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HomeMy WebLinkAbout1,210 - March 5, 2024 signedMINUTES OF THE 1,210th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, March 5, 2024, the City Planning Commission of the City of Livonia held its 1,210th Public Hearing and Regular Meetings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Ian Wilshaw, Chairman, called the meeting to order at 7 p.m. Members present: Wafa Dinaro David Bongero Glen Long Peter Ventura lan Wilshaw Members absent: Sam Caramagno Mr. Mark Taormina, 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 2024-01-01-01 SR & D Development Mr. Bongero, Acting Secretary, announced the first item on the agenda, Petition 2024-01-01-01 submitted by SR&D Development under Sections 13.13 and 13.15 of the City of Livonia Zoning Ordinance, as amended, requesting to rezone the property at 18340 Middlebelt Road, located on the east side of Middlebelt Road between Six Mile Road and Pickford Avenue in the Northwest % of Section 12, from RUF (Rural Urban Farm) to C1 (Local Business). Mr. Taormina: Mr. Wilshaw: Mr. Taormina: March 5, 2024 31295 Thank you, Mr. Chairman. This is a request to rezone a single parcel from RUF (Rural Urban Farm) to C-1 (Local Business). This property is on the east side of Middlebelt Road, approximately midway between Six Mile and Seven Mile Roads. The address is 18340 Middlebelt Road. The property is approximately 1.87 acres in size, with 156 feet of road frontage and a depth of about 512 feet. Properties abutting the site to the north, east, and west are all single-family residential. To the south is an office complex zoned C-1. Despite the current RUF zoning, this property has a long history of commercial uses. From 1959 until about 1992, the site was occupied by a landscaping business and retail nursery. In 1993, the Zoning Board of Appeal granted a variance that allowed for the development of a physical therapy rehabilitation clinic, which operated until about two or three years ago. The current owner and applicant, SR&D Development, purchased the property late last year and is renovating the building for reuse as a Wellness Health Center. The building is about 10,000 square feet and is located near the front of the property, with parking available at the rear and along the north side. The developed portion of the site is the west half, including the parking areas. The east half, extending for about 285 feet, is undeveloped and maintained primarily with grass. There is a protective wall that runs along a portion of the north side of the property. The remaining section of the north property line, as well as the east and south sides, contain wooden fences. In 1983 the Zoning Board of Appeals temporarily waived the requirement to build a protective wall in these areas. Over the next 20 years, the Zoning Board of Appeals granted temporary extensions of the wall waiver. Then, in 2005, the adjoining residential property owners signed five-year Separation Agreements with the previous owner, Thera -Matrix Inc., which avoided the need to return to the Zoning Board of Appeals. However, these Separation Agreements have since expired. A change of the zoning of the property would eliminate the nonconformity concerning the commercial use of the land. In addition, it may help facilitate the owner's desire to expand the use in the future, realizing that any proposal to either construct a new building or enlarge the existing building will require site plan approval. The Livonia Vision 21 Master Plan designates the subject property as Medium Density Residential. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. Mr. Taormina: The first item is from the Engineering Division, dated February 8, 2024, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the March 5, 2024 31296 above referenced petition. We have no objections to the proposed rezoning at this time, but would like to note the following items: 1. The subject parcel is assigned the address of #18340 Middlebelt Road. Should additional addresses be needed, the Owner will need to contact this Department once permitting has been completed. 2. There legal description submitted with the drawings appears to be correct, and should be used for the property if the rezoning petition is approved. 3. The existing parcel is currently serviced by public sanitary sewer and water main, and storm sewer. The submitted drawings does not include any proposed utility information or calculations, so we cannot comment on any proposed impacts to the existing systems at this time. Should the proposed improvements move forward, we will review utility improvements and impacts during the permitting process.4. Although the drawings do not indicate any future utility information, it should be noted the any proposed development will be required to provide storm water improvements and detention per the Wayne County Stormwater Ordinance. Stormwater calculations will be reviewed during the permitting process. 