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HomeMy WebLinkAboutPLANNING MINUTES 2011-04-26MINUTES OF THE 1,008" REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, April 26, 2011, the City Planning Commission of the City of Livonia held its 1,008 1h Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Lee Morrow, Chairman, called the meeting to order at 7:00 p.m. Members present: R. Lee Morrow Lynda Scheel Carol A. Smiley Gerald Taylor Ian Wilshaw Members absent: Ashley Krueger Mr. Mark Taormina, Planning Director, was also present. Chairman Morrow informed the audience that if a petition on tonighfs agenda involves a rezoning request, this Commission makes a recommendation to the City Council who, in tum, 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 fling. 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 2011-04-08-03 LIVONIA MARKETPLACE Ms. Scheel, Secretary, announced the first item on the agenda, Petition 2011-04- 08-03 submitted by Richard L. Bowen & Associates requesting approval of elevation plans, as required by CR #429-08, for the Buildable Area "A" at 29580 Seven Mile Road within the Livonia Marketplace shopping center, located on the north side of Seven Mile Road between Middlebelt Road and Purlingbrook Avenue in the Southeast 1/4 of Section 2. Mr. Taormina: The subject site, Buildable Area "A", is part of the Livonia Marketplace shopping center. The Livonia Marketplace is a Planned General Development that consists of a total of April 26, 2011 25636 approximately 320,180 square feel of retail building area located on the north side of Seven Mile Road between Middlebelt and Purlingbrook. As part of the original waiver use approval for the Livonia Marketplace, it was conditioned that specific building plans for Buildable Area "A" come back to the Planning Commission for review prior to construction. Buildable Area "A" is located in the northwest comer of the development. It is west of and immediately adjacent to the existing Walmart store. The original plan approved for Livonia Marketplace identified Buildable Area "A" as space roughly 50,700 square feet in area. The developer of the center, Livonia Phoenix, L.L.C., identified a second major building pad adjacent to the larger format retail store, which was identified on the plans as Buildable Area "B". Again, that was at a time when we had not even identified the Walmart store. This was Buildable Area "B" and Buildable Area "A" was located adjacent to that slightly smaller midsize format store. This pad has since been modified to the extent that in identifying the tenant for this location, it was necessary to make some changes. These were changes that were permissible under the Planned General Development Agreement whereby if it was deemed by the Planning Department and the Inspection Department that they were minor in scope and did not materially change the plan, the changes could be approved administratively. We informed the City Council a couple weeks ago about approval to modify the site plan. They accepted that and received and filed that correspondence. The adjustments to the site plan were such that, because the identified user needed about 26% more land area for the building pad, it was necessary to do some relocation of some of the underground utilities. The driveway serving access to the site and some surface stormwater management system immediately west of Buildable Area "A" is what is the largest of all of the stormwater management system located on the site. Actually, there's one pump from the main pond back up to this location. It goes through a series of natural treatments through the system before its released back out into the storm system, which is actually 110 inch diameter buried storm line that runs from north to south on the site. Because this building pad extends west beyond the original pad, it will be necessary to relocate a storm sewer. It's going to be necessary to also modify some of the parking as well as. They've worked with the Engineering Division on reconfiguring the stormwater management plans so it will provide the same level of storage capacity and treatment for the water. All these things remain essentially equal to what was originally approved on the site plan. So what we're really looking at this evening is the storefront elevation itself. The site plan has been already dealt with and approved. What you have before you is what this building will look like when its Apn126, 2011 25637 completed. The store would have a palette of colors in darker brown to light tan. The architect is here this evening. He'll be able to describe specifically what each of the materials are and maybe provide more information on the color palette. There's a representative here also from Kohl's. His name is Scott Buries. Scott can provide additional information on the details. But you can see it's a storefront that is similar to what we have seen at their other stores throughout the metropolitan area. The main entrance area will be located near the center of the front or the south elevation of the building. There would be an EIFS around to that entryway, glazing obviously at the front where the doors and windows are located. There is a slight overhang to this area. We see a mixture of colors here that include a bone white to a light tan canvas color, and then on either side darker