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HomeMy WebLinkAbout1,240 - Janary 13, 2026 signedMINUTES OF THE 1,240th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, January 13, 2026, the City Planning Commission of the City of Livonia held its 1,240th 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: Wafa Dinaro Sam Caramagno Ian Wilshaw Members absent: None Patrick Droze Glen Long David Bongero Peter Ventura Mr. Jacob Uhazie, Assistant Planning Director, 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 2025-11-08-08 Exxon Mr. Caramagno, Secretary, announced the first item on the agenda Petition 2025- 11-08-08 submitted by Safiedine Merriman LLC requesting site plan approval under Section 13.13 of the Livonia Zoning Ordinance, as amended, to construct a building addition to an existing gasoline service station at the S.W. corner of Merriman Road and Schoolcraft Road in the N.E. % of Section 27. Mr. Uhazie: January 13, 2026 32146 Thank you, Mr. Chairman. This request is to construct a building addition to an existing gasoline service station located on the southwest corner of Schoolcraft Road and Merriman Road. The current zoning is C-2 (General business). Surrounding the property is a vacant commercial building zoned C-4 that is directly to the west and south. To the north is the 1-96 freeway. East across Merriman is an existing shopping plaza with a liquor store, and family diner, both of which are zoned C-2, as well. To the southeast is also a multi -tenant office building, zoned M-1, as well. The petition parcel has 165 feet of frontage along Schoolcraft Road, and it has 175 feet of frontage along Merriman Road. The parcel is approximately 28,780 square feet in size. The site contains an existing Exxon gas station that measures 1,980 square feet. The site contains an existing canopy with four pumps that can accommodate up to eight vehicles. The site also contains a shed in the rear, nine parking spaces along the west property line, and three parking spaces along the east side of the building. The building's current height is 14 feet. There's also a trash enclosure in the southwest corner of the site, and existing freestanding sign in the northeast corner of the property facing traffic along Schoolcraft Road. We have received an updated site plan that you have in front of you now. It does include the recommendations suggested at last weeks meeting, I'll go over some of those when we come across them. But the one-story addition would have an additional footprint of 1,940 square feet in size. Shown here. The proposal extends the building 14 feet to the east and 19 feet to the south. The petitioner says that the addition is needed for more storage space, larger sales area and a possible restaurant. The new total building floor area would be 3,920 square feet. The existing canopy and gas pumps are not proposed to be altered as part of this petition. The maximum height for a C-2 building is 35 feet or two stories. The addition would have a highest height of 24 and a half feet. The building setbacks along Merriman Road would be 60 feet, and Schoolcraft setbacks would be approximately 120 feet. The interior side setback is proposed to be 0.9 feet in the southwest corner of the building and 1.2 feet at the southeast corner of the building. According to the schedule of regulations in Section 4.03, side yards are not required along interior lots if all walls abutting or facing such lot lines are a fireproof construction and wholly without windows or other openings. But if the sidewall is not fireproof construction, or if fireproof construction but containing Windows or other openings other than emergency exits or vents. The proposed addition will result in the removal of two existing concrete pads, the rear shed, the air pump, and eight existing trees. They did provide a landscape plan, and per section 10.03 January 13, 2026 32147 of the ordinance, there will be one deciduous or ever evergreen tree per 40 linear feet of road frontage, one ornamental or flowering tree per 100 feet of frontage, and eight shrubs for 40 linear feet of road frontage. The landscape plan proposes the installation of six deciduous trees, three ornamental and 47 shrubs, which meets the ordinance along Schoolcraft. It also has five deciduous trees, two ornamental and 33 shrubs along Merriman. Both meet the ordinance and including the internal landscaping requirements. Parking for this site has a total of 21 parking spaces. Per the ordinance, free air shall be provided at all times in the station when the station is open. The petitioner has added the requested free air station located next to the building here, along the east of the building. According to off street parking requirements in Section 9.03 one parking space is required for each fueling pump. With eight pumps on the site, a minimum of eight parking spaces are required. All spaces should be clearly marked and have double striped parking. As I mentioned, there are 21 total spaces which satisfies the ordinance as well as...I should mention that the barrier free parking space has been moved to accommodate your request last week. It is now to the east of the building, as opposed to along the west property line. Access to the site will remain the same. There will be two curb cuts off Schoolcraft and two off Merriman. A circulation plan has been submitted that shows the rear loading garbage trucks and semi -truck trailers entering from Schoolcraft and exiting onto either Schoolcraft or Merriman Road. A new dumpster is proposed, which will be located on the west side of the building. It will be constructed with brick that matches the proposed building and will have metal gates. The landscaping, additional details, shows the details of the dumpster enclosure here. The existing ground sign would remain. As for lighting, the existing poles are to remain. Twelve canopy lights are to remain as well. There are four proposed wall lights on the ordinance cites that building entrances should not be greater than five foot candles in strength. The petitioner has reduced the intensity of the lights at the entrance to meet the ordinance. The elevation plans provided show the addition would be constructed with stone along the bottom of the wall. The side wall will be constructed with brick and a silver metal cap atop the building. There will also be a storm door in the southeast corner of the building. The existing building will have a new facade to match the new addition. The height of the new front facade would be 20.3 feet, and the materials will match the addition. There will also be metal panels on the upper corners of the building. The existing front facade will have six windows and two doors. The proposed front facade will Mr. Wilshaw: Mr. Uhazie: January 13, 2026 32148 have 16 windows and four doors, and with that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. The first item is from the Engineering Division, dated December 12, 2025, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced petition. We have no objections to the proposed project at this time, but would like to note the following items: 1. The subject parcel is assigned the address of #13801 Merriman Road. Should additional addresses be needed, the owner will need to contact this Department once approvals have been obtained. 