5. Any disturbances with the Middlebelt Road right-of-way will require permits through the Wayne County Department of Public Service, including drive approach and sidewalk removals and placements."The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Finance Department, dated February 12, 2024, 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, I have no objections to the proposal." The letter is signed by Connie Kumpula, Chief Accountant. We have an email correspondence coming from the City Treasurer, Susan Nash, indicating that taxes on the property are current. The last letter is from the Assessor Department, dated February 14, 2024, which reads as follows: "A request has been made by SR&D Development to rezone the property at 18340 Middlebelt Road, parcel No: 046-01-0002-001 from RUF to C1. Based on the plans submitted it appears they want to construct an additional building on the site. The parcel would need to be split to accommodate another building, it is unclear how they would access the rear of the property. Please direct any questions to the Assessor's Office or Livonia.gov for the lot split and combination process." The letter is signed by Kathie Siterlet, Residential Appraiser. That is the extent of the correspondence. Mr. Wilshaw: Thank you. Mr. Taormina. Is there any questions forour planning staff? Mr. Ventura. March 5, 2024 31297 Mr. Ventura: Mr. Taormina, since I wasn't here for the study on this. Do I understand that any action we would take tonight is strictly a rezoning action and would not have any implications with regard to future development on the site? Mr. Taormina: That is correct. Yes. Mr. Ventura: Thank you. Thank you, Mr. Chairman. Mr. Wilshaw: Thank you, Mr. Ventura. Any other questions for our planning staff? Okay, I don't see any other questions. Our petitioner is here tonight. Feel free to come to our podium, either one and introduce yourself. Good evening. Sahar Durant, 200 North Street, Toledo, OH 43604. Hi. I was so nervous about this. Mr. Wilshaw: Mr. Wilshaw: Ms. Durant: Mr. Wilshaw: Oh, you're fine. You're fine. Thank you, Ms. Durant. What would you like to tell us about your rezoning request? So, as Mr. Toarmina spoke, right now, there's already an existing building and there's about half an acre of land that's still left over and as he said, it's something that we plan to do in the near future is to hopefully, expand out into that area. Primarily right now, the main thing we want to do is rezone, and as we finish construction and see how our turnout is... if we have a lot of turnout, we want to have the ability to expand right next door to where we are in order to take on more clientele. The current space we have right now is very limited so we're only going to be able to accept limited memberships and clients and so I'm kind of thinking in the long run to have a plan ahead. Okay, thank you and as we normally mention, when we have rezoning requests, the petition itself is just a rezoning request. We're not looking to approve anything other than a change of zoning on this property at this time, but this would give you the potential of coming back in the future for site plan changes if you wish to expand the building or do things like that. So, our focus tonight in our discussion is primarily going to be your own zoning, but we may have some discussion about what your future plans are. So just so everyone understands, that's the goal of the meeting here tonight, so thank you for your comments. Is there any questions of our petitioner in regard to this rezoning request? Mr. Ventura. Mr. Ventura: Ms. Durant: Mr. Ventura: Ms. Durant: Mr. Ventura: March 5, 2024 31298 Oh, good evening, and thank you for coming here tonight. Can you tell us exactly what a Wellness Health Center does? Yes. So, my background is in sports psychology. So, a lot of the focus on fitness is just the physical aspect. A fitness and wellness center will also merge in the mental aspect. So, with our space right now that we're building out, it's divided into a physical area, and also an area that would address working on the internal things, such as things like brain training, light therapy, more of the holistic modalities. So that's why it's like fitness and wellness. So, we're trying to bring in that you should also be really fixing the inside before fixing the outside. That's where the true healing and recovery starts. Are you doing this in Toledo? No. So, originally, my business started in Michigan and right now, my studio is in Dearborn Heights, Michigan, and it's a smaller space. So, this is the expansion that would allow us to provide a lot more of the services I had been wanting to provide. We actually just purchased a house in Michigan. So, we're going to be in Michigan soon. Originally, I'm from here, and my business is here. But I commute to Ohio because of my husband's job. Well, we're always happy to bring business to Michigan from Ohio. I note that there's a portion of the building that houses what appears to be a new overhead door. Is that a new garage door or did I misread that? Ms. Durant: The existing building in the back? No those doors are already...they've been there. Mr. Ventura: They've been there. and so does that fit into your use in some way, or... Ms. Durant: We're gonna take out the garage doors and replace them with like regular doors. We're not going to keep that garage door, but it's not going to be used for entrance, we're going to use the main entrance to enter. Mr. Ventura: Ms. Durant: And I guess my final question or observation would be it appears that you're doing quite a bit of work to the building. You're going to put new siding on it or paint it, or... So, we actually just finished changing the roof. We're gonna put all new porcelain slabs on the outside and then we're going to do some new steel framing. I believe 1 sent some of the pictures to Mr. Ventura: Mr. Wilshaw: Ms. Durant: Mr. Wilshaw: Ms. Durant: Mr. Wilshaw: Carmen Kelly, Mr. Wilshaw: Ms. Kelly: March 5, 2024 31299 the City of Livonia. So, all the outside is going to be redone. New landscaping, we're going to repave the lot. So we're investing over a million dollars in the reconstruction process. Okay, well, thank you for your answers. And I wish you good luck. Thank you. Thank you, Mr. Ventura. And Mr. Taormina showed some of those conceptual renderings on the screen for people to see. So, it gives at least an idea of conceptually what you're looking at doing for this property, correct? Yes. Okay. Is there anything more about the building that you would like to talk about before we continue on with questions since it's on the screen? Is there any aspects of it that you're wanted to point out or? No, I mean, I just hope everyone likes it. Okay. Good. Good. We appreciate you providing those. Okay. Any other questions for our petitioner? No questions from any of the commission. We'II have you take a seat for just one moment, Ms. Durant, we'll see if there's anyone else in the audience wishing to speak for or against this petition? Is there anyone wishing to speak on this item? If so, please come forward to one of our podiums here. Again, we'll ask for your name and address so we can attribute your comments. 18359 Grimm Street, Livonia, MI 48152 Thank you. Can you hear me? We hear you good. Thank you, Miss Kelly, and what would you like to tell us So I have a couple of things to hand out, and if you can just pass these down, I think we've got seven of them. So, the smaller picture, if you have the word Google at the bottom represents the south side of the property in question. Well, the north side of the property is on the top part of the picture and to the south of me is the other office park that has been zoned C-1. So, my property could potentially be straddled by two C-1 properties. The larger picture, the larger 8 x 10 picture is just an example of some of the lighting that we're getting from a C-1 zoned property, and this is currently going on right now. If you look at the pictures of the lighting, you can see...all the pictures are the same, they were just, you know, more so for the members to be able to hold on to Mr. Wilshaw: March 5, 2024 31300 them. But right now, I'm dealing with what can only be described as lighting that seems to have been taken by the big house at U of M. It's lit up like July at noon. This...I'll just it hold up. This is a picture of my bathroom window at 10 o'clock at night. Like it's lit up, and this is from C-1 zoning. So, as a separate issue, you know, I've been talking to the Ordinance Department, but my concern is that these lights are coming from the end of my property, which are near where the building the property in question are. And I can... it's extending 500 feet to my house, and they're not pointed at my house. So, in thinking about the building in question, as it stands right now, I'm thinking about lighting, and then with expansion that really puts...the back of that property is about 30 feet from my house. So, you know, and I support the work that you're doing. I'm very familiar with it. I'm just afraid that I would have to be there all the time for wellness, just because like my daughter was in her room last night. She's like, it's so bright in here, you know, and so those are some of the things that I'm dealing with. And you know, as we think about future development, you know, it's a gorgeous building that's being proposed. I would want to take care of it. I would want it well lit. I just don't want it 30 feet from my back door. We appreciate your comments. Miss Kelly, thank you. And thank you for the visual aids as always. All right, is there someone else wishing to speak? Good evening, sir. Douglas Clinton 18339 Grimm, Livonia, Michigan 48152. I'm here to voice my opposition to the rezoning of this property. You need go no further than around the corner on Seven Mile Road and between Maplewood and Middle Belt, it's the empty VFW hall. Down the street between Gilman and Floral, the empty Up North Bar. Between Antigo and Rensellor on the north side of Seven Mile, empty storefronts. Back on Middle Belt Road between Vassar and St. Martin, the Livonia pavilion, vacant and vandalized. The old Ram's Horn restaurant. Sears. Huge commercial properties that are sitting empty. Rather than rezoning this to a commercial property, I feel it would be better for it to be residential. If new housing was built in the area, it would increase the property values of the nearby residents and new businesses. I have nothing against new businesses starting up in Livonia. But I feel they should utilize some of the property that's already zoned commercial. So, thank you. Mr. Wilshaw: Thank you for your comments. Anyone else wishing to speak on this item? Going once, going twice, no one else wishing to speak on this item. Ms. Durant, we always like to give the petitioner an opportunity to have the last word. Is there anything that you would March 5, 2024 31301 like to say before we make our decision? Yes, certainly, you can come up to the podium. Ms. Durant: So, I tried to kind of take some quick notes in regard to the concerns that Miss Cameron Kelly noted out. I'm not really familiar with the building you're talking about, but when I go to the building next time, I'll keep an eye out. In regard to us in general right now for the building, I am not a big proponent of big bright lights. So, our