Planning commission approves Marathon station expansion with conditions, requires ZBA variance for canopy setback

The Farmington Hills Planning Commission on Oct. 16 approved a site plan for an expansion of the Marathon gas station at 29459 Nine Mile Road (corner of Middlebelt), subject to a list of staff conditions and with the requirement that the applicant obtain variances for nonconforming canopy setbacks.

The applicant proposes to expand fueling positions and the convenience store area on a compact, existing B‑3 lot. City staff summarized multiple existing nonconformities on the site — including prior canopy placement at the front setback line and constrained rear yard dimensions — and noted that enlarging the western pump canopy will create a new nonconformity that requires relief from the Zoning Board of Appeals.

Why it matters: The project changes fueling capacity at an established station located at a busy intersection. Staff and commissioners focused on setbacks, illumination and pedestrian connections; lighting levels on the site exceed ordinance thresholds and must be corrected.

Staff findings and conditions - Nonconformities: The site contains multiple pre‑existing nonconformities (front setback, front yard open space, narrow rear yard to adjacent B‑1 property). Expanding the western canopy creates a new front‑setback nonconformity for which a variance is required. - Lighting: Staff found the submitted photometric plan showed illumination beyond the property line in several locations and fixture lumen counts above specified thresholds; the applicant must revise lighting to meet ordinance limits and reduce off‑site glare with shielding as needed. - Parking and circulation: The plan shows 14 parking spaces based on usable floor area and met the numeric parking calculation; staff cautioned that if the right‑of‑way were ever widened, the three‑car middle pump position at the western canopy could lose maneuvering area. - Screening/landscaping: A six‑foot wall is required where commercial sites abut residential zoning; the applicant proposes a vinyl fence and a vegetated greenbelt in part of the north lot line and staff noted the commission may permit the greenbelt in lieu of a wall if the area remains open and no doors face it.

Conflict of interest and procedure Commissioner Brickner disclosed ongoing litigation with the proponent and was recused from the Marathon item; the board voted to proceed with a reduced quorum for the hearing on the site plan.

Applicant comments and technical clarifications The owner and project team said the expansion will add fueling positions but that no new rooftop mechanical equipment is proposed. The applicant stated the site will keep stormwater on site with an underground system and that the enclosed dumpster will be located as shown because of an existing sanitary easement limiting other locations. The applicant told the commission he intends to pursue the necessary variance(s) to permit the canopy expansion.

Action and vote The commission approved site plan 62‑12‑2024, dated 11/04/2024 and revised 09/10/2025, subject to conditions: all outstanding Giffels Webster, city engineer and fire marshal comments must be addressed to staff satisfaction; illumination must be brought into compliance with the ordinance; rooftop equipment (if any) must be screened; pedestrian connections to adjacent sidewalks must be provided; and the required building materials must meet recently adopted commercial design standards. The approval noted explicitly that the expanded canopy in the front yard requires a variance from the Zoning Board of Appeals before the canopy work may proceed.