colors where it's predominately masonry materials, he's put up panels that would be used in the construction. They have horizontal banding that runs across the building to give it some more depth and dimension onto the site. The identification sign, as you can see here, would be located on the easterly part of the fascia front elevation. It also provided a detail of what the entryway will look like, the paving in this area, some of the landscaping, the foundation planting that would go along the front of the building have rendered that also in the plans. The height of the building at the front is about 24.5 feet and steps down to about 16.5 feel at the back of the building. There are a few rooftop units shown on the building. Those would be screened, and again, Scott and Dean can provide more information on how they typically handle the screening of those units. We have communicated with the overall project architect, Mark Drene of Rogvoy Associates. He has reviewed these plans and authorized them on behalf of the developer. I'll answer any questions you may have at this time. There is no correspondence. Mr. Morrow: Does the Commission have any questions? Ms. Smiley: Is that masonry all the way to the ground in the front? Mr. Taormina: It will be from these sections of the building here. The EFIS around here at the entryway would come down to a point. Again, the very details of this I'm not sure. It might be raised a little bit off the grade, but I'll let the architect describe that more fully. Ms. Smiley: Thank you. Mr. Morrow: I think what Mrs. Smiley was asking, was it going to be silting directly on the pad or will it be above or between the lilts? APn126, 2011 25638 Mr. Taormina: I'll lelthe architect describe that Mr. Taylor: What about the driveways coming off of Sl. Martin? Are they the same as on the original plan? Mr. Taormina: They are basically the same. They have been shifted 75 feel or some distance to the west so there is more of a bend to those. Mr. Taylor: No new ones though? Mr. Taormina: No new driveway, no. It follows the same pattern as the original plan. Mr. Morrow: Gentlemen, we'll need your name and address for the record. Dean Yovichin, Richard L. Bowen & Associates, 13000 Shaker Boulevard, Cleveland, Ohio 44120. 1 just want to thank you all for putting together this meeting so quickly. Thank you to Mark for pulling that together. I'm pleased to be here to present the Kohl's building. Also, I brought along a color board that is a more accurate representation of the colors. Those are the actual color chips of what we're proposing. Mark did a great job in describing the architecture and the elevation here, but to add a little bit to that, as you can see, part of Kohl's image is to provide a nice clean look. Part of that look is, in their parking lots, they don't use regular carts. They're more like strollers and they try to keep those from being out in the parking lot. Occasionally, I'm sure one gets out there. They try to keep their parking lot clean. They try to keep a nice clean look on their building. As you can see, when a customer arrives, a major focus then is to orient the customer to the entry. You can see a progression of colors. The entry is brighter and highlighted with the lighter colors. So there is a progression of colors to orient the customer to the entry. Some of the other things you can notice here is that they use some banding to help break down the scale of the building. They like to keep that a nice clean look. Also, they go to great lengths to provide some landscaping in their hard-scape just to help soften the building's appearance where the customer is right at the building. Some of the other features are a clean dock area. There are no dumpsters. It's all enclosed. They'll use either compactors or balers. So there are no open dumpsters with debris coming out. That's a big part of what Kohl's is striving to project as an image to the customer. Mr. Morrow: Ms. Smiley had a question about the masonry going to ground level. Will it rest directly on the pad? Apn126, 2011 25639 Mr. Yovichin: For the EIFS? Mr. Morrow: Notthe EIFS, the regular columns. Mr. Yovichin: The tilt wall will go right down to grade. Mr. Morrow: Was that your question, Ms. Smiley? Ms. Smiley: Where does the EIFS end? Mr. Yovichin: The EIFS sits on a curb that is sixinch high concrete. As you can imagine, its very important for Kohl's, because that's where the customer is going to enter. They dont want to have a bad image there. They want the finishes to look nice and they dont want to have a lot of maintenance concerns there. So that's picked up off the grade and that helps with salt and getting kicked and damaged and that type of thing. Also, at the store front, I also brought along the standard for Kohl's specifications for that. I've highlighted on the second page, and you can grab one and pass it along if you'd like. The portion of the specifications that calls for the reinforcement at that point. Here is also some product literature on the reinforcement. Even as a layman, you can look and see that the impact resistance there is greater than three times what just a normal reinforcement mesh is. That is a big concern. Mr. Taylor: How does this store, size -wise, compare with the one on Haggerty Road? Are you familiar with that? Mr. Yovichin: No, I'm not. I cant