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Livonia City Council Confronts Development Controversies at First Voting Meeting of 2026

LIVONIA — 1/16/2026

Livonia City Council held its first voting meeting of the new year Wednesday night, a session dominated by resident concerns over land use decisions, environmental protections, and the regulation of emerging development types. All seven council members were present: President Kayleigh Reid, Vice President Patrick Brockway, and Council members McCullough, McDonnell, Carrie Budzinski, Persiconi, and Martha Ptashnik.

The meeting opened with the approval of the December 17, 2025, council minutes in a 7-0 vote. This was followed by more than an hour of intense public comment focused largely on two development issues: a previously approved car wash near the Quakertown neighborhood and the controversial Sheetz proposal at Eight Mile and Newburgh roads.

Public Comment: Car Wash Approval Draws Sharp Criticism

Multiple Quakertown residents challenged the legitimacy of the December 17 car wash approval at the "Buca site" (Petition 2025-10-02-16), arguing it was added to the agenda at the "11th hour." Residents accused Council member Martha Ptashnik of contradiction, noting she voted to approve the project while also proposing tighter restrictions on future car wash locations.

Residents urged the council to rescind the prior vote. No motion to rescind the approval was introduced during the meeting.

Environmental and Legal Concerns Over Sheetz Site

Residents raised objections to the Sheetz development at Eight Mile and Newburgh, citing an ongoing Wayne County Circuit Court case and alleged Open Meetings Act violations related to a "secret letter" mentioned in previous sessions. Speakers claimed a required "use variance" was never properly approved by the council, despite a conditional approval by the Zoning Board of Appeals (ZBA).

City Attorney Paul Bernier clarified that the city cannot legally withhold demolition permits if the owner has met all ordinance requirements, regardless of the pending litigation or whether the Sheetz project eventually proceeds.

Council Action: Environmental and Zoning Initiatives

The council took several proactive steps toward future regulations:

  • Data Center Study: Council unanimously approved (7-0) a motion by Council member Carrie Budzinski to refer the study of data centers to the Economic Development and Strategic Planning Commission to research zoning adjustments and community impacts.
  • Waterway Protections: Council unanimously approved (7-0) a motion by Council member Budzinski for the law department to recommend ordinance language establishing minimum distance requirements for gas and oil stations near bodies of water, specifically citing concerns for Newburgh Lake.
  • Business Saturation: Vice President Patrick Brockway successfully moved (7-0) to have the Economic Development committee review the city's ability to cap or limit the total number of gas stations and car washes city-wide.
  • Car Wash Distance Restriction: Council member Ptashnik moved to refer a proposed ordinance to the law department that would prevent new car washes from being built within one mile of existing or approved locations.
Council Action Summary Table
Category Items
Approved Consent Agenda: (7-0)
  • REQUEST TO WAIVE THE SIDEWALK REQUIREMENT: Livonia Builders G2, LLC, re: for the newly constructed homes at 20610, 20630, and 20650 Meadowview.
  • REQUEST TO WAIVE THE SIDEWALK REQUIREMENT: Infinity Homes & Co., LLC, re: for the newly constructed home at 20129 Osmus.
  • WAIVER PETITION: Planning Commission, re: Petition 2025-10-02-18, submitted by Charara Property LLC, requesting waiver use approval to operate an oil change establishment in connection with a previously approved coin-operated self-service car wash at 38400 Joy Road, located at the N.W. corner of Joy Road and Hix Road in the S.W. ¼ of Section 31
  • AWARD OF BID: Department of Community Resources, re: for the printing of the City of Livonia's 2026 Connections Magazine, from budgeted funds
  • REQUEST TO APPROVE DONATION: Department of Communications, re: for Livonia Television equipment to Clarenceville High School
  • REQUEST TO APPROVE SUBLEASE AND HEALTH SERVICES AGREEMENT WITH TRINITY LIVONIA: Department of Parks and Recreation, re: for continued operation of physical and occupational rehabilitation services at the Jack E. Kirksey Recreation Center from April 1, 2026 to March 31, 2031
  • REQUEST TO WAIVE THE FORMAL BIDDING PROCESS AND EXTEND CONTRACT 24-G UNIT PRICES WITH JOE ROTONDO CONSTRUCTION CORP.: Department of Parks and Recreation, re: for the repaving of the front entrance at the Jack E. Kirksey Recreation Center, in a not-to-exceed amount of $129,935.50, from budgeted funds
  • REQUEST TO APPROVE PURCHASE UTILIZING THE STATE OF MICHIGAN MIDEAL PURCHASING PROGRAM: Department of Public Works, Roads Department, re: for one (1) upgrade package on a self-contained leaf vacuum, from budgeted funds
  • REQUEST TO AUTHORIZE EXPENDITURE: Department of Public Works, Water & Sewer Department, re: to enable payment for the 2026 subscription to the MISS DIG service, from budgeted funds
  • AWARD OF BID: Department of Public Works, Building Maintenance, re: for the City's Fire Protection System, from budgeted funds
  • REQUEST TO APPROVE SOFTWARE LICENSING AND MAINTENANCE AGREEMENT WITH SOLE SOURCE PROVIDER: Public Works Division, re: with Azteca Systems, LLC, including Cityworks Online, for the DPW work management system, for the period of March 1, 2026, through February 28, 2027, from budgeted funds
Previously Unfinished Business
  • WAIVER PETITION: Planning Commission, re: Petition 2025-02-02-05 submitted by Symmetry Management requesting to amend the site plan and conditions approved under Council Resolution 139-25 granted on May 7, 2025, to eliminate the requirement of providing access to Chippewa Drive, in connection with the construction of a new 2,515-square-foot, full-service restaurant with drive-thru facilities at 39200 Seven Mile Road, located at the northeast corner of Seven Mile and Haggerty Roads in the Southwest ¼ of Section 6. (7-0)
  • WAIVER PETITION: Planning Commission, re: Petition 2025-10-02-17 submitted by Outback Steakhouse of Florida, LLC, d.b.a. Outback Steakhouse, requesting waiver use approval, to utilize an S.D.M. liquor license (allows a licensed business to sell beer, wine, and mixed spirit drink products in the original package for consumption off the premises) in connection with the existing restaurant operation (Outback Steakhouse) at 13010 Middle Belt Road, located at the southeast corner of Middle Belt Road and Industrial Drive in the Northwest ¼ of Section 25. a(6-1) b(6-1)
  • WAIVER PETITION: Planning Commission, re: Petition 2025-11-02-19 submitted by Detroit Light Action LLC requesting waiver use approval to operate a banquet center with occupancy of over fifty (50) people, at 28370 Joy Road, located at the northwest corner of Thorpe Street and Joy Road in the southeast 1/4 of Section 36. a(6-1) b(6-1)
  • REQUEST TO EXTEND CONTRACT WITH BOON DEVELOPMENT, LLC (DBA SOD SOLUTIONS): Department of Public Works, Forestry Division, re: for the 2026 tree trimming services for an additional year with current pricing, from budgeted funds. Substitute Motion (3-4) (4-3)
  • REQUEST TO AMEND CONTRACT WITH ERG ENVIRONMENTAL SERVICES: Department of Public Works, re: to adjust the household hazardous waste drop-off from a seven-month service to a year-round service for the remaining two years, from the Municipal Refuse Fund. (CR 361- 19) (7-0)
  • REQUEST TO WAIVE THE FORMAL BIDDING PROCESS AND APPROVE VENDORS FOR EQUIPMENT MAINTENANCE: Department of Public Works, re: to provide outside vendor services for the maintenance of the city fleet, from budgeted funds. (6-1)
  • REQUEST FOR CONSIDERATION OF A PROPOSED ORDINANCE AMENDMENT: Councilmember Martha Ptashnik, re: in order to establish a restriction on approving new car washes within one mile of existing car washes; existing car washes to include those who have already received site plan or other special approval from the City. (7-0)
Denied
  • A substitute motion for a 180-day moratorium on all new car wash applications failed (2-5; McCullough and McDonnell voting I)
Unfinished Business
  • Ongoing litigation and permitting concerns regarding the Sheetz development
  • Legal clarification on the "use variance" status for the Eight Mile and Newburgh site
  • Investigation into alleged Open Meetings Act violations and the "11th hour" agenda additions
New Business
  • Comprehensive study of data centers and their environmental/community impact
  • Development of a city-wide strategy for business saturation levels

Significant Takeaways
  • Resident Distrust: Public comments revealed significant frustration over late-agenda additions by the previous council, leading to a "trust gap" regarding land-use decisions.
  • Proactive Regulation: The council is pivoting toward stricter zoning for specific industries, including data centers and car washes, to prevent "over-saturation."
  • Environmental Focus: Protecting local waterways from potential fuel contamination emerged as a unanimous priority for the new council term.
  • Public Safety Stats: In her closing remarks, Council member Ptashnik praised the Livonia Fire Department, noting they responded to over 13,000 calls in 2025, averaging 36 calls per day.
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