Livonia Planning Commission Approves Luxury Event Center and Auto Repair Expansion; Tables Chick-fil-A Windscreen Bid

At its 1,246th Public Hearing and Regular Meeting, the Commission forwarded two petitions to City Council with approving recommendations, sent a drive-thru windscreen proposal back to the drawing board, and adjourned at 8:50 p.m.

1,246th Public Hearing & Regular Meeting  |  Tuesday, June 16, 2026  |  Livonia City Hall, 33000 Civic Center Drive  |  7:00 p.m.

The City of Livonia Planning Commission convened its 1,246th Public Hearing and Regular Meeting on Tuesday, June 16, 2026, at Livonia City Hall. All seven commissioners were present. Three petitions were on the agenda — two public hearing items and one miscellaneous site plan request — along with approval of the prior meeting's minutes. The session lasted approximately an hour and fifty minutes before adjourning at 8:50 p.m.

Planning staff present included Jacob Uhazie, Stephanie Reece, and Kristoffer Canty. Chairman Ian Wilshaw presided. The Commission also noted that no meeting will be held the following week due to the Livonia Spree festival.

Commissioner names below have been cross-referenced against the City of Livonia's official Planning Commission roster. A small number of individual remarks in the source recording were not clearly attributable to a specific commissioner and are described without attribution.

Item 1 — Petition 2026-05-02-13: Luxe Events LLC Banquet Facility

Location: 27600 Schoolcraft Road, Buckingham Village Shopping Center, north side of Schoolcraft between Inkster Road and Cardwell Street (SE ¼ of Section 24)  |  Zoning: C-2 General Business  |  Petitioner Rep: Tiffany Munson, Luxe Events LLC

Luxe Events LLC, represented by Tiffany Munson, is requesting a waiver use to operate a luxury banquet and event facility in a 2,800 square-foot tenant space at the Buckingham Village shopping center — the former site of a distillery, situated directly next to Snookers Pool and Pub. The shopping center totals 7.53 acres with approximately 1,000 feet of Schoolcraft Road frontage and 367 feet of Inkster Road frontage.

Munson described a vision of serving the gap in Livonia's event market for upscale, all-inclusive "micro" events — corporate gatherings, weddings, receptions, prom season bookings, charitable fundraisers such as Toys for Tots and holiday giveaways, and similar private functions. The facility would be reservation-based and not open to the general public. Maximum anticipated occupancy is 125 persons. Events would primarily occur on weekends — one Friday evening, two Saturday events (daytime and evening), and one Sunday event — with additional bookings during prom and graduation season.

The floor plan shows a 480 square-foot dance floor and reception area, a partitioned mid-section housing two restrooms and a bridal room, and a small kitchenette at the rear. No in-house catering would be provided; outside caterers would enter through the front entrance. The petitioner does not hold a liquor license but plans to partner with a mixologist school with nearly 30 years of experience; all alcohol service vendors must hold valid training certificates and carry their own insurance. Interior lighting would be dimmable mood lighting via wagon-wheel chandeliers and circular shop lights to accommodate different event types.

Munson presented an updated exterior elevation showing repairs to deteriorating metal facade panels, full exterior paint in matte black, white, and tan, cleaning of interior and exterior windows (with a darker uniform tint), addition of a business sign, replacement of the existing chandelier with a matte-black wagon chandelier, new wall sconce lighting, removal of hanging wires, and replacement of an old mailbox.

300-foot residential separation: Section 6.14 of the Livonia Zoning Ordinance requires a minimum 300-foot separation between banquet facilities and any residential district. The Buckingham Village residential subdivision sits immediately to the north, meaning the site does not technically comply. However, Section 13.13 empowers City Council to waive or modify this requirement by a separate resolution with a two-thirds supermajority vote.

Parking: The ordinance requires 48 parking spaces for an event center with a 2,400 square-foot assembly area (one space per 50 sq. ft.). The subject parcel has only 30 spaces; however, the broader shopping center provides approximately 224 spaces. During the study session, questions arose about whether a cross-access parking agreement existed — staff confirmed at the public hearing that the petitioner had provided a letter establishing shared access rights to the entire complex. Commissioner Bongero asked staff to elaborate on how the center's mix of day-use and evening tenants would share that parking; staff replied that the variety of uses, paired with the overall number of spaces, was not expected to create conflicts.

Bathroom adequacy: Chairman Wilshaw raised concerns about whether two single-stall restrooms (one men's, one women's) are adequate for up to 125 guests who may be eating, drinking, and dancing. Munson stated that events at similar facilities in her experience have not generated long restroom queues because guests stagger their usage. The Commission deferred to her judgment while noting state code minimums require two single-stall restrooms for events over 17 guests. Fire Marshal Brian Kukla's correspondence indicated final occupancy numbers and bathroom requirements would be addressed during the official plan review.

Noise and rear access: Commissioner Long raised the issue of smoking and noise if guests congregate near the rear exit. Munson stated that trained event staff would be on-site at all times, camera systems would be installed, and a third security attendant could be deployed for larger events. The Commission added a condition that the rear door shall not be used for public access.

Condition of the rear alley: Commissioner Caramagno expressed strong frustration about the overall physical condition of the rear of the shopping center, noting the area was full of weeds, crumbling surfaces, and visible disrepair. Staff noted a separate property owner may be responsible for portions of the lot. The approving resolution included a requirement that the rear drive be repaired and resealed to the satisfaction of the Inspection Department.

Engineering Division had no objections and noted the parcel is served by public sanitary sewer and water main and private storm sewer; no utility revisions are anticipated. Fire Department flagged that fire suppression with alarm monitoring may be required, kitchen suppression could be needed if hood and duct cooking occurs, and additional egress doors may be required — all to be resolved at plan review. The Police Department (Sgt. Adams, Traffic Bureau) had no objections. The Inspection Department (Director Jerome Hanna) noted the change of use triggers full barrier-free code compliance, flagged the rear area as being in disrepair, and referenced the city's noise ordinance given the proximity to the residential subdivision. The Finance Department confirmed no outstanding receivables.

Item 2 — Petition 2026-05-02-14: Oval Auto Repair Facility

Location: 28755 Plymouth Road (former Dobby's Tuxedo building), south side of Plymouth between Garden Street and Harrison Street (NE ¼ of Section 36)  |  Zoning: C-2 General Business (Plymouth Road Development Authority District)  |  Petitioner Rep: Jeff and Vanessa Schembri, Oval Auto

Jeff and Vanessa Schembri, owners of Oval Auto, appeared before the Commission seeking waiver use approval to expand their 25-year-old automobile repair business into the adjacent property — the long-blighted, currently condemned former Dobby's Tuxedo building at 28755 Plymouth Road. Their existing facility sits directly to the east of the petition site. Their son is positioned to take over the business and will be part of the operation going forward.

The proposal involves demolishing and rebuilding a significant portion of the structure, adding a 60-foot rear addition that creates a total of approximately 7,545 square feet. The new floor plan features seven repair bays, a wash area, two offices, file storage, a vestibule, two restrooms, a changing room, and a compressor room (the latter now primarily used for inflating tires, as nearly all equipment has transitioned to electric). The petitioner stated this represents an investment approaching $1 million.

The existing facade of the current building was cited by multiple commissioners and the petitioner themselves as an "eyesore." The Schembris committed to fully rebuilding the front elevation in a style akin to neighboring businesses — envisioning limestone accents, attractive windows, and a house-like street presence, with block wall construction on the remaining sides, painted in a complementary dark color. Overhead doors will be relocated from the Plymouth Road frontage to the building's side, improving curb appeal. A facade rendering submitted the day of the meeting was not available in print but was reviewed digitally.

Building condemnation: Commissioner Ventura confirmed that the Schembris have been in active communication with the City's Inspection Department, specifically Frank Hershey, who has guided them through the legal and remediation process with the prior building owner. Ventura praised the family for cleaning up "an eyesore for so long."

Chain-link fence / ZBA variance: The site plan proposes a six-foot chain-link fence along the western property line, matching an existing fence on the eastern side. The Inspection Department flagged that fencing is prohibited in C-2 districts; any new fencing will require a variance from the Zoning Board of Appeals (ZBA). Staff noted that any existing fence may remain, but additions require ZBA action. The Schembris argued that chain link is less visually intrusive than vinyl at the setback depth involved, and that it would match the existing fence on the other side. Commissioner Bongero, joined by other commissioners, suggested exploring decorative metal or other alternatives for at least the street-visible portion, while acknowledging budget constraints. Mr. Schembri expressed willingness to consider a more aesthetically pleasing alternative down the road, but preferred chain link initially.

Parking lot and exterior: The Schembris confirmed the parking lot will be repaired and re-striped (29 spaces proposed; 17 required based on 7 bays and 3 peak-shift employees). Barrier-free spaces will comply with Michigan Barrier-Free Code. A dumpster enclosure — currently absent at the site — will be screened on three sides with materials matching the building and fitted with a solid fiberglass or steel gate. Commissioner Caramagno noted this was another meaningful improvement.

Lighting / Photometric plan: Commissioner Ventura requested a photometric plan to ensure parking lot lights do not shine into neighboring properties. The petitioner agreed to provide one; the approving resolution includes a condition requiring it.

Existing pole sign: The former Dobby's Tuxedo pole sign remains on the eastern property line. The Schembris verbally committed to removing it, and a commissioner moved to include that removal as a formal condition during the motion's discussion.

Stormwater: Commissioner Bongero inquired about stormwater quality provisions given the potential for automotive fluids to enter runoff. The petitioner stated they already use a licensed hazmat disposal company that removes waste materials weekly. Staff noted stormwater management plans will be required before permits are issued.

Electric vehicle safety: Fire Marshal Kukla's correspondence flagged that if electric vehicles are serviced on-site, a lithium-ion battery mitigation plan must be submitted with the permit and plan set. The Schembris noted that much of their equipment has transitioned to electric.

Item 3 — Petition 2026-05-08-02: Chick-fil-A Retractable Drive-Thru Windscreen

Location: 11700 Middle Belt Road, corner of Middle Belt and Plymouth Roads (SW ¼ of Section 25)  |  Zoning: C-2 General Business (0.87 acres)  |  Petitioner Rep: Krista Brazeau, Chipman Design Architecture, on behalf of Chick-fil-A

Chipman Design Architecture, representing Chick-fil-A corporate, sought site plan approval to install a retractable wind wall system along the western side of the existing drive-thru canopy at the Livonia Chick-fil-A. The system is designed to protect employees who staff the outdoor ordering lanes — a key feature of Chick-fil-A's drive-thru model, where team members with tablets take orders before customers reach the window.

The proposed wind wall consists of five grey vinyl-coated panels supported by six columns, each approximately 10.5 feet tall. Panels include a mesh section for visibility. The system attaches to existing canopy columns via clamp-and-strap brackets, with no drilling required, preserving the structural integrity of the columns. A 12-inch gap at both the top and bottom of the panels acts as a pressure relief vent and prevents panels from acting as a sealed container in strong winds. The entire system can be deployed or retracted by a single team member in roughly five minutes and slides horizontally along a track.

Brazeau presented wind data from NOAA and local airport weather stations showing the site experiences winds of 35 mph or higher for approximately 30 to 45 days annually — primarily October through late April — with the west-facing drive-thru lanes creating a wind tunnel effect that exposes outdoor workers to significant wind chill. The installation mirrors systems already in use at other Chick-fil-A locations nationally and is specified by Chick-fil-A corporate as their standard solution for locations meeting the wind threshold criteria.

The Commission's reception was uniformly skeptical on aesthetic grounds, despite broad agreement that employee protection from the elements is a legitimate and worthwhile goal.

Commissioner Dinaro opened the critique, describing the panels as looking like "tarps" and questioning why a permanent, structured solution — such as rolling garage-style doors — had not been pursued. She expressed concern about the longevity of vinyl panels in Michigan winters and preferred something more permanent and visually appealing. The petitioner responded that garage-style doors would require drilling into the canopy, adding electrical infrastructure and structural load — a modification Chick-fil-A wishes to avoid.

Commissioner Ventura, who was present when Chick-fil-A's original site was approved and recalled the company's insistence on its brand standards at that time, found it contradictory that the building's existing palette of brown, red, and cream would now be complemented by industrial grey vinyl panels. He specifically pushed for the panels to be recolored to match existing finishes and proposed an entirely different system: motorized roll-down shade structures mounted in a housing at the top of the canopy columns — a system he had observed at commercial storefronts and malls. He described the existing proposal's retracted appearance as looking like panels "thrown and wrapped around a pole."

Commissioners Caramagno and Bongero echoed the suggestion that motorized roll-down shade systems, which disappear into a housing cylinder when not deployed, would be far more aesthetically pleasing and functionally superior. The petitioner acknowledged that a black color variant is available and showed a sample, but the Commission made clear that the color alone was insufficient — the system design itself needed to change.

Chairman Wilshaw summarized the consensus: the Commission fully understands and supports the need for employee wind protection, particularly given the west-facing drive-thru orientation, but believes better solutions exist. He personally advised the petitioner to explore alternative systems before returning. The petitioner, Brazeau, acknowledged the feedback constructively, accepting it as constructive criticism, and apologized on behalf of the franchise for a temporary existing tarp-and-check setup that the Commission had also found objectionable.

Engineering Division had no objections. Fire Marshal Kukla's office requested documentation that the vinyl/cloth panels have been treated with a UL-approved flame retardant to prevent flame spread. The Police Department had no objections. The Inspection Department had no objections. The Finance Department confirmed no outstanding receivables. City Treasurer Susan Nash confirmed all property taxes are current.

Rather than deny the petition outright, the Commission chose to table it, offering the petitioner the opportunity to return with a revised proposal within two months. Chairman Wilshaw confirmed the petitioner could return sooner if a new design was ready, and that the two-month window was a maximum, not a fixed deadline.

Item 4 — Minutes of the 1,245th Meeting, May 5, 2026

The Commission voted to approve the minutes of its 1,245th Public Hearing and Regular Meeting, held May 5, 2026. All members of the May 5 meeting were present with the exception of Commissioner Bongero. One commissioner abstained from the vote. The motion was made by Commissioner Bongero and supported by Commissioner Caramagno, with no further objections. The minutes were marked as approved with a vote of 6–0–1.

The meeting was adjourned at 8:50 p.m. on a motion by Commissioner Long, supported by Commissioner Bongero, with no objection. The Chairman reminded the audience that there will be no Planning Commission meeting the following Tuesday due to the Livonia Spree festival, encouraging residents to attend in lieu of the Commission meeting.

This report is based on transcripts and agenda materials from the City of Livonia Planning Commission 1,246th Public Hearing and Regular Meeting, June 16, 2026. Petitions involving zoning questions are forwarded to City Council, which holds its own public hearing before making final determinations. Site plan decisions are effective seven days after adoption by the Planning Commission unless appealed in writing to City Council within ten days.