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HomeMy WebLinkAboutZ-6532-A Staff AnalysisNovember 11, 1999 ITEM NO.: 9 FILE NO.: Z -6532-A NAME: Arkansas Teachers Retirement Village - Long -Form PRD LOCATION: East side of Chenal Valley Drive, north of Rahling Road DEVELOPER: ENGINEER: AR Teachers Retirement System White-Daters and Associates c/o Cromwell Architects 401 S. Victory Street One Spring Street Little Rock, AR 72201 Little Rock, AR 72201 AREA: 71.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2/MF-18 ALLOWED USES: Single family and multifamily residential PROPOSED USE: Retirement center VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: None requested. The applicant proposes to rezone the 71.9 acre tract from R-2/MF-18 to PRD to allow for the development of the Arkansas Teachers Retirement Village, a stepped -care retirement facility. The development will house retired persons with facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. There are 23 independent living cottages located within the western portion of the property, with the main retirement center located within the center and eastern portions of the property. The following is a synopsis of the proposed project: November 11, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) Main Facilitv: FILE NO.: Z -6532-A ■ Independent living - 300 units, 4 stories • Assisted living - 100 units, 4 stories ■ Skilled nursing facility - 100 beds, 2 stories ■ Alzheimer facility - 30 beds, 1 story • Village Center and Activities - 44,000 square feet, 1 story + 523 parking spaces Independent Living Cottages: ■ 23 cottages ■ Cottage garages - 34 parking spaces • On -street visitor parking at cottages - 46 spaces A single access point from Chenal Valley Drive is proposed, with a fire lane access at the southwest corner of the property, near the cottages. The proposed site plan indicates a large amount of green space which will be undisturbed, along with a proposed lake, walking trails and a lakeside pavilion. The proposed building locations, drives, parking and other proposed improvements are noted on the attached site plan. A minor Land Use Plan amendment for this property is also proposed (Item 9.1 on this agenda). B. EXISTING CONDITIONS: The site is undeveloped and wooded. There are varying degrees of slope within this property, with a general slope downward from Chenal Valley Drive. Undeveloped R-2 and OS zoned property is located immediately north, east and west of this site. There is also undeveloped R-2 zoned property immediately south along Rahling Road, with a mixture of residential, office and commercial zoning across Rahling Road to the south and across Chenal Valley Drive to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The St. Charles Property Owners Association was notified of the public hearing. 2 November 11, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6532-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3.Stormwater detention ordinance applies to this property. 4. Easements for proposed stormwater detention facilities are required. 5.Easements shown for proposed storm drainage are required. 6. Show sidewalks on internal streets. Conform to residential standards (26, wide and sidewalks). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: An acreage charge of $2500 per acre applies in addition to normal charges. The 12" water main that crosses this site will need to be relocated at the developer's expense. On site fire protection will be required. RPZ backflow prevention will be required on domestic water supplies. Fire Department: Explain fire lane. Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment. CATA: Site is not currently served by CATA; however, a bus turnout is requested. Although Central Arkansas Transit does not currently serve the location proposed for the Arkansas Teachers Retirement Village, the site may be served by transit in the future. It is also beyond the ADA Paratransit Service area, meaning the residents of the Retirement Village will not have ADA Paratransit eligibility. 3 November 11, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6532-A The Transit Authority recommends a far -side or near -side turnout be constructed on the east side of Chenal Valley Drive, north of Rahling Road in conjunction with the construction of the Retirement Village. A turnout allows transit vehicles to pull out of the traffic stream so that the boarding and alighting of bus passengers does not inhibit other vehicles. The turnout is also useful as a deceleration, right turn lane or acceleration lane even if bus service is not provided. This development is not conducive to transit or paratransit service due to the curvilinear street pattern and the dispersed access points for the various destinations within the development. If there is future fixed -route service, walking distances and pathways from Chenal should be kept in mind. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Chenal Planning District. The Land Use Plan currently shows Multi -Family and Single Family for this location. There is pending Land Use Plan Amendment on the property to be heard on this agenda. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. Since the adjacent properties are residential screening is required. fulfilling this requirement can be dense vegetation exists that will screening. Where this is not the screening will be required. This high opaque wooden fence with its dense evergreen plantings. zoned single-family Credit toward given where existing give year-round case, additional screening may be a 6 foot face directed outward or The City Beautiful Commission recommends preserving as many of the existing trees on this heavily wooded site as 4 November 11, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6532-A feasible. Extra credit toward fulfilling zoning buffer and landscaping requirements can be given when preserving trees of 6 inch caliper or larger. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on October 271 1999. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The revised site plan shows a sidewalk from the cottage area to the village center area as required by staff. The following additional information/development criteria regarding the project was provided by the applicant: Building Design • Building heights will be approximately 50' to eave line. Roof ridges will be approximately 65' above first floor. Cottages are one-story. • Exterior materials will be a combination of stone veneer, stucco and metal siding. • Roof: fiberglass shingles; built-up roofing at mechanical wells and flat areas. • All rooftop equipment will be concealed from view. Staff Note: The applicant has noted that building elevations have not been done as of this date. Maximum Building Areas • Independent Living - 1,500 sq. ft./unit (300 units) - 450,000 sq. ft. total • Assisted Living - 900 sq. ft./unit (100 units) - 90,000 sq. ft. total • Skilled Nursing facility - 500 sq. ft./bed (100 beds) - 50,000 sq. ft. total • Alzheimer facility - 500 sq. ft./bed (30 beds) - 15,000 sq. ft. total • Village Center and Activities - 44,000 sq. ft. total ■ Independent Living Cottages - 2,500 sq. ft. each 5 November 11, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) Parking FILE NO.: Z -6532-A • At this time, we do not know the exact amount of parking that will be required for the project. We have therefore provided parking at the rate of one parking space/bed or unit, plus additional spaces for visitors and staff. We have indicated a maximum amount on the plan of 603 cars so there will be no question in the future if the project should require up to this amount. As noted on the plans, parking areas will be landscaped. In fact, landscaping will be quite lush throughout the project, as this is an important ingredient in providing for a quality environment for residents. Staff Note: The ordinance would typically require 342 parking spaces for this proposed development. The applicant notes that there will be 190-200 employees as justification for the amount of parking proposed. Parking has been reduced by 87 spaces from the original plan submitted. Undeveloped Areas ■ The large wooded areas around the perimeter of the site will be undeveloped. There will be no future development in these wooded areas with the exception of a pavilion and associated plaza at the lake area as indicated on plans. Screening ■ Vegetation screening will be provided year round for the project against adjacent residential areas. The thick wooded areas will probably provide adequate screening. