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HomeMy WebLinkAbout1,242 - February 24, 2026 signedMINUTES OF THE 1,242nd PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, February 24, 2026, the City Planning Commission of the City of Livonia held its 1,242nd 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 Sam Caramagno Glen Long Ian Wilshaw Members absent: Peter Ventura David Bongero Wafa Dinaro 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 2026-01-02-01 Great Lakes Pawn Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2026- 01-02-01 submitted by Great Lakes Pawn, requesting waiver use approval under Sections 3.11 and Section 6.45 of the Livonia Zoning Ordinance, as amended, for outdoor display of merchandise, at 27675 Grand River Avenue, located on the south side of Grand River Avenue between Eight Mile Road and Antago Street, in the northeast%I of Section 1. Mr. Uhazie: Mr. Wilshaw: Mr. Uhazie: February 24, 2026 32248 Good evening. Thank you. Mr. Chair. This is a request to add outdoor display merchandise to the front and rear of the existing pawn shop. The pawn shop is located on the south side of Grand River Avenue, where the business has operated continuously at this location since 2015. The petitioner is seeking authorization to allow for the seasonal outdoor display of their merchandise. The site is approximately 0.25 acres in size, with about 69 feet of frontage along Grand River Avenue. The existing zoning is C-2 and all the adjoining properties are zoned C-2, as well. Under Section 6.45 of the zoning ordinance, outdoor sales, storage or outdoor display of merchandise is prohibited, but when the business opened in 2015, outside storage for merchandise and pawn shops was not explicitly prohibited under the existing zoning ordinance at the time. It was however against the city ordinance. Some background on this item. After discussions with the Law Department it was determined that the best course of action was to get waiver -use to allow outdoor storage. The proposal includes the two outdoor display areas. The first is located in the front of the building, underneath their existing awning, highlighted here. You can also see here in this picture, the second is located at the rear of the parking lot, highlighted here. We have evidence of them having outdoor storage in a maintained orderly fashion by going back to 2016 for reference. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. The first item is from the Engineering Division, dated February 5, 2026, 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 #27675 Grand River Avenue. 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. The submitted drawings do not include any proposed utility information or calculations, so we cannot comment on any proposed impacts to the existing systems, but we do not believe the proposed usage will adversely affect the existing utilities should alterations to the existing services be required, the owner shall submit drawings to this department to determine if permits will be required. 3. Any disturbances within the Grand River Avenue right-of-way, February 24, 2026 32249 including replacement of the drive approach or sidewalk will require permitting through the Michigan Department of Transportation (MOOT). 4. Handicap parking space and sign attached to building, including trash receptacle (obstruction) adjacent to parking space should be reviewed to ensure proper pavement markings along with other parking spaces meet ordinances. Removal of the existing concrete orange light pole base at east side of drive approach should be reviewed since there is no existing light pole attached." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated February 24, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with exterior displays of seasonal items of the property located at the above referenced address. No objections to this proposal with the stipulations: - Displays cannot obscure the name of the business or obscure the numeric address which should be displayed on the address side of the building with numbers that contrast in color to the exterior finish of the building. - Do not fully obscure the windows or entrance door so that in an emergency situation the fire department can see inside the structure to accurately assess interior conditions." The letter is signed by Brian Kukla, Fire Marshal. The next letter is from the Division of Police, dated February 2, 2026, which reads as follows: "I have reviewed the plans in connection with the petition. I have no objections to the proposals. The only public safety concern regarding this proposal would be maintaining clear and unobstructed public sidewalk access in front of the business, along with clear and unobstructed views of oncoming traffic from patrons leaving the business on the north and south driveways of the business." The letter is signed by Brendan Adams, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated February 24, 2026, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. The parking lot should be repaired or replaced as needed. 2. The parking spaces shall be 10' x 20' and double -striped. The spaces are currently faded and not visible. 3. The barrier -free van accessible parking space and access area shall be properly sized, signed, and striped. 4. There is no enclosure provided on site for the dumpster. An enclosure shall be installed in accordance with the ordinance's requirements. A building permit and inspections would be required for this. 5. The two light pole bases that no longer have light poles installed shall be removed. 6. The outside storage should not impede the required number of parking spaces or any walkways or exit ways. This Department has no further objections to this Petition." The letter Mr. Wilshaw: February 24, 2026 32250 is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated February 9, 2026, which reads as follows: "1 have reviewed the addresses connected with the above noted petition. As there are no outstanding amounts receivable, general or water and sewer, I have no objections to the proposal." The letter is signed by Benjamin Grier, Director of Finance. The next letter is from the Treasurer's Department, dated February 5, 2026, which reads as follows: "The owner of the property is current of their property tax." The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Are there any questions for planning staff? If not, our petitioner is here this evening. We will need your name and address for the record please. Randy Sokan 27675 Grand River Ave., Livonia, MI. Mr. Wilshaw: Very good. What would you like to tell us about your request? Mr. Sokan: We're just simply requesting reapproval for the outside displays, for sales, seasonal items. We've been in business since 2011. There was a name change in 2015, so that's why you're only seeing it at that time. We've never had any issues. We've always complied with city inspections, police departments, fire marshals, everything. You know, we complied. We're just simply just trying to get it approved as it's kind of hurting our sales a little bit, because we do pawn these items as well, and we just been kind of limited on taking them in, because we haven't been selling them as fast as we usually do. So, it does increase foot traffic. Having that storefront and also having it in the back parking lot. We've always kept it right before the sidewalk. Pedestrians never had any issues. Customers love it. In the back parking lot, it doesn't even take a parking space. It's a 16 by 16 little square just near the back door, so its not interfering with any parking spaces. So, we're just asking for the approval again, if we can continue to do that. And it's displayed between 9am to 6pm and everything is brought right back in, so it's not stored outside. We chain everything up just for safety as well, and then we just put everything back inside. Mr. Wilshaw: All right. Very good. Thank you. Mr. Sokan. Is there any questions for our petitioner? Mr. Droze: Thank you, Mr. Chair. Just quick question. There was a couple items noted in engineering, building and fire. Are you planning to Mr. Sokan: February 24, 2026 32251 do...there was a mention of the dumpster enclosure, restriping the parking lot. Is that part of this? Or, I guess maybe respond to those items. So, we can definitely comply with all of that. As of right now, we came forward with the approval for the outside, you know, sales and displays. We are renovating the parking lot as we speak. I think it may take place this season. We might be repaving it all. I'm not sure what their plans are, but that is a part of, you know, the outdoor construction, I guess you can say, definitely. And then if you guys want to include the barricading the trash can or the dumpster, definitely, we can, you know, take that into consideration. Yeah, not a problem. Mr. Wilshaw: Any other questions for the petitioner? Good. All right. Anybody in the audience wishing to speak on this item? Good evening, sir. Jerry Karasinsky, 19498 Bainbridge, Livonia, MI. I just wanted to point out one thing that hasn't come up with this. There is another pawn shop in Farmington on the north side of Eight Mile about a quarter mile west, and I believe they also allow outside display of items. So this would just keep the petitioner competitive with another business that's near them. Thank you. Mr. Wilshaw: Mr. Sokan: Thank you. Mr. Karasinsky. All right. Anyone else in the audience wishing to speak on this item? No one else. Mr. Sokan, is there anything else that you'd like to tell us before we make our decision? You guys summed it all up for us, and I'm just hoping that you guys can continue to allow us to do that be a great help to our business. Mr. Wilshaw: Okay, I'm going to close the public hearing, and I'm going to go to my colleagues to see if there's a motion. On a motion by Droze, seconded by Long, and unanimously adopted, it was #02-10-2026 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on February 24, 2026, on Petition 2026-01-02-01 submitted by Great Lakes Pawn, requesting waiver use approval under Sections 3.11 and Section 6.45 of the Livonia Zoning Ordinance, as amended, for outdoor display of merchandise, at 27675 Grand River Avenue, located on the south side of Grand River Avenue between Eight Mile Road and Antago Street, in the northeast Y4 of Section 1, the February 24, 2026 32252 Planning Commission does hereby recommend to the City Council that Petition 2026-01-02-01 be approved subject to the following conditions: 1. Outdoor display of merchandise shall be permitted only during regular business hours. All items shall be removed from the exterior of the property and stored indoors at the close of each business day. 2. No overnight outdoor storage shall be permitted. 3. That the parking lot shall be repaired, resealed, and restriped as necessary to the satisfaction of the Inspection Department. Parking spaces shall be doubled striped at ten feet (10') wide by twenty feet (20') in length. 4. A dumpster enclosure shall be installed in accordance with the city's ordinance requirements to the satisfaction of the Inspection Department; And that the three walls of the trash dumpster area shall be constructed out of building materials that shall complement that of the building. The enclosure gates shall be of solid panel steel construction or durable, long-lasting solid panel fiberglass. The trash dumpster area shall be maintained and when not in use closed at all times. 