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Home My WebLink About1,246 - June16, 2026 signedMINUTES OF THE 1,246th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, June 16, 2026, the City Planning Commission of the City of Livonia held its 1,246th Public Hearing and Regular Meetings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Ian Wilshaw, Chairman, called the meeting to order at 7 p.m. Members present: Wafa Dinaro Sam Caramagno Ian Wilshaw Members absent: None Patrick Droze Glen Long David Bongero Peter Ventura Mr. Jacob Uhazie, Assistant Planning Director, Kris Canty, Planner IV, 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 2026-05-02-13 Luxe Event, LLC Mr. Caramagno, Secretary, announced the first item on the agenda Petition 2026- 05-02-13 submitted by Luxe Events LLC. requesting waiver use approval under Sections 2.01, 3.11, and 6.14 of the Livonia Zoning Ordinance, as amended, to operate a banquet (event) facility with occupancy of over fifty (50) people, at 27600 Schoolcraft Road, located on the north side of Schoolcraft Road Mr. Uhazie: June 16, 2026 32454 between Inkster Road and Cardwell Street in the southeast'% of Section 24. Thank you, Mr. Chair. This petition is for the banquet facility is proposed in the Buckingham Village Shopping Center. It's an existing multi -tenant commercial shopping plaza located on the north side of Schoolcraft Road, just west of Inkster. This is the site of the former Distillery and next to the existing Snookers Pool and Bar. The existing site zoning is C-2 (General Commercial). To the east and west are additional C-2 properties. To the south is the 1-96 expressway, and then to the north is the Buckingham Village subdivision. The petition site is about 0.79 acres in size, with about 112 feet of frontage on Schoolcraft Road. The shopping plaza in total is about seven and a half acres, with about 1,000 feet of frontage on Schoolcraft Road, and about 367 feet on Inkster. The C-2 district regulations allow banquet event centers with waiver -use approval. Section 6.14 does require a separation of at least 300 feet from any residential or church use. As 1 mentioned, the Buckingham Village subdivision is adjacent to the petition site. Under the zoning ordinance, City Council does have the authority to waive or modify any special requirements of a waiver -use and doing so does requires the adoption of a separate resolution in which two thirds of the members concur. The proposal is expected to accommodate small to medium- sized private events. There would be no in-house food service or catering offered by the petitioner, but a small kitchenette would be available. The kitchenette is shown here at the rear of the building. Outside catering would be allowed. The petitioner does not expect to have to serve alcohol directly, but they do expect to have vendors be allowed to offer that service. The floor plan shows 480 square feet of dance floor reception area, as well as a partition space that will accommodate two bathrooms in the middle of the building, as well as a bridal room and kitchen area. For reference, this is the existing facade. The petitioner has provided an updated elevation. The elevation includes repairs to the metal panels, painting the overall exterior matte black, white, and tan, cleaning of the interior and exterior of the windows, the addition of the business sign, replacing the old chandelier with a wagon chandelier, which would be colored matte black, improve the lighting by adding a new wall sconce, replace the old mailbox with a new one, and then remove any hanging wires. Access to the site and parking are shared between the multiple parcels and the tenants that make up the overall shopping complex. Under the zoning ordinance, a banquet center of this size would require 48 parking spaces. The petition site has 30 spaces, but the entire center has approximately 224 spaces. The petitioner has June 16, 2026 32455 provided a cross -access agreement, stating that they are able to use that entire area. They have not proposed any changes to the landscaping. There is an existing dumpster on site in the rear, and the petitioner is allowed one wall sign based on the frontage within the shopping center. The proposed wall sign is 220 square feet, and they are allowed 280 square feet. So that does comply with the zoning ordinance. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Uhazie: The first item is from the Engineering Division, dated May 20, 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 waiver use at this time, but would like to note the following items: 1. The subject parcel is assigned the address range of #27578 - #27630 Schoolcraft Road, with the address of #27600 Schoolcraft Road being assigned to the overall parcel. 2. The existing parcel is currently serviced by public sanitary sewer and water main, as well as private storm sewer. There is no mention of utility revisions with the proposal, so we do not believe there will be any adverse effects on the existing systems. 3. Should revisions to the utility services to the building, or any work within the Schoolcraft Road right-of-way be required, the owner will need to submit drawings to this Department for permitting." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated May 21, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with the modification and use of the property located at the above referenced address. - Fire suppression with alarm monitoring may be required due to use type of this address. - Occupancy number will be addressed and assigned by the city building department plan review process. - Kitchen suppression may be required for hood and duct and cooking operations. - Potentially additional egress exit doors will be reviewed and addressed during official plan review. 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 May 20, 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 June 3, 2026, which reads as follows: "Pursuant to your request, the above - referenced Petition has been reviewed. 1. The petitioner's June 16, 2026 32456 proposal is a change in use. This would require that the proposed space comply with all current barrier -free, building, and mechanical codes and standards. This will be addressed further at the time of plan review if this project moves forward. 2. The rear drive behind the building is in disrepair and shall be repaired or replaced as needed. 3. The City of Livonia has a noise ordinance that shall be adhered to. This property abuts a residential neighborhood and is a concern. 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 May 22, 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 Ermon Sims, Chief Accountant. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions for planning staff? Mr. Ventura: Jacob, during the study meeting, there was a question as to whether or not this parcel enjoyed cross -access parking rights with the rest of the shopping center. Mr. Uhazie: Correct. Mr. Ventura: Has that been confirmed that they do? Mr. Uhazie: Yes, they provided a letter saying that they have access to the entire shopping plaza. Mr. Ventura: Thanks. Great. Thank you. Thank you, Mr. Chairman. Mr. Wilshaw: Thank you, Mr. Ventura. Any other questions for staff? Mr. Droze: Mr. Chair. Mr. Wilshaw: Mr. Droze, and then Mr. Caramagno. Mr. Droze: Thank you, Mr. Chair. This question is for Mr. Uhazie. So, Mr. Ventura just talked about the cross -access parking arrangements. Do we know anything about kind of the various uses, and how those overlap, you know, sometimes you know one might be more of like a morning use and one is more of the afternoon, so I'm just maybe you could talk a little bit about how those work together and how this site works, or maybe doesn't work as well with some of those other uses. Mr. Uhazie: Mr. Droze: Mr. Wilshaw: Mr. Caramagno: Mr. Uhazie: Mr. Caramagno: Mr. Uhazie: June 16, 2026 32457 The other main tenant on the petition site is Snookers, which is directly next door. A lot of these smaller mom and pop shops are, I believe, the dry cleaners, nail studios and salons. There is another event center located around this bend here. So, I think there is a mix of day and later night use. I think, based off of the sheer number of parking spaces and the fairly small size of the types of commercial buildings I don't think it would be any hindrance on the overall parking of the site. Okay. Thank you. Thank Mr. Droze. Mr. Caramagno. Jacob. driving around the property there today, is it the one owner that owns this whole parcel? I don't know how overall ownership works, in our system it shows that there is a separate parcel right here, but I don't know how the ownership works for the entire corner. Okay, it just amazing how terrible that...what terrible shape that property is in. Just amazing. I know a couple of years back this area was resurfaced, but not the entire parking lot in the front, so at least shows me that they're probably a separate owner here, but close to the corner, I think, is separate. Mr. Caramagno: Yeah, the alley is just, just embarrassing that this is in the City of Livonia, just how bad that is. Weeds growing over the walls, it's just terrible back there. So, okay. Thank you. Mr. Wilshaw: Mr. Bongero: Mr. Wilshaw: Mr. Bongero: Mr. Uhazie: Thank you, Mr. Caramagno. Any other questions for staff? Mr. Chair. Yes. Mr. Bongero. Jacob, the previous tenant, did he have to bring those bathrooms up to code? I don't believe he had to make any modifications to the bathrooms. Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Wilshaw: Tiffany Munson, Mr. Wilshaw: Ms. Munson: Mr. Wilshaw: Ms. Munson: June 16, 2026 32458 It seems to me there was something about that, but do these current bathrooms meet the current code? I don't know if they meet the current building code. I know that was one of the issues that the other petitioners for banquet center. The inspection did not call out that they would have to meet that, but they didn't do a full review. Okay, so we haven't seen the floor plan. We don't know. Okay, so right now we're assuming ifs okay. Yes. Okay. Thank you. Thank you, Mr. Chair. Thank you, Mr. Bongero. Any other questions? All right, I think we're all set there. Thank you, everyone. The petitioner, I believe, is in our audience. Feel free to come forward to our podium. We ask that you start with your name and address. Good evening. 27600 Schoolcraft Road, Livonia, MI 48150. Thank you for coming this evening. Thank you for having me. And what would you like to tell us about your request to open an event space in this property? Okay, well, one, Livonia, the City of Livonia is already near and dear to my heart, as well as event centers, and I do believe that there is a lack of luxury event centers that's all inclusive in terms of decor packages, the vision that a lot of the micro brides are looking for micro events and just bringing like that modern vibe and feel. I, myself, with my husband in the audience, actually was also married in the City of Livonia. So, Livonia is the only place that I really want my luxury event center to be located, and it's really near and dear to my heart. We also are in Livonia Public School District, which is where our son attends school at, that's eight years old, and I'm really before you today, I love this location. I think it's in the perfect location of Livonia. As we've seen, of course, the exterior, even, you know, the work that needs to be done at this location to a lot of people is, is too much. If I'm being honest, but to me, I just see a gym when I look at it, it has its own unique exterior. I do believe I brought a couple things with me today, even though Jacob did a wonderful job showing June 16, 2026 32459 everything, but I do believe that, and agree that it is a shame that a building actually looks this way in the City of Livonia is not what I'm used to when I think about the City of Livonia, and I do believe that going from this to this would make a great change. I also have overall over 10 years of management experience. I also own and operate a successful cleaning company. I believe that your city and location will be in great hands with me, not to mention the fact my partner over here also has 20 years of management experience as well, and we are just ready to provide a family - friendly, safe, safe event center, and of course, obviously, with your blessing and approval. Mr. Wilshaw: Well, thank you, Ms. Munson. I appreciate your presentation. Let's see if we have any questions for you from any of my colleagues. Is there any questions. Mr. Bongero: Ms. Munson. Ms. Munson: Yes. Mr. Bongero: Just a question. Okay, so when you started looking for a spot to put your business, did you realize there was Champs Palace right in the same strip? Ms. Munson: Mr. Bongero: Ms. Munson: I did. Yes. So, like, how does yours differ from theirs? Because it looks like it's similar offerings. Yeah, it's so. it may be similar offerings, but when you look at the overall vibe of what I'm looking for, opposed to what they have, and this is no shade to any business, but to me personally, if looking at the location, if I was able to choose Champs Palace as my actual business center, I wouldn't choose it for a few different reasons. For one, it's basic when you look at the inside, it has a lot of space, but it's almost a little bit too much space. Also, I love the fact that my facility offers more soaring ceilings, like 20 feet tall. I'm able to offer the more modern feel with the matte black ceiling, the nice circle lights throughout, brighten it up, the packages. I also love the fact that the exterior is different from any other exterior there, and just the overall vibe of that. It gives lux grand. Also too, we all need a home, right? We all have competition. I mean, I see Target across the street from Walmart. I see all these different locations, and it don't scare me. I am actually happy with the location, because I feel as though people already frequent that location. It's a great space. It is great for me Mr. Bongero: Ms. Munson: Mr. Bongero: Ms. Munson: Mr. Bongero: Mr. Wilshaw: Mr. Droze: Ms. Munson: Mr. Droze: Ms. Munson: June 16, 2026 32460 to be able to show my creativity and the interior, the vibe, the overall experience that my customer base will receive will be totally different, even though they offer some things that feel similar when you're just reading them on paper. Do you have experience running an event center? Is this a first for you? This is my first actual location. Prior to this, outside of the over 10 years of management experience, I actually was doing classes showing people different ways to decorate, so basically business owners that own event centers. I have been showing them different ways to be unique in offering their luxury packages to their guests. How many employees do you anticipate having? Well, it'll depend on the size, but my average number that I anticipate, based on depending on, like, if I go off of my average package, will be two event attendees, and possibly security as well. Thank you for that. Thanks. Mr. Chair. Thank you, Mr. Bongero. Any other questions for our petitioner? Thank you. Mr. Chair, thank you. Ms. Munson, for your presentation. A couple questions I had about the site. So, the building official has noted that, and Mr. Caramagno, as well, that the alley is in pretty bad shape, and knowing that you're a tenant, potentially in this space. What level of confidence do you have that the property owner can meet that requirement? Because it's not an insignificant amount of work back there in terms of the pavement. Okay. Yes. Well, listen, I'm open to at least for my portion of the rear, you know, I'm open to clearing it out myself, hiring the correct crew professionals to clear a lot of it out myself. Okay, and I'm thinking they're probably referring to the pavement quality too, so potentially some pavement back there. Yeah, it's a little broken up, but I also want to be clear that we will not be having any type of guest in the center, you know, in the rear of the building as well, it would be completely locked. There is a zero tolerance for smoking, so there will be no reason for Mr. Droze: June 16, 2026 32461 anybody to try to travel into the back of our building. Yeah, and my event attendee employees will be enforcing that. Okay, and then my second question, I think it sounds like, based on this use and the adjacent Snookers, is that probably that parking lot to the west would probably be maybe like a spillover area for additional parking. I don't believe that parking lot has lights, so is that something that...I guess just thinking about, because you guys are going to be open potentially till you know into the evening hours. I guess if there's any indication about whether you would be doing that parking closer to Inkster or to the west. If it's to the west, I think I would suggest that additional lighting is provided in that parking lot. Ms. Munson: Okay. Mr. Droze: So those are probably two items that would fall more on your landlord, but if you need that parking, I think it would be an important improvement from my view. Ms. Munson: Okay. Thank you, and I would definitely speak to them about that as well, as I can also add additional lighting to my building as well. Ms. Munson: Okay, I think just be careful of the type. We have particular requirements about the type of lighting, and generally they don't want it facing out towards the street, so I think it would be more of a parking lot improvement. I would think, to comply with the policy. Ms. Munson: Okay, Mr. Droze: I'm good, Mr. Chair, thank you. Mr. Wilshaw: Thank you. Mr. Uhazie. Mr. Uhazie: If I can, so just for reference, though, we're all on the same page. That does appear that these two Tots have the same owner. The rest of the plaza is owned by a different entity. Mr. Wilshaw: Okay, is that the Canvassers? Mr. Uhazie: That's not what it has in our system. It doesn't mean that they're not. Mr. Wilshaw: Okay. I'm just going back a way. Back in the day, I know this property used to be owned by, it was split in two different parcels, Mr. Ventura: Ms. Munson: June 16, 2026 32462 and they're both Canvassers, I think they're brothers or something, that owned the two parcels, but they were kind of at odds with each other and never did anything, you know, together. It was an interesting dynamic over there back in the day. I don't know if that's changed or not. All right, any other questions for the petitioner? Good evening. I have a question about smoking. You said you were going to have a no smoking tolerance policy. What does that mean? Okay, so that means that inside of our event space, and in the rear of our event space, there would be no smoking allowed, and preferably 25 feet in front of the event space as well. Outside is where guests would have to go in order to have a smoke, if that's what they desire to do, especially with us being a family -friendly event center. We really just don't want anybody inside of the premises or directly close to the building. Mr. Ventura: You heard Mr. Uhazie read the letter from the Inspection Department, and the noise ordinance is a big concern, primarily because you are adjacent, you know, you're 20 feet away from homes. How do you, with two staff members on an average night, how are you going to control the noise when people are going in and out of your building? Or to smoke, and you've got a band going on in there, and what do you have to control that? They don't stand there with the door open, especially in cold weather, letting the heat out, trying to stay warm. How do you anticipate you're going to handle that problem? Ms. Munson: Okay, so my staff will be well trained, you know, in order to, they'll have different things to do, you know. One will be mainly helping guests with different things. The other one will be closer to the front or the rear, and they'll be moving about. Keep an eye, not to mention the fact we will also have a camera system in place, and there will be enough of them with their training, not to mention the fact that sometimes, depending on the size of the party, I may add a third event attendee or security in order to manage it. Mr. Ventura: Ms. Munson: Mr. Ventura: Speaking of size, what's the maximum number of people you anticipate having? 