[{"_1":2,"_122":-5,"_123":-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",[32,75,86,98,110],{"_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",6182392,"mediaKeyId","5106852-9d145f077efc06fe362959bdfc24f25d","parentId",5106852,"title","Council approves car‑wash site plan under court consent judgment despite resident objections","audioSeconds",270,"startMs",7266000,"endMs",7536000,"viewUrl","/Search/View?dp=1&key=5106852-9d145f077efc06fe362959bdfc24f25d&start=7266&end=7536","thumbnailUrl","https://assets.pipeline.soar.com/5106852-9d145f077efc06fe362959bdfc24f25d/thumbnail_7266000.jpg","articleUrl","/articles/6182392/Livonia/Wayne-County/Michigan/Council-approves-carwash-site-plan-under-court-consent-judgment-despite-resident-objections","mediaUrl","https://secure.pipeline.soar.com/6182392-9aac391ecf2a294269170d97b1b8d47b/orig.mp4?Expires=1775158787&Signature=funPR~A7YaBMy8aJV-mL99336RaYBHvUvKxieszZMju~Jk-Wxy9xC0pS5FfGFl5RrjfeoAJF99tAo~t86~KUpk0EAmzgun9AdSf1~wDDETCvNE0hiFgDm6B7deVlA3Y8TKtLqVOICozrSOHQTQ5KzMHKSYYMutvfzJ~xLCNsc1tJ9iYQbFtCpOz9Cuh5TPY7cYRZ~-PYCD~9O0cQVTJVxTqNBk5Cz9ANwgojUsO~JCJGGpr61iMG~IPN5akUUwzer2kh76M7zh9nH5HKA2YGXu4fXqN0ZWHZ1KFE-kS046QaZ8Id0LnwjLkP37lvcYe~NhtsFjpKnHXkXoPofAwGSg__&Key-Pair-Id=KUT5TJCACFTXG","author","Livonia City, MI","date","2025-06-03T13:06:07Z","article","The Livonia City Council on Thursday approved a site plan petition for a Johnny’s Express car wash at 30207 Plymouth Road that the city had previously negotiated as part of a court consent judgment.

The approval followed legal briefing from the city attorney and debate among council members and residents. Councilman Brandon Donovic and the city attorney explained that the consent judgment was a negotiated settlement enforceable by the court; a council rejection would likely trigger immediate litigation and the city could be liable for damages under the court order. For that reason, several council members said they felt constrained to approve the site plan despite public objections.

The vote on the site plan passed 6–1. Council members Carrie Budzinski, Scott Scheel, Mark Morgan, Laura Toye, Brandon Donovic and Vice President Tashnick voted in favor; Council President McCullough cast the lone no vote.

Resident reaction: Several residents criticized the decision; Chris Muldoon said the added car wash and nearby dense commercial uses undermine plans for higher‑quality redevelopment in the area and make it harder to attract the housing and retail the neighborhood needs. Other residents asked why the city had reached a settlement that required council approval rather than seeking different remedies.

Legal context: City Attorney Carter said the matter arose from a court case (consent judgment case number 222CVDash12734) and that paragraph 1.5 of the consent judgment specifies that the approved plan proceed through planning and council review; Carter warned that a denial would likely result in a court order compelling approval and potential monetary liability for the city. Councilmembers said that while they could vote no, that course would likely return the matter to court and expose the city to substantial financial risk.

