[{"_1":2,"_122":-5,"_123":-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",[32,74,86,98,110],{"_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":56,"_73":56},"mediaId",6518552,"mediaKeyId","5391131-6ec4e64cec624b45f4f1b0990b2c2ee3","parentId",5391131,"title","Commission approves rebuilt gas station and store at 13 Mile and Hoover with conditions","audioSeconds",2355,"startMs",1894000,"endMs",4249000,"viewUrl","/Search/View?dp=1&key=5391131-6ec4e64cec624b45f4f1b0990b2c2ee3&start=1894&end=4249","thumbnailUrl","https://assets.pipeline.soar.com/5391131-6ec4e64cec624b45f4f1b0990b2c2ee3/thumbnail_1894000.jpg","articleUrl","/articles/6518552/Warren-City/Macomb-County/Michigan/Commission-approves-rebuilt-gas-station-and-store-at-13-Mile-and-Hoover-with-conditions","mediaUrl","https://secure.pipeline.soar.com/6518552-078a7d3bc5556ea372956e9d94862e4f/orig.mp4?Expires=1770970274&Signature=KIwOPq35ZDvn8420zzoJTFLIOCIt24nIDBrPeUbpOX~21KoRwDQiIknmGpVhu1rt0d6wyuEEWgjuJBqDOfhmDY8hXbDkMwrX2Hal9e3d19Os4pVyAK2lzjtc9~Y55B8C6dMC~DIk1k~Vp4S7atCZWNgklnGdQ8gVUfTzgV9Ty0KYa-Gkrfzqtn0PcaOLF1U4veLUCIpI-eQbXl0itGfaKUm9DJqtedaJ6HrchuL8M~dmtyOfDBWtn84zGkWJuud5BVaES9i3fPjlN4jGLpV9qxrGXv3Lpiutfu0n53cpVXZxl0jJhrkzHb2ZS4UVJUD9MzQlcMkDXs4~mCK7gf8Ekw__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-07-15T14:35:40Z","article","The commission approved a site plan July 14 for a new gas station and convenience store at the northwest corner of 13 Mile Road and Hoover Road (31015 Hoover Road) after extensive public comment from adjacent property owners, business owners and condominium residents who raised concerns about traffic, visibility, hours of operation, light and noise. The petitioner, Fayez (Faez) Simon, said the proposal would demolish the existing station and construct a new one similar to his previously built site on 13 and Ryan; he said tanks in the ground would remain and the new pumps, islands, piping and monitoring systems would be replaced.

Planning staff recommended conditional approval and listed numerous required changes: indicate zoning and site data, show all existing and proposed utilities and lighting, provide detailed drainage and pavement plans, revise trash enclosure details, remove an asphalt area in the right-of-way, require dedication of the east 60 feet and south 60 feet of the parcel to the city to clean the legal description, provide details and dimensions for a proposed mezzanine (gross floor area affects parking), submit revised landscape plans and spacing for Japanese Zelkova trees, and note potential variances the petitioner would need from the Zoning Board of Appeals (building setback, parking waiver, front yard hard surface setback). Staff recommended a performance bond of $27,000 based on an $900,000 estimated project cost.

