[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6069741,"mediaKeyId","3066838-522c247272e5f3db1575daddbe357d68","parentId",3066838,"title","Commission approves 100‑unit townhouse development at 7 Mile and Victor Parkway with deed restriction for northern open space","audioSeconds",1485,"startMs",4665000,"endMs",6150000,"viewUrl","/Search/View?dp=1&key=3066838-522c247272e5f3db1575daddbe357d68&start=4665&end=6150","thumbnailUrl","https://assets.pipeline.soar.com/3066838-522c247272e5f3db1575daddbe357d68/thumbnail_4665000.jpg","articleUrl","/articles/6069741/Livonia/Wayne-County/Michigan/Commission-approves-100unit-townhouse-development-at-7-Mile-and-Victor-Parkway-with-deed-restriction-for-northern-open-space","mediaUrl","https://secure.pipeline.soar.com/6069741-12abf9722848d362c9fc30b6da019c69/orig.mp4?Expires=1771149177&Signature=Llr1OF9PqQ9EBfF-PDOK-nQ40DWxp9lDRabI2hWhYkaLoqg3nWzRE2ykiBoh0bCkQFohm-rbj1-GxGSZOsnBhkD0CYcgav58FYYQ2Nf6HgrOJ0xiBDEfAVrEUw2IOQK0AtMcKMEEbEnyfdgN~DZDBKs4wIhcLfQ1G2jiMt-92RvUX4EfLu0T~tvthA9F7eJ-ad03C2f1Bm5depEAISbeABpuNMRuMWugB7zBJ4dbwkp16G1b0~RwC34Hri6eb05eHw4ELVXjSOsoH3eqaeDNmEG6mcrpfJS4q9Amun5dDM8Iu4G9pyXPvww4J9rEEZR5tZF4nxYRyApa6p11R1GP0w__&Key-Pair-Id=KUT5TJCACFTXG","author","LivoniaTV","date","2025-03-18T00:00:00Z","article","The Livonia City Planning Commission recommended city council approve a 15‑building townhouse development of 100 leased dwelling units — branded “100 West” — at 37640 7 Mile Road and 19290 Victor Parkway, with conditions and a petitioner commitment to record a permanent restriction preserving the northern open space.

Planning staff said the two‑parcel site totals about 10.18 acres and was previously governed by a consent judgment that allows multi‑story housing. The submitted plan shows a figure‑eight internal private‑road layout, perimeter buildings facing 7 Mile Road and Victor Parkway, parking located between the rears of the buildings and a southeast open detention basin sized roughly 18,530 square feet. The proposal lists 65 two‑bedroom and 35 three‑bedroom units, building lot coverage of approximately 14 percent, and an overall density of about 9.82 dwelling units per acre when the full parcel area is included. The northern tract — approximately 3.79 acres — was shown as undeveloped open space and passive recreational amenity in the plan. (Jacob Uhasi, Planning Department)

Robertson Brothers Homes representatives told the commission they had acquired or contracted to acquire the adjacent northern property and planned to keep it as a passive park amenity, and that they would record a permanent deed restriction or conservation easement to prevent future building on that parcel. Tim Walker, Robertson Brothers vice president of land acquisition, and Darren Neubecker, Robertson president, both told commissioners they would complete a deed restriction as part of final approvals. (Tim Walker; Darren Neubecker, Robertson Brothers Homes)

Staff memos and departmental letters were included in the packet. Engineering asked for final sanitary‑sewer and stormwater design at permitting, noted that the project’s proposed water service could remain private unless dedicated, and said EGLE permits may be required for stormwater discharge to wetlands. The fire marshal requested two separate roadways for entry and exit to improve emergency response and asked the developer to confirm turn radii for the largest suppression apparatus; the commission added a condition requiring the petitioner to work with the fire marshal on secondary emergency access. Inspection, police and accounting signaled no objections. (Engineering and Fire Marshal correspondence summarized by Jacob Uhasi)