5. The two light pole bases that no longer have light poles installed shall be removed to the satisfaction of the Inspection Department. 6. Outdoor display shall be limited to the specific areas depicted on the approved site plan. Displays shall not encroach into required parking spaces, drive aisles, fire lanes, accessible routes, or landscape areas. 7. The total square footage of outdoor display areas shall be clearly defined and shall not be expanded without further approval from the Planning Commission. 8. All display areas shall be maintained in a neat and orderly manner. Merchandise shall be arranged in an organized fashion and shall not create visual blight, safety hazards, or obstruction of pedestrian or vehicular circulation; and 9. This waiver approval is limited to this applicant and can only be transferred to another user with approval by the City Council. February 24, 2026 32253 FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 of the Livonia Zoning Ordinance, as amended. Mr. Wilshaw: Is there any discussion? Mr. Sokan: Thank you so much. I appreciate it. One more question. Regarding the parking lot striping, the light posts and the dumpster. Will we receive a letter for that, or do we have to follow up with you guys? Mr. Wilshaw: I think you can follow up with our Planning Department. They can give you those details. Mr. Sokan: I'm not sure if there's a timestamp on that or whatnot, so I know the parking lot is definitely being considered for repaving and whatnot. I just didn't know how much time we had or just communicate with them. Mr. Wilshaw: Yeah, you can work with the staff. They'll, they'll help you with determining the timeline on that. Mr. Sokan: Okay, sounds good. Mr. Wilshaw: We'll certainly work with you. We're reasonable. Mr. Sokan: Appreciate it. 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 #2 PETITION 2026-01-02-02 Gas Station Mr. Caramagno, Secretary, announced the first item on the agenda Petition 01-02- 02 submitted by J&J Land Holdings, LLC, requesting waiver use approval under Sections 3.11 and 6.26 of the Livonia Zoning Ordinance, as amended, to construct a gas station, including a convenience store and carryout restaurant, at 13400 Newburgh Road, located at the southeast corner of Newburgh and Schoolcraft Roads in the Northwest 1/4 of Section 29. Mr. Uhazie: This is a request to construct a gas station, including the convenience store and carry out restaurant at the property that February 24, 2026 32254 has previously began the rezoning process through Planning Commission and had its first reading with City Council. This is the next step in that process. The location is on the southeast corner of Newburgh and Schoolcraft Road. The size of the property is roughly 0.68 acres. It has approximately 172 feet of frontage on Newburgh Road and 173 feet of frontage on Schoolcraft. The existing site contains a one-story industrial building that totals about 6,800 square feet in size and is currently vacant and which was previously occupied by Bering Service Company. As I mentioned, the current zoning is M-1. It is in the process of being changed to C-2 with the second reading of City Council, if this moves forward. The adjacent properties to the east, west and south are all industrial properties, and to the north is the 1-96 Expressway and Schoolcraft Road. Gasoline service stations are permitted in the C-2 district, subject to waiver -use approval. The site plan shows that the northwest annex and the front 10 feet of the main building would be removed, so this area, shown here, would be removed. The remaining building would expanded upon. The site plan shows a two-story gasoline service station measuring about 70 feet by 80 feet for a total gross floor area of 6,240 square feet in size. The plan shows four pumps with the space for eight cars. The pump island would run parallel to Schoolcraft Road. An overhead canopy would cover the fuel dispensers. The ordinance states that the canopy can be no higher than 18 feet in size. Setbacks for the site include 68 feet from Newburgh Road and 80 feet from Schoolcraft Road. There's a 12-foot setback from the southern property line and 23 feet from the eastern property line. This does conform to all required setbacks under the zoning ordinance. The existing access would remain off Schoolcraft Road and Newburgh Road. A third access drive is shown on the Schoolcraft Road between the existing drive and the corner. Shown here is an existing easement with the property to the east. The floor plan shows a carry out restaurant with approximately 610 square feet in size and two expected employees. This is used in the calculation for the required parking. Required parking for gas stations is eight spaces, one per pump. The site plan shows a total of 13 double striped parking spaces, with one of them being ADA compliant. The total number for the carryout and gas station would be 16 required spaces. The ordinance does allow us to use alternative calculations for parking requirements under the ITE manual. Under this manual, the food service would require only two spaces for a site total of 10 spaces, which would comply with the zoning ordinance requirements. The site does have four vehicle charging stations that are shown along Newburgh Road, or I should say, the Newburgh side of the property. The EV charging stations shall be February 24, 2026 32255 permitted to a height of eight feet and a width of four feet, including any sign that is part or attached to the equipment. And any sign shall not exceed two square feet, and no EV charging stations shall be located closer than 10 feet from any public right of way. No EV charging station shall be located within any part of the public right-of-way without the prior written approval of the authority having jurisdiction over the right-of-way. EV charging stations shall not encroach upon or inhibit the use of the pedestrian walkways, which this does not appear to violate any of those standards. A landscape plan was submitted. It does show a total of seven trees, three ornamental trees, and 48 shrubs, which is short of the required, eight deciduous trees, four ornamental trees, and 69 shrubs that is required under the zoning ordinance. The dumpster is proposed in the southeast corner of the property. The access gates would face north towards the pumps and Schoolcraft Road, and the gates would be made of solid panel steel or fiberglass. The closure is shown to be made of the same brick material as the principal building. A light plan was submitted as part of the petition, and it shows that light on site is satisfactory, as light does not bleed into any neighboring properties. The floor plan submitted shows a large retail area, cashier counter, machinery, storage rooms, freezer, restrooms and a future carry out food service area on the first floor with storage areas located on the second floor. Elevations show a combination of new construction and facade improvements to the existing building. The building design incorporates a mix of masonry and panel materials with horizontal and vertical articulation elements. The north elevation indicates a peak tower feature is shown in the center of the building above the main entrance. The existing facade would be upgraded with ACM prefinished metal panels and prairie stone. A revised western elevation was submitted, per the request of this body, to include a window as well as ACM and a top tier soffit to incorporate better, more design elements and an additional sign. Some sign elements are shown on the building, including a 20 square foot carryout sign, the front entrance sign being 56.25, square feet in size, and a pylon sign is shown in the updated drawings and the rendering. One note is that pylon sounds are not permitted under the zoning ordinance. Gas stations are allowed one ground sign not to exceed 40 square feet in size and a height of 12 feet, and that is required to be setback five feet from the right-of-way. We did receive some renderings showing that updated facade and the western facade as well. One thing to note is that free air is required to be added to any gas station. They did add a free air machine along the eastern property building side by the Mr. Wilshaw: Mr. Uhazie: February 24, 2026 32256 dumpster. So, that has been satisfied as well. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. Mr. Uhazie: The first item is from the Engineering Division, dated February 5, 2026, 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 parcels are assigned the addresses of #13400 Newburgh 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 Developer will need to submit full Engineering drawings and calculations to this Department for permitting once approvals for the site plans have been received. Based on the submitted drawings, we have the following comments: i) Sanitary Sewer The drawings do not include a basis of design for the proposed sanitary sewers, so we are unable to determine if capacity in the existing system is available. Once proposed sanitary sewer flows are provided, we will be able to determine impacts to the existing systems. ii) Water Main: The drawings indicate that the existing water service will be re- used. However, if the water service lead needs to be increased for the facility allowing proposed food services then determination of new meter size will be required with associated fees. iii) Storm Sewer: The drawings indicate that the existing private storm system is to be modified. Due to the size of the project, no detention is required. However, a water quality treatment structure maybe required on the existing 10-inch storm Line on private property line prior to discharging into the storm inlet located on Newburgh Road, south of the drive approach. 3. Sidewalk to be installed along the Newburgh Road frontage property with an ADA ramp at the southeast corner of Newburgh Road at Westbound Schoolcraft Road routing pedestrians both north and west to existing receiving ramps. No sidewalk will be required along the frontage of Schoolcraft Road due to the existing DTE poles and utility box." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated February 11, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with the new construction/modification and use of the property located at the above referenced address. No objections to this proposal with the stipulations: Other than February 24, 2026 32257 warming, if grease laden vapors are produced during cooking operations, a suppression system maybe required. If the building itself is suppressed and the O.H. door is a panel type roll up creating an obstruction under the door panels 4 feet or greater, suppression may be required. 