During the public hearing neighboring property owners and business tenants said the proposed building orientation would block visibility to an adjacent strip center and harm small businesses; condo residents asked the commission to limit hours so lights and traffic would not affect adjacent homes. The petitioner said the site historically was 24-hour operation but currently closes at 10 p.m. and intends to operate 24 hours at the rebuilt site; he said the canopy lighting would be downward-directed and promised 52 security cameras and lighting plans. Commissioners asked about number of pumps (four), hours (24), the existing underground tanks (installed in 1984 and double-walled), and whether a shared curb cut could be established with the adjacent shopping center. Commissioner Ansar moved to approve with additional direction to allow work on a shared driveway/ingress-egress agreement and to permit an outdoor seating/patio; Commissioner Dusey seconded. The motion passed on roll call with the approval conditioned on planning staff's listed updates and the petitioner obtaining any required variances from the Zoning Board of Appeals.","mediaType","Video","parentTitle","TV Warren Live Stream","oneSentenceSummary","The Warren Planning Commission approved a site plan on July 14 for a rebuilt gas station and convenience store at 31015 Hoover Road, after hearing extensive neighbor concerns about traffic, visibility, lights and hours.","taxTitle","Warren City, Macomb County, Michigan","taxId",3689,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6518556,"Planning Commission approves open storage site on Mount Road with conditions",491,1397000,1888000,"/Search/View?dp=1&key=5391131-6ec4e64cec624b45f4f1b0990b2c2ee3&start=1397&end=1888","https://assets.pipeline.soar.com/5391131-6ec4e64cec624b45f4f1b0990b2c2ee3/thumbnail_1397000.jpg","/articles/6518556/Warren-City/Macomb-County/Michigan/Planning-Commission-approves-open-storage-site-on-Mount-Road-with-conditions","https://secure.pipeline.soar.com/6518556-0c2063e2f60476cc40a66e78fa6023c4/orig.mp4?Expires=1770970274&Signature=jeCIIvHDX5rJS0SvZ0YZyXAUUOHd7q3CncbZn~~JTUcD-poVWjENdtEESThduuLTuAYY7iZ31xWDLakNC9nS8JnElw6asvrUBfNv~Ow3FQNgZH014NDoRnM61PJROkDQeOkLV54YpujQXlRp-ffRusst6OofisgbZ1PeLx6NZywop9IuTc5uSEezX8hVKE2DyfbMsEzNM0Q-HlMHEbbdVZLG17sWCSsRuVQnRAOs1Z88U1~L6lM1EqImNKJ1pS-Zq57OIdOyBuaj3Lm4P1DPUGkFNjnlI4HFoojFQ0KN~RNWnY09gszz5C8HBnV8iWrt-8PbbCNaXp4o-X1DMhGTJQ__&Key-Pair-Id=KUT5TJCACFTXG","The Warren Planning Commission on July 14 approved a site plan permitting open storage of vehicles and trailers at 24230 Mount Road, a property used previously as an overflow lot by local towing firms. Planning staff recommended approval with conditions after review of utility and county comments.

Staff asked the petitioner to revise site plans to note a five-foot fence encroachment onto an adjacent property, indicate fence height, provide a recorded ingress and egress agreement with abutting property owners (including maintenance responsibilities for a partially gravel/concrete access road), and supply a draft of that document for city attorney review. Planning staff noted the Macomb County Public Works Office identified Bear Creek Inner County Drain District issues and that any stormwater discharge to that drain would require county review and approval.

At the public hearing the petitioner said Ellis Towing and Macomb Towing have used the parcel for overflow vehicles for about 20–25 years. Commissioners asked about turnover and quantity; the petitioner estimated about 100 vehicles and said turnover depends on title processing and auctions. Commissioner Halawadi moved to approve; Commissioner Ansar supported. The motion passed on roll call with all present commissioners voting yes.","The commission approved a site plan allowing open storage of vehicles and trailers at 24230 Mount Road, subject to standard conditions including an ingress/egress agreement, documentation of fence encroachment, and possible performance bond.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6518560,"Warren Planning Commission conditionally approves lot split on Collier Avenue",286,1106000,1392000,"/Search/View?dp=1&key=5391131-6ec4e64cec624b45f4f1b0990b2c2ee3&start=1106&end=1392","https://assets.pipeline.soar.com/5391131-6ec4e64cec624b45f4f1b0990b2c2ee3/thumbnail_1106000.jpg","/articles/6518560/Warren-City/Macomb-County/Michigan/Warren-Planning-Commission-conditionally-approves-lot-split-on-Collier-Avenue","https://secure.pipeline.soar.com/6518560-75d8a76509fdd5951915bf277e1693b7/orig.mp4?Expires=1770970274&Signature=di9XfTU8iaw5gpDsph5po07f2J3WQX99CstCYivRI1GkqjBtXpSr-FL1Uuf0Rh3dCMsn3wnSLAUuaYXtrD5ei1X-97BRWXXD~X3YdN2TuOTP2~7NbNjIldqZyPC2z7qmwvnAFomK8JwT289m-pxDX1lpKUsf7QJUr2GHI0jl3o-0lweq7IoU6qaQ8vp4yByvVJMbDxsX~k~y2813qWyFJpJp1pKSar51qR9bVFcvEmXIXvf96G0WlMeNFKSh0JArn0aaiS932h7Oh3aq3ovb2TTbP2-X3x3hmsgln1AKu2r3xb-3BubLE4RbmfkrrQoWeRq1wUXli7TM9BxvkQaKsA__&Key-Pair-Id=KUT5TJCACFTXG","The City of Warren Planning Commission conditionally approved a subdivision lot split for 14036 Collier Avenue on July 14, voting to divide the single parcel (Lot 48) into two lots after staff recommendations and without public objection. The motion carried on a roll call vote with all present commissioners voting in favor.

Planning staff recommended approval with standard conditions, including submission of revised survey plans, grading and drainage of lots and abutting streets, verification of a required inspection by the public service director and the engineering division, provision of utility easements, possible relocation of an existing overhead wire, and final city council approval to make the split effective. The staff report noted the city engineer had provided a June 18, 2025 report satisfying one condition.

At the meeting the petitioner described the project as splitting a double lot to create one new vacant lot for a single-family dwelling. No members of the public spoke for or against the item during the public hearing. Commissioner Dusse moved to approve per staff recommendation; Commissioner Choudhury seconded. On roll call Commissioners Dusey, Choudhury, Ansar, Holawady, Morey, Bonnacki and Smith voted yes and the commission approved the conditional lot split.

Next steps: the petitioner must submit 15 copies of the revised survey, complete the listed conditions within one year, provide documentation of completed conditions to the planning department, and the department will notify the city clerk to record a certified copy with the Macomb County Register of Deeds.","The Planning Commission voted to approve a subdivision lot split at 14036 Collier Avenue, subject to standard conditions including council approval, utility easements and inspection requirements.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6518542,"Commission approves truck well and parking addition for ethnic market at 4400 14 Mile Road",812,9561000,10373000,"/Search/View?dp=1&key=5391131-6ec4e64cec624b45f4f1b0990b2c2ee3&start=9561&end=10373","https://assets.pipeline.soar.com/5391131-6ec4e64cec624b45f4f1b0990b2c2ee3/thumbnail_9561000.jpg","/articles/6518542/Warren-City/Macomb-County/Michigan/Commission-approves-truck-well-and-parking-addition-for-ethnic-market-at-4400-14-Mile-Road","https://secure.pipeline.soar.com/6518542-1f7834b34a276283e76ea8dd4347287f/orig.mp4?Expires=1770970274&Signature=lcjdznXXRumGPTMa3ehSDAAlBmKCj65dYEUJMKKd-o2TJzQWsN9CQwM9yQme~Lmf9hmUx9QLo3O3aPUHm-JnpNQWHeomtu6F01vWmfXH-CDUcZT3t~V0GkSJXImZoIHOam20FK8mUPouM1MEFqad6e-5qN9HLLvZFYdQTheJIV3PgYN9LF9ppNW21gODDq-UPy22ynny~FRoLMZH7OUrfoG4csUCIBVhKp~f~rCtZKPf6oBm--5noA4skbkN5wH4PGRE9UmZ~OJ39soREuGBkGWX8dMxptJupETbrwcC4wDFitPDpa46s7Jr~R4bi7cHtbwGyWfSalT1TaQn3~Xc3w__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved a site plan July 14 to redevelop the former Gardner-White building at 4400 14 Mile Road into a consolidated ethnic market and to add a truck well and employee parking. The petitioner, John Guma, said the business would consolidate three locations into this single site, sell ethnic groceries and prepared foods, and operate deliveries with cube trucks (no semi-trailers) beginning at 9 a.m.

Planning staff recommended approval with conditions: submit revised site plans that add zoning information and adjust parking stall and maneuvering dimensions (recommend reducing some front stalls to 19 feet to gain a one-foot maneuvering lane), replace or reset broken parking bumper curbs, reevaluate a proposed light pole close to a driveway and set poles at least five feet from the east edge of the driveway, label existing and proposed fences, add trees especially along the south property line, and post a performance bond of $24,000 based on an $800,000 estimated project cost.