address that. Mr. Taylor: The reason I ask, the store on Haggerty Road has two entrances. I just wondered if this is pared down a little bit, maybe not as large a store. Mr. Yovichin: I am familiar with stores with two entries and there are different sizes. I am familiar that the stores with two entries are larger. Mr. Taylor: This is a better looking store. What about signage? I know you have it on your building. This building sets back quite a ways to the north. Maybe Karl can answer this. I don't know. Are we going to have some sort of signage out there to identify the store? Karl Zarbo, Lormax Stem Development Company, 6755 Daly Road, West Bloomfield, Michigan 48322. We are the owner and operator of the shopping center. On Seven Mile Road right now, there are Apn126, 2011 25640 two panels signs. The lop panel is devoted to Walmart and Kohl's has the second panel down on each of those two existing signs. That panel was devoted to Buildable Area "A" before there was ever a player involved. It has been pretty well protected right from the gel go. Mr. Taylor: Thank you. Mr. Wilshaw: The system that is going to be on the sides of the building, what's going to protect that from a car bumping into it as cars or trucks go around the building? Mr. Yovichin: We have to look at the site plan for specifics on each part of the building. On this side, there would be a curb. This side also has a curb and sidewalk. You'd have to be pretty out of control to hit the building. If something happens to hit the building, it's a concrete panel. It's going to withstand that pretty well. The coatings that are put on are acrylic. They're not going to flake off in large amounts. They have a lot of flexibility in the coatings that go on. Mr. Wilshaw: Its a very durable product Mr. Yovichin: Yes. Its very durable. And like I said, maintenance is a very high priority for Kohl's in providing a building they don't have to spend a lot of money on to keep their image. Mr. Wilshaw: I'll definitely agree with Mr. Taylor's comments that the appearance of the building is very attractive. I think the color scheme is good. The landscaping is amazing for a Kohl's location. I don't think I've seen one that's had that much landscaping. It looks very attractive. The only other question I had, and I'm not sure if it's best for Mr. Zarbo to answer or not, but in regards to the retention area, which is pretty significant, the retention area that a filtered tiered system as water goes through it is obviously going to be infringed upon a little bit by this development. What's going to be done to make sure that system continues to function the way that it does? Are you going to put up a retaining wall or how is that going to work? Mr. Zarbo: That's where we started. We submitted the drawings to the City months ago. We had a cursory review and then a formal review from the City. That formal review letter from the City has now been responded to and drawings finalized. The challenge that we had with Todd Zilincik and Mark back when this started, before we even identified who would use Parcel A, pretty much the criterion was that we would have to continue to have the flow and the rale of water movement through there essenfially April 26, 2011 25641 the same or not disturbed negatively. We would have to have the volume of water really not disrupted or impacted negatively, and the quality of water. Those were the three things that the City put forth as challenges and the engineer drawings, I think there are 12 pages, just for that little bit that was shifted. As Mark said, Livonia Drain No. 16 is a significant component. How its fed and how it flows is critical. We would tell you that if you look at the fees from the City to monitor, the City is basically going to put an engineer on site for the three to four weeks that we're digging in the dirt related to that pipe. Kohl's has those folks available during the entire period. They work for us but I think in this community and many others have warm fu=ies for what they want to accomplish. So we think we'll be babysat during the process very very well. And as the City said, should there be any movement in that, our road, our curb, we will be the only ones that really suffer from that. We're looking to do it right. The City had minimal comments. Mr. Wilshaw: I know the moving of that drain pipe to gel around this pad is extremely important. Mr. Zarbo: A million dollars. We will award the contract as soon as everything else gets locked down. Mr. Wilshaw: I know it's a major investment. I like the building. I like the appearance of R. The signage, I assume, Mark, that's a conforming sign. Mr. Taormina: Yes. I think Scott looked at it and there are no issues with the sign. You can see its perfectly in scale. Mr. Wilshaw: Its a really nice job. Ms. Scheel: Provided everything gets approved, how soon will you start? Mr. Yovichin: If everything gel approved, we'll start the site work on Monday. Mid -July for Kohl's. Ms. Scheel: Do you have an opening dale for the store? Mr. Yovichin: March, 2012. Ms. Scheel: Not in time for Christmas. Mr. Morrow: We're certainly all familiar with Kohl's. Are there any other questions? Apn126, 2011 25642 Mr. Taylor: Mark, unlike the Council, the minutes don't have to be approved before they can go in on something like this? Mr. Taormina: This does not have to go to Council. Mr. Taylor: I know it doesn't have to go to Council. Mr. Taormina: We will relay to Council the action of the Commission. A seven day waiver handles the issue of wading for approval of the minutes. Mr. Morrow: You were talking about commitments. We might as well do that so it becomes effective immediately. Mr. Taormina: That's a great idea. Mr. Morrow: Is there anything else? Scott Burkes, Kohl's Department Stores, Inc., N56 W 17000 Ridgewood Drive, Menemonee Falls, Wisconsin 53051. 