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 February 5, 2026, which reads as follows: "1 have reviewed the plans in connection with the petition. I have no objections to the proposal." The letter is signed by Brendan Adams, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated February 11, 2026, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. Signage shall be conforming. A variance from the Zoning Board of Appeals would be required for any non -conforming Signage. This Department has no further objections to this Petition." The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated February 9, 2026, which reads as follows: "I have reviewed the addresses connected with the above noted petition. As there are no outstanding amounts receivable, general or water and sewer, 1 have no objections to the proposal." The letter is signed by Benjamin Grier, Director of Finance. The next letter is from the Treasurer's Department, dated February 5, 2026, which reads as follows: "The owner of the property is current on their property taxes:" Thee letter is signed by Susie Nash, Treasurer. Lastly, we received a letter, which reads: "1 represent the building ownership of both buildings immediately East of 13400 Newburgh Road. The addresses of which are 37107 Schoolcraft and 37037-37055 Schoolcraft. We have a couple of concerns regarding the above -mentioned waiver use and are confident that you will consider the same and act to remedy and/or mitigate any potential issues resulting from the granting of this petition as submitted. Issue #1: The current site plan shows a dumpster enclosure located within an existing ingress and egress agreement held by us. We believe that relocating the dumpster enclosure out of the easement to the West and reorientating the dumpster access from the North to the West would remedy any easement encumbrances. Issue.#2: We believe it is reasonable to assume that this waiver use will result in a significant increase in automobile traffic. Our concern is that the current site plan does not provide to prevent motorists from freely trespassing across the easement onto our property in an attempt to access Schoolcraft Road. I can assure you that this will become a daily and ongoing issue if not addressed. Thank Mr. Wilshaw: February 24, 2026 32258 you for hearing our concerns. We look forward to an appropriate resolution." The letter is signed by Thomas Crabill, TEK Building Company. That is the extent of the correspondence. Are there any questions for planning staff? Our petition is in the audience. Feel free to come to our podium and start with your name and address. Steve Hamade, Good evening. Good evening. Thank you for having me. Welcome back. Thank you. Mr. Wilshaw: Start with your name and address. Steven Hamade, 13400 Newburgh Road, Livonia, MI. Mr. Wilshaw: Very good. Thank you, Mr. Hamade. What would you like to tell us about your request to get this waiver -use approval? Mr. Hamade: Well, as we met last week, you had some concerns regarding the couple of changes, we met those. I'm looking forward to having this fueling station. It's going to brighten up the corner. It's going to revive, make it more of a commerce area, and it's an added plus that is well needed in the area, and that's why I'm considering making a sizable investment. Mr. Wilshaw: Okay, understood. Let's see if we have some questions for you. Any questions from my colleagues? Mr. Droze: Thank you, Mr. Chair. Mr. Hamade, there was a letter in the packet regarding the access to the east. I guess, do you have any thoughts about whether you could move that dumpster to access off Newburgh? Mr. Hamade: Mr. Droze, I respectfully respect that. Mr. Crabill, he has his dumpster. He had it on my property, and that's historically been there all along. Anywhere that dumpster is moved, it's going to be a safety hazard. It's going to be a hindrance. It's going to look horrible off of Newburgh. It does not represent the investment I'm making there, and I would highly appreciate, if you look at it closely, it's out of the way, it's one time a week pick up. It's the same thing he's dealing with. His dumpster is without an enclosure. And, you know, I had discussions with him about, you know, being a great neighbor. He utilizes my entrance, and I have no issue with that. We will be sharing cost of maintaining the Mr. Droze: February 24, 2026 32259 asphalt and the entrance and on the contrary, his hours are very limited compared to what we will be at 24 hours. It will make his places safe, because it will be well lit, won't be dark, and I think we looked at it in so many ways, the dumpster...that truck pulling in and out and dumping anywhere else is going to be an issue. I just wanted to ask because it is your property. It is an easement. So I just wanted to get your side of the story. Then my only other question was, between the renderings that we have here, the architectural plans, versus the rendering in the packet, or what we see in the screen here, they're a little...well, they're actually fairly different. Which one is your plan? Is it this one that we're looking at in the screen, or the one that's in the plan set? Mr. Hamade: Unfortunately, I was trying to accommodate your request of having a rendering that's up to date, that was the original rendering that we did, and I could not, because we changed the elevations and all that, the person that's doing the rendering was not able to satisfy the timeline that we had. So going forward, when we get in front of the City Council, we will have beautiful rendering that is going to represent what we have on the blueprints. And I can assure you it's going to be a gorgeous building. Mr. Droze: I think the only comment about the materials was the...I think it's called prairie stone that you have. Mr. Hamade: It's a limestone. Mr. Droze: So, if it's more of a stacked limestone. I think that would seem to be more appropriate versus, I think prairie stone I almost understand is like a cobble. Mr. Hamade; Yeah, that's just a typo. It's a limestone. It's a very high -end limestone with curved edges. It will look very...accommodate the ACM that we will be installing. Mr. Droze: Okay, all right, I'm good. Thank you. Mr. Chair. Mr. Wilshaw: Thank you. Mr. Droze. Any other questions? Mr. Long: Is it your intention to have this open 24 hours? Mr. Hamade: Yes. February 24, 2026 32260 Mr. Long: Do we have any other gas stations along the freeway that are open 24 hours? Mr. Uhazie: Mr. Long: Mr. Wilshaw: Along the freeway, I'm not sure. Okay, thank you. Thank you, Mr. Chair. Thank you, Mr. Long, Mr. Caramagno: Mr. Chairman. I got a couple questions. So, just for clarity, the building is going to look more like what we're seeing in the drawings, or more like what we're going to see in the picture? Mr. Hamade: The building's going to look more like that's in the drawings. The brick is going to be the same as the rendering. We are utilizing the existing brick. It's a beautiful old brick that is really nice. It's very hard to find these days a brick like that. So, we're going to make it, you know, kind of transitional. And that's the...we also added, by the way, we added one more on the top of the building, a soffit that's going to span two feet out, 24 inches out, and it's going to be 18 inches thick, with down spot lighting, soft lighting, shining over the other soffit. Mr. Caramagno: Okay, next question I've got for you, so I'm looking at the picture, the color picture. I'm seeing brick around the uprights for the canopy. Is that what we're going to have in the real final product? Mr. Hamade: Well, that one I have not decided on. I have to see what Shell is going to be approving. You know, we're in process of signing, you know, contract with them, and depending if they approve it or not, they have a specific look for the canopy and what it should look like. But if I'm allowed, and if the city likes it, we will do brick or ACM. Mr. Caramagno: It looks tasteful the way the color drawing looks right now, so it looks good. Then the other thing I've got for you, question wise is, what is your timeline here? If you have timely approvals, what's your timeline for putting this thing together? Mr. Hamade: I want to be open up in in the summer. Mr. Caramagno: That quick. Mr. Hamade: Hey, I'm ready. Mr. Caramagno: Okay, and fuel, what fuels you can offer here Mr. Hamade: February 24, 2026 32261 We're going to have record recreational fuel, 100% non ethanol fuel, because it's a industrial area and it will serve the area, right? For people who have different machines that require non ethanol fuel. We're going to have low sulfur diesel for smaller trucks, not for big trucks, and we're going to have regular fuel, you know, shell fuel, super... Mr. Caramagno: So regular, mid grade, super unleaded. And what kind of...how big of tank you put in the ground, or tanks? Mr. Hamade: We're proposing to install two tanks, one 20,000-gallon tank and one 12,000-gallon tank. Mr. Caramagno: Okay, they're split accordingly. Mr. Hamade: Yes, 4,4,4. Mr. Caramagno: Okay, that's what I got. Thank you, Mr. Hamade: Mr. Wilshaw: Mr. Droze: Mr. Hamade: Mr. Wilshaw: Absolutely. Thank you. Alright. Any other questions for our petitioner? One more quick one. Sheet A-3, you have a pylon sign? We talked about it at the study session. I don't think that that will be something that happens, just from my understanding of how ZBA will look at that. So just, I guess, be aware that it will probably have to be a different sign. We will try. Yeah, ifs a highway like and I said before, this is a, it's a, basically a highway fueling station, and it would really represent the brand and also make that station noticeable. Okay, thank you. Thank you. Mr. Droze. Anything else from any of my colleagues? Anyone else in the audience wishing to speak on this item, feel free to come forward. Two people. Good evening again. Jerry Karasinski, 19488 Bainbridge Avenue, Livonia, MI. I just have a question. So on the south side of that property, there's existing trees, especially over the dumpster area. Can you find out if those trees are going to remain, or if they're affected at all? Mr. Wilshaw: Those are along the south property line? Mr. Karasinski: On the south property line. Mr. Wilshaw: We will ask. Mr. Karasinski: Thank you kindly. Mr. Wilshaw: Tom Grabill, February 24, 2026 32262 Thank you, sir. There's one other person I believe in the audience wishing to speak. Good evening. 33640 Schoolcraft Road, Livonia, MI. I am representing the property owners next door, immediately to the east of this property. First off, I'd like to say, you know, I've had a chance to review the plans, and I'd very much like to support the petitioner. I do have two concerns, which I outlined in a letter. One is that there is a dumpster enclosure that is proposed within an easement that I hold. That won't be permitted, so that dumpster is going to have to be removed or relocated. I made a suggestion, not that it's my place, but, and maybe there's something beyond what I'm seeing, but there is an aisle way along the south side of the building off of Newburgh, and it appears that that dumpster could simply be rotated and positioned so that it could be unloaded off of that. This is the first time learning of a air dispenser, but you know our easement is clearly for ingress and egress and cannot be encumbered. So I don't know, at first glance, I'm thinking that, you know, people parking and filling up their tires will impede our customers from parking and our parking, I don't know if Jacob, you could pull up that site plan. This easement is used so that we can, you know, get in and out of our parking area. And then the other thing, which is the biggest. Item is, you know, this was obviously an industrial zoning before it was rezoned, or is in the process, we have no barrier between the properties. I don't think that exists anywhere in the city. Every single gas station that I know of has either a fence or some type of landscape barrier for I'm assuming the, you know, zoning might be able to help me out with this. But I'm assuming that, because of the amount of traffic, this property when it was in industrial, you know, it's very light traffic. So, we have three buildings that have continuous parking and drive aisles across the front of them. And I don't think that anybody would argue that, you