No members of the public spoke at the public hearing. Commissioners asked the petitioner to confirm there would be no semi-trailer deliveries; the petitioner said deliveries would use cube trucks only and that construction permits were waiting on site plan approval and county/MDOT reviews. Commissioner Halawadi moved to approve; Commissioner Choudhury seconded and the motion passed unanimously among those present.","The commission approved a site plan to convert a former vacant retail building into a consolidated ethnic market and add a truck well and parking, with required minor plan adjustments and a performance bond estimate of $24,000.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6518547,"Planning Commission postpones Darul Huda community center item after debate over setbacks, parking and screening",1537,3558000,5095000,"/Search/View?dp=1&key=5391131-6ec4e64cec624b45f4f1b0990b2c2ee3&start=3558&end=5095","https://assets.pipeline.soar.com/5391131-6ec4e64cec624b45f4f1b0990b2c2ee3/thumbnail_3558000.jpg","/articles/6518547/Warren-City/Macomb-County/Michigan/Planning-Commission-postpones-Darul-Huda-community-center-item-after-debate-over-setbacks-parking-and-screening","https://secure.pipeline.soar.com/6518547-0b6ea50d13961330b45feeec08af53a8/orig.mp4?Expires=1770970274&Signature=D6wmTHmhpPfnvVy2jjUbvHIygMqsh83t-Z6IPdp1T76psY6UUo8kQFYQZxUMSrC3kdL4q~sEsnZ20bdllIsjwWHPsoYjJDz7pTt~K8Yf6kHFSQrLoHyMnrKwcGvNb~T3VNvtRBaS9SJZ8RNZrdnR~7d1TmV9aPqigIAtsMWYXuX2nNo5BakmzsrD9uFC1HVITX02P48gwTUuzYZfpoKgZMjbzLYRi1Z6~TAYgaHMt42JR36ZbdB8sJ4-yurvZwxWJhaojKDLJBV4Xbr6IPMBDzEnhiOOfxVS4Ayifn9K79IITh8pnXNXU6dsLT7NngFRznz7IxoEXtoZnyrJkgEodA__&Key-Pair-Id=KUT5TJCACFTXG","The Warren Planning Commission voted on July 14 to postpone indefinitely further action on a proposed community center at 28701 14 Mile Road (Darul Huda Inc./Mohammed Fokruel Islam) after detailed staff concerns and strong public comment both supporting and opposing the project.

Planning staff recommended denial unless the applicant obtained multiple variances and corrected numerous plan deficiencies. Staff cited at least six potential variances (property width less than 100 feet; front setback less than required; side yard setbacks of 8 feet where 20 feet are required; parking space lengths; maneuvering lanes; and screening height) and a floor plan occupancy discrepancy — the plan indicated a load of 139 occupants while the applicant said operations would be limited to 80. Staff also listed many required plan corrections including lighting shielding, accessible parking details, dimensions and bearings of property lines, landscaping revisions, trash enclosure construction requirements, and a recorded ingress/egress agreement with the property to the west.

At the public hearing neighbors raised concerns about traffic, parking overflow to adjacent streets, the four-foot screening wall that abuts residential lots and requests that screening be increased to reduce noise and visual impacts. Several resident speakers said the site is too small for the proposed uses. Supporters from the Bangladeshi community and others said the center would provide social, educational and family services, translation assistance and a gathering place for youth and seniors.

Commission debate focused on the number and scale of required variances and the need for Zoning Board of Appeals review. Commissioners noted the project may need ZBA approval of dimensional variances and screening changes; one commissioner said site plan approval would be subject to obtaining those variances. A motion to approve subject to conditions failed to obtain the necessary affirmative votes; a subsequent motion to postpone indefinitely (to allow the petitioner to pursue ZBA variances and return with corrected plans) carried. The petitioner indicated willingness to seek variances and to address neighbors' screening concerns, including increasing the wall height or adding a green belt.","The commission voted to postpone consideration of a proposed multi-use community center at 28701 14 Mile Road indefinitely to allow pursuit of required variances and additional plan revisions after substantial neighborhood concern about parking, screening and occupancy.","actionData","errors"]

Article not found

Commission approves rebuilt gas station and store at 13 Mile and Hoover with conditions

Planning Commission approves open storage site on Mount Road with conditions

Warren Planning Commission conditionally approves lot split on Collier Avenue

Commission approves truck well and parking addition for ethnic market at 4400 14 Mile Road

Planning Commission postpones Darul Huda community center item after debate over setbacks, parking and screening