125 is the maximum. So, you want to have up to 125 people? Ms. Munson: Yes. Mr. Ventura: Ms. Munson: June 16, 2026 32463 Okay, I see you provided us tonight with a rendering of your new finishes in the front and looks very nice. Can you tell us what material is the black surface on the...is that new metal or what material is that? No, so most of these things here will be existing. The existing facade. So, what we will do is like the metal pieces that we spoke of before, that was kind of hanging off, those will all be repaired before any type of painting begin, so but most of these will be existing, it will just be the repairs to the existing metal that's there, except for there is a metal piece that is missing and ifs like some wood exposed there, so we will replace that, repair the existing, and then we will prep prime and paint the building for the most part. Mr. Ventura: Okay, and that answers my old, my questions. Thank you, Mr. Wilshaw: Thank you, Mr. Ventura. Mr. Long, did you have any? Mr. Long: Mr. Ventura and I were on the same wavelength, I'm okay. Mr. Wilshaw: Any other questions for our petitioner? I do have one question, Ms. Munson. In your rendering, you show the glass portion of the facade is being quite black, very dark. Is that going to be tinted more than it currently is? Ms. Munson: Mr. Wilshaw: Ms. Munson: No. So the windows now are currently tinted, so we will either... our plan is to kind of make it a little more uniform, because this is tinted, but it's more of a brown that kind of goes more with the brown that's there right now, so we will do a more of a black shade to go more with a matte black, but we don't plan on really, the black alone will make it appear a little bit darker, but we don't plan on really like darkening it, though. Okay, and then your interior lighting is going to be...l know you have these chandeliers, and so on. I assume, as you described your business being a luxury facility with a really nice interior, that it's going to be sort of mood lit, it's not going to necessarily be an intensely bright space inside, is that your intent, Exactly, so it will be moonlit, but it will also be dimmable, though. So, we will get, like, those, you know, the circle shop lights, we already have them ready to go if we get your blessing, but they will be dimmable. June 16, 2026 32464 Mr. Wilshaw: Okay, so you're going to adjust the lighting based on the type of event that you're going to have, Ms. Munson: Mr. Wilshaw: Ms. Munson: Mr. Wilshaw: Ms. Munson: Mr. Wilshaw: Exactly. Yeah, because we also plan on having corporate events. We also plan on having some annual fundraising events, like Toys for Tots, and you know, turkey or ham giveaways for Thanksgiving, and so we want to be able to adjust that lighting for the different events that's not looking for the moonlit. And how many events do you expect to have per week? If and when business goes accordingly, most of the events will be on the weekend, and so I would anticipate a Friday evening, two on a Saturday, and one on a Sunday. So, about four a week is what we would anticipate, unless it is like prom or graduation season, and then we'll see a couple more throughout the week. When you say a couple on Saturday, you would anticipate to have a daytime event, perhaps, and then an evening event, perhaps? Yes, but the most popular, of course, would be evening. Okay. All right. Very good. I just wanted to understand your business plan. Thank you. All right. Any other questions for the petition? Mr. Caramagno: When we were at the study session, I think there was some talk about outside catering, in other words, bringing food in. I was confused. I thought maybe you were thinking about food trucks, and I got my mind straightened out on that. But outside catering, so will you bring food and cater in the front door? Will they come around the back to serve it through the back door? How will that work? What do you envision? Ms. Munson: Mr. Caramagno: Ms. Munson: So I envision them still coming through the front door, because you know, like caterers, they should be arriving a little, a little earlier, so at least to get the majority set up, and then they may bring in the food, you know, a little bit later, but I do still envision the front door. Okay, and then we talked also a little bit about alcohol sales control. Tell us a little bit about that. Okay, so we are not asking for a liquor license, but we would allow our, so let me be clear, we actually have partnered with a June 16, 2026 32465 reputable almost 30 year experience mixologist school, and in that we actually are only planning on really using their vendors, but if a client is persistent on hiring an outside vendor, and it would be the same process, whether they really want their own or we do it ourselves. We will actually be double checking that their certificate is in good standings, the mixologist, and also, too, we will also require them to have their own insurance as well. Mr. Caramagno: Okay, do they need a liquor license to serve at your facility? Ms. Munson: Mr. Caramagno: Ms. Munson: Mr. Caramagno: Mr. Wilshaw: Ms. Munson: Mr. Wilshaw: They do not need a liquor license, they just need to go through the mixologist and bartending training through the State of Michigan and have a training alcohol serving certificate. Okay, and your insurance doesn't need to cover that? Will that be a separate insurance, or will your insurance also cover? My insurance will also cover it, we will require for them to have their own insurance, or they will not be allowed to be a vendor of ours. Okay, that is all the questions I've got. Thank you. Thank you, Mr. Caramagno. Any other questions for the petitioner? If not, I'm going to take one more bite at the apple. I have another one that I just thought of. There was some discussion during our study meeting, and I wanted to get it on record about your floor plan. You show two bathrooms, are those existing bathrooms currently in the property? They are. Yes. Right now, you're showing two bathrooms with presumably one for men, one for women, each with a single toilet, and for potentially up to 125 people. There are two concerns that we had with that and were expressed at the study meeting, and I still have them. One is, is that an adequate number of bathrooms for that number of people, and the location of those bathrooms, because, as you're showing, you have a table, you know, assuming you have a fully loaded operation, on either side of the bathroom, so if I'm sitting at one table on one side of the bathroom, and I want to socialize, interact with people, and maybe my family members are in another table that's on the other side of the bathroom, I can't even see them at this event, because there's a bathroom in between us, so it creates an environment where it's not as I would say, you know, it's not as open to that kind of socialization when Ms. Munson: June 16, 2026 32466 you have this kind of space blocking the middle of the floor plan. Obviously, it's difficult to move bathrooms because they're expensive, there's plumbing involved, and so on, but what is your thought on that? Okay, so my thought actually is, so based on this floor plan here, you will have a couple tables, but so the main table in the middle, the rectangular table will be more of like your head table, and from there they actually will be able to see all of their guests, and not to mention the fact that this is the proposed floor plan, but we can always move those tables up just a bit, because you know...so we may even put, like, you know, different tables in the back portion, kind of behind there, but pushing the guests up a little bit, but I wanted to, on this floor plan, give us the biggest idea of the dance floor, as I know that typically goes in line with the parking situation as well, so although this is the proposed, it could be where the tables are shifted up as well, and then the guests of honor will from that space, still be able to see everyone. Mr. Wilshaw: Okay, yeah. The reason I ask is, obviously, you know, you've been on airplanes before, there's always that one seat that people...no one wants to be in. Yeah, that's kind of why I'm looking at that and see the same kind of... Ms. Munson: Mr. Wilshaw: Yes, and they just sort of, where I'm saying, they are closed in bathrooms, so it, you know, they're ADA approved, they're closed in, you know, they're existing. So, as of right now, for what we've known to be for event centers, the requirement anything over 17 guests in the commercial space is supposed to be two single stall restrooms for an event center required, but if, you know, the Fire Marshal, whoever comes in there, and they let us know that, hey, this is not going to meet the requirement, even though they're both ADA approved, you know, maybe we need more, or whatever, we are willing to make a change at that point. Okay, yeah, and that's.. I was going to get back to the number of bathrooms question, because you know there's the minimum requirements, and then there's what's practical or what's reasonable, and you know if I work in an office building of 50 people or 75 people, and I see, you know, and they have a single bathroom for men and women, you know, I can see even in that environment where people are waiting and that type of thing. You're in an event space of 125 and people are drinking or eating, you know, they're going to need to use the bathroom, and you know, sometimes one isn't going to be adequate in my mind. You know, you need to think about that as a business owner. Do Ms. Munson: Mr. Wilshaw: June 16, 2026 32467 you think that that's adequate, not just looking at what the legal requirements are, or the building requirements, but what the practical requirements are? Right now, what I will say is that in between offering services to show people how, you know, to effectively set up their space as a luxury event space, and you know we would stay there the entire time until it's time to take all the decorations down, not to mention the fact it seems like every family member of mine is always having an event at a facility of this sort. I've personally never seen a line outside of the restrooms, just in my personal time of doing it. So, as of right now, I would say that I do feel as though it would be practical, because you know, I'm not really exactly sure why that is, but over the however many years, you know, let's just say 10 plus years, I've been going to all these different events, and I think ifs because of the fact that although people are partying, dancing, all that stuff, usually those are more like unisex restrooms, so anyone can kind of go to either one of them, and on top of that, people just kind of stagger around, you know, everybody don't show up at the party the same time, everybody don't eat or drink always at the same time, and I just feel like it, it might be like a we're a revolving door, but I personally have not seen long lines waiting for the restrooms. Okay. Well, I'll certainly defer to your judgment. I'm not gonna tell you what you should or shouldn't do when it comes to a bathroom. It's kind of minutia, but it's.. Ms. Munson: It's definitely something to think about. Yeah. Mr. Wilshaw: All right. Any other questions? If not, is there anyone in the audience wishing to address this item? I don't see anybody lunging forward. Anything else you'd like to tell us, Miss Munson, before we make our decision? Ms. Munson: No, I just want to thank you all for your time today. Mr. Wilshaw: Well, thank you for coming, and I'm going to close the public hearing, and a motion will be in order. On a motion by Dinaro, seconded by Droze, and adopted, it was #06-37-2026 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on June 16, 2026, on Petition 2026-05-02-13 submitted by Luxe Events LLC. requesting waiver use approval under Sections 2.01, 3.11, and 6.14 of the Livonia June 16, 2026 32468 Zoning Ordinance, as amended, to operate a banquet (event) facility with occupancy of over fifty (50) people, at 27600 Schoolcraft Road, located on the north side of Schoolcraft Road between Inkster Road and Cardwell Street in the southeast'/4 of Section 24, the Planning Commission does hereby recommend to the City Council that Petition 2026-05-02-13 be approved subject to the following conditions: 1. That the submitted floor plan is hereby approved and shall be adhered to; 2. 