1 just wanted to tell you how excited Kohl's is about being able to put a store in your community. I've been driving around this afternoon and seeing the site and seeing some of the rest of community. I think it's going to be a great match. There were questions about sizing. I dont know how much further we could have pushed that pipe to make a bigger store, but we think this is the right size store for the City of Livonia. Its about 64,000 square feet. You may be familiar with some of the older two front stores are in the mid - 80,000 square feet range. This is a little bit smaller but we have another store that's smaller than this. This is a good size store for this sized community making sure we don't affect the sales loo badly in some of the other surrounding stores. We talked about how the building is built, what its made out of, what it looks like. I want to talk a little bit about how it's run. Kohl's is the first national retailer to gel their prototypical stores LEED certified. The leadership and energy and environmental design went through the U.S. Green Building Council. We went through a long and interesting process to basically tell them how we wanted to build our buildings. They came back and said, if you build them the way you said you will, they'll be able to be certified when they're done. So we don't have to go through each store from scratch. As each opening site happens, we go through and gel those done. We use low VOC paints on the inside and outside. We use low VOC adhesives for the carpeting. We cycle materials in our fixtures. Lots of fluorescent and LED lighting. We're working in our stores to reduce our energy draw and energy demands. Low flow fixtures in the restrooms to reduce the demand on the local water Apn126, 2011 25643 supply. We're trying to leave as small a footprint as we can. Depending on the site and depending on what kind of points we can pick up through site work, it could be a silver or higher. We can't really guarantee that. If you're familiar with the LEED process, you really can't guarantee anything until it's all over with and you send in your paperwork and everything like that. So we wanted to point out some of the advantages to having Kohl's in your community. Certification is one so that a store this size would use much more energy than what we're going to use. Kohl's likes to be a member of the community. We don't just want to be a building in the community. We want to be part of the community. A lot of the people who will be working in the store live here already and are members of Livonia and they like being here. So we want to help support them with that. We support charity work across the country. We like to give money to hospitals for research into children's illnesses. We also support our associates to volunteer in the community so they have incentives to gel a group of associates together and plant trees in the local park or clean a river or work at a charity event for a cancer run or something like that. Then each individual store can compete with the other ones to see who gives back to the community more. Hopefully, this store will be at the lop and be able to contribute. I just want to say again we're happy to be here, and I'm glad you like the way building looks. We think looks pretty good. We put these stores in centers all across the country. When they go up, some of the neighbors, not the residential neighbors, the other retailers, go out and start painting and cleaning things up a little bit. To Dean's point earlier about Kohl's liking to have our stores look good, we have an extensive remodel program. We are approaching 1,100. We have 1,090 some stores right now, and we are working through a program where every seven to len years we come back. We redo the inside. We redo the outside and make sure that everything that is supposed to be maintained, is maintained. We try to give it a new fresh up-to-date look so they dont have a retailer whose store was built in 1967 and it looks like 1967. This one is going to look like the newest, latest, greatest one. This yearwe're remodeling 100 stores. Laslyearwe remodeled 80 stores. Next year, we'll remodel another 100. So we'll be keeping up with that. Mr. Morrow: That alone tells you what kind of business Kohl's has. Mr. Burkes: We're notjust here to drop a box in your community and move on. We're here for the long lens. Mr. Morrow: I did have one question. How many associates do you think you'll have for that store? Apn126, 2011 25644 Mr. Burkes: Al the grand opening with all the training and temporary workers, it will probably be in the high 90's to around 100. Il will probably settle back down to the 80's or 90's, and then during holidays, it will boost up. I think it will be a good source of jobs for the community. Mr. Taormina: On the screening for the rooftop units, what do you