Residents who spoke at the public hearing expressed traffic and density concerns and asked how the northern open space would be protected from future development. Several callers said existing 7 Mile traffic and shortcutting through nearby subdivisions are already problems. In response, Robertson Brothers reiterated the commitment to a deed restriction that would prevent future development on the north parcel, and noted the project includes sidewalks, internal open spaces and buffers to adjacent neighborhoods. Rick Ronde, a neighbor behind the site, told commissioners he was “not thrilled” with a four‑story building in the past but found the present proposal more palatable because of the preserved northern open space. (Public commenters summarized)

Commissioner Ventura moved approval with staff‑recommended conditions and language that allows minor deviations to improve circulation and amenities; Commissioner Dross supported the motion. Conditions include adherence to the preliminary site plan and landscape plan, sod for disturbed lawns, underground irrigation, specified building elevations with color variations allowed for brick and siding, 16‑foot maximum pole lights, and brick trash‑enclosure walls with steel or fiberglass gates. The resolution also referenced working with the fire marshal to provide secondary emergency access. The motion passed on roll call; Commissioner Long recorded a “no” vote while other voting members approved. The commission’s recommendation now moves to city council for final action.","mediaType","Video","parentTitle","Livonia Planning Commission Public Hearings and Regular Meeting - March 18, 2025","oneSentenceSummary","The Livonia Planning Commission recommended city council approve a 15‑building, 100‑unit townhouse development at 7 Mile Road and Victor Parkway, with the developer committing to record a deed restriction to keep the northern tract as permanent open space.","taxTitle","Livonia, Wayne County, Michigan","taxId",4046,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6069743,"Commission backs drive‑through restaurant at 7 Mile and Chippewa with conditions on access, masonry and operations",1728,2758000,4486000,"/Search/View?dp=1&key=3066838-522c247272e5f3db1575daddbe357d68&start=2758&end=4486","https://assets.pipeline.soar.com/3066838-522c247272e5f3db1575daddbe357d68/thumbnail_2758000.jpg","/articles/6069743/Livonia/Wayne-County/Michigan/Commission-backs-drivethrough-restaurant-at-7-Mile-and-Chippewa-with-conditions-on-access-masonry-and-operations","https://secure.pipeline.soar.com/6069743-665292461b0b9b5734b71f7346089f31/orig.mp4?Expires=1771149177&Signature=NZfovTbz2mvaBTtR6W8KQy0VwLwfagapDC7hk~r1qS5b6KcIKnF40SUoSX2yMDJ5nVkJL79Z3e4Sl2eeJhC4Kj0P5zODTp0o0fazC0ivGT8PCU6gJgluf~9s58aLpLq8z0EQxAMWv4JagO21kN7XiPROX80y85J2utgziW9qk7~pmsWRwPj2B8v8PrmHvxis1pSUZviDDTMs3wTYAMoiOCM-lKos-kECylwrO3ppD7v~nHDl2MEeifLQm8YdPTsCW-ZlJBrWuanv14ck2oUg8E6Qm6~OtoTMkgSkuW2JkLOreykRcyJZX7ThNTDNvSF2844lt-~vNYtk9fJn02-Q9w__&Key-Pair-Id=KUT5TJCACFTXG","The Livonia City Planning Commission recommended city council approve a 2,515‑square‑foot full‑service restaurant with drive‑through facilities at 39207 7 Mile Road (the northwest corner of 7 Mile and Haggerty/Chippewa), subject to multiple conditions and clarifying language about access and exterior materials.

