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Home My WebLink About1,247 -July 14, 2026 signedMINUTES OF THE 1,247th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, July 14, 2026, the City Planning Commission of the City of Livonia held its 1,247th 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 Glen Long Patrick Droze lan Wilshaw Members absent: Dave Bongero Sam Caramagno Peter Ventura Mr. Jacob Uhazie, Assistant Planning Director, Kristoffer 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 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 2026-06-01-01 Optalis Healthcare Ms. Dinaro, Secretary, announced the first item on the agenda, Petition 2026-06- 01-01 submitted by Optalis Healthcare requesting approval under Section 13.15 of the Livonia Zoning Ordinance, as amended, to rezone the rear twenty-five (25) feet of the properties at 11687 Camden, 11709 Camden, 11731 Camden, 11741 Camden, and 11755 Camden, from N1 (Neighborhood) to P (Parking), to provide additional parking spaces for the Fountain Bleu Health and Rehabilitation Center, located on the north side of Plymouth Mr. Uhazie: July 14, 2026 32495 Road between Camden and Haller, in the Southwest'/ of Section 25. This is a request to rezone the rear of the five adjacent properties to the existing senior living center. The location is on the north side of Plymouth Road between Camden and Haller Road. The rezoning would go from a N1 to P. The nursing home was approved in 1997. It was approved for 108 beds. The site is 4.26 acres in size, and currently zoning C-1 and the existing parking lot to the south of the property is zoned C-2. That is the part that is along Plymouth Road. There are five residential properties located to the east that we are discussing today. Four have single-family homes on them, and they are all currently zoned N1. They are all owned by the petitioner. The proposal is to rezone from N1 to P, and the P zoning district is intended to accommodate off-street parking that serves nearby uses. The proposed use would support the operational needs of the existing facility. The rezoning would be for the rear 25 feet of the five parcels, for a total of 8,000 square feet to be rezoned. The petitioner has shown that they would be adding a six-foot precast concrete fence located five feet from the new parking lot. Lots would be consolidated and split to where all the P rezoned area would be added to the existing senior living facility parcel. Currently, the site has 91 parking spaces, eight of which are barrier -free. The new proposal would change that to 119 spaces, 14 of which are barrier free. The future land use for this site does consider the entire area medium density residential, which would not change any of the current zoning. 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 June 23, 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 rezoning at this time but would like to note the following items: 1. The subject parcels are assigned the addresses of. #11687 Camden Avenue, 11709 Camden Avenue, #11731 Camden Avenue, 11741 Camden Avenue, #11755 Camden Avenue. 2. The existing parcels are currently serviced by public sanitary sewer, water main, and 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. The Owner will need to submit paperwork to the Assessor's office for the proposed lot splits and combinations that will be required prior to construction of any new July 14, 2026 32496 parking areas.4. If the project is approved, engineering drawings will need to be submitted to this department for review of grading, possible detention and 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 July 6, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with the construction of additional parking spaces at the property located at the above referenced address. Maintain unobstructed, 360-degree access around the entire building of Fountain Bleu for emergency vehicles. A f 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 June 24, 2026, which reads as follows: "I have reviewed the plans in connection with the petition. I have no objections to the proposal." The letter is signed by Brendan Adams, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated June 30, 2026, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. Exterior lighting sources shall be designed, constructed, located, and maintained in a manner that minimizes Tight trespass onto neighboring properties and public ways. The light trespass from a property shall not exceed 0.5-foot-candles at the property line, measured five (5) feet from the ground. 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 June 30, 2026, which reads as follows: "I have reviewed the addresses connected with the above noted petition. The following amounts are due to the City of Livonia: Unpaid Water and Sewer Charges: 11687 Camden $103.37, 11709 Camden $201.26, 11731 Camden $73.25, 11741 Camden $284.09, 11755 Camden $0. Total Unpaid Water & Sewer Charges: $661.77 Unpaid Miscellaneous Billing Chargers: 28910 Plymouth $75.00 Building Inspection 7/29 Invoice #2025- 00000840 Total Due city of Livonia $736.97' The letter is signed by Ermon Sims, Chief Accountant. The next letter is from the Treasurer's Department, dated June 22, 2026, which reads as follows: "The owner of the property is current on their property tax:" The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions for planning staff? Mr. Droze: Mr. Uhazie: this is just a rezoning request for this parcel. These five parcels, would these come back before the commission, or would it be administrative? Mr. Uhazie: Mr. Droze: Mr. Wilshaw: Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Wilshaw: Mr. Ventura: Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Mr. Uhazie: July 14, 2026 32497 It would likely have to come back for a site plan review. Thank you. Thank you, Mr. Droze. Any other questions for staff, Mr. Ventura? Thank you. Mr. Uhazie, as you know, the ordinance requires a sign be posted on the property for public information identifying the parcel and identifying the rezoning, and as I understood your explanation of the purpose of this petition tonight: It is to rezone the property from residential to parking. Correct. However, the sign posted on the property informs the public that the rezoning petition tonight is to rezone it from residential to commercial. Consequently, proper public notice has not been provided, as required by the ordinance, and I don't know that anything we do here tonight will have any effect. We have not provided the public notice required, and it's not that we haven't, the petitioner has not. So, with that, Mr. Wilshaw, I'll leave it to you. Thank you for that grenade. Sorry. No, that's a good observation. We want to make sure we follow all our rules. I'm going to go to Mr. Uhazie. Is there any guidance that you would want to provide as to how we should proceed given this information? 1 probably would recommend tabling it just to make sure that we can follow through with the appropriate actions. Sure, because there's a number of days' notice that needs to be given once the sign is properly posted. Correct. Okay. Should we continue to proceed with this item, or should, in terms of speaking with the petitioner, or should we immediately table this item? Your thoughts. If you have questions of the petitioner, I think it'd be worth their time to at least get those out, and then if there are concerns, Mr. Wilshaw: July 14, 2026 32498 maybe they can address those as well. In the meantime, but if you are satisfied with what they've presented, then I think we can table it straight away. But I think this might be a good chance to speak to the petitioner and give them time to make any adjustments if you see needed. Yeah, I think we could provide them with some, perhaps some guidance if we have any thoughts. But what I don't want to do is conduct a public hearing and then come back and do the whole process over again because I don't think that's fair to residents who may be interested in this or to the petitioner. Just out of curiosity, there are quite a few folks in our audience. Are there any? Is there anybody in the audience here for this item in terms of residents? I don't see anybody raising their hand. My concern would be if people came to this meeting with the intent of wanting to know what's going on, and then we find you know we wasted their time. Yeah, I don't want to do that. Is the petitioner here on this item? That's even more reason to table this. All right. Well, that makes this very easy. On a motion by Dinaro, seconded by Ventura, and unanimously adopted, it was #07-41-2026 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 14, 2026, on Petition 2026-06-01-01 submitted by Optalis Healthcare requesting approval under Section 13.15 of the Livonia Zoning Ordinance, as amended, to rezone the rear twenty-five (25) feet of the properties at 11687 Camden, 11709 Camden, 11731 Camden, 11741 Camden, and 11755 Camden, from N1 (Neighborhood) to P (Parking), to provide additional parking spaces for the Fountain Bleu Health and Rehabilitation Center, located on the north side of Plymouth Road between Camden and Haller, in the Southwest '/ of Section 25, the Planning Commission does hereby table this item to a date undetermined. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 and Section 13.15 of the Livonia Zoning Ordinance, as amended. Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. ITEM #2 PETITION 2026-06-02-15 Sasa Head Spa July 14, 2026 32499 Ms. Dinaro, Acting Secretary, announced the first item on the agenda Petition 2026-06-02-15 submitted by Sasa Head Spa requesting waiver use approval under Sections 3.10 and Section 6.37 of the Livonia Zoning Ordinance, as amended, to operate a massage establishment, at 33600 Seven Mile Road, located on the north side of Seven Mile Road between Farmington Road and Norwich Street in the Southeast'/ of Section 4. Mr. Uhazie: Thank you, Mr. Chair. This is a request to operate a head massage establishment specializing in scalp and hair wellness treatments. Services are expected to include scalp analysis, deep cleansing treatments, scalp massages, shampooing, conditioning, hydrating therapies, and other non -medical personal care services designed to promote scalp health and relaxation. The petition site is located on the north side of Seven Mile Road between Farmington and Norwich. The current zoning is C-1 There is residential to the north, zoned N2 To the east is the new Meijer Grocery Store. Across Seven Mile to the south is C-1, as well to the west is C-1 commercial. The reason we are here tonight is for waiver -use. Massage establishments are permitted with a waiver -use in the C-1 district under the provision set forth in Section 6.37 of the zoning ordinance. As this is a request for a head massage spa, the zoning ordinance does define massage establishments as any place where manipulated massage or manipulated exercises or practices for pay upon the human body by anyone using mechanical, therapeutic, or bathing devices. This is a multi -tenant commercial building approved in 1978. The petition site would be on the easternmost unit, located next to the China House Inn, and it is the site of the former Tai Chi Massage. The proposal would be specializing in scalp and hair wellness. The services are expected to, as I mentioned, include scalp analysis, deep cleaning treatments, scalp massage, shampoo and conditioning, hydration therapies, and non -medical personal care services. At the study, the petitioner did mention that they would offer some massage as well. The operation is similar in nature to a salon or spa and would serve clients by appointment and walk-in basis. The proposed massage establishment would have a lobby reception area in the front, shown here, with an open space for seating, and then three shampoo rooms that measure eight feet by 12 feet, and they're open to the waiting area. A blow-drying area and storage room is in the middle of the building, and in the rear is a washroom with washer and dryer, bathroom, and break room. The zoning ordinance does require a separation of 400 feet from any existing massage establishments and schools or churches. There are no other establishments of this nature within the 400-foot buffer that July 14, 2026 32500 the city has sanctioned. Parking for massage use would require eight spaces. If you took the parking requirements for all this as a general commercial, it would require 46 parking spaces. The shopping center has 36, so there may be some parking deficiencies. .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 June 15, 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 #33600 through 33612 Seven Mile Road, with the address of #33612 Seven Mile Road being assigned to the overall parcel. 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 Seven - Mile Road right-of-way be required, the owner will need to submit drawings to This Department and the Wayne County Department of Public Services 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 July 6, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to modify a commercial building on the property located at the above referenced address. We have no objections to this proposal. 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 June 17, 2026, which reads as follows: "I have reviewed the plans in connection with the petition. I have no objections to the proposal." The letter is signed by Brendan Adams, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated June 30, 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 13, 2026, which reads as follows: "/ have reviewed the addresses connected with the above noted petition. The following amounts are due to the City of Livonia: Unpaid water and sewer charges: (Customer name on record - Soave, Acct#: 031904400- July 14, 2026 32501 001) $ 1,028.22 - Unpaid water and sewer charges: $ 363.32 (Customer name on record - Pine Ridge (Irrigation), Acct#: 050105350-001) Total Due City of Livonia $ 1, 391.54." The letter is signed by Ermon Sims, Chief Accountant. Next is an email, dated July 6, 2026, that states: "My name is Michael Malecki, and I am the President and CEO and owner of Kneaded Relief Massage & Spa. In addition to our Livonia massage therapy business, 1 also own and direct M & M Home Care and AICM — Michigan. Our organizations collectively employ a substantial number of professionals throughout the Livonia community and serve residents across the region. I am writing to formally and strongly object to Petition 2026-06-02-15 submitted by Sasa Head Spa requesting waiver use approval under Sections 3.11 and 6.37 of the Livonia Zoning Ordinance to operate a massage establishment at 33600 Seven Mile Road. This petition should be denied. The proposed business appears to be, in practical effect, a continuation or rebranding of the existing Tai Chi Massage operation currently associated with this address and telephone number. The concerns surrounding the existing operation are serious, longstanding, and publicly visible. A simple public internet search of the business phone number associated with the location produces numerous advertisements featuring scantily dressed young women and language commonly associated with illicit massage operations, including repeated phrases such as "Best in Town" and "New Asian." The same business and location have also appeared on Rubmaps, an online directory and review platform widely known for facilitating discussions related to illicit massage businesses and the commercial sex trade. (See attached.) As business owners operating legitimately within the massage and wellness industry, we understand the severe reputational