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; 3. That access to the rear exit shall be restricted to customers and to remain closed at all times; 4. Operating hours are 12:00 PM to 12:00 AM Monday to Thursday, and 9:00 AM to 12:00 AM Friday to Sunday; 5. That the rear drive shall be repaired and resealed as necessary to the satisfaction of the Inspection Department; 6. That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows; and 7. This waiver use is granted to this petitioner only, and any new user of this license is required to seek and receive City Council's consent prior to the transfer. 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? A roll call vote on the foregoing resolution resulted in the following: AYES: NAYS: ABSENT: ABSTAIN: Dinaro, Droze, Long, Wilshaw Bongero, Ventura, Caramagno None None June 16, 2026 32469 Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go onto City Council with an approving resolution. ITEM #2 PETITION 2026-05-02-14 Oval Auto Mr. Caramagno, Secretary, announced the first item on the agenda Petition 2026- 05-02-14 submitted by Oval Auto requesting waiver use approval under Sections 3.11 and 6.06 of the Livonia Zoning Ordinance, as amended, to operate an automobile repair facility, at 28755 Plymouth Road, located on the south side of Plymouth Road between Garden Street and Harrison Street in the northeast'/4 of Section 36. Mr. Uhazie: Thank you, Mr. Chair. This petition is to operate an automobile repair facility located on Plymouth Road. The existing zoning for this site is C-2 and the properties to the east and west, as well as to the north, are also zoned C-2. To the south is a N2 neighborhood. For reference, the petitioner does own and operate their business out of the site to the east, shown here. So, this would be a proposal to move from this site to the petition site. The petition parcel is about 0.65 acres in size, with 95 feet on Plymouth Road, and a depth of about 300 feet. The zoning ordinance does prohibit any outdoor storage of disabled, damaged, dismantled, or unlicensed vehicles in conjunction with auto repair facilities. The submitted site plan does not clearly identify a designated area for vehicle storage or temporary vehicle storage, but the proposal does show a 60-foot addition off the rear of the existing building shown here on the elevation. The new building area would be 7,545 square feet in size. The building material would match the existing white block that is on the building. The new floor plan shows seven repair bays, a wash area, two offices, file storage room, vestibule area, two restrooms, a changing room, as well as a compressor room. The updated site plan shows a six -foot -tall chain link fence that would match the existing one on the eastern side. The existing block wall would remain to the south, separating from the residential. The building's height would have a max of 18'%feet, and on the western elevation there is one new overhead service door, as well as two pedestrian doors being added. The existing driveway from Plymouth Road would remain. The site plan does show 29 proposed double striped spaces with two barrier free. The required parking for an auto repair facility with seven bays and three employees would require a total of 17 parking spaces, which the petitioner does have. They have also updated their site plan to show that the dumpsterwould be screened on three sides, Mr. Wilshaw: Mr. Uhazie: June 16, 2026 32470 and include a fiberglass door on the front. They are permitted one ground sign not to exceed 30 square feet in area, and six feet in height, with a minimum setback of 10 feet from any public right- of-way. They are proposing moving their existing ground sign to their new location here. Any existing or proposed non -conforming signage would require a variance from the Zoning Board of Appeals. The petitioner has provided two indoor photometric plans, and they did also update their landscaping plan to add a hydrangea and two Japanese maples to satisfy the zoning ordinance requirements. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. The first item is from the Engineering Division, dated May 20, 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 waiver use at this time, but would like to note the following items: 1. The subject parcel is assigned the address of #28755 Plymouth Road. 2. The existing parcel is currently serviced by public sanitary sewer and water main, as well as private storm sewer. There is no mention of utility revisions with the proposal, so we do not believe there will be any adverse effects on the existing systems. 3. Should revisions to the utility services to the building, or any work within the Plymouth Road right-of-way be required, the owner will need to submit drawings to this Department and/or MOOT for permitting." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated May 21, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with the modification and use of the property located at the above referenced address. Due to the potential of vehicles being serviced are electric vehicles and that incidents and/or fires may occur with lithium ion batteries that are housed in these vehicles, a mitigation plan needs to be in place and submitted as an attachment to the permit AND PLAN SET for the city building department. Livonia Fire & Rescue is not responsible for proper disposal of batteries during these types of incidents. 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 May 20, 2026, which reads as follows: "/ have reviewed the plans in connection with the petition. 1 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 June 3, 2026, Mr. Wilshaw: Mr. Droze: Mr. Uhazie: Mr. Droze: Mr. Uhazie: Mr. Droze: Mr. Wilshaw: Mr. Long: Mr. Uhazie: June 16, 2026 32471 which reads as follows: "Pursuant to your request, the above - referenced Petition has been reviewed. 1. A variance from the Zoning Board of Appeals would be required for the proposed fencing. Fencing is not permitted in a C-2 district. 2. Permits and inspections are required for all work. 3. The parking lot shall be repaired and restriped as necessary. Parking spaces shall be 10' wide and 20' deep and double -striped. 4. Signage shall be conforming. Permits and inspections are required for all signs. 5. Van -accessible barrier -free parking space shall be provided and be sized, signed, and marked in accordance with the Michigan Barrier -Free Code. The required accessible hash mark shall be at least 8' wide. 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 May 21, 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, I have no objections to the proposal." The letter is signed by Ermon Sims, Chief Accountant. That is the extent of the correspondence. Are there any questions for planning staff? Thank you, Mr. Chair. One question, Mr. Uhazie. The provided site plan has the hydrangea and the Japanese maple noted. Are the other shrubs existing, or was that what we saw last time and they just added some additional... I think they just upped the proposed, they changed out from the existing shrubs to diversify as it meets the ordinance. Okay, so the existing will all be cleared. This will be a full new planting along here. That's my understanding. Okay. Thank you. Thank you, Mr. Chair. Thank you, Mr. Droze. Any other questions? Jacob, we've got the proposed new chain link fence along the one side, will there be a like opening shutting fence guarding the driveway? There is none shown on the plan. They've not mentioned anything, but we can ask the petitioner. Mr. Long: Mr. Wilshaw: Mr. Droze: Mr. Uhazie: Mr. Droze: Mr. Wilshaw: Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Wilshaw: Vanessa and Mr. Wilshaw: Ms. Shembri: Mr. Wilshaw: June 16, 2026 32472 Okay. All right. Thank you. Thank you, Mr. Chair. Sure. Thank you, Mr. Long. Any other questions for staff? One other. On the fence, I learned that, I guess, fencing is not permitted in commercial districts. What is the path forward for the applicant? Would they need to go to ZBA for that fence installation? Correct. Okay. Thank you. Good question. Thank you. Any other questions I looks like there's already some chain link existing it says on the site plan, so they probably have to... it doesn't matter, right? They still have to go before ZBA for the new fence? For the new fence They could keep the existing stuff, but anything beyond what is already there, would have to be ZBA Okay, thank you. Alright. Thank you. Any other questions, comments? All right. The petitioner, I believe, is in the audience. Feel free to come to our podium. We welcome you to our meeting this evening. Jeff Shembri, 28735 Plymouth Road, Livonia, MI. Thank you. Good evening. Thank you, Mr. and Mrs. Shembri. What would you like to tell us about your request to locate your business here? Well, we're just looking to move next door. We've been in business for 25 years now. We run a very reputable auto repair shop, and we just need a little bit more space, a little bit more parking. We're very restricted where we are. Our son is taking over, going to step in his footsteps. He's doing well, and we just need a little bit more space. All right, let's see if we have some questions for you. Any questions for our petitioner? Mr. Ventura: June 16, 2026 32473 Good evening, and I'm sure that the neighbors that are adjoining this parcel are thrilled that you're going to be doing something with this building. I just have a couple questions. Have you spoken to the Inspection Department about the fact that the building is condemned? Mrs. Shembri: We have. We've been dealing with Jerome and who's the other really nice guy that's been with us. Frank Hershey. Frank's been great. Yes, he's been. He told us about it. Mr. Uhazie: Mr. Shembri: Mrs. Shembri: He's been at all the meetings with us. The legal meetings with the previous owner, side by side with us. We've been to several of the meetings with him, so he's been guiding us along the way, and been great and informative, and hopefully we can move forward with this. Mr. Ventura: Okay. Good. Thank you. Mrs. Shembri: It's been an eyesore for so long, being directly next door. I can tell you stories of what we've seen over there with that dilapidated building, and we're just excited to fix it up. Mr. Ventura: While I think your neighbors are going to be thrilled that you're going to be improving this property, they won't be thrilled if you put parking lot lights to shine in their windows at night. Mrs. Shembri: Of course not. Mr. Ventura: So, I'm going to ask that you do a photometric plan on the outside of the building, and that will ensure that the lights you put in your parking lot will not shine... Mrs. Shembri: Mr. Ventura: Mr. Shembri: Mrs. Shembri: Mr. Uhazie: Of course. That wasn't attached? Of the inside of the building. Mr. Uhazie, do we have one on the outside? One of the parking lot as well, because the guy, one of my good customers... I sent it today. I received two indoor ones. Mr. Shembri: Mr. Ventura: Mrs. Shembri: Mr. Shembri: Mr. Ventura: Mr. Shembri: Mr. Ventura: Mrs. Shembri: Mr. Long: Mr. Shembri: June 16, 2026 32474 It's okay. We have that. Finally, not to beat this to death, but I'd like to see a different fencing than the chain link fence. Is it possible that you would be willing to put something different there? We thought about that. Obviously, we'd like a privacy wall there. Very expensive. We've looked into it. Ideally, that would be something we would do down the line. Right now, our budget would be the chain link fence, but we would like privacy over there, just to kind of close it in back there. Believe it or not, to the chain link fence would probably be the most not noticeable if we put up a big vinyl fence. You can have six-foot fence around the property. It's going to look kind of funny in like drawn up pictures, so you're going to have a chain link fence on one side and we'll have the block wall between the neighbors, and then we're going to have the vinyl fence on the west side. It does look corny. It doesn't look like it matches. And when you're going by a parking lot or driving by Plymouth Road, you don't see the chain link fence. The chain link fence is invisible. It's kind of like, how do you see...it's camouflage right in the parking lot? We keep very clean. The cars are always parked nice and neat. So, I would love to keep it matching the other side, it would look cool, but we do what we got to do. Okay, I think that's pretty good answer. I did my homework. I drove around, and chain link fences, guys, on certain buildings look better than a vinyl fence. I mean, it just... I would not suggest a vinyl fence there. Some esthetically pleasing alternative, I think, would be an improvement over the chain link. I understand budgetary considerations. As long as you're willing to look at this downstream. I would like to see a nice privacy block wall there. So, piggybacking on the fence, do you plan to bring that all the way to the front of the...so you're only coming halfway or two thirds of the way up? It'II be exactly like I have right now, fence will come up just to block bad people from getting into my parking lot if we leave cars in the back, but now the building will be bigger, so I'm pretty Mr. Long: Mr. Shembri: Mr. Long: Mr. Wilshaw: Mr. Droze: Mr. Shembri: June 16, 2026 32475 confident that most of the cars will be inside, because most of our customers have nice cars. First thing they say is, if it's going to rain, put my car in the shop. They're all like expensive cars, right? So we take care of them. I mean, the only things that are outside are employee cars, parked cars, like that, like the parts delivery cars, stuff like that. I mean, we're not going to never have a car back there, but we'll keep it down to a limit. It doesn't do you any good to have the fence on either side, and the wall on the back, without putting some kind of a moving gate. So there will be like...we have already me and my son every morning, we pull up, we take the lock, we unlock it, we swing the gate over, and it kind of disappears into the other gate because it's chain link, right? If we put like a vinyl fence, it's very hard to use, and I don't know, it just...we'll leave it at that. We're trying to get the chain link fence. It just wasn't in our plans. Thank you, Mr. Chair. Thank you, Mr. Long. Any other questions? Thank you, Mr. Chair. I guess a question on the building itself. In your discussions with the Building Department, what is the plan for the facade? Is it basically going to be restoring the existing siding that's on there, or is that going to be replaced? Because it looks like there's some... Yeah, so the sides, though, east side, the west side, and the south side will be pretty much brand new block walls, painted prime, just like my current building, painted like a nice dark brown or something, and then the front will be completely redone, kind of like Mr. Rayas' building across from me, it's got like the nice stone, I don't know. I'd like to make it look like a house in the front, some limestone, some cool windows, just make it...dress it up really nice. Mr. Droze: When do you plan to have that decision about what that facade looks like? Mr. Shembri: We have a little rendering. Mrs. Shembri: I sent it over. A rendering of what I picture. Mr. Droze: Okay, if available, I think that'd be... is that what we're looking at here? June 16, 2026 32476 Mrs. Shembri: No, it was more of a color drawing that should have been attached on the email today. Mr. Shembri: Mr. Droze: Mr. Shembri: Mr. Droze: We'II have it. It's gonna look nice, I promise. Your building next door is a good example, My building is 25 years old, guys. I didn't have any money when I bought that shop. It was just like most people do, they put some paint on it, put some siding up, some caulk around the windows. This one's going to be all brand new. You're talking almost a million dollars, guys. Good. I guess to that, you know, I do look at the Plymouth Road Corridor as important. You know, esthetics are part of that. You know, we don't have a whole lot of zero lot line buildings in the city. I think there's a lot of opportunity for us to build on that, as you know, as we fill in these spaces, so I do want to underscore, not to beat on the fence again, but not necessarily saying vinyl is the way to go, but you know, something a little more decorative. Chain link might look well there, especially if you push it back, and even if it's just the portion that you see from the street. Mr. Shembri: Maybe just the front. Mr. Droze: The metal, you know, the decorative metals, that sort of thing. So that'd be a suggestion. And then the existing sign that's out there, I see you have like a ground sign. Is the existing sign up on the pole coming down. I think it's a tuxedo sign. Mr. Shembri: I'll take it down for you guys if you would like. Mr. Droze: Whatever your plan is, again, this kind of, I think, piggybacks on our discussion at the study session of the chain link fence. Mr. Shembri: I mean, I'm here to work with you guys. Mr. Droze: Understood. Mr. Shembri: I'll just take the sign down for you guys, I just want to make everybody happy. Mr. Droze: I certainly understand that, and again, same topic as we had last meeting, but I think we have to see it on paper, which we don't have. Mr. Shembri: Mr. Droze: Mr. Shembri: Mr. Droze: Mr. Shembri: Mr. Droze: Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: June 16, 2026 32477 My word is my word. Understood. And then I think we talked a little bit at the last meeting too about storm water, and the parking lot. I'm not sure. Are you just resurfacing it, or is there going to be stormwater improvements? Yeah, we'll fix the damaged areas. Just like recently, last month, at my parking lot, the storm went down to collapse. It happens, so we fix that. So, there's two more on my side that we're going to completely redo. Yeah, we got to do it right. And I would say, if you do anticipate vehicles that you know are in need of service, and if its common to have fluids and that sort of thing leaking, provisions for storm water quality, I think would be worthwhile here. If you're able to make that work within your budget, just to remove the oils and that sort of things that can get in the storm water. We have been, we always do, we have a company that comes hazmat like mats and stuff like that, so everything gets disposed of once a week. They come pick it up and we throw it away. Thank you. Thank you, Mr. Chairman. Thank you, Mr. Droze.. Any other questions? Mr. Chair? Just one thing, we had some technical difficulties from earlier, so none of the images did come through. She just resent them. So they were actually able to downloaded, so to at least give an idea of the facade and the dumpster. Very nice. Thank you. All right. Any other questions? Mr. Caramagno: Mr. Chair, I've got some. I've got some comments and some questions. Obviously, you just said you're going to put a million dollars into this building next door, which is pretty impressive. I don't know many people that will spend that kind of money on what you've got there, so I appreciate that. Some of my comments will be with the new shop, you won't have a front -facing garage door to Plymouth Road anymore, is that right? Mr. Shembri: No, it's just like my house. I respect the neighbors, so the shop I have now has the door there, that's how I bought it. So I'm going to move the door to the side, just looks nicer, it's more appealing. June 16, 2026 32478 So hide it on the side and hide it in the back and leave the front nice and pretty. Mr. Caramagno: I think that's good. You said you're going to paint the building, I think that's also good. The pole sign comes down, also good. Fence is fence street landscaping. The pictures are beautiful. The compressor room, is that it's going to be in the back of the building? Mr. Shembri: It'll be inside the shop, insulated walls, which we don't really use a compressor no more. Everything's electric, which is great. It's kind of like a car. Mr. Caramagno: So, what do you use a compressor for? Mr. Shembri: Dad's tire when he comes to the shop. Okay, that's about all I use it for. Mr. Caramagno: Old school. Mr. Shembri: Jeffrey fill my tire. It's all he ever does. Mr. Caramagno: I see another improvement. I see a dumpster enclosure that you don't currently have now. So, another big improvement on the property. That's a couple questions I had, and a few comments I had. I think you're moving in the right direction, for sure. Mrs. Shembri: Mr. Wilshaw: Mrs. Shembri: Mr. Wilshaw: Mr. Shembri: Mr. Wilshaw: Thank you, Thank you, Mr. Caramagno. Any other questions, comments? Anybody? Alright, anyone in the audience wishing to speak on this item? I don't see anyone coming forward. Anything else that you'd like to tell us before we make our decision? We're just really excited to finally fix up this mess next door. My gosh, what we've been through with the owner, and it's just been a lot. Very good. Thank you for your comments. Thank you, guys. Appreciate it. I'm going to close the public hearing, and a motion is in order. On a motion by Ventura, seconded by Long, and unanimously adopted, it was #06-38-2026 June 16, 2026 32479 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on June 16, 2026, on Petition 2026-05-02-14 submitted by Oval Auto requesting waiver use approval under Sections 3.11 and 6.06 of the Livonia Zoning Ordinance, as amended, to operate an automobile repair facility, at 28755 Plymouth Road, located on the south side of Plymouth Road between Garden Street and Harrison Street in the northeast % of Section 36, the Planning Commission does hereby recommend to the City Council that Petition 2026-05-02-14 be approved subject to the following conditions: 1. That the Site Plan submitted is hereby approved and shall be adhered to; 2. That the building elevation rendering received June 16th, 2026 is hereby approved and shall be adhered to; 3. That the Floor Plan submitted is hereby approved and shall be adhered to; 4. 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; 5. The van -accessible barrier -free parking space shall be sized, signed, and marked in accordance with the Michigan Barrier -Free Code; 6. 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; 7. That a photometric plan for the exterior of the property shall be submitted to the satisfaction of the Planning Director and Inspection Department; 8. That all light fixtures shall not exceed twenty feet (20') in height and shall be aimed and shielded to minimize stray light trespassing across property lines and glaring into adjacent roadways; Mr. Wilshaw: Mr. Wilshaw, ITEM #3 June 16, 2026 32480 9. That there shall be no outdoor storage of auto parts, equipment, scrap material, waste petroleum products, junked, unlicensed or inoperable vehicles, or other similar items in connection with this operation, and the overhead doors, when not in use for vehicles entering or exiting the service facility, shall always be closed; 10. That the existing sign and footing on the eastern side of the building shall be removed to the satisfaction of the Inspection Department; 11. That only conforming signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals; 12. The overall average illumination level for the parking lots shall be 1.0-foot candle as provided under Section 7.22 of the Zoning Ordinance; 13. That unless approved by the proper local authority, any type of exterior advertising, such as promotional flags, streamers or sponsor vehicles designed to attract the attention of passing motorists, shall be prohibited; 14. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; and 15. Pursuant to Section 13.13 of the Livonia Zoning Ordinance, 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. 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 2026-05-08-02 Chic Fil A June 16, 2026 32481 Mr. Caramagno, Secretary, announced the first item on the agenda Petition 2026- 05-08-02 submitted by Chipman Design Architecture on behalf of Chick-Fil-A requesting site plan approval pursuant of Section 3.11 of the Livonia Zoning Ordinance, as amended, to include a windscreen between the existing columns by the drive-thru door at 11700 Middle Belt Road located on the corner of Middle Belt and Plymouth Roads in the Southwest 1/4 of Section 25. Mr. Uhazie: Mr. Wilshaw: Mr. Uhazie: Thank you. This is a petition to include a windscreen between the existing columns by the drive -through door at the existing Chick- fil-A on the corner of Middle Belt and Plymouth Roads. The existing zoning is C-2. The lot size is 0.87 acres and has 230 feet of frontage on Middle Belt Road with depth of 164 feet. The proposal includes a gray wind wall featuring five panels supported by six columns to be located on the existing drive - through lanes. The vinyl coded plate panels measure approximately 10.5 feet in height. The purpose of the wind wall is to provide protection from the sun, rain, and wind for employees operating within the drive -through service area. The panels would be secured to the support structure, utilizing brackets and strap attachments. The petitioner has noted that the wind wall is not intended to be a permanent structure. It will be removed or retracted. The intent would be to use the wind wall on days with 35 miles an hour plus winds, and during cold months. Outside of adding these vinyl panels, the petitioner proposes no further changes. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. The first item is from the Engineering Division, dated May 28, 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 to the address of #11700 Middlebelt Road. 2. The existing parcel is currently serviced by public sanitary sewer and water main, as well as private storm sewer. There is no mention of utility revisions with the proposal, so we do not believe there will be any adverse effects on the existing systems. 3. Should revisions to the utility services to the building, or any work within the Plymouth Road right-of-way be required, the owner will need to submit drawings to this Department and/or MOOT for permitting." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated June 4, 2026, which reads as follows: "This office June 16, 2026 32482 has reviewed the site plan submitted in connection with a new canopy windscreen for use of the property located at the above referenced address. Provide proper documentation with proof that the cloth/material used for the construction of the canopy/windscreen has been treated with a UL approved flame retardant chemical to prevent flame spread. 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 May 28, 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 June 3, 2026, which reads as follows: "Pursuant to your request, the above - referenced Petition has been reviewed. This Department has no objections to this Petition." The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated May 26, 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 Ermon Sims, Chief Accountant. Next is an email from the Treasurer's Department, dated June 1, 2026, which reads as follows: "The taxes are current with this property." The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: All right. Thank you, Mr. Uhazie. Any questions for our staff? Going once, going twice. All right, we're good. The petitioner is in our audience, the petitioners representative, I should say. Good evening, ma'am. Crystal Barraza, Chipman Design Architecture, on behalf of Chick-fil-A, Mr. Wilshaw: Thank you for coming, Miss Barazza. What would you like to tell us about this screen that you want to put up? Ms. Barraza: So, we are proposing to add the retractable drive -through wind screen at the existing canopy columns in the existing Chick-fil-A location at 11700 Middle Belt Road that addresses a critical occupational safety hazard with the high speed winds and the cold weather, without permanently altering our canopy columns or the site footprint that ensures the protection of the care of the team members. Mr. Wilshaw: Okay, anything else you'd like to tell us about the canopy itself? Ms. Barazza: June 16, 2026 32483 So, the canopy, it will stay as it is. There is a 12... alright, so yeah, I do have a presentation. Sorry. Oh, wonderful. All right, we could go to the next one. So, the proposed windscreen is supported by the review of the increment weather data research and analysis that's conducted by North Highway, along with additional analysis that's performed in coordination with our partner civil engineers. The wind data that is on the left, ifs from the National Oceanic and Atmospheric Administration and the local airport weather stations that's used to validate the site -specific conditions and establish the objective operative thresholds. The local wind studies indicate that the site experiences wind speeds that exceed 35 miles per hour for approximately 30 to 45 days, that's at a minimum, that's primarily within the colder months, that's starting as early as October until late April, which is about 50 to 75% of the year. So, due to the orientation of the drive -through lanes, the prevailing winds create a wind tunnel effect that exposes the team members to significant wind chill while working out doors, and then the retractable windscreen is designed to protect during these high periods of high winds and cold weather, which helps improve the comfort and safety while supporting the efficiency of the drive -through operations and reducing delays during these peak times. So, you have your morning rush, afternoon lunch, and then right before the dinner service, so you have a lot of the team members outside with the iPads who are taking these orders, so by the time you get to one, don't you pretty much have your food, and you're not in that wait. Next one, okay. So, as shown on the site plan, the pros windscreen runs on the western side of the existing canopy, which is directly facing Middle Belt Road, which is exposed to the high winds. So, as mentioned, there's no proposal to expand the existing concrete or building footprint, and the setbacks and requirements are completely satisfied with zero visual obstruction to the local traffic lanes, which maintains complete sight lines for the vehicles pulling into the property, merging into the street. So, in this elevation, which was presented last week as well, in the study session, the system that we're proposing for the windscreen preserves the canopy at the drive -through lane, and it fits within the canopy structure without competing with the architectural lines or the visual standards of the primary building. So, the material, as mentioned, is from Cabin Craft, and it is a vinyl coated material that is UV rated resistant, and if it also has a feature in the middle where is clear mesh port and ensures that the team members can have a continuous inhibited visibility of customers avoiding blind spots or pedestrian conflict zones. As well, as mentioned last week, I would like to emphasize that the June 16, 2026 32484 structure that the attachments for the winds are non-abrasive, so the process does not require any drilling or any altering of the existing columns, as shown in the image. The brackets are mounted. They clamp on to the columns, and they are wrapped tightly around without the drilling, and it prevents a lot of the paint chipping rust formulation, and then mechanical column weakening, while still maintaining the structure integrity of the existing columns, and that can be easily removed and cleaned. As mentioned previously, too, that the windscreen is not a permanent solid wall or structure. It is a highly flexible, retractable system, and ifs essentially what you would do with a current...you just glide it on horizontally. So, for the installation, it can be done within one to two days, and it's a simple operation that a team member can also push it out or retract it within five minutes during these warmer climates, and the winds are not as strong, so they can stay retracted against the columns and be secure with heavy duty straps. When the windscreen is retracted, whenever forecast the wind speeds exceed about 50 miles per hour to protect both the windscreen system and the existing canopy as a safety measure, so that is when we try to put the... retract it and have the team members, so anytime there's any 50 miles per hour or