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HomeMy WebLinkAbout1,237 - October 28, 2025 signedMINUTES OF THE 1,237h PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, October 28, 2025, the City Planning Commission of the City of Livonia held its 1,237th Public Hearing and Regular Meetings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Ian Wilshaw, Chairman, called the meeting to order at 7 p.m. Members present: Patrick Droze Ian Wilshaw Members absent: Peter Ventura Sam Caramagno Glen Long David Bongero Wafa Dinaro Mr. Jacob Uhazie, Assistant Planning Director, Kristoffer Canty, Planner IV, and Stephanie Reece, Program Supervisor, were also present. Chairman Wilshaw informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission makes a recommendation to the City Council who, in turn, will hold its own public hearing and make the final determination as to whether a petition is approved or denied. The Planning Commission holds the only public hearing on a request for preliminary plat and/or vacating petition. The Commission's recommendation is forwarded to the City Council for the final determination as to whether a plat is accepted or rejected. If a petition requesting a waiver of use or site plan approval is denied tonight, the petitioner has ten days in which to appeal the decision, in writing, to the City Council. Resolutions adopted by the City Planning Commission become effective seven (7) days after the date of adoption. The Planning Commission and the professional staff have reviewed each of these petitions upon their filing. The staff has furnished the Commission with both approving and denying resolutions, which the Commission may, or may not, use depending on the outcome of the proceedings tonight. ITEM #1 PETITION 2025-09-01-01 J & J Land Holding Mr. Caramagno, Secretary, announced the first item on the agenda Petition 2025- 09-01-01 submitted by J & J Land Holdings LLC, under Section 13.15 of the Livonia Zoning Ordinance, as amended, requesting to rezone the property at 13400 Newburgh Road, located at the southeast corner of Newburgh and Schoolcraft Roads in the Northwest '/4 of Section 29, from M-1 (Light Manufacturing District) to C-2 (General Business District) to construct a gas station and convenience store. Mr. Uhazie: Mr. Wilshaw: Mr. Uhazie: October 28, 2025 32041 As mentioned, this is a request to rezone the property at 13400, Newburgh Road from M-1 to C-2. The reason for the request is to remodel the existing building to be a gas station and convenience store. It is located on the southeast corner of Newburgh and Schoolcraft Roads. The property size measures 29,756 square feet, with about 172 feet of frontage along Newburgh Road and 173 feet of frontage along Schoolcraft Road. The site is currently vacant but was previously occupied by the Bering Service Company, which has since moved. The adjacent properties of the site to the east, west and south are all zoned M- 1 as well. To the north is the 1-96 freeway. The Future Land Use Plan identifies the site as Tech and Manufacturing. These areas should serve the community's need for research facilities, warehouses, manufacturing and other light industrial opportunities, or corporate campuses. Under Section 6.26 of the zoning ordinance, gasoline service stations are allowed in the C- 2 zoning, subject to waiver -use approval. The conceptual proposal shows the existing building footprint would be reduced and converted to a gas station and convenience store. The building would be 4,920 square feet. There would be a canopy added to the north of the building with fueling pumps for eight. The site plan proposes four drive approaches, two along Newburgh and two on Schoolcraft. As you will hear, Fire, Engineering and Police have all expressed concern over the egress locations closest to the intersection. The site plan provides 11 parking spaces, one of which is barrier free and does satisfy the parking requirements for that use. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. The first item is from the Engineering Division, dated October 6, 2025, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above -mentioned petition. We have no objections to the proposed rezoning at this time, but would like to note the following items: 1. The subject parcel is assigned the address of #13400 Newburgh. Should additional addresses be needed, the Owner will need to contact this Department once approvals have been obtained. The legal description included with the drawings appears to be correct and should be used for the rezoning if the proposal is approved. 2. The existing parcel is currently serviced by public sanitary sewer, storm sewer and water main. Utility information has not been submitted with the drawings, but we do not believe there will be October 28, 2025 32042 any adverse effects to these systems from the proposed project. 3. As noted, no utility information has been provided, but it should be noted that any proposed construction will be required to meet the Wayne County Stormwater Ordinance, including detention. 