know, there's that going to be, you know, if somebody's waiting to get out on Schoolcraft Road, the immediate thing is going to be for, you know, them to just drive to the next, you know, entrance. So, we're concerned about that and also safety. But you know, I do want to make it clear I've tried to reach out to the petitioner on a couple occasions. I haven't spoke to him or know him, but seems like a nice enough fellow. I'm sure that we could figure something out. But you know, possibly, I Mr. Wilshaw: Mr. Grabill: February 24, 2026 32263 know, might not be ideal, but possibly some type of landscape curbing, you know, from the corner of the building out to the front. That's really not my place to, you know, but I certainly don't think that...and I don't want to hold anything up either, and I don't know exactly where we're at. I was out of town for the zoning meeting, and I didn't get a notice for the study, but, you know, I'm willing to, you know, just those two things, that's it. And I think that if those can be worked out, I'd be in full support and look forward to the development. I don't know where we're at and has there been a formal site plan approval? Mr. Crabill, what we're doing is that process now. What's going to happen is we're going to grant, if we have the potential of granting a waiver -use for this property and the approval of the site plans that have been received tonight, and if we offer a recommendation to approve that, that would then go to City Council, and they'll hold their own public hearing, as well, to get the final approval. So, we are recommending body to the city council, so there's going to be another couple meetings on this item, even if we do approve it tonight. If we deny it for some reason, the petitioner would have the opportunity to then appeal to the City Council. So that's kind of where we're at right now. Well, as I said, I certainly don't want to get in the way of progress, but we do have some legitimate concerns here. The dumpster. That's kind of a no brainer, and I apologize, I'm not the tenant next door, so I don't know anything about dumpsters or what's currently happening, but if somebody is violating something on our side, then you know that'll be remedied immediately. And we just want to be good neighbors. And if I have an opportunity, you know, what I'd really like to do, Steve, if you may as I mean, all you got to do is call me, you know, let's try and work through it. I'm also a developer, so I feel your pain for...so that's it. I just wanted to, you know, go on the record, I am very concerned about the cross traffic. Don't know what...I'm assuming eight pumps that, you know, there's going to be a lot of cars. And one thing I do want to say is, in the past, we did have a significant traffic issue on the site, which I think will be remedied by the closing off of that south alley behind the building, people would, you know, try and beat the light at Newburgh Road. They would turn into that entrance, and they'd shoot through, well, you know, then they end up, you know, in a high traffic area. So, it was a safety concern. I think the police, you know, have been stationed up there in the past, but this, you know, would remedy that. Mr. Wilshaw: Mr. Caramagno: Mr. Crabill: Mr. Caramagno: Mr. Crabill: Mr. Caramagno: Mr. Crabill: Mr. Wilshaw: Mr. Grabill: Mr. Wilshaw: Mr. Caramagno: Mr. Wilshaw: February 24, 2026 32264 So all right, that's it. Very good. I appreciate your comments. We'll see what we can do. Mr. Chair, let me ask a question. Are you saying that the dumpster proposed location is on your property? Well, it's on my easement. Yeah, yeah. So it's the petitioners property, but I have an easement for free egress and Ingress, so you can't build a permanent structure in an easement. You have an egress to come in off Newburgh Road all the way across. Well, it's the entire 20 feet from his building to the east is, you know, we control that easement. 20 feet from his building, from the building. Yeah, it might even be it, I think it. There's a drawing that shows it. So, again, back to, you know, the dumpster, and then also the air pump. You know, I haven't looked into this. I'm just learning about the air pump today, but I'm, you know, and I don't even know how frequent or if that would actually be an issue. I mean, we're not unreasonable. It's his property, but we do need to be able to get in and out of there, and we have the right to do that. So, for your benefit, Mr. Caramagno, the parking spaces along Mr. Crabill's building, that space between the property line and his building is perpendicular parking spaces. So, anybody who would pull out of a parking space is essentially pulling onto his property to that easement. And then there's an overhead door at the rear of the building. So again, I don't know exactly... It's definitely a shared space, yeah, okay, I think we got it. Anything else, Mr. Caramagno? No, thank you. Okay. Thank you, Mr. Grabill, for your comments. We'II see what we can do for you. Anybody else in the audience wishing to speak on this, if not any other questions from my colleagues? Anything else? February 24, 2026 32265 Mr. Long: Given this new, I guess, revelation of the easement. I mean, we can't close off the... Mr. Wilshaw: Mr. Long: Mr. Hamade: Mr. Droze: Mr. Hamade: Mr. Droze: Those cars couldn't get back. So, I think we've kind of got a catch 22 here. I'm not sure. Can I comment please? So, this easement was granted by the prior owner for the purpose of ingress and egress, and it doesn't talk about parking or anything like that. The dumpster is way to the back. It does not impede on parking or getting out. It's currently there. It's been operating without any dumpster enclosure for all those years, and the truck goes in and out once a week, if any. If the cars are parked, it would be just like any truck pulling in that he would be receiving for his business. So it would be the same thing. I don't see why this easement is to be limiting my development. Thank you, Mr. Chair. I mean, some of this is between you and Mr. Crabill to kind of work out, but reasonably, I don't. I'm not really understanding why you can't rotate it, put it behind your building and come in off of Newburgh Road. There's plenty of space back there to fit a dumpster, which is basically the same maneuver...you give him access, you have your dumpster, and it also, you know, prevents cut throughs. So, I guess I'm failing to understand why you can't put it on the south side. The reason why we can't put it on the south side is we have an existing stormwater sewer, so we cannot build a structure over the storm water sewer, that's number one. There's not enough space. This requires that's...there's only 12 feet behind the building. So, we did contemplate putting the dumpster there at one point, because if it would have been, you know, an easy in and out, but it would actually create a lot more traffic hazard for the truck to pull in to pick up the trash and back out into Newburgh Road. Respectfully, I took your dumpster pad, and I rotated it, and it fits. So, I don't really agree with that. And I think from a storm water perspective, you know, there's other ways to re pipe that, and I guess I would encourage you to talk to the Engineering Department and see if a private storm sewer can pass under a dumpster, and if not, you can go around the building the other way. Mr. Hamade: Mr. Droze: Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Mr. Wilshaw: Mr. Caramagno: Mr. Uhazie: Mr. Caramagno: Mr. Wilshaw: Mr. Mr. Caramagno: Mr. Hamade: February 24, 2026 32266 We will work that out with engineering, and we'll see what the best fit for that, right? That's where I'm at on this. Thank you. Mr. Uhazie. Just for reference, I was able to pull up...this is the existing status of the dumpster and the buildings. for reference. Very good. Okay, thank you. Any other questions? Mr. Chair, so, as the petitioner said, it does not impact the parking at all. It's behind...It's further south of the parking at this point, right? The dumpster? That's what it appears to be. Yes, there's no impact at all with the parking there. Caramagno, if you don't mind it, a question for you just using your expertise. Is a 12-foot-wide easement. Is that adequate for... Yeah, of course. But the issue with putting it behind the building is now you've got all that dead space. What are you going to do with all that dead space back there that's no longer a thoroughfare then. You can't get through there. So, if you want to drive a car back there, anything back there is no longer a thoroughfare. So, what I'm seeing with the dumpster, this clarifies that some for me, it looks like it does not impact any parking or the easement in any substantial way. It's out of the way. And we plan on putting the snow behind the building as well. Okay, so that's one of the things that we talked about before, is that the site has to have somewhere we can put the snow. And right now there's two dumpsters. There was two dumpsters. The old owner removed his, and the current tenant for Mr. Crabill has his currently there. Mr. Caramagno: So, Is that yours, or is that the neighbors, Crabill. Mr. Hamade: That's, well, there's two of them there. If you see one of them is Crabill's. The blue one is the Republic waste and the other one is...that was the Bearing Services dumpster. February 24, 2026 32267 Mr. Caramagno: So, it's existing now all you're going to do is put an enclosure around it. Mr Hamade: Absolutely. All we're doing is complying with the ordinance that you should have a dumpster enclosure. You know it's out of the way. It's all the way to the back. Mr. Caramagno: When you look at your drawing a little bit here, it shows the pad and the pad doesn't mean anything. That's just cement. You're gonna pour cement for the pad for the dumpster. So the dumpster still set way back on the south property line. That doesn't impact any of that in that east.west parking along that building. Mr. Hamade: We actually helped Mr. Crabill's site by adding more storm sewer catch basin. It was not...his property does not have any storm sewer catch basins, so he's actually using our area to drain onto our property, which prior, they had issues with the old owner. I don't have any problem with accommodating that. Mr. Caramagno: No matter what I think you and where did Grabill go? You, no matter what, you and him got to talk, because there's issues outstanding, and it doesn't sound like they're unreasonable Mr. Hamade: I want to be a great neighbor. I hear great things about Mr. Grabble. I hear that he's well connected in the City of Livonia. He's been here for a long time, so I'd like to do business with him. Mr. Wilshaw: Alright. Very good. Any other questions on this item? Beat the dumpster to death. Alright. Is there anything else on this item? I don't hear anything else. Anything else you'd like to tell us, Mr. Hamade? Mr. Hamade: Thank you so much for opportunity. Mr. Wilshaw: Very good. If there's no other discussion on this item, I'll close the public hearing, and the motion would be in order. On a motion by Long, seconded by Droze, and unanimously adopted, it was #02-11-2026 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on February 24, 2026, on Petition 2026-01-02-02 submitted by J&J Land Holdings, LLC, requesting waiver use approval under Sections 3.11 and 6.26 of the Livonia Zoning Ordinance, as amended, to construct a gas station, including a convenience store and carryout restaurant, at 13400 Newburgh Road, located at the southeast corner of February 24, 2026 32268 Newburgh and Schoolcraft Roads in the Northwest 1/4 of Section 29, the Planning Commission does hereby recommend to the City Council that Petition 2026-01-02-02 be approved subject to the following conditions: 1. That the Site Plan marked Sheet 2, received February 24, 2026 as revised, prepared by Michael L. Priest & Associates is hereby approved and shall be adhered to; 2. That the Landscaping Plan marked L-1, received February 24, 2026 as revised, prepared by Michael L. Priest & Associates is hereby approved and shall be adhered to; 3. That the Floor Plan and Elevations marked by sheets Al, A2, and A3, received February 24, 2026, as revised, prepared by Pucci + Volmar Architects, PC, is hereby approved and shall be adhered to; 4. That the petitioner shall submit a new western elevation plan to reflect the renderings received February 19th, 2026 to the satisfaction of the Planning Department and shall be adhered to; 5. That the Photometric Plan received February 24, 2026, as revised, prepared by Gasser Bush Associates, is hereby approved and shall be adhered to; 6. 