Planning commission recommends Mug and Jug site plan and special-use recommendation with design conditions

The Berkley Planning Commission on May 27 recommended approval of a site plan and a special land use recommendation for the Mug and Jug redevelopment at the 12 Mile and Greenfield gateway.

Staff planning consultant Michelle Marron of Carlyle Wortman told commissioners the property’s convenience-store use is permitted in the Gateway District but the proposed automobile service (fuel) use requires special-use approval and must meet automobile service-station standards. Marron said the plans meet most requirements but flagged several noncompliant items: a trash enclosure proposed in the side yard (not the required rear yard), a south elevation with about 8.9% glazing that falls well short of the ordinance’s 40–80% transparency standard, and a driveway located about 22.4 feet from an intersection where 30 feet is required.

Applicant Eric Williams of Stonefield Engineering said the project would consolidate three parcels and construct a 6,734-square-foot restaurant/convenience store with a fuel canopy. Williams said the project team has coordinated with the Oakland County Road Commission and agreed to right-in/right-out restrictions at certain driveways; he also offered to revisit the lighting plan and to submit a Zoning Board of Appeals (ZBA) application if the commission requires a variance for the southeast driveway.

More than a dozen residents and patrons spoke at the public hearing, largely in support of the family-owned business. William Seaman, a long-time neighbor, said he supports the redevelopment; Tyler Anderson and others described Mug and Jug as a neighborhood institution with decades of local ties. One written comment cited traffic concerns and opposed adding a gas station.

Commissioners pressed the applicant on two central concerns: activation of the south façade facing 12 Mile and the driveway setback that conflicts with the automobile service-station standard. Architect John Abrow said the south elevation includes high glass at the corners but that much of the center wall must serve interior functions (coolers, shelving). As a compromise, the applicant proposed adding a central glazed band flanked by two living-wall panels. Commissioners asked for minimum dimensions to guide administrative review.

At motion, the commission approved the site plan PSP-02-25 with conditions that include addressing all outstanding staff and consultant review comments; obtaining any required variances from the ZBA (notably for the southeast driveway and, if necessary, the trash enclosure); and implementing south-elevation changes roughly described in the motion as two living-wall panels (approximately 10 by 8 feet each) and a center glazing band about 12–14 feet wide and approximately 12 feet high to improve activation along 12 Mile. The commission also recommended approval of the special land use (PSU-01-25) for the automobile filling and service station, contingent on the driveway variance and completion of staff review items.

Commissioners discussed hours of operation during the review. Williams said the owners currently propose restaurant/store hours from about 6 a.m. to midnight and have no intention to operate 24/7; he said the team would commit to those hours in writing if that helps address neighbors’ concerns. Commissioners noted, however, that the restaurant and convenience-store components are permitted uses in the Gateway District and could operate under separate rules, while the special-use approval applies specifically to the fuel service.

Next steps: the commission’s recommendation will go to City Council as part of the approval package; if variances are needed, the applicant will pursue relief from the ZBA. Staff will verify the final façade plans, photometric adjustments for lighting, trash-enclosure materials, and any lot-combination paperwork as part of the permitting process.

The commission concluded its business and adjourned at 9:04 p.m.