lights are actually going to all...for the outside of the building going to come from the bottom and go up. I just think it's easier on the eyes and also it's not so loud. So that's one of your concerns that some, at least for the existing building right now. For any future expansion, that's not something we're doing right now. We have to finish building this one, which is going to take us a good year and the future expansion is something that we're looking at in the next two years or so. So that's not something we're doing right now. And if we do, we have to go through all planning and everything, but in general, you're probably never going to see any building that I have a hands on doing any design for it having any bright lights. All the lights will start from the bottom going up just because it is better for the eyes in general. And then, in regard to the gentleman that mentioned all the empty businesses, I'm actually aware of that. That was one of the concerns we had deciding to purchase something in Livonia. But where I'm at right now that area was actually empty and there was no businesses there. With our client base, we're dealing with a lot of the upper middle class. So, when I moved into that plaza, it was completely empty. Right now, it's fully leased out. Across the street got bought out. The place next to it got renovated. So, a lot of times all it takes is one business to kind of open up an entire area for more businesses to believe in and kind of go back in there. And that's actually one of the reasons we want to continue investing in Livonia because we do see a lot of vacant areas, and we feel like it's a good city. I don't know what happened with some of these businesses and why they left, but that was a concern for us even purchasing the building. But it really depends on how you look at it and the potential you can bring to a city. Mr. Wilshaw: Well, thank you, Ms. Durant, for your comments. And is there any other questions from any of the commissioners for Ms. Durant before...Ms. Dinaro. Ms. Dinaro: So, if you can't build the second building in the back, does the development stop? Ms. Durant: Mr. Wilshaw: Ms. Durant: Mr. Wilshaw: Ms. Durant: Mr. Wilshaw: Ms. Durant: Mr. Wilshaw: March 5, 2024 31302 No, the development is not going to stop. But right now we're extremely limited on space. So, one of my biggest things to bring more of the luxury wellness is to make it more accessible to people around here. But if I can only take on a certain number of people, I'm very limited and I have a whole half acre that would allow me to take on another 300 to 400 memberships in the future as we expand and grow, which I'm hoping...is the goal. So, the goal is to continue growing. So instead of opening another location in a different city, I would rather just stay where I'm at and take on more space. Thank you, Ms. Dinaro. Any other questions? One question for you, Ms. Durant. what would the hours of your business be? Right now? Possibly, we would be open around 5:30am- 6am and then closing around 9pm or 10pm. Okay, so you will have some evening clients come in to your business, okay. Yes, it is private membership only. So, the way it's going to be is all entry like, unless you are a private member, there is no access. So, all the traffic is going to be very controlled with us. Okay, and those members pay a membership fee to use your services. Is that how it works? Yes, correct. And the way we're also gonna try to really keep any of, you know...as you see a lot of gym parking lots are overcrowded and all that? So, we're actually even requiring an application process for applicants. We want to make sure that, you know, you are looking for a lifestyle change to become a member and that you're not just coming in here to waste time or, you know, just go in the cafe and all that. So, we want to control traffic as much as possible. Yeah. All right. Good. I just wanted to understand your business a little bit there. Thank you. If there's no other questions for petitioner, I think we are done with the public hearing section. Sir, yes, feel free to come forward to the podium. Mr. Wilshaw: Good evening, sir. Gary Reister, 18329 Grimm, Livonia, MI. You had mentioned before when you were talking about your services that you were doing holistic processes to help people. Does this include dispensing foods and that kind of medications? Ms. Durant: Mr. Reister: Ms. Durant: Mr. Reister: Ms. Durant: Mr. Reister: Ms. Durant: March 5, 2024 31303 What do you mean? Well, a lot of holistic places, they have specific diets that you have to have, and specific foods that are that are provided by the people that are running the places. Like, nutritional consulting, is that what you're referring to? Yeah, will you be dispensing foodstuffs and selling that kind of stuff? Not necessarily like food food, but we will have a cafe that has like healthier drink options, if that's what you're referring to, but it's not going to be like a restaurant style food, but we do offer nutritional consulting, meaning if you were to come and you need help with your food we would create for you like, basically a meal plan and a food log and all of that. And, like let's say you become a member, you would have access to our app and with our app, you put your goals in there, and it will generate for you a meal plan automatically with your recipes, pictures and everything. Okay, so you're not intending to sell foodstuffs at