakers at the public hearing described heavy traffic at the intersection, worries about late-night activity at a 24-hour facility, environmental risks from underground storage tanks, and the potential economic impact on existing small businesses. Sharkey Haddad, executive of the Chaldean American Chamber of Commerce, asked the commission to require a traffic study and to consider tabling the item until a full commission was present. Multiple speakers asked that the petitioner meet directly with neighbors and school officials before the commission acts.

Sheetz representatives described the development as a 1.77-acre site with a roughly 6,132-square-foot convenience store and restaurant, seven fuel pumps and high-quality, four-sided architecture. The company said it conducts internal environmental and safety programs for underground storage tanks and security systems for stores. A Sheetz representative told commissioners the company conducts traffic and “cannibalization” studies when planning locations and said the chain makes efforts to hire locally; when asked about hours, Sheetz staff confirmed the restaurant and store operation would be 24 hours per day.

Commissioners debated whether they had sufficient information to decide. Some said they had not seen the traffic study referenced by the petitioner and that affected their ability to evaluate safety and access. After discussion, Commissioner Mori moved to postpone the item until the commission could review the traffic study; Commissioner Chaudhry seconded the motion. The commission approved the postponement and set the item for the June 16 meeting.

Planning staff and the petitioner also discussed a Macomb County Department of Roads comment that likely will remove one of the proposed access points on DeQuindre Road, leaving one access on 12 Mile Road and one on DeQuindre Road located farther from the intersection; the petitioner said they are willing to work with the county on that change.

The postponement leaves staff recommendations, requested variances, and the petitioners’ engineering and traffic materials to be updated and reviewed before the commission’s next hearing. Commissioners asked the petitioner to schedule a community meeting and to provide the traffic study to planning staff for distribution to the commission before June 16.

Looking ahead, the commission will consider the traffic study, any updated access plan from the Macomb County Department of Roads, the petitioner’s responses to staff conditions (sidewalk and landscape changes, lighting limits, and required recorded access or easement documents if adjacent parcels remain separate), and any further correspondence from school or neighborhood stakeholders.","mediaType","Video","parentTitle","TV Warren Live Stream City Council Meeting - 05/13/2025","oneSentenceSummary","The Warren City Planning Commission postponed action on a Sheetz gas station and convenience store proposed for the northeast corner of 12 Mile Road and DeQuindre Road until June 16 so members can review a traffic study and allow more community engagement.","taxTitle","Warren City, Macomb County, Michigan","taxId",3689,"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},6053323,"Developer withdraws minor amendment request for Heritage Village PUD; commission recognizes minor amendment to return to fourplex plan",241,9800000,10041000,"/Search/View?dp=1&key=3375646-588560caab4c19c3cb5600cc7c4cf67d&start=9800&end=10041","https://assets.pipeline.soar.com/3375646-588560caab4c19c3cb5600cc7c4cf67d/thumbnail_9800000.jpg","/articles/6053323/Warren-City/Macomb-County/Michigan/Developer-withdraws-minor-amendment-request-for-Heritage-Village-PUD-commission-recognizes-minor-amendment-to-return-to-fourplex-plan","https://secure.pipeline.soar.com/6053323-fd807e23c40cd85d6d09f7d5acc0a64d/orig.mp4?Expires=1771169578&Signature=gy1WsoFhszQBHuucnobg78D6Byg6GdJ-oAc5Ue~yndJ9YzKm0-AhRzXhXign0MHzsLx9N93wihhyfiJD9Z6yBdV0I30mWCQ6ueeckqmnvU~JYz5SlWOXjvjdcepdtYtW9twhvENqGfig6mb4ggVp41~-sdplO1w0wKMlCrZ76r0yUNJaPlLOVr3z8mdgKWnCCzhIixf9dWqrzltMCQ9C1F67LDXYyJWiKPeLF69IcGTnlxPoERS-FKt-ZIG~6~ihCSCE9~5QF4f-hx3Tm-Ie2ZAjHY4MgvbXI104LWK9EtUG36ZeFxvTgRphuMsoOspZQXuRux7R18C2QfnwU-yMcg__&Key-Pair-Id=KUT5TJCACFTXG","The petitioner for Heritage Village withdrew a proposed minor modification that would have converted a planned fourplex component to triplex condominium buildings. Columbia Homes representatives told the commission they will proceed with the originally approved fourplex condominium plan for the development’s item E.

Planning staff explained the updated minor amendment would be processed as a return to the prior fourplex design and listed required plan revisions: provide five copies of revised site plan sheets, add building and parking space dimensions, update landscape plant lists (remove burning bush and correct plant legend labels), combine two parcels into a single parent parcel, and submit recorded condominium master deed documents for the newly registered condominium. Staff estimated a performance bond of about $54,000 based on an overall estimated construction cost of $1.8 million.

