Council denies conditional rezoning for car wash at Canal and Shaner after planning commission opposition

Sterling Heights City Council on May 6 voted to deny a conditional rezoning request to convert the former CVS parcel at the northwest corner of Canal Road and Shaner Road into an El Car Wash.

City Planner Dr. Jake Parcels presented the case (PZ25-0002), describing a proposed 4,600-square-foot enclosed wash and a 10,000-square-foot enclosed vacuum canopy with additional outdoor vacuum spaces. "The applicant is proposing to demolish the existing structure for the purpose of constructing a 4,500 square foot automobile wash," Parcels said. Planning staff recommended denial and the Planning Commission unanimously concurred.

Why it mattered: Planning staff said the development would not fit the existing character of the C‑2 Planned Comparison District, risked "impermissible spot zoning" by creating a C‑3 pocket in an otherwise C‑2 corridor, and would render the plaza parking nonconforming unless land-banked spaces were added in locations staff called impractical. Dr. Parcels also raised pedestrian safety concerns for a proposed pedestrian crossing into the vacuums area and flagged potential circulation conflicts with a single dedicated ingress/egress lane.

The applicant and project team argued the corner's 11,000-square‑foot vacancy is hard to lease in today's market and presented design changes intended to reduce visual impact, increase landscaping, and contain stacking on-site. Developer attorney Jack Dolan and project representatives emphasized the site's auto-oriented patterns and said the building design resembles an office structure rather than a typical car wash. The applicant said the investment would be roughly $7 million and that the business would reuse about 90% of its water.

Council action and vote: Councilwoman Zarko moved to deny introduction of the map amendment to rezone the parcel from C‑2 to C‑3 for an automobile wash (case PZ25-0002) based on planning staff recommendations. After discussion, the motion to deny passed on a roll call vote; the council recorded a majority in favor of denial and the conditional rezoning request was not introduced for adoption.

Context: The site is within the Lakeside Village corridor area and sits near a regional Kroger-anchored shopping center. Planning said preserving the plaza’s character and reserving that corner for uses consistent with the master plan and future Lakeside development weighed against the proposed car wash. Several council members and the Planning Commission favored denial because the application did not meet the discretionary standards for special land use in C‑3 at that location.

Outcome: The project will not proceed as proposed; the parcel remains C‑2. The developer retains the option to explore alternative redevelopment concepts compatible with the master plan and zoning.