4. Per the submitted drawings, four approaches to the property are proposed. Due to the proximity to the intersection, one or more of the approaches may need to be eliminated, or have restrictions on turning movements. A traffic study may be required to justify the proposed amount of approaches and turn movements." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated October 15, 2025, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to modify a commercial building on the property located at the above referenced address. We have no objections to this proposal. A further detailed plan review will take place when this division receives an official plan set." The letter is signed by Brian Kukla, Fire Marshal. The next letter is from the Division of Police, dated October 13, 2025, which reads as follows: "I have reviewed the plans in connection with the petition. Newburgh and Schoolcraft is historically a high crash intersection and the addition of this development should be carefully analyzed. Any landscaping planned on the north side of the development should be limited in height to reduce any sight distance issues with traffic exiting the development onto eastbound Schoolcraft. The new proposed drive approach on Newburgh at the northwest corner of the property should be limited to right turns only due to its proximity to the intersection." The letter is signed by Paul Walters, Sergeant, Traffic Bureau. The next letter is from the Treasurer's Department, dated October 6, 2025, which reads as follows: "All taxes have been paid on this property" The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions for planning staff? Mr. Droze: Thank you, Mr. Chair. Mr. Uhazie, I emailed about this the other day, and I asked a question. Just for clarification purposes, the rezoning application suggests from M-1 to C-3 zoning, and I understand that...1 think that the staff is of the opinion that the C- 2 is more appropriate. One of the things that I think we're to review as part of a rezoning request is, you know, is what this is being requested for, the most appropriate use, and maybe just provide your opinion about why the C-2 is more appropriate. Mr. Uhazie: Mr. Droze: Mr. Uhazie: October 28, 2025 32043 Correct, the petitioner did originally apply under C-3 but after discussing with petitioner and staff, it was determined that C-2 would be the most appropriate land use for the site. C-3 would probably be a little bit too intense for the area. And I guess in terms of too intense...just out of curiosity... It would allow a lot more uses that in the future, if this were ever to be changed from a gas station, to something else, it would allow a lot more permitted uses by right, as opposed to the C-2. Mr. Droze: Okay. Thank you. Mr. Wilshaw: Thank you. Mr. Droze. Any other questions for staff? If not, our petitioner is in the audience, feel free to come forward to our podium. We'll ask that you start with your name and address for our record. Brandon Grysko, Fausone & Grysko, 41700 Six Mile Road, Northville Township, MI 48168, and I'm here also with the owner of the property, the owner operator for the fueling station, Mr. Hamade, as well as Mr. Wright which is the project architect. I put together just a brief slideshow, which Jacob has been kind enough to place up here on the screen. I also have hard copies, to the extent that anybody wants those. I just want to say, first of all, thanks for having us here tonight. I really appreciate the opportunity to address the commission. Also, it's always a pleasure working with the Livonia planning staff. They're top-notch professionals. So, 1 don't know if you just want to get...I just wanted to show sort of just kind of a Google kind of shot of, kind of what this looks like now. And if you want to jump to the next one. A conceptual look at what this could be. One of the things that is of interest with respect to the Master Plan is that it references the fact that the Master Plan is such that it wants improvements to these sites. It wants esthetic improvements to these sites. This is something that I got from Book Two, page 20 of the Master Plan, or something like this. I think this is something that clearly would meet that sort of objective within the framework of what the Master Plan is looking for and allows for. I did just want to take the opportunity to show, although this is only conceptual this time, this is a pretty fair representation of what they would hope that this site could become, sort of, instead of the kind of, sort of the boxy, sort of building that they have now, something that's a little more light and vibrant with some with some pretty nice landscaping and things like that. So, I just wanted to take the opportunity to show conceptually what the site could look like. If you would just pop October 28, 2025 32044 over to the next slide there, and I know that most of the commissioners had the opportunity to meet Mr. Hamade at the study meeting. So, I do appreciate the commissioners taking the opportunity to get to know him a little bit. I want to point out that Mr. Hamade is a small business owner and