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HomeMy WebLinkAboutZ-4973-C Staff AnalysisMarch 6, 2003 ITEM NO. 1- C.B.C. 574 - NEW MATTERS Applicant: Address: Description: ORDINANCE_ REQUIREMENTS: Ibsen Enterprises, Inc. Mike Ibsen, Owner Joe White, Jr., P.E., Agent 3021 Cantrell Road South of Cantrell Road and east of Reb-samen Park Road A perimeter planting strip is required along any side of a vehicular use area that abuts the right-of-way of any street or highway. This strip shall be at least nine (9) feet wide. 2. The city official may grant not more than a twenty-five (25) percent reduction of these provisions for developments within mature areas. VARIANCE REQUESTED: 1. Permission to allow the street perimeter landscaping strip to be located within the public right-of-way and with a width reduction. FINDINGS: The applicant proposes to demolish the existing commercial building and.construct a new strip retail center. Because of street right-of-way dedication required, most of the street landscaping would be located within the public right-of-way. The Public Works Department supports approving a franchise to allow trees and shrubs within this right-of-way area. The Planning Commission approved this same street buffer variance in conjunction with a Planned Commercial Development at its September 19, 2002 Hearing. This site is located within the designated mature area, which allows a perimeter strip to be reduced to a minimum width of 6.7 feet. The proposed landscaping strip which would be located within the right-of-way varies in width from three (3) feet to eight (8) feet. The applicant plans to plant trees and shrubs within this strip where feasible to meet ordinance requirements. STAFF RECOMMENDATION: Staff is supportive of this landscape variance request. December 5, 2002 ITEM NO. 1- C.B.C. 574 - NEW MATTERS Applicant: Address: Description: ORDINANCE REOUMEMENTS: Ibsen Enterprises, Inc. Mike Ibsen, Owner Joe White, Jr., P.E., Agent 3021 Cantrell Road South of Cantrell Road and east of Rebsamen Park Road 1. A perimeter planting strip is required along any side of a vehicular use area that abuts the right-of-way of any street or highway. This strip shall be at least nine (9) feet wide. 2. The city official may grant not more than a twenty-five (25) percent reduction of these provisions for developments within mature areas, Permission to allow the street perimeter landscaping strip to be located within the public right-of-way and with a width reduction. FINDINGS: The applicant proposes to demolish the existing commercial building and construct a new strip retail center. Because of street right-of-way dedication required, most of the street landscaping would be located within the public right -of way. The Public Works Department supports approving a franchise to allow trees and shrubs within this right -of way area. The Planning Commission approved this same street buffer variance in conjunction with a Planned Commercial Development at its September 19, 2002 Hearing. This site is located within the designated mature area, which allows a perimeter strip to be reduced to a minimum width of 6.7 feet. The proposed landscaping strip which would be located within the right-of-way varies in width from three (3) feet to eight (8) feet. The applicant plans to plant trees and shrubs within this strip where feasible to meet ordinance requirements. STAFF RECOMMENDATION: Staff is supportive of this landscape variance request. September 19, 2002 ITEM NO.: B FILE NO.: Z -4973-C NAME: IBSEN Enterprises Revised Short -form PCD LOCATION: 3021 Cantrell Road DEVELOPER: IBSEN Enterprises, Inc. P.O. Box 250565 Little Rock, AR AREA: 0.894 Acres CURRENT ZONING FNr;INFFR1 White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 NUMBER OF LOTS; 1 PCD ALLOWED USES: Auto sales and display PROPOSED ZONING: Revised PCD PROPOSED USE: Retail (C-3 uses) FT. NEW STREET: 0 VARIANCESIWAIVERS REQUESTED: 17 -foot retaining wall. BACKGROUND: On August 14, 1990, the Planning Commission recommended approval of a PCD for "boat sales and display" for Red River Marine; the request at that time included a request for approval of all other by right uses in the C-3 zoning district, and this request was included in the approval. The Board of Directors established the PCD on September 12, 1990 in Ordinance No. 15,932. September 19, 2002 SUBDIVISION NO.: B (Cont.) FILE NO.: Z -4973-C On May 17, 1994 the Planning Commission reviewed a revision to the PCD to allow IBSEN Imports, an automotive dealership, to operate on the site. The request was also made at the time for all C-3 uses as alternative uses for the site. The Board of Directors adopted Ordinance No. 16,689 on June 7, 1994 to allow the revision of the PCD for IBSEN Imports and all other C-3 uses. There were conditions attached to the PCD which included the landscaping be reinstalled along Cantrell Road and thereafter, maintained, and should IBSEN Imports vacate the site, the fence which was approved (to be located on the front building line of the property) be removed. A. PROPOSAUREQUEST: The applicant proposes to demolish an existing commercial building and construct a new 9270 square foot strip retail center. The applicant has requested C-3 uses be allowable uses for the site. The proposed development will contain 45 parking spaces 39 of which are adjacent to Cantrell Road. The applicant is proposing a loading zone in the rear of the building along with six (6) parking