Planning commissioners deny waiver for massage establishment at 31410 Joy Road after neighbors object

The Livonia City Planning Commission voted to deny a waiver that would have permitted a massage establishment at 31410 Joy Road, citing multiple deficiencies in the petition and neighborhood opposition.

Planning staff said the parcel is in a C-1 local-business district and that massage establishments require a waiver under section 6.37 of the Livonia zoning ordinance, including a 400-foot separation from schools, places of worship, daycares, libraries or playgrounds. Staff reported the building is roughly 1,344 square feet and that the site would require seven parking spaces under the code’s parking standard (1 space per 150 square feet). Staff also read departmental comments from engineering, fire and police with no objections to the use itself but noted that no formal site plan or landscape plan had been submitted.

Petitioner Sandy Wong, who spoke with limited English, said the business model would include three rooms/tables and about two employees (a partner who she said is licensed and presently in New York). Multiple commissioners and members of the public raised concerns about the lack of a site plan, landscaping and screening, and whether the operation would be compatible with adjacent residential properties.

Neighbors provided testimony opposing the petition. Greg Kareem, who lives at 31440 Joy Road, said he has observed frequent vehicle activity for weeks—sometimes cars arriving and leaving within minutes and vehicles present overnight—and provided dates and times he said documented the activity. “I’ve seen people there, overnight on several occasions,” Kareem said. Another neighbor, John Terrell, said the location is a residential block a short distance from Franklin High School and said he did not want a massage parlor in that setting.

Property owner Yacine told the commission he would install the required wall or fence between the commercial property and adjacent residences and that he would repair the parking lot; the petitioner and owner said more documentation could be provided but none was on file.

Commissioner Bongero moved to deny the petition on the grounds that petitioners failed to comply with general standards and requirements (sections 1.02 and 13.13), did not demonstrate a need in the immediate area, failed to meet landscaping and screening requirements (section 10.03), and that the use would not be compatible with surrounding uses. The motion, supported by Commissioner Droz, passed on roll call. The chair said the petitioner may appeal the denial in writing to city council within 10 days.

The commission noted the hours of operation that apply to waivered massage establishments (8 a.m. to 10 p.m.) and that staff will undertake further plan review if the petitioner files a full site and landscape plan.