Planning staff said the site is zoned C2 general business and described a site plan that locates the building near the middle of the lot, provides 36 parking spaces (two accessible), 8 drive‑through pull‑ahead spaces, and an outdoor seating area with five tables and 18 seats. The plan showed the building at 19.5 feet tall, compliant with the 35‑foot maximum in the C2 district; staff also noted the applicant had revised elevations to show stone veneer along the lower 2 feet 8 inches instead of EIFS at grade following prior study‑session comments. Engineering and other departments reviewed the petition and provided standard comments about sanitary sewer, stormwater calculations, easements, and right‑of‑way permits. (Jacob Uhasi, Planning Department)

The petitioner, Frank Jarbo of Symmetry Management representing Cava, said the restaurant’s ordering system will be primarily app‑based — there is no menu board for ordering — and that the team was actively negotiating cross‑access with the adjacent Shake Shack site on Chippewa Drive. Jarbo said corporate retail design drove the materials palette but that the team would work with the planning department on additional masonry at the base if requested. The applicant acknowledged the potential loss of up to three parking spaces if cross‑access to Chippewa is implemented. (Frank Jarbo, Symmetry Management)

Commissioners asked staff and the petitioner to resolve several specifics before council review. Among the conditions added to the approving resolution were requirements for a recordable cross‑parking/access agreement, additional masonry coverage on the façade “to the satisfaction of the Planning Department,” resolution of inspection and public works comments, a trash receptacle and green buffer around the outdoor patio, trash/dumpster gate materials, and limits on hours of operation for the internal restaurant and drive‑through (no later than midnight Sunday–Thursday and 2 a.m. Friday–Saturday). The maker and supporters also directed planning staff to determine whether the 7 Mile driveway is restricted to right‑in/right‑out only as part of the final petition packet to city council; if so, the petitioner was to post signage and increase the physical separation in the median to discourage left‑turn maneuvers. (Motion amendments recorded by Planning Commission)

Engineering asked for detailed sanitary‑sewer and stormwater design during permitting because the existing utilities and wetlands in proximity may constrain connections; the department encouraged alternative frontage tree species and noted any disturbance within the 7 Mile right of way will require Wayne County permits. The fire marshal required plan review for cooking equipment and fire access clearances; inspection advised a more durable product be used at grade rather than EIFS and required steel dumpster gates. (Engineering, Fire Marshal, Inspection correspondence summarized by Jacob Uhasi)

The commission approved the waiver use with the listed conditions. The motion was made by Commissioner Droz and supported by Commissioner Ventura; the roll call showed unanimous approval to forward the recommendation to city council. The approving resolution also included language that any future change in use would require city council consent and that the waiver use was granted to the present petitioner only. The applicant and staff will return to the council packet with finalized cross‑access documentation, revised masonry details and any required county/MDOT driveway permits.","The Planning Commission recommended approval for a 2,515 sq ft full‑service restaurant with a drive‑through at 39207 7 Mile Road (Cava), subject to conditions including increased masonry at the base, cross‑parking agreements, limits on hours of operation and planning department signoff on the 7 Mile driveway access restrictions.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6069746,"Planning commission recommends approval for two-building senior apartment addition on Farmington Road",2336,136000,2472000,"/Search/View?dp=1&key=3066838-522c247272e5f3db1575daddbe357d68&start=136&end=2472","https://assets.pipeline.soar.com/3066838-522c247272e5f3db1575daddbe357d68/thumbnail_136000.jpg","/articles/6069746/Livonia/Wayne-County/Michigan/Planning-commission-recommends-approval-for-two-building-senior-apartment-addition-on-Farmington-Road","https://secure.pipeline.soar.com/6069746-1da889c6e640d02b1911ed89003017ad/orig.mp4?Expires=1771149177&Signature=bm-SmTFYNKA5aqiCf26yTm~1uX8EIUBUXixykcwUf95tYUIYWRTdd2wRYlJ-OVG0aoqB5zGLx7YpWuZAqBvd55Ax1HV7wIS-YVgrdu1XlzkohTMjAm4YQVZ2SMvkjHYKj3Spe6ZoIMZV77bfGMrZmLTAlgl-RsjmYFuLa1as8rF56IDvJXPQhu9GmNqTy-CRmQ1CcQ30Ie5f7VmTJyqXPL83irIxicrZqvbcJ2gQ9mOCJ8yIFgZOi26HlouCV7YHxfbX5BUTb664kM4zyurBtb-8CQUVsQhhnaGQo3QQgeF4g8OnnIb9Z4RgDOtcLbWxUmDOj1qpZEt1FlFyukjN0A__&Key-Pair-Id=KUT5TJCACFTXG","The Livonia City Planning Commission on Tuesday recommended city council approve a planned residential development by Emmett Contracting that would add two buildings with 58 senior independent apartments at 14821 and 14829 Farmington Road.

Planning staff described the combined 1.98-acre site as two adjoining vacant lots zoned C1 local business, located on the west side of Farmington Road between 5 Mile and Linden. The proposal would extend the existing Aletha Apartments complex and add a three‑story, 18‑unit eastern building and a four‑story, 40‑unit western building, for a total gross floor area of roughly 75,000 square feet. The plan calls for 58 covered carport spaces, 29 uncovered spaces, four ADA spaces and 0.15 acres of park/open space between the buildings, and proposes 1.5 parking spaces per unit — the same ratio as the existing Aletha site, planning staff said. (Jacob Uhasi, Planning Department)

The project drew questions about unit mix, ground‑floor patios and carport location from commissioners and neighbors before the commission voted. Petitioner Brad Emmett, owner of Emmett Contracting, said the new apartments would be age‑restricted to 55 and older, would include two‑bedroom units the existing phases lack, and that average current rents at Aletha run about $1,500 while the new units are expected to rent around $1,850 per month. Emmett said the development’s elevators would have generator backup and that the owner maintains on‑site elevator service contracts. (Brad Emmett, owner/Petitioner)

Planning staff and departmental review letters were part of the record. Engineering noted utilities are available and that the parcels must be combined through the assessing department before permitting; the fire marshal required sprinkler/standpipe systems and monitored smoke and carbon monoxide detection; inspection and police had no objections. The site plan, elevations and landscape plan were provided to the commission and staff recommended several conditions to address stormwater details, utilities, and signage requirements. (Engineering, Fire Marshal, Inspection correspondence summarized by Jacob Uhasi)

Public comment at the hearing included general support from some neighbors and concerns about the height of the four‑story building, evacuation of older residents during elevator outages, and whether the open space and access (Luther Lane) would be preserved and maintained. John Shaffer, a nearby resident, said he had “no real objection to the project other than the height,” and raised evacuation and elevator reliability concerns based on his experience as a rehabilitation therapist. Patricia Stefanoff asked whether the apartments would be subsidized; petitioner Emmett replied they would not be subsidized. (Public comment: John Shaffer; Patricia Stefanoff)

Commissioner amendments and conditions included a requirement that all first‑floor apartments have patios except for the three west‑facing first‑floor units in the eastern building, and that carports be built with materials complementary to the approved building facades. The motion to approve the waiver use was made by Commissioner Carmagna and seconded by Commissioner DeNaro; the commission recorded unanimous support in favor and forwarded the recommendation to city council. Recorded conditions require adherence to the approved site plan and landscape plan, sod for disturbed lawn areas, underground irrigation for planted areas, lighting controls, dumpster enclosure materials and Wayne County stormwater compliance, among other standard items. (Motion and conditions recorded on the commission record)

If city council approves the commission’s recommendation, the approval will be subject to the city’s one‑year site‑plan validity period and other normal permitting and engineering review requirements. The commission noted additional engineering and permit detail — particularly stormwater calculations and utility easement work — must be submitted to the Engineering Department prior to building permits.

The commission’s recommendation now goes to the Livonia City Council for final action.","The Livonia Planning Commission recommended approval of a planned residential development by Emmett Contracting to add two buildings with 58 senior independent apartments at 14821 and 14829 Farmington Road, subject to conditions including landscaping, parking, and building-material requirements.","actionData","errors"]

Article not found

Commission approves 100‑unit townhouse development at 7 Mile and Victor Parkway with deed restriction for northern open space

Commission backs drive‑through restaurant at 7 Mile and Chippewa with conditions on access, masonry and operations

Planning commission recommends approval for two-building senior apartment addition on Farmington Road