2. The existing parcel is currently serviced by public sanitary sewer and water main, as well as private storm sewer. The submitted does not include any proposed utility information or calculations, but based on the project scope, we do not believe there will be any negative impacts on the existing systems. 3. Drainage from the proposed building shall not be shed on to the neighboring property. Downspouts will need to be directed to the parking lot to the onsite drainage system. 4. The submitted drawings indicate the existing air pump is to be removed for the new parking layout but does not show a replacement location. 5. Any disturbances within the Merriman Road right-of-way will require permitting through the Wayne County Department of Public Service." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated January 2, 2026, 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. 2021 International Fire Code is utilized, NOT 2015 version as listed on the plans. 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 December 12, 2025, which reads as follows: "I have reviewed the plans in connection with the petition. I have no objections to the proposal." The letter is signed by Paul Walters, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated December 23, 2025, which reads as follows: "Pursuant to your request, the above - referenced Petition has been reviewed. 1. The codes referenced on the submitted plans are incorrect. The accessibility code adopted by the State of Michigan is 2017 ICC A117.1, the Fire Code is the 2021 IFC, and the energy code is the 2021 Michigan Commercial Energy Code. 2. Where the proposed addition has January 13, 2026 32149 zero setback, it must conform to the building code regarding fire - rated construction with no openings in the wall. 3. The van - accessible barrier -free parking space shall be sized, signed, and marked in accordance with the Michigan Barrier -Free Code. 4. Signage shall conform to the sign ordinance, or a variance from the Zoning Board of Appeals would be required. 5. Exterior lighting sources shall be designed, constructed, located, and maintained in a manner that minimizes light trespass onto neighboring properties and public ways. The light trespass from a property shall not exceed 0.5-foot-candles at the property line, measured five (5) feet from the ground. This Department has no further objections to this Petition." The letter is signed by Jerome Hanna, Director of Inspection. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions for planning staff? Mr. Droze: Thank you. Mr. Chair, thank you, Jacob. A couple questions on this procedurally, on site plans. I know on a new build, it's a little more straightforward, but I was looking at this site and our next site, and noticed the site to the west is proposing sidewalk across the frontage, and actually, I didn't realize this until earlier today, that this site actually doesn't have sidewalk. And just thinking about how, you know, people using a hotel if they're looking to, you know, get something to eat on the corner, I mean, it would be nice to have a sidewalk. Is that something we can require as part of a site plan like this, with the retrofit? Mr. Uhazie: I will have to look into that more detail as far as what is required since it is an addition versus the new build. Mr. Droze: Okay, but we could ask the applicant, I guess, too, as well. Mr. Uhazie: Yeah. Mr. Droze: Okay, and then there was a question last time about the driveway on Merriman, the northern most one. I noticed that wasn't changed as part of this application. We basically were looking for them to close that, because there are basically four points of access, and the turning templates provided show that you probably could get away with not having that northernmost driveway. Did they provide any rationale about why that one's still on there? Mr. Uhazie: No. Mr. Droze: Mr. Wilshaw: Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Wilshaw: Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Wilshaw: January 13, 2026 32150 Okay. That's it for me. Thank you. Mr. Droze. Any other questions for planning staff? I thought in the study meeting, we talked about the parking lot being refaced? I believe we did. On the site plan, maybe I'm just looking at the wrong spot, but it says existing to remain. It does say existing to remain. So they're not going to do anything? Not unless we condition it Okay. It appears not unless they we condition it, or it could just be that they agreed to it and haven't updated the plans. Okay, we'll ask the petitioner. Okay, thank you. All right. Any other questions for staff? Jacob, I noticed that we're talking about new hydrangea shrubs. My experience over the years with those is they're not a hardy shrub in this climate. Do they conform with the requirements of the city? I believe so, but I can double-check and have that as a for city council to review. Thank you. Thank you, Mr. Chairman. Thank you. Any other questions? Very good. The petitioner is in the audience. Feel free to come forward to our podium. Start with your name and address. Good evening, sir. Nassar Choucair, NC designers and Contracting. I'm here to answer any questions. Well, thank you for being here, Nassar. Let's see if there's any questions for you. Is there anything else you'd like to tell us about Mr. Wilshaw: January 13, 2026 32151 your request to improve this property before we get into questions? Mr. Choucair: I mean, you guys talked about this, and I would like to answer some of the questions regarding the approach that it was to be remain because of the truck circulations. And we have worries about if we touch anything in the right-of-way, then ifs going to impact the whole project to a different level of work. That's why that's one of the items that we don't like to touch or remove, or mainly, I think, the truck circulation, for the gas and deliveries. But we can, if you would like us to restrict some of these, if you don't like people going out of the one near the hard corner, then we can restrict them, and only for large vehicles, the fuel trucks and stuff like that. I mean, we can put signs, and we've done this before in multiple of the gas stations that we dealt with. Regarding the parking lot resurfacing, I mean, it would be put in that we would repair, and again, ifs the same thing, if you change any of the elevations or change anything in the parking lot, it's going to impact our project with engineering, and they're going to start requiring something more than what we are budgeting for this project. We would like to enhance as much as we can on this and we did the maximum with coordinating with the Planning Department and with Engineering, and if there is any....1 think there is one more item that was...sidewalk. So, a sidewalk is also... it's going to be in the right-of-way, and it's all have to do with engineering, if they would like us. I mean, we're open to do any of these things, but if...as long as Engineering does not impact us to go to the second level of spending, major like spending on the site. Mr. Wilshaw: Okay, thank you for addressing some of those concerns. I will probably delve deeper into those during the Q and A section here. Anyone