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HomeMy WebLinkAbout1,249 -September 1, 2026 signedMINUTES OF THE 1,249th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, September 1, 2026, the City Planning Commission of the City of Livonia held its 1,249th 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 Members absent: Patrick Droze David Bongero Peter Ventura Sam Caramagno lan Wilshaw Mr. Jacob Uhazie, Assistant Planning Director, and Stephanie Reece, Program Supervisor, were also present. Chairman Wilshaw informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission makes a recommendation to the City Council who, in turn, will hold its own public hearing and make the final determination as to whether a petition is approved or denied. The Planning Commission holds the only public hearing on a request for preliminary plat and/or vacating petition. The Commission's recommendation is forwarded to the City Council for the final determination as to whether a plat is accepted or rejected. If a petition requesting a waiver of use or site plan approval is denied tonight, the petitioner has ten days in which to appeal the decision, in writing, to the City Council. Resolutions adopted by the City Planning Commission become effective seven (7) days after the date of adoption. The Planning Commission and the professional staff have reviewed each of these petitions upon their filing. The staff has furnished the Commission with both approving and denying resolutions, which the Commission may, or may not, use depending on the outcome of the proceedings tonight. ITEM #1 PETITION 2026-07-01-03 Spartan National Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2026- 07-01-03, submitted by Spartan National LLC, requesting to rezone the properties at 19250 Farmington Road, 19288 Farmington Road, and 19292 Farmington Road, from N-2 (Neighborhood) to C-2 (General Business), to allow for the development of a retail building, located on the east side of Farmington Road between Seven Mile Road and Gable Street in the Southwest % of Section 3. Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Mr. Uhazie: September 1, 2026 32631 Thank you, Mr. Secretary. Good evening, Mr. Uhazie. Good evening, Mr. Chair. This is a request to rezone the three properties located on the east side of Farmington Road, just south of Gable Street. The proposal is to rezone from N2 the existing neighborhood zoning to C-2 (General business). The surrounding properties to the west of Farmington Road, the new Meijer Grocery Store zoned C-2. To the east is a residential area zoned N2. To the south is the Free Play Arcade and associated parking Tots, zoned C-2, and across Gable Street to the north are residential properties, zoned N2, as well. The existing conditions on site are the three separate parcels, totaling an approximate area of 0.43 acres in size. The two southern parcels have existing single-family homes that are vacant. The northern parcel is undeveloped on the corner of Farmington and Gable. There is a total of 180.5 feet of frontage on Farmington Road, by a depth of 103 feet off of Gable. The total area is just over 0.43 acres in size. We had one question at the study about this portion that is N2, whether it's being rezoned as part of this petition. That is connected to the southern lot, so that is something that is existing parking shown here that we can, as a Planning Commission petition to rezone in the future as we see fit. but it is a separate lot and not part of this petition currently. Okay, thank you. The proposal includes demo of the existing houses and would facilitate the development of a 3,400 square -foot retail building located in the southeast corner of the parcels. The C-2 zoning requires a minimum of 80 feet width and max lot coverage of 25 percent. Both of these would comply. Access to the site would be provided via two 24-foot-wide driveways, one from Gable and one from Farmington Road. The plan provides 20 single stripe parking spaces, two of which are barrier free. The plan also proposes a three-foot screening wall along the primary Farmington Road parking area with a landscape green belt around the rest of the property. A trash enclosure is proposed in the southeast of the building, with a 12 by 50-foot loading zone south of the building. The future land use map does designate this as a mixed development center. The appropriate land use is identified on Livonia Master Plan Vision 21. The mixed development centers include office, general retail, commercial, food service, and attached and upper story residential uses. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Mr. Uhazie: September 1, 2026 32632 Yes, please. The first item is from the Engineering Division, dated August 12, 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 #19250, #19288 and #19292 Farmington Road. 2. The existing parcels are currently serviced by public sanitary sewer, water main, and storm sewer. Proposed utility services are not shown on the submitted plan, and we are unable to comment on proposed impacts to the existing systems without more information on proposed usages for the project. 3. The proposed development will be required to conform to the current version of the Wayne County Storm Water Ordinance. Storm water reviews for the site may be completed by either City of Livonia or Wayne County, depending on the outlet chosen for site storm water. 4. Depending on the size of water service required for the proposed development, the owner may be required to provide a new tap to the existing water main which is located beneath Farmington Road. 5. If the project is approved, engineering drawings will need to be submitted to this department and Wayne County for review 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 August 12, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with the new construction and use of the property located at the above referenced address. Fire suppression and alarm monitoring may need to be considered depending on occupancy type. If the structure is suppressed and includes a Fire Department Connection (FDC), a working fire hydrant must be within 100 feet of the FDC. Access for emergency vehicles for potential fire suppression efforts shall be maintained on 3 sides of the structure. 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 August 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 September 1, 2026, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. All signage shall be conforming. A variance from the Zoning Board of Appeals would be required for any non -conforming signage. 2. An enclosure of sufficient height to completely screen the dumpster September 1, 2026 32633 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. 3. Exterior lighting sources shall be designed, constructed, located, and maintained in a manner that minimizes light 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. 4. Barrier -free parking spaces shall be sized, signed, and marked in accordance with the Michigan Barrier -Free Code. At least one van -accessible barrier -free parking space shall also be provided. 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 August 17, 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. The next letter is from the Treasurer's Department, dated August 12, 2026, which reads as follows: "The owner of the property is current on the property tax." The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Thank you, Mr. Uhazie. Is there any questions for staff? Mr. Long: Well, just to point out that we have some issues with our packet. Mr. Wilshaw: That's what I was just going to say. Just for your understanding, our packet looks like someone stuck all the pages in a fishbowl and shook it. Mr. Uhazie: Are they all out of order? Mr. Wilshaw: Yeah, everything is out of order. Mr. Long: I do see the resolution. I do see a resolution for item number one underneath item number two. Mr. Wilshaw: Page 30 of our packet. September 1, 2026 32634 Mr. Uhazie: Is that all of them together, or are you looking at the individual packets? Mr. Wilshaw: The combined Mr. Long: Whichever way you want to look at it, the problem exists. Mr. Bongero: The last petition comes up twice. Mr. Long: The second one does not have the resolution. Mr. Wilshaw: Yeah, it's not something I want to dwell on. Mr. Long: I don't think there is a pre -written resolution. Ms. Dinaro: There is. Mr. Long: For items number two? Mr. Wilshaw: Yeah, we haven't got the... Mr. Long: No, I understand, but I think we need...lf you can send out the one for item two while we're working on one, so that we have it. Mr. Wilshaw: That'd be helpful. Thank you. Yeah, the Mr. Long: One exists for one. It's out of order, but I don't see one for item two at all. Mr. Wilshaw: That's correct. Mr. Long: One for item one, and there's two for item three. Item one is page 30. Mr. Wilshaw: Anyway, any other comments? Mr. Ventura: A question for Mr. Uhazie. Jacob? They're asking. I understand, and I wasn't here last week, but I understand that this is a retail strip center. Is that correct? Mr. Uhazie: Yes. There's no proposed use at this time. It's just a shell building. There's no proposed use for. I mean, it's commercial, but no... Mr. Ventura: I got that. Okay, you can do retail in C-1, correct? Mr. Uhazie: Correct. Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Uhazie: September 1, 2026 32635 Okay, so there's no reason to zone this C-2. C-2 would allow uses that are not appropriate for this site. I mean, the site's just not big enough to accommodate a C-2 use. It could. the owner has committed to no drive-throughs, but that is... it would allow some different uses if it was rezoned to C-2 as opposed to C-1. Such as? Drive-thru, automotive repair, are the big ones that we typically see... car wash. Mr. Ventura: Okay. All right. None of which would be appropriate in this location. Mr. Uhazie: Correct. They would still require waiver and have to come in front of this body to be approved for that, but it would be they could petition for that. Mr. Ventura: Okay. Thank you. Thank you, Mr. Wilshaw. Mr. Wilshaw: Thank you, Mr. Ventura. Now, now is a good point to reiterate, as I usually do on these items, that this is a rezoning request that we're seeing on this at this time. So, our main focus of concern, as Mr. Ventura just discussed, is the proposed zoning and uses within. The decision that we're going to make tonight is hopefully going to be...hopefully we'll make tonight, is in regards to the zoning of the property. The actual use of the property is conceptual at this point. We may have some conversation with the petitioner about what they intend to use it for, but the site plan that you see is not a finished site plan. If the zoning moves forward, we would have a site plan come back to us at a follow- up meeting and talk about those details. So, just so the folks in our audience who haven't been through this process understand, tonight's main focus is zoning of this property, and we'll go from there. Is there any other comments for our staff? Questions? Mr. Ventura: Mr. Uhazie, is it not our long-established operating process that when someone comes for a rezoning, they give us an indication of what they want to do? Is that correct? Mr. Uhazie: That's correct. Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Wilshaw: Sonny Bertoni Mr. Wilshaw: Mr. Bertoni: September 1, 2026 32636 Okay. And in the packet, I was able to see but can't see now, there was a retail strip center there with storefronts. Is that accurate? There's just a proposed building shell. There's no elevations or anything. Yeah, but there was a footprint or something. Yes. Yes. Okay. So, does an approval tonight bind the petitioner to that kind of development, or is he then free to come back with anything that's allowable under c2? All this would bind to is that it would be the zoning would be changed. Even this footprint would be have to come back for even if it was just going to be... That's not binding in any way? No, they could come back and say do like general commercial with you know a salon and nails place. That would still require site plan approval. It would not require the waiver approval, but if they came back with a drive -through or more automotive -focused one, it would require a waiver use Alright. Thank you. Thank you, Mr. Wilshaw. Very good. Thank you, Ms. Ventura. Any other questions for staff? All right. Is our petitioner in the audience? I hear he is. Feel free to come forward. Good evening. We ask that you start with your name and address for our record. on behalf of Spartan National. Thank you for being here this evening, Mr. Bertoni. What would you like to tell us about your request to rezone this property? To further elaborate, like planning was saying, we've had a discussion about this. There will be no drive -through done to this. The tenants that we have brought in have now brought interest from the Meijer being there. We have some interest from like AAA Insurance, some national brands for eye vision, some doctor places, and a couple restaurants have inquired. So, the intention would be to be a retail building split up into either two or three September 1, 2026 32637 units, divided either office, retail, or some type of medical practice. Mr. Wilshaw: Okay, thank you for those comments. Let's see if there's any questions from any of my colleagues for you. Any questions? Mr. Ventura: Thank you for your description. Our iPads are not working today, so I don't have any information in front of me. So, I'm just going to ask you some questions. So how many square feet do you propose to build? Mr. Bertoni: Mr. Ventura: Mr. Bertoni: So, in the plan, it's built around 3,400 square feet. 3,400 square feet. Correct. Now, the city has changed a couple of the sidewalks there and a walk path and all that. So, with meeting with planning, we're going to see if they want the building more pushed up to the front to be matching with the arcade and to continue the walk path and to eliminate any of the drive-throughs, so that there's only one entry of Farmington and then one that spits you off on Grove Street. So that will be something with planning to decide exactly where they want the building, and then we'll plan according to that. Mr. Ventura: Okay. And how many parking places are proposed to be on the site? Mr. Bertoni: I believe with right now it's around 20 to 24. They go off the square footage amount, so they'll fit that exactly to how many square feet. Mr. Ventura: So, the site is accommodating roughly 24 spaces? Mr. Bertoni Correct. Mr. Ventura: And so I'm under the impression that you don't want to put anything in there that's going to absorb a significant percentage of the parking by itself. Mr. Bertoni: No, absolutely not. We try to place tenants that have minimal traffic to reduce, obviously, the flow in there, and just given the building and the size of it, we don't anticipate having a huge tenant with a bunch of traffic and flow just from the building size. Mr. Ventura: Okay, would there be any objection on your part if this were zoned C-1 as opposed to C-2? C-1 allows all kinds of retail September 1, 2026 32638 establishments, but does not provide for a sit-down restaurant, so to speak, or as Mr. Uhazie mentioned, a car wash or a drive - through restaurant or any of that kind of stuff, which the site isn't going to support anyhow. Mr. Bertoni: Correct. Mr. Ventura: So, is a rezoning to C-1 acceptable to you? Mr. Bertoni" So, the reason we applied for C-2 is so that it's conforming with the properties right next to it, and furthermore, is the use. So obviously, outside of a car wash and automotive, the site is just too small to fit that in general. So, it's more of the certain restaurants and the sit down and all that. Where if we get one tenant who wants to just take the entire building, who is a restaurant or a national chain that can fit within those 3,000 square feet. We would have one tenant allowing that use with the C-2. Mr. Ventura: So, you would you would not turn away a single tenant for the property. Mr. Bertoni: Correct. Mr. Ventura: Okay, that was a restaurant of some kind. Mr. Bertoni: Correct. Mr. Ventura: Okay. Mr. Bertoni: Or even a medical practice who needs all 3,000 square feet. We would just place one tenant. Mr. Ventura: Yeah, medical practice doesn't need C-2, however. Mr. Bertoni: Correct. Mr. Ventura: That's not a requirement there. So, you're just trying to provide yourself with as many options as possible. Mr. Bertoni: Correct. It's for the tenant placement and obviously as many most use that we can get. Mr. Ventura: Okay. Thank you, Mr. Wilshaw. Mr. Wilshaw: September 1, 2026 32639 Thank you, Mr. Ventura. Any other questions for the petitioner? No other questions for the petitioner. Is there anyone in the audience... Mr. Caramagno: What else is Spartan National LLC? What else have they got in the Metro Detroit area? Mr. Bertoni: We currently have six developments that we just finished in the City of Dearborn Heights. They all vary from 9,000 square foot shopping centers. We just put up a 24-unit apartment complex that we converted from an old motel. So, our strategy is to take down vacant buildings or vacant homes that can be rezoned. And similar parcel size, you know, we can fit properties on 200 by 100- foot sizes. So, our play is, you know, finding the best use for these parcels. And furthermore, I'm a resident of the City of Livonia, so this would be my pride and joy and project, and not just someone coming from outside. I live one minute from city council. I live one minute from the site, so I would take pride in putting up that building. Mr. Caramagno: And how long has Spartan National been around? Mr. Bertoni: Since 2018. Mr. Caramagno: So relatively new. Mr. Bertoni: Correct. Mr. Caramagno: You've been successful in what you've been doing? Mr. Bertoni: Thankfully. Mr. Caramagno: Good. Thank you. Mr. Wilshaw: Thank you, Mr. Caramagno. Any other questions for staff or for our petitioner? Okay. Anyone in the audience wish to speak on this zoning request? Please come forward, ma'am. We can't hear you from the audience. Ma'am, please come forward. You need to come to the microphone and ask us. Sir, if you want to just sit down for one second The questions are to be for us. (Citizen) Oh well, where are other cities that they have businesses in, and what types of businesses? September 1, 2026 32640 Mr. Wilshaw: We can ask and find out. We can find out. Yeah. Anything else that you'd like to tell us about this, or any other thoughts on the rezoning since you're here. Citizen: Mr. Wilshaw: Mr. Bertoni: Not about the zoning. I don't know enough about the zoning to comment on that. My question is the types of businesses that might come in there, and that- the reason for my question about. I'm sorry. I don't know what your company was. Did you say whether or not Spark has businesses besides Dearborn Heights. I'm trying to understand what types of businesses they're kind of interested in. He did allude to some of that, but I just would like a better understanding of that. Okay, we'll see what we can find out. Thank you. Anyone else in the audience wishing to speak on this item? If not, sir, feel free to come forward if you'd like to address the question. Yeah, absolutely. We're very selective in our tenants. We focus primarily on medical practices and restaurants. These we find are the best tenants. They take care of the buildings. They really pride themselves on trying to sustain business. So, a majority of our tenants are medical practices. To add further onto Dearborn Heights, we have a bunch of property in Allen Park and in Taylor. They're all medical practices. They were all converted from shut down banks. So, the city's really wanted to see this. "you know, this building has been sitting vacant for 10 years, and we've gone in there, revamped them up, and placed you know medical practices all around the city. So, majority of our tenants are medical practices. What we intend is obviously if a tenant is placed there with some type of medical practice and if not, our next largest tenants are restaurants. Mr. Wilshaw: Okay, all right. Thank you. I appreciate that. Anything else that you'd like to tell us before we make our decision? Mr. Bertoni: This would obviously be further with planning. You know, this building will be to be with the walkability and everything that's tied into with the Meijer. So, we'll do everything from our end to make sure it's what planning wants. Mr. Wilshaw: Okay. Anyone else on the dais here? Any of my colleagues have any further questions? Mr. Ventura: Have a question of staff. Jacob, if this were zoned C-1 and the petitioner developed a restaurant interest, a sit-down restaurant interest that wanted the entire building, would that be a waiver- Mr. Uhazie: Mr. Ventura: Mr. Uhazie: September 1, 2026 32641 use in the C-1 category, or would he have to come back and rezone it again? If it was a full service, it may require a waiver -use but it depends what type of restaurant, really, and how many... Not a drive-thru... It depends on how many seats are required, indoor seats, and what type of restaurant exactly. Even without drive -through, it may require some additional scrutiny. Like if it was a full -service restaurant... Mr. Ventura: Full -service meaning that it serves alcohol or... Mr. Uhazie: Over 30 seats. Mr. Ventura: Okay. And so that would be an allowable waiver -use in C-1? Mr. Uhazie: In C-2. Mr. Ventura: Not in C-1?. Mr. Uhazie: Or C-1, it would be a waiver -use. permitted in C-2. Mr. Ventura: So, if we limited the zoning this evening to C-1, and it came with a restaurant, he can come back to us Mr. Uhazie: Yes. Mr. Ventura: Thank you. Thank you, Mr. Wilshaw. Mr. Wilshaw: Thank you, Mr. Ventura. On that same note, how about limited - service restaurants? Is that the same zoning requirements? Mr. Uhazie: They would be permitted use. Mr. Wilshaw: Limited service is permitted use as C-1. Mr. Uhazie: Yes. Mr. Wilshaw: All right. Mr. Uhazie: Without the drive-thru. September 1, 2026 32642 Mr. Wilshaw: Without the drive thru. All right. Okay. Any other questions for anyone? We finished on this public hearing? If not... it looks like we are. I'm going to close the public hearing, and a motion is in order. On a motion by Ventura, seconded by Dinaro, and unanimously adopted, it was #09-56-2026 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 14, 2026, on Petition 2026-07-01-03, submitted by Spartan National LLC, requesting to rezone the properties at 19250 Farmington Road, 19288 Farmington Road, and 19292 Farmington Road, from N-2 (Neighborhood) to C-2 (General Business), to allow for the development of a retail building, located on the east side of Farmington Road between Seven Mile Road and Gable Street in the Southwest '/4 of Section 3, the Planning Commission does hereby recommend to the City Council that Petition 2026-07-01- 03, be approved for the following reasons: 1. That the proposed change of zoning to C-2 would be compatible to and in harmony with the surrounding zoning and land uses in the area; 2. That the property involved in this request would be in full compliance with C-2 District regulations; 3. The rezoning is consistent with the Future Land Use for the properties; 4. That the proposed change of zoning to C-2 would cause the zoning of the property to more accurately correspond to the use and size of the property; and, 5. The proposed zoning change represents a reasonable and logical plan for the subject property that adheres to sound land use planning principles. 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? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. September 1, 2026 32643 ITEM #2 PETITION 2026-07-02-21 Infinity Homes Mr. Caramagno, Secretary, announced the first item on the agenda Petition 2026- 07-02-21 submitted by Infinity Homes & Co. LLC, requesting waiver use approval for a Planned Development under Sections 3.10 and 5.02 of the Livonia Zoning Ordinance, as amended, to develop a Planned Residential Development consisting of seven (7) attached multi -family ranch -style dwellings on the property located at 28001 Seven Mile Road, and two (2) single-family homes located on the properties at 19021 Floral and 19017 Floral, at the southwest corner of Seven Mile Road and Floral Street in the Northeast'/4 of Section 12. Mr. Wilshaw: Thank you, Mr. Caramagno. Mr. Uhazie, and I do want to note before you get started, that we did receive the individual packets in our email. Mr. Uhazie: So yes, I did respond. There's an updated one for this one that should have the resolution in there. You should have the digital copy. If not, there is a printed copy available for you guys to pass around. Mr. Wilshaw: We will make this work. Thank you. Go ahead. Mr. Uhazie: So, this is a request to develop a planned residential development with seven attached multifamily ranch -style dwelling units and two single-family homes on a total of three parcels. It is located on the south side of Seven Mile Road between Floral Street and Gillman Street. The northern parcel is on Farmington Road, which is zoned C-1. It measures a total of 25,520 square feet in size, with about 265 feet of frontage on Seven Mile Road by a depth of 100 feet. The two southern parcels, are located on Floral Street, with 40 feet of frontage on Floral Street by a depth of 132.5 feet. Each single-family lot measures a total of 5,300 square feet. The commercial property is the site of the old Up North Craft Bar, which currently sits vacant. There is an existing 20-foot-wide public alleyway that would be vacated as part of this petition and a utility easement to be provided between the existing C-1 and N1 properties. A waiver -use is required for the planned general development because the N1 lots would not meet the minimum lot width of 50 feet or the minimum lot area of 6,000 square feet. Section 5.02 of the zoning ordinance does allow planned residential developments an added degree of flexibility in the placement, bulk, and interrelationship of the buildings and uses within the planned development, and implementation of the new September 1, 2026 32644 design concepts as to encourage a more efficient use of land. The surrounding neighborhood includes to the north the Meadow Ridge Glen condo, zoned NM1. To the east, a C-1 multi -tenant commercial building, and also N1 residential. To the south are N1 neighborhood lots, and to the west are C-1 and RUF homes. One note along all the surrounding residential homes, the existing homes, many of them range from width of 40 feet to 80 feet in width. That would be similar to the proposed single-family lots as part of this planned residential development. The proposed seven attached dwelling units have a floor plan measuring about 51 feet by 32 feet, in most cases, except the westernmost unit, which defers in configuration measuring 47.7 feet by 32 feet. The interior units are listed as two -bedroom units measuring 1,266 square feet. The end units are listed as three -bedroom, measuring 1,653 square feet. The end units do have a second floor where the third bedroom is located. Units offer an open concept living area with the kitchen, dining room, and living room arranged toward the rear portion of the residence. Each unit also includes an attached garage, front porch entry area, laundry, and mechanical space, and multiple bathrooms. The site plan provides a 20-foot yard setback, 21.3-foot side yard along the eastern property line, a 20-foot side yard along the western property line, and maintains a 16-foot rear yard setback adjacent to the existing residential property to the south, towards Gilman Street, with a 26-foot yard set back relative to the proposed single-family Tots on Floral Street. We did receive updated elevation drawings that are included in your revised e packets, but I have not had chance to document that, so we may have to discuss with the petitioner more detail of what those changes were. The original elevation plans showed a brick facade, vinyl shutters, and vinyl siding, but the petitioner did commit to stone and hardy board instead. The two-story building does have a height of 19 feet to the fascia, and then the single-family homes, the exact locations are not listed on the site plan, but the setbacks are shown and proposed to be 25 feet from the front, seven feet from the side, and 30 feet from the back, which would comply with all zoning requirements. Both houses are of similar design. Each house would be 1,670 square feet, two-story design with attached garage and a small covered wraparound porch. The rendering shows a mostly brick facade on the first floor with vinyl siding located above the garage door and throughout the second floor. The floor plan shows an open concept living arrangement consisting of a family room, kitchen, breakfast nook, and a two- story foyer near the primary entrance. A powder room is centrally located near the stairway. The second floor includes a master bedroom with a master bath and two bedrooms, a full bath and a Mr. Wilshaw: Mr. Uhazie: September 1, 2026 32645 washer and dryer hookup. The plan identifies several optional modifications, including adding from 42 to 53 square feet. Access to the multifamily section would be provided via an 18 foot one way drive, where cars would enter from Gilman and exit off to Floral. The fire department has noted that the existing proposed road is 18 feet in size. The fire department does note that should be a 20-foot drive. The proposed drive does provide direct access to each of the attached dwelling units, and then both single-family homes would be serviced by an individual driveway connecting to Floral Street. The landscape plan shows approximately 265 feet of frontage on Seven Mile Road, which would require seven deciduous or evergreen trees. Seven are shown, three ornamental trees, two are shown, and then 53 shrubs with a total of 78 shown in the landscape plan. The plan also identifies approximately 5,984 square feet of open space landscaping, with two additional trees required and provided in the landscape plan. There were no landscaping details provided for the single-family homes. And then one thing to note is the future land use plan does identify the commercial portion of this development as commercial corridor. The master plan says that a max of 16 dwelling units per acre is expected in the commercial corridor centers. Based off of this, it measures about 12 dwelling units per acre, which is less than the max density identified in the master plan. With that I have correspondence to read. Yes, please. The first item is from the Engineering Division, dated August 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 proposed waiver use at this time, but would like to note the following items: 1. The subject parcels are assigned the addresses of #28001 Seven Mile Road, #19017 Floral Avenue and #19021 Floral Avenue. If the project is approved, new addresses will be assigned for the residences along Seven Mile Road, while the Floral Avenue Homes will retain their existing addresses. 2. The existing parcel is currently serviced by public sanitary sewer, water main and storm sewer. There is no information on proposed usage and flows for the development with the submittal, but we do not believe there will be any adverse effects on the existing systems based on the proposed usage. 3. The submittal indicates that the storm sewer will discharge to the existing system within the Seven Mile Road right-of-way which is owned by Wayne County. The petitioner will need to submit drawings to the County permitting of the storm system and detention which will be required per the Wayne September 1, 2026 32646 County Storm Water Ordinance. 4. The owner indicates that they intend to vacate the existing alley to the rear of the Seven Mile Road property. Once the project is approved the owner will need to submit to the City Clerks office for the proposed vacation. They will also need to submit an application to the City Assessor's office for the proposed lot combination." 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 1, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with the new construction and use of the property located at the above referenced address. Due to the potential use of emergency vehicles utilizing stabilizing outriggers for fire suppression efforts, the access roadway to the north, running east to west, of the multi -unit building shall be a minimum of 20 feet in width. Stated 20 feet width for the public access alley roadway with concerns of overhead obstructions (utility lines), and question if alley is structured to support the weight emergency vehicles (ladder trucks). Details regarding the relocation of the fire hydrant currently at the northwest corner of Floral St. 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 August 18, 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 September 1, 2026, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. Council shall require a bond to be posted in accordance with the Zoning Ordinance to ensure the completion of roads, lighting, utilities, sidewalks, screening, drainage, and other features that are required and necessary for the development. 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 August 19, 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. The next letter is from the Treasurer's Department, dated August 18, 2026, which reads as follows: "The owner is current on the property tax" The letter is signed by Susie Nash, Treasurer. Lastly, is an email received, dated August 31, 2026, which reads as follows: "Livonia in this area (7 mile near Floral & Gillman) does not need, nor do I want attached multi -family dwellings. A residential development there should be single Mr. Wilshaw: September 1, 2026 32647 family on standard size lots conforming to this area (1/2 or 3/8 acre).". The letter is signed by Kevin Leddy, 28104 Seven Mile, Livonia, MI. That is the extent of the correspondence. Thank you, Mr. Uhazie. Any questions for staff? No questions for the staff. Our petitioners in the audience feel free to come forward. Good evening, sir. Rob Donovic, I am representing the builder here tonight. I just want to first and foremost say thank you all for taking this petition up. Pretty exciting. It's an old, blighted building, and that bar has been vacant for a number of years now. The bar goes back many, many decades, and if you drive by, it's in real rough shape. So, over the last few years, been talking to folks about let's redevelop that. Let's get rid of this old, blighted building, and my preference is let's put butts in beds, right? Residential. No disrespect to anybody else, but another car wash, another commercial application, another building with tenants coming and going from my perspective wasn't going to be conducive for that residential area. A lot of ranch houses over there. Forty -foot lots over there. So how do we get residential? And Infinity did a project over in Westland, very similar to this, essentially identical, and it was a hit. It was a home run. But that one is rentals. Talking to Infinity, these will be for sale. So, these are going to be ranch -style condos for sale, and then the two houses next door will be for sale as well. So again, the idea is here is to build residential condos that are for sale, about 1,200 square foot, two -bedroom, two baths, and then the end units will be three bedrooms, roughly 1,600 square feet, and those have garages. And the idea is to point the garages towards the main road. So, you demo the old building, get rid of that ratty parking lot, and all that vegetation that's kind of falling, some dead trees and whatnot. Put the grass towards residential homes, ranch style condos with ranch style houses, residential with residential, Tess impactful, Tess intense usage as opposed to another commercial plaza or strip mall or car wash or something of that nature. So, pretty excited to clean this building up. Northeastern Livonia deserves development. You see this type of development at Seven and Haggerty, right? Hardy board, planking, stone. That's what you'd seen downtown Plymouth, downtown Northville. We see it right now at Seven Mile and Victor Parkway, Seven Mile and Farmington. Well, northeastern Livonia deserves good, expensive developments to residential. Over the last few years, you've seen with myself building homes and other homes in the area, you're gonna have roughly $4 million in residential building that's occurred in northeastern Livonia since about 2023. I know that's kind of Mr. Wilshaw: Ms. Dinaro: Mr. Donovic: September 1, 2026 32648 underreported. Again, people always think about you know northwest Livonia getting development, but there's been a lot of homes that have been built in northeastern Livonia, which is great for the surrounding community because