[{"_1":2,"_99":-5,"_100":-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],{"_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",6053309,"mediaKeyId","3375679-8da1f7acbb6f1fca25313a61b51c2bf3","parentId",3375679,"title","Planning Commission approves Barbat Troy fueling‑center and convenience store with design conditions","audioSeconds",3630,"startMs",5270000,"endMs",8900000,"viewUrl","/Search/View?dp=1&key=3375679-8da1f7acbb6f1fca25313a61b51c2bf3&start=5270&end=8900","thumbnailUrl","https://assets.pipeline.soar.com/3375679-8da1f7acbb6f1fca25313a61b51c2bf3/thumbnail_5270000.jpg","articleUrl","/articles/6053309/Troy-City/Oakland-County/Michigan/Planning-Commission-approves-Barbat-Troy-fuelingcenter-and-convenience-store-with-design-conditions","mediaUrl","https://secure.pipeline.soar.com/6053309-d82db40b9231f0880e170b74031febcc/orig.mp4?Expires=1775408956&Signature=lZ5PqAzDkh1qI6Xrj58fpajHSge7DZOHbX7DYNr-j5vxBV8Mpc6We0CWcN0BlFq6RLuVNUEjlDrelZV4RxCxn8BNzKakPs-hkNZN6D0~XK8ZgdNUBhBpxeVKmBdSCniTcp36AKMJlbbo5ZdK5aDbeY4lXwsO~ST7AYHtE0ndO9ToWvrENKmf9wKlkFkMwkwnpz2S8VNicwQ~Rj1CWCKT6i-q1KOcOOFZwHm5-mWrqelQTmlNFLXGJpAudniE~0MJKKQYrHHr6fHBJDN~mejQ-tnzt257F8EeeUUQ872ERBRf91hS0I-Ph2A7FRMZtDf6diE~8dORm6u-lp9sPYV5JA__&Key-Pair-Id=KUT5TJCACFTXG","author","Troy Michigan","date","2025-05-14T02:41:45Z","article","The Troy Planning Commission approved a special use and preliminary site plan for a proposed vehicle‑fueling, convenience store and carry‑out restaurant at the southeast corner of Crooks Road and South Boulevard (the Barbat Troy fueling station). The decision came after the applicant revised elevations, added landscaping and agreed to several conditions requested by staff and commissioners.

Why it matters: The corner is a high‑visibility, highly traveled node and the project replaces an underused parcel with a commercial node that the applicant says will serve both northbound and southbound traffic. Commissioners and neighbors asked detailed questions about canopy design, pedestrian circulation, truck turning movements, hours and the visual treatment of blank building walls facing South Boulevard.

What was proposed and what changed: The applicant submitted a site plan for a single‑story convenience store at the hard corner with the fuel canopy behind the building, a covered patio and a one‑way circulation lane around the retail bay. The project includes 51 parking spaces and a planned network of up to 16 EV charging spaces (developer said initial implementation will include fast chargers and the site infrastructure will support future expansion). Planning staff noted the applicant added architectural detail to the South Boulevard and Crooks elevations, added shrubs and trees to soften the patio, provided a fuel‑truck turning template and said the applicant agreed to build the restaurant and fueling operations concurrently.

Key planning discussion: Commissioners and staff focused on the following technical and design issues during a detailed exchange:
- Truck circulation and fueling delivery: the engineer provided a 50‑foot tanker simulation showing access via an existing shared cross‑access drive; staff and the applicant said the drive aisles exceed minimum widths and the applicant said fuel deliveries are limited in frequency and can be managed operationally.
- Canopy and signage: staff recommended avoiding large branded graphics on the canopy face and instead using a metal or brick canopy face that matches the building materials; the applicant said canopy signage is typically required by brand standards but agreed to provide a 3‑D model of canopy and building context for final review.
- Visual treatment of blank walls: commissioners pressed for additional articulation or landscape screening along the South Boulevard façade. The applicant agreed to shift trees and add landscape lighting and to consider a band or additional material detail to break up the long masonry wall.
- Hours and operations: the applicant indicated the fueling and convenience store operations are intended to be 24/7; the applicant also agreed that the restaurant tenant and the convenience/fuel facilities will open concurrently and that grab‑and‑go food options will be available outside restaurant hours.