typically use for that? Mr. Burkes: Typically, its a white metal product. The roof is a white TPO. So with a white screen around the rooftop units, it blends into the roof. Mr. Taormina: Are these louvered panels that you have for the screens? Mr. Burkes They wouldn't necessarily be louvered. They would stand away and be solid. Mr. Taormina: Does Kohl's keep the same store components within the store? Is there anything besides apparel and other household items, such as eateries or banks? Mr. Burkes: Kohl's has been around since 1962. In our early stores, we actually sold shotguns and ammunitions and motor oil and that kind of stuff. We focused a little bit. We don't have anything like that now. We dont have banks or restaurants in the store. Its primarily 100% retail clothing and house wares, luggage. That's what we do and we try to get ourselves into centers where there are food options. Mr. Taormina: What are your hours of operation? Mr. Burkes Its 9:00 a.m. to 9:00 p.m. or 8:00 a.m. to 10:00 p.m. It's pretty long, and then of course during holidays we extend them out to 11:00 p.m. or so. I dont know if there are any ordinances in the City that restrict that, but we have some pretty crazy sales in time for the holidays. We have early bird specials and 4:00 a.m. in the morning on Black Friday. Mr. Taylor: What about the lighting at the back of the building, Mark? Do we have any problem with the apartments behind on St. Martins? Mr. Taormina: No. Apn126, 2011 25645 Mr. Zarbo: We've had the conversation with the whole team that the criteria that was put upon us on the entire site certainly stays with Kohl's. Mr. Taormina: Actually, the screen in this area is heavier than it is behind Walmart. Mr. Zarbo: Actually, where they're silting, it goes back to Mr. Taylors comment loo, is where the other driveway was. So that was still on that very high, very 50 year old mature stand of woods. We closed off that driveway. We really don't start to taper down that berm until we're really off the Kohl's site and closer to the Walmart. That's a fairly substantial berm, fairly substantial elevation change from Sl. Martins to the back of the store. Mr. Taylor: Good. Thank you. Mr. Wdshaw: If the back of the Kohl's store looks anything like the back of the Walmart, it's going to be a very attractive building back there. Its impeccably clean. It sounds like Kohl's has the same standards. The only question I have for the Kohl's representative is regarding the landscaping. How are you going to keep that maintained as far as watering and maintenance and so on? Mr. Yovichin: We have irrigation as part of the landscaping, so it will basically water itself. We also have a system in place that is part of the green certification. It can tell if it's rained recently so it won't water when it doesn't need it and it will when it does. Each store has, as part of their maintenance budget, a portion of that set aside for landscaping. We also have, if there is something beyond their capability, we have regional maintenance people that can come lake care of it. Mr. Wilshaw: Good. I like that. Obviously that maintained look is nice. I'm thinking with the LEED certified sluff, I didn't know how that was going to work if you weren't allowed to water because you didn't want to violate the LEED or use rain barrels. Mr. Yovichin: LEED will lel you water to establish materials for six months or a year. You can keep it watered and then it will switch over to the maintenance mode. Mr. Wilshaw: I appreciate your presentation. It was very nice. I look forward to seeing Kohl's in the City. Mr. Morrow: This is a very clean looking building and @'s very attractive. There's something about it that comes through. Apn126, 2011 25646 Mr. Zarbo: If I could, I want to first of all thank you folks for what your staff in this building has done during this process, which has gone on for 11 years. It's beyond amazing. And in the Iasi couple of years when the image that we started to talk about is up and out of the ground, and we talked about bookends. We've got them. The work and the effort and Mark and Alex and the names could go on and on and on, but the folks that sometimes gets forgotten about in this building have been just beyond amazing. We do this all over the country. I really would be remiss if I didn't slop and say thank you. The other thing that's amazing to me is, I pulled out before tonight the Planned General Development Agreement. If you look at that, its almost four years ago we started noodling through this. We knew that if spent, and I think we wore each other out a few limes, but we had that feeling if we spent the time on that document which really would govern how this could or could not be built and designed, if we spent the time and the effort on that, we thought we could gel the bookends and really in -fill the way we wanted. I would just respectfully submit to you that we've done that, and I think we've worked desperately to not say the word Kohl's and I'm going to say it for the first time. We've taken what has always been this out parcel, and we've looked at several concepts, four or five different scenarios, and we're just thrilled that we were in a financial position to hold out and to have this kind of a quality player come to the table. One of the things that's interesting when you travel around, you look at