spaces and the dumpster. There is an existing AP & L easement (34 -feet) on the west property line in which the applicant proposes the placement of a portion of two (2) parking spaces. The applicant proposes the placement of a single ground mounted sign but has identified two locations. The sign is to be located near the east driveway entrance with the alternative location the west driveway. The applicant has indicated a possibility of nine (9) bays within the development eight (8) of which are estimated at 1808 square feet with the last bay estimated at 630 square feet. The walls will be temporary wall capable of being moved to accommodate larger or smaller uses. The applicant has indicated the street will be constructed to Master Street Plan standards including a five (5) foot sidewalk. A portion of the front landscaping will be located in the street right-of-way and will require franchising from the City and approval by the City Beautiful Commission. The applicant is requesting a 17 -foot retaining wall to be located in the rear of the building. The wall will abut the AP & L easement and extend to the north and east falling to zero near Cantrell Road and to a few feet behind the building. B. EXISTING CONDITIONS: The site is the current location of IBSEN Imports, an automobile dealership. In the past the site has been home to Red River Marine, the use, which originally established the PCD and Brown's Carpets and Custom Rugs the use, which 2 September 19, 2002 SUBDIVISION ITEM NO.: B Cont.) FILE NO.: Z -4973-C entered the site after Red River Marine vacated. Brown's Carpets and Custom Rugs was an allowable use under the original PCD since all C-3 permitted uses were also approved. The zoning in the area includes 1-2, 0-2, C-3 and R-2. The uses in the area include a mix of office and commercial type uses including, an antique store, restaurant sites, both large scale office developments and single use office development and an automobile service center. To the south, on the bluff overlooking Cantrell Road, is R-2 zoning which is developed as single family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed application and uses of the site. The Hillcrest Residents Neighborhood Association, the Cedar Hill Terrace and the Capitol View Neighborhood Associations, along with all residents within 300 feet of the site, who could be identified, and all property owners within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works - 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. A dedication of right-of-way to 45 feet from centerline will be required. (90' total right-of-way minimum). 2. Public Works will support a franchise agreement for landscaping in the right- of-way. 3. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 4. Because of the volume of traffic on this arterial, a 28' driveway width is recommended. 5. All driveways shall be concrete aprons per City Ordinance. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Stormwater detention ordinance applies to this property. (Note: Estimated lot size 1.2 acres) 9. Easements for proposed stormwater detention facilities are required. % A Grading Permit will be required per Sec. 29-186 (c) & (d). 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 3 September 19, 2002 SUBDIVISION ITEM NO_ B (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available and not adversely affected. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. .: Z -4973-C Water: The existing 1 -inch water meter that serves this property is the largest size available off the existing water main. A water main extension will be required if additional fire protection is required. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: Site is located on Bus Route #21 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESI Planning Division: This request is located in the Heights / Hillcrest Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision of an existing Planned Commercial Development for a new neighborhood shopping development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The Zoning Ordinance does not allow for utility easements to be located within the required land use buffer when adjacent to single family zones or uses. The proposed land use buffer width of twelve (12) feet is required along the western perimeter. At no point should this buffer drop below a width of 6.7 feet. The requirements listed take into account the reductions allowed within the designated "mature area". Since the proposed landscaping perimeter strip along Cantrell Road will be located within the public right-of-way City Beautiful Commission and City franchise approval will be required, 4 September 19, 2002 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -4973-C Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: August 29, 2002 Mr. Joe White of White-Daters and Associates was present representing the application. Staff briefly described the proposed development noting additions, which were needed on the proposed site plan, (days and hours of operation, listing of proposed uses, dumpster location, building height). Staff stated the proposed site plan indicated the use of the AP & L easement as the landscape buffer, which was not allowable. Staff stated the Zoning Ordinance did not allow for utility easements to be located within the required land use buffer when adjacent to single family zones. Staff stated the proposed development had to maintain a minimum