Planning staff recommended approval with a short set of items to finalize (canopy design, 3‑D model, confirmation that fueling and restaurant open simultaneously, mechanical screening, and lighting cut sheets). Commissioner Lambert moved the motion to approve subject to conditions and design refinements; the motion included relocating the bike rack closer to South Boulevard and requiring planning staff review of final design details. Motion seconded by Mister Hudson.

Outcome: The commission approved the special use and preliminary site plan. The vote was 8 in favor and 1 opposed (Mister Fox). Key conditions include staff review and approval of final canopy design, mechanical screening, lighting controls to limit spill at property edges, and a requirement that the restaurant and fueling store open concurrently.

What’s next: Planning staff will work with the applicant to finalize the canopy elevations, 3‑D context model and the final site plan details for administrative review prior to permits. Engineering will complete final turning analyses and utility review before building permits are issued.

Speakers who appeared in the meeting record are listed below. Ending: The commission approved the special use and preliminary site plan with conditions; final design details will be reviewed administratively by city staff.","mediaType","Video","parentTitle","Planning Commission Meeting May 13, 2025","oneSentenceSummary","The commission granted special use approval and preliminary site‑plan approval for a multi‑use fueling station and convenience store at Crooks Road and South Boulevard, conditioned on additional design, lighting and operational commitments (canopy design, mechanical screening, EV charging and concurrency of restaurant and fueling operations).","taxTitle","Troy City, Oakland County, Michigan","taxId",4529,"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},6053314,"Commission recommends rezoning, site plan for Northland Enclave to add 82 rental units and storefronts",1744,3099000,4843000,"/Search/View?dp=1&key=3375679-8da1f7acbb6f1fca25313a61b51c2bf3&start=3099&end=4843","https://assets.pipeline.soar.com/3375679-8da1f7acbb6f1fca25313a61b51c2bf3/thumbnail_3099000.jpg","/articles/6053314/Troy-City/Oakland-County/Michigan/Commission-recommends-rezoning-site-plan-for-Northland-Enclave-to-add-82-rental-units-and-storefronts","https://secure.pipeline.soar.com/6053314-c8417c7cac3ff089d189c4081a528b45/orig.mp4?Expires=1775408956&Signature=MKkwddHZSft5K5x2poh7JnDw6gJBGSYSnUeMRmds~7lcIsOjM5GsVKYUbvxchDapXwdqqtFEpLgWSYId8JQTH~Sh2vpkrYuyKbEduCA~zfbTQlyVlkwKDKbFMnEvLPZ8rVEIEbMizmf~Wiqu8EdnbhTtNewOHjFInco-l7P7FgZ5~zTodhsad4yRzMvydMVm8szlMU-qm3EgdE5CkDgJs04HRVOZe1fL7Zej1LcmdL~uVLdCrc6R~5ioOzURWQQZ3wjglIhjPsI5~SqwTV5uucV88ardEA~pRN6TxIiDhL4hkDzAuw1UXGpViveanQtnG8zUMvin73uIo0xhOnByng__&Key-Pair-Id=KUT5TJCACFTXG","The Troy Planning Commission voted to recommend City Council grant a conditional rezoning and to support a site plan that would repurpose an underused office property at 5455 Corporate Drive into a mixed community business and multifamily development called Northland Enclave.

Why it matters: The site, about 8.2 acres in North Troy, is currently office‑zoned but surrounded by a range of zoning and land uses. Planning staff said the North Troy Special Area Plan encourages repurposing underperforming office buildings for retail and residential infill to support walkable, mixed‑use redevelopment of transitional parcels.

What was proposed: The applicant proposes to rezone the front portion of the parcel to CB (Community Business) and the rear to MF (Multifamily). The site plan shows a one‑story retail building of roughly 5,800 square feet with five tenant bays facing Corporate Drive and ten multifamily buildings behind that deliver a total of 82 units (two‑ and three‑bedroom layouts; roughly 77,000 square feet of residential), a central courtyard with amenity space and two 3‑story buildings at the rear. Parking in the plan includes 196 residential spaces (64 in garages, 32 guest surface spaces) and 24 retail spaces; the applicant addressed one drive‑through stacking space deficiency in revised drawings submitted before the meeting.