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; 7. That the gas pump island canopy shall not exceed eighteen feet (18') in height and its support columns shall be covered with the same brick used in the construction of the building; 8. 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; 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; Mr. Wilshaw: Mr. Wilshaw, ITEM #3 February 24, 2026 32269 10. That the sale of ice shall be restricted to the inside of the building; 11. That the petitioner shall install signage, to the satisfaction of the Planning Department, restricting unauthorized use of the cross -access drive to neighboring properties; 12. 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, 13. This approval is valid for a period of one year only from the date of approval by the City Council, and unless a building permit is obtained and construction is commenced, this approval shall be null and void at the expiration of said period. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 of the Livonia Zoning Ordinance, as amended. Is there any discussion? Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. PETITION 2026-02-02-07 Greg Marselis Restaurant Mr. Caramagno, Secretary, announced the first item on the agenda Petition 2026- 02-02-06 submitted by Greg Marselis of Livonia Properties, LLC, requesting waiver use approval pursuant to Sections 3.11 and 6.51 of the Livonia Zoning Ordinance to operate a full -service restaurant and outdoor seating at 35841 Plymouth Road, located on the south side of Plymouth Road between Yale Avenue and Levan Road in the Northeast'/4 of Section 32. Mr. Uhazie: Thank you. This is to operate a full -service restaurant with outdoor seating at 35841 Plymouth Road. This is located on the south side of Plymouth Road, across from the Ford transmission plant. The site size is about 1.93 acres in size, with 334 feet of frontage along Plymouth Road by a depth of 308 feet. The current zoning is C-2 (General business). The site was previously approved as a planned residential development consisting of five buildings and a total of 11 residential units that was never built. The surrounding neighborhoods include, to the west and east are February 24, 2026 32270 commercial properties, including the Zax car wash and an auto repair site and U-haul business that both front along Plymouth Road and are zoned C-2. To the south is a single-family neighborhood that is part of the Elmira court subdivision zoned Ni. To the north is, as I mentioned, the Ford Motor transmission plant, zoned M-2. The petition is seeking waiver -use approval for a one-story building totaling approximately 8,208 square feet in gross floor area. The building would be centrally located on the property, with parking provided on all sides to accommodate anticipated demand. The petitioner has indicated that the building elevations and a detailed floor plan will be submitted for planning commission review at a subsequent meeting following the preliminary site plan approval, if it is granted. The setbacks are 95 feet from the front, 88 feet from the rear and 97 feet from the west and east setbacks. The proposed building does meet all requirements for setbacks. Two of the three existing drives would be removed. The existing middle access drive would remain. For a full -service restaurant, the zoning ordinance requires one parking space for each two interior seats and one parking space for each three outside patio seats, plus one space for each employee. Since the petitioner has not submitted a floor plan, we were not able to determine the required parking at this time. Alternatively, we can use the ITE parking generation manual. Based off of that manual, the restaurant would require 133 parking spaces. The site plan shows 141 parking spaces, with five of them being ADA accessible spaces. One thing to note, these parking spaces are single striped, with some striped at a width of nine and some of them parked at a width of 10 feet. At the study session, the petitioner did mention that the nine foot spaces are anticipated for employees. The dumpster would be located on the southeast corner of the property, and it would be facing to the west. The proposed enclosure meets all zoning ordinance requirements. The photometric plan submitted shows that it would meet all zoning ordinance requirements as well. The landscaping plan shows eight deciduous trees, four ornamental trees, and 72 shrubs satisfying the landscaping requirements. It also shows 111 Arborvitaes along the south property line, adjacent to the existing six-foot wall to further shield the residential property to the south. The site plan states there would be underground stormwater storage installed under the front parking lot, and I did share the PRDA fencing elements with the petitioner for future consideration. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Uhazie: February 24, 2026 32271 Mr. Uhazie: The first item is from the Engineering Division, dated February 10, 2026, 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 #35841 Plymouth Road. Should additional addresses be needed, the Owner will need to contact this Department once approvals have been obtained. 2. The existing parcels are currently serviced by public sanitary sewer, water main and storm sewer. We do not believe this development will impact the existing systems negatively. 3. The proposed development will be required to meet the Wayne County Stormwater Ordinance, and per the submitted drawings stormwater detention is indicated, but we will need to do a thorough review of the plans once they are submitted for permitting. Depending on the location of the final outlet for storm water, permitting may be required through the Wayne County Department of Public Service. 4. Any disturbances with the Plymouth Road right-of-way will require permits through the Michigan Department of Transportation, including drive approach and sidewalk removals and placements. 5. This submittal will be required to be reviewed by the Plymouth Road Development Authority and obtain permits as necessary." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated February 11, 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: IFC 2021 shall be utilized. Not IFC 2015 as listed in plan set. If provided with an automatic sprinkler system, and on -site hydrants shall be located at a distance prescribed by fire code for the Fire Department Connection. Sprinkler permit and plans are a required submission to the building department. 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 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 February 5, 2026, 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 Brendan Adams, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated February 12, 2026, which reads as follows: "Pursuant to Mr. Wilshaw: February 24, 2026 32272 your request, the above -referenced Petition has been reviewed. 1. Exterior lighting sources shall be designed, constructed, located, and maintained in a manner that minimizes light trespass onto neighboring propeliies 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. 2. All signage shall be conforming. A variance from the Zoning Board of Appeals would be required for any non -conforming signage. 3. Grease interceptors shall be designed, and shall perform, in the manner provided for in Chapter 10 of the Michigan Plumbing Code. All grease interceptors shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks and defects, and shall be capable of performing the function for which such devices are designed, as specified herein. All grease interceptors shall be maintained in a safe, sanitary and functional condition. The City shall be granted access to conduct on -site inspections as necessary to assure compliance with Chapter 13.42 of the Livonia Code of Ordinances. 4. All existing and proposed landscaped areas must have a functioning irrigation system installed. 5. Parking spaces shall be 10' x 20' and double - striped. Barrier -free spaces shall be properly sized, signed, and striped. This Department has no further objections to this Petition." The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated February 9, 2026, which reads as follows: "1 have reviewed the addresses connected with the above noted petition. As there are no outstanding amounts receivable, general or water and sewer, I have no objections to the proposal." The letter is signed by Benjamin Grier, Director of Finance. The next letter is from the Treasurer's Department, dated February 9, 2026, which reads as follows: "The owner of the property is current on their property taxes" The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Thank you. Mr. Uhazie. Any questions for staff? Our petitioner is in the audience. Feel free to come to our podium. Good evening, sir. Roman Bonislawski, Ron and Roman, 275 East Frank Street, Birmingham, MI, 48009. Greg Marselis, 1056 Adam View court, Rochester, MI. Mr. Wilshaw: Thank you for coming tonight. What would you like to tell us about your request? February 24, 2026 32273 Mr. Bonislawski: Well, I thought the study session was very thorough. We look forward to coming in front of you with the design of the building. We've received the standards for the site walls that were discussed. I've spoken with my business partner, and we will be doing a hardscaped wall in the front, although it currently meets the requirements with the landscaping, but we're in agreement that that's a much more stately presentation for the property. I want to clear one thing up that was stated, we're actually utilizing the front and the two sides for the underground storage. We're already working with a civil engineer, and he's already told us that without going to super oversized pipes, we're going to need that area in which to accomplish that. With the supplementary information I received today, we'll be submitting full engineering stormwater calculations everything to do with that. As I mentioned previously, we wanted to get through the site plan process before spending too much of the owner's money with regards to any potential problems that might have occurred getting this far in the process, and then I would have just one question to finalize is the statement made by the traffic consultant, by the engineering department that review the traffic that said all the spaces shall be double striped at 10 feet. When we had our initial Zoom meeting with the planner at that time, he told us that we would have the opportunity to utilize some nine -foot spaces if we wanted to for the parking of the employees. I know there were questions raised whether we're over parked on the property. You'll find that we're not once the final occupancy loads come in based on the design of the restaurant. But I just wanted to clear that up whether or not that, because that's going to affect us by probably four or five spaces. And like I said, currently using the standard that was used in reviewing the required parking, we're over by seven or eight parking spaces. I don't remember the exact number, but my only concern then would be because I know that about 38% of the interior of the restaurant is the food service production area. The rest is the front seating and our employee counts, I just want to make sure that we don't end up shy of parking when we get to that point. Aside from that, Greg, anything you want to add to that? Mr. Marcelis: We're just excited. You know, we also own the Black Label tavern down the road. We've been there for over nine years. As you guys know, it's a staple in the community, and we're very grateful to be here. It's actually one of our best producing stores, and we're very grateful that we're here, and we're really excited about this opportunity. Just like Black Label tavern, we will promise you, we'll go even bigger and greater and beautiful store for years to come. Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Glenn February 24, 2026 32274 Excellent. Thank you gentlemen for your comments. Mr. Uhazie, as I understand it, nine foot spaces are allowed for employee parking, but they still would need to be double striped, correct? Correct. Yeah. o there is an allowance for nine foot spaces in the case of employee parking, but we'll just probably require that those be double striped to keep with city standards. So those are details too that can also be flushed out as we move along in the site plan process as we go forward with this item. So, any questions for our petitioner from any of my colleagues? Alright, anybody in the audience wishing to speak on this item, go ahead and come to our podium, sir. Thank you for coming this evening. Good evening. Openlander, 35824 Elmira, Livonia, MI. So, we're right behind the wall. There just a couple questions, concerns. It mentions full service. Does that mean alcohol? Mr. Wilshaw: Full service means sit down dining, as opposed to limited service time. Mr. Openlander: Is there going to be alcohol? Mr. Wilshaw: Alcohol has not been discussed at this point, but I would think...most large restaurants are probably going to request a license that will come in a future. Mr. Openlander: Yeah, a little concerned about that, because when the...I believe it was Kickers which was just couple two lots over from this area. There was an occasional can or bottle would come over the wall, you'd see it. And down there, to the west, the restaurant, Kickers and the Indian restaurant there now has a huge parking lot, and it goes all the way to the wall, but there's no homes on that side of Elmira. The homes are on the south side, so it's not a bother. My concern is, if alcohol is involved, am I going to have bottles and cans flying into my yard. People are people, but I'd rather not have cans and bottles flying into my yard, if that's possible. I did hear the recommendation of Arborvitaes and things would be put along the wall for our privacy to maybe prevent that kind of thing. Did I hear that right? Mr. Wilshaw: Yes, there is. Mr. Uhazie, there is proposed landscaping along the south wall, is that correct? February 24, 2026 32275 Mr. Uhazie: Correct. Mr. Openlander: So that goes a long way to satisfying us. We're used to that. That was...it used to be a really beautiful, forested area. It's kind of what attracted a lot of us to the homes here. My one neighbor, Paul Livingston, over there, he has beautiful Arborvitaes, and it's like a private island. So, if something Eke that's possible, it would be greatly appreciated, just to prevent...nobody wants to look at a restaurant 24 hours a day, or see things flying over the wall. The other concern I have is it mentions outdoor dining, you know, and then the warm summer months. In the warm months, you know, we'd like to have our windows open. Are we going to hear music and parties and stuff, or would that outdoor dining be in the front of the restaurant, like the Black Label down the road? Mr. Wilshaw: The plan is showing outdoor patios that are on the sides of the building up toward the front. But, mind you, this is a preliminary site plan that we're looking to approve. This isn't fully fleshed out details. They will come back with a full detailed plan, and there'll be opportunities for us to talk about things like, you know, if there's going to be outdoor speakers or music, we're not quite there. Mr. Openlander: I mean, we're not trying to prevent progress or anybody from their business. But you know, if there's people not far from your home partying and laughing, which is good, but we, you know, open our window and we hear that, you know, all the time, are the hours of this restaurant late? Mr. Wilshaw: We don't know those yet, it's not determined. Mr. Openlander: I mean, you can see those two things go together, partying, having fun till midnight or something wasn't, isn't fun for sleeping. And it's a small lot, in a sense, because, like when you have the car wash and the Kickers, they go all the way from Plymouth Road all the way Iiterally,until Elmira, and our homes kind of jut into this. So it's tight, which is our concern, basically. The Arborvitaes go a long way. So, I really appreciate that. That was my statement in the housing they were going to put in there. Please put in Arborvitaes. So, it sounds like somebody remembered that concept. I'm glad for that. Oh, and the dumpster will be somewhat near the restaurant. I mean, they're not going to put it against the back wall there, are they? Mr. Wilshaw: February 24, 2026 32276 It's not shown to be at the back wall. No, it's toward the southeast corner of the property, but it's, it's significantly off the property line. Mr. Openlander: I mean, restaurant dumpsters have a lot of waste in them, and just hoping it doesn't create orders for us homeowners. Other than that, the Arborvitaes go a long way, and if they can just keep the outdoor dining more towards the front is our request, I think. Mr. Wilshaw: Mr. Openlander, we appreciate you bringing all those questions and thoughts to us, because those gives us, give us things that we can think about as we move forward with this, and also the petitioner as well. Mr. Openlander: So, like I say, I'm not trying to stop it at all, just to make sure, like, the outdoor dining isn't in the back, right against the wall. You know, it'd be a nightmare. And the homes along the wall there the five homes, six homes, some of them are two stories. My home is two stories. The lighting can be directed down a little bit. I heard something about the lighting. I am not a lighting guy. Mr. Wilshaw: Yes, lighting is something we're very sensitive to these days and making sure that it's downward facing and does not stray into any of the adjacent properties. Mr. Openlander: And I guess while I'm here, and I'm all done now, but there is a like a U-haul garage on one side of that property, and then there's the car wash on the other one, the Jax, I think it is. I've tried to get through to the city engineering group, and I've spoken to both of those companies building owners. The lights are shining into our home really bad. They are not angled down at all. We have to close our rear windows to that north facing wall, because at night those lights are not down at all, and if somebody could maybe speak to the Jax car wash and to the garage on the other side. We're not trying to say no lights, but if they could put them down, because they're really bright. We have to close our windows. Here's another restaurant, but it sounds like it's in works to put them down. So, I don't know if, I guess I'm asking for your help. If somebody could look into those two businesses. Mr. Wilshaw: We can make some inquiries and find out about that. Mr. Openlander: Yeah, thank you, I appreciate everything and the time. Thank you everybody. Mr. Wilshaw: February 24, 2026 32277 Well, thank you for your comments.. Thanks for coming tonight. Anyone else in the audience wishing to speak on this item. Mr. Openlander did an excellent job. Thank you. Mr. Bonislawski: May I respond? Just for the sake of response. Mr. Wilshaw: Please go ahead. Mr. Bonislawski: First of all, even the name Kickers suggest to me that there would be a beer can thrown on occasion. I'd like to stress that this is a casual fine dining establishment. That's really all we typically get involved with. With regards to the Arborvitae, first of all, with regards to the site layout, we stayed well off of the back property line. In fact, the Arborvitaes are not only for the purpose of protecting the homes behind us, but it's also a backdrop for viewing the restaurant from the road, because it's really terrible to see a nice looking building with a really crappy looking wall behind there. And then I'll just continue for one moment. We did maintain a rather large buffer off that back area. We were very cognizant of that. I personally had walked that site to see what was going on with the homes that were behind there. That's that issue is one that is important to us. And with regards to the dumpster, that dumpster not only is held off from where the parking starts, but an additional 20 feet beyond that, and it's oriented in such a way that it's only seen from the back of the building, not towards the front of the building. And with regards to the patios, the patios are off to the sides of the building, up front. And again, I would just stress though we will present the entire food concept and the and the liquor concept and everything else. This is a casual fine dining establishment meant for everybody, and not a...at least the way...I've never seen Kickers, but the name itself, it was a sports bar. Yeah, we're not, we're not either one of those two things. Mr. Wilshaw: All right, thank you, sir for those comments. Mr. Openlander: I appreciate you bringing it up, because there is one other thing I wanted to mention. They tore that forested area out of there. There are a couple extremely large trees that are now standing alone, and I've called the city. I'm a little concerned. When it's real windy or stormy, I'm a little concerned it's going to drop on the house. Might they be cleaning all that mess up? It's running like old elms that are just a mess. Mr. Bonislawski: There are more of them on the adjacent property, but we are proposing to clear everything off of the property and put new...I February 24, 2026 32278 mean it will look better for our lighting, too. Just for the sake of the continuity our lighting, we work with clearest lighting constantly and every one of our projects, we don't even...we're well underneath the 0.5 foot candles around the entire property, and we have cut off fixtures that are specifically designed to keep the Tight on our property. Mr. Openlander: Yeah, not worried. I mean, just as long as it's down, not pointing at the house. Thank you. Mr. Wilshaw: Thank you, sir. Thank you. Thank you for those comments. Any other questions for our petitioner, any other comments from anyone