damage these types of establishments cause. Ethical massage therapists, estheticians, wellness providers, and healthcare -adjacent businesses spend years building credibility, complying with licensing requirements, maintaining professional standards, and creating safe environments for clients and staff. Operations associated with sexually suggestive advertising, escort -style marketing tactics, or websites linked to illicit sexual services undermine the integrity of the entire profession and negatively impact surrounding businesses and the broader community. This objection is not about limiting competition. Livonia is large enough to support many successful and ethical wellness businesses. Kneaded Relief Massage & Spa has always welcomed fair and lawful competition. However, we believe that the City has an obligation to distinguish between legitimate professional wellness establishments and businesses that raise substantial public July 14, 2026 32502 concerns regarding inappropriate or potentially unlawful activity. The Planning Commission should carefully consider The public online footprint associated with the current location and phone number. The appearance of the business on websites associated with illicit massage activity. The style and content of the advertising connected to the operation. The potential impact on nearby businesses, neighboring property owners, and the reputation of the City of Livonia. Whether approving this waiver use would genuinely serve the public health, safety, and welfare standards intended under the zoning ordinance. Livonia has worked hard to establish itself as a professional, family -oriented, and business -friendly community. Granting approval to what appears to be a continuation of a deeply concerning operation sends the wrong message to residents, ethical business owners, and legitimate wellness professionals throughout the city. For these reasons, I respectfully urge the Planning Commission to reject Petition 2026-06-02-15 at the July 7, 2026, Study Meeting and any subsequent formal proceedings. Thank you for your consideration and for your continued service to the Livonia community." The letter is signed Michael Malecki, President/CEO, Kneaded Relief. That is the extent of the correspondence. Mr. Wilshaw: Thank you, Mr. Uhazie. Any questions for staff? Mr. Droze: Mr. Uhazie: Thank you, Mr. Chair. Mr. Uhazie, two questions as part of your report that you provided, and I think hopefully the applicants here maybe clarify these as well. But I think you mentioned in your discussion the nature of this type of business really seemed to be related to the scalp and hair and that sort of thing, but I think you mentioned that the applicant said that there could be massages as well, and so I'll be looking for the applicant to maybe clarify that statement because I don't necessarily remember that particularly from our study session. And then the other item was the you mentioned that there was no...l think you phrased it as sanctioned massage locations within 400 feet. Is that something that the city...ls there like a database on that, or is that... We keep track of the ones that have gone through the planning commission? But there are, as we've experienced with some of the other massage establishments that have come through this commission, there are accessory uses that would not need to come in front of us. So, like, there may be signs that say like massage is offered, but it is not like something that the planning commission or planning department considers a massage use as a principal use. Mr. Droze: Mr. Uhazie. Mr. Droze: July 14, 2026 32503 Okay, so as an example would be, I think, across the street there is a place. That's one of the things they offer in addition to But we consider it more of an accessory use as opposed to the prime. Okay, thank you, Mr. Chair. Mr. Wilshaw: Thank you, Mr. Uhazie. Yeah, examples of that would be like a yoga studio or perhaps a chiropractor offering those services as an accessory. Any other questions for staff? Ms. Dinaro: Can you tell us a little bit about why this is coming to us? It sounds like more of a salon than an actual massage place. Can you just talk to that a little bit? Mr. Uhazie: Yes. So, the definition within the zoning ordinance does specifically state that any sort of manual manipulation upon the human body is defined as a massage. So, any sort of massage, scalp massage, falls under that definition, thus requiring a waiver - use. Ms. Dinaro: Thank you. Mr. Wilshaw: Thank you, Ms. Dinaro. Any other questions for staff? Is the petitioner here in the audience? Feel free to come forward to our podium, sir. Good evening. We ask that you start with your name and address for our record. Zhi Hong Liu, 3864 Shannon Drive, Warren, MI. But right now, I have used a mailing address because someone lived there, so I drive 41480 Allegheny, Canton, MI. Mr. Wilshaw: Okay, and can I call you Mr. Liu? Is that how you... Mr. Liu: Yeah. Mr. Wilshaw: Okay, very good, Mr. Liu. What would you like to tell us about your business that you would like to open at this location? Mr. Liu: Yeah, this business, I'm not sure about the previous one, but it's for me. It's brand new. I've been running the massage business in Fairlane mall since 2012, and it was successful. And hopefully this time we will make this one another new business going good for us. July 14, 2026 32504 Mr. Wilshaw: Okay. Any questions for the petitioner from my colleagues? Mr. Droze: Mr. Liu: Mr. Droze: Mr. Liu: Mr. Droze: Mr. Liu: Mr. Droze: Mr. Wilshaw: Mr. Ventura: Mr. Liu: Mr. Ventura: Mr. Uhazie read a letter to us, and I think there's there's one sentence in particular that I'd like your response to, and the sentence was, the proposed business appears to be in practical effect a continuation rebranding of the existing Tai Chi massage operations currently associated with address and telephone number. Is that true? We have not started yet, no business phone number and internet established, and no advertisement yet. We are...it's brand new. We are just waiting for approval. Then we starting a business plan, and we get the marketing going on, online booking appointment, telephone numbers installed. It's not started yet. But to be clear, your business is not any sort of continuation of the past business that occupied this space because there were issues. I'm understanding... We are going to...l think they have doors on the three rooms. We are going to remove those doors. I think what's being alleged by this letter is that basically that business is being rebranded as your business. Is that true or not? Not true because I don't even know the previous...because the reason we take this is seven mile and good location, Meijer next to it, and location is good. The vehicle traffic is good, and we don't have to do a lot of remodeling. That's the reason, major reason, right? Thank you. Thank you, Mr. Droze. Any other questions? Thank you, Mr. Liu. I'm looking at a floor plan in our package of your proposed space, and I see that you have what appear to be massage beds. Is that true? Yeah, there are massage beds. Well, you have to say same size. If you do head spa it is the same size of the bed. Well, a close family member of mine owns a salon where they do massages for the head. It's one of their services, just a sideline. And they're all done in chairs. I'm not familiar at all with this Mr. Liu: Mr. Ventura: Mr. Liu: Mr. Ventura: Mr. Liu: Mr. Ventura: Mr. Wilshaw: July 14, 2026 32505 service being provided on a bed. What are you going to do in addition to these head massages? Are you going to do full body massages? The massage will still be. We are still doing massage. I'm sorry. Say it again. We are still doing some massage. Some full body massages. Is that a yes? Yeah, like the original massage space. We are still doing massage. The head spa is more like you have shampoo and wash. I'm familiar with that part of it. Yes, thank you. Thank you, Mr. Wilshaw. Thank you, Mr. Ventura. Any other questions for the petitioner? No other questions from my colleagues. Is there anyone in the audience wishing to speak on this item? We have a couple of people coming forward. We welcome your comments. Again, we just ask you for your name and address. Good evening. Denise Micah, Livonia, MI. My question was, do they have a cosmetology license because they'll be working with hair, and I looked it up. In Michigan, you're supposed to have a cosmetology license. So that wasn't mentioned. It was just a massage license in the application. So that was my question. Thank you. Mr. Wilshaw: We'II see if we can get that answered for you. Thank you. Anyone else wishing to speak on this? Good evening, sir. Michael Malecki, Kneaded Relief CEO.. I was the author of that. And Jacob, I'm sorry, it was such a long letter you had to read. In addition to those concerns I raised, I was unaware until just. Well, recently, it appears, and please correct me if I'm wrong, but back in 2017, the petitioner also appeared before council asking for waiver for the exact same address for Tomi Chinese Massage, which I believe that then became the Tai Chi Chinese Massage, which is the subject of my concern, and so I believe we're back here. And that Tomi Chinese Massage was at the exact same address that we're discussing today. This was 2017 when he asked for a waiver of that, saying he was now starting that spa. So, between now and then, it's become apparently Tai Chi, and now this Mr. Wilshaw: July 14, 2026 32506 request for this petition it raises some significant concerns, which I outlined in my letter. Thank you. I appreciate your comments, sir. Anyone else wishing to speak on this item from our audience? I don't see anyone else coming forward, Mr. Liu. The question was raised by one of the folks who came forward about a cosmetology license, and I think that's a very legitimate question. Do you have a cosmetology license? Mr. Liu: Actually, I don't. We have massage license therapist. Mr. Wilshaw: Okay, very good. Thank you for answering that. Is there anything else that you'd like to tell us before we make our decision? Mr. Liu: That's basically what the business is going to be a new business, and with head spa is brand new. Actually, not many people are doing that, and combined with massage. Mr. Wilshaw: Okay. Okay. Thank you for your comments. Thank you for coming. Let's. I'm going to close the public hearing if there's no other questions or comments. I'm going to go to my colleagues, and a motion would be in order. On a motion by Ventura, seconded by Long, and adopted, it was #07-42-2026 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 14, 2026, on Petition 2026-06-02-15 submitted by Sasa Head Spa requesting waiver use approval under Sections 3.10 and Section 6.37 of the Livonia Zoning Ordinance, as amended, to operate a massage establishment, at 33600 Seven Mile Road, located on the north side of Seven Mile Road between Farmington Road and Norwich Street in the Southeast'/4 of Section 4, the Planning Commission does hereby deny Petition 2026-06-02-15 for the following reasons: 1. The petitioner has failed to comply with all general standards and requirements outlined in Sections 1.02 and 13.13 of the Livonia Zoning Ordinance. 2. The petitioner has not adequately established a need for the proposed use in the immediate area. 3. The petitioner has not sufficiently demonstrated that the proposed use would be compatible with and in harmony with the surrounding uses in the area; and July 14, 2026 32507 4. The proposed use is contrary to the goals and objectives of the Zoning Ordinance, which, among other things, are intended to ensure the suitability and appropriateness of uses. 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: Droze, Long, Ventura, Wilshaw NAYS: Dinaro ABSENT: Caramagno, Bongero ABSTAIN: None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. ITEM #3 PETITION 2026-06-02-16 J.B. Donaldson Co. Ms. Dinaro, Acting Secretary, announced the next item on the agenda Petition 2026-06-02-16 submitted by J.B. Donaldson Company requesting waiver use approval under Sections 3.06 and 6.02 of the Livonia Zoning Ordinance, as amended, to operate a licensed adult foster care facility (Adult Medium Group Home — Capacity 7-12), at 38525 Eight Mile Road, located on the south side of Eight Mile Road between Meadowview Street and Hickory Street in the Northwest 1/4 of Section 6. Mr. Uhazie: Thank you, Mr. Chair. This is a request to operate a licensed foster care facility with a capacity of seven to 12 people, located in the southwest corner of Eight Mile and Meadowview. The existing zoning is RUF. One thing to note in the RUF is that adult foster care is a permitted use for six or fewer people. So, the waiver -use that we are discussing here is for them to operate with greater than six. Section 6.02 of the zoning ordinance requires waiver -use approval in the RUF for adult foster care facilities. Some of the requirements in that section are a parcel of no less than one half acre in size, no more than 16 mentally or physically handicapped persons, plus such persons as may be required to provide supervision. There shall be no more than two occupants July 14, 2026 32508 per bedroom. An outdoor recreation area shall be provided equal to 500 square feet per bedroom. Some history on the site is that it is a historical building built in 1836. In 1988 under petition 87- 12-1-39, the city denied a request by a previous owner of this property to rezone the parcel to PS (Professional Service). They were subsequently granted waiver -use approval to operate a law office. In 1990 fire damaged the main structure, and in 1992, the current owner was granted approval to convert a portion of the historical residential structure for use as a veterinary office, and then in 2002, there was requested approval to expand the scope of the business to include both interior and outdoor recreation photography. This resulted in a request to rezone the property to OS, which was denied by City Council. The ZBA denied the use variance, and then in 2003 received waiver -use approval to utilize the main existing building and site for a medical office under the waiver -use provisions of the RUF district regulations. Across Eight Mile is Farmington Hills, and then the rest of the property is surrounded by existing RUF zoned properties. The proposal proposes no significant exterior modifications. No changes to the existing four -foot wooden fence that is located to the west. The building is 5,075 square feet with a height of 30 feet. The project primarily involves the adaptive reuse of the former medical office building for residential care purposes. The floor plan shows 12 bedrooms with individual bathrooms. We did not receive an updated floor plan saying the new square footage, so the square footages identified on the site plan or the floor plan are a little bit off, but there are 12 proposed bedrooms, a common living room, dining room, kitchen, lounge area, and office. As I mentioned, there be no exterior modifications. Parking requirements for the site would be 16 parking spaces. The site plan shows 24 spaces, including four being barrier free. There is an existing monument sign along Eight Mile Road in accordance with Section 11.07 of the Livonia Zoning Ordinance. The proposed adult foster care facility permits one monument sign with a minimum sign area of 20 square feet. Anything beyond that would require approval by the ZBA. 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 June 18, 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 #38525 Eight Mile Road. 2. The July 14, 2026 32509 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 Eight Mile Road right-of-way be required, the owner will need to submit drawings to this Department and the Wayne County Department of Public Services 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 18, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with the renovation and use of the property located at the above referenced address. Referencing MI. Bldg Code (MBC) 2021 for Group R-4 (as stated on plans) 420.4 "Group R occupancies shall be equipped throughout with an automatic sprinkler system in accordance with section 903.2.8 903.2.8 Group R An automatic sprinkler system installed in accordance with section 903.3 shall be provided throughout all buildings with a Group R fire area. 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 June 18, 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 26, 2026, which reads as follows: "Pursuant to your request, the above - referenced Petition has been reviewed. 1. All signage must conform to the ordinance. 2. Plans shall be submitted to the Inspection Department for review and approval in accordance with the state adopted codes if this project moves forward. 3. Permits and inspections are required for all proposed renovations and change of use. 4. All parking spaces shall be 10' x 20' and double -striped. Barrier -free parking spaces shall be sized, signed, and striped in accordance with the Michigan Building Code and its standards. 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 June 30, 2026, which reads as follows: "I have reviewed the addresses connected with the above noted petition. The following amounts are due to the City of Livonia: Unpaid water and sewer charges: (Customer name on record - Occupant) Total Due City of Livonia $ 628.52" The letter is signed by Ermon Sims, Chief Accountant. The next letter is from the Treasurer's Department, dated June 22, 2026, which reads as follows: "The owner of the property is current on the property July 14, 2026 32510 taxes." The letter is signed by Susie Nash, Treasurer. Next is an email, dated July 8, 2026, that states: "I am writing as a homeowner and resident of the surrounding neighborhood to respectfully but strongly oppose the zoning ordinance petition seeking approval to operate an adult foster care facility across the street from my home within our residential community. My opposition is based on legitimate land use, zoning, and neighborhood planning concerns. It is not directed toward any individual who may require foster care services. Rather, it is based on preserving the character, stability, and intended use of our established residential neighborhood. Our subdivision consists of more than 300 homes and has long been maintained as a quiet, single-family residential community. Homeowners invested in this neighborhood with the reasonable expectation that the zoning regulations would protect the residential character that attracted us here. Approving this petition would represent a significant departure from that expectation and could establish a precedent for future nontraditional residential uses that gradually alter the nature of our community. Zoning decisions should be made with careful consideration of their long-term cumulative impact, not only on the immediate property but on the surrounding neighborhood as a whole. In evaluating this petition, I respectfully ask the Planning Commission and City Council to consider several important factors, including: 1. Preservation of the established residential character of the neighborhood. 2. Compatibility of the proposed use with surrounding single-family homes. 3. Increased traffic, service vehicles, deliveries, employee parking, and visitor activity that may accompany the operation. 4. Potential impacts on nearby homeowners' quiet enjoyment of their properties. The precedent this approval could establish for similar future zoning requests. The expectations of hundreds of homeowners who relied on existing zoning regulations when purchasing their homes. The city has an important responsibility to balance community needs while protecting the integrity of established residential neighborhoods. I respectfully request that the Planning Commission and City Council deny this zoning ordinance petition and preserve the existing residential zoning that has served our neighborhood well for many years. I also encourage the City to carefully consider the concerns of the many residents who will be directly affected by this decision. The voices of the homeowners who have invested in this community deserve meaningful consideration throughout this process. Thank you for your thoughtful consideration of this important matter." The email is signed Bruce Folsom, 38520 Eight Mile, Northville, MI. Next is another email dated July 6, 2026, that states: "I am writing as a homeowner and resident of the July 14, 2026 32511 surrounding neighborhood to respectfully but strongly oppose the zoning ordinance petition seeking approval to operate an adult foster care facility across the street from my home within our residential community. My opposition is based on legitimate land use, zoning, and neighborhood planning concerns. It is not directed toward any individual who may require foster care services. Rather, it is based on preserving the character, stability, and intended use of our established residential neighborhood. Our subdivision consists of more than 300 homes and has long been maintained as a quiet, single-family residential community. Homeowners invested in this neighborhood with the reasonable expectation that the zoning regulations would protect the residential character that attracted us here. Approving this petition would represent a significant departure from that expectation and could establish a precedent for future nontraditional residential uses that gradually alter the nature of our community. Zoning decisions should be made with careful consideration of their long-term cumulative impact, not only on the immediate property but on the surrounding neighborhood as a whole. In evaluating this petition, I respectfully ask the Planning Commission and City Council to consider several important factors, including: 1. Preservation of the established residential character of the neighborhood. 2. Compatibility of the proposed use with surrounding single-family homes. 3. Increased traffic, service vehicles, deliveries, employee parking, and visitor activity that may accompany the operation. 4. Potential impacts on nearby homeowners' quiet enjoyment of their properties. 5. The precedent this approval could establish for similar future zoning requests. 6. The expectations of hundreds of homeowners who relied on existing zoning regulations when purchasing their homes. The city has an important responsibility to balance community needs while protecting the stablished residential neighborhoods. 1 respectfully request that the Planning Commission and City Council deny this zoning ordinance petition and preserve the existing residential zoning that has served our neighborhood well for many years. I also encourage the city to carefully consider the concerns of the many residents who will be directly affected by this decision. The voices of the homeowners who have invested in this community deserve meaningful consideration throughout this process. Thank you for your time, your service to our community, and your thoughtful consideration of this important matter." The email is signed Kimberly McInnis, Northville, MI. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions for planning staff? Mr. Droze: Mr. Uhazie: Mr. Droze: Mr. Uhazie: Mr. Droze: Mr. Uhazie: Mr. Droze: Mr. Wilshaw: Ms. Dinaro: Mr. Uhazie: Ms. Dinaro: Mr. Uhazie: Ms. Dinaro: Mr. Wilshaw: July 14, 2026 32512 Thank you. Mr. Uhazie, I appreciate the walkthrough of the prior uses for the home to where it is today, and just looking at what's allowed through waiver uses for the RUF zoning, I think everything checked the boxes except for the medical office. Did that go through ZBA or how did that use come to be in this location? Do you know? It didn't appear that was an approved waiver -use. That was approved under previous zoning ordinance. So, it was granted a waiver -use under that provision. Understood. The RUF standards have been updated since the new zoning ordinance in 2021. Right. Okay. So today that particular use would not be basically permissible without a zoning change. Correct. But the waiver -use travels with the property. So, if they wanted to, it is essentially grandfathered. If they wanted to operate a doctor's office out of there, they would still be allowed to. Okay, appreciate that. Thank you. Any other questions? Jacob, this site is a historic site, correct? Historic in Livonia, yes. And which limits the use, which limits what developers can come in there and what they can do in that site? Correct. Okay. Thank you. Thank you, Ms. Dinaro. Any other questions for staff? Okay.Thank you again. I believe our petitioner is in the audience. Feel free to come forward to our podium. Joe Hammond, 2428 South Gregory Road, Fowlerville, MI. I am representing Alin Brasdau, who is the owner and potential operator of this facility. With me tonight is Ms. Surugiu. She will be theresident manager July 14, 2026 32513 and operations manager of this. I'm answering some of the questions that were posed. I can't even imagine how there could be a complaint with respect to traffic in and out of that facility. These patients are locked down. They seldomly, if ever, have any visitors. If they do, it's on a weekend or perhaps a holiday, and generally it isn't even for all of them. I would like to question, not that I'm arguing with your fire marshal, but I don't think a facility that's up to 12 people requires an automatic sprinkler system. If it is required, well be happy to install it, but I don't think it is requirement at this time. There is absolutely no plan to change the exterior appearance of this building, and I have to say, if I was going to put my family member into a home, I can't even imagine a setting that would be more peaceful and more satisfactory for that to happen. With that, I'll answer any questions. Mr. Wilshaw: All right, thank you, Mr. Hammond. Any questions for our petitioner? Ms. Dinaro: Can you tell us a little bit about the patients, their age, mobility? Like, what are they there for? Just give us a little bit of what the neighbors can expect from the patients. Of course, and it's understandable the concerns as a resident myself, the high traffic and the concerns that are being brought up. Can you speak into the microphone? Simona Surugiu, 2428 South Gregory Road, Fowlerville, MI: I apologize. The concerns are legitimate and ifs understandable, but on the flip side, I think caring for the elderly, 55 and over, to be able to go into a residential area and not seclude them from the homes that they themselves grew up in would be a factor why it would be a perfect setting. In coming from an office space to an adult foster care setting, it actually decreases the traffic because one, we don't have that everyday appointment, every half hour traffic, you have visitors and family members, and for a 12 person, I'm one of 11 children in my family. So another person, 12, it'll be like a bigger family. So you could imagine the traffic with that would be minimal, understandably. As far as the residents we take care of, we currently have a six person residential home care that we care for, and it's 55 and above. And the residents are not mental health residents, but they are residents that need extra help. Excuse me. Everyday assistance with their daily care. We provide all of their necessary needs as far as getting dressed for the day, meals, three meals a day, snacks, activities, recreation, and 24-hour supervision. Staff on board to be able to be there should they need assistance to the restroom. And they're usually residents that can no longer spend time in their home by themselves, or if Ms. Dinaro: Mr. Wilshaw: Mr. Ventura: Ms. Surugiu: Mr. Ventura: Ms. Surugiu: Mr. Ventura: Ms. Surugiu: Mr. Ventura: Ms. Surugiu: Mr. Ventura: Mr. Wilshaw: July 14, 2026 32514 they are home, they want to be in a setting where they have friends they can interact with, and then we can provide that in a setting that's not institutionalized so much. When you're a little bit smaller, you can have that more personal care, and we see that in our six -person residence home where we can get to know them a little bit better, and then be able to have a more personal and closer monitoring for them. So that's kind of the idea of what you're looking for. It's just an expansion of what we're currently doing. Thank you. Thank you, Ms. Dinaro. Any other questions for our petitioner? Good evening. Can you can you tell us how often the residents that are living there would be outside of the building and visible from anybody passing by or anybody living across the street. Most of the time, even our current residents, and I'm going to use that as a reference point. I'm... Could you speak right into that microphone? It's hard to hear you. I'm going to use my current residents as a reference point. On occasion, they like to sit out in the patio. Depending on the season, they can't tolerate high heat or cold weather because of the age and an ability to regulate. So, can they visit outside? Yes, they're occasionally out for 10, 15, 20 minutes. Most of the time, they are inside, but you know, occasionally they can visit with their families or sit out on the patio if they choose to. Is the patio enclosed? Yes. When they're outside, are they supervised? Yes, they have to be supervised. Okay. Thank you very much. Thank you, Mr. Wilshaw. Thank you. Any other questions for our petitioner? Anything else? I do have a question for you in regard to looking at the floor plan that's provided for this redesigned building as it would be laid out as a...l guess we're going to call it a group home but I'm not sure exactly how you define this if it's assisted living or... Mr. Hamond: Mr. Wilshaw: Mr. Hammond: Mr. Wilshaw: Mr. Hammond: Mr. Wilshaw: Mr. Hammond: Mr. Wilshaw: Mr. Hammond: Mr. Wilshaw: Ms. Surugiu: July 14, 2026 32515 Adult foster care. Okay I'm. seeing room sizes in the neighborhood of 70 and 80 square feet. Is that accurate for bedrooms for these residents? 70, no, and that was a mistake. I think Mr. Brazdov pointed that out in our study session. The minimum required for a 12-bed adult foster care is 80, as long as it's a single bed. If it's a double bed, which we don't have, of those would be 65 square feet per bed. Okay, so you're committing to at least an 80 square foot room. We will. We have to comply with the rules. Okay, but you're telling me what the minimum is. Is that what you're going to put in here? Yes. Okay, and will each of these rooms have ensuite bathrooms? Yes. Okay. And what other amenities will be provided to the residents who live there? So, meals are required. Three meals a day, snacks. Amenities, as far as we do have an activities director that comes and does activities with the residents. Family members can come in at any time to visit. You know they have that opportunity to have that social piece with them. They're not secluded from living as much as possible as a daily life as they can. A lot of the residents do prefer quiet, especially after a certain age. So, majority of them, even right now, they prefer bingo and reading, certain television shows that they have watched their whole lives that they kind of reminisce, puzzles. So, all those are catered to the age, and whatever they come in and they tell me what their favorite activity is, and that's part of being in a smaller setting. They can do that with their friends and kind of have that. The biggest thing we've noticed is not so much the activities that you can pack their schedule with is that connection because you can pack an activity session and put it on a schedule and then maybe two three people will show up and sit around at the table, but when we get to know them personally and know their favorite ice cream or things like that, for them to have that social piece with the staff July 14, 2026 32516 and we get to connect with them every day and say good morning. That means so much more to them, and so that means more than just creating. But we do, you know, the residents that are more active and they want to engage in activities, the activities coordinators, both the staff that we have, but also externally come in and they offer those kinds of activities for them as well. Mr. Wilshaw: So, besides their bedroom, that's going to be 80 square feet, there's going to be a living room area for the ones that are more mobile. Perhaps they're in a wheelchair or something. They are able to move around. They'll have a living room area that they can go to, watch TV, interact with their fellow residents. Ms. Surugiu: Mr. Wilshaw: Because most of the residents that do end up needing adult foster care are most of the time unable to walk on their own. They're either wheelchair bound or bedridden at that point. So therefore, we actually encourage outside of the room. We don't want that seclusion. We offer that privacy if they want it, but we do encourage them to sit in main area areas. That's what has been shown to be more beneficial. I would say socialization is very important at all ages. That's for sure. As far as staffing goes, obviously we've had an opportunity to meet you. There was a little bit of discussion at our study meeting, in terms of what other staffing you're going to have, in terms of caregivers, what their qualifications are. Can you tell me a little bit more about that? Ms. Surugiu: Oh yes. So, I am a nurse practitioner. I will be doing the...even now I'm the liaison between the family members and the visiting physicians that come and see their families, and I do I manage pretty much the menus, the running of the home, and then I do hire caregivers that I train along with state approved training that they have to meet every single year. They are CPR certified, and they're the ones that, under my direction take care of the residents. Mr. Wilshaw: Okay. What state -approved training will this be? Is there a name for that? Ms. Surugiu: So, LARA actually has implemented certain training videos that they have to watch, take tests, and then I review those tests and I keep track of their training, and they also have to be CPR certified, and that's by American Heart Association. We don't have to use those specific websites. We have used direct care July 14, 2026 32517 training in the past as well, which is vetted by the state as approved training for direct care workers. Impart Alliance is also a big organization right now that is working on training caregivers and also keeping a database that allows both caregivers to sign in and also us as providers to tap in and find caregivers that are trained and approved to care for the elderly. Mr. Wilshaw: There's certainly a lot of concern in most communities. Communities with these types of facilities and the quality of the caregivers that work within them, that they provide, you know, quality service to these, you know, residents who are there, and there's been certainly concerns with abuse and other things that have happened in some facilities. So, I want to make sure that you're using properly licensed caregivers. Would any of these caregivers carry CNA or other professional designations or training? Ms. Surugiu: They can. They can. They don't have to as direct caregivers in adult foster care home. It is not state required. They do have to have direct care training. Mr. Wilshaw: Okay. Ms. Surugiu: CNA is preferred„ but it's not required. Mr. Wilshaw: Okay, all right. Ms. Surugiu: You have to be vetted, trained, background checked, and then when we have our inspections, then the state comes in and checks all our documentation. Mr. Wilshaw: Ms. Surugiu: Okay. And how about medicine delivery of narcotics and other pharmaceuticals to these people? Are there is there special licensing and training for that? Yes, there is medication education and administration is also part of staff. All staff has to be trained and educated in medication administration. We have long-term care pharmacies that manage all the patient's medication with their primary physicians, and get delivered to where I take them in, reconcile all the medications, and then they are stored and locked and administered as the physician is prescribed. Mr. Wilshaw: Okay. July 14, 2026 32518 Ms. Surugiu: Every month we have blister pack system where they get delivered for the month, get administered on the date and the time that they are to be administered for safety of the residents, and also increase compliance from a staff and then myself as I double check to make sure that they are administered on the proper dates. Mr. Wilshaw: Okay, is that is that any caregiver can administer that medicine or is special? Ms. Surugiu: After training, yes. Mr. Wilshaw: Okay. all right. Okay, that's my questions for now. Any other questions from my colleagues? Mr. Long: Ms. Surugiu: Mr. Long: Ms. Surugiu: Thank you. I understand that it's always going to be different, but what's your average turnover? Like you said, you have a six -bed facility right now. So how long have those six people been there? Residents or the staff? The residents. The residents. Yeah. Our home currently, we've about a little bit over four years. We currently have two that have been with us the full time four years, and there's between three and the most current one has been with us since November, and no one has moved out. Unfortunately, we do take care of hospice residents, and so they have passed on, but the beauty of it is those family members have still come back to visit because we were able to provide like a home environment for their loved ones to pass. So it depends on the resident. We have long-term ones, and unfortunately, if their health declines, we are able to provide that care until the end of life. Mr. Long: Okay, and again, this is anecdotal, but how many visitors do you normally get in a day? Ms. Surugiu: Just based on current housing we have one that visits every day with his wife and spends a few hours with her. Two that visit every day. The other, on occasion, they have you know families, little children, and work schedules, so, they'll visit once every couple weeks. One does every other day. Mr. Long: Ms. Surugiu: Mr. Long: Ms. Surugiu: Mr. Long: Ms. Surugiu: Mr. Long: Mr. Wilshaw: July 14, 2026 32519 Okay, so what I'm getting at is that you don't have you know 30 cars in and out every day or anything like that. You've got one or two cars that are coming and going. Yeah. Okay. What will this...you're going to be the manager, right? Is that the proper term? Yes. Is this the only facility you're going to be managing? Are you overseeing four facilities? No, I just have this six -person residential home right now. So, this is it. And the hope is if we can transition to the 12. Okay. Thank you. Thank you, Mr. Long. Any other questions? If not, is there anyone in the audience wishing to speak for or against this item? If so, please feel free to come forward. We'II have you just sit down for a little bit while we listen to our residents' questions, and we'll have you come back up after. Thank you. Good evening, sir. Jim Biga, Lavonia, Michigan. I'm looking at the State of Michigan guidelines for adult foster care licensing and what they should have. Couple of things that I don't see in the floor plans. One is an adequate kitchen for food preparation, with the you know commercial, not fully commercial, but you know what they show is just a home kitchen, and I don't think that's adequate to feed up to 12 people. I don't think that's going to cut it in my mind, I mean, I really am favor of using this for something like this, but I don't think for the number of people that without major changes to the floor plan that it can be done. One thing they are missing is the state requires one full bath with a shower or tub for up to eight residents. So if you're going to have 12 residents, you need two showers or bathtubs in there, and if you have mixed men and women in there, the women need you know separate facilities that are very private. You mentioned about room size. The 80 square feet per room is great, but that doesn't...there's no closets in here. Closets are excluded from that dimension. So, when you do this, you have to exclude the closet size or a bureau or you know standalone closet from that. So, these rooms are going to have to be changed to fit those requirements for the bed and a chair and a dresser and things like that, I think that growing up in a home in Livonia Mr. Wilshaw: Mr. Biga: Mr. Wilshaw: Jerry Karasinski July 14, 2026 32520 in an eight by 10 bedroom, there ain't a whole lot of room in 80 square feet. A couple other things in there...the living room barely fits 12. It doesn't even qualify for the 35 square feet per person living area that they're supposed to have. The dining room's supposed to be able to sit all 12 residents. It doesn't look big enough to do that. Multi -purpose space. Are you going to say that the living room is the multi -purpose room plus you know a place for people to do things, I'm not sure. Locked storage of medicines - that wasn't really brought up. Where are they going to have a medicine storage room? They have an office, but is that going to be where everything is kept? And where's the staff going to be at night? Where do they sit and stand or stay? There's no laundry facility on site. I didn't see a laundry room anywhere in there. So where do the residents get their laundry? Is there going to be somebody coming in and taking laundry out, and how is that going to be handled? Things like that. So, I just I think that the petitioner needs to go back and relook at what they can fit in that building space. I'm not sure it's up to 12. I think it's some number less than 12, and I think before you approve this and send it to City Council, that needs to be relooked at, re -presented to you. But thank you. Thank you, Mr. Biga. I neglected to tell you as a speaker that you had two minutes, but you kept it right in the window. You did good. I am good at this. Yeah, I hear you had practice at this. Good evening, Mr. Karasinski. 19488 Bainbridge Avenue, Livonia, MI. My only concern is the ratio of caregivers to residents to ensure that either during the day or in the evening, there's proper support for the number of residents that they do have. Thank you. Mr. Wilshaw: Thank you, sir. Hi. Good evening, sir. Raymond Waldo. 1 live at 38603 Eight Mile Road, Livonia, MI. I am about 125 feet away, and my question really has to do with well, my analysis is based on 16 residents, but because that's what the ordinance allows, if their plan is for 12, it doesn't change it much. But if you multiply three meals a day times 16 residents, you're at 48 meals a day, 300, roughly 350 a week. The older population is generating probably significant. incontinence and different types of trash that might not ordinarily be...you might not ordinarily expect. Right now, they have two ordinary garbage cans, but I July 14, 2026 32521 think you're looking at when I do the math, somewhere around 850 pounds of garbage a week, which obviously the two cans wouldn't be adequate. You're looking at a dumpster. Different things, things like that. It's very close to Greenmead, which has quite a bit of wildlife living next door. I know 10 raccoons I caught in a live trap one summer, an opossum and a skunk the same year. Really concerned about animals and trash, and also the unsightliness of a dumpster. I mean, even if I can see that they fence it off, a fenced off dumpster doesn't change. It certainly changes the look of the neighborhood, and it doesn't alleviate the problems. The problems caused by the potential smell, potential animals getting in to that. When you're looking at 12 people, the dynamics of 12 people and the meal preparation, as it was said before, you're almost looking at a at a commercial kitchen and commercial food disposal. Mr. Wilshaw: Mr. Waldo, the two minutes have expired. You've pretty much summarized... Mr. Waldo: I think I've covered... Mr. Wilshaw: Trash. Got it. Thank you, sir. Mr. Waldo: Okay, thank you. Mr. Wilshaw: Thank you for your comments. Hello, good evening, sir. Doug and Carol Ann Strohmer Livonia, MI. We live on the property directly to the south at 20535, okay, so I just...I'm not...1 don't know if I'm for against, not specifically one way or the other. Just have concerns that were brought to me by some of the other residents. When Dr. Pierce in 2003 had the conditional use, there was certain requirements that he had, and the ordinance was changed, I believe, and it was petitioned in May 21, 2003 subject to conditions, and it was petitioned again by the residents in Livonia Hills community, there's 44 residents. I don't think we were adequately notified, like the entire community, like what's going on. The notification that I got, like 10 days ago or two weeks ago, just was the immediate houses around it. When Dr. Pierce petitioned before, it was the entire community because of the traffic flow was a problem, and then the fact that he was it was allowed as a single doctor, and part of the reason was the traffic, you know, and some other reasons that are cited in the conditional uses. So, I just think that we should probably take a look at maybe notifying the rest of the residents, perhaps getting a little more input from the remainder of the residents in Livonia Mr. Wilshaw: Mr. Strohmer: Mr. Wilshaw: Barb Bauman, Mr. Wilshaw: Ms. Bauman: July 14, 2026 32522 Hills. The notification was given to the three brand new houses right across the street, two of which are not even occupied yet. So, I mean, so you're notifying people that don't even have a say or haven't been in the community long enough to know what the concerns are. So, I think that should be considered. Okay. Thank you for your comments. Yep. Okay. Thank you. Hi. Good evening, ma'am. 20469 Meadowview Street, Livonia, MI. Our sub is Livonia Hills Estates, and we didn't want the doctor's office. We did not want...we already have an adult foster care home in our neighborhood, so this would be the second. And out of 44 houses, and we sure didn't want the three houses that were put on the end of our street, which does not fit in with our neighborhood at all. The traffic is already horrendous. People going, turning left into Meadowview, are going face to face with the people going left onto Luzon, and there's been several accidents there because it's just really messed up. It's going to be worse traffic if there's going to be adult foster care home and. It's just...how many more group homes do we need in our neighborhood, or adult foster care homes? Since the woods have been torn up, and those three new homes went in, we have about 40 groundhogs in our neighborhood. I had to hire somebody. Cost me a lot of money. He told me he took 35 out of Greenmead the other day. Oh yeah. We have raccoons. We have skunks. We have opossums. I have in my backyard only. Just my backyard. Eight groundhogs, the mother and seven babies. I've got those mole volcanoes, 10 of them. Never had a year like this till those houses went up, and that's what you know. I really wanted to get that point across