your location? Not like restaurant food. No, because we don't have like an open fire kitchen or anything like that. It's gonna be more like a cafe. So like, smoothies, drinks on the go, stuff like that. We're gonna have like prepackaged healthy snacks on the go as well, but nothing that we're cooking inside. Mr. Reister: Okay. Not even prepackaged stuff? Ms. Durant: Yes, they wouldn't be prepackaged and like to go freezer. Mr. Reister: Okay, would any of this have marijuana or those products in it? Mr. Wilshaw: Sir, your questions should be directed toward us. But I do appreciate the dialogue that's happened here in terms of getting those questions answered quickly. Thank you, Mr. Reister, but is there any other comments you'd like to direct toward us in terms of... Mr. Reister: No. I was just concerned if they're going to have membership only if there will be marijuana distributed since it's a membership issue. Mr. Wilshaw: Right. That's that would not be permitted. Mr. Reister: Mr. Wilshaw: March 5, 2024 31304 Okay, thank you. You're welcome, sir. Any other comments from any of the commissioners before we close the public hearing? If not, I think the public hearing can be closed, and a motion is in order. On a motion by Ventura, seconded by Bongero, and unanimously adopted, it was #03-07-2024 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2024-01-01-01 submitted by SR&D Development under Sections 13.13 and 13.15 of the City of Livonia Zoning Ordinance, as amended, requesting to rezone the property at 18340 Middlebelt Road, located on the east side of Middlebelt Road between Six Mile Road and Pickford Avenue in the Northwest''/4 of Section 12, from RUF (Rural Urban Farm) to C1 (Local Business), be approved for the following reasons: 1. A zoning change to C-1 would be compatible and in harmony with the area's surrounding land uses and zoning. 2. The proposed C-1 zoning is consistent with the longstanding commercial use of the property. 3. C-1 zoning will eliminate the nonconformity and the need for future use variances. 4. The proposed zoning change represents a reasonable and logical plan for the subject property that adheres to sound land use planning principles. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 and 13.15 of 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 #2 PETITION 2024-02-06-01 Gas Station Ordinance Mr. Bongero, Acting Secretary, announced the next item on the agenda, Petition 2024-02-06-01 submitted by resolution of the City Council, on its March 5, 2024 31305 own motion, to the City Planning Commission under Section 13.15(1)A) of the Livonia Zoning Ordinance, as amended, to determine whether or not to amend Section 6.26 of the Livonia Zoning Ordinance, as amended, to provide that no more than two (2) gasoline service stations may be located within 500 feet of any intersection of two (2) or more major thoroughfares, including boulevards, arterial highways, arterial streets, and city major roads, as indicated on the Future Transportation Map of the Livonia Vision 21 Master Plan. Mr. Wilshaw: Thank you, Mr. Secretary. This is a petition that came to us from City Council. Mr. Taormina, would you like to give us information about this? Mr. Taormina: Thank you. This text amendment was initiated by the City Council. It would amend Section 6.26 of the zoning ordinance to prohibit more than two gas stations at a single intersection. Currently, two intersections within the city have more than two gasoline stations. These are both along Schoolcraft Road and include Merriman and Farmington Roads. Because the language proposing a restriction on the number of gas stations would be a special requirement of a waiver use, the Council would have the ability to waive or modify this requirement, allowing for more than two gas stations at an intersection. In other words, the ordinance contains a provision that would allow the Council to override this limitation and allow more than two gas stations, subject to a separate resolution in which five members of the Council concur. The Law Department prepared the change, limiting the distance to 500 feet of any intersection of two or more major thoroughfares as that term is used on the Future Transportation Map. There's no correspondence related to this. Mr. Wilshaw: Okay, and this is a motion by the city so there is no Petitioner on this. We are the petitioner. Is there any questions from any of the commissioners for our planning staff? Mr. Wilshaw: Mr. Long. Mr. Long: So, Mr. Taormina, just to be clear, this is up to us to review and offer any other recommendations or thoughts that we may have on it. The one thing that I thought about or I don't have a problem with three gas stations on the corners at the freeway, and if the rest of the commission agrees with me, I would suggest that we craft or carve out for that. Other than that, I think this is a wise policy. Mr. Wilshaw: March 5, 2024 31306 Okay, thank you, Mr. Long. Any other comments from any of our commissioners? Items of discussion? If not, it is a public hearing? Is there anyone in our audience wishing to speak for or against this? We have one person in the audience feel free to come forward. Christine Papaioaninou: 38552 Lancaster, Livonia, MI 48154. I think it'd be ridiculous to have more than two gas stations at an intersection that's not off of the service drive. One, you know, we are proud of our city, it's a beautiful city, why would we create another