Planning commission delays Sheetz PDD, asks for revised truck access, TIS review and EV feasibility

Canton Township’s planning commission voted to postpone consideration of a proposed Sheetz minor Planned Development District at the southwest corner of Ford Road and Lotts Road, citing unresolved circulation and safety questions and outstanding technical reviews.

Staff recommended postponement after reviewing the applicant’s circulation plans and flagging several potential conflicts for large delivery and emergency vehicles. Patrick (planning staff) told the commission that the submitted geometry forces fuel and delivery trucks to make tight turns that would intrude into oncoming traffic lanes in several scenarios and that a drive‑through restaurant arrangement exacerbates those turning conflicts.

Alex Suwicki, Sheetz project lead, and the applicant’s traffic consultant, Julie Kroll, said they have revised plans and submitted a traffic impact study (TIS). Kroll said her firm’s analysis shows lower peak and daily trip generation for the proposed 55+‑oriented convenience and made‑to‑order‑food site relative to a typical single‑family subdivision. “We’re in agreement with Wade Trim and the recommendations; Sheetz has agreed to provide the passing flare and right turn lanes at the eastside driveway,” she said.

Sheetz representatives also addressed the township’s interest in making EV charging available at the site. Alex Suwicki said initial DTE grid analysis shows insufficient available on‑site distribution capacity and that the required service upgrades would be expensive. He said DTE identified two upgrade options, one of which could cost on the order of $2 million in distribution upgrades plus charging equipment costs, a level that would make the EV provision economically infeasible without third‑party or municipal support.

Multiple residents and nearby business owners spoke at the public hearing with split views: some urged denial or relocation due to the intersection’s heavy congestion and safety concerns; others supported the proposal as an improvement for the east side of I‑275 that would provide a nearby option for fuel and convenient food and would add sidewalks and landscaping.

Commissioners asked the applicant to provide revised truck‑circulation templates, to accept Wade Trim’s independent TIS review and to demonstrate a statement of definite benefits justifying PDD approval. Commissioner Weber moved to postpone the PDD application until the applicant provided revised truck access/circulation plans, Wade Trim’s TIS review, a clear statement of definite benefits, DTE correspondence on Level 3 EV feasibility, and updated market data. The motion carried unanimously.

Next steps: Sheetz will work with staff and the township’s traffic consultant to revise circulation and truck access plans and provide the requested documentation before the commission considers a recommendation.