width of twelve (12) feet along the western perimeter and at no point can the buffer drop below a width of 6.7 feet. Staff also stated the proposed development would require franchise approval from the City and the City Beautiful Commission with regard to parking and landscaping in the right-of-way. Public Works comments were addressed. Staff stated the applicant would be required to install street improvements along Cantrell Road. Mr. White questioned if an in -lieu contribution would be an acceptable alternative. Staff stated the request would be considered. After the discussion, the Committee then forwarded the Revised PCD to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated Cantrell Road will be constructed to Master Street Plan standard including a five (5) foot sidewalk. The proposed landscaping is located in the right-of-way and will require a franchise from the City and approval by the City Beautiful Commission. Staff is supportive of this request. The applicant proposes the days and hours of operation to be from 6:00 am to 10:00 pm seven days per week. The applicant has indicated the maximum building height will be 35 -feet. The applicant has also indicated on the site plan the dumpster to be located behind the building and screened on three sides with an 8 -foot opaque fence. The applicant has indicated a sign will be located near the east driveway entrance and will be a maximum of 36 -feet in height and 160 square feet in area. 5 September 19, 2002 SUBDIVISION ITEM NO.: B Con#. FILE NO.: Z-497 -C The applicant has indicated an alternative location near the west driveway entrance and has also indicated, if constructed, the sign area would not be any larger than allowed by the zoning ordinance for commercially zoned property (a maximum of 36 -feet in height and 160 square feet in area). The applicant has indicated the proposed retaining wall located adjacent to the AP& L easement near the southern portion of the site will be 17 -feet in height gradually falling as the wall extends to the north and the east. Staff is supportive of the request. Per the current ordinance the applicant would be allow a 15 -foot single retaining wall and Staff does not feel the additional two (2) feet would cause any adverse impact on the area. The applicant is proposing the placement of 45 parking spaces. The typical required parking for a development of this type would be 41 spaces based on shopping center development criteria of one (1) space per 225 square feet of gross leaseable space. The proposed parking is sufficient to meet the typical parking demand of the development. The applicant proposes the use of the AP& L easement as a portion of the land use buffer and the placement of two (2) of the front parking spaces in the easement. The typical land use buffer along the western perimeter should maintain an average of 12 -feet and at any point not fall below 6.7 feet excluding the easement. Staff would require, prior to a building permit being issued, the applicant furnish written approval from AP& L to use that portion of the easement for parking. Staff has some general concern with the mechanical equipment, which is proposed to be located on the roof. There are single-family homes located on the ridge top overlooking the site. Staff would propose the applicant screen the mechanical equipment and place some form of deflector to send the sound to the north of the site. In general staff is supportive of the proposed development as filed. If the applicant works to mitigate the noise from the mechanical equipment the development should have minimal adverse impact on the surrounding residents. i. STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the Planned Commercial Development to allow a new commercial building to be constructed on the site and allow C-3 uses as the allowed uses for the site subject to compliance with the conditions outlined in Paragraphs D, E, F and H of this report. September 19, 2002 SUBDIVISION ITEM NO.: B (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z -4973-C (SEPTEMBER 19, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated they were unaware of any unresolved issues associated with the proposed modification to the PCD. Staff presented the item with a positive recommendation of the proposed revision to the Planned Commercial Development to allow a new commercial building to be constructed on the site and allow C-3 uses as alternative uses for the site subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda for Approval and approved, as recommended by Staff, by a vote of 11 ayes, 0 noes and 0 absent. VA September 19, 2002 u ►• FILE NO.: Z-4 NAME: IBSEN Enterprises Revised Short -form PCD LOCATION: 3021 Cantrell Road DEVELOPER: IBSEN Enterprises, Inc. P.O. Box 250565 Little Rock, AR AREA: 0.894 Acres ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Auto sales and display PROPOSED ZONING: Revised PCD PROPOSED USE: Retail (C-3 uses) VARIANCESMAIVERS REQUESTED: 17 -foot retaining wall. BACKGROUND: On August 14, 1990, the Planning Commission recommended approval of a PCD for "boat sales and display" for Red River Marine; the request at that time included a request for approval of all other by right uses in the C-3 zoning district, and this request was included in the approval. The Board of Directors established the PCD on September 12, 1990 in Ordinance No. 15,932. September 19, 2002 SUBDIVISION ITEM NO.: B FILE NO.: Z -4973-C On May 17, 1994 the