else, if not anything else you'd like to say before I make our decision? Mr. Bonislawski: No, thank you. Appreciate you having heard us. Mr. Marselis: Just excited, and hopefully you guys give us another opportunity, like you did with Black Label. Mr. Wilshaw: Mr. Marselis: Mr. Wilshaw: One yes and again, this is we're moving rather quickly on this tonight, because, you know, we are waiting for a lot more detail from you. I'm sure we'll see that back here shortly, and we'll have a lot more discussion on the fine details of your dining establishment. I'm hoping to surprise you with something that everybody's gonna love. I have high expectations for that. Thank you. If there's nothing else to say, I am going to close the public hearing, and a motion would be in order. On a motion by Droze, seconded by Long, and unanimously adopted, it was #02-12-2026 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on February 24, 2026, on Petition 2026-02-02-06 submitted by Greg Marselis of Livonia Properties, LLC, requesting waiver use approval pursuant to Sections 3.11 and 6.51 of the Livonia Zoning Ordinance to operate a full -service restaurant and outdoor seating at 35841 Plymouth Road, located on the south side of Plymouth Road between Yale Avenue and Levan Road in the Northeast 1/4 of Section 32, the Planning Commission does hereby recommend to the City Council that Petition 2026-02-02-06 be approved subject to the following conditions: February 24, 2026 32279 The Site Plan identified as Sheet S100 prepared by Ronandroman Architects, dated January 23, 2026, is hereby approved and shall be adhered to; 2. The Landscape Plan identified as Sheet L100 prepared by Ronandroman Architects, dated January 23, 2026, is hereby approved and shall be adhered to; 3. The petitioner shall return to the Planning Commission for review and approval of the following items prior to final site plan approval; • Detailed building elevations and architectural renderings depicting all sides of the structure, including material specifications and color schemes; • Sign location details, including size, placement, and method of illumination; • A utility plan identifying water, sanitary sewer, storm sewer, and other public or private utility connections; • A circulation plan demonstrating adequate on -site maneuverability for service vehicles, including garbage trucks, delivery vehicles, and emergency apparatus. 4. 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; 5. That the Petitioner shall work with the Planning Department to install additional Plymouth Road Development Authority (PRDA) fencing landscaping along Plymouth Road; 6. That all existing landscaped areas shall be cleaned up, re - managed and permanently maintained in a healthy condition; 7. Parking spaces shall be doubled striped at ten feet (10') wide by twenty feet (20') in length for costumer parking and at nine feet (9') wide by twenty feet (20') in length; 8. That all existing and proposed landscaped areas shall be irrigated by an automatic underground irrigation system; 9. That all rooftop mechanical equipment shall be concealed from public view on all sides by screening that shall be of a February 24, 2026 32280 compatible character, material and color to other exterior materials on the building; and 10. 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. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 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 #4 PETITION 2026-01-08-01 Marwan Haidar Gas Station Mr. Caramagno, Secretary, announced the first item on the agenda Petition 2026- 01-08-01 submitted by Marwan Haidar on behalf of M Corp Holdings LLC. requesting site plan approval under Section 13.13 of the Livonia Zoning Ordinance, as amended, to demolish the existing gas station and fuel pumps at 29230 Five Mile Road, and construct a new gas station convenience store and fuel pumps, located the northeast corner of Middle Belt Road and Five Mile Road in the southwest'/4 of Section 13. Mr. Uhazie: Thank you. This is a request to demolish the existing gas station fuel pumps and construct a new gas station; convenience store and fuel pumps located on the northeast corner of Middle Belt Road and Five Mile. The site is currently zoned C-2, as well as the surrounding properties. To the west is the CVS pharmacy, florist, McDonald's. To the east is a pet supply store. To the south is an automobile repair shop, and to the north is a clothing store. The proposed one-story store and carry out establishment would be approximately 2,797 square feet in size. The new proposed building would be 81 and a half feet from Five Mile Road and approximately 76 feet from Middle Belt Road. Access to the site would be from Middle Belt Road and Five Mile Roads. The circulation plan shows a truck coming from the westbound Five Mile, along the west side of the property to the underground tank, and then after refueling the station, the tanker would exit along the northern most exit onto Middle Belt Road. The petitioner shows an underground fuel tank to the west of the proposed building. One thing to note is that the petitioner has proposed Mr. Wilshaw: Mr. Uhazie: February 24, 2026 32281 reducing the drive widths and change the turning radiuses to match the Wayne County requirements. Parking for the site is required to have at least six spaces for the gas station portion. The carry out restaurant is approximately 300 square feet in size, which would require three parking spaces. The petitioner has stated that there'd be one expected employee for that food service area which would bring the total required spaces for parking to 10. The zoning ordinance does allow for the alternative parking standards as the ITE parking generation manual. Under these considerations, the required parking would be seven spaces. The site plan shows a total of seven spaces, one of which is barrier free. The site plan does show a proposed trash enclosure on the northwest corner of the building. The bricks would match the exterior of the building, and the plan shows a six -foot -tall masonry wall and the dumpster gate made of solid metal panels. The canopy for the new fueling center would have six, or excuse me, three gas pumps to accommodate six cars. The pump island would run parallel to Middle Belt Road frontage and the canopy plan shows a height of 17 feet. The canopy would be non -illuminated. The petitioner satisfies the height requirements for gas station canopies. The landscape plan requires three deciduous trees, one ornamental and 22 shrubs along Middle Belt and along Five Mile there should be three trees, one ornamental tree and 24 shrubs. The petitioner only shows eight trees and 38 shrubs. The lighting plan shows there will be two 18 foot light poles. One over the northwest approach and one over the southeast approach. There will also be two light fixtures mounted on the principal structure, one on the west side of the building, one on the south side of the building. Measurable light levels spill beyond the property which may impact adjacent properties. The exterior lighting should be properly shielded and directed downward to limit glare and avoid distractions. The elevation plan shows the facade will be primarily of security glass with accents of ACM, dark gray face brick and dark brown composite siding along the front facade. A color rendering was provided here as well. The interior floor plan shows a large retail area, takeout restaurant, cashier, counter area, cooler, office and unisex bathroom. The petitioner did add free air along the north property line by the loading area in front of the dumpster. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. Mr. Uhazie: The first item is from the Engineering Division, dated February 4, 2026, which reads as follows: "in accordance February 24, 2026 32282 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 #15300 Middlebelt Road. The business is currently using the address of 29230 Five Mile Road, although it was never officially assigned to the property. If they wish to continue using the Five Mile Road address instead of the official Middlebelt Road address, the owner will need to submit a request to this Department for an official change of address. 2. The existing parcel is currently serviced by public sanitary sewer and water main. The submitted drawings do 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 properties, and downspouts will need to be directed to their own parking lot. 4. The owner will need to submit proposed Engineering drawings to this Department once planning approvals have been obtained to determine what permits will be required in association with utility revisions. 5. Drawings shall be submitted to the Wayne County Department of Public Service for comments on access control and possible permitting for the removal of existing approaches, if required by the County."The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated February 10, 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: 1. Follow State codes and regulations for scheduled inspections and code compliance. 2. Provide appropriate documentation for the removal and install of the Underground Storage Tanks. 3. Provide the appropriate documentation (permits, plans) of all cooking operations. 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 January 20, 2026, 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 Brendan Adams, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated February 21, 2026, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. Parking spaces shall be 10' wide and 20' deep and double -striped. 2. The van - accessible barrier -free parking space shall be sized, signed, and marked in accordance with the Michigan Barrier -Free Code. The February 24, 2026 32283 minimum size shall be an 8'- wide parking space with an 8'-wide hashed area. The proposed barrier -free parking spot does not conform as shown. 3. The dumpster enclosure must be constructed of the same or compatible material and colors as the principal building in terms of texture and quality. The walls of the enclosure shall be a minimum of 6' in height or 1' above the dumpster, whichever is greater. The enclosure gates shall be of solid panel steel construction or durable, long-lasting solid panel fiberglass and, when not in use, closed at all times. 4. 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. 