Applicant representatives Aria Nicola (Neweycutt Development) and Jim Butler (PA Group) presented updated plans and noted the property will be largely cleared and redeveloped into a product the developer believes will be more attainable for first‑time buyers than new single‑family construction. Nicola told the commission contractors are lined up for demolition late summer and construction would follow as soon as engineering approvals are complete.

Planning staff recommended approval with required adjustments; staff’s checklist included increasing one stacking space for the retail drive‑through, screening residential mechanical units, reducing lighting spill between the retail and the residences and providing color renderings of side and rear garage elevations.

The Planning Commission’s resolution added several site design recommendations and tied the site plan to the conditional rezoning: the motion asked the applicant to increase stacking by one space, provide mechanical screening, reduce lighting to 0.1 foot‑candles at retail/residential boundaries, provide updated color elevations of the garages, widen walkups to seven feet, add public benches in the courtyard, redesign the rear of the commercial building to echo the front façade and make the approved site plan a condition of the rezoning agreement for city council consideration.

Outcome: The Planning Commission voted to recommend approval of the conditional rezoning from O (Office) to CB and MF and supported the site plan subject to the conditions above. Motion by Mister Fox; second by Mister Beakner. Roll call showed unanimous support by commissioners present; outcome: recommendation to City Council for approval.

Context and next steps: Planning staff said the North Troy plan encourages mixed‑use transitions in this area and identified the property as appropriate for the proposed duplex of retail at the street and multifamily behind. The commission’s recommendations will be forwarded to City Council along with the conditional rezoning agreement; council will consider the rezoning and associated binding conditions. Developers plan demolition and site work this summer pending final engineering and permit approvals.

Speakers and participants are listed in the speaker list below. Ending: With the commission’s recommendation, the rezoning and site plan move to City Council, where the conditional rezoning agreement will be finalized.","The Planning Commission recommended city council approve a conditional rezoning and accompanying site plan to convert an underperforming office site at 5455 Corporate Drive into a mixed retail/multifamily project of 82 units and five retail bays; the commission included a set of design and operational conditions.",{"_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},6053319,"Planning Commission backs Somerset West concept plan, recommends U‑M medical facility anchor move forward",4661,470000,5131000,"/Search/View?dp=1&key=3375679-8da1f7acbb6f1fca25313a61b51c2bf3&start=470&end=5131","https://assets.pipeline.soar.com/3375679-8da1f7acbb6f1fca25313a61b51c2bf3/thumbnail_470000.jpg","/articles/6053319/Troy-City/Oakland-County/Michigan/Planning-Commission-backs-Somerset-West-concept-plan-recommends-UM-medical-facility-anchor-move-forward","https://secure.pipeline.soar.com/6053319-a26812c952bcade07ab21183de46cd10/orig.mp4?Expires=1775408956&Signature=jjv1croXhHOW0Cv5A05kKXbyX14MlSDK8lrDZWq1xKoZ486FgRX-EZySTwhhYNcFwIsZsVBQ49PObcZRHadvcdQ5C80S8gqKyYjW6WBzf-GOoGPbxIO2k2pwnNkUwQU5dBwTt~HUMJIfirjtw86IPJo5hhnUcEAM9VkHIWA4CEcmmzMR9IBxEFts1N4Rbt0TkhBYEWtVHe8QwrE06czlXwqPgOG~TaOtcWeMy5b0PmW9PizNH-VTbBvKYAVkNG6QawXLootMd~56IX1ObU~dtEd-SCOLs-tJyFBxnp5vjIEYXo8Nc54nPMhpvjjq8mM0ngXpZul3kkTY2wyIw~Ky1w__&Key-Pair-Id=KUT5TJCACFTXG","The City of Troy Planning Commission voted to recommend city council approve the Somerset West Concept Development Plan and the Phase 1A Preliminary Development Plan, a redevelopment proposal for the former Kmart/large-office site on Big Beaver that would include a 250,000‑square‑foot University of Michigan medical facility and mixed uses across roughly 40 acres.

The recommendation matters because the project would convert a long‑vacant corporate headquarters site into a mixed‑use node anchored by a constitutional corporation health facility, with the applicants estimating a quarter‑billion dollar capital investment and the potential for hundreds of thousands of patient visits annually. The commission’s approval is a recommendation; the final decision rests with Troy City Council.