it's increase in your property values. When you go to sell your house, having a vacant blighted bar that's falling apart with rats and various insects that come and go, and what other kind of nefarious things that can happen in the middle of night and people breaking and entering. It attracts negativity that Northeast Livonia doesn't deserve. So, I think some nice residential will be really nice here. The elevation was updated. We added some dormers towards the front, and then got rid of the vinyl. You're not going to have any vinyl on the ranch style condos. That's going to be hardy board planking with stone, and you'll have black windows in the front, three- dimensional shingle up top, and then the two houses, those will be standard brick. Some brick with some vinyl siding, shutters, three-dimensional shingle, those sorts of things. So, I think I covered mostly everything. Again, some landscaping. We'll make sure with some nice landscaping in the back, abutting the residential backyards, the residential. Currently, if you don't know, there's a public alleyway separating this commercial building and the residential houses. The idea is to vacate that alleyway. Technically speaking, if somebody wanted to do a commercial building here, they could use that alleyway for transit, for vehicles driving back and forth. Getting rid of that public alleyway minimizes the burden to those residential households right there. So that takes it off the table, right? They'll never have to worry about that again. And then again, lastly, by doing residential here, you'll never have to worry about it going to commercial. You'll have four houses, and again, I just think it's more conducive with the neighborhood and the houses over there. And I think we're getting rid of blight, so pretty excited about it. If there's any questions, whatever we can do to answer those questions and help out. Thank you, commissioners. Thank you, Mr. Donovic, for your presentation. Any questions for our petitioner? What's the price point on the houses and the condos? The condos, they'll be somewhere $280,000, $270,000, $290,000, give or take, right around there, give or take. Trying to do nice quartz and nice tile and just a nice product with the hardy board planking and the stone and whatnot. So, it'd be a nicer product, but I think those condos will be somewhere in that two range, and the houses will be $350,000, $360,000, give or take, September 1, 2026 32649 right around there. Some of the other houses that have sold recently have sold for $405,000, $410,000, $415,000. So, you can you can hit the four hundreds, but I think with these with that 1,600 square -foot floor plan for the single-family homes, you'll probably be somewhere in that three range, mid to high threes. Mr. Wilshaw: Anything else, Ms. Dinaro? Ms. Dinaro: No. Thank you. Mr. Wilshaw: Okay. Anyone else, Mr. Bongero? Mr. Bongero: Thank you, Mr. Chair. Rob, couple questions. You said you added dormers. Mr. Donovic: Yes. Mr. Bongero: I don't see it in the packet. Oh, okay. I don't have that. Mr. Uhazie: Yeah, you have to scroll down. I had to just throw it at the end. Mr. Bongero: Did you? Okay. Mr. Uhazie: If you scroll, it should be there. But otherwise, it's on the screen. Mr. Bongero: Okay. And then, are these with basements? Mr. Donovic: No basements. Oh, Mr. Bongero: Slab? Mr. Donovic: Yes, sir. Mr. Bongero: Okay. Oh, there's...I got the dormers now. I couldn't find them. Yeah, looks much better. Mr. Donovic: And then just a touch on elevation, sir, if I may. Again, you'll see the hardy board planking, the stone on the bottom, and then on the gables up front, there's some decorative siding up there, and then those dormers as well, just to kind of mix up the elevation. Mr. Bongero: That's the elevation you're going with because in the packet it also shows one with like more brick. Mr. Donovic: Mr. Bongero: Mr. Donovic: Mr. Bongero: Mr. Wilshaw: Mr. Ventura: Mr. Donovic: September 1, 2026 32650 Yeah, this one has the stone on the bottom all along the bottom up front, and then hardy board planking on the front sides and back. Okay. And hardy board is... there's...you've got your traditional stone brick, you've got vinyl siding, then you've got hardy board. Hardy board is like a composite, harder material. You see it in like in the more urban downtown areas, like downtown Plymouth, more expensive Northville things like that. So, it's really nice product, and I think it'll pop over here. I like the dormers. It adds a little something. Okay, thank you. Thank you, Mr. Chair. Thank you, Mr. Bongero. Any other questions for our petitioner? Mr. Donovic, first of all, I applaud your attempt to bring this to the city. I mean, you've done a good job with that similar but different development up at Eight Mile Road, just west of Grand River Intersection and one of the things that City Council and the Planning Commission has had before it recently is a discussion, a very lengthy discussion about changing or amending our master plan to encourage new homes and new single-family dwellings that are that are "more affordable", and I think that this development is a great exemplar of what the amendment that's being considered now is looking for, and so and the fact that you have upgraded the exterior materials from vinyl to hardy board, I think is a is a significant change in the quality of these proposed dwellings. When do you think if this was approved you would begin construction? Yes, sir. Thank you. So, if it was approved, start submitting all the demo permits and applications and utility disconnections. So hopefully get through all the administrative paperwork through the end of this year, and depending if the weather is nice in the winter time, start demolition in the winter time if weather permitting. And it usually takes less than a year to build this. So, trying to limit the impact of construction in the neighborhood, and again that was the idea of keeping the road towards the north, keeping it closest to Seven Mile away from the residential homes, so just trying to limit as much impact in the during construction and then after the fact. But I'd say it takes about a year to build this. Mr. Ventura: So, a year from now, we'd be looking at a finished product? Mr. Donovic: Mr. Ventura: Mr. Donovic: Mr. Ventura: Mr. Donovic: Mr. Ventura: Mr. Donovic: Mr. Ventura: Mr. Wilshaw: Mr. Caramagno: Mr. Donovic: September 1, 2026 32651 Roughly, give or take. Yes, sir. And would the...1 notice that you're putting seeded lawns in in the condominium development, is that true? Also, the single-family homes? I have to double-check the landscape plan. I can't remember if there's...but if that's a requirement of the Planning Commission, absolutely can make sure that happens. My real question is would you be putting irrigation systems in as well? I can look into it and get back to you, sir. And the other question I had is: You mentioned shielding the existing homes there from construction activity. How would you undergo that? Yeah, one, just with the silt fence protection. You know, keeping the limits of construction on the property. There is a reality of dust, you know, during construction in the beginning phases of demoing the building. It is a big old bar, and it's been there for a long time, so that that'll take a few weeks. And then just trying to keep everything on the construction site itself, trying to build it out as fast as possible and doing it in a clean manner. And Engineering and Ordnance is always driving around and they try to make sure they stay on top of the trades and do a good job. But you want to build it so fast, or you miss something, but you also want to take your time and do a good job there. But I just think I think it'd be less intensive than building a commercial building and or adding an addition to that building and whatnot. Great, thank you, Mr. Donovic. Thank you, Mr. Chairman. Thank you, Mr. Ventura. Any other questions for our petitioner? Rob, the road in front. You're going to be able to get that 20-foot- wide road? Yes, sir. I was talking to the builder and talking with the engineer, the engineers who was here with us this evening, and talking to the Planning Department, trying to make sure that the building fits within the setback requirements, while also having 20-foot driveways, and also not impacting the right of way. But it sounds September 1, 2026 32652 like the road right now. is 18 feet, which the one that they have in Westland is 18 feet. But fire...definitely want to make fire happy, so they can figure out how to squeeze out a few more feet. And again, there was some discussion on putting the road in the back in that public alleyway. I just think that's a horrible idea, putting a road next to residential, keeping all that traffic the residential one way for the seven houses, seven condos closest to the main road. So, you got to deal with the right of way with Wayne County because you can't impede that way. But I think the 20 foot is definitely doable. Mr. Caramagno: And then what you talked about the backyard -that's my next question. Are these condos going to have decks or patios? Mr. Donovic: A little patio in the back with the door wall, the sliding door wall out there, and then like a little separator, like a vinyl, the little vinyl...I think they're like eight -foot stretches of vinyl for a little bit of privacy in between the condo units. Mr. Caramagno: Will it be elevated or ground level? Mr. Donovic: Mr. Caramagno: Thank you. Mr. Donovic: Mr. Wilshaw: Mr. Donovic: A few steps, I think, depending on where the topography of the land kind of balances out. I imagine you have a few steps, but nothing too high. That they're ranches, so it should be pretty eye level with the rest of the ranches in the area. Yes, sir. Thank you, Mr. Caramagno. Any other questions for the petitioner? I have a couple for you, Mr. Donovic. The single-family homes, the two that are going to be behind this property. One, I'm going to zing you with a couple of questions here. Probably the photo of the proposed frontage that we received, along with the blueprint, don't line up in the sense that what I'm seeing in the picture is a house that has a garage in the two -car garage in the front facing forward, and the blueprint shows a turned garage that's not facing the front of the house. So, which is it? Great, great catch. They will be front entry garages. Yeah, you can't get a side car entry, but that would be front entry. Yes, sir. Yeah, just it was a clerical thing where that product has been built before the side entry, but it'll be front car garage. September 1, 2026 32653 Mr. Wilshaw: But otherwise, the blueprint is more or less what this particular unit is going to look like? Mr. Donovic: Yes, sir. Yeah, yeah. Kind of that narrow footprint. There're a lot of 40 foot lots in that neighborhood over there. That's just how they used to build the neighborhood. So, building those two houses with that 40 foot envelope, front entry, three bedrooms, two and a half bathrooms, same thing, kind of granite kind of style cabinets and counters. Be nice houses. Mr. Wilshaw: Okay, that sounds good. And then I assume that the, obviously, the seven -unit development that's on frontage of Seven Mile is going to be, well, it's going to be under some sort of a condominium clause and have an HOA, correct? Mr. Donovic: Yes, sir. Yeah, it'll be an HOA. I know the HOA docs were included in the packet. It's a long, dense document, but that'll be a private HOA that manages those seven units. Same with like trash. You know, trash comes up, they'll have their private trash pickup, so that they can take care of their own bins, and manage their own kind of site, cut the grass, irrigation, those sorts of things. Mr. Wilshaw: Will the association be handling the grass and the landscaping on the entire site? Mr. Donovic: Yes, sir. Mr. Wilshaw: Does the association then also own that 20 foot wide road that's in front of the houses, or is that going to be a city road? Mr. Donovic: My understanding, talking to the engineer, that would be privately maintained. I imagine the engineer, maybe city engineering, and our engineer can have a few conversations. But as of now, it's proposed to be privately managed. Mr. Wilshaw: Okay, so that'll be a private road. The two