with questions for our petitioner? Mr. Bongero: Mr. Chair, thank you. When you're saying the engineering effects, you're talking about, like storm water retention? Mr. Choucair: That is gonna change everything. Mr. Bongero: You're trying to avoid it. Mr. Choucair: Yeah, trying to avoid as much as we can going into county's. Mr. Bongero: What can be done with that parking lot? It looks like it needs some love. Mr. Choucair: Mr. Bongero: Mr. Choucair: Mr. Bongero: Mr. Choucair: Mr. Wilshaw: January 13, 2026 32152 We can say repair, okay? And when we say repair, we'll like grind about two inches, and then we'll pave it, right? You know, I cannot say the word take the parking lot off, otherwise they're gonna consider it that you're not repairing. Okay, fair enough. I'm okay with that. I'm being like, straight out. Yeah, I understand. I'm okay with that. Maybe we'll add it to the resolution if it gets approved, okay? Thank you. Thanks. Yeah, The common verbiage we use in our resolutions are repair and reseal parking lot as opposed to replace So, any other questions for petitioner? Mr. Droze: Thank you, Mr. Chair. I'll respond to some of your comments about the topics you brought up, but I did have a question about... a couple about the building. So, the structure, is that parapet high enough that it's going to screen any sort of rooftop HVAC units? Mr. Choucair: Yeah, of course. Okay, these are really high, I mean, like they're going to cover everything. Mr. Droze: So what I'm seeing with this, where you have the top of the building, that is basically almost like a screening wall that the rooftop units would sit behind, or are those going to go on top of the building? Mr. Choucair: No, no. These are parapet walls. Typically, and through my experience, if you have a parapet wall at about 36 inch and up, any unit you put in the back, in the middle, you're not going to see it from the road, unless you are above, like any hill or something looking down. And this building typically is going to be similar...I don't know if you've seen that Mobile gas station we just built this year. They opened this year in Van Buren on 1-94 and Haggerty, it's going to be the same concept. That's what we're doing all these buildings. We're doing the same model that we...that involves, like brick panels and these kind of nice modern colors and material. Mr. Droze: Okay, so is it about a 36 inch parapet? Mr. Choucair: More than that. Mr. Droze: Mr. Choucair: January 13, 2026 32153 More than that, okay. Then you talked about materials. Talk a little bit about what you are planning to use. It looks like there's almos, a stone cap on top of the brick layer, or is that metal? So, so yes, we do have a brick, limestone sill under the windows. We're going to be using precast, polished concrete blocks. They're 16 by 24 and they would be, when you polish them, you'll get the sense of the aggregate from the concrete. So, it would look really nice looking. And we have a lot of models from these kinds of buildings that all over town. And in terms of panels, they're going to be panels that are mechanically installed on the building. They're going to be nice warm, I mean, silvery and gray color installed. And of course, you're going to have a different color of a cap on top of the parapet, so we'd give the three- dimensional look. Mr. Droze: Okay, Mr. Chair, I'll respond to this stuff later. If others want to ask questions. Mr. Wilshaw: Sure, okay, sounds good. Thank you. Mr. Droze. Anyone else with questions for our petitioner? Mr. Uhazie: Mr. Chair, I just want to...is this the one you're referring to on Haggerty and 1-94? Mr. Choucair: No, no, the mobile across the street from it. It's where that gas station across the street from it. Yep, this one. I hope it's the new one, because this is like brand new building. Yep, this is it. If you go in a different angle, you'd see if you go to the service driveway, no, no, the other way, yep, yep. That's it. Well, I mean, it wasn't pretty. Some of this is an old picture. Then if you go to the main street, yeah, probably there is a number one here. Probably, yeah, if you see, yeah. So that brown, it's a composite material. Then the entry, I mean, you can see it from here, because... Mr. Wilshaw: Alright, anyone with any questions? Any other questions? Mr. Ventura: Mr. Wilshaw, do I understand that we do not have a color rendering of this proposed building? Mr. Wilshaw: We do not. Mr. Ventura: As a petitioner, have you brought samples of the materials today? January 13, 2026 32154 Mr. Choucair: Actually, not tonight, because we're using like brick, and it's a...l think we did a 3d rendering in the package that it shows all the...1 think we have a 3d on this. because it's a typical material, like brick and... Mr. Ventura: So, I understand at this point, we've not seen a rendering, nor have we seen the materials? Mr. Wilshaw: Correct. Mr. Uhazie: We don't have anything in our pack. We don't have...I think I don't have any in my packets that I received. Mr. Wilshaw: Any other questions or comments from any of the commissioners? Mr. Choucair: I want to send you. Mr. Wilshaw: Nasset, do you have a rendering that you are going to send to Mr.Uhazie? Mr. Choucair: Yeah, I think I do have them. Mr. Wilshaw: Alright, we will try to give a moment for that to work its way through the internet, and maybe he'll be able to pop that up on the screen for us to see. In the meantime, if there's no other questions from any of our commissioners at this moment. I'll look to see if there's anyone else in the audience wishing to speak on this item. No one is jumping up. Okay, figured I would get that out of the way. Mr. Droze, you have some additional comments that you're gonna make, but we'll give a second to get that taken care of. I don't want to make a multitask too many things at once. All right, let's take a quick little pause here if nobody has anything else. Mr. Uhazie: One comment, double checking the ordinance about hydrangeas per being banned, per se. There's certain species of trees that are not allowed, but there's other ones that are discouraged, but there's nothing but like shrubs. Mr. Wilshaw: Okay, thanks for following up on that. Mr. Bongero: Just one comment following up on Patrick's concern about the sidewalk. On the site plan it shows there is a five and a seven - foot sidewalk on Merriman. You're probably thinking, put one down the Schoolcraft side. Mr. Droze: Mr. Bongero: Mr. Wilshaw: Mr. Droze: Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Mr. Choucair: Mr. Wilshaw: Mr. Choucair: Mr. Wilshaw: Mr. Ventura: Mr. Choucair: Mr. Wilshaw: Mr. Long: Mr. Ventura: Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: January 13, 2026 32155 Yeah, especially with...our next plan has it. So, it's kind of one of those things. This is a great time to do it. Yeah, we can. And it looks like it's, there's some utilities in there, but I think you could probably fit at least a four -or five-footer through there. I agree The addition of a sidewalk is probably not going to require stormwater management, I wouldn't think, right? And I don't think a driveway would either. Those are all things that could be put into the resolution, if commissioners are willing to do so, Mr. Uhazie, you're still waiting