Kohl's stores and you want to kind of see what's coming, but let me spin off of certainly what these folks have said. Take a look at some of the older Kohl's stores and what I would defy you is to find a retailer in this country that maintains their real estate better. Some of these, and they will go unnamed, but the day they cut the ribbon, that's the Iasi day they touch their stores. This is a fairly unique opportunity. You guys set the bar pretty high with how we built those buildings. We think that's the right partner to not only set that bar, but potentially to help gel up and over. Lastly, again, if you lake a look at this agreement that we put together and spent so much time on, we really believe that this last major component really does meet the spirit and scope of all of the elements of that development agreement and we're really pleased to get this off and rolling. One more time, thank you everybody for all the help and hard work and years of effort. Thank you. Mr. Morrow: We appreciate you being here too. Mr. Taylor: I think Livonia appreciates Karl and his work and bringing Kohl's in. I think you will not be disappointed coming into Livonia Apn126, 2011 25647 1. That the Exterior Elevation and Details Plan marked Sheet A3 dated prepared by Richard L. Bowen & Associates, as received by the Planning Commission on Apnl 15, 2011, is hereby approved and shall be adhered to; 2. That any minor changes to the referenced plans shall be submitted to the Planning Department for approval prior to construction; 3. That the EIFS extending below the "beltline" along the front part of the building shall be reinforced to reduce wear and minimize damage; 4. That there shall be internal compaction of refuse; 5. That the specific plan referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; and, because we support all of our stores. It's just great the way you worked it out. Mr. Morrow: That site is one of the anchors. If there are no other comments, I will ask for a motion. Before I do, I know one thing in the presentation that came up, did we address the trash containers and switch that over to trash being internally taken care of, if I follow you correctly. Mr. Taormina: That's not part of the resolution. If you want to add that, you can. Mr. Taylor: We have what we call internal compaction. Mr. Burkes: Yes, there are metal compactors that are sealed on all four sides. On a motion by Smiley, seconded by Taylor, and unanimously adopted, it was #04-20-2011 RESOLVED, that the City Planning Commission does approve Petition 2011-04-08-03 submitted by Richard L. Bowen & Associates requesting approval of elevation plans, as required by CR #429-08, for the Buildable Area "A" at 29580 Seven Mile Road within the Livonia Marketplace shopping center, located on the north side of Seven Mile Road between Middlebell Road and Purlingbrook Avenue in the Southeast 1/4 of Section 2, subject to the following conditions: 1. That the Exterior Elevation and Details Plan marked Sheet A3 dated prepared by Richard L. Bowen & Associates, as received by the Planning Commission on Apnl 15, 2011, is hereby approved and shall be adhered to; 2. That any minor changes to the referenced plans shall be submitted to the Planning Department for approval prior to construction; 3. That the EIFS extending below the "beltline" along the front part of the building shall be reinforced to reduce wear and minimize damage; 4. That there shall be internal compaction of refuse; 5. That the specific plan referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; and, Lynda L. Scheel, Secretary ATTEST: R. Lee Morrow, Chairman APn126, 2011 25648 6. Pursuant to Section 19.10 of Ordinance #543, the Zoning Ordinance of the City of Livonia, this approval is valid for a period of one year only from the date of approval by the Planning Commission, and unless a building permit is obtained, this approval shall be null and void at the expiration of said period. Mr. Morrow: Is there any discussion? Ms. Smiley: Do you have some words for me? Mr. Taormina: I would include provide internal compaction of trash. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Taylor: I will offer that seven day waiver. On a motion by Taylor, seconded by Wilshaw, and unanimously approved, it was #04-21-2011 RESOLVED, that the City Planning Commission does hereby determine to waive the provisions of Section 10 of Article VI of the Planning Commission Rules of Procedure, regarding the effective dale of a resolution after the seven-day period from the dale of adoption by the Planning Commission, in connection with Petition 2011-04-08-03 submitted by Richard L. Bowen & Associates requesting approval of elevation plans, as required by CR #429-08, for the Buildable Area "A" at 29580 Seven Mile Road within the Livonia Marketplace shopping center, located on the north side of Seven Mile Road between Middlebell Road and Purlingbrook Avenue in the Southeast 114 of Section 2. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. What we did with the last motion, the approval is in force now and you dont have to wait a week. We want to welcome you to Livonia. On a motion duly made, seconded and unanimously adopted, the 1,008th Regular Meeting held on April 26, 2011, was adjourned at 7:50 p.m. CITY PLANNING COMMISSION Lynda L. Scheel, Secretary ATTEST: R. Lee Morrow, Chairman