homes that are behind those units will they be part of the HOA as well? Mr. Donovic: No, not that I believe, no, they would not. I know for the purposes of the project itself, it has to be a PRD, but the homes will be separately parceled, and they'll be just normal houses, just like the rest of the neighborhood. Mr. Wilshaw: Okay, so those will have to maintain their own lawn and whatnot. Okay, all right. One other question: You mentioned that these September 1, 2026 32654 homes, particularly the ones facing Seven Mile, would be more of my interest, are going to be for sale? Yes, and it will not be rentals. Mr. Donovic: Yeah, they will not be rentals. There was some conversation about that. Naturally, real estate companies want to do rentals, and people have that right. But I've really been working with the developer to say, hey, let's do for sale. The more for sale products, I personally, nothing against rentals, but the more for sale products, I just think it's a better thing. Personal preference, and the builder was good with that. So, the seven units will be for sale, and the two houses will be for sale as well. Mr. Wilshaw: Mr. Donovic: Mr. Wilshaw: Mr. Donovic: Well, I happen to agree with you on that, and my question is, is there going to be a clause in the bylaws of the HOA to prevent them from being rentals, or could a person come and buy those units and then just rent them out? That's a good legal question. I'd have to look back at that. That I just don't know. I wonder what legal ramifications are. I would hope so, but I don't know if you're allowed to do that. I'm looking at the planning director, and I'm assuming he doesn't know that question. That's a loaded question, but I'll look into that and try to get an answer back. But I'd hope so personally, but I don't know if that's legally allowed or not. That's something I would like you to look into because I could definitely see at this price point, there are certain group of people who would look at this as an investment and say, "Absolutely, hey, I'll just buy these units and rent them out." Yeah, fair point. Say hey, I'll park 200 some odd thousand in this unit. It's brand new, little to no maintenance, long term capital expenditures there. Brand new building, beautiful. So, I'll rent it out for $2,500 bucks a month, and but I'll look into that. Mr. Wilshaw: Yeah, I think that would definitely help alleviate some of the concerns that that you and I both feel in terms of wanting needs to be long term owners of these units. Yeah. Okay. Very good. Thank you. That takes care of my questions for now. Any other questions from my colleagues? I do know we have some folks in the audience wishing to speak, so I'm going to give them a chance. If you'd like to have a seat for a moment, Mr. Donovic: Yes, sir. September 1, 2026 32655 Mr. Wilshaw: Thank you, Mr. Donovic. Good evening, sir. Frank Quinn, 18947 Floral, Livonia, MI. I've been there 49 years. Now where we live, 80% of our homes on Floral Street sits 80% of them sits on 80 foot lots. It's a nice country setting, and they're trying to cram in two on 80 feet. We have approximately 12 out of 15 homes that are on 80-foot lots over there, and you got to bear with me. I'd be against two homes, like I said, on the 40-foot lots. Used to be 45 foot to build. Well, I fought a long time ago, 40, and somebody trying to do the same thing, but y'all dropped it to 40. Now my problem is, not everyone got this letter of what's happening. I was told they only sent it out 300 feet. That's what I was told. I think all Gilman, all Floral should have been notified on this. I got two home homeowners right there. She lives directly across the street from me. She did not receive the letter. Why? Lord only knows. And yet, and I believe everyone on Floral and Gillman should be told about this. The gas station, when it was plans on Seven Mile and Inkster, they sent me a plan what they're going to do down there, and I'm a quarter mile away from the gas station at the time. You know, I'm against two homes being on Floral.Let one be fine on 80 acres. I mean, on 80 feet. He wants to live there, so be it. Cram them in there, but he don't. I know he don't live want to live there. Infinity Homes Company LLC don't have a good track record. I checked 211 reviews and found they only got 2.9 percent satisfaction rate. Okay, and to build Seven Mile and one house on Floral unless he's going to live in one hour. I already thought that. Here we go. I fought for this country. I fought for this city. Been here 49 years, and your jobs. So you can sit up here and let some company come in that don't live here and don't care and trash our country style living on Floral for all the mighty dollar. We need to keep all the zones intact. They bought a bar, let them run it that way. I'm against. I don't believe they got enough room to do what they want to do. I'm done. Thank Mr. Wilshaw: Thank you, Mr. Quinn. Thank you for your service and thank you for your comments. We really appreciate it. Mr. Quinn: Mr. Wilshaw: Mr. Quinn: Thank you. Sorry, I just kind of nervous. It's okay. You did just fine. Like I said, I got two homeowners right here on Floral Street sitting on 80-foot lots. Mr. Wilshaw: September 1, 2026 32656 Very good. We appreciate you coming. Thank you. Anyone else in the audience wishing to come speak on this item? Feel free to come forward, ma'am. Good evening, ma'am. Sandra Corlew, 18969 Floral, Livonia, MI. I've been there for 28 years. My question is, when I received the letter, it said single-family homes for the seven condos, and now you're putting on a second story on the two ends. I want to know, do they get to alter these plans throughout their construction, and then we may be in all two-story condos? Mr. Wilshaw: Oh, those are still single-family homes. Ms. Corlew: I understand it said ranch style. Mr. Wilshaw: Right. Ms. Corlew: Two stories is not ranch. Mr. Wilshaw: Right. I understand that. Ms. Corlew: So, I want to know, can they in the future, if this is planned, can they still keep altering? And now we're looking at two-story homes as opposed to ranch. Mr. Wilshaw: I understand. Okay, I understand your question, and the answer to your question is no. It's part of the plan, general development that they're coming to us with. It's a very specific plan that they give us. It's not a general plan to say yes, you can go put houses on this property. They have, as you saw, had to go through the whole blueprints and layout of the homes, the materials, all those details, and those all get locked into that plan general development as this moves forward to City Council. So, whether it's approved or denied, those plans will become set in stone. So they can't sit there and all of a sudden become two-story colonials is the answer to your question. Ms. Corlew: Okay, thank you. Mr. Wilshaw: Well, thank you for asking. I appreciate you coming. Good evening, Frank Fisher, 19032 Gillman, Livonia, MI. Mr. Wilshaw: Welcome. Mr. Fisher: Mr. Wilshaw: Mr. Fisher: Mr. Wilshaw: September 1, 2026 32657 My concern is like I've been living next to this bar a long time, and the corner, behind my garage, it floods with water, and my concern is having more water problems after this construction gets on its way. I don't know if is this easement going to be paved or is it going to be grass? Is it going to be a sewer in there to take off any of the water? Those are my concerns. And are these units going to have a fenced -in yard or is it all going to be open, wide open? I was just interested in knowing that, and I have to agree with this gentleman. I mean, one home on floral would be really, really a good idea. I think. Okay. That's my concern for now. Thank you. Thank you for speaking, Mr. Fisher. I will try to get answers to your questions. Thank you. Anyone else wishing to address the council? Anyone else? Oh, there's one more coming. Hi. Good evening, ma'am. Cheryl Mortinger, 18948 Floral, Livonia, MI. As Frank was saying, I did not receive a letter yet. I received a letter for a gentleman 10 houses away from me, about a garage. My concern is the same as yours. Thankfully, he's saying it's going to be sold. All the units. I pray there's no rental. I just fear that in our neighborhood. I'm also with Frank and the other gentleman, Frank. And the fact that I believe one house is perfect, too. I think it's just a lot. Single home, great. I just don't think they need two up there. We have a nice setting, like they say, nice country setting. I've been there...it'II be 15 years in November, I love it. I like the fact that I don't have to reach out my window and ask for an egg, and that's how close the houses are. I like the distance. The neighborhood's quiet. It's nice, and I kind of like it. And to agree with the gentleman here on the back easement, how is that going to affect our water and our drainage? I say this because I'm on the side with the strip plaza. It's got the party store, the dog grooming, the hair salon. Two years ago, we dealt, the last four houses, and I'm the fourth one, dealt with backups in our laundry rooms because of all the hair and stuff coming through. Yes, we did as Livonia go through and put new piping in. That has helped. Thank you, but I can just see that drainage just backing up in the future. So it's something that, like the second gentleman Frank was saying, he's already getting the water in his backyard. How much more is he going to get? That'd be my concern. Let's find out. Okay. Mr. Wilshaw: September 1, 2026 32658 All right. Thank you for speaking. Anyone else wishing to address the commissioner? I don't see anyone. Oh, there's one more. Feel free to come forward, sir. Good evening, sir. Doug Andridge, 19216 Meadowridge, Livonia, MI. That's the HOA right across the street from where they are. And I just want to I just want to confirm. Did I hear them say that the road is going to be separate from Seven Mile? In other words, they'll come in off Floral or Gillman, but they can't come in off Seven Mile? Mr. Wilshaw: Correct. They'll come in off the side street off Gillman, and it'll be a one-way street going out to Floral. Mr. Andridge: I like that. And then just a comment. We have a, I'm not a lawyer, but we have a clause in our HOA that says we have 25 units, and two of them can be rentals, and that's all. I don't know if that helps or not. Okay. Thank you. Mr. Wilshaw: Appreciate that. Thank you, sir. Anyone else wishing to address anything? I don't see any other comments. Mr. Donovic. Mr. Donovic: Thank you, Mr. Chair. Great questions. I love that. So, I I knocked on a number of doors throughout the neighborhood. I talked to maybe a dozen people. Some people don't answer the doors, so I tried to talk to as many neighbors as I could on both streets. I don't know who gets the notices or not. I know that standard practice is 300 feet from the property line, but did my best to knock on doors. I've been trying to get a hold of the gentleman just south closest to it. I don't know if that's you. I spoke to someone there that told me to come back. I have to get your address. It was your brother? It was a pickup truck. Yeah, yes, sir. Yeah, I was told to come back, but trying our best to talk to the neighborhood and you know let people know because these notices are always vague. Hey, we're going to build X Y Z. In terms of the two, three bedroom units in the back, those are...they're just a...it's a bedroom in the back of the house. It's still a ranch style, but it's just a little elevated portion in the back, so it'll still look like a ranch. It just the two ends will be a little bit higher, protruding up a little bit. In terms of the two residential homes, I know there's some questions about that. I absolutely understand the question about 40-foot lots. Further down Gillman and Floral, yeah, they're big lots. They're much larger lots back that way, but if you look at the layout of the neighborhood, those are all 40-foot lots right there. So, it it'd be consistent with all those houses. If you measure all those houses closest to Seven Mile, they range from 40 foot to 42 foot to 50 foot. So, these are the September 1, 2026 32659 same exact thing. I can understand if they were all 60-foot lots in that area. Completely understand, but if you just measure most of those lots