Outcome: Council approved the site plan 6–1 and instructed staff to continue monitoring developments in the Plymouth/Middlebelt corridor and to report any ancillary impacts relating to the consent judgment.","mediaType","Video","parentTitle","Livonia City Council Regular Meeting - June 2, 2025","oneSentenceSummary","A site plan for a car wash at Plymouth Road and Middlebelt was approved 6–1 under a court consent judgment; council members said rejecting the plan would return the city to litigation and risk large liability.","taxTitle","Livonia, Wayne County, Michigan","taxId",4046,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6182397,"Livonia council, city attorney explain limits on banning adult foster care homes after resident complaints",0,4233000,"/Search/View?dp=1&key=5106852-9d145f077efc06fe362959bdfc24f25d&start=4233&end=4233","https://assets.pipeline.soar.com/5106852-9d145f077efc06fe362959bdfc24f25d/thumbnail_4233000.jpg","/articles/6182397/Livonia/Wayne-County/Michigan/Livonia-council-city-attorney-explain-limits-on-banning-adult-foster-care-homes-after-resident-complaints","https://secure.pipeline.soar.com/6182397-1617ec04581d22d09e6221edd127fde2/orig.mp4?Expires=1775158787&Signature=nufJy8rSChaUOZ9F18FNLRoUGjRG8bxWKwheA1fjFlsrbrEJBYfmp4NMWtLp9NMCxPMBKKIoyzGK68M6ne052Dnu5IV0W6R4S7hysJ3vjR6MRfb9okbNkD~tizDkcRfB3F1R-jQi~hZNxNrNGwIWy-Z3pkF5iq00jlV5IcyR0i0od9m0XKSblD-IpAeeFdMWKJ6S8n0AHl8ODBGPibWzp4FEMF5BlQ6hy-97jUl23D3B2QjvOZ5gL7FFovZ4aUFiFwb1ub5zgSXEHi6yFtJa28Drrt5aZ55ZGEAMoBgqXIuTbrxGHrv0p-UY0oxfq-iyfitSG4hYxWLlKNQy9xwYLA__&Key-Pair-Id=KUT5TJCACFTXG","Residents at Thursday’s Livonia City Council meeting urged the city to limit adult foster care and adult care homes in residential neighborhoods; council members and the city attorney responded that state law constrains local regulation.

Resident Ellen Dorman told the council she was “tired of lip service” and said multiple adult care homes had opened near her home and that she believed they were harming neighborhood integrity. “I now have three adult care homes 5 to 6,000 feet from my home,” Dorman said, adding that operators receive $6,000 to $8,000 per resident per month, which she said had been verified.

Council clarification: Councilman Brandon Donovic, responding to the resident, said municipalities do not have authority to ban adult foster care homes. The city attorney summarized the law: the Michigan Zoning Enabling Act defines adult foster care facilities as residential uses and requires that zoning ordinances treat them as residential, meaning local governments cannot prohibit them in residential districts. The city attorney said attempts to enact a prohibition would be quickly overturned in court, either by the state attorney general or by affected parties.

What the council said they can do: Donovic and other council members expressed sympathy for resident concerns and said the council can pursue available remedies — such as ensuring the city enforces occupancy, building safety, or licensing standards — but cannot override state statute to ban the homes outright. Donovic said the city would continue to look at enforcement options and work with state partners where appropriate.

Next steps: No formal council action was taken. Council members directed the city attorney and planning staff to summarize what enforcement tools the city currently has, and promised to communicate those options to residents.","Residents urged the council to restrict adult care homes; the city attorney said state law treats adult foster care as residential use and local zoning cannot ban them.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6182402,"Emerson Oaks homeowners press Livonia council over unfinished work by developer",2040,450000,2490000,"/Search/View?dp=1&key=5106852-9d145f077efc06fe362959bdfc24f25d&start=450&end=2490","https://assets.pipeline.soar.com/5106852-9d145f077efc06fe362959bdfc24f25d/thumbnail_450000.jpg","/articles/6182402/Livonia/Wayne-County/Michigan/Emerson-Oaks-homeowners-press-Livonia-council-over-unfinished-work-by-developer","https://secure.pipeline.soar.com/6182402-01d0a2f592249a1fc19716a0c30bec7f/orig.mp4?Expires=1775158787&Signature=jq1VXaUiN37PwPe1dB1kd-McQS9Lbp3YhW4HuAI9eMQ1wShe6AA1dEAJeRMI~ETlzzvsUzRNGcEH5hGAJEpgiy-DCEhMgYJVzaBDCt7JrFU93qkYwshJhmzny9YUxCm17iwzQoh-xxAouXLaCsjH~kttsyLsPqbQEBTscD1Py7g9-PbJ3pMSp2RCzMFXJPB4SdFR69ur~35cG~QFHZRVTvjycRwDIDS10bblRIZtO~9bvzsX6d8qEGKcdrYECzNT1zsts-XE69lDy7bhakwHG5RExnv7GLWFZwylaSMFe5IawNGUsDIHWiAj9O6IoPmefioOMIpSUApeZn6VMz5bDw__&Key-Pair-Id=KUT5TJCACFTXG","Residents of Emerson Oaks told the Livonia City Council Thursday that developer work remaining in their subdivision has left common areas uncompleted and stormwater grading unresolved.