Commissioners voted to recognize the submission as a minor amendment. No members of the public requested to speak on this agenda item during the meeting. The commission directed the petitioner to provide the required revised drawings and recorded condominium documents for administrative review.","Columbia Homes withdrew a pending minor modification to change a PUD component from fourplex to triplex units and the planning commission recognized a related minor amendment that keeps the original fourplex configuration; staff listed plan updates, landscaping revisions and condominium deed requirements.",{"_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},6053328,"Commission approves semi-truck storage and employee parking on Ryan Road with stormwater and screening conditions",155,5649000,5804000,"/Search/View?dp=1&key=3375646-588560caab4c19c3cb5600cc7c4cf67d&start=5649&end=5804","https://assets.pipeline.soar.com/3375646-588560caab4c19c3cb5600cc7c4cf67d/thumbnail_5649000.jpg","/articles/6053328/Warren-City/Macomb-County/Michigan/Commission-approves-semi-truck-storage-and-employee-parking-on-Ryan-Road-with-stormwater-and-screening-conditions","https://secure.pipeline.soar.com/6053328-0b1871aba0bd9aedb9de2b45ed04bf34/orig.mp4?Expires=1771169578&Signature=QqPwzAvNTxA3guDGii3WBxWFSjB-Grk89GgXp6bHALv9joGHcRk0fL9JEXLlwyisB4P-b4azsbPeT07cbAt~B3Fp0rS6gY3DaydllLMbGQb9i3X0Aaqa09ia~-bOPWr8ohdBva8rLpyDzEIH1MnjF-YzlrPnx1qpZEV6GC8LrA2yopG5hwUobQDNN6e82ID12uwBq2OuikKw0EMhxsuUavuOmiKNFSpjYv3EwbPrf~Utd1HQoiNvLVpjEFnPwxbi-cL8ZR~T1P3O2UwepI-nY49yU1BJgP6zVKZqM8yB2tXdWFDe-5m-vIRNPa~IWV29zCiIsghw9233~X77N6r3sA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved a site plan to redevelop a former bowling alley site at 22323 Ryan Road for employee parking and open storage of semi trucks and dump trucks. Staff required a minimum 22-foot maneuvering lane, updated parking calculations distinguishing employee spaces from open storage, a landscaped curved island with understory trees between employee parking and truck storage, lighting restrictions, and stormwater treatment requirements (including oil/water separation and a manufactured treatment device) to protect the detention basin.

Staff calculated approximately 15,724 square feet of open storage proposed and noted the petitioner may need variances to allow open storage 43 feet from the front property line where 75 feet is required and for the total amount of open storage. A performance bond of $15,000 (staff estimate) was required. The petitioner told commissioners trucks would leave each morning and return by about 7 a.m., not operate continuously throughout the night. The commission approved the plan with the listed conditions.","The commission approved a redevelopment to provide employee parking and open storage for semi trucks at 22323 Ryan Road, requiring a manufactured treatment device and detention details, landscape islands between parking and storage, and variances for open-storage setbacks.",{"_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},6053333,"Commission approves open storage plan for trucks and trailers on Shana Road with screening and driveway repairs",335,4800000,5135000,"/Search/View?dp=1&key=3375646-588560caab4c19c3cb5600cc7c4cf67d&start=4800&end=5135","https://assets.pipeline.soar.com/3375646-588560caab4c19c3cb5600cc7c4cf67d/thumbnail_4800000.jpg","/articles/6053333/Warren-City/Macomb-County/Michigan/Commission-approves-open-storage-plan-for-trucks-and-trailers-on-Shana-Road-with-screening-and-driveway-repairs","https://secure.pipeline.soar.com/6053333-6396c200d36928b329c620be6fe5c2f2/orig.mp4?Expires=1771169578&Signature=X9BBjdtu2VYAAgxaMXe77dWOP4iFr21kBEy8~ZigqrYnpQPFSGkFMRlNy2nRkO4TlcV31H5YOXAJ0iHaZWUgVREnykzpl2hukjTpI5EavR4adkg1agWA9IPpSIumMljz1fEFCVobVy55WB3kIvD9~JFEMONr5OwljniQG9jmWqgxhFzqFlS3ubRnC4kGymFGn8xTtE~~fBmqyI2VgZv32xgxhdFomotTr~rFYCguQhqppB~tQs0M4X67QFd14eWYTqNm1rFqp23Cdozow2GHzRnt6sjt-fOx1mVyry1twWZBw~UkHK1e0Q5HqB5WDy5iU0UOIY2CwN344w1mw0AS5Q__&Key-Pair-Id=KUT5TJCACFTXG","The Warren City Planning Commission approved a site plan to allow open storage of trucks and trailers at 23170 Shana Road, with conditions that require the petitioner to show dimensions and contents of the storage areas, add screening and slats to the fence along Roseberry Avenue, repair or reconstruct a north driveway apron to city standards, add landscaping and provide a trash enclosure, and obtain variances if storage is to be located closer than the required 75-foot setback.

Planning staff noted the site is within the Shaner Relief Drainage District and advised the petitioner to coordinate with the Macomb County Public Works Office for any stormwater discharge and required detention. The petitioner agreed to install privacy slats, repair the driveway apron, add landscaping and avoid shared cross-access by restoring a grass buffer at the property line to eliminate a perceived cross-access strip. Planning staff estimated a modest performance bond to secure the work.","The Planning Commission approved open storage of trucks and trailers at 23170 Shana Road, subject to screening along Roseberry Avenue, labeled and dimensioned storage areas, site repairs, and possible variances for front-yard storage.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6053338,"Planning commission approves auto repair shop site plan with curb, landscaping and sign conditions",1120,6400000,7520000,"/Search/View?dp=1&key=3375646-588560caab4c19c3cb5600cc7c4cf67d&start=6400&end=7520","https://assets.pipeline.soar.com/3375646-588560caab4c19c3cb5600cc7c4cf67d/thumbnail_6400000.jpg","/articles/6053338/Warren-City/Macomb-County/Michigan/Planning-commission-approves-auto-repair-shop-site-plan-with-curb-landscaping-and-sign-conditions","https://secure.pipeline.soar.com/6053338-53ab4d0478eacbbc84a51560e6604d07/orig.mp4?Expires=1771169578&Signature=SAgi~EtdbmILqsa38JRUoCZdhIvOOFtlgsTym3BNX8bwpxnBf9KEzawFjXOVdMb4sO8JZ2GAQDgzaQbCB0AJsZ-umlxgh5UpiIL~OED4I7VxfVGWPfb87MGezXTtKxxVFFYlHE2z9c32U5POLgdZZm~wMahXac2g~EO~i5tSRuto2xj6bHHYi1UGxYKt4LEuf5M9PR2vMLtK6heJIJ-AVNM~6e-09fbgoXXgD3~8NlpXBf7xszgRRYgdWaGviCGTDqo12j-Ceb5OXhb2kdb8WpPuqYjUOFWkxewqZF91yFAQt5q0njE712S-MQfGtSvWB3kNrgdQKtQMFP4T1Gl8MQ__&Key-Pair-Id=KUT5TJCACFTXG","The Warren City Planning Commission approved a site plan for an auto repair shop with an expanded parking lot and open storage at 22755 Groesbeck Highway. Planning staff recommended approval subject to conditions including five copies of revised site plans and specific changes to signage, parking bumper curbs, landscape islands and a required variance for outdoor storage exceeding current limits.

Planning Director Ron Worth read a list of modifications that must appear on the revised plans: indicate the building piece in the 50-foot 9 Mile Road front setback as a legal nonconforming structure; relocate the property sign to the location required by a 1978 Zoning Board of Appeals determination or seek appropriate relief; install concrete parking bumper curbs set 5 feet from the north (9 Mile Road) and east (Groesbeck Highway) property lines; label and dimension open storage areas and obtain a variance to waive the setback and storage amount; and provide a trash enclosure and landscape updates.

The petitioner, owner Joseph Tringale, said he bought the property intending to continue operations and that bringing the lot into compliance represented a significant expense. Commissioners agreed on several clarifications — for example, that bumper curbs would prevent vehicles from overhanging the sidewalk — and the petitioner said he would remove the existing sign if necessary. The commission approved the plan and the petitioner was given two years to complete required improvements.","The commission approved a site plan for an auto repair shop, parking expansion and open storage at 22755 Groesbeck Highway with standard conditions including relocated signage, concrete parking bumper curbs, landscape changes and required variances for outdoor storage and maneuvering widths.","actionData","errors"]

Article not found

Warren planning commission postpones Sheetz site plan after community safety and traffic concerns

Developer withdraws minor amendment request for Heritage Village PUD; commission recognizes minor amendment to return to fourplex plan

Commission approves semi-truck storage and employee parking on Ryan Road with stormwater and screening conditions

Commission approves open storage plan for trucks and trailers on Shana Road with screening and driveway repairs

Planning commission approves auto repair shop site plan with curb, landscaping and sign conditions