too. But your two minutes has run up on you. Pardon me? Mr. Wilshaw: Your two minutes has run out on you. Ms. Bauman: Oh, okay. Thank you. Mr. Wilshaw: Thank you for your comments. Hi. Good evening, ma'am. Hi. July 14, 2026 32523 Debbie Waldo, 38603 Eight Mile Road, Livonia, MI. My concern is they're saying they're not going to change the outside, but isn't there an ordinance that says you need a recreational area outside the facility for so many bedrooms. So that would mean my concern that at some point, don't they have to change the outside of the facility to make that recreational area. My other concern is that the traffic is a concern. They're saying minimally, but at every...I'm a nurse. I'm a home care nurse. Every adult foster care home that I go into and take care of patients at, if you have hospice in there. You have a hospice nurse. You have a hospice aide. You have a minister. You have a social worker. They all go into the home frequently. It is not like no visitors, and there is many people who love their family and are at these adult foster care homes day and night till 10 o'clock at night. So, when they pull out of there and go in that subdivision in the circle subdivision, they're causing traffic. That usually there's no traffic in that subdivision at all because it's not a throughway subdivision. So, I'm just saying that that needs to be considered that there is going to be more traffic and more visitors than they're thinking. There's going to be doctors, social workers, physical therapists, occupational therapists, hospice. I mean, there is more than just a few in a week. Mr. Wilshaw: Very good. Thank you for your comments. Carol Ann Strohmer, 20535 Meadowview Street, Livonia, MI. My concern is the hours of visiting when they would come to visit. There has been when the doctor was there, the lights were on 24/7 you know, the outdoor lights, and we live right next door, so we had no privacy. So, I just, I don't want that again. Mr. Wilshaw: Okay, thank you. Hello, good evening. Denise Micah, Livonia, MI, Couple comments on the design. Those aren't bathrooms in the rooms? Those are just...I would call that a restroom because you can't take a bath in there. If you look at the public areas there and by the dining room, there are no restrooms by those rooms. People would have to go back to their room to go to the bathroom, and as we know, people age; they need the bathrooms closer than ever. Of the 12 bedrooms they have, only three are marked handicapped, which I find that alarming that it's for aging people, and I would think all the rooms would be ADA compliant. And also, there was a comment made that they're going to have a lockdown. Okay, so then, are they going to want to put up fencing in that area too, just in case? And that's going to ruin the esthetic of that beautiful farmhouse. So, and no shower Mr. Wilshaw: Mr. Strohmer: July 14, 2026 32524 room. I mean, you for the, you know, that's kind of like even in the hospitals, they would have a shower room down the hall or whatever if it's not included in your room. And you know, I don't know how people are going to get taken care of there. So thank you. Thank you. Anyone else wishing to speak on this item. I think you already had a chance to speak, right, sir? Okay. You'll have 30 seconds. Come on. I just want to reiterate the point that was made just a few minutes ago about the esthetics of the building, so I think it's really important to keep that look. I'm concerned also about changing the look of that building, the historic value of it, and the fencing. We just did a battle through ordinance with fencing. So, I mean, green fence is fine, but I definitely don't want to see fencing going up. It definitely would change the look of the entire neighborhood, definitely. Mr. Wilshaw: Thank you. Yep, appreciate your comments. All right, our petitioner is welcome to come forward again. You've had an opportunity to listen to some of the comments of folks in the area that have raised some concerns. Is there anything that you wanted to address before we ask some additional questions of you? Ms. Surugiu: As far as the resident care, I know there was concerns about staffing. That seems to be a concern across the board in every industry. Even currently with the six -person residence we have, , my staff has been with me for three years and two years. My turnaround time or staff turnaround to...two of the staff that have been with me. Just to give you an example of the environment that we want to create in our home. One went through a divorce and had to move, and the other one had a physical disability and needed to retire. The rest of the staff have been with me from the start, and so I appreciate that relationship that had with them. Definitely, the care to resident care. So we currently run two to six, state required residential care, which is what you'll see in the larger facilities, are one to 12 and one to 16 at night. So we are running at way closer staff to resident care than is even required by the state. So even at 12 residents, typically, depending on the level of care that they need, you would need one staff, and we are going for three to four. Just to give you an idea of what the state requires, what larger facilities are going versus where we're at. Trash -wise, 1 understand that's a concern as well. We do have six trash cans that we use right now, and again, that's whatever July 14, 2026 32525 the state and the city is allowing us to use to address that, and to address the animal issue within our current home right now. Also in Livonia, we've actually encased our trash cans into guard it with grate crates, so that way the trash cans are locked in with the top trap door that we use to put the trash in there it gets closed, and therefore we do not have an animal problem on our current property. We do need to address the bathroom and the laundry area, which we don't have outside services coming in. That is all done by us. All our cooking, including I know the meals may sound like it would be a big undertaking for 12, but like I said, I'm one of 11 in a regular home, in a 1,500 square foot in Dearborn Heights, and we were able to do just fine in a regular kitchen, and I don't believe that the state is requiring a... Mr. Hammond: It is not required to have a commercial kitchen up to 12. From 12 up to 20, you have to have a commercial kitchen. If you put commercial appliances in, then you would have to have a state - regulated health department certificate for those. Mr. Wilshaw: Ms. Surugiu: Ms. Dinaro: Ms. Surugiu: Okay. So, thank you. Any other concerns that I might have missed? We'II be glad to answer at any point. Visitation hours too. Somebody addressed that. Our visiting hours are 11 to 7, and that is to allow for all the care to be provided to the residents in the morning. And most families love that because when they're coming in, they're not walking in on our residents, giving them their baths in the morning and taking care of them, so then when the families come in at 11, they're just visiting with their mom and dad. They're not dealing with, you know, taking a bathroom or you know things like that. So, and then seven, most of our residents at this point, that's their winding down time. They are getting tired. They're most of them are very weak and they don't really make it past seven, so that's our time where we get them ready for their nighttime. Some stay up and read; majority don't. By usually 9o'clock most are sleeping unless they're in their rooms and recliners or bed, watching TV or reading a book as they're climbing in. So, families love that. That's their time. So it's 11 to seven, because also it works with the flow at the home and the residents being able to rest, and it doesn't create noise in the house. So that, you know, if someone does go to bed early, they're not kept up by visitors. End of life care; they're more than welcome to stay, but lights are typically dimmed down, and they're in their personal space. Mr. Wilshaw: Mr. Hammond: Mr. Wilshaw: Mr. Hammond: Mr. Wilshaw: Mr. Hammond: Mr. Wilshaw: Ms. Surugiu: Mr. Wilshaw: Mr. Hammond: July 14, 2026 32526 Alright. There was a couple other points made that I wanted to just highlight to see if we can get answers on outdoor recreation. What are you doing for that? The backyard is completely fenced already, and I don't know why we'd have to do any more than that. If we had to put down some kind of pavers, we would be happy to do that. You are not planning any changes at this point? No, not at all. Okay, and any changes of fencing? None whatsoever. Okay, specifically in regards to the fact that some, I assume you may have some residents that would have Alzheimer's or other conditions that may make them tend to wander, because that is common in a lot of facilities. How do you handle that? You say it's a lockdown facility, you know, in a sense. How is that managed? So, locked. I mean, the doors are locked for coming in, but state regulations are it has to be not against egress. So, for fire and safety purposes, we have to be able to get out immediately. But we do have central alarms on all of our doors, and on occasion when we do have a resident that may have the ability to wander, currently we don't, in fact, in the last four years, I haven't had one because it also depends on me when I do assessments on every resident that I meet with families and them to make sure that whoever I accept into our home meets the culture of the home as well and meets the ability of me and my care staff and my staff members to be able to provide that care. So, I have control over who I accept into the home, and so we do have central alarms which we put on all the exit doors, and then should someone need, like maybe in a bathroom that I need to close off, I put individual alarms at the top of the door just to prevent specific areas, and then the medication areas are locked only for staff access. Okay, so you'd have a door buzzer of some sort to know if someone opened a door to leave. Okay. No, it's an alarm. It's an alarm. Ms. Surugiu: You'll hear it. it's a central alarm in the building. Mr. Wilshaw: Ms. Surugiu: Mr. Wilshaw: Ms. Surugiu: Mr. Hammond: Mr. Wilshaw: Mr. Droze: July 14, 2026 32527 Okay, all right, that's fair enough. You mentioned trash that you have currently six cans. Is that at your current facility or are you referring to this facility? Two, and then we just have the mini ones that I have on standby. Are you referring to this facility or your current one that you are in?. What would you have at this location? It also depends on if you're full. I'm anticipating obviously more than what I currently have. I guess I've never done the math. I don't know how to answer that. With respect to keeping the historic nature of the building, it probably should have a dumpster enclosure. But how do you do that when you're trying to maintain that look of that building? And we're sensitive to what people in the audience are saying. I am stunned by the number of people that are complaining about parking. Not trying to be rude here, but when you had a doctor's office in there, you had to have at least one or two cars in there every 20-30, minutes. I just can't imagine if we had six staff total in the building and an occasional visitor. We're never going to fill up that parking lot. They're never going to be there, so I just don't understand that. That's okay. You know, people have their thoughts on things, and we listen to both sides, and we'll evaluate that, and we'll make a decision based on our level of experience and education as well in these matters. So, but we welcome all comments, and we certainly take them all seriously. I think that covers the. I think you covered really well, actually, the bulk of the comments that were made by residents. I may not get every single one of them, but I appreciate that you've covered most of them. I'm going to go back to my colleagues and see if there's any follow-up questions or comments any my colleagues have for you as the petitioner. Thank you, Mr. Chair. Just one small question. Early in the presentation, I think there was a discussion that there would be a patio space that patients could utilize. Is that referring to the basically the porch on the front of the building or maybe the side porch? Ms. Surgui: There's currently tables in the backyard. July 14, 2026 32528 Mr. Droze: In the backyard, okay. So, it would be the backyard. Ms. Surgui: Yes. Mr. Droze: And my reason for asking that is relative to the historic preservation of the building. There is the porch on the front of the building, and that you intend to leave basically unaltered. It would stay? Ms. Surgui: Yes, for the residents safety, I do not anticipate any, aside from coming in and out, due to also safeties as the... Mr. Droze: There's no rails on that. Yeah. Okay. And then, relative to some of the internal floor plan questions, process -wise, my understanding is that you're going to get a review from the state of Michigan. LARA is going to look at it. When does that happen in the process? Ms. Surgui: Prior to them giving the license to open. Mr. Droze: Okay, so this is kind of the first crack at the floor plan. They're going to look at it and make sure it's all in accordance with those requirements. Ms. Surgui: Yes, they're going to check everything before they administer the license. Mr. Wilshaw: Alright, thank you, Mr. Droze. Any other questions or comments? Mr. Ventura: Just one follow-up question. One of the residents asked you about exterior lighting and the hours that they'd be on. Can you address that? Mr. Hammond: There's currently there's no overhead lighting currently. There are pedestal lights as you're coming through the parking lot. I believe they're like, if they're four foot tall, I'd be surprised, and there is a box light at the very top of it. I think we would have to maintain those just because of traffic coming in. If there was an emergency. Mr. Ventura: What would the hours of operation for those lights be? Mr. Hammond: From dusk to dawn. Mr. Wilshaw: July 14, 2026 32529 Okay. Thank you. Thank you, Mr. Ventura. Any other questions? All right, I think we've covered everything. Is there anything else you'd like to tell us before we make our decision? Ms. Surgui: No, thank you. Mr. Wilshaw: Alright, thank you. I think we've thoroughly covered this. I'm now going to close the public hearing, and a motion is in order. On a motion by Droze, seconded by Dinaro, and adopted, it was #07-43-2026 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 14, 2026, on Petition 2026-06-02-16 submitted by J.B. Donaldson Company requesting waiver use approval under Sections 3.06 and 6.02 of the Livonia Zoning Ordinance, as amended, to operate a licensed adult foster care facility (Adult Medium Group Home — Capacity 7-12), at 38525 Eight Mile Road, located on the south side of Eight Mile Road between Meadowview Street and Hickory Street in the Northwest 1/4 of Section 6., the Planning Commission does hereby recommend to City Council that Petition 2026-06-02-16 be approved subject to the following conditions: 1. That the submitted floor plan on Sheet A-03, prepared by A&M Consultants, is hereby approved and any modifications are subject to the approval of the Planning Director and Inspection Department. 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 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. 