exceeding that, the team members will go inside and work from inside instead of staying out there and taking the orders. There is a coordination between the canopy vendor that we have and a structure engineer that will verify the wind load calculations that confirm that the existing canopies can safely support these systems and comply with any applicable and safety requirements. So, there is two gaps that we will have on the top and on the bottom that will help preserve... it'll be 12 inch gap that will help prevents the excessive wind speeds, and it doesn't connect to the top, so it helps that structural integrity, so it keeps that and maintains it, and also avoids that sealed static container feeling, and then it also helps act as a pressure relief vent, and it's a simple routine to clean. So, you can use mild soap if you have like something as lift drift or a water solution type, they could just gently wipe it down using a microfiber cloth, and ifs something on a weekly basis. So when you do have a lot of rainy times, like right now this rainy season, they can just go down and just wipe it down. There is recommended solutions that the manufacturer does suggest. We have the 303 and then the Spray Away, and then based on which one you use, you do have the advantage of having one to help maintain the longevity. So, these two are two different case studies that we have, or two different proposed locations that already have been installed. They are not...six posts, well, six columns, five screens, but they are essentially what you would see. So during that night that was June 16, 2026 32485 recently completed, and one is during the daytime. So the visual study that you're seeing right now shows the windscreen against the existing condition at our location that keeps the architectural lines clean and cluttered. That's pretty much it. In conclusion, the windscreen provides essential safety to our Livonia team members, while preserving the architectural character of our site. The windscreen requires no drilling to the canopy frame, features pressure relief gaps and satisfies setback zoning codes. Thank you. Mr. Wilshaw: Thank you. That was a wonderful presentation. I wish our previous petitioner had given such a, such a well -organized one. Is there any questions? Ms. Dinaro: Ms. Barazza: Ms. Dinaro: Ms. Barraza: Thank you for that presentation. Can you talk to me about the decision to go with something like... to me it looks like a tarp, as opposed to like rolling garage doors or some kind of more structured solution to this. So, the reason for this, it's mainly because of the maintenance of it. If we were to do more (inaudible) we have to go into drill and apply electrical components to the existing canopy, and the last thing we want to do is add more load to it. So depending on that, it would essentially be like a projector, so we would have to adjust and put additional load on the roof of it, so we don't, we would not want to do that, because then there is also, if it rains, now you have water dripping through, if it's not well executed. So, in this case, the reason is it's for maintenance, and it's easy to just move it on to the column, versus having to go up and down, because it's, I mean, imagine a 10 foot garage door, and someone as short as me cannot either pull it up, and if it's a mechanical, if it were to be on cold climate, like at that point, sometimes the system will not work. So, I'm gonna maybe reframe my question a little bit, because my garage door works in all temperatures, all the time, so why not have like an actual structure that's permanent, that's permanently there? I'm a big fan of covering your employees from the elements. I'm just not a fan of this, the esthetic of this. I don't like the tarp. I don't think it's going to last as long as you say it's going to last, because tarps in the elements tend to tear and, and start to, and wear much, much quicker than the metal or a steel door. It also has to do with the fact that since we have used them in other locations, it's pretty much been a good material. We have used them, and I've mentioned with canvas huts, so it's June 16, 2026 32486 essentially what I'm at, and you just kind of structure inside with the same material. It helps with the warmth, but I think it's more so the way that the standard that we have with the client, so Chick-fil-A standards, they have a certain type, and they don't want to use the garage look, so I think that's more so to enter that. Ms. Dinaro: Thank you. Mr. Wilshaw: Thank you, Ms. Dinaro. Mr. Ventura. Mr. Ventura: Ms. Barraza: I'm going to go down the same road as Ms. Dinaro from two perspectives. Number one, I clearly remember then when Chick- Fil-A came in to be approved to go to this site, there are a number of comments about the appearance of the building and the colors and the materials, and so forth, and Chick-fil-A made the point that this is our standard, and this is what we need to do, and we'd appreciate it very much if we went along with it, which we ultimately did. So, given that, I'm puzzled as to why, when everything is brown and red and cream, we have these rather industrial -looking gray vinyl panels that you want to put here, that's question number one. And my suggestion would be that you go to a color that doesn't stick out so much and is more compatible with the finishes that are already there. Number two, I appreciate what Ms. Dinaro said, and my garage door works all winter, too, if that's too much of a structural leap for Chick-fil-A, which I find hard to believe, frankly, there's another way to do this, and I've seen them in operation. They're like a shade, like an old- fashioned shade. They go -around a spindle up top, and you press a button, and they go down, and when you don't want them anymore, you press a button and go away again into a metal housing, and they're not heavy, and they're not bulky, and they're far more esthetically attractive than this thing, especially when you look at how these are stored. They do not store neatly, they look like they just got thrown and wrapped around a pole, which is exactly what they really are. I'm rambling a little bit, but I'd like to require you, number one, to change the color of whatever you put their number two to change the format of the covering from the one that you're currently suggesting to something that stores out of sight when it's not being used is far more deployable in a moment by pressing a button when they are being used and are of a color that's compatible with what's already there. Okay, we do have alternates. So there is like the black ones that are that color, that is what we're using in the case studies instead of the gray, that helps kind of tie in more so the canopy. If the gray doesn't...for a lack of a word, if you don't like that one, so June 16, 2026 32487 we can do the alternative of the black, which I do have, and essentially it's the same. Mr. Uhazie: I've got the original samples that you sent, it's a little hard to see. Ms. Barraza: Yeah, that's right. So, it would be like this black one, so instead of the gray. Mr. Ventura: So the color would match the structure of the canopy? Ms. Barraza: Yes. Mr. Ventura: I find that color more acceptable, but not if it's the same configuration of the one you're suggesting here. I'm not in favor of that at all. Ms. Barraza: Then the third alternate, the second alternate after that will be brown. Mr. Ventura: I'm not talking about color anymore; I'm talking about the system itself. Ms. Barraza: The system itself? Okay. Mr. Ventura: Which I'm not in favor of. Ms. Barraza: Okay. Mr. Ventura: It would seem to me that an organization as large as Chick-fil-A would have alternative solutions to this problem. I'm suggesting back to the drawing board with this. Come back to us with something that's more esthetically pleasing. I'm echoing what Ms. Dinaro said here, but I don't think I'm the only one that feels this way. So, I'll shut up and let somebody else go. Ms. Barraza: No, I mean, there are all... there were alternate solutions that were evaluated, however, based on those options would require maintenance and introduce bulker appearances. So, I think that's the reason why we're going with this. It doesn't require multiple people to do certain things versus just one person, one team member can just quickly do it, and it's a cleaner, linear look, and I understand where you're coming from. When it's retracted, it's.. it doesn't... it's like all over the column, versus it's not moved quickly or not wrapped tightly the way we would try to intend to do, so it all depends on who's doing it too. So it's like if, if I'm telling my kid a cleanup versus I'm cleaning up, obviously there's Mr. Ventura: June 16, 2026 32488 going to be a difference in that, but I understand we're coming with... I understand what you're saying. I've seen what I'm suggesting installed a number of times, and far more esthetically pleasing, and a lot easier for the people that you're trying to protect to use. Ms. Barraza: Okay. Mr. Ventura: I don't want to be argumentative here, but I've seen what I'm talking about. I'm not making this up. Mr. Wilshaw: Thank you. Thank you, Mr. Ventura. Mr. Bongero. Mr. Bongero: Thank you. Just to piggyback onto that, it's like the door comes down, but it retracts up into a cylinder. You can disengage it from being automatic and you can do it manually. They have them on storefronts and malls. You see them all over the place. It'd be a lot better solution than I think. I think I'm struggling the most with the gray, but even the black. I think black might be worse, but you could get those, what Mr. Ventura is saying, you can get something very similar to this that rolls up, and it can even come with windows too. Ms. Barraza: Okay. Mr. Bongero: Just something a little...this just doesn't do it. It's right on Middle Belt, too. Mr. Wilshaw: Thank you, Mr. Bongero. Mr. Long. Mr. Long: What's your anticipated lifespan of these panels? Ms. Barraza: So, there is a two-year warranty for each windscreen, and if there's any wear and tear during that time, the manufacturer will go ahead and replace it. Any time after that, we just...the operator or client will go ahead and talk about who's taking costs of that, who will be taking care of it, but so far we're seeing a good amount of year. I don't have an exact number on that, quite so, of how long they last. Mr. Long: Okay, because there's a two year warranty, and so you know, I mean, they're probably not going to last much longer than that. So, I mean, I think you're going to be looking at replacing these pretty often, which I'm not sure that that's going to be your best option. And also, what's the plan for putting these up? So, you Ms. Barraza: Mr. Long: June 16, 2026 32489 look at the weather forecast, like it's going to be a windy day, so you put