Planning staff told commissioners the item is a two‑step PUD (planned unit development) request: a concept development plan for the whole site and a preliminary development plan for Phase 1A. The concept plan submitted by developers Forbes, Frankel, Troy Ventures LLC proposes up to 500,000 square feet of office, up to 300,000 square feet of retail, up to 750 residential units, up to 250 hotel rooms and up to 17 acres expected to be sold to University of Michigan Health. Brent Carlisle of the planning department reviewed the PUD process and the standards the commission must weigh, including consistency with the master plan, public benefits, transitions to neighboring uses and mitigation of transportation impacts.

Developer representative Robert Forbes walked the commission through renderings and said the University of Michigan parcel is focused on the south side of Cunningham Road with additional acres north of Cunningham reserved for potential future medical/ancillary facilities. Forbes told the commission: “The minimum we’re gonna do is build that football field in front of you, and it is gonna be the nicest football field in Oakland County.” He also described the U‑of‑M building as a four‑story, roughly 250,000‑square‑foot specialty facility and described an anticipated construction start in mid‑June and a patient‑care opening the following February.

Commissioners pressed the applicant on several recurring topics:
- Which precise 17 acres will be conveyed to the University of Michigan and whether the concept map or the PUD agreement language will control that designation; City Attorney Julie Dufresne told commissioners, “The PUD agreement is going to control over the city zoning ordinance,” and recommended the commission include any desired clarifications in its resolution to council.
- Open space sizing: the plan includes a 1.1‑acre park and a one‑acre open space south of the U‑M parcel; the applicant said the one‑acre area will not be expanded at this time and offered a narrative explaining that stance.
- Allowed uses: the applicant removed many previously permitted uses but retained townhomes and a drive‑through use for a financial institution; commissioners debated whether to require removal of those uses.
- Phasing and timing: the applicant provided a five‑phase diagram but did not commit to firm timelines for later phases; planning staff explained concept approval is typically good for five years while preliminary development approvals are effective for three years and can be extended administratively in limited circumstances.

Several commissioners said they wanted greater predictability written into the PUD agreement (for example, minimum uses or timing), while staff and the developer explained the tradeoff between predictability and market flexibility. Dufresne and Carlisle both told the commission the PUD agreement and the concept development plan should be consistent and that specific recommendations for council should be included in the commission’s resolution if the commissioners wanted council to consider tighter commitments.

A public commenter who identified herself as a longtime community member thanked commissioners and suggested staff provide concise briefing materials before meetings.

Outcome: The Planning Commission voted to recommend city council approve the Somerset West Concept Development Plan and the Phase 1A Preliminary Development Plan. Motion by Mister Fox, second by Mister Faison. Roll call recorded all members voting yes; outcome: recommendation to city council to grant concept development plan and preliminary development plan approval. The Planning Commission also recorded a list of specific items it had asked the applicant to address during subsequent PUD and preliminary plan work (acreage specificity for the 17‑acre U‑M parcel, material samples, landscaping buffers, phasing detail and use‑list refinements).

What’s next: The commission’s action is a recommendation to City Council; council will consider the PUD agreement, the concept development plan and the preliminary development plan, and the council may accept, modify or reject the commission’s recommendations. The developer and University of Michigan told commissioners they expect construction drawings for the U‑M facility to be substantially complete and, if council approvals follow, to proceed quickly with site work and vertical construction.

Speakers quoted or attributed in this article appear in the speaker list below. Ending: The commission approved the recommendation; council review and the final PUD agreement language remain the next formal steps.","The Troy Planning Commission recommended approval of the Somerset West concept development plan and a preliminary development plan for Phase 1A, which includes a University of Michigan medical facility as an anchor; commissioners pressed the applicant on PUD agreement language, open space, phasing and binding acreage for U‑M.","actionData","errors"]

Article not found

Planning Commission approves Barbat Troy fueling‑center and convenience store with design conditions

Commission recommends rezoning, site plan for Northland Enclave to add 82 rental units and storefronts

Planning Commission backs Somerset West concept plan, recommends U‑M medical facility anchor move forward