for the rendering? Correct. Nasser, you're still trying to send it? No, I did send it. It's gotta get through all the filters and security checks and all that kind of stuff. I was sending him another one, the one on Haggerty, but I sent him the rendered one for this building. But I want to show you the real thing, not only rendering, Do you mind if I... Well, it's gonna be a little hard to see. Is this is a rendering? No, this is real, and that's exactly like what we do. This is Haggerty and 1-94. Van Buren Township. Thank you. Alright, we don't want to delay the meeting too much here. Mr. Chair, I did get the renderings. Wonderful. All of technology here. Mr. Choucair: Mr. Wilshaw: Mr. Choucair: Mr. Wilshaw: Mr. Choucair: Mr. Wilshaw: Mr. Choucair: Mr. Wilshaw: Mr. Choucair: Mr. Wilshaw: Mr. Droze: January 13, 2026 32156 These canopies, they kind of like... There was a question that was asked at our study meeting. In regard to the poles that are supporting the existing canopy. These are going to be matching building brick. So, you're gonna wrap those with matching brick? Yes, and they're gonna be like, would like couple strips of limestone in the center and then be the same brick that we put on the building. Okay? And the dumpster, matching building. Correct closure to the dumpster, metal gate. Rendering always it's like kind of fuzzy in terms of the real thing. Yeah, you have to use your imagination a little bit. Yeah, that's why I wanted to show you the real one. And we studied this concept like for long time, and then we start doing it on all the sites that we are working on. Okay, well, what we'll do is, if Mr. Droze, if you're ready for some additional questions, I'm going to go back to you, since no one else seems to have anything at the moment, and I'll let you follow up on some of your issues. Yeah, as we talked earlier about the sidewalk, and I think that's just as something is, you know, making an improvement on the site, I think that, to me, at least, is an important thing. It's an opportunity to provide connectivity, especially with a hotel where it's people that maybe don't have a car, we want them to have a good impression of Livonia if they're walking to the restaurant on the corner. So, if you're able to do that, I know I certainly would appreciate that. I don't know if I can require you to do so, but that would be a recommendation. And then with regard to the driveway, I understand that you know when we involve Wayne County, it can invoke some larger costs if it's a larger development, but I think what we're talking about here, first of all, I think most of that impervious surface is being impacted. This isn't right away, which is not on your site, and I think it is well under the half acre that would basically trigger Wayne County storm water. So, I don't personally find Wayne County as a reason to not explore it. I think the fact is, I looked it up, there's Mr. Choucair: Chad Holden, Mr. Choucair: Mr. Holden: January 13, 2026 32157 about an average of 15 crashes a year at this intersection. And if this is an opportunity, we can do things to make this a little bit safer. It doesn't look like it's going to affect your site circulation in any way. You've demonstrated that you can get a WB 40 truck, which is like a semi -truck, or your fuel truck, through the site, through the other three driveways, I am personally gonna need a little more of an excuse than I don't want to deal with Wayne County as to why we wouldn't do this. It seems to me like a good opportunity, and I'd hope you'd see it that way as well. Ah, I see what, where I mean, what you're talking about in terms of the I would...(he is speaking to his engineer in the audience) Umlor Group, 49287 West Road, Wixom, MI, the civil engineer on the project. II think you have a very valid point. My recommendation would be, just listening to this, would be to coordinate with the owner and get maybe a better idea of how these fueling trucks are actually navigating the site, because I do think that for entrances is probably a little excessive for the property. It might be a good way to explore that with the actual tanker trucks that are making their daily or weekly deliveries, I should say, to fill those tanks, because the fuel tanks are staying in the same location. So however they're navigating the site now is not going to change. So I definitely think that's something we can explore. As far as other vehicles, there would be the typical delivery of like your Pepsi truck and all those like you mentioned, those are smaller vehicles. So I think it's definitely something we can explore. And maybe we can come back to planning as part of this recommendation administratively and provide that detail and information and some more insight as to how that site is actually being navigated. So, my concern is does this take a Wayne County or only city? It would be a Wayne County right of way permit. Right now we have no right-of-way permits as part of this project. And you mentioned Schoolcraft. I did not know that the westerly development was doing a sidewalk. My understanding is all along Schoolcraft there, there is no sidewalk. We would be the first two developments, but maybe we are the first two in some time to come in and make improvements. So that would be my only question there and administratively, maybe we'll have that conversation, but logistically, obviously that makes sense. So we could review both these right-of-ways. But yes, they would both require a right-of-way permit for that work. But my impression is that does not trigger storm water. It's not a site improvement. January 13, 2026 32158 That's a right-of-way. That's their drainage, that's theirs to maintain. Mr. Choucair: Okay, so as long as it doesn't trigger the storm water, then we can work on that. But do you think the service drive is a pedestrian friendly walkway. I mean, I don't see service driveways in any of the cities have sidewalks because they're like, they're like, I mean, more than a regular road. I mean people's speeds on these and there is no entry or buildings on these kind of... Mr. Droze: Mr. Wilshaw: My counter to that is that just because there aren't sidewalks there now doesn't mean there shouldn't be. Obviously, Schoolcraft is primarily industrial uses, but that's changing. We're seeing more and more commercial and again, just given the fact that we're changing the use here. You know, you may have people walking through your site anyway, so why not, you know, put it in the spot where people would expect it, and there's already sidewalk on at the intersection with ADA crosswalk, so it really just be putting sidewalk across your frontage. Mr. Droze makes a good point that if the property to the west of this is going to be used by hotel property. It's not unusual for residents or patrons of a hotel to want to walk to a corner store, pick up some snacks or whatever and walk back and forth. You see that quite frequently around hotels, because they don't necessarily maybe they didn't have a car, they Ubered to the hotel or they just don't want to get in a car just to go to a corner store. So, sidewalks would certainly provide a safer pedestrian means of getting to that corner. So, at the end of the day, these types of items, like closing a