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HomeMy WebLinkAbout1,236 - October 7, 2025 signedMINUTES OF THE 1,236th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, October 7, 2025, the City Planning Commission of the City of Livonia held its 1,236th Public Hearing and Regular Meetings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Glen Long, Acting Chairman, called the meeting to order at 7 p.m. Members present: Patrick Droze Peter Ventura David Bongero Glen Long Members absent: Sam Caramagno Wafa Dinaro Ian Wilshaw Mr. Jacob Uhazie, Assistant Planning Director, and Stephanie Reece, Program Supervisor, were also present. Chairman Long informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission makes a recommendation to the City Council who, in turn, will hold its own public hearing and make the final determination as to whether a petition is approved or denied. The Planning Commission holds the only public hearing on a request for preliminary plat and/or vacating petition. The Commission's recommendation is forwarded to the City Council for the final determination as to whether a plat is accepted or rejected. If a petition requesting a waiver of use or site plan approval is denied tonight, the petitioner has ten days in which to appeal the decision, in writing, to the City Council. Resolutions adopted by the City Planning Commission become effective seven (7) days after the date of adoption. The Planning Commission and the professional staff have reviewed each of these petitions upon their filing. The staff has furnished the Commission with both approving and denying resolutions, which the Commission may, or may not, use depending on the outcome of the proceedings tonight. ITEM #1 PETITION 2025-08-02-16 May Breeze Spa Mr. Bongero, Acting Secretary, announced the first item on the agenda, Petition 2025-08-02-16 submitted by May Breeze 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 34722 Plymouth Road, located at the Northwest corner of Plymouth Road and Priscilla Lane, in the Southwest'/ of Section 28. Mr. Uhazie: October 7, 2025 32032 Good evening. As mentioned, this is a request to operate a massage establishment at the location of 34722 Plymouth Road, located in the northwest corner of Plymouth and Priscilla Lane. The lot is approximately 405 feet along Plymouth Road by about 200 feet deep. The current zoning is C-1,(Local business). Adjacent properties to the east across Priscilla is C-2 zoned and contains a rental car facility. To the west is a multi -tenant commercial property space zoned C-1. Across Plymouth Road is LaFontaine Hyundai and LaFontaine Mazda, which is zoned C-2, and then to the north are residential properties zoned RUF. The site measures approximately 1.88 acres in size, and the unit is listed as 2,982 square feet. No modifications to the building exterior are planned in connection with the proposed massage establishment, and the unit is allowed one wall sign based on the frontage of the unit. Section 6.37 of the zoning ordinance treats massage establishments in the C-1 district as a waiver -use and states that no massage establishment shall be located within 400 feet of any other massage establishment, as well as 400 feet from any existing school, place of worship, state licensed daycare facility, public library, playground or public park. Section 6.37 also states that the operating hours are limited from 8am to 10pm for massage establishments. The establishment would offer therapeutic massage services, as well as facials and reflexology. It would be located in an interior unit towards the center of the shopping center. It is identified as number eight on the site plan, shown here. The site has a total of 12 units, and the proposed establishment would be located between the existing Tubby's and Balance Nutrition. The petitioner also submitted a floor plan. The floor plan shows a reception area to the front. This is towards Plymouth Road here. The utility break room, two bathrooms, an office, two facial rooms, massage therapy room and three reflexology rooms. The plan shows doors on the interior rooms, but the petitioner has noted that all treatment room doors will be removed. On site and parking for massage establishment requires one space for each 150 square feet of floor area for a total of 16 parking spaces. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Long: Yes, please. Mr. Uhazie: The first item is from the Engineering Division, dated September 12, 2025, 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: Mr. Long: October 7, 2025 32033 1. The subject parcel is assigned the address range of #34706 thru #34730 Plymouth Road, with the address of #34706 Plymouth Road being assigned to the overall parcel. Should additional addresses be needed, the Owner will need to contact this Department once approvals have been obtained. 2. The existing parcel is currently serviced by public sanitary sewer and water main, as well as private storm sewer. Utility information has not been submitted with the drawings, but we do not believe there will be any adverse effects from the proposed project. 3. Should any revisions to the utility services to the building, or any work in the right-of-way be required the owner will need to submit drawings to this Department to determine if Engineering permits will be required." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated September 12, 2025, 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 September 16, 2025, 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 Paul Walters, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated April 21, 2025, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. The description of the proposed use states that doors will not be installed on all of the patient rooms; however, the architect's drawings show doors in every room. 2. The hours of operation shall be between 8 a.m. and 10 p.m. 3. Signage shall be conforming to the sign ordinance. 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 Treasurer's Department, dated October 2, 2025, which reads as follows: "All taxes are paid on this property" The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Thank you, Mr. Uhazie. Commissioners, any question for staff? Hearing none, we do have the petitioner with us. If you could please make your way up to the podium here and if you could start by stating your name and address, and we'll get this thing going. October 7, 2025 32034 Zhaofang Yang, May Breeze Spa, 2561 Woodmont Drive, Canton, MI 48188. Mr. Long: Okay, thank you. So, you heard Mr. Uhazie's presentation. Is there anything else that you'd like to add? Anything else we should know? Ms. Yang: No. Mr. Long: Okay. Commissioners, any questions for the petitioner? Mr. Ventura: Yes. Good evening. Ms. Yang: Good evening. Mr. Ventura: At our study session, you told us that you were going to sign a 10-year lease. Have you, in fact, signed a 10-year lease? Ms. Yang: We already signed. My landlord is here. Mr. Long: Yeah, if you'd like to speak, we need you to come up...you can go up there, or you can go to that one, whichever one. Marshall Issa, 1516 Rivona Drive, West Bloomfield, MI 48328. I'm the Managing Member of (inaudible). Mr. Ventura: The question was, the petitioner stated that she was going to enter into a 10-year lease. Has she done that? Mr. Issa: Yes, she got a 10-year lease, and she is going to spend all the money on it herself. And she got almost 3,000 square feet, and that's the reason we agree. Mr. Ventura: She has 6,000 square feet? Mr. Issa: 3,000. Almost 3,000. 2,900 and something. Mr. Ventura: Yeah, okay. Mr. Issa: But she did sign a 10-year lease, and that's the reason we accepted all this, because you have too much to lose if things don't go right. Mr. Ventura: I was there today, and I note that this used to be a cabinet shop. Mr. Issa: Yeah, KSI. Mr. Ventura: And it looks like the space has been white boxed. October 7, 2025 32035 Mr. lssa: Yes. Mr. Ventura: Okay, the drawings we have show that the air distribution runs are being installed to service each room. Have they already been installed? Mr. lssa: For what? Excuse me, what is it? Mr. Ventura: The HVAC distribution runs. Mr. Issa: Heating and cooling? Mr. Ventura: Yes. Mr. Issa: Oh, they all have their separate units. They're already there. Mr. Ventura: Right. The drawing showed...maybe Jacob... Mr. Uhazie: It'll take a second. Ms. Yang: There are two units on the roof. Mr. lssa: Yeah, two units. Mr. Ventura: You have two units servicing? Mr. Issa: Yeah, for her, she got two units because originally that property there, KSI had two units. Mr. Ventura: Are they new units or existing units? Mr. lssa: They're existing. They're like, almost 7-8 years old, but they're existing. Mr. Ventura: There we are. Okay, so this drawing that's been submitted shows us that HVAC, delivery runs...you see this drawing? Are those in place, or are those being put in place to suit this build out? Mr. Issa: No, the HVAC, they're all in place. Mr. Ventura: So it's all done? Mr. Issa: They're already