4. The proposed building and all associated site improvements shall be designed and constructed in full compliance with the accessibility requirements of the Americans with Disabilities Act (ADA), as amended. This shall include, but not be limited to, accessible building entrances, routes, parking spaces, signage, and interior facilities to ensure equal access for individuals with disabilities. Any additional fencing shall comply with the requirements set forth in Section 7.24 and of the Livonia Zoning Ordinance Mr. Wilshaw: Mr. Long: Mr. Uhazie: Mr. Long: July 14, 2026 32530 and Chapter 15.44 of the City of Livonia Code of Ordinances, including all applicable regulations pertaining to height, location, materials, and permitting. 6. All parking spaces shall be 10' x 20' and double -striped. Barrier -free parking spaces shall be sized, signed, and striped in accordance with the Michigan Building Code and its standards. 7. The existing historical building on the site shall be preserved and maintained in a manner consistent with its historic character, including the retention of significant architectural features and materials, subject to applicable codes and ordinances; and 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. Is there any discussion? Mr. Chair, to the maker of the motion and the supporter. I guess my question or my concern is with item number one, the submitted floor plan that we're approving. Which there's this method where they're going to go through, and there's going to be changes. So, I don't know. Is there a way for us to, you know, this is going to go through the process. It's going to go to City Council and everything like that. I guess, is there something additional we should be putting in here to make sure that we're adequately addressing the fact that the floor plan will have to change. We could probably make any changes be to the satisfaction of the Planning and Inspection department. In case the state does require some things, at least Inspection and Planning can have a crack at it and say yes, it's not a problem, no need to come back. At least have a review of it. If we can get language like that, I can get behind this as the maker and support that. A roll call vote on the foregoing resolution resulted in the following: July 14, 2026 32531 AYES: Dinaro, Droze, Long, Ventura NAYS: Wilshaw ABSENT: Caramagno, Bongero ABSTAIN: None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #4 PETITION 2026-06-02-17 Culver's Ms. Dinaro, Acting Secretary, announced the next item on the agenda Petition 2026-06-02-17 submitted by PEA Group requesting waiver use approval under Sections 3.11 and Section 6.51 of the Livonia Zoning Ordinance, as amended, to construct a drive-thru restaurant (Culver's) and a 4,675 square -foot multi -tenant retail building, at 29155 Seven Mile Road, located on the south side of Seven Mile Road between Middle Belt Road and Maplewood Street in the Northwest 1/4 of Section 12. Mr. Uhazie: Thank you. This is a petition to construct a Culver's drive -through restaurant, and a 4,670-five square foot multi -tenant commercial building located on three lots on the south side of Seven Mile between Middlebelt and Maplewood. All three lots are zoned C-2 (General business). The site plan does identify the sites as parcel one, two, and three. Parcel one is the middle parcel, which measures 0.83 acres in size with 150 feet of frontage on Seven Mile, with a depth of 240 feet, and then parcel two is directly east of that is also 0.83 acres in size, with 150 feet of frontage on Seven Mile, and additionally the same depth of 240 feet. Parcel three is the westernmost parcel that is setback from Seven Mile, and it is 0.58 acres in size. The surrounding neighborhood includes to the north across Seven Mile the Livonia Budget Storage, which is zoned C-2. To the east is Livonia Town Grill, zoned C-2. To the south is an NM apartment complex, the Livonia Apartments, and then to the west is a C-2 property, Advanced Auto Parts. The property is currently occupied by a banquet hall and associated accessory parking. Waivers within the zoning district are required for drive-in restaurants and restaurants with drive -through or drive -up window facilities. The proposal includes on parcel two a 4,440-nine square foot drive -through restaurant with outdoor seating in the northwest. That would include four outdoor tables with umbrellas for a total of sixteen people, and then the seating area would be surrounded by three foot steel fencing with illuminated patio piers made of stone veneers. It would have interior seating with 26 tables for 86 people. Parcel July 14, 2026 32532 one would have the 4,675 square foot multi -tenant commercial building. The number of units and interior layout, as well as the elevations, have not been provided as part of this petition. Parcel three shows a designated area for parking located to the southwest of the proposed retail building. For the drive thru, vehicles would head south along the western portion of the building, and then turn east where there are dual lanes measuring 11 feet and 10 and a half feet. The lanes run parallel to the menu boards and merge into a single lane for order pickup. A bypass lane is provided, measuring at least 12 feet in width, which complies with the zoning ordinance. Site access is provided off an existing two-way drive off Seven Mile in between parcel one and two. Section 6.51 of the zoning ordinance requires that drive - through establishments provide a minimum of two separate driveways spaced at least 30 feet apart. Access between parcel one and three and the existing commercial property north of parcel three appear to be unchanged. This access point here between the one and three, as well as this access to the north and south of parcel three, is all basically existing and would remain unchanged. Parking for the site requires a total of 88 spaces. The Culver's would require 56 spaces, and the retail would require 32 spaces. The site plan is in compliance, showing a total of 101 double striped spaces, and then five ADA spaces are shown on the site plan. The frontage landscaping does comply with the zoning ordinance, and the petitioner proposes maintaining the existing wall separating the south property from the NM neighborhood. The Culver's exterior is comprised mainly of E.I.F.S with stone veneer along the building corners and the lower one quarter of the building facade. Twelve canvas awnings at a height of six foot seven inches are shown. The building is approximately 23 feet tall and complies with the height requirements for the district. Rooftop screening to shield any building mechanical systems are required. The petitioner has not submitted any screening, but it is noted as a possibility on the site plan. The commercial building has no floor plan or elevations provided, and then there are two dumpster locations proposed on the site, one located at the rear of each building, the Culver's enclosure is would be two eight yard dumpsters at a height of eight foot six inches to the top of the prefabricated coping to match the building. The enclosure facade is shown as a stone veneer to match the proposed building. The enclosure doors face west and are labeled as wood planks with an aluminum gate frame. The retail building's dumpster faces south and is over here. It contains a single dumpster measuring six feet to the decorative stone cap and made of masonry block with an exterior of architectural masonry to match the proposed building. The July 14, 2026 32533 door of the enclosure would be treated cedar that is stained to match the masonry of the building. The petitioner did submit a lighting plan that indicates that no light would spill over into adjacent properties, and that light poles will not exceed 20 feet in height, which is consistent with the ordinance standards. The petition also provides stormwater detention managed through an underground detention system located west of the Culver's building in the parking lot, and then the site is permitted one ground sign not to exceed 30 square feet in area and six feet in height, with a minimum setback of 10 feet along the right of way. A monument sign is proposed to the east of the existing site access to Seven Mile. 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 June 24, 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 waiver petition at this time but would like to note the following items: 1. The project is located on three separate parcels with the addresses of #29085, #29155 and #29205 Seven Mile Road. If additional addresses are needed for the proposed buildings, the owner will need to contact this department once approvals have been granted. 2. The existing parcel is currently serviced by public sanitary sewer, water main storm sewer. The submitted drawings do not show calculations for the proposed utility connections, but we do not believe there will be any negative impacts to the existing systems with the proposed project. 3. If approvals are granted, the developer will need to submit Engineering drawings to this department to determine what permits will be required. They will also be required to submit drawings to the Wayne County Department of Public Service for permitting storm sewer detention and outlet, as well as for any work in the Seven Mile Road right-of-way. 4. If a lot combination is planned for proposed project, the owner will need to start the process by contacting the Assessor's Office prior to any permitting." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Division of Police, dated June 24, 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 30, 2026, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. Signage shall conform to the ordinance, or July 14, 2026 32534 a variance from the Zoning Board of Appeals would be required. 2. The height of the proposed light fixtures shall not exceed 20' measured from the finished grade to the top of the fixture. 3. An enclosure of sufficient height to completely screen the dumpster is required on three (3) sides of the waste receptacle, with a solid gate on the fourth side. The height of the enclosure must be not less than six (6) feet or at least one (1) foot above the height of the dumpster, whichever is greater. The enclosure gates shall be of solid panel steel construction or durable, long-lasting solid panel fiberglass, and when not in use, closed at all times. The enclosure must be constructed of the same or compatible material and colors as the principal building in terms of texture and quality. 4. Grease interceptors shall be designed and shall perform in the manner provided for in Chapter 10 of the Michigan Plumbing Code, governing traps, interceptors, and separators, as such code is amended from time to time. All grease interceptors shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks, and defects, and shall be capable of performing the function for which such devices are designed, as specified herein. All grease interceptors shall be maintained in a safe, sanitary, and functional condition. The City shall be granted access to conduct on -site inspections as necessary to assure compliance with Chapter 13.42 of the Livonia Code of Ordinances. 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 June 30, 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. The next letter is from the Treasurer's Department, dated June 22, 2026, which reads as follows: "The owner of the property is current on their property taxes." The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions for planning staff? Mr. Droze: Mr. Uhazie: One question, Mr. Uhazie, we have effectively one building that's well detailed. We have full facades for it and materials. The other one is mystery. Is it safe to assume that that building would come back to us when it is time to propose a design for that? That is one of the conditions that we recommend that they come back for a site plan review of the proposed building they are ready to proceed. July 14, 2026 32535 Mr. Droze: So, similar to like, maybe what we saw with the two restaurants over on Six Mile to use as an example. Okay, thank you. Mr. Wilshaw: Thank you, Mr. Droze. Any other questions for staff? All right. Our petitioner is in the audience. Feel free to come forward to our podium. Either one. It is 90-one degrees out, and I don't know if anybody told the petitioner they're supposed to bring samples. Jim Butler, 1849 Pond Run, Auburn Hills, MI. We will certainly remember that. Good evening. Brent Bridgewater, Culver's, Commerce Township, MI. Mr. Wilshaw: Thank you very much. What would you like to tell us about your petition here, your proposal? Mr. Bridgewater: So, I'm a current owner operator of Culver's in Commerce Township. I reside in Commerce Township. I've lived around this area my whole life. Spent 25 years with Ford Motor Company in roles that supported community and made lives better, so I had an opportunity to switch gears about a 180 degrees, I guess I would say there, but. I've got a passion for community, for people. Culver's, and the way that Culver's operates is I'll just right up my alley. I love supporting the community. I love serving good food, and we'd love to be here in the northern end of Livonia and help out with something a little bit closer. Mr. Wilshaw: Okay. And anything else that you'd like to tell us about the other building at this point? Mr. Bridgewater: I think you guys hit the nail on the head there. 1 think you know our intention is we would come back and present plans for that second location. Our intent is to leave those properties separate, so we have no intention to do anything there. But the existing building that sits there is more on the east side of the one property and does have to come down. I think that is a good thing for the City of Livonia. It's been sitting there vacant, so we'd love to beautify that a little bit more and putting the Culver's on the east side, it just makes sense. There's just too much space there. Mr. Wilshaw: Okay, very good. Appreciate that. Let's see if we have any questions for you. Any questions from my colleagues on this? Mr. Droze: Thank you, and thank you both for being here tonight. I had a couple questions, and maybe I'll start with what we talked about July 14, 2026 32536 last time with the facades. So, we represented some facades that have a pretty high amount of E.I.F.S, and done a little bit of research on some of the others. And here we have a rendering that looks a heck of a lot better so, thank you Mr. Bridgewater: I'll just apologize up front. You know, we needed'to submit our information. About a month before this meeting, and some of the selections, some of those things had not been ironed out yet. So the rendering that was put into the material for you guys was not complete. What you see in the drawing that has been put up will be a lot closer to what we'll look at doing. What I will say is I'm not a huge fan of E.I.F.S. either, so it would look similar to the drawing, and I would say, from a material standpoint, probably support what is closer to what you're looking for. Anyway, the corner post there, where you see E.I.F.S., we wouldn't be able to, obviously, side or put anything there. Our intent is to stone that all the way up on the four corners, where the E.I.F.S is below the horizontal siding. We would look to put something closer to like a James Hardie board or something else with the similar color that you see in the rendering. Mr. Droze: Mr. Droze: Okay. And Mr. Uhazie was putting up some screenshots that I grabbed this afternoon of six Culver's in the area, and I think what I saw consistently is that the only time I saw E.I.F.S was on the Heartland store on M-59. Canton's all brick and stone, and so I guess, that to me is the standard that I think, I mean even the one in Livonia, it's mostly stone and it has some you know it might be like the Hardie board siding that just looks more of what I would