Council approves amended conditional rezoning to allow a coffee shop at J & M Plaza after landscaping and waste controls are pledged

The Sterling Heights City Council voted 6–1 to approve an amendment to a conditional rezoning agreement for J & M Plaza LLC that permits a restaurant use limited to a coffee shop or delicatessen selling pre‑prepared cold sandwiches, baked goods and nonalcoholic beverages at 36833 Ryan Road.

Assistant City Planner Sean Keenan told council the parcel was originally conditionally rezoned in 2017 with a restriction on food-service uses at the applicant’s request while neighbors raised concerns about rodents and odors. Keenan said the site has not had recent rodent‑related enforcement since the earlier restriction, but the property currently has landscaping and site‑maintenance items outstanding. Keenan said the applicant agreed to cure missing plantings in the spring and that the Planning Commission recommended approval 7–0 in December.

Neighbor concerns and staff conditions

At the council meeting several members questioned past maintenance and whether allowing a coffee shop could worsen pest issues. Councilman Yanes said he was concerned that unresolved code issues at the property should be remedied before approving the amendment. The applicant’s attorney, Sean Mansour, said the proposed coffee/deli model would not include hot cooking or fresh‑meat sales and that waste from cold sandwiches and beverage disposables would be handled through enclosed containers and regular pickups. He said his clients had signed an agreement to address outstanding violations and planned spring planting for missing shrubs.

Keenan and the applicant described the site’s single dumpster enclosure: roughly 38–40 feet from the rear property line and about 113 feet from the nearest residential patio to the west. Keenan recounted that the property had corrected a prior dumpster‑gate issue and had committed to bring landscaping into compliance.

Failed amendment for bench; main motion approved

Councilmember Radke moved a separate amendment to the rezoning approval to require programming of the site’s bonus outdoor area with a bench or seating. That amendment failed on a 3–4 roll call vote. Following additional discussion the council proceeded to a roll‑call vote on the rezoning amendment; the main motion passed 6–1.

Conditions and enforcement

City staff said the amended conditional rezoning will permit the limited restaurant use subject to administrative conditions and the applicant’s written commitments to cure landscaping and enclosure issues. A staff member explained the agreement gives the city authority to abate unresolved violations and recover costs through the tax roll if the owner does not comply by the agreed deadline.

Speakers quoted in this article are recorded in the meeting transcript and include the assistant city planner, the applicant’s attorney and council members.