driveway or adding a sidewalk, is something that whoever makes the approving resolution, if that's what they're going to do, can add as conditions to this proposal. We're making a recommendation that will go on to City Council, so there's going to be time for you to incorporate those into your plan before you go to Council, if that's the direction this goes, or if, for some reason, you feel that you can't accommodate those requests, you can go to City Council and explain to them the reason why you can't accommodate those parts of our recommending approval, and they can make the decision if they want to leave those in or not. So, I don't think we want to hold you up by making you have to keep coming back to us or table this item, or anything like that for some of these items, because these are not that big of a showstopper. Is there any other questions or comments from any of our commissioners? We've already gone to the audience, and there is no one in the audience. I'll just check January 13, 2026 32159 one more time. Is there anything else that you'd like to let us know before we make our decision? Mr. Choucair: I mean, I really like the idea. I'm not against the idea of the driveway and the sidewalk, definitely, but also, as I explained before, that my fear is just to trigger something, but Chad here, he explained that that does not trigger our storm, and so there is, I mean, I would say 80% chance to do that. We'll go forward and close that one approach if, I mean, after we discuss this with the owner. Mr. Wilshaw: Okay, sure. This will give you time to do that as we move forward. Okay, thank you for that. If there's no other comments, I will go to my colleagues, and a motion would be in order. On a motion by Dinaro, seconded by Bongero, and unanimously adopted, it was #01-01-2026 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2025-11-08-08 submitted by Safiedine Merriman LLC requesting site plan approval under Section 13.13 of the Livonia Zoning Ordinance, as amended, to construct a building addition to an existing gasoline service station at the S.W. corner of Merriman Road and Schoolcraft Road in the N.E. '/ of Section 27, be approved subject to the following conditions: 1. That the Site Plan marked Sheet SP-102 received on January 13, 2026, as revised, prepared by N.C. Designers and Contracting Inc., is hereby approved and shall be adhered to; 2. That the Photometric Plan marked Sheet SP-105 received January 13, 2026 prepared by N.C. Designers and Contracting Inc., is hereby approved and shall be adhered to; 3. That the Proposed Truck Circulation Plan marked Sheet SP- 106 received January 13, 2026 prepared by N.C. Designers and Contracting Inc., is hereby approved and shall be adhered to; 4. That the Proposed Elevations marked Sheets A-202 and A- 203 received January 13, 2026 prepared by N.C. Designers and Contracting Inc., is hereby approved and shall be adhered to; January 13, 2026 32160 5. That the Landscape Plan marked Sheet L-1 received January 13, 2026 prepared by Allen Design, is hereby approved and shall be adhered to; 6. That all disturbed lawn areas shall be sodded in lieu of hydroseeding; 7. That all light fixtures shall not exceed twenty feet (20') in height and shall be aimed and shielded so as to minimize stray light trespassing across property lines and glaring into adjacent roadway; 8. No outside storage, placement or display of merchandise shall be permitted at any time on this site, however the foregoing prohibition shall not apply to the display, on the pump islands only, of oil based products; 9. That free air shall be provided at all times this station is open for business. The free air shall be dispensed at the point of service without having to enter the station or the performance of any extra action in order to obtain the air without charge; 10. That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the pump island canopy, building or around the windows; 11. Signage restricting left turns shall be placed at the northern approach on Merriman Road to the satisfaction of the Planning Director; 12. Sidewalks shall be installed throughout the development to the satisfaction of the Engineering Department; 13. That the parking lot shall be repaired, resealed, and restriped as necessary to the satisfaction of the Inspection Department; 14. The petitioner shall provide specifications and samples for all exterior materials to the Planning Director; 15. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; and, January 13, 2026 32161 16. Pursuant to Section 13.13 of the Livonia Zoning Ordinance, as amended, this approval is valid for a period of one year only from the date of approval by City Council, and unless a building permit is obtained, this approval shall be null and void at the expiration of said period. 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 #1 PETITION 2025-12-08-09 Staybridge Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2025- 12-08-09 submitted by Schoolcraft Lodge Inc. requesting approval under Sections 3.13, 6.30, and 13.13 of the Livonia Zoning Ordinance, as amended, to construct a four-story hotel at 31501 Schoolcraft Road, located on the south side of Schoolcraft Road between Merriman Road and Hubbard Avenue in the Northeast'/ of Section 27. Mr. Uhazie: Thank you, Mr. Chairman. This is a request to construct a four- story hotel that was previously approved in 2023. The location of the flag -shaped parcel is next to our last petitioner, on the corner of Schoolcraft and Merriman Road. The parcel contains frontage along both Schoolcraft and Merriman Roads. It has about 397, feet of frontage along Schoolcraft and 66 feet along Merriman Road. This site was previously zoned C-3 (Highway services), and was rezoned to C-4 in 2023. Hotels up to four stories are permitted in the C-4 district. As I mentioned, the site plan was approved in April 2023 but after one year of no permits, it relapsed and has to go through site plan approval again. The surrounding neighborhood includes to the east, a gas station zoned C-2, that we've discussed here earlier. To the south and west are industrial uses zoned M-1, and across the highway are commercial uses along west bound Schoolcraft. The site contains a vacant 7,748 square foot building, originally built as Mountain Jack's restaurant that was converted to a beauty school. Three driveways provide access to the site, including two along Schoolcraft and one along Merriman. The building and other site improvements would be removed as part of this petition. The proposal is for a new hotel to be positioned near the middle of the property, with parking on all four sides. The main entrance would face Schoolcraft Road. The building's overall length would be January 13, 2026 32162 about 243 feet each floor. Each floor plate measures about 17,730 square feet, and the general floor area of the building would be about 70,920, square feet. The first floor would contain 10 guest suites and a great room, a shared living room, a pantry, lobby area, offices, a fitness center and indoor pool, as well as guest in hotel laundry rooms. Layouts for the second, third and fourth floor would all be similar. Each floor would contain 28 guest suites. Altogether, there would be 94 suites in the hotel. The proposed