expect. Mr. Bridgewater: This is better, but I'm going to keep pushing. Mr. Droze: My other question is pertaining to the site itself and the layout. From my notes here, it seems like we are a little overparked, which I think we see kind of frequently, and especially commercial spaces. And I was wondering if there's an opportunity to implement some better pedestrian access to Seven Mile. We had an example. We had a Wendy's on Plymouth Road that came in a couple years ago, and they were able to work the site to put a sidewalk in. It just makes it more accessible. Seven mile is a commercial corridor, and people do access from the Seven right- of-way. So, if there's an opportunity to do that, it looked like maybe you could tee something up in that middle island. July 14, 2026 32537 Mr. Bridgewater: Yeah, I mean we can certainly take a look at that. We have that in Commerce as well. So, if it allows us to do that, we'll certainly take a look at that. I mean, in general, I would say that myself and with Culver's, it's always centered around our guests, so if we can make a better experience for our guests wherever they're traveling from, we would certainly look at doing that. Mr. Droze: Yeah, I would echo that. I always find that the restaurants are clean, and you know you feel appreciated when you go there. So, looking forward to maybe seeing this. Thank you. Mr. Wilshaw: Thank you, Mr. Droze. Any other questions? I did want to make the comment to Mr. Droze's discussion about pedestrian access, that you know there is a nearby... on the northwest corner of Middle Belt and Seven Mile, there's a rather large piece of property that's been a thorn in the side of many people in this community, and the city itself. And there's aspirational goals to see that redeveloped at some point into some great development. Whether that'll happen in my lifetime or not, I don't know. But I hope to stick around long enough to see that you know be a really nice mixed -use development, and if that happens, it would certainly go to Mr. Droze's idea that you would have pedestrians perhaps wanting to come over and take advantage of the wonderful Culver's that's going to be nearby. So, I think that's a very good idea to have pedestrian access there. I did want to ask one question while I have the microphone at the moment. We discussed this briefly at the study meeting, and I just wanted to get it on record. I did have some concern over the angled parking at the front of your store, not because its angled, but because for a person to access that angled parking, they essentially have to drive all the way around the building through the bypass lane to get to those parking spots. It doesn't seem particularly user friendly for the average driver who wants to go to the shortest route possible to get to a parking space, what's the thought on that? Mr. Bridgewater: So, I'll say twofold. Our entrance is on that west side, so parking in the front, there is no entrance to the front, so they would have to come up anyway. The other concern is, we have that drive - through on our east side, so as those cars come around and look to exit, we don't want traffic going the same way, even though there's two lanes there, so we don't want confusion there. That's the other main reason for that. Sometimes we also have...because we're a fast casual restaurant, we have some guests...we make the food as it's ordered, right? You're not going to get it at the window. You get the number and we bring it to you. Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: July 14, 2026 32538 So, for that reason, every once in a while, we do have guests that will park in those front spaces. So it's natural as they're coming around that corner. Okay, yeah, I don't see those spaces getting overly utilized, other than that scenario. Mr. Uhazie, how overparked are they on this site? I assume we're going to be including that area in the back. That's kind of... I would say it's mostly probably in the back. They have a total of 88 spaces are required, and 101 are shown. So, I wonder if there's an opportunity to land bank some of those spaces in that front section. I think there is a need to have some of those because, as the petitioner noted, there's going to be drive -through pickup parking going on there, and that makes sense to me. But I don't know that you're going to have 12 spaces needed there. There may be an opportunity to expand the landscaping a little bit. Does that seem to make sense to you? Mr. Uhazie: Yes, if that's what you guys... Mr. Bridgewater: We will have cross- access with the other building as well as the utilization of that third lot. That southern lot we'll look to use for a lot of our employee parking so it keeps everything else clear. Mr. Wilshaw: Okay, what I'm referring to when I say land banking parking spaces is you can show those parking spaces on our plans and designate those as land banked to landscape them, but it would give you the option to put those, if needed...so it kind of allows us to make it look a little cleaner. If you don't need them. If you do need them, then they're available to you if that makes sense. So that's something we might want to consider in this case. Obviously, again, not for all the spaces, but perhaps some of them. Maybe expand your entrance landscaping a little bit. Alright, that's all my thoughts at this point. Anyone else with any comments? Anybody in the audience wishing to speak on this item? Mr. Karazinski is back. Good evening. Mr. Karazinski: I live about a mile from there. Just recently, I was at the Burger King, a couple doors down, and there was a woman who has a power wheelchair who came through to the parking area actually to get to the Burger King, and then went through the parking area to head back to Middle Belt. So, I would be in favor of having a sidewalk there for just that reason. The second thing is that building that you purchased. I see cars behind it all the time when Mr. Wilshaw: Vicky Johnson, July 14, 2026 32539 I go to Advance Auto. So, I don't know what's going on in that building. It's not totally vacant. Perhaps that tenant is leaving, whatever. But that is my concern because I would love to see that building gone as soon as possible. Thank you. Thank you for your comments. Hi, good evening. Livonia, MI. My question is, my battery on my phone went out, so I didn't have the map of or the scheme of the site. Are you going to have two drive-throughs, two lanes for drive -through, like the one on Middle Belt and the expressway, which started out with one, and then they changed it to two? Mr. Bridgewater: Yeah. That creates some complexity when you do it after the fact. We will have two drive-throughs. It's one lane coming up to it, kind of splits for ordering purposes, but then they come back together, so the perception or what you would see from Seven Mile or the front of the building is just going to be the one lane. It's just for ordering purposes. Ms. Johnson: I was just concerned about backup maybe onto a main road with a long line, trying to get that food. Mr. Bridgewater: I appreciate that our drive -through will be entered through the southern end of the building. So, hopefully, not only is it not an eyesore, but if that were the case, but also enough space where we have something in the back where we'd be fine. Some additional queue. We're designed to take that away. Yeah. Mr. Wilshaw: Mr. Bridgewater: Mr. Wilshaw: Mr. Bridgewater: Mr. Wilshaw: And you have adequate facilities for your traffic there. I think. Okay. Very good. I don't see any other people in the audience wishing to speak on this item, so I am going to go back to the petitioner. Is there anything else you'd like to tell us before we make our decision? No, just hopefully would love to be a part of the Livonia community. Very good. We appreciate it. One of your colleagues is coming up to give you last-minute advice there. One of the things my colleague mentioned is Culver's did require us to have those front parking spaces there. Okay. July 14, 2026 32540 Mr. Bridgewater: But certainly, we can look at...also the sidewalk or walkway potentially going across. Mr. Wilshaw: Mr. Droze: That seems like a fair compromise. All right, thank you. Is there anything else from my colleagues on this item before I close the public hearing? I guess I would like a little more resolution on the rendering. So generally, you know, everything seems like it's a pretty good spot. But not having actual rendering in front of us, I mean, would you guys be willing to commit to like a 10% or less E.I.F.S. target? Mr. Bridgewater: Sure. Mr. Droze: I don't know what we want to say as to where and how that looks, but 1 mean...I'm open to any other commissioners if they want to weigh in on that because I know we've talked about this on various sites. Mr. Bridgewater: If you look at the rendering that that we handed out, the light- colored area that would be above the stone below the horizontal siding at the top, that light colored area where the awnings are at, along with the upper portions of the cornered pillars, is where the E.I.F.S. is at. Intention is for those corner pillars where you see the upper part being E.I.F.S. for us to stone that all the way up, so there's already plans for us to do that. Where the other light- colored area is, where the awnings are at, I'm going to look to do a like a James Hardie board instead of the E.I.F.S. Mr. Droze: Okay. Mr. Bridgewater: So, if there is any E.I.F.S., I would say it'll be probably well under the 10%, so I can say yes, I'd commit to the under 10%. Mr. Droze: That's helpful. Thank you. Mr. Wilshaw: All right. Any other questions, comments before we close the hearing? I hear nothing else. I'm going to close the public hearing. A motion is in order. On a motion by Long, seconded by Dinaro, and unanimously adopted, it was #07-44-2026 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 14, 2026, on Petition 2026-06-02-17 submitted by PEA Group requesting waiver use July 14, 2026 32541 approval under Sections 3.11 and Section 6.51 of the Livonia Zoning Ordinance, as amended, to construct a drive-thru restaurant (Culver's) and a 4,675 square -foot multi -tenant retail building, at 29155 Seven Mile Road, located on the south side of Seven Mile Road between Middle Belt Road and Maplewood Street in the Northwest 1/4 of Section 12, the Planning Commission recommends to City Council that Petition 2026-06- 02-17 1. That the Preliminary Site Plan on Sheet C-3.0 prepared by PEA Group, is hereby approved and shall be adhered to. 2. The Petitioner shall work with planning staff to add sidewalks that provide a pedestrian route from Seven Mile Road to the restaurant and retail building. Sidewalk design and location shall be to the satisfaction of the Planning Director, Engineering Department and Inspection Department. 3. That the petitioner shall be allowed to bank up to fifty percent (50%) of the diagonal parking located along Seven Mile Road. 4. That the Landscaping Plan on Sheet L-1.0 prepared by PEA Group, is hereby approved and shall be adhered to. 5. That the Lighting Plan prepared by Gasser Bush Associates, is hereby approved and shall be adhered to. 6. That the building elevation rendering received on July 14, 2026, depicting the principal siding elements as Hardie Board or other similarly durable materials, with no more than ten percent (10%) of the total facade area being comprised of E.F.I.S, is hereby approved and shall be adhered to. The petitioner shall return to the Planning Commission and City Council for a detailed review and site plan approval of the commercial building. 8. That all disturbed lawn areas shall be sodded in lieu of hydro -seeding. 9. That underground sprinklers are to be provided for all landscaped and sodded areas and all planted materials shall be installed to the satisfaction of the Inspection July 14, 2026 32542 Department and thereafter permanently maintained in a healthy condition. 10. That the maximum customer seating count shall not exceed a total of 86 interior seats and sixteen (16) outdoor patio seats. 11. That all rooftop mechanical equipment shall be concealed from public view on all sides by screening that shall be of a compatible character material and color to other exterior materials on the building. 12. The height of the proposed light fixtures shall not exceed 20' measured from the finished grade to the top of the fixture. 13. An enclosure of sufficient height to completely screen the dumpster is required on three (3) sides of the waste receptacle, with a solid gate on the fourth side. The height of the enclosure must be not less than six (6) feet or at least one (1) foot above the height of the dumpster, whichever is greater. The enclosure gates shall be of solid panel steel construction or durable, long-lasting solid panel fiberglass, and when not in use, closed at all times. The enclosure must be constructed of the same or compatible material and colors as the principal building in terms of texture and quality. 14. Grease interceptors shall be designed and shall perform in the manner provided for in Chapter 10 of the Michigan Plumbing Code, governing traps, interceptors, and separators, as such code is amended from time to time. All grease interceptors shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks, and defects, and shall be capable of performing the function for which such devices are designed, as specified herein. All grease interceptors shall be maintained in a safe, sanitary, and functional condition. The City shall be granted access to conduct on -site inspections as necessary to assure compliance with Chapter 13.42 of the Livonia Code of Ordinances. 15. 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. Mr. Wilshaw: July 14, 2026 32543 16. That the Zoning Ordinance requirement of a minimum two (2) separate driveways, spaced at least 30 feet apart be waived by City Council. 17. 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 18. Per Section 13.13 of the Livonia Zoning Ordinance, this approval is valid for one (1) year from the date of approval by the City Council. Unless a building permit is obtained, this approval shall be null and void after the one (1) year period. Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #5 Ms. Dinaro, Mr. Uhazie: PETITION 2026-05-SN-01 Amoco Gas Station Acting Secretary, announced the next item on the agenda Petition 2026-05-SN-01 submitted by Bazo Construction requesting approval for ground sign, wall sign, and canopy sign replacements at the Amoco gas station at 29401 Seven Mile Road, located at the corner of Seven Mile and Middle Belt Roads in the Northeast IA of Section 11. Thank you. This petition seeks to replace signage and facade improvements at the existing Amoco gas station located at 29401 Seven Mile Road. The existing zoning is C-2. The subject site is located within the vicinity of the Livonia Marketplace area, specifically within the northeast 1/4 of Section 11, which is regulated under the Special Area Development Control provisions of Section 5.01. Pursuant to 5.01, no building located within a C-1, C- 2, C- 3, or C- 4 zoning district shall be erected, expanded, or externally altered within a designated special assessment area, except upon review and submission of findings by the Planning Commission and approval by the City Council. The petitioner proposes a comprehensive rebranding and modernization of the existing gasoline service station, including replacement of the existing Shell -branded signage and architectural with updated Amoco branding. The proposed signage package includes the replacement of existing canopy fascia signage with new illuminated channel lighting, letter signage, installation of dimensional bull nose canopy fascia July 14, 2026 32544 panels with integrated LED light bars, repainting of the fueling canopy columns in corporate colors, and the addition of updated stripe detailing and canopy graphics on all canopy elevations. Additional improvements include the replacement of the existing building facade branding with a new to -go branded storefront image and associated facade elements. The petitioner also proposes refacing the existing freestanding gas price sign with updated branding and new electronic fuel pricing displays. The plans indicate the existing freestanding sign structure will remain, with only the sign faces and branding elements being replaced. The freestanding sign is proposed to maintain an overall sign area of approximately 39.39 square feet, which is consistent with ordinance requirements, and the building facade improvements further include repainting portions of the existing structure and installation of new ACM fascia panels designed to meet current corporate branding standards. 