there. Mr. Ventura: That expense is not part of the money that she's spending? October 7, 2025 32036 Mr. Issa: No. What she's spending is on the inside of the building. Mr. Ventura: So, it's kind of like from the ceiling down. Mr. Issa: Yes. Whatever she adds inside, she's spending all the money herself. And I'm sure there's gonna be a lot of money. Mr. Ventura: She's taking it basically the way it is? Mr. Issa: Yeah, she's taken as a white box. Mr. Ventura: Are you doing any construction work? Mr. Issa: No, she does everything. We don't. Mr. Ventura: She's doing her own...? Mr. Issa: She can do all the construction herself, and she's paying for it herself, to be honest with you. That's why she really...this got to be done correctly, or she'll lose a lot of money because the lease is a personal guarantee. Mr. Ventura: Mr. Issa: Mr. Long: Mr. Droze: Ms. Yang: Mr. Droze: Okay, thank you. You're welcome. If you have any more questions, I'll be more than happy. Thanks so much. Thank you. Mr. Ventura. Commissioners? Mr. Droze. Thank you, Mr. Long. At the study session, you mentioned that you have a facility in Westland, and I think as we understand, you're going to close that and move to this location. Is that still your plan? Yes. Before, I was thinking to remodel, because now the landlord remodeled the outside. It is a beautiful building now, I was thinking to remodel inside, but now I decide I'm going to give up the location. I need to focus on the new business. Okay. And then the other question I had is, we understand where the location is in Westland, how are you going to treat the front of the facility here? There are obviously several windows that are at the old KSI space. Are those windows going to remain clear, or are you going to do signage or blinds? Have you thought about that side of it? Ms. Yang: Mr. Droze: Ms. Yang: Mr. Droze: Mr. Long: October 7, 2025 32037 Yeah, I did. I think for the outside the window, I need to put on blinds. Okay. Would that be all of the windows or will the doors...1 think the doors would probably not have blinds on them. Is that right? Yeah, doors don't need Okay. No further questions. Thank you. Okay, thank you, Mr. Droze. Any further questions from the commission? Hearing none, we will open up the public hearing. Any members of the audience wishing to speak on this? I don't see anybody in the audience. So vast audience tonight. All right, since we have no questions from the audience, we will close the public hearing, and a motion is in order. On a motion by Bongero, seconded by Droze, and unanimously adopted, it was #10-41-2025 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2025-08-02-16 submitted by May Breeze 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 34722 Plymouth Road, located at the Northwest corner of Plymouth Road and Priscilla Lane, in the Southwest of Section 28, be approved subject to the following conditions: 1. This waiver approval is limited to this applicant and can only be transferred to another user with approval by the City Council. 2. The massage treatment rooms shall not have doors. 3. The petitioner shall comply with Section 11.08 of the Zoning Ordinance that limits window signs to no more than 20% of the window area. 4. The petitioner shall comply with all the special waiver use standards and requirements in Section 6.37 of the Zoning Ordinance and Chapter 5.49 of the Livonia Code of Ordinances; and October 7, 2025 32038 5. The Petitioner shall not engage in any form of solicitation for business within the public right-of-way of Plymouth Road or Priscilla Lane. 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. Long: Is there any discussion? Mr. Long, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #5 APPROVAL OF MINUTES 1,235th Public Hearings and Regular Meeting Mr. Bongero, Acting Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,235th Public Hearing and Regular Meeting held on September 16, 2025. On a motion by Droze, seconded by Bongero, and unanimously adopted, it was #08-38-2025 RESOLVED, That the Minutes of 1,235th Public Hearings and Regular Meeting held by the Planning Commission on September 16, 2025, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: NAYS: ABSENT: ABSTAIN: Droze, Bongero, Long None Wishaw, Caramagno, Dinaro Ventura Mr. Long, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,236th Public Hearings and Regular Meeting held on October 7, 2025, was adjourned at 7:18 p.m. ATTEST: lan Wilshaw,` 1 airman October 7, 2025 32039 CITY PL NING COMMISSION ramagno, Secretary