Members of the Van Buren Township Planning Commission were not enthusiastic about a developer’s plan to build a fuel station and restaurant at the northwest corner of Haggerty Road and the South I-94 Service Drive.
At its regular meeting on Dec. 8 via zoom, the commission was asked to make comments and suggestions on a plan to build a fuel station with “in and out” groceries along with a restaurant like Applebee’s or Culver’s on the 2.5-acre site that has four parcels.
Sam Beydoun said he has owned most of the property for 20 years and has paid taxes on it.
“I also have purchased the property next to it which has an abandoned motel that has been an eyesore and a center of controversy for the community,” Beydoun wrote in a letter to the township. “I plan to demolish the motel and use the property for our development.”
He said their plans not only include a service station, but also EV charging stations.
“I know our petition is requesting a change in zoning that changes the property from residential to commercial,” Beydoun wrote. “I realize the proposed rezoning of the property is critical because it represents the gateway and image to Van Buren Township. To that end, I want to make sure that the proposed elevated signage and landscaping is of the quality that would make the gateway attractive for both residents and visitors.
“I know this proposed use may be difficult for some, but realistically the property abutting a major intersection such as I-94 and Haggerty would be unattractive to build housing because of the traffic, noise and close proximity to the intersection…”
The letter was signed by Beydoun and Robert A. Ficano. It was on the letterhead for Ficano’s and Bruce F. Rosenthal’s law office in West Bloomfield. Ficano is the former Wayne County Executive.
In the first paragraph of the letter, Beydoun and Ficano thanked VBT Supervisor Kevin McNamara for reviewing their plans. Supervisor McNamara was not at the meeting and had not sent any comments for the board to consider.
The applicant listed on the agenda was Abbas Hamid, who explained the project to the commissioners.
In introducing the subject, Dan Power, director of planning and economic development, said the applicant has not made a formal application and wanted to hear feedback from the commissioners first.
Director Power said the site has three parcels that are single family residential, R-1C, and one general business district, C-1. The 2020 Future Land Use map has the whole site zoned Low Density Single Family Residential B – 15,000 square foot lots.
A person in the zoom audience commented that the site would better serve the community as a commercial development, but not a gas station. He said the architecture presented was “quite tacky.”
Commissioner Jahr asked if the neighbors had been alerted to this discussion and Power said they had not been alerted for this, but a public hearing would be part of a rezoning request.
Jahr said he is familiar with the property and it is due for redevelopment, but it’s in a residential area. He said the township has been keeping the area south of I-94 more rural and, “Public comment would be interesting.”
Jahr said there are two gas station on the corner of I-94 and Haggerty Road and another one coming in the area. There are no EV charging facilities and that would be good and the property is two-tenths of a mile from French Landing Park and the Iron Belle Trail, which would work with a restaurant and EV charging.
Beydoun said EV stations will be big in the next couple of years because of all the EV vehicles and people might like it. Or, people might not like it, but hopefully it would work, he said. “I’m crossing my fingers,” he added.
Treasurer Sharry Budd, who sits on the planning commission, said she would like to see a little more high-class building with brick, with it being near a residential neighborhood, not the metal and bright colors presented in a drawing. She also questioned the plans that show curb cuts on Haggerty Road for the project, along with curb cuts on the Service Drive.
Chairman Kelley questioned the train tracks on Haggerty and the curb cuts off Haggerty near the freeway and pulling the semis in.
“We’ll do a traffic study,” said Hamid, to make sure the entryways are safe and far enough away from the train tracks. He said Power had suggested the study.
Commissioner Brian Cullin said he can’t believe the township would ever build residences there. And, he agreed with Budd about not having metal and to make it look more appealing. He questioned whether another gas station was appropriate, but people could stop there before going fishing at the park.
Kelley asked if the three parcels would have to be merged into one when they applied for rezoning, and Power said they would have to be merged eventually and there would have to be a future land use map amendment first to make it commercial rather than residential.
Another speaker identified himself as son of the owner of the property that has owned the property since 1995. He said whatever they do here is going to be a state-of-the-art facility and they would like it to be commercial. He said it would be top-notch and with three other stations nearby, “We would have to stand out.”
Secretary Atchinson asked what other things they have considered for that property and the reply was they haven’t thought of anything else but a gas station and restaurant, as they’ve done in other communities. He said when people are traveling and they get off the freeway that’s what they need.