eye sore like that? My other concern is having now adult young children who when they were drivers, it just creates more traffic, you know, more congestion, and more risk of auto accidents, you know, people coming in and out and how many times have you been like going down the road and someone's cutting across the traffic, you know, to make a left when they shouldn't be out of a gas station, when there's a light there, I just think that it would just create havoc, you know, higher risk of fatalities, let's say. And in addition, let's think about the environmental aspects of this with you know, EPA concerns, you know, gas spills, the tanks that we're going to put under the ground to hold this fuel. I just think that, you know, and also the additional cars, the additional fumes from the gas stations, it just wouldn't be wise and wouldn't be healthy for us, you know, as the aspect of, you know, our air quality. And, you know, like I said, the extra traffic it will bring and heaven forbid fatalities, and we've seen that happen so many times, even at smaller intersections, we just don't need that headache here. Off of a service drive, you know, on the express way, off back onto the expressway fine, but not coming into our subdivisions in our homes, especially with if there's an elementary school there, or I think you understand. So, thank you for your time. I appreciate that. Mr. Wilshaw: Lance Gilmore, Mr. Wilshaw: Thank you for your comments. We have another gentleman who would like to speak on this item. 15359 Susanna Circle, Livonia, MI. I believe that we have plenty of gas stations in the City of Livonia. I think two on each corner is plenty. When I drive by gas stations, I'm not seeing cars lined up 5,6,7,8 cars deep. There's plenty of gas stations in the city right now. We don't need any more. Grass and trees is good. We don't need any more mortar and bricks. We got plenty to backfill. Okay. Thank you. Thank you for your comments. Is there anyone else wishing to speak on this item? March 5, 2024 31307 Michael O'Meara, 15622 Nola Circle, Livonia, MI. I agree with Mr. Long. I think having no more than two gas stations on the corner, especially if it's not in the areas of a service drive is the way to go. You know we haven't...we do have enough gas stations in Livonia. I'm at Newburgh and Five Mile and we've got gas stations over on Haggerty, Newburgh and Five, we got them up at Seven Mile. We have plenty of gas stations. So, I agree with Mr. Long, I think just having two, I am in full agreement with that plan. So great. Mr. Wilshaw: Thank you for your comments. Anyone else in the audience wishing to speak on this? We do appreciate all the audience input on this item as well. Thank you. If there's no other audience communication, I think I can close the public hearing. Is there anyone? Any other comments, I should say from any of the commissioners before I close the public hearing? I don't see any other comments. Again, I think I can close the public hearing then at this time, and a motion would be an order. On a motion by Dinaro, seconded by Long, and unanimously adopted, it was #03-08-2024 RESOLVED, That the City Planning Commission does hereby recommend to City Council that Petition 2024-02-06-01 submitted by resolution of the City Council, on its own motion, to the City Planning Commission under Section 13.15(1)A) of the Livonia Zoning Ordinance, as amended, to determine whether or not to amend Section 6.26 of the Livonia Zoning Ordinance, as amended, to provide that no more than two (2) gasoline service stations may be located within 500 feet of any intersection of two (2) or more major thoroughfares, including boulevards, arterial highways, arterial streets, and city major roads, as indicated on the Future Transportation Map of the Livonia Vision 21 Master Plan, be approved, as modified below, for the following reasons: 1. The limitation of two (2) gas stations per intersection shall not apply to Schoolcraft Road and the 1-96 Expressway. 2. This amendment will help prevent an undesirable concentration of gasoline service stations at intersections within the city. 3. This amendment reinforces the city's existing land use pattern, which has served the community well without limiting choices or resulting in unfair competition. 4. This amendment will help reduce traffic conflicts and accidents at major intersections by reducing the driveways that gasoline service stations often require. March 5, 2024 31308 5. This amendment will serve to further the implementation of the goals and objectives of the Livonia Vision 21 Master Plan and is in the best interests of the community. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to the City Council with an approving resolution. ITEM #5 APPROVAL OF MINUTES 1,209th Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,209th Public Hearing and Regular Meeting held on February 13, 2024. On a motion by Dinaro, seconded by Long , and unanimously adopted, it was #03-09-2024 RESOLVED, That the Minutes of 1,209th Public Hearings and Regular Meeting held by the Planning Commission on February 13, 2024, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Dinaro, Bongero, Long, Wilshaw NAYS: None ABSENT: Caramagno ABSTAIN: Ventura Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,210th Public Hearings and Regular Meeting held on March 5, 2024, w s,, adjourned at 7:40 p.m. CITY PL I,ING COMMISSION ATTEST: lan Wilshaw, Qr ''" an ramagno, Secretary