in the entryway of that neighborhood, they're all 60. They're all 40-foot variation of 40 foot lots. As you drive further down, those lots start to get wider. So, I completely understand that. But naturally, they're proposing to build two houses right there because of all the other houses around there are all 40-foot lots in that general area. So, I think I answered...oh, stormwater and water management. That'll be the engineers here right now. I know the engineer will be working with the city engineer and the grading and the sewers and the catch basins and those sorts of things. There's gonna be grass with grass as opposed to right now. There's asphalt, a combination of asphalt parking lot and grass, so that'll be more grass and or vegetation there. There's no fencing that I know of. I don't think the city would want fencing because I think it'll look kind of bad in that area maybe, but there'll be vegetation and trees and I guess that's an ongoing discussion if the city wanted fencing of some sort, but as of right now, just going to be pine trees and that sort of vegetation, those sorts of trees. Mr. Wilshaw: Okay, and as far as stormwater management, typically when someone improves a site, there's requirements for county stormwater management improvements and whatnot. Are you falling under any of those requirements? I Mr. Donovic: I don't know if we'll be meeting that threshold or not, so I just don't have an answer for you. I know the engineering, between the Wayne County storm ordinance and the local city ordinance, and the engineer for the project and the city engineer. I know they'll work on those sorts of things that they're going to be able to tie into the Wayne County Inlet to control that water. I know that there will be ongoing discussion between permitting and whatnot. Mr. Wilshaw: Are you saying that in general you're going to have less impervious surface, less solid surface because you're going to have more grass than is currently on site. Mr. Donovic: There'll be a lot of grass out there, so I don't know the actual measurement and the measurements and the quantity of impervious surfaces, comparably speaking to the grass. But it'll be grass on grass, as opposed to the asphalt abutting that area right now, and it's all...If you go over there, there's random hills and random topography. There'll be a final grading. The city engineering, before they give you a certificate of occupancy, will go out there and take a laser and verify that the runoff and the Mr. Wilshaw: Mr. Donovic: Mr. Wilshaw: Mr. Donovic: Mr. Wilshaw Mr. Bongero: Mr. Donovic: September 1, 2026 32660 pitch of the ground, the dirt, will kind of be massaged to their liking to limit that, I'm going through that right now. The city's very very picky on stormwater management and where the water runs off. Understandably so. And there was question in regards to sanitary. It was, you know, alluded to that concern about sanitary sewer systems as well. Using the example of the property, I believe it's to the west of this, that was backed up due to dog hair and whatnot. What about the sanitary sewer system in relation to placing this many homes in this property? Is the system adequate for that? Yeah, great question. I think that was one of the things that made me so passionate about this project. It was going from commercial, which is more of an intense use, especially restaurants, bar and grill. I mean, you're going to have how many patients a day? Hundreds of people flushing toilets and running sinks. I think that's a lot more intensive use than someone that uses the bathroom every whatever. How many times? I mean, I use it more as I'm getting older now. I'm starting to get gray hair, but anyways, I think you know you use it a lot less than a restaurant or some other commercial use, or barber shop, right? You're trimming dogs, and I love my two dogs, but they shed a lot, and it starts to get in the sanitary lines and all that. So, I think this is a lot better usage. I'm not the engineer, but I'm very certain that the sanitary is pretty large, and it would take all that. Same with DTE. There's tons of power in the area and consumers' gas and those sorts of utilities, so I don't see an issue with that. Okay, thank you for addressing all those questions, Mr. Donovic. And just so you know, if you were knocking on my front door, I wouldn't answer it either. Just a little joke. My girlfriend agrees with you. Does any of my colleagues have any questions? Rob. Just to the neighbor that had a concern about water behind the bar. Could you, if you're going to be on site, maybe you could take a peek and see what's causing it. Ot's probably something fixable, very fixable. Yeah, I mean it's a mess. If you just walk over there again, there's hills, there's random topography everywhere. There are low lying areas, high light high rising areas. There's the alleyway back there, is all falling apart asphalt. So, I get people don't like...I Mr. Bongero: Mr. Donovic: Mr. Bongero: Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Mr. Donovic: Mr. Wilshaw: On a motion #09-57-2026 September 1, 2026 32661 completely understand everyone's got their various opinions. I completely respect that. Just from my perspective, we're getting rid of an old crappy building that's been there forever, and the next person that comes to buy it, they're gonna just slap lipstick on a pig, and it's just gonna still be the same thing. Like, let's get rid of this junk and put some residential here. I think it's just a huge... I like the development. If you could address this concern, I'd be great. I am hoping I could talk to some people after if they're okay with it. Like I said, trying to get a hold of one of the neighbors, so it worked out really nice. Yes, sir. Thanks. Any other questions for any of my colleagues for Mr. Donovic? Mr. Chair, I'd just like to reiterate that the letter from engineering did address the sanitary sewer and water mains, and they do not believe there'll be any adverse impacts on that system, as well as with the stormwater, they will tie into Wayne County, which would require permitting through them. So, all those were looked at by our engineering department. I appreciate that. Thank you, Mr. Uhazie, because those are valid questions that the residents raised, and ifs good that we make sure that we address those. And I would actually answer the door for you if you came to it, Mr. Donovic. I just kid you, Mr. McCullough put me up to that. Is there any other questions or comments from any of my colleagues? If not...(member in audience yelling up) we don't want to get into back and forth rebuttals. I'll hang out after and gladly talk to anybody that would like to talk to me. Okay. Thank you for that comment. All right, thank, thank you. Anything else from my colleagues? If not, I'm going to close the public hearing. A motion is in order. by Ventura, seconded by Caramagno, and unanimously adopted, it was RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 14, 2026, on Petition September 1, 2026 32662 2026-07-02-21 submitted by Infinity Homes & Co. LLC, requesting waiver use approval for a Planned Development under Sections 3.10 and 5.02 of the Livonia Zoning Ordinance, as amended, to develop a Planned Residential Development consisting of seven (7) attached multi -family ranch -style dwellings on the property located at 28001 Seven Mile Road, and two (2) single-family homes located on the properties at 19021 Floral and 19017 Floral, at the southwest corner of Seven Mile Road and Floral Street in the Northeast '/4 of Section 12, the Planning Commission does hereby recommend to the City Council that Petition 2026-07-02-21 be approved subject to the following conditions: 1. That the Site Plan marked Sheet CS-100 dated June 25, 2026, as revised, prepared by Angle Design & Engineering, is hereby approved and shall be adhered to. 2. That the Multifamily Floor Plan marked Sheet A-1 and Sheet A-2, dated July 10, 2026, as revised, prepared by Dimensional Design LLC, is hereby approved and shall be adhered to. 3. That the Greenwich Floor Plan, as revised, prepared by Dimensional Design LLC, is hereby approved and shall be adhered to. 4. That the Elevations marked Sheet A-3 dated August 30, 2026, as revised, prepared by Dimensional Design LLC, is hereby approved and shall be adhered to. 5. That the Landscape Plan marked Sheet LP-1 dated June 5, 2026, as revised, prepared by Nagy Devlin Land Design, is hereby approved and shall be adhered to. 6. 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 Department and thereafter permanently maintained in a healthy condition. 7. This development is approved strictly as a condominium as opposed to for -lease apartments. The master deed and bylaws shall contain language that prohibits the master deed and bylaws from being amended or repealed to permanently convert one or more units to apartments unless first approved by the City Council. September 1, 2026 32663 8. For a period of not less than six (6) months following the issuance of a certificate of occupancy for each unit within the development, the unit shall be offered for sale as a condominium and shall not be offered for lease. The developer shall make a reasonable attempt to sell all units as condominiums, recognizing that economic conditions may necessitate temporarily leasing one or more units until they can be sold. 9. That stone and Hardie board shall be provided in lieu of vinyl siding and brick on the multifamily condo units. 10. Sidewalks shall be added connecting the existing walkways along Floral Street and extending from the porches to the driveways to the satisfaction of the Planning Director. 11. 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. 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? 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 #3 PETITION 2026-08-02-22 Mt. Hope Mr. Caramagno, Secretary, announced the next item on the agenda Petition 2026- 08-02-22 submitted by Megan Jones, on behalf of Mt. Hope Memorial Gardens, requesting waiver use approval pursuant to Section 3.06 of the Livonia Zoning Ordinance, as amended, to construct a mausoleum in the Mt. Hope Memorial Gardens cemetery at 17840 Middle Belt Road, located on the east side of Middlebelt Road between Six Mile Road and Pickford Avenue in the southwest 1/4 of Section 12. Mr. Uhazie: Thank you, Mr. Chair. This is a request to construct a mausoleum at the Mount Hope Memorial Garden Cemetery, located on the east side of Middlebelt Road between Six Mile Road and Pickford Mr. Wilshaw: Mr. Uhazie: September 1, 2026 32664 Avenue. The total site size is just about 53 acres, and the current zoning is RUF. Under the zoning ordinance, cemeteries are treated as a waiver -use and even though Mount Hope has been in existence for a long time, the construction of additional burial crypts is considered an expansion, subject to waiver -use approval. In 2006 Mount Hope received waiver -use approval to construct a 3,520 square foot mausoleum, generally located in the south-central part of the property, and then in 2016 received waiver -use approval to expand the mausoleum by roughly 2,170 square feet, and most recently in 2020 they received waiver -use approval for a new mausoleum totaling 1,103 square feet. In size, with a height of 21 and a half feet, this proposal would be to construct an identical 1,103 square foot mausoleum just east of the existing one. It would be built in the same general location in the southern portion of the central area, separated by about 20 feet. Access to the site is via an existing private drive that extends east from Middlebelt and then forms a loop in the northeast corner of the property. Overall, the structure would be just over 1,000 square feet and the same height as the existing buildings. There would be a concrete sidewalk shown surrounding the building. The petitioner has provided pictures of the existing mausoleum, as well as proposals of renderings of what it would look like completed next to each other. There would be personalized markers for each crypt that would be displayed along the outside of the structure, which would not contain any doors or windows or any type of interior space open to the public. The northeast and west exterior elevations would contain brick veneer, and front panels of the memorial vaults or headstones would be polished of granite panels. To the south, the rear elevation, having no crypt fronts would be constructed out of concrete panels. The structure would have a flat roof and matching the existing units. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. The first item is from the Engineering Division, dated August 12, 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 #17800 Middlebelt Road, with the address of #17840 Middlebelt Road being used for the maintenance garage and outbuildings. 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 September 1, 2026 32665 adverse effects on the existing systems based on the proposed usage. 3. Should revisions to the utility services to the building, or any work within the Middlebelt Road right-of-way be required, the owner will need to submit drawings to the Wayne County Department of Public Services for permitting. 4. The owner has submitted drawings to this department for a Soil Erosion and Sedimentation Control (SESC) permit, which is currently under review." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated August 12, 2026, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to construct 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 August 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 signed by Brendan Adams, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated September 1, 2026, which reads as follows: "Pursuant to your request, 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 August 17, 2026, which reads as follows: "/ 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 August 12, 2026, which reads as follows: "The owner is current on the 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? Seeing no questions, our petitioner is in the audience. Feel free to come to our podium. Good evening. Megan Jones, Matthew Gibraltar Mausoleum, and I'm here to represent Mount Hope Cemetery. We intend to build a mausoleum, as mentioned. It is to match the existing. A couple things of note, based on the comments, we are currently doing a quick revision to the soil erosion. They asked us to add an additional silt fence, so it's not impacting the site plan at all, or changing any of the impervious space, or anything of the like. It's just an additional fence that was required during construction. And there was a question during our Mr. Wilshaw: Mr. Caramagno: Ms. Jones: Mr. Caramagno: Ms. Jones: Mr. Caramagno: Ms. Jones: September 1, 2026 32666 study meeting last week, and it was related to how much was sold. And right now, they have about 73 units that are sold, so that it's about 20% of the building, which would mean that you know a five -to -six -year turnaround time for new construction would be about right. Okay. Well, thank you for those updates, Ms. Jones. Is there any questions for our petitioner? Did you build the last mausoleum? Not that I recall, but I wasn't in this role at that time. Okay. Did the company build it? Not that I'm aware of, but again, I would have to double check for you. But it wasn't that I did anything. Okay. Thank you. To give a little bit of background to Matthew Gibralter Mausoleum, they are a construction company that's been around for 20 plus years with Matthews. They build mausoleums for cemeteries throughout the country, so a lot of experience doing this. Mr. Caramagno: Thank you. This one seems like a smaller mausoleum from what I'm...what I've seen in the past. But I mean, if that's what they need, that's what they need. Ms. Jones: It's kind of on a mid -range for a garden, which is that all exterior crypt space. If we were talking a chapel, which to the right of the existing is a chapel space. It would be a little bit on the small side. Mr. Caramagno: Thank you. Mr. Wilshaw: Ms. Jones: Thank you, Mr. Caramagno. Any other questions for our petitioner? Not really about the construction, but just one quick question on the existing mausoleum that's there, and I presume it would be the same with the...I'm talking about the exterior, the garden style. There are vases on the fronts of the units, and some of those are quite high. How do how do people get flowers in those vases? So there's like a tool that is used to put them in place, and it's my understanding that those vases are removed on occasion. But like the family gets to select whether or not they want that as part September 1, 2026 32667 of it. So, like the bronze that you see that has the person's name on it is always there. The vase is just an optional feature, and then obviously during cleanup services, they'd take the flowers out. Mr. Wilshaw: Sure, sure. I just wondered because obviously it's 20 feet in the air. Ms. Jones: That's fair. Mr. Wilshaw: I don't want to see people, you know, on top ladders and whatnot. Ms. Jones: No. It's my understanding that there is like some kind of a hook. I would imagine that if you got up really high, this cemetery would help them. There is on -site staff. Mr. Wilshaw: Okay, alright, very good. That was my only question when I drove over there and took a look at it. I was like, yeah, that's just curious how that works. Any other questions from my colleagues? Any questions or comments from anyone in the audience? No one is dying to get up here. Had to make that comment. Mr. Bongero: You are on a roll tonight. Mr. Wilshaw: It only gets worse as the meetings go on. Anything else that you'd like to tell us before we make our decision? Alright. Thank you. With that, I'm going to close the public hearing, and a motion is in order. On a motion by Dinaro, seconded by Bongero, and unanimously adopted, it was #09-58-2026 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 14, 2026, on Petition 2026-08-02-22 submitted by Megan Jones, on behalf of Mt. Hope Memorial Gardens, requesting waiver use approval pursuant to Section 3.06 of the Livonia Zoning Ordinance, as amended, to construct a mausoleum in the Mt. Hope Memorial Gardens cemetery at 17840 Middle Belt Road, located on the east side of Middlebelt Road between Six Mile Road and Pickford Avenue in the southwest 1/4 of Section 12, the Planning Commission does hereby recommend to City Council that Petition 2026-08-02-22 be approved subject to the following conditions: 1. That the Site Plans, Building Sections, and Elevations dated May 20, 2026, as revised, prepared by Matthews Gibraltar Mr. Wilshaw: Mr. Wilshaw, ITEM #4 September 1, 2026 32668 Mausoleum Construction Company, is hereby approved and shall be adhered to; 2. That all disturbed lawn areas shall be sodded in lieu of hydroseeding; 3. That the landscaping shown on the above -referenced Landscape Plan shall be installed to the satisfaction of the Inspection Department and thereafter shall be properly and permanently maintained; 4. The plans referenced in this approving resolution shall be submitted to the Inspection Department with the building permit application(s); and 5. 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. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 of the Livonia Zoning Ordinance, as amended. Is there any discussion? Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. Motion for Public Hearing Mr. Caramagno, Secretary, announced the next item on the agenda, Motion to Hold a Public Hearing, pursuant to Section 13.15 of the Livonia Zoning Ordinance, as amended, to determine whether or not to amend Article II (Definitions), Article III (Zoning Districts and Map), and Article VI (Standards Applicable to Specific Uses), of the Livonia Zoning Ordinance, as amended, to define and regulate data centers. Mr. Wilshaw: Thank you, Mr. Secretary, Mr. Uhazie. I'm going to steal your thunder just briefly, just to note that for this item and the following item, which I'm sure you'll also reiterate, this is a motion to set the date for the public hearing. This is not actually...we're not conducting a public hearing at this point, on this item, because Mr. Uhazie: Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Uhazie: Mr. Ventura: September 1, 2026 32669 we don't have the language to look at to have a hearing on this is that correct? That is correct. Okay, what would you like to tell us about this? Basically, just reiterate what you just said and a little history on how we got here. Both this item and the next item were referred to the administration by City Council. That is how we got to start looking at the language of the amendment to the zoning ordinance. Most of what will be included of this is regulation of and defining data centers, what it means to be a primary use, an accessory use, where a waiver would be required. There will also be separate changes to the code of ordinance that will go into more detail about how they will be regulated as far as noise, electricity consumption, looks, and water consumption. Same thing with the moratoria. That is something that was recommended to the administration by City Council from one of the committee meetings, that would be to put the language in the ordinance to allow us to do a moratorium. Both these require a public hearing, and this is our chance to set that public hearing and let everyone know that, when we plan to discuss that in more detail. Okay, I appreciate that. Is there any correspondence on this at this point? Okay, and is there any questions from any of my colleagues? So these are two separate items? Yes. That item number four proposes to discuss the language that would define what a data center is. Correct. And the various requirements by which they may be established? Yes, where they're allowed, what their setbacks would be. And number five is a separate petition that would authorize the city to declare a moratorium on any use? Mr. Uhazie: Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Wilshaw: Ms. Dinaro: Mr. Uhazie: September 1, 2026 32670 Any use, yes. That would just authorize some of the discussions that City Council has been having about moratoriums and gas stations, and car washes, but there's nothing specifically in the ordinance that details that as of now. So, it was recommended by the law department to also add that to the zoning ordinance to clarify how that would be done and what the rules and regulations would be that govern that. And who would declare the moratoriums? City Council would actually make the approval of it, but in order to amend the zoning ordinance, it needs to go through planning first. But this would really be amending the zoning ordinance by declaring a moratorium. You'd just be categorically denying any opportunity for a petitioner to bring a petition to the city for a use... It is my understanding from discussions with law that there...I don't know if we are allowed by statute to put a permanent moratorium on things. I'm not talking permanent. I'm talking whatever. There's a moratorium. We've we have effectively amended the plan, the master plan, to say at this point in time, and for whatever duration the moratorium was put in place, were not even going to consider your petition. Correct. Okay. Thank you. Thank you, Mr. Chairman. Thank you, Mr. Ventura. Any other questions for staff? This is specifically about data center, setting the date for a public hearing for a data center ordinance amendment. I do have a question. I imagine there's going to be a lot of public interest in this. What is the plan to notify the public that this conversation is happening? As of right now, it would just be the standard publication notifications. But if we want to have that advertised further, we could probably. Follow what we've talked about with the master plan amendment and having it put on the homepage and some of the social media to get outside of that. One thing I do want to note that I don't think has come up so far is that the draft language September 1, 2026 32671 is prepared, but law is still putting some final touches on that. That will be provided to you in the next day or two. But again, that's something that we would have to. We could put up as part of that announcement to start getting input sooner, rather than having it all at the public meeting. Ms. Dinaro: Do we tentatively have a date yet? Mr. Uhazie: The proposal would be for the next public hearing set for September 22. Mr. Wilshaw: Yeah, the motion in in our packet is to set the public hearing on Tuesday, September 22, for both