has been in business for 20 plus years in the community. Excellent reputation in the community and is looking to put $2 to $3 million into the property, between acquisition costs and development costs. He's going to own and operate this fueling station in conjunction with several others that he already has and operates as a good community partner. Another half million dollars is going to go into fast EV chargers on the site, should the rezoning get approved, and then, should the site plan be approved. This is the plan for the site, is to have those amenities available. The other piece that I want the commissioners to be aware of is that the security systems on site where there's going to be sort of a top-notch security system using artificial intelligence, this system is going to deter crime, and it's also going to assist the police in solving crimes and investigating traffic crashes and things like this. So not necessarily directly pertinent to the ordinance criteria, I understand that. I'm going to get to those just in a minute here but did want to take the opportunity to sort of address some of the amenities and some of the esthetics that this project is going to bring to the table. And I know the commissioners are very well familiar with this, so I would sort of be remiss not to include it, but I did just sort of include the ordinance factors to have it as a touch point, as some of the things that I'm going to be covering within the presentation here tonight. If you want to jump to the next one there, and this is where I start to get into some of that, the ordinance criteria. Specifically, I just want the commissioners at least our perspective that the fuel station that's being proposed here tonight is totally in continuity with the Master Plan. This is one of the things that I mentioned. This is a direct quote from the Vision 21 Master Plan that "we want to gradually improve the appearance of these areas", which is the area in question here, which is calling for tech and manufacturing. "Want to gradually improve the appearance of these areas while retaining them as cost effective locations to support new and existing businesses in the city". So again, directly from the Master Plan document here, and what do we have here today, right, is somebody that's looking to improve the appearance of this, that's going to be something that's going to exist sort of in continuity with the existing district, and it's going to support a new business as well. And the other thing I wanted to suggest is that this is actually really similar to a lot of the uses that already sort of allowed within the M-1 districts. I know we're looking to go to C-2 which, as chance would have it October 28, 2025 32045 as a waiver -use and not a use by right, for fuel stations. But regardless, what do you have in the M-1 district that would be allowed? highway services, okay. And I think we can see how this is sort of consistent with that. Automotive uses. I've got a slide here in the in a couple slides that shows the different automotive uses that are in the direct immediate vicinity. Truck stops, actually, if there was a large enough lot, you'd be able to do a truck stop in the M-1 zoning district, and also petroleum product storage. So, I hope the commissioners can see that when we're talking about a fueling station, we're not talking about something that is uncharacteristic for an industrial type area, but rather something that is more or less in continuity with the types of uses that would already be allowed within the M-1 zoning district. And so again, this is just, this is just sort of a Google Map screenshot here. I've got four red boxes on the screen that are that I created. And then you can also see, there's the pin dropped at the southeast corner of Newburgh and Schoolcraft there. That pin, of course, is the site that we're talking about here, 13400, Newburgh Road. Those red boxes are, you know, sort of, according to Google, the automotive uses that are in the area. So, you've got sort of a classic car repair, a collision shop, again, areas that have traffic in and out of them, vehicles in and out of them, and more or less consistent with a fuel station type, type of use. Well, I can't read that from over here. So I think, as it pertains to one of the things that we had talked about at the last meeting, is, you know, why is this site no longer, you know, fit, so to speak, for industrial use. I think the first point, which is actually the second point on the slide there, is that the existing owner of that property, the bearing company that's been there for a really long time, actually moved out of there because it's too small to suit the industrial uses that they had been occupying the property with, and they had to move into somewhere bigger. And this is after already having modified the site to make it a little bit bigger. So, they really had exceeded the potential for that site as far as the industrial use goes. And there were no other industrial properties that came in with strong economic offers for their purposes. And so I think we can sort