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 June 15, 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 sign replacements at this time but would like to note the following items: 1. The subject parcel is assigned the address of #29401 Seven Mile 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 Seven Mile Road or Middlebelt Road right-of-ways be required, the owner will need to submit drawings to this Department and the Wayne County Department of Public Services 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 July 6, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to modify signage on a commercial building on the property located at the above referenced address. We have no objections to this proposal. 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 June 17, 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 Mr. Wilshaw: Sarah Mheisen, Mr. Wilshaw: Ms. Mheisen: Mr. Wilshaw: Mr. Ventura: Mr. Wilshaw: Mr. Ventura: Mr. Wilshaw: Mr. Ventura: July 14, 2026 32545 signed by Brendan Adams, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated June 30, 2026, which reads as follows: "Pursuant to your request, the above - referenced Petition has been reviewed. 1. Any proposed signage that exceeds existing approved signage would require a variance from the Zoning Board of Appeals. 2. Plans, permits, and inspections are required for the proposed work. 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 June 30, 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. Are there any questions for planning staff? I don't see any. Is the petitioner in our audience? Good evening, ma'am. Bazo Construction. Very good. Thank you for being here this evening. What would you like to tell us about the sign package that you're proposing? Just to, I guess, touch back from what we spoke about last week. We're just here to just rebrand the existing gas station. It was an existing Shell going to Amoco, and we need to get the branding image components up as quickly as possible, if possible, because we cannot be legally...there's no signage; nobody knows the brand, so we had to swap it out. You can't legally sell Shell under Amoco and vice versa. Makes sense. Is there any questions for our petitioner? I was not here for the study session. Are we talking about the gas station on the southwest corner of Seven Mile and Middle Belt? Correct. Has this signage not already been installed? It appears that the signage was started to get installed, and the city caught them. Thank you. Okay. So, my question to the petitioner now, I guess, is, so you started doing this work already? July 14, 2026 32546 Ms. Mheisen: Correct. We were under the impression that permits were obtained. So we were under the impression that permits were obtained at the time. We had a project manager that was unfortunately not well trained and has since been fired because we've never been put in this position before. We know the process very well with the City of Livonia. We've worked with you guys over the past 15 years. We've done many gas stations in Livonia, so how this happened, I can't exactly pinpoint where we went wrong. We caught it, and I took the signs down immediately, and we tried to come back here and fix the situation. So, we're not trying to avoid anything. We're trying to comply with whatever you guys are asking us to do. Mr. Ventura: Thank you, and I guess I'd ask my colleagues again: you examined this, and so I'm just going to kind of let you guys carry this because I don't know where you are. Well, thank you very much. Mr. Wilshaw: Certainly, I will tell you that the two points that we discussed at the study meeting with the petitioner that were of concern to us is that we were concerned about light band, LED light band around the sign, or around the canopy, and also there's currently a pylon sign on this site, and our normal practice, if we get an opportunity to, is to get those lower to monument signs if possible, and that was some of the discussion that we had on that particular subject. Were you able to determine if you have a light band around your canopies? Ms. Mheisen: it's not illuminated. Mr. Wilshaw: Do you believe that your customer that you have, that you're representing, is able to change that existing pylon sign to a monument sign? Ms. Mheisen: We can, if necessary. We would essentially like to keep what's existing. It's not in the right-of-way. It's not causing any sort of detriment to the area. It's not in the point of traffic if we were to have to move it up or down or to the side of the sidewalks or whatnot, so we would like to ideally keep what's existing instead of having to contact contractors and start construction. And winter's coming, so I don't know how that's going to go with snow plowing and things of that nature. Mr. Wilshaw: Okay, that's fair. All right, thank you. Any other questions or comments from my colleagues? Mr. Droze: July 14, 2026 32547 Just a point. So, you mentioned that there is not lighting on there. The document that we have says that it's there. So, it's basically just not turned on? Ms. Mheisen: Correct. So, it looks identical to what's there. It's just not illuminated. Mr. Droze: Okay. Ms. Mheisen: It is still orange, but there's just no backlight. If you've ever seen an Amoco before, it's not illuminated from like a...how can I explain it? It's like it's not even that bright. If that makes any sense, like a covered illumination. Mr. Droze: I think we had an Amoco at Five and Levan, that we actually...it just came in to get reconstructed, and I think that did have that backlighting to it. So, I think my understanding of the way it's written is you can obviously display your brand, but that whole band should not be glowing. Ms. Mheisen: No, no, it's literally just like the orange section of it that that's technically illuminated, and it's not even that bright to be honest with you. They go out half of the time, but if they're not allowed, they're not allowed. We don't even bother. Mr. Droze: Okay, I think that's my understanding. It's not allowed. Okay, thank you. Mr. Wilshaw: Thank you, Mr. Droze. Any other questions or comments? I don't see any other questions or comments. Is there anyone in the audience wishing to speak on this item? Good evening. Jerry Karasinski, 19488 Bainbridge Avenue, Livonia, MI. In regard to that pylon sign, years ago that used to have a brick base, and I recall it was hit by a car, and the pylon sign that's there now replaced that base that was left damaged for many years. So, if that helps. Thank you. Mr. Wilshaw: That is helpful. Thank you, Mr. Karasinski. Any other questions or comments? I don't see anyone else in the audience going to speak. Anything else from my colleagues? If not, a motion is in order. On a motion by Long, seconded by Droze, and unanimously adopted, it was #07-45-2026 July 14, 2026 32548 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2026-05-SN-01 submitted by Bazo Construction requesting approval for ground sign, wall sign, and canopy sign replacements at the Amoco gas station at 29401 Seven Mile Road, located at the corner of Seven Mile and Middle Belt Roads in the Northeast'% of Section 11, be approved subject to the following conditions: 1. That the Sign Package is hereby approved and shall be adhered to. 2. That no LED lightband or exposed neon shall be permitted on this site, including but not limited to, the building, around the canopy or around the windows. A monument sign in compliance with Section 11.07 of the Livonia Zoning Ordinance shall replace the existing pylon sign. 4. That any additional signage shall come back before the Planning Commission and City Council for their review and approval. 5. That this approval is subject to the petitioner being granted a variance from the Zoning Board of Appeals for excess signage and any conditions related thereto; and 6. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the sign permits are applied for. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #6 2026-06-SN-02 Target Ms. Dinaro, Acting Secretary, announced the next item on the agenda. Petition 2026-06-SN-02 submitted by Kimley-Horn & Associates requesting approval for five (5) wall signs at the Target store at 20100 Haggerty Road, located on the east side of Haggerty Road between Eight Mile Road and Seven Mile Road in the Northwest /4 of Section 6. Mr. Uhazie: July 14, 2026 32549 Thank you. This is a request to install five new wall signs on the existing Target located on Haggerty Road. The existing zoning for the parcel is C-2 (General business). The subject site is located within Section Six, which is also regulated under special area development provisions of Section 5.01 of the Livonia Zoning Ordinance. The petitioner is preparing a comprehensive brand rebranding and modernization of the existing retail establishment to reflect updated corporate brands and standards. The petition includes the removal and replacement of the existing red Target wall sign and red CVS wall sign located on the principal building facade. The proposal includes the installation of an additional white target wall sign oriented towards 1-275, a new 10-foot bullseye logo, and 6' 8" Target lettering totaling 368 square feet to be installed on the front elevation, a relocation of the existing CVS pharmacy sign measuring 35 square feet on the front elevation, an installation of a new drive up sign featuring 24 inch lettering with a total area of 77 square feet on the front elevation, a new six foot bullseye logo and all proposed red and white target bullseye logos, along with the CVS pharmacy and drive -up signage. They are designed as internally illuminated and acrylic faced channel lettering or cabinet -style signs. Additionally, a 7.6 square foot order pickup sign is proposed as a non - illuminated element consisting of surface -applied opaque white vinyl. 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 July 1, 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 sign replacements at this time but would like to note the following items: 1. The subject parcel is assigned the address of #20100 Haggerty 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 Haggerty Road right-of-way b required, the owner will need to submit drawings to this Department and the Wayne County Department of Public Services 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 July 7, 2026, July 14, 2026 32550 which reads as follows: "This office has reviewed the site plan submitted in connection with a request to modify signage on a commercial building on the property located at the above referenced address. We have no objections to this proposal. 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 June 26, 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 30, 2026, 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 excess number of signs. 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 June 30, 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. The next letter is from the Treasurer's Department, dated June 25, 2026, which reads as follows: "The owner of the property is current on their property tax." The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Thank you, Mr. Uhazie. Any questions for staff? I hear none. Is the petitioner's representatives here? Good evening and welcome. Vito Chichenelli, 1756 Midtown Circle, Royal Oak, MI . I'm here with Kimley Horn to represent Target Corporation. Mr. Wilshaw: Thank you for being here, Mr. Chichenelli. What would you like to tell us about your sign package? Mr. Chichenelli: Like Mr. Uhazie was saying, we are proposing five signs. I believe the CVS sign is being relocated to the right of the front elevation, and the front Target sign is getting I think double the size, and that white Target bullseye on the left elevation is being removed and replaced. I believe that is there under existing. Mr. Wilshaw: Okay. Any questions from my colleagues for the representative? No questions. Alright. Anybody in the audience wishing to speak on this item? All right. I have one question then, because I have July 14, 2026 32551 to ask it. Why is the one sign white on the north elevation. Just curious. Mr. Chichenelli: I believe that's a a corporate part of their refresh standard. But if you want a better answer, I'd have to ask somebody. Mr. Wilshaw: Sure, I'm just curious. Seems like your Target's corporate color is red, so its just... Mr. Chichenelli: Yeah. Mr. Wilshaw: Unusual. Alright. I was hoping you're going to have a more exciting answer. Kind of spoiled my question. That's the only question I had. Otherwise, it looks fine to me. Is there any anybody else wishing to speak on this item? If not, a motion is in order. On a motion by Dinaro, seconded by Droze, and unanimously adopted, it was #07-46-2026 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2026-06-SN-02 submitted by Kimley-Horn & Associates requesting approval for five (5) wall signs at the Target store at 20100 Haggerty Road, located on the east side of Haggerty Road between Eight Mile Road and Seven Mile Road in the Northwest 14 of Section 6., be approved subject to the following conditions: 1. That the Sign Package submitted by Kimley-Horn is hereby approved and shall be adhered to. 2. That no LED lightband or exposed neon shall be permitted on this site, including but not limited to, the building or around the windows. 3. That any additional signage shall come back before the Planning Commission and City Council for their review and approval. 4. That this approval is subject to the petitioner being granted a variance from the Zoning Board of Appeals for excess signage and any conditions related thereto; and That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the sign permits are applied for. Mr. Wilshaw: Is there any discussion? July 14, 2026 32552 Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #7 APPROVAL OF MINUTES 1,246th Public Hearings and Regular Meeting Ms. Dinaro, Acting Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,246th Public Hearing and Regular Meeting held on June 16, 2026. On a motion by Droze, seconded by Ventura, and unanimously adopted, it was #07-47-2026 RESOLVED, That the Minutes of 1,246th Public Hearings and Regular Meeting held by the Planning Commission on June 16, 2026, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Dinaro, Droze, Long, Ventura, Wilshaw NAYS: None ABSENT: Caramagno, Bongero ABSTAIN: None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,247th Public Hearings and Regular Meeting held on July 14, 2026, was adjourned at 9:35 p.m. CITY PLAN I G COMMISSION ATTEST: Ian Wilshaw, Chairman am C. rpmagno, Secretary