Commission sets public hearing for PUD amendment to allow Culver’s drive‑through at Orchard 12 shopping center

The Farmington Hills Planning Commission on Oct. 16 voted to set a public hearing on an amendment to Planned Unit Development 12‑2014 that would allow a standalone Culver’s restaurant with a drive‑through on Parcel B of the Orchard 12 shopping center (12 Mile and Orchard Lake Road). The commission determined the request is a major amendment to the PUD and asked for additional design and technical information prior to the public hearing.

The applicant proposes a half‑acre outlot restaurant with a drive‑through, including removal of several parking spaces from the existing center to accommodate the new building and circulation. City staff advised that the current PUD allows a drive‑through only on Parcel A and that locating a standalone drive‑through restaurant on Parcel B would require amending the PUD and relief from several front‑setback and drive‑through design standards.

Why it matters: The amendment would change allowed uses and circulation on a busy commercial corner and would reduce parking for the larger shopping center; staff raised concerns about traffic circulation, stacking for the drive‑through, compliance with the city’s design standards and a net reduction of parking spaces.

Staff findings and outstanding items - Major amendment: The city planner recommended classifying the request as a major amendment because the existing PUD permits drive‑through restaurants only in a multi‑use building on Parcel A. A standalone drive‑through on Parcel B requires a change to the PUD agreement and is therefore a major amendment. - Setbacks and design: Staff flagged the proposed front setback as noncompliant and noted rooftop screening, pedestrian access, menu board locations and stacking dimensions need revision to better meet ordinance expectations. - Parking and circulation: The applicant used an 80% usable floor area assumption to estimate parking needs and proposed a net reduction of 66 spaces for the center. Staff requested a parking study; staff and engineering had not completed review of the parking and traffic materials prior to the meeting. - Timing: Staff suggested the commission consider scheduling the public hearing at a date that allows the applicant to respond to the outstanding engineering, parking and design comments.

Applicant response Allan Eisenberg, the civil engineer on the project, said the proposed front setback (about 44.7 feet) is similar to the adjacent Starbucks (about 47 feet) though closer than some neighboring buildings; he also said the lot’s 200‑foot depth constrains building orientation and drive‑through layout. He reported that a traffic study and a parking study have been submitted and received initial comments from the city’s traffic engineer; the applicant said stacking is planned to wrap around the building to keep queueing out of the main drive aisles.

Commission discussion Commissioners expressed concerns about stacking, the reduction in shared parking for the center, how the drive‑through could affect internal circulation, and whether traffic controls (signalization) might be required. Several commissioners urged the applicant to revise plans to better conform with city standards and to provide completed parking and traffic studies before the hearing.

Action and next steps The commission moved to set the amendment and accompanying site plan for a public hearing at its next available regular meeting, noting the change is a major PUD amendment. The commission asked staff to circulate comments from Giffels Webster and city engineering to the applicant and to include the parking/traffic study results in the public packet for the hearing so the commission can review updated material in advance.