of infer from that that the highest and best use of the property is the one that Mr. Hamade has put up and is investing in this property, for which is the fuel station. Obviously, is going to require the rezoning here, but I think for purposes of tonight, the building is relatively small footprint as far as things go. So when you're looking at an industrial or warehousing type use and warehousing, I think primarily is what it was before you don't have the footprint or the size that you really need to get into that space and to be able to maximize the potential of the site there. Again, a couple of points l talked about at the at the study meeting, but October 28, 2025 32046 I'll highlight here, as well is that, in keeping with the theme of sort of that this is in continuity with the sort of industrial uses that we have. We've got motorists that are going to be driving through here. We've got employees that are going to be part of, you know, the industrial parks that are back there, and they need somewhere to go, to eat, to shop, to fuel their vehicles. People coming off the freeway are going to be looking for a place to fuel up and things like that as they're passing through town. And so this is a use that's really going to serve and provide amenities for both the employees and then also the guests to the community and the motorists that are going to be coming through. Now, this is a little bit of the boring. I'll be honest about that. So one thing that I wanted to do is, is show, kind of like, how, how is the city, how is the city zoning, sort of similar areas within town in terms of sort of the industrial areas along the freeway. Okay, so this is a snapshot from the city zoning map that's up on the website for the Farmington and Schoolcraft area. So, if we just look on the south side of the freeway there, you see the Tight blue taking up the majority of the south end of the freeway there. And those light blue areas are going to be industrial type areas. And the red areas on the corner are going to be commercial uses. Similarly, if you go to the northwest, on the northwest corner there, you've got a little chunk parcel there that's sort of a little bit darker blue, also an industrial type use. And again, you've got on that corner a gas station, which I can't recall if it's C-2 or C-3 right there, but again, ifs one of those commercial type uses there. And spoiler alert, this is going to be sort of a pattern that we're going to see as we travel east along the freeway from Farmington to Merriman to Middle Belt. And you've got three corners on that one that are sort of taken up by fuel stations. So as we look to the Merriman zoning map, just get to that page again. So south of the freeway Merriman and Schoolcraft, what do you have? You see sort of light blue, dark blue, which are sort of the industrial type zoning areas. And right on the corner you've got punctuated with red, and on the southwest corner there is a gas station, of course, and also the northwest corner, and on the north side anyhow, and similar to Farmington, you've got sort of residential areas kind of close by there, which is just an issue we don't have here, which actually, I think would be make it even more appropriate in our case, versus some of these other cases. Middle Belt, so not as much here in the way of gas stations. But again, you see this kind of consistent pattern of industrial areas and the corners are sort of punctuated with the commercial uses. And that's essentially the exact same thing we're trying to do here. By taking this from M-1 to C-2, you're going to see that same type of punctuation, just like you see along Farmington, about a mile and a half away, October 28, 2025 32047 and then a mile from that, Merriman, and then another mile from that Middle Belt. Just a summation of the different various things that we talked about on this slide. One of the things I did want to point out, though, as Jacob was kind enough to mention some issues identified with respect to access and egress from the site, but no real objections from the department heads. You've got issues to work through within the framework of site planning, but nothing I don't think that really impacts the zoning, although traffic obviously is a factor in considering whether to rezone a property, and it's something that I know the commission will take into account appropriately. But Newburgh Road right there, if I'm not mistaken...the City of Livonia has the ability to implement the traffic control order there and provide for right turns only through site planning, the Commission and the City Council would be able to do essentially the same thing. So, these are all issues that I think would be fairly easy to work through within the framework of site planning. I think I mentioned this earlier, probably, but within the M-1 zoning district, you've already got a lot of different components to a fueling station, right? So, you've got the ability for retail, you've got the ability for highway services, you've got the ability for automotive uses, you've got the ability for parking. If you