them up, because I mean, Chick-fil-A has a incredibly impressive way of handling all the cars through the drive. Okay, but during your peak times, but so do you come in in the morning and they're like, "Oh, it's going to be a windy day", and so you put them up, or do you react to the wind picking up, because I mean, in Michigan, the weather changes every 15 minutes, and we have wind that comes out of nowhere. So, what's the plan on how you deploy these? So, there's the check the weather and see if it's going to be a good day. There's, because of data and from the wind study, you can go ahead and predict that some of these days and months we're going to be cold or high wind speeds, so you go ahead and have that wind speed already. What's the opposite of retracted, already up and about and going versus having to have an to keep it retracted. So, in the materials it says that these are, and I believe you mentioned this as well, that you get about 50 miles an hour and you have a problem. Ms. Barraza: Yeah. Mr. Long: So, you put them up for a day and the winds picking up and you realize that you have to take them down. What's the method for doing that? You pull everybody out of the line and they all do it because you got to do it in a hurry. You say that you, that only one person can do this, but if you're in a really windy condition, can one person do this? Ms. Barraza: Yes. Mr. Long: Okay, I have my doubts and concerns about that. I can't support this. I'm not a fan of this. I'll be voting no. Thank you, Mr. Chair. Mr. Wilshaw: Thank you, Mr. Long. Any other comments, Mr. Droze. Mr. Droze: Just a quick one. I looked at this and tried to think about how this could work, or what the issues would be. I tried to find something that's similar in our ordinance, and I mean, essentially we have posts and we have a flexible material event. The fence is kind of what we're proposing here, almost, and you know, we, as we saw with our last petition, fences are not permitted within our commercial zones. I think there's a reason for that. It's the esthetics, it's just not what we do in our new commercial zones, June 16, 2026 32490 and you know, it just seems to me we have developments recently that have kind of risen to the occasion when we talk about screening. We had a car wash that enclosed all of their 1 pumps, put a whole building over it, and so for this to be on our one of our main commercial streets, and to have effectively a temporary fence that comes up haphazardly, it sounds like, does not seem appropriate for what's otherwise a pretty esthetically good looking building, and so I'm with Mr. Long. I really could not support a temporary measure, which is really what you're proposing. Thank you. Mr. Wilshaw: Any other comments, Mr. Caramagno: I may as well....) feel exactly the same as what I've heard, but what I've seen is I've seen something in the write-up that this could be used for sun, rain, wind. Well, obviously you have sun, hot sun in the summertime, rain any time of the year, including today, and then the wind in the wintertime with snow blowing in. So, I think if you put more of a permanent structure there...I was thinking more like storm shutters you might see in, in Florida, on the waterway, they're on a track. It's a track up top, a track on the bottom, you retract them and open them, close them as weather comes, there's no blowing in and out of this storm shutter, or perhaps a vertical louver panel across there that blocks the wind, or a majority of the sun coming in there, something more permanent, because my concern is the life of this screen. I know I saw the burlap bags that were hanging this winter, just looked like hell, just terrible. I drove by, I looked four times and said I can't believe what I'm seeing. So, I could see these tarps turn into that in no time at all. There is a 22-foot gap between two of those upright poles, so you got a 22-foot gap, I think 1 counted. How would the bottom of that tarp be secure without blowing into the cars with a 30, 20, 40 mile an hour wind? 1 don't even know how that would, how that would secure itself. And it looked like it would look like laundry blowing in the wind out there. So, I don't support this at all. I think there's a much better plan, as Pete said. Let's face it, Chick-fil-A is a big deal, and this should be a big deal too. So, thank you. Mr. Wilshaw: Thank you, Mr. Caramagno. I may as well chime in as well. Everyone else has said the same thing. I'm not going to repeat what everybody said, but I will tell you that personally, I don't like the gray material at all. All the pictures you showed were of a black material. I think it fits, it's more fitting with the esthetic of the uprights and the canopy itself, just from a color perspective, not even getting into the material, which is, I think, awful. I just want June 16, 2026 32491 to hit on a couple points that were said during the presentation, and no offense, but I don't necessarily agree with...one is the description that this thing will be deployed and retracted multiple times throughout the year, depending on a day by day basis, or even multiple times during the day, based on sun, wind, and other conditions. I don't see that happening. What I see is what happened this winter, which is when the burlap sacks, as Mr. Caramagno referred them as or tarps, whatever they were, were put up. They were left up through the whole winter until the city probably said something to Chick-fil-A. I can see the same thing happen with these. These are going to get deployed. Someone's going to wheel these things out and, you know, and set them up, and they're going to stay up the whole winter, no one's going to sit there and go out day by day and retract them and put them back, put them forward, and so on. It's they're going to, they're going to be pulled, and they're going to stay there, because you know, if I'm working at Chick-fil-A, I'm not going to sit there and take the time to look at the weather forecast and figure out, okay, is it 35 or 34 miles an hour today, and I better go out there and move these curtains. The other thing is, you talked about the cleaning of this, and then maintenance of these things, and that they do require some maintenance. They do require cleaning. They will look scummy over time, as you know, dirt and rain, and so on, hits these things, snow, and again I don't see a Chick-fil-A employee in my mind going out there with a can of Spray Away, spraying these tarps and wiping them down with a microfiber cloth. This is not an activity I can see employees doing on a regular basis, which means that they'll start looking sort of ratty and tatty over time as they get dirtier, so those are my concerns. Obviously, as others said, I think there's a more permanent solution. There's a more esthetically pleasing solution. I do want to say, and I'm sure my colleagues feel the same way. We totally understand, and I, or I'll say, I'll speak for myself, I totally understand the need to have some sort of screening, and I think it is important. I think you have a situation where you have a west - facing drive -through, you do have winds, you do have rain, and so on, coming at you and at the employees that work there, and the need for a solution of some sort is there. I definitely think we are willing to work with you on finding that solution, but I don't think that this solution is what we like, at least what I like. Those are my comments. Is there anyone else wishing to speak before we go to the audience? No one else. Anyone in the audience wishing to speak on this? No. Anything that you'd like to say Ms. Barraza? We've kind of hit you with a lot of things here. Ms. Barraza: Mr. Wilshaw: Mr. Caramagno: Mr. Wilshaw: June 16, 2026 32492 No, it's okay, taking it as constructive criticism in this case, so no hard feelings. I understand that what was done for the winter is also not what we would like to do, what we normally do, at least, not Chic Fil A standards. That is something that just caused a lot of an eyesore, and apologies on that, but other than that, I have nothing else. Thank you for your time. Alright. Thank you. Yeah, I would say, you know, just my personal advice would be, I think you need to look at other...I believe you have other options available than these particular, this particular system, and I think you should probably look at what those other options are and bring that to us. That's just my personal thoughts. If there's no other comments or questions, then I guess we're at the end, and we need to have a motion. Anyone willing to make a motion? Mr. Chair, should this be tabled or should it be denied? Does denying this change the game for a future presentation? Personally, I would ask the petitioner if she has the ability to go back and speak to her people and come back with something in a reasonable amount of time. If that's something that she can do, then I think tabling to give her time to do that would be a nice thing to do. If she says that she doesn't, then well... Mr. Caramagno: I would agree, so, if she can go back and get another plan, that's fine. I think that's good. We could also deny this tarp system and just know that you're not coming back with a tarp system for this barrier. So, can you come back in a reasonable amount of time if we table this and allow you to bring back a better proposal? Ms. Barraza: Yes, yes, I can. On a motion by Caramagno, seconded by Ventura, and unanimously adopted, it was #06-39-2026 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on June 16, 2026, Petition 2026-05-08-02 submitted by Chipman Design Architecture on behalf of Chick-Fil-A requesting site plan approval pursuant of Section 3.11 of the Livonia Zoning Ordinance, as amended, to include a windscreen between the existing columns by the drive- thru door at 11700 Middle Belt Road located on the corner of Middle Belt and Plymouth Roads in the Southwest 1/4 of Section 25, the Planning Commission does hereby table this item to be June 16, 2026 32493 brought back before the Planning Commission no later than the end of August. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. ITEM #6 APPROVAL OF MINUTES 1,245th Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,245th Public Hearing and Regular Meeting held on May 5, 2026. On a motion by Bongero, seconded by Dinaro, and unanimously adopted, it was #06-40-2026 RESOLVED, That the Minutes of 1,245th Public Hearings and Regular Meeting held by the Planning Commission on May 5, 2026, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Dinaro, Bongero, Long, Ventura, Caramagno, Wilshaw NAYS: None ABSENT: None ABSTAIN: Droze Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,246th Public Hearings and Regular Meeting held on June 16, 2026, was adjourned at 8:50 p.m. ATTEST: Ian Wilshaw, Chairman CITY PLANNG COMMISSION Sam C amagno, Secretary