5. Lighting underneath the canopy shall not exceed 20 foot-candles over the average of the area. 6. Signage shall be conforming to the ordinance. Any non -conforming signage would require a variance from the Zoning Board of Appeals. This Department has no further objections to this Petition." The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated February 9, 2026, which reads as follows: "1 have reviewed the addresses connected with the above noted petition. The following amounts are due to the City of Livonia: Unpaid Permit: Total Due City of Livonia $88.00." The letter is signed by Benjamin Grier, Director of Finance. The next letter is from the Treasurer's Department, dated January 21, 2026, which reads as follows: "The owner of the property is current on their property tax." The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Thank you. Mr. Uhazie. Any questions for staff? If not, our petitioner is in the audience. Feel free to come forward. Good evening, sir. Name and address for our record. Michael Beydoun, 4320 Pratt Road, Ann Arbor, Michigan, 48103 Mr. Wilshaw: Thank you, Mr. Beydoun. What would you like to tell us about the request to redevelop this gas station? Mr. Beydoun: Well, actually, we're making a complete makeup of that corner right there. So even including shrinking out the driveways, which I believe one of them is about 60 feet right now, and it's shared with the next door neighbor, so we're shrinking it down. And by shrinking it down, actually, that helped us create more parking into the property, and creating some kind of a berm, as you can see right there on Five Mile, Accommodating, actually the site, or February 24, 2026 32284 fulfilling the requirements of the Wayne County, of course, also still, you know, the approaches still have to go in front of them, based on the radiuses and all that. And I know we're not allowed to have anything more than 30 feet in width, so we tried to comply with that. We will be taking the sign out and comply with the monument sign. And as far as the lighting, we will make sure that it's shielded and does not spill to the next door. And when it comes up to engineering, we do have a topographical survey is almost done right now. As soon as that one there is done, we will be sending the project to a civil engineer, and that will be designed in the underground and all that kind of stuff to comply with all the requirements. As far as that address, for some reason, I kept looking that one when I was going on Google. But we will probably try to keep the address. I will talk to the owner about it, if he likes to keep that address. If it's not, we'll pay the fees and move on. I really worked hard this time and tried to give you something as far as the truck route. Yes, we see that. And something I learned from the last meeting actually as far as gasoline tankers, even if you have a 20,000 underground tank for storage, or 22 or 30,000, the law that will not allow you to transport gasoline for more than, I believe, 9,800 gallons can actually travel on the road. Usually, the tanker for that comes in like 35 feet, maximum 40 feet. So, it's not a 60 foot tankers. There is nothing like that. And usually, even if you have 20,000-gallon underground storage, you will not be ordering 20,000 at the same time. So, you order some of what you actually need, or you think that you need for that week or a few days, and things like that. And as far as delivery, most of them actually will be delivering the gas actually either early in the morning or late or after midnight. Other than that, if you have any questions. Mr. Wilshaw: Let's see if there's any questions for you. Any questions for our petitioner? Mr. Droze: Mr. Beydoun: This is something, as you engage your civil engineer to talk with our city Engineering Department that southern driveway on Middle Belt, you narrowed it up. Is there any chance that you could close it all together, just from a traffic safety perspective, because that would also help with your landscape, because you could get some more green space back. Is that something you could look at potentially? I can take a look at that one there, but in small sites like that, or in gas stations, once you close those approaches, it's going to be very hard for a firetruck or for safety reason to come in. I mean, in another word, you'll kill the business, but we'll take it under Mr. Droze: February 24, 2026 32285 consideration and see if we can talk to the engineer. You recommend...you're asking only for one, right? Just the one, yeah. You obviously need the one for the gas truck, so I'm not suggesting taking the one off Five Mile, but if you don't need the one on Middle Belt, from a traffic safety perspective, I think it helps. Mr. Beydoun: Because you know what, you might be right, because you just need to get the customer in and out. And if the customer comes in there and get trapped, he will never come back there the next time. And, yeah, I don't believe if they come from Five Mile, they can go straight Middle Belt and all that. You uh, Mr. Droze: Mr. Beydoun: The only other thing is, at least on the...you're kind of adding some parking spaces, I think I saw bumper blocks. Could you do actual like, curb and gutter along there, just to kind of formalize that eastern edge of your property? Well, we will have a curb and gutter, and also, if you're not a fan of the bumper block, that will actually prevent them from parking. You know, the car extended over the carbon gutters Mr. Droze: It's more of a finished look to me than just putting those bumper blocks in. Just my personal preference. Mr. Beydoun: We will actually have, because...we will have curve and gutters no matter what, but if you don't like the bumper block, we'll take them up. Mr. Droze: You can have them both. But I think at a minimum, I think you should have the curb and gutter. Mr. Beydoun: It will be actually laid out when we do the engineering and the concrete and the grades and all that, it will be actually showing up right there. Mr. Wilshaw Thank you. Mr. Droze. Mr. Caramagno: Mr. Chair, I got something. Got a couple things. The rendering of the building. What is that lower dark panel on the front of that building? Mr. Beydoun: What ? You mean by the windows? Mr. Caramagno: Under the windows? What is that lower dark panel. Mr. Beydoun: February 24, 2026 32286 It's actually full of glass from the finished floor all the way up. But instead of putting in glass, that would be like some kind of an ACM material. Mr. Caramagno: What kind of material? Mr. Beydoun: Maybe ACM, even the aluminum composite materials. Mr. Caramagno: Aluminum panels. Is there any reason we can't have brick along the bottom of this building, some sort of rock, some sort of stone, make it look a little bit better? Mr. Beydoun: The same thing like on the side? Mr. Caramagno: Yeah, something down along the front. Mr.Beydoun: I have no problem with that. Mr. Caramagno: Yeah, I think, I think that's better. I've seen this window or tint down to the floor of many other stations, and it's not slightly. Looks like hell. Mr. Beydoun: You got it. Mr. Caramagno: So that's number one. Second thing is the dumpster enclosure on the back of the building. It's going to go into that notched area of the building. Mr. Beydoun: Correct. Mr. Caramagno: I would encourage you to make sure that's plenty large in the event the dumpster goes back and do you plan on putting bollards in on the building sides of the enclosure? Mr. Beydoun: Of course. I don't know if you see it in the dumpster. Mr. Caramagno: I didn't see it on there. Mr. Beydoun: It's not in there. Yeah, there is Ballard like... Mr. Caramagno: And even on the floor, on both sides and in the back? Mr. Beydoun: All four corners, actually, and it'll be like a six inch and it's away, actually a little bit from the building. Mr. Caramagno: Mr. Beydoun: February 24, 2026 32287 Yeah, just in case it's butts up to the building, like that dumpster slips off there, go right through the building. I understand that. I would have put it on the outside of the building, but it's going to be look ugly like hell. And then that's where we have actually, I would gain more square foot inside the building if I take it out. Mr. Caramagno: Make sure it's plenty of space, plenty of width. Sometimes you put them bollards in, it doesn't allow for the proper truck to get in there. Dumpsters are one thing, trucks are another. Make sure it's plenty wide. Mr. Beydoun: Got it. Mr. Caramagno: Okay? Thank you. Mr. Beydoun: Mr. Wilshaw: Mr. Beydoun: I'll take a look at that. Very good. Thank you, Mr. Beydoun. Any other questions? One question for you, rooftop mechanicals, are you going to have screening or are those going to be visible at all? Can we pull the elevation plans up please? Right there. I drew it, but probably I did not include it in this set, but it is well, it will be shielded. Mr. Wilshaw: So, you're going to have shielding around the rooftop mechanical? Correct. There is a note all, all rooftop shall be screened. Okay, very good. I knew I put something there. Mr. Beydoun: Mr. Uhazie: Mr. Wilshaw: Mr. Beydoun: Mr. Wilshaw: Alright, I just want to make sure we have that. Sometimes it gets missed. Alright. Any other questions from anyone? Anyone in our audience wishing to speak on this item? Anything else you'd like to tell us? Mr. Beydoun: Just give me an approval so I can move to the next site. February 24, 2026 32288 Mr. Wilshaw: Let's see what we can do for you. If there's no other comments or questions, a motion is in order. On a motion by Long, seconded by Droze, and unanimously adopted, it was #02-13-2026 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2026-01-08-01 submitted by Marwan Haidar on behalf of M Corp Holdings LLC. requesting site plan approval under Section 13.13 of the Livonia Zoning Ordinance, as amended, to demolish the existing gas station and fuel pumps at 29230 Five Mile Road, and construct a new gas station convenience store and fuel pumps, located the northeast corner of Middle Belt Road and Five Mile Road in the southwest 1/4 of Section 13., be approved for the following reasons or subject to the following conditions: 1. That the Demolition Plan identified as Sheet AS100 prepared by A&M Consultants, dated December 22, 2025, is hereby approved and shall be adhered to; 2. That the Site Plan identified as Sheet AS101 prepared by A&M Consultants, dated February 16, 2026, is hereby approved and shall be adhered to; 3. That the Canopy Plan identified as Sheet AS1012 prepared by A&M Consultants, dated February 2, 2026, is hereby approved and shall be adhered to; 4. That the Landscaping Plan identified as Sheet LS100 prepared by A&M Consultants, dated February 16, 2026, is hereby approved and shall be adhered to; 5. That the Elevation Plan identified as Sheet A101 prepared by A&M Consultants, dated February 16, 2026, is hereby approved and shall be adhered to; 6. That the Floor Plan identified as Sheet A100 prepared by A&M Consultants, dated February 2, 2026, is hereby approved and shall be adhered to; 7. That the petitioner shall explore the closure of the southern drive on Middlebelt Road; The materials under the security glass on the front facade shall be made of brick or stone to the satisfaction of the Planning Director; February 24, 2026 32289 9. The van -accessible barrier -free parking space shall be sized, signed, and marked in accordance with the Michigan Barrier -Free Code. The minimum size shall be an 8'-wide parking space with an 8'-wide hashed area; 10. That the gas pump island canopy shall not exceed eighteen feet (18') in height and its support columns shall be covered with the same brick used in the construction of the building; 11. 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; 12. 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; 13. 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; 14. 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 onto City Council with an approving resolution. ITEM #5 APPROVAL OF MINUTES 1,241st Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,241st Public Hearing and Regular Meeting held on February 3, 2026. On a motion by Caramagno, seconded by Long, and unanimously adopted, it was February 24, 2026 32290 #02-14-2026 RESOLVED, That the Minutes of 1,241st Public Hearings and Regular Meeting held by the Planning Commission on February 3, 2026, 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 Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,242nd Public Hearings and Regular Meeting held on February 24, 2026 as adjourned at 8:50 p.m. ATTEST: Ian Wilshaw, Chairman CITY PL ING COMMISSION Sam Caramagno, Secretary