take all these things and sort of mix them together, you essentially end up with what would be a fueling station. And so I think the components all there, the industrial zoning district is generally a higher intensity use, and the C-2 commercial zoning district is much lower of an intensity of usage. And so I think from that perspective, you're going from an area of higher intensity to lower intensity, which is something that a lot of communities, I think, would take into account. I hope that the Commission takes that into account as well, that you're taking something relatively consistent, and you're not making it more intense than what the district can handle, but rather dialing it back a little bit. And of course, as I said, the petitioner is here. He's going to be the owner operator and is willing to answer questions, and so is the architect. Of course, the plans are conceptual at this point, and so we don't have the full slate before the commission, but we are happy to answer any of the questions that may have come up throughout the course of the presentation or otherwise. Mr. Wilshaw: Well, thank you, Mr. Grysko, for your presentation. I appreciate that, and you did a nice job of framing the topic that I was just going to talk about, which is that, you know, we are looking at the rezoning of this property right now. This is a multi -step process right now. You're looking to rezone to a zoning that would in this case, C-2, is what we're discussing tonight, which, under a waiver -use would allow a fueling station and if the rezoning is Mr. Droze: Mr. Grysko: October 28, 2025 32048 favorable and carries on, then the second part of the process would then be the site plan process that you would come back to us for, and that's where we would actually discuss all the details of the layout of the site, the building, the materials, colors, hours, lighting, and all those things. So tonight, for the sake of what we have before us, is the zoning. So, there's not going to be a ton of discussion around the actual site plan. There may be, as you said, it's conceptual. There may be a few general questions we have for you, but we're going to try to focus our discussion on the zoning and the proposed use as it relates to that. So, with that again, thank you for your presentation. Is there any questions from any of our commissioners for our petitioner? Mr. Droze. Thank you Mr. Chair. I echo Chairman Wilshaw's comments regarding your presentation. I think a lot of things that we look at as part of these requests were covered very nicely, especially on the Schoolcraft corridor. I guess getting into the details of the plan a little bit is one of the things that I'm looking at, at least, is just to make sure that the use that's being requested can fit within the site. I did notice that there's what looks like a shared driveway on the east side, which is going to be pretty critical to making this site happen. And it looks like there's a...one of the exceptions on the Alta survey it lists that there's a looks like a shared easement or something like that. And I guess maybe just if the team could speak to the relationship with the neighbor, and if you guys are comfortable that you know, you able to work through if there are any sort of drive alterations on Schoolcraft. I'll let, I'll let somebody else speak to that. But as an attorney. I feel the need to comment on everything, of course, so I'm going to comment anyway. I believe the parcels used to be under shared ownership, under common ownership, and so probably at the time that it's split off, there were arrangements made. But I don't know if you have Scott if you know for a fact, go ahead, please. Steve Hamade, owner. We met last week and thank you for the opportunity to hear our case today. Regarding the easement, this was, as Brandon expressed, that the whole parcel was owned by the same owner I purchased the land with, and because he sold them that small parcel gave them the rights to use the entrance, so that's where it's at. So, they are allowed to use the entrance for their business. They also have another entrance that they currently use as well. So, they're using my parking lot, using, you know, a big portion of the parking lot and using the entrance as well. I have no issue with that. Thank you. Mr. Wilshaw: Mr. Droze: Mr. Wilshaw: Mr. Caramagno: Mr. Hamade: October 28, 2025 32049 Thank you. Mr. Droze. Thank you. Okay, is there any other questions for our petitioner? Mr. Caramagno. How did you go about finding this property and determining that it needs a gas station? What was your process there? Well, it was, I was just driving in the area, and I seen the for sale sign there, and I been in the business for over 32 years. I know gas stations. Fueling stations need high traffic. It needs a corner, and I seen that it was a viable option to explore, and I didn't think I could actually get that parcel because it was so many people have had put bids on it, but I guess I was the highest bidder. And, you know, I'm very happy and ecstatic about opening my first business in Livonia. Mr. Caramagno: There was another question I had. So, you've got other businesses, this will be your first in Livonia. Mr. Hamade: Yes. Mr. Caramagno: Okay, and then this is a unique piece of property is, from what I can tell. You know, obviously ifs a major thoroughfare. No gas stations on a major thoroughfare, so its gotten by forever without a service station. And it seems like you're stumbling up on a good opportunity here. So, I personally like it, but that's my opinion. Mr. Hamade: Thank you. So in 1972 when that building was built, traffic was probably a lot less than today, and it wouldn't have been viable for any C-2 or, you know, convenience store at that time. Now that traffic is probably 50 times more than it was since 1972 and the industrial area there. They need people. They need a fueling station with convenience and food, fresh food to serve them. Mr. Caramagno: Thank you. Mr. Hamade: Mr. Wilshaw: Most welcome. Thank you. Mr. Caramagno, any other questions for our petitioner? No, okay, Mr. Hamade, just a quick question for you. You said that you own some other gas stations. I know you own Mr. Hamade: Mr. Wilshaw: Mr. Hamade: October 28, 2025 32050 other businesses as well, but more focused on the gas stations. Can you tell us where some of those are located? Correct. I own one on the border of Livonia and Westland at Joy and Newburgh. It's a Sunoco Gas Station. On the southwest corner. Southwest corner, yes, and I ran a burger shop out of there with my family. And during the pandemic, it kind of... it was hard to get employees, and we kind of idled it. And it was a great concept. And so, the other location is on Warren and Venoy, Warren and Newburgh, sorry, and all my sites are designated as emergency sites for the City of Westland. We have a great partnership together that I provide for them, 24-hour generator in case there's any storms or anything like that. They're designated as, as Brandon knows, as a emergency site for police, fire and they get their fuel from me as well. The other location is on Warren and Venoy, which is my first station after... in Garden City, after I left Detroit. That was my first station 19. I bought it in 91 And the other location is on Warren and Merriman. Sn old Clark station that I rehabbed and did a beautiful job on it. So, you're more than welcome to take a tour with me there and see how I operate. It's very clean, very well lit, nicely landscaped. Mr. Wilshaw: Well, that's why I asked the question, because it gives us an opportunity to see some of your other work in action, and those will, I'm sure, speak for the type of development that you're looking for here as well. So, thank you. All right, good. If there's no other questions for the petitioner, I don't see anything from any commissioners. I will go to the audience. Is there anyone in the audience wishing to speak for or against this petition? If so, please come forward. Mr. Wilshaw: Good evening, sir. Brian Auerbach, 14299 Stonehouse, Livonia, MI. Thank you for having me here. I am very familiar with this area, and I've lived there for 25 years. You know, I put some notes down here, but after hearing the petitioner, I appreciate the information and how they presented it, and it's compelling. Great corner. Lot of traffic. However, I can say myself, living there for 25 years, I've never once looked at that corner and said to myself, geez, I wish there was a gas station or convenience store there. You know, I have two gas stations, convenience stores, just barely a mile north, at Five Mile and Newburgh, and one of them is a 24-hour station. And rarely, Mr. Wilshaw: Mr. Auerbach: Mr. Wilshaw: October 28, 2025 32051 if ever, do I see them overwhelmed with vehicles or people utilizing the facility. So you mentioned the traffic, and I certainly think a traffic study should be employed here, because living there, I do see the amount of traffic, and I think that is a definite consideration when you guys are folks are doing the due diligence and deciding whether or not to rezone this. So other things that I had here that I think apply, certainly with the Vision 21 plan that was implemented, and this doesn't fit that plan. It's a variance that moves away from that, and I get the fact that it's not a large parcel, but it does still offer a great location near the freeway for folks to access from outer, whether it be Ann Arbor or Southfield. So, I think there's still other opportunities, other than having a convenience store in the fueling station there. And I didn't do account how many local stations we have nearby. I just know the two that we have close. I think the petitioner made a kind of almost a compelling case for me, in a sense, or my neighbors, that along the freeway, there's already plenty of opportunity of folks that are coming in and out of the Livonia area to stop and fuel up convenience right there. Lot of folks that are moving through are coming in or through to work, and they've already made their morning arrangements to have fuel, their coffee, what have you. And the same thing when they're leaving out so and if they