Planning commission recommends rezoning 13400 Newburg Road to allow gas station; forwards approval to council

The Livonia City Planning Commission voted 4-0 on Oct. 7, 2025 to recommend that the city council rezone 13400 Newburg Road (the southeast corner of Newburg and Schoolcraft roads) from M-1 (light manufacturing) to C-2 (general business) to allow a gas station and convenience store.

Jacob Yuhazi, planning staff, told the commission the parcel is 29,756 square feet with about 172 feet of frontage on Newburg Road and 173 feet on Schoolcraft Road, is currently vacant (previously occupied by a bearing service), and is identified in the city’s Vision 21 master plan as part of a “tech and manufacturing” future land-use area. "Petition 2025-09-01-01…requests to rezone the property at 13400 Newburg Road from M-1 to C-2," Yuhazi said while summarizing the application. The conceptual plan shown to the commission proposed a 4,920-square-foot building, a canopy with eight fueling positions, and 11 parking spaces.

City departments submitted written reviews that the commission entered into the record. The engineering office raised no objection to rezoning but noted that utilities and Wayne County stormwater detention requirements must be addressed during site plan review and that one or more proposed drive approaches may need restrictions or elimination because of proximity to the intersection. The traffic bureau warned that Newburg and Schoolcraft “is historically a high crash intersection” and recommended limiting landscaping heights that could block sight lines and making the proposed northwest drive right-turn only. Fire and inspection departments reported no objections but said more detailed plan review will follow during the site-plan process.

Attorney Brandon Grisco, representing J and J Land Holdings LLC, and owner-operator Steve Hamadi presented conceptual renderings and said the owner plans to invest in site upgrades, including an estimated $2 million–$3 million for acquisition and development and roughly $500,000 for fast EV chargers should the rezoning and site plan be approved. Grisco argued the proposal is consistent with sections of the city’s Vision 21 master plan calling for aesthetic improvements along industrial corridors and said similar corner commercial uses appear along other freeway-adjacent industrial corridors in Livonia.

A resident who lives nearby, Brian Auerbach of Castle Gardens subdivision, testified in opposition, saying he has lived in the area 25 years and had not wanted a gas station at that corner. "I've never once looked at that corner and said to myself, 'jeez, I wish there was a gas station,'" Auerbach told the commission and urged a traffic study. He also said he believes there are nearby stations within about a mile and expressed concern that approval could lead to future variance requests for buffers or other site elements.

Commissioners asked questions about zoning choice and site access. Staff said the applicant initially requested C-3 but, after discussion, the application was revised to C-2 as a less intense classification that would better match the parcel’s size and surrounding uses. The petitioner said there is an existing shared entrance easement on the east side of the parcel stemming from prior common ownership and that the neighbor currently uses that entrance; the owner said he has no present objection to that continued use.

Commissioner Long moved to approve the rezoning and read four findings supporting the motion: compatibility with surrounding zoning and land uses; the property’s ability to comply with C-2 district regulations; the rezoning would better correspond to the property’s use and size; and the change represents a reasonable land-use plan. Commissioner Droz supported the motion. The secretary called the roll; commissioners present voted aye and the motion passed. The commission’s action is a recommendation: the city council must complete its readings and vote on the rezoning, and any waiver use and the site-plan review will come back to the commission and council for approval.

The commission recorded no departmental objections to the rezoning itself but repeatedly noted that traffic, access, driveway counts, landscaping heights, utility connections, and stormwater detention will be evaluated during the site-plan and permitting process. The petitioner will next seek city council approval for rezoning and then return for site-plan review and a waiver-of-use for gasoline service stations in C-2.

Votes at a glance

- Motion: Rezone 13400 Newburg Road from M-1 (light manufacturing) to C-2 (general business); mover: Commissioner Long; supporter: Commissioner Droz. - Vote: 4–0 to forward an approving recommendation to city council (recorded as aye by the commissioners present).