Power said the owner recently acquired the motel and Beydoun said he had been working to get the motel for some time and he finally acquired it. “Now we’re ready to finally develop.”
Also, at its 90-minute meeting on Dec. 8, the commission:
• Elected new officers. Bryon Kelley is the chairperson, Jeff Jahr the vice-chair, Medina Atchinson the secretary. Jahr was elected liaison to the Board of Zoning Appeals and Atchinson was named alternate to the BZA;
• Approved the final site plan, with conditions, for Burger King at 11550 Belleville Rd. to construct a second drive-through lane, along with landscaping and architectural improvements associated with the remodeling of the restaurant;
• Tabled for more information a proposal to recommend to the township board an ordinance for Adaptive Outdoor Retail and Dining with relaxation of certain regulations and extension into 2022 due to COVID-19. Jahr asked how many administrative approvals for this outdoor retailing and dining during 2021 and Power said there were just two applications, Applebee’s and BYC. Power said local restaurants move toward curbside pickup and delivery services instead of outside dining;
• Approved the commission’s annual report as prepared by Director Power and sent it on to the township board; and
• Approved the 2022 meeting schedule for the board which is the second and fourth Wednesdays of the month at 7:30 p.m., with the exception of having only one meeting each in November and December 2022.
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38 Comments
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I live on the south service drive literally houses away and say yes to this. Anything to get that rotted abandoned motel demolished. Anyone who says no must clearly like looking at that eyesore.
Agreed
I disagree, anyone who lives here knows how dangerous the curve is for traffic on the service drive and Haggerty especially when the trains come in. We’ve had countless accidents and issues here, there is a big concern with another gas, the air pollution, the ground pollution being next to the lake and Huron River that runs through many communities into Lake Erie. We already have 2 gas stations at this exit and one is closed sitting empty. We do not need more pollution, traffic, crime and distractions to the lake community. Come up with a better use of the land where bald eagles sit in those trees and hunt on our lake.
Thank you for your support in saying NO!
My question is why is our Treasurer Budd even part of this discussion? Wasn’t she the reason why the police and fire departments illegally evicted people from that motel, causing a multi-million dollar lawsuit against the township due to Budd actually “bullying and threatening the police and fire” to go against the law to do her bidding? I agree the motel is an eyesore, but a treasurer should not have the power to influence the police and fire, let alone the Planning Commission.
This is just a true testimant to who is truly running the township. It’s not her meat-puppet McNamara, but Sharry Budd herself. And God take mercy on you if you ever cross her.
I live near the vacant land that a developer is proposing to build a gas station on and want it to be known that I am adamantly against rezoning the three parcels of land currently zoned residential and asking it be rezoned commercial. The Master plan has it right with the current zoning because of the community with single family homes around this site and it being so close to the lake it would not be environmentally wise to have tanks so close to the lake. Also all neighbors that I have talked to so far are angry at the thought of the excessive lighting like the obnoxious lighting at BP over the bridge that pollutes way outside its property and noise from inconsiderate drivers blaring their loud sound systems at all hours of the night! Yes the motel is an eyesore so bulldoze it and build single family housing like the master plan envisioned, several have been built right across the service dr in recent years. Haggerty rd and the curvy South Service Dr with its blind spots in this area already is hazardous along with the trains causing major backups as well, I couldn’t imagine to think how much worse this commercial development would cause. I VOTE NO TO REZONING AND A GAS STATION AND HOPE OTHERS DO AS WELL!
This project is a farce and needs to be denied by the township , why would any city or TWP, that really cares about its residents even consider a gas station to be built on top of single family homes or adjacent to a Lake , I STAND AGAINST THE RE-ZONING OF THE LOTS OR ANY EFFORT TO PALCE A GAS STATION OR ANY OTHER LIKE PROJECT ON THIS INTERSECTION.
You’d rather have an abandoned overgrown motel sit there instead of a gas station?
The hotel will be taken down but a gas station with blaring lights and horns blowing all night need to be far away from residential property, there are better options, so who ever you are I’m sure you don’t live across from the location.
Absolutely, the owner should be responsible to remove it and come up with a non toxic option that is so close to our fresh water. We already have 2 gas stations at this exit and 4 at the next exit. Home owners that live here are not excited about toxic fumes and gas spills threatening our home values, human life, wildlife and community parks. Come up with a better plan. https://www.indianaenvironmentalreporter.org/posts/gas-stations-emit-10-times-more-benzene-than-previously-recorded
Do you believe they will ever be able to sell these plots for Residential? I can’t imagine too many people would want to build their house squished between the Service Drive and the Highway. It can be used is many other ways, but I don’t see residential. At best, maybe a small hotel or some commercial development.
I understand if you don’t want another gas station, and agree with you. But to say to keep it as residential is basically saying that you want it to remain wooded and abandon. And if I lived there, I’d rather look at trees than buildings. But that may not be fair to the current owner. And nobody will pay to bulldoze the motel if they don’t have plans to build something new.
Yes if the residential portion of the property would go up for sale homes would be built, it’s across from the Lake, 16 years ago someone said the same thing about the vacant lots across from the location and within a few years 4 new homes were built and another refurbished and moved into, so imagine houses will be built , it happened !
That’s us!! We are the people buying and renovating and getting rid of the toxic behavior of past residents and run down houses. Let us keep going, please.
The township has this as residential in the master plan, do not change the master plan for this parcel as a gas station/restaurant! The township wants this community to be a Premier community…not with another gas station in a residential area! Please remember there is another applicant who Is working with Wayne County to complete his plans for a gas station at the corner of Haggerty and Huron River Drive (French Landing Party Store). Township needs to have a different vision besides what the developer will try to force upon us.
Location of these 3 parcels is on a dangerous corner, blind spot and posted speed of 50mph on the service drive. When trains stop on the tracks, which happens often, it will be a mess for traffic and the homeowners across the street from this parcel. It is horrible now when trains stop on tracks, why make it worse? Big concern with pollution, garbage with the lake being so close…do you really want to compromise our lake with possible gas/oil leakage in the future?
Eagles In the area and by the lake bring people to the park, the site of another gas station is unacceptable in this area. My heart goes out to those who have built their homes in this area..what about their value?
I Say NO to another gas station!
This is in regards to the proposed rezoning of the property at the NorthWest corner of Haggerty and the South Service Drive: We live at that intersection and my family and ALL the neighbors I’ve talked to so far, are in complete agreement – this is a HUGE mistake to rezone the property from residential.
In all 45 years our family has lived here, this property has been zoned as residential. In fact, in recent years several new houses have been built on the service drive directly across from this property, including houses on the lake as well as houses on the lake on the SouthEast corner of this intersection. Many other houses, including ours, in recent years have had major reconstructions which has and continues to improve the neighborhood. The property in question is already properly zoned as residential and should remain that way with new houses being built, not another gas station. We already have an abandoned Mobil gas station just across the expressway. If there were enough needs for additional gas stations, why not rebuild that eye sore?
As a Township long term resident, I am asking the Planning Committee and/or anyone else from the Township to please take some time and come and physically look at this intersection, not just look at it on a map. There are several safety reasons to be considered as follows:
– It has a very bad “S” curve on the Service Drive with several vehicles ending in the ditch. In addition, the schools could not approve a bus stop here because of the dangers of the “S” curve.
– I ask that you also look at the actual size of the buildable property to determine if it really is large enough for a proper gas station let alone including a restaurant. When I consider all the issues that Culver’s has (as an example) with blocking traffic and that is only a restaurant, I can’t see how this is a safe place for commercial business.
– Please also consider the health and well being of all the residents who live here 24X7, enjoy being outside on the lake or walking along the Service Drive, etc. There are numerous studies that show how gas stations can be a nuisance to local residents for excessive noise and extremely bright lights. Can easily cause traffic congestions and it has been proven that harmful effects of living close to a gas station can include, but limited to: – significant increase risk of childhood leukemia, elevated air pollution, increased benzene emissions leading to: Cancer, Anemia, Increased susceptibility to infections, Low birth-weight.
– The potential for a gas/diesel spill either from a tanker or leaking underground tanks. Belleville Lake and (Old Edison Lake) are only a couple hundred feet at most from this site which takes just minutes to drain into and affecting people, animals, fish, etc.
– A long standing children’s Day Care is located just a few hundred feet from this piece of property. Let’s keep our children as well as our future safe.
The Planning Committee has the property correct as residential, keep it that way and build houses. Don’t destroy the value of all our homes, and don’t destroy the neighborhood with 24 hour traffic and bright lights and noise all night long.
Note, I do not like the idea of a gas station there, but lets be realistic about the zoning as residential. You stated you lived there for 45 years and believe residential is the correct zoning, but in 45 years, nobody wants to buy the parcel having the highway as their backyard and the service drive as their front yard. Yes, people have bought and built on the lakefront property across from it, but this is not lakefront, and not even lake view. It is an undesirable location for residential.
You state that it’s a very dangerous S-Curve and cars end up in the ditch often. So it would be better that they end up in the ditch of a residential location, where kids may be playing?
Let’s just be honest and say that we would rather look at the trees across from our houses opposed to the neon glow of any type of commercial building. I like how somebody had bought the property to build a commercial building, and now other residents are saying since they bought it, they are responsible for tearing down the motel, but will not allow him to build what he planned on in that location. If I was the owner, I’d probably make it look worse, until the residents allowed me to build what I needed to clean it up. Why would he spend money to clean it up if he’s not allowed to build what he wants on it. That motel will remained an abandon mess until the city allows somebody to build, or reclaims the land and demolishes it.
I believe the solution after reading the one or two replys from the residents that said they are across from the proposed gas station that seem to be in favor of anything other than an abandon hotel is to demand the current owner tear it down and clean up the property . It is as an eyesore and now that it has been purchased it’s the Townships responsibility to force the new owners to clean it up, but that won’t happen until the complaints are filed. , so let’s all contact the TWP and file a complaint with the ordinance department to start, and if nothing is done take of the issue with the board of Trustees.
The one person that seems to want a gas station posted himself as Cameron Rogers and he seems to live on the South Serve dr, but not a few houses away , his residents is over a mile from the property, so he shouldn’t ne misleading the paper by stating he lives across from the property,, He doesn’t
That’s really creepy that you looked up this person just to make this comment. What a creep.
That’s good that people are looking into this! No we don’t need that gas station there! This is all residential and that curve is bad enough without all that traffic! Can you imagine in the summertime with everyone going to the park???
I’m for it too. Where do I live? Weirdo.
To even consider a fueling station directly across the street from single family dwellings is completely irresponsible! Imagine if it were your home and how your property value
will plummet as a result as you pay lakefront property taxes. You would be furious! Consider your responsibilities to not only the constituents in the neighborhood but the Huron River Watershed we all have a duty to protect.
The best location for another fueling station would be to upgrade the one that sits empty on Haggerty and the North Service Drive. I’m sure we would all love to see BP have competition over there away from all the single family houses.
That’s my home across the street! We don’t want or need a gas station across the street from us or our neighbors.
Thank you for so clearly, professionally and eloquently stating our same concerns.
This is just plain stupidity suggesting that residential properties be Rezoned in a primarily residential area for a gas station / party store. The developer recently purchased some of the property in 2020 knowing it was residential , so if he wants to develop the property maybe he should build single family residential as intended. Maybe he should have looked at the future planning map , oops,, .I suggest he build his gas station in his own neighborhood and Not disrespect the adjoining residents near the location for his personal profit.
I live less than a half mile from the DANGEROUS intersection of Haggerty and the South Service Drive, the last thing we need is another gas station on this corner. The Mobil on the North Service Dr sits vacant…the BP that used to be clean and well maintained has significantly fallen off. Within 2 miles we already have no less than 4 gas stations that operate 24-7….we neither need nor want another one. The environmental impact on the area, our citizens, the ecology, children in day care are real. With every pumping of gas toxins are released into the atmosphere, not to mention the potential of run off fuel from spills. The owner of the parcel is not doing anything about removing the old, raggedy hotel on the property right NOW. What will he do with a new complex…..let it go. Skip this and get after him about the hotel that sits vacant and a mess, the residents need this cleaned up.
It was implied that while people are charging-up their EV’s at the proposed site, they could take a stroll down to the French Landing Park or new Iron Belle Trail near the Metropark…with no crossing light on the Service Drive and no sidewalk on Haggerty, this would be a suicide mission!