haven't, again, as I mentioned, just a slight mile north and as well as a petitioner station that's just south of there as well. So, I'm against it rezoning. I do think it opens up a bit of a can of worms that if it is approved, and then there might be variances asked, such as the sharing businesses to the east. I understand a C-2 property to an M-1, has to have a six-foot barrier or a 20-foot green belt. And I don't know if that's possible in that particular location. And so, I can foresee some variances being asked of the committee moving forward. So again, I appreciate the time and the consideration. Well. Thank you for your comments, Mr. Auerbach, we appreciate you coming forward. Sure. Thank you. Have a good evening. You too. Is there anyone else in our audience wishing to speak on this item. If not, I'm going to go back to the petitioner. We always give the petitioner a chance to say anything else, if they would like, before we make our decision. Mr. Grysko, is there anything else that you'd like to say on behalf of your client? Mr. Grysko: I appreciate the opportunity to do so. I do appreciate the comment. Comments and the discussion. You know, I think, I Mr. Wilshaw: Mr. Droze: Mr. Wilshaw: October 28, 2025 32052 think the presentation speaks for itself. I understand that the resident had a different interpretation of that, but, you know, we rely on the fact that we think it's consistent, ultimately, with the Master Plan, the surrounding zoning, and with other uses allowed in that district. All right. Thank you, sir. Is there anyone on the commission with any additional questions or comments before we make a decision? Mr. Droze. Mr. Chair, just to offer some comments. I know what these rezoning requests...sometimes it's helpful to know, you know, where our commissioners are coming from. At least in this one, I think maybe just to highlight the fact that, you know, this is a... it's on the edge of basically almost a square mile of manufacturing use. And we kind of see pretty consistently throughout the city where the corners can be different than, you know, the surrounding uses. So that, and also its location on two major roads. You know, we often see C-2 on these corners throughout the city, and gas stations and that. And then I, you know, I think the other part of it too is, you know, although not zoned that way, it does kind of have a consistent feel with, you know, the Newburgh corridor has a bunch of storefront businesses that, you know, kind of are on the edge, again, of that manufacturing corridor. So generally, you know, from that perspective and kind of just seeing consistency throughout the rest of the city, that's why I will be probably in support of this one tonight. Thank you, Mr. Droze. Is there any other comments or questions from any commissioners? If not, I will close the public hearing, and a motion would be in order. On a motion by Long, seconded by Droze, and unanimously adopted, it was #10-43-2025 RESOLVED, That pursuant to a Public Hearing having been held by the Planning Commission on October 28, 2025, on Petition 2025-09-01-01 submitted by J & J Land Holdings LLC, under Section 13.15 of the Livonia Zoning Ordinance, as amended, requesting to rezone the property at 13400 Newburgh Road, located at the southeast corner of Newburgh and Schoolcraft Roads in the Northwest '/ of Section 29, from M-1 (Light Manufacturing District) to C-2 (General Business District) to construct a gas station and convenience store, the Planning Commission does hereby recommend to the City Council that Petition 2025-09-01-01 be approved for the following reasons: October 28, 2025 32053 1. That the proposed change of zoning to C-2 would be compatible to and in harmony with the surrounding zoning and land uses in the area; 2. That the property involved in this request would be in full compliance with C-2 District regulations; 3. That the proposed change of zoning to C-2 would cause the zoning of the property to more accurately correspond to the use and size of the property; and, 4. The proposed zoning change represents a reasonable and logical plan for the subject property that adheres to sound land use planning principles. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 and Section 13.15 of the Livonia Zoning Ordinance, as amended. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #5 APPROVAL OF MINUTES 1,236th Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,236th Public Hearing and Regular Meeting held on October 7, 2025. On a motion by Droze, seconded by Long, and unanimously adopted, it was #10-44-2025 RESOLVED, That the Minutes of 1,236th Public Hearings and Regular Meeting held by the Planning Commission on October 7, 2025, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: NAYS: ABSENT: ABSTAIN: Droze, Long, Caramagno, Wilshaw None Dinaro, Bongero, Ventura None October 28, 2025 32054 Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,237th Public Hearings and Regular Meeting held on October 28, 2025, was adjourned at 7:41 p.m. ATTEST: Ian Wilshaw, Chairman CITY P A ING COMMISSION Sam aramagno, Secretary