Canton Township planners and commissioners postponed action on Sheetz’s preliminary Planned Development District application after staff and the township traffic reviewer identified circulation conflicts and asked for more evidence that the PDD provides the ordinance’s required 'definite benefits.'

What staff found
Planner Patrick Sloan and the township’s traffic consultant reviewed vehicle turning templates and found that large delivery and fuel trucks could be forced to execute 90– to 180‑degree maneuvers that place them in opposing travel lanes, creating the potential to block a single travel lane on Lotts Road or interfere with exiting traffic on Ford Road. Staff recommended revised site circulation and turn radii or eliminating the proposed drive‑through restaurant to resolve those constraints.

EV chargers and market need
Sheetz representatives told the commission they explored Level‑3 EV chargers with DTE and produced a utility summary indicating insufficient local grid capacity near the proposed site. Company representatives said a practical upgrade path could require roughly $2 million in distribution upgrades plus about $1 million for equipment, which the company said would make Level‑3 chargers currently infeasible without additional third‑party or utility investments. Township staff asked for the DTE letter and a feasibility statement for the public record.

Public response and applicant position
Nearby residents warned that Ford/Lotts is already congested and questioned whether the area needs another 24‑hour fueling/restaurant site. Property owners and some business representatives supported the investment and said Sheetz would raise site standards and add jobs. The applicant emphasized operational controls (company‑owned delivery fleets, driver route instructions) and said its truck routing and scheduling practices avoid peak conflicts, but staff said the plan must be safe for any future owner and for customers who are not company drivers.

Motion and next steps
The commission voted to postpone the Sheetz PDD pending: revised truck access/circulation plans; Wade Trim’s traffic review letter; a formal statement of definite benefits under the PDD standards; a feasibility analysis (and DTE documentation) for Level‑3 EV charging or alternatives; and updated market data demonstrating need. The commission noted those items must be addressed before forwarding the PDD to the township board.

Why it matters
The truck‑circulation and access issues raised by staff are operational and safety concerns that must be resolved in plan design rather than by later operational controls, the commission said. The DTE/EV issue touches on broader township goals for EV infrastructure and will require utility participation if Level‑3 charging is to be part of a PDD benefit package.