Chris Muldoon, representing the Emerson Oaks Homeowners Association, listed unfinished concrete work, dead trees in common areas, an absent neighborhood monument sign, ripped boulevard landscaping along West Chicago and poor topsoil/seed work around the retention pond. Muldoon said grading behind a home had left a ponding condition and that the developer — identified in his remarks as Infinity Homes and related builders — had not completed promised landscaping or monument installation despite the development being open for more than a year. “At this point, we want the bond money turned over to the HOA so we can finish it ourselves,” Muldoon said.

Council responses: Councilman Mark Morgan and other officials said building and planning staff would be the right contacts for specifics, and that some repairs had already been done (sidewalk repairs, detention pond work, corridor completion along West Chicago). Morgan asked building and planning staff to provide an update on outstanding punch list items, and Councilwoman Carrie Budzinski said department staff would follow up and that some items including lighting and sidewalk replacement remained to be closed out before final project closeout.

What residents asked for: Muldoon estimated the overall Emerson Oaks development to be “minimally $15,000,000” and asked the council to consider holding related projects (such as nearby 7‑Mile work) until the subdivision is completed, or to transfer outstanding bond funds to the HOA so homeowners could finish promised elements.

Next steps: Council asked staff to report back with status of outstanding bond money, punch list items and any enforcement steps available under the development bond or zoning tools. No formal motion or vote was taken; councilmembers indicated they would ask the building department and planning staff to follow up with the HOA and developer.","Members of the Emerson Oaks Homeowners Association told council the subdivision’s developer left incomplete landscaping, monument signage and grading, and they asked the city to consider using outstanding bond money to finish work.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6182407,"Council approves $78,312 in preconstruction work for new police station amid debate over municipal bond timing",858,7162000,8020000,"/Search/View?dp=1&key=5106852-9d145f077efc06fe362959bdfc24f25d&start=7162&end=8020","https://assets.pipeline.soar.com/5106852-9d145f077efc06fe362959bdfc24f25d/thumbnail_7162000.jpg","/articles/6182407/Livonia/Wayne-County/Michigan/Council-approves-78312-in-preconstruction-work-for-new-police-station-amid-debate-over-municipal-bond-timing","https://secure.pipeline.soar.com/6182407-9b0ceff9cfd30415b7fb1b145925408c/orig.mp4?Expires=1775158787&Signature=j2-afrP3gYrLDjepVc9LAJjgsp8Y2Fpio~uZ~VFEIT-EcDHarZgO24BrVq8j5ZgHRGacm1cQcQPEAIzYAzuRGtHIE0oqS58NsF0oFpggk32MJlr16PivG5QTyPL6~YLhhyNXaIZAixNhaWELZik2OnCLFIEf824zLM7DOK40eHECIdZaa0ubOKW4UbYBxoNPvHb1YZuKNOlGt0mVYQz8sNi4QBPCUluYsiWefzw21TZlgE071VLN5HpQDTKTFQo51exm5muKPGwfsqHS3NHR8fHXAKljhLGneKCvYjE9qCB744N622ou6q2EwAvS0-4wBrjAZs-RSvaj~o1d5Zv9wg__&Key-Pair-Id=KUT5TJCACFTXG","The Livonia City Council on Thursday approved a not‑to‑exceed $78,312 contract for preconstruction services for a proposed new police station, prompting sharp debate over whether the city should spend while a municipal facilities bond remains undecided.

Council approved the contract 4–3 after extended public comment urging the council to wait for an August vote on the municipal facilities bond. Supporters said early preconstruction work and timely bidding could avoid construction price escalation; opponents said committing funds prior to a public vote risks wasting taxpayer dollars and conveys a perception that the council has already decided.