hotel would be setback approximately 80 feet from Schoolcraft Road and be 90 feet from the west property line and 60 feet from the eastern property line and 25 feet from the south property line. The proposed hotel complies with all the city's required side yard setbacks. Parking for hotels is based on one space for each guest room, plus one per employee. This would require 98 spaces. The site plan shows a total of up to 99 spaces. As mentioned at the study, 15 of these spaces were land baked. Last time we saw this petition, those spaces were along the southern end the excess along the excess road to Merriman. The dumpster would be located in the southwest corner with an opening facing north. The walls would be eight feet high and consist of an enclosure material to match the building. Access gates would be wood on a steel frame. The enclosure must be constructed from masonry materials, and the swing gate must be either solid metal or composite. Access to the site would rely on the same number of curb cuts. Two on Schoolcraft and one on Merriman. The only change is that the westerly drive on Schoolcraft would be shifted further west. All three approaches are designed to accommodate two-way traffic. For stormwater, the site would be detained underground and the landscaping plan shows nine full size trees, four ornamental and 69 shrubs along Schoolcraft. Landscaping is also provided around the site's perimeter, within the parking lot islands and along the foundation of the building. All this landscaping would remain the same as it was under the 2023 petition. The building's exterior consists primarily of E.I.F.S. Portions of the first floor include stone veneer and either tile metal or composite panels. Buildings would have a flat roof with an overall height of about 54 feet and five inches. The colors appeared to be a mix of brown beige and either dark blue or black. The structural design is of a wood frame. A column supported canopy is provided at the building's main entry. The submitted photometric plans, information on site lighting, including the light fixtures, type, height, locations and illumination levels, all appear to comply with the zoning ordinance. The height of the poles is 20 feet. Hotels would be allowed one wall sign at 235 square feet. The development would also be allowed one January 13, 2026 32163 ground sign at 30 square feet. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Uhazie: Mr. Uhazie: The first item is from the Engineering Division, dated December 22, 2025, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced petition. We have no objections to the proposed project at this time, but would like to note the following items: 1. The subject parcel is assigned the address of #31501 Schoolcraft Road. Should additional addresses be needed, the owner will need to contact this Department once approval has been obtained. 2. The existing parcel is currently serviced by public sanitary sewer and water main and storm sewer. The submitted drawings indicate revised utility leads for the property, including storm water detention. Proposed utilities and calculations will be reviewed when plans are submitted for permitting. 3. Any disturbances within the Merriman Road right- of-way, including replacement of the drive approach or sidewalk will require permitting through the Wayne County Department of Public Service." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated January 2, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with the new construction and use of the property located at the above referenced address. No objections to this proposal with the stipulations: Subject building(s) are to be provided with an automatic sprinkler system, and on -site hydrants shall be located between 50 feet and 100 feet from the Fire Department connection. Sprinkler permit and plans are a required submission to the building department. 3rd party review may be required. Fire protection detection and monitoring shall be installed and reporting. Fire alarm permits and plans are a required submission to the building department. Knox Box (Knox Locks on gated entries) must be installed for Fire Department access. Any site - specific issues will be addressed during the Life Safety inspection. 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 April 7, 2025, which reads as follows: "1 have reviewed the plans in connection with the petition. I have concerns with the lack of parking provided in this proposal. It is not unreasonable to require a minimum one parking spot per room and employee for this proposal. It is inevitable that the proposed establishment will reach full occupancy at some point during its operation and there Mr. Wilshaw: Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Long: Mr. Ventura: Mr. Wilshaw: January 13, 2026 32164 would be no parking provided for all patrons. Furthermore, there is no legal public parking in the vicinity to supplement this deficiency, creating potential issues with neighboring businesses." The letter is signed by Paul Walters, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated January 6, 2026, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. This Department has no objections to this Petition." The letter is signed by Jerome Hanna, Director of Inspection. That is the extent of the correspondence. All right. Thank you. Mr. Uhazie. Any questions for our planning staff? Jake, do we have a parking issue? I don't believe so. The plans that went out, he did not see the discussions that we've had previously about the land baked parking. So it would be sufficient if we required that right away, but we do have that option with the land baking that was all ironed out in 2023. Okay, so we're comfortable with this. Okay, thank you. Same question. Same question. Very good. And I, as I recall, the conversation back a few years ago was that the petitioner stated that there's a certain percentage of their customer base that does come by Uber or other forms, so they don't necessarily have a vehicle with them, which is why we, I think, went the route we did with the land banking back then. Just for a reminder. Is there anything else for our planning staff? If not, our petitioner is in the audience, feel free to come forward to our podium. Good evening, sir. Brian Biskner, Umlor Group. The only thing that I'll add to the discussion is we have six EV out front of the building and the landscaping, we feel that with whatever happens to the to the previous applicant, we can, we can remove those and put some low Arbor values or something there, but our landscape plan hasn't changed, so I'm here for all your questions. January 13, 2026 32165 Mr. Wilshaw: Thank you. Let's see if there's any questions for our petitioner. Any questions for our Petitioner this evening? I think we have taken care of all questions...Mr. Caramagno. Mr. Caramagno: Just a basic question. So, this came before us a little over a year ago, and what if anything has changed between then and now, other than reapplying for the expiration of time? Mr. Biskner: Just finances. They felt that construction materials were too much and interest rates, and so they kind of hemmed and hawed and let it go by. Mr. Caramagno: Okay. And another question that I had at the study session...just