And as I mentioned in a letter to VBT, we currently have a problem with a small derelict motel on one of these sites; if Mr. Beydoun’s business fails (there are already plenty of gas stations in the area, and establishing a new restaurant during a pandemic is…well…risky at best), we’ll have a huge abandoned eye sore visible from all angles to deal with. I prefer the existing hotel & tangled trees until someone comes up with an idea we can all get behind.
Owner of this parcel knew the zoning of this property, while purchasing and the years of paying taxes. I believe it is the owner who needs to comply with the zoning. Not the township…Spot zoning at owners request
Hurts all in the township!
I hope they build the gas station just to anger the ones above who are so adamant against it. MOVE if you don’t like it.
A true Karen. The new owner of the motel should have to fix that place up or demolish it, he bought it knowing it was residential just as we bought our homes in a residential neighborhood on the lake. Some of our homes cost more than all that land combined and we all pay high taxes on the lake and nearby. We also care about the lake and the health of our community. You can look up all the research about gas stations and the toxic environment it causes from the increased traffic, gas fumes, gas run off, leaks over time that threatened the 100 houses in this area. I work in oncology with cancer patients, I do care about people and the effects of this on all of us. We already have 2 gas stations at this exit across the bridge 500 ft away, 1 that has failed and 3 at the next exit. Why do people feel we need another gas station? I actually don’t fill up at any exit gas station because they jack the prices sky high. So no we’re not going anywhere, we are going to fight like our life depends on it because it does.
I live on the other side of haggerty facing the back of this property. I am for a gas station as long as it involves tearing down that abandoned apartment/motel. Eventually, that building will attract homeless, druggies, or catch fire. I’d rather progress be made than abandoned buildings sit and rot. It’s called progress’s. If you aren’t for progress it’s time for you to move like the above commenter said.
Karen, based on your comments your not very intelligent person, so maybe you should keep your comments to yourself as I’m sure you don’t live in our neighborhood .
As a matter of fact, creep, I do live in this neighborhood. I live half a block up. Right by the daycare. But I’m glad you know my personal life.
It has been brought to our attention that the owner of the property at Haggerty and South I-94 Service Dr is petitioning to have this property rezoned from residential to commercial and build a gas station at this corner. My husband and I deeply oppose this plan. There are accidents all the time at this intersection one of which my husband was in. The traffic here is terrible between all the Amazon trucks and when the train stops traffic. How much worse would it be if there is a gas station? As you know there is a gas station on the North Service Dr and Haggerty and an additional one that is closed. Why do we need another one? What will this do to our home values? Does the township want to pay us the difference in the loss of home values? Which will be significant. What about being so close to the lake? What about all the crime that will come to our nice quiet community that you’ve been trying to make upscale? There’s a daycare super close to there is that safe for those kids? What about the homeowners whose homes would be directly across from that? Bright lights, crime and noise just to start with. We say keep it residential. The board can vote no and should vote no to this bad proposal.
Sincerely,
Concerned homeowners
The solution here other than NO Gas station seems to be to get the abandoned hotel demolished and the area cleaned up. The developer purchased the property knowing it had an abandoned hotel so he is responsible to clean it up. If you support getting this eye sore cleaned up file a Ordinance complaint with Van Buren TWP on their webpage , on the front page of the website, see forms , then select Ordinance , and fill out the online form.
Half of these comments are all by the same person. Whoever is approving these comments need to check the ip addresses and look at how the comments are written. This is a news article from weeks ago. It isn’t still a hot article. Concerned homeowner and neighbor against are the same dude.
No concerned neighbor has their own opinion and I am not posing as someone else too. So get your facts straight.
Sorry, they are not from the same “DUDE”
For those who said it should be the new owners responsibility to fix up the abandon motel, but will not approve his petition to tear it down and build a commercial structure on the site, I say the new owner should just BARELY bring the motel up to code and rent it out at a very low cost. Let the haters deal with the new element to the neighborhood.
And for those who state that their houses cost more than that entire plot of land, they should build an association with the adjacent houses and purchase that land so it cannot be built on. You can’t expect to buy the land, clean it up, and not build on it or do anything that will not make a profit.
Building single dwelling houses sandwiched between the highway and service drive will be a losing proposition. He will never be able to sell those houses for a profit. That land is only good for commercial use (gas station or whatever). And if he can’t build that, there is no motivation to level that motel.