Why it matters: the contract is part of a multi‑year Livonia City Center plan that includes a new police station, library upgrades and other municipal facility work. Administration and the city’s owners’ representative said early procurement and preconstruction coordination could save the city millions by locking in schedules and avoiding bid‑season shortages.

What council voted on: the item before council was a preconstruction services award for the new police station in a not‑to‑exceed amount of $78,312. Council members Mark Morgan, Scott Scheel, Brandon Donovic and Vice President Tashnick voted to approve; Councilwoman Carrie Budzinski and Councilmen Matthew McCullough and Laura Toye voted no.

Arguments for spending: Rick Erickson of PMR, the city’s owner’s representative, told council that hiring a construction manager while architectural work is at the end of schematic design helps refine cost estimates, assess constructability and shorten the procurement timeline so that, if voters approve the municipal bond, bidding could happen this fall. Erickson said earlier bidding and fall bid timing could capture more competitive contractor pricing and reduce escalation, which PMR estimated could save on the order of millions over the life of the program. Erickson also confirmed geotechnical borings are under way and that a geotechnical report should be available in a matter of weeks.

Arguments against spending: Residents and several council members urged a pause until voters decide the bond or until more geotechnical certainty. “Approving any spending on preconstruction services before residents vote sends the wrong signal,” resident Jenny O’Connor said during public comment. Christopher Martin and other residents echoed concerns about fiscal prudence and completing site investigations before committing funds.

Administration context: council previously approved multiple professional service contracts related to the municipal facilities program; administration says nearly $600,000 has been committed across nine contracts already approved by council. City officials said roughly $30,000 of the proposed $78,312 would be expended before the Aug. 5 bond vote if council approved the contract.

Outcome and next steps: the council approved the contract 4–3. Administration and PMR will proceed with preconstruction tasks including cost estimating and constructability review; councilmembers said they would continue outreach and public open houses (scheduled open houses include June 5 for the library and June 10 for the fire station) to explain project details and costs ahead of the August vote.","The council voted 4–3 to hire a construction manager for preconstruction services for a proposed new police station; opponents said the city should wait for voters and additional geotechnical data before spending taxpayer money.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6182412,"Livonia council debates fate of vacant Noble building after structural assessment and cost estimates",450,2954000,3404000,"/Search/View?dp=1&key=5106852-9d145f077efc06fe362959bdfc24f25d&start=2954&end=3404","https://assets.pipeline.soar.com/5106852-9d145f077efc06fe362959bdfc24f25d/thumbnail_2954000.jpg","/articles/6182412/Livonia/Wayne-County/Michigan/Livonia-council-debates-fate-of-vacant-Noble-building-after-structural-assessment-and-cost-estimates","https://secure.pipeline.soar.com/6182412-660e6528e027615700179e8168ca3934/orig.mp4?Expires=1775158787&Signature=Do09w2x7O-OHByFAbL-Gq8UHoqorgllhlu9b1UVj2s1QWaAIKrHsxGdz5o9cMa2RpUhamJQNqMnxNmfxhiDlchNOyviKiErpd8rQmQejIBDxFRi6PgH-IY6i9tFm4nGHro844udbcUb4nQ9CWq4qHb99oFYtkAnmnru988~GG84iBNrGjEFVtHZ35Ejhsqbg4PXRGnwWl7vWPqW4gvXUxq~TTobFR1bRTfiBMolJpInaMeLJmHVQOvhZBkNA9Q1~vdCOK2enFbwIjiGpjrcPiyyBpEhlQh7aY4dgiyuU~E8JrPp5CviiuawPxx4TPuWPb28zCiW0UdN1-W--wiywgw__&Key-Pair-Id=KUT5TJCACFTXG","The Livonia City Council spent more than an hour Thursday reviewing two contractor reports and public complaints about the long-closed Noble building on Plymouth Road, and voting on short-term steps to protect the structure.