reaffirm this. So, the fellows that are building this site and have another hotel a couple miles down at Inkster Road. Business here is good, and there's still demand for something like this in our area? Mr. Biskner: Mr. Caramagno: Mr. Biskner: Mr. Caramagno: Mr. Biskner; Yeah, they wouldn't be doing it if it didn't, if it wasn't going to be profitable. Okay? And the last question, how long will something like this take to build? About a year. So a year from permit you'll be open? Yeah, this is an extended stay. You don't have many extended stays. And it accommodates a business traveler, in, like that. So, it's a unique property. Mr. Caramagno: Yeah, they answered that question last week at our study session, what extended stay is, you know, is that two weeks, 10 weeks, four years, apartment living. What does it turn into? And I understand what they told me, business travelers, and it varies, but the intent is hotel living for a period of time. Mr. Biskner; Yep. Mr. Caramagno: Okay. Thank you. Mr. Wilshaw: Thank you. Mr. Caramagno. Any other questions for our petitioner? Ms. Dinaro: Mr. Biskner: Mr. Wilshaw: Robert Nofar, Mr. Wilshaw: Ms. Dinaro: Mr. Wilshaw: Mr. Ventura: Mr. Nofar: Mr. Ventura: Mr. Nofar: January 13, 2026 32166 Can you give us some clarity on when you expect work? Since this is, you know, it's been almost two years since you originally came in front of us. When do you guys expect to break ground and actually start building this? Break ground? Pretty much as soon as possible, which would be Spring and so it'll be a Spring, Summer grand opening. Next year grand opening. I think your partner is behind you there too. Some additional answers there. Good evening. Nofar Hotel Group. As you said, soon as we get permitting all approved and everything is ready to go, we anticipate maybe late spring, somewhere in that time frame, okay, if there's no, you know, delays in any, any other areas. Thank you, sir.. Any other questions? No. Thank you. All right. Any other questions for our petitioner? I recall that when you were here a year or year and a half ago, one of the requests we made of you was that the amount of E.I.F.S on the exterior this building be reduced and more alternative materials that are not E.I.F.S being used on the exterior. And since there's only one elevation in our package, and we can only see the front and a little bit of the one side of the building. Can you tell us what's going on with the other two sides of the building in terms of building materials? Well, the first floor is mainly all brick. Then you got, I think, those the middle part where the entrance is, it's all... Where the darker colors are. The darker color, I think the brown, well, the dark blue would be E.I.F.S., and the middle part would be metal paneling, and the remaining would be E.I.F.S. So, you have three different types of materials. Mr. Ventura: What about the south side of the building? Mr. Nofar: Mr. Ventura: Mr. Nofar: Mr. Ventura: Mr. Nofar: Mr. Ventura: Mr. Wilshaw: Mr. Ventura: Mr. Wilshaw: Mr. Nofar: Mr. Wilshaw: January 13, 2026 32167 You got brick and E.I.F.S. I'd have to look at the plans to be honest with you. They should be in the plan as far as what the details? Right. I guess I'd simply make the same request. Is that...take a look at this building, and as you move through the process here, you add some masonry to the building and reduce the amount of E.I.F.S. I'm sorry say that again the last what you said. Some more exterior materials that are not E.I.F.S. Well, you know what the prototypical type recalls for exactly what we need. And to be honest with you, this project is so expensive, and we're trying to keep the cost low, just so we can make this thing work. And the design is meant to be the way it's supposed to be. That's the prototypical type. We like to stick with that, because any deviation, you know, if you need anything else different, it would really hinder the cost of the project, and it's very difficult today to try to get these projects up as we'd like. So any little deviations... Anything you can do would be appreciated. Thank you. Sure. No problem. Thank you, Mr. Chair. Thank you. Mr. Ventura. Any other questions? Comments? Mr. Nofar, what are you...I don't know if you have a feel for what the pricing of this hotel is going to be. Do you have a frame of mind as to what this is going to rent for? I'm still putting it together. That's what I'm saying. I'm trying to get the best way to do this project is I have to really put a lot of time, and I've been doing this for over 30 years, so I, you know, there's a certain point that you know, either, if you go over and you know, it's not feasible anymore. So, we're putting the numbers together. I estimate between 12 to 14 million. Okay, that's helpful. I was also looking more at what the room rates would be. Do you have a feeling for what you're going to charge? Mr. Nofar: Mr. Wilshaw: Mr. Nofar: Mr. Wilshaw: Mr. Nofar: Mr. Wilshaw: January 13, 2026 32168 The extended stay brands you normally, because you get long term commitment from a lot of these corporate guests that come in, because you're not worried about just regular people walking in. So we try to go by rough par, which is, you know, how much rooms you're selling in the rest compared to how many rooms you have in the hotel and how many guests are staying. You get the number of that. So we're looking at about a rough par of about 110 to 120 and just talking minimum. Okay, and how would this property compare, for example, to your property a mile to the east, the Holiday Inn property? Is this going to be a higher rent property or a similar room rate? The room rates are going to be more the ADR is going to be about 160 to 200. When I say rough par, I mean, if all the rooms are sold, right, the rough par would be about that much. But as far as the difference in pricing, that property at the Holiday Inn Express, it's more of a limited service. This is an extended stay. So you have bigger rooms. You got sweets in there, you got kitchenettes, you got big refrigerators. It's a lot more involved. It's a lot more amenities. So, we'd be getting a lot better rate at this location. Okay, so you're expecting the average daily rate to be much higher. Yes. Okay, that's good. Thank you. Any other questions? If not, anyone else in the audience wishing to speak on this item? We do have someone that's going to come down and speak. Mr. Nofar, if you want to just take a seat for a moment. Thank you. Rick Deering 31763 Scone, Livonia, MI. Good evening, ladies and gentlemen, thank you for allowing me to be here to speak. My concerns were, I know we have another hotel east of where this project's going, and you know, there has, even though it has made, you know, money for the city, you know, which I'm happy for. They've had some with their share of problems with traffic and things like that. And I'm just wondering if a good possibility this project here can kind of do the same. It's already pretty much heavily trafficked area. Anyways, I've seen my share of accidents there because of the congestion. Even congestion is going over the bridges and that, you know, to connect to the neighborhood. So that's just one of my concerns. Mr. Wilshaw: Mr. Deering: Mr. Wilshaw: Mr. Deering: Mr. Wilshaw: January 13, 2026 32169 I'm not going to be able to give you an answer to your questions, necessarily, but I do understand that you're raising a concern about increased traffic in the area as part of this. We'll see if there's any additional comments that the petitioner will have when he comes back up. But we do understand that concern. Is there anything else that you'd like to say about this petition? No, just that was my major concerns right there, the traffic, just the safety of the even traveling on school crap, because of, right now, a lot of the accidents and have been due to speed and, you know, with more traffic, that could just add to the equation, if I may be allowed to say. Sure, sure. That's a valid concern, and it's actually one that you heard at our last petition, which was, of course, the neighboring property the gas station. One of the concerns that we had was being able to potentially limit traffic coming out of those driveways, because, as Mr. Droze noted, there is a high volume of crashes at that intersection, so we are definitely aware of that, and it's a concern of ours as well. All right. Well, I want to thank everybody for letting me have the chance to speak. And obviously whatever decision you make is your decision to make. So thank you again. I appreciate it. Thank you, Mr. Deering, for coming forward and speaking to us. All right, thank you for having me. I appreciate. Thank you. Thank you. There's one other gentleman I think that's going to come up here. Good evening, sir. Gafencu Doru, 31670 Schoolcraft Road, Livonia, MI. Okay, so I'm on the other side the highway, just a little bit off. My concern is the magnitude of the project being four stories high. Everything's one to two stories currently, and this would be and even the police, as they mentioned, it's a little extravagant for the plot. So, can that be limited to two stories, three stories, four stories, and having the light pollution and the traffic, like it was mentioned, it's a concern for me being pretty much across the street. Mr. Wilshaw: Mr. Doru: Mr. Wilshaw: We understand your concerns. So I'm opposed to it. Okay. Thank you for coming and letting us know that. Thank you so much. Anyone else wishing to speak on this item, if not? Mr. Nofar, did you want to come up and add any additional comments Mr. Nofar: Mr. Wilshaw: January 13, 2026 32170 before we close or address some of the concerns that were raised as far as traffic? As far as the traffic, I don't want any accidents, of course not. All right? Um, but you know, I don't know. I can't control the traffic. I mean, that's all I can say. Alright, and I know that you specifically designed this property to have that exit to the east so that you are giving it opportunities for some of your patrons to not only exit on Schoolcraft, but also directly on Merriman so they don't have to all be coming in and out of one location. Is that correct? Mr. Nofar: That's correct. Mr. Wilshaw: Mr. Nofar: Mr. Wilshaw: Okay, alright. Is there anything else you'd like to say before we make our decision? Always like to give you the last word. I've been, you know, we've been trying really hard to get this thing up and going. So hopefully things, you know, work out and we get started on it. Okay, all right. Well, thank you for your comments, and I'm going to go to my colleagues if there's no other questions or comments, and see if there is someone wishing to offer a motion. On a motion by Droze, seconded by Bongero, and unanimously adopted, it was #01-02-2026 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2025-12-08-09 submitted by Schoolcraft Lodge Inc. requesting approval under Sections 3.13, 6.30, and 13.13 of the Livonia Zoning Ordinance, as amended, to construct a four-story hotel at 31501 Schoolcraft Road, located on the south side of Schoolcraft Road between Merriman Road and Hubbard Avenue in the Northeast 1/4 of Section 27, be approved subject to the following conditions: 1. That the Site Plan marked Sheet C1 dated December 12, 2025, as revised, prepared by Umlor Group, is hereby approved and shall be adhered to; 2. That the Dimension Plan marked Sheet C2 dated December 12, 2025, as revised, prepared by Umlor Group, is hereby approved and shall be adhered to; January 13, 2026 32171 3. That the Grading Plan marked Sheet C3 dated December 12, 2025, 2026, as revised, prepared by Umlor Group, is hereby approved and shall be adhered to; 4. That the Utility Plan and Details marked Sheets C4 and C5 dated December 12, 2025, as revised, prepared by Umlor Group, is hereby approved and shall be adhered to; 5. That the Photometric Plan marked Sheet 1 of 1 dated December 12, 2025, as revised, prepared by Umlor Group, is hereby approved and shall be adhered to; 6. That the Floorplans marked Sheets A1.01 and A2.02 dated December 12, 2025, as revised, prepared by Umlor Group, is hereby approved and shall be adhered to; 7. That the Exterior Elevations marked Sheet A2 2 dated December 12, 2025, as revised, prepared by Umlor Group, is hereby approved and shall be adhered to; 8. That the Landscape Plan marked Sheet LS-1 dated December 12, 2025, as revised, prepared by Umlor Group, is hereby approved and shall be adhered to; 9. That the site's landscaping shall be updated to amend the landscaping on the north side of the Merriman Drive to a species that better accommodate the neighboring parcel's addition to the satisfaction of the Planning Director and thereafter permanently maintained in a healthy condition; 10. That all landscaped and sodded areas shall be permanently maintained in a healthy condition; 11. That all rooftop mechanical equipment shall be concealed from public view on all sides by screening that shall be of a compatible character, material and color to other exterior materials on the building; 12. That all light fixtures shall not exceed twenty feet (20') in height and shall be aimed and shielded so as to minimize stray light trespassing across property lines and glaring into adjacent roadways; 13. That only conforming signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals; January 13, 2026 32172 14. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; 15. Pursuant to Section 13.13 of the Livonia Zoning Ordinance, as amended, this approval is valid for a period of one year only from the date of approval by City Council, and unless a building permit is obtained, this approval shall be null and void at the expiration of said period. 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 #3 APPROVAL OF MINUTES 1,239th Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,239th Public Hearing and Regular Meeting held on December 16, 2025. On a motion by Dinaro seconded by Ventura, and unanimously adopted, it was #01-03-2026 RESOLVED, That the Minutes of 1,239th Public Hearings and Regular Meeting held by the Planning Commission on December 16, 2025, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: NAYS: ABSENT: ABSTAIN: Dinaro, Droze, Bongero, Long, Ventura, Caramagno, Wilshaw None None None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,240th Public Hearings and Regular Meeting held on January 13, 2026, was adjourned at 8:16 p.m. ATTEST: lan Wilshaw, Chairman CITY PL January 13, 2026 32173 i NING COMMISSION Sam Caramagno, Secretary