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Residents urge Royal Oak to reject Sheetz plan and restore single-family protections in master plan
Summary
Numerous residents used public comment to criticize the Sheetz proposal and the draft Master Plan 2050, citing a peer-review that flagged deficiencies in the Sheetz traffic study and urging the commission to preserve single-family protections or place the plan on the ballot.
Several residents used the public-comment period to press the commission on two related development issues: a proposed Sheetz convenience-gas station at Coolidge and 14 Mile and the recently published Master Plan 2050 draft.
Trish Oliver and other commenters pointed to a Hubbell, Roth & Clark peer-review of the Sheetz traffic-impact study that, according to the commenter, recommended denial because of missing elements such as incomplete trip-generation analysis, an omitted midday peak, and mismatched signal timing data. Oliver urged the commission to reject the Sheetz proposal or require a corrected study rather than approve a plan the peer review found unacceptable.
Separately, multiple speakers said the master plan draft removes explicit single-family zoning protections in favor of a new "neighborhood residential" category that they said would allow denser housing types (duplexes, accessory dwelling units, apartments). Those speakers contended that the change was not sufficiently explained to residents and urged additional public input or an advisory ballot to restore single-family protections.
The commission and staff clarified that a master plan is a guiding document and does not itself change zoning; zoning amendments would be a separate process. No formal action on the Sheetz project or on amending the master plan took place during this meeting. The remarks were recorded as public comment and will be part of the public record for future planning and site-plan reviews.
