The Planning Commission reviewed a proposal to renovate a gas station and convenience store at 29510 Orchard Lake Road and voted to approve the site plan subject to the applicant obtaining any required variances and addressing outstanding engineering, lighting and screening comments.

The designer, Alex Rechuni of MA Designers, said the owner purchased the station about 14–15 months ago and has renovated the store façade and interior. Rechuni said the owner now seeks to replace the canopy and reconfigure fuel islands so that vehicles "dive in" from the forecourt, which the designer said improves circulation and customer flow while modernizing the site.

Staff concerns and required relief: City review letters identified several dimensional and circulation issues the applicant cannot meet administratively. Staff noted the canopy encroaches into the front setback: the ordinance requires a 25‑foot front setback for canopies while the proposed canopy would sit about 19 feet 1 inch from the front property line, generating an approximately 5‑foot‑11‑inch variance request. Reviewers also flagged maneuvering widths: the zoning ordinance requires a 20‑foot two‑way lane width and some approach and fueling positions would reduce the clear maneuvering width below that standard. Staff also asked for clarification on fenestration requirements for gas‑station facades; the ordinance requires 60 percent fenestration on façades facing pump islands, and the elevation submitted shows roughly 35 percent.

Applicant response and design rationale: Rechuni told commissioners the building renovation already is complete and that the canopy change is meant to create a safer, more functional forecourt. He said the proposed layout reduces the number of curb cuts at the site and adds landscaping and a masonry screen wall to improve the streetscape. Rechuni and the owner said they intend to pursue necessary variances with the Zoning Board of Appeals (ZBA) if the commission does not approve relief now.

Commission action and conditions: Because the project cannot meet the dimensional standards administratively, the commission specified that final site plan approval is conditioned on the applicant obtaining required zoning variances. The motion required the applicant to address Giffels Webster and city engineering review comments to staff satisfaction, to align photometric plans with landscaping, and to secure any ZBA variances identified by staff before final administrative clearance.

Why it matters: The project illustrates the common redevelopment challenge of updating older commercial sites to modern standards while working around existing, legally nonconforming features. Commissioners said they favored the reinvestment and closure of curb cuts but insisted any deviations be handled through the ZBA process so the city’s ordinance standards are formally considered.

Next steps: Staff will provide the applicant a list of the precise variance requests and outstanding technical items to present to the ZBA and to satisfy engineering and fire‑marshal reviews. The applicant was informed that the building permit for interior and MEP work is still in process and that canopy and pump changes will require final approvals contingent on the variance outcomes.