Planning Commission reviewed a revision to the PCD to allow IBSEN Imports, an automotive dealership, to operate on the site. The request was also made at the time for all C-3 uses as alternative uses for the site. The Board of Directors adopted Ordinance No. 16,689 on June 7, 1994 to allow the revision of the PCD for IBSEN Imports and all other C-3 uses. There were conditions attached to the PCD which included the landscaping be reinstalled along Cantrell Road and thereafter, maintained, and should IBSEN Imports vacate the site, the fence which was approved (to be located on the front building line of the property) be removed. A. PROPOSAUREQUEST: The applicant proposes to demolish an existing commercial building and construct a new 9270 square foot strip retail center. The applicant has requested C-3 uses be allowable uses for the site. The proposed development will contain 45 parking spaces 39 of which are adjacent to Cantrell Road. The applicant is proposing a loading zone in the rear of the building along with six (6) parking spaces and the dumpster. There is an existing AP & L easement (34 -feet) on the west property line in which the applicant proposes the placement of a portion of two (2) parking spaces. The applicant proposes the placement of a single ground mounted sign but has identified two locations. The sign is to be located near the east driveway entrance with the alternative location the west driveway. The applicant has indicated a possibility of nine (9) bays within the development eight (8) of which are estimated at 1808 square feet with the last bay estimated at 630 square feet. The walls will be temporary wall capable of being moved to accommodate larger or smaller uses. The applicant has indicated the street will be constructed to Master Street Plan standards including a five (5) foot sidewalk. A portion of the front landscaping will be located in the street right-of-way and will require franchising from the City and approval by the City Beautiful Commission. The applicant is requesting a 17 -foot retaining wall to be located in the rear of the building. The wall will abut the AP & L easement and extend to the north and east falling to zero near Cantrell Road and to a few feet behind the building. B. EXISTING CONDITIONS: The site is the current location of IBSEN Imports, an automobile dealership. In the past the site has been home to Red River Marine, the use, which originally established the PCD and Brown's Carpets and Custom Rugs the use, which 2 September 19, 2002 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -4973-C entered the site after Red River Marine vacated. Brown's Carpets and Custom Rugs was an allowable use under the original PCD since all C-3 permitted uses were also approved. The zoning in the area includes 1-2, 0-2, C-3 and R-2. The uses in the area include a mix of office and commercial type uses including, an antique store, restaurant sites, both large scale office developments and single use office development and an automobile service center. To the south, on the bluff overlooking Cantrell Road, is R-2 zoning which is developed as single family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed application and uses of the site. The Hillcrest Residents Neighborhood Association, the Cedar Hill Terrace and the Capitol View Neighborhood Associations, along with all residents within 300 feet of the site, who could be identified, and all property owners within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. A dedication of right-of-way to 45 feet from centerline will be required. (90' total right-of-way minimum). 2. Public Works will support a franchise agreement for landscaping in the right- of-way. 3. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 4. Because of the volume of traffic on this arterial, a 28' driveway width is recommended. 5. All driveways shall be concrete aprons per City Ordinance. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Stormwater detention ordinance applies to this property. (Note: Estimated lot size 1.2 acres) 9. Easements for proposed stormwater detention facilities are required. 10. A Grading Permit will be required per Sec. 29-186 (c) & (d). 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 3 September 19, 2002 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -4973-C E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available and not adversely affected. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: The existing 1 -inch water meter that serves this property is the largest size available off the existing water main. A water main extension will be required if additional fire protection is required. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: Site is located on Bus Route #21 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights / Hillcrest Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision of an existing Planned Commercial Development for a new neighborhood shopping development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The Zoning Ordinance does not allow for utility easements to be located within the required land use buffer when adjacent to single family zones or uses. The proposed land use buffer width of twelve (12) feet is required along the western perimeter. At no point should this buffer drop below a width of 6.7 feet. The requirements listed take into account the reductions allowed within the designated "mature area". Since the proposed landscaping perimeter strip along Cantrell Road will be located within the public right-of-way City Beautiful Commission and City franchise approval will be required, 4 September 19, 2002 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -4973-C Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: August 29, 2002 Mr. Joe White of White-Daters and Associates was present representing the application. Staff briefly described the proposed development noting additions, which were needed on the proposed site plan, (days and hours of operation, listing of proposed uses, dumpster location, building height). Staff stated the proposed site plan indicated the use of the AP & L easement as the landscape buffer, which was not allowable. Staff stated the Zoning Ordinance did not allow for utility easements to be located within the required land use buffer when adjacent to single family zones. Staff stated the proposed development had to maintain a minimum width of twelve (12) feet along the western perimeter and at no point can the buffer drop below a width of 6.7 feet. Staff also stated the proposed development would require franchise approval from the City and the City Beautiful Commission with regard to parking and landscaping in the right-of-way. Public Works comments were addressed. Staff stated the applicant would be required to install street improvements along Cantrell Road. Mr. White questioned if an in -lieu contribution would be an acceptable alternative. Staff stated the request would be considered. After the discussion, the Committee then forwarded the Revised PCD to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated Cantrell Road will be constructed to Master Street Plan standard including a five (5) foot sidewalk. The proposed landscaping is located in the right-of-way and will require a franchise from the City and approval by the City Beautiful Commission. Staff is supportive of this request. The applicant proposes the days and hours of operation to be from 6:00 am to 10:00 pm seven days per week. The applicant has indicated the maximum building height will be 35 -feet. The applicant has also indicated on the site plan the dumpster to be located behind the building and screened on three sides with an 8 -foot opaque fence. The applicant has indicated a sign will be located near the east driveway entrance and will be a maximum of 36 -feet in height and 160 square feet in area. 5 September 19, 2002 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z -4973-C The applicant has indicated an alternative location near the west driveway entrance and has also indicated, if constructed, the sign area would not be any larger than allowed by the zoning ordinance for commercially zoned property (a maximum of 36 -feet in height and 160 square feet in area). The applicant has indicated the proposed retaining wall located adjacent to the AP& L easement near the southern portion of the site will be 17 -feet in height gradually falling as the wall extends to the north and the east. Staff is supportive of the request. Per the current ordinance the applicant would be allow a 15 -foot single retaining wall and Staff does not feel the additional two (2) feet would cause any adverse impact on the area. The applicant is proposing the placement of 45 parking spaces. The typical required parking for a development of this type would be 41 spaces based on shopping center development criteria of one (1) space per 225 square feet of gross leaseable space. The proposed parking is sufficient to meet the typical parking demand of the development. The applicant proposes the use of the AP& L easement as a portion of the land use buffer and the placement of two (2) of the front parking spaces in the easement. The typical land use buffer along the western perimeter should maintain an average of 12 -feet and at any point not fall below 6.7 feet excluding the easement. Staff would require, prior to a building permit being issued, the applicant furnish written approval from AP& L to use that portion of the easement for parking. Staff has some general concern with the mechanical equipment, which is proposed to be located on the roof. There are single-family homes located on the ridge top overlooking the site. Staff would propose the applicant screen the mechanical equipment and place some form of deflector to send the sound to the north of the site. In general staff is supportive of the proposed development as filed. If the applicant works to mitigate the noise from the mechanical equipment the development should have minimal adverse impact on the surrounding residents. STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the Planned Commercial Development to allow a new commercial building to be constructed on the site and allow C-3 uses as the allowed uses for the site subject to compliance with the conditions outlined in Paragraphs D, E, F and H of this report. June 20, 2002 ITEM NO.: 11 FILE NO.: Z -4973-C NAME: IBSEN Enterprises Revised Short -form PCD LOCATION: 3021 Cantrell Road DEVELOPER: IBSEN Enterprises, Inc. P.O. Box 250565 Little Rock, AR FNC-,INFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 0.894 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Auto sales and display PROPOSED ZONING: Revised PCD PROPOSED USE: Retail (C-3 uses) VARIANCESNVAIVERS REQUESTED: Waiver of street improvements to Cantrell Road. The applicant submitted a request for this item be deferred to the August 8, 2002 Public Hearing.