items. Mr. Uhazie: Yes. Mr. Wilshaw: Okay. Any other questions? Ms. Dinaro: I'm all set. Mr. Ventura: At this at this public hearing that's proposed, who from the data center industry will be presenting information about the current state of the art of data centers. Mr. Uhazie: As of right now, I don't think there's anyone lined up. I know the law department has worked extensively with some of the like, OHM to get language of what other communities are doing and what the standards are required. Mr. Ventura: So, my question...I want to know who from the data center industry is going to be present at the public hearing to answer questions factually about the current state of data center development, not what other communities have done. In other words, my concern here is that this is as Ms. Dinaro has recognized there's a great deal of public interest in this topic, much of which is terribly misinformed. And if we're going to do something on a citywide basis, it behooves us to be as accurate and factual as possible. Having a public hearing where anybody can stand up and say anything, factual or not, isn't going to produce regulations that are based on empirical facts and the state of the industry. So, my concern is that we're going to do something here that's a dog and pony show, without any input from anybody in the industry that can speak factually about what's actually going on. Mr. Uhazie: We can start soliciting feedback. Mr. Ventura: Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Uhazie: Mr. Ventura: Mr. Uhazie: September 1, 2026 32672 I would not want to have a public hearing without somebody from the industry. But for now, it's just establishing the zoning districts, right? I mean, right now it would establish mostly what are we defining it as, where it would be allowed. Where we're going to put them. Yes, yes, that is the most of what is in the zoning ordinance amendment. The ordinance amendment will have more of those details, or more of the details of like water consumption and such. The details in the zoning ordinance are more of like what are we considering a data center? What is a primary use? What is an accessory use? What are the setbacks required from residential? The proximity requirements, restrictions. I'm terribly puzzled here. If you read and there's something in the newspaper or in the media every day about a data center, these are half a million square foot, million square foot, 2 million square, 3 million square foot facilities on large acreage, 60,70, 80, 400, 500 acres. There isn't any land in the city to accommodate anything like that. So, what are we talking about? Is there a definition of a data center that we're trying to regulate because... Well, that is what we're establishing as part of that language is what is a data center. It is a very hot topic in the news, so the definitions would actually put into place of like what is considered a data center versus what's a data center that may already exist in the community that is a smaller thing. That's part of another organization, like in a hospital or something that may have a data center, but it's not what is considered like the multi -acre things that you're discussing. So that's what we'd be putting in writing, is defining what the city sees as a sole use data center for processing of high capacity information, as opposed to being something that might be an accessory use to a hospital or large existing commercial and or industrial building for processing their internal data. Mr. Ventura: Okay, but none of this language has been written yet. Mr. Uhazie: It's been written. Law is putting their final touches on it. Mr. Ventura: It would be available to us prior to any public hearing? Mr. Uhazie: Mr. Ventura: Mr. Wilshaw: Mr. Uhazie: September 1, 2026 32673 It will be available the next day or so. They want to go through it, make sure they have everything arranged how they feel would be best legally supported. So, they're just going through that to make sure it's all in order, and then that will be presented to you, like I said, before the end of this week. Thank you very much. Thank you, Mr. Chairman. Thank you, Mr. Ventura. Yeah, obviously we've kind of gone on a little bit long for discussing the setting of a date for a public hearing, but there are good questions to ask to at least sort of level set what our expectations are for that public hearing. I don't want to go down the road of getting into all the details of what that language is going to be yet at this point because ifs we simply don't have anything to look at right now or to or to discuss. We're simply just trying to set a date. That being said, to your point, Mr. Ventura, there is certainly the concern that's often in the media right now is these hyper -scale, mega, you know, multi -acre, you know, city -sized sites. But there is industrial property within the city, warehouses and so on. They certainly could have a smaller scale dedicated data center, and those...what we're trying to do is make sure that those properties, if they were to be used for that purpose, have appropriate restrictions and regulations around them for their use of water, electricity, esthetics, and other things. That noise would also be of concern to residents, even at a smaller scale than the large mega sites. The same concerns exist regardless of the size, and then of course, as Mr. Uhazie mentioned, we need to clearly define the fact that there are accessory use data centers, which are corporate offices that have a server room in them, or you know a small area dedicated to this type of use that generally don't have the same concerns of water use and everything else. Mr. Uhazie, just a question on this subject, not to beat a dead horse, but right now, as the city stands with its existing ordinance, if someone wanted to go into say an industrial. They bought a warehouse in our industrial belt, 200,000, 100,000 square foot warehouse, and said, "I want to put a data center in there", what is permitted currently? I believe it would be identified as a waiver -use in the M-2 district, but I can confirm that real quick here. There is language in there for uses under data processing center, which I think would be fair to define that. Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: September 1, 2026 32674 Yeah, but there's really no further...other than the fact that it's a waiver -use, There's no defined parameters in terms of how that data center would operate currently in our ordinances. Correct. It's permitted use in the M-2 district for data processing and computer centers, including sales, service, and maintenance of electrical data processing equipment, is how it's defined currently. Okay, so that's why the City Council raised this issue and why we're here to set a public hearing to further define this this criteria. And as of right now, they are both permitted uses in the M-1 and M-2 districts. Okay, all right, that's good to know. Is there any other questions or comments from my colleagues on setting a date for a data center public hearing? Is there anyone in the audience wishing to speak regarding setting the date for a public center or data center public hearing? Jerry Karasinski, 1048 Bainbridge Avenue, Livonia, MI. To Mr. Ventura's point, I think Wallbridge Aldinger is the general contractor for the barn in Saline Township. They also have property in New Hudson that they're trying to develop a couple of those same facilities. So, if you wanted to reach out to a local firm, that would be one area. I believe also Microsoft and Amazon Web Services are. Probably have local offices in the Detroit area, and either of those companies would be also in that industry. That's helpful. Thank you, Mr. Karasinski. Any other questions or comments from our audience? If not, I'm going to go back to my colleagues and see if they can get a motion to set the date. Mr. Wilshaw: On a motion by Long, seconded by Bongero, and unanimously adopted, it was #09-59-2026 RESOLVED, that the City Planning Commission, pursuant to Section 13.15 of the Livonia Vision 21 Zoning Ordinance, as amended, does hereby establish and order that a public hearing to determine whether or not to amend Article II (Definitions), Article III (Zoning Districts and Map), and Article VI (Standards Applicable to Specific Uses), of the Livonia Zoning Ordinance, as amended, to define and regulate data centers. Mr. Wilshaw: Is there any discussion? September 1, 2026 32675 Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. ITEM #5 Motion for Public Hearing Mr. Caramagno, Secretary, announced the next item on the agenda, Motion to Hold a Public Hearing, pursuant to Section 13.15 of the Livonia Zoning Ordinance, as amended, to determine whether or not to amend Article XIII (Administrative Procedures) to add a new section (Section 13.16) for the purpose of establishing the means and reasoning for the creation of moratoria pertaining to specific land uses with the City of Livonia. Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Mr. Caramagno: Mr. Uhazie: Thank you, Mr. Secretary. That was good transitioning between Roman numerals. Did I have the Roman numeral? Yeah, I think you did. All right, Mr. Uhazie, we're talking moratoria now. I think I can reiterate everything we said. Again, it is not currently in the ordinance, and in light of all of the recent discussions of moratoria, it was recommended by the Law Department and Council to have language brought up to solidify what course of action that the city can take to enact a moratorium. Again, we are proposing to have that on the same day of September 22. Okay, and is there any questions from my colleagues in regards to this setting of the date? I got a question, a legitimate question, I think. Is that going to mean like a 2 o'clock in the morning meeting because it'll be overloaded with two of these in the same night? Should it be like a standalone agenda. Should they be separate items? I guess I'm assuming that the data center will take the brunt of the discussion. I don't see the moratoria being as controversial or bringing as many people out to have detailed of a discussion. My fear would you'd get two meetings that are very long as opposed to one long meeting, and I don't see the moratoria being the one that brings extra people out as opposed to the data center one. Mr. Caramagno: Value your opinion, thank you, Mr. Wilshaw: Mr. Uhazie, you just want to rip the band aid off and I get it. Alright. Any other questions? That was a good question, though. Any other comments? Anyone in the audience wishing to speak about September 1, 2026 32676 setting dates for public hearings for moratoria? All right. Anybody else with any comments, if not, can I get a motion to set that date? On a motion by Caramagno, seconded by Dinaro, and adopted, it was #09-60-2026 RESOLVED, That the City Planning Commission, pursuant to Section 13.15 of the Livonia Vision 21 Zoning Ordinance, as amended, that the City Planning Commission, does hereby establish and order that a public hearing be held to determine whether or not to amend Article XIII (Administrative Procedures) to add a new section (Section 13.16) for the purpose of establishing the means and reasoning for the creation of moratoria pertaining to specific land uses with the City of Livonia. Mr. Wilshaw: Is there any discussion? A roll call vote on the foregoing resolution resulted in the following: AYES: Dinaro, Bongero, Long, Caramagno, Wilshaw NAYS: Ventura ABSENT: Droze ABSTAIN: None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. ITEM #6 APPROVAL OF MINUTES 1,248th Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,248th Public Hearing and Regular Meeting held on August 11, 2026. On a motion by Dinaro, seconded by Bongero , and unanimously adopted, it was #09-61-2026 RESOLVED, That the Minutes of 1,248th Public Hearings and Regular Meeting held by the Planning Commission on August 11, 2026, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Dinaro, Bongero, Ventura, Caramagno, Wilshaw NAYS: None ABSENT: Droze September 1, 2026 32677 ABSTAIN: Long Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,249th Public Hearings and Regular Meeting held on September 1, 2026, was adjourned at 8:51 p.m. ATTEST: lan Wilshaw, Chairman CITY PLANNING COMMISSION am Caramagno, Secretary