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Commission approves site plan for International Beverage at 6859 Cascade Road with design waivers and conditions
Summary
The commission approved a site plan that expands the existing liquor store at 6859 Cascade Road from roughly 4,000 to over 8,000 square feet, waived a 70% street-front transparency requirement for one façade in favor of spandrel glass, allowed specified wood-grain composite trim, and approved limited uplighting subject to photometric and VLT review and other permit conditions.
The Cascade Charter Township Planning Commission approved a site-plan and design review for International Beverage at 6859 Cascade Road, granting design waivers and imposing permit conditions.
Planning staff described the project as a rebuild and expansion of an existing store, noting that the township’s new form-based code (chapter 8) includes a 70% transparency requirement for Main Street building types. Staff said the applicant proposed spandrel glass on the Orange Street side to keep a glass-like appearance while allowing interior buildout, and provided sample materials for the commission to review. "There will be no orange color," staff clarified about the proposed palette, and added that the Cascade-facing façade meets the 70% transparency requirement.
Applicant Rishi Makar told the commission he grew up in the area and said he wanted the building to be an asset to the community. "My name is Rishi Makar, and I'm with International Coverage," he said, explaining the business plans to remain open and do the renovation in phases to avoid major service disruption.
Commissioner (S4) moved to approve case number 253888 with these specific determinations: waive the 70% transparency requirement on the southeast facade; accept the submitted materials (including wood-grain composite trim) as acceptable in the village; approve the proposed uplighting in the village context; and require that window VLT levels and site photometrics be approved by planning staff, that lighting levels meet Article 12, that the site be connected to water and sewer per chapter 3.1.3 of the Cascade general code, and that an updated stormwater and sewer maintenance plan be recorded and provided to the township. Chair (S1) seconded and the motion carried.
The commission and staff discussed the precedent of allowing uplighting in the village; staff noted uplighting is permitted in the village only with planning commission approval. Staff said lighting design will be reviewed during permit processing to meet photometric standards and maintain pedestrian-oriented design.
The decision authorizes the site plan with conditions; building permits and final VLT/photometric approvals remain subject to staff review.