Council members and residents pressed for action after the administration circulated a limited property condition assessment by NTH Consultants and an earlier, broader OHM report. The two studies diverge: the NTH report identified immediate structural and exterior maintenance needs and estimated about $787,670 in renovations (plus contingency and soft costs bringing a tab cited in council documents to roughly $1.13 million), while OHM’s 02/2023 estimate for building renovation and site upgrades was about $2.835 million. When engineering added HVAC, electrical and window work absent from NTH’s scope, administration said those items could add $1.7 million to $2.0 million, producing a comparable total in the multi‑million dollar range.

Why it matters: residents and preservation advocates said the building — closed since February 2019 because of mold — is an architecturally significant city asset and should be preserved and mothballed; other council members warned that incomplete estimates and missing scopes could mask much higher eventual costs and urged a committee process to settle use, scope and funding.

Council members opened Thursday’s discussion with a reading of the administration’s May memo transmitting the NTH report and the OHM supplemental materials. Council President Matthew McCullough argued the building’s “bones” remain sound and moved to earmark $30,000 from the capital reserve for immediate work and renderings intended to support grant applications and community engagement. “We’ve put five years into this project and let this building rot,” McCullough said. “For $30,000 you can get renderings, get packages ready for people to vote, get grants.”

Councilman Brandon Donovic objected to the $30,000 allocation without a clearer administration plan. Donovic, who chairs the Capital Outlay and Infrastructure committee, noted the city previously budgeted $20,000 for assessments and said the administration had told council that additional 2025–26 funds would be included for Noble in the coming budget. “We were expecting the administration to do their homework, look at both of these reports, analyze both of these reports, and come back before the council with money in 2025 and 2026,” he said. Donovic and others said the NTH memo itself points to a roughly $3 million building‑renovation figure after adding missing scopes, and they asked the administration to present a consolidated plan at committee before the council spent more money.

Public commenters pressed the council for faster action. Resident Laura Jonikoff told the council the administration had “no right to ignore this building for six years,” and said volunteers have been clearing brush and securing the site. Preservation advocates pointed to the building’s architect, Gunnar Birkerts, and urged the city to pursue historic tax credits and a community‑led reuse study.

How council voted: McCullough’s motion to allocate $30,000 failed 4–3. A subsequent motion by Councilwoman Carrie Budzinski placed the Noble matter into the Capital Outlay and Infrastructure committee for expedited review; that motion passed unanimously 7–0, with councilmembers agreeing to schedule committee meetings and invite administration and engineering staff to outline what short‑term maintenance (mothballing, ventilation, theft/vandalism prevention) is required and what design/visioning steps would follow.

What the reports say (highlights): administrators summarized the NTH findings as identifying basement water and sludge, mold and water damage on basement walls, blocked roof drains and roof damage, missing downspout sections, animal holes along the exterior, and site grading/drainage deficiencies. NTH’s subtotal for immediate renovation items excluding HVAC and electrical came to about $787,670; with 30% contingency, engineering and construction management the memo presented a $1.13 million figure for rehabilitation of the items NTH detailed. The OHM report was more comprehensive and included HVAC, window replacement, mold remediation, electrical distribution upgrades and site stormwater work, and previously estimated $2.835 million for building renovation (02/2023). Administration told council that additional budget entries to support further condition assessment and site stabilization would be proposed in the 2025–26 budget.

Context and next steps: council directed staff to schedule capital outlay committee review and an economic‑development/strategic planning meeting already set for Aug. 18; council members said short‑term mothballing and security should not wait for an August meeting. The administration recommended continued mothballing, updated condition assessment work, stabilization and a community‑led strategic planning process tied to the Livonia Vision ’21 principles. The committee will evaluate immediate stabilization costs, a scope for renderings and grant‑ready documents, and a timeline for a public visioning process.","Council members and residents clashed over whether to fund immediate maintenance and how to plan long-term reuse of the long-vacant Noble building after two engineering reports produced widely different cost estimates.","actionData","errors"]

Article not found

Council approves car‑wash site plan under court consent judgment despite resident objections

Livonia council, city attorney explain limits on banning adult foster care homes after resident complaints

Emerson Oaks homeowners press Livonia council over unfinished work by developer

Council approves $78,312 in preconstruction work for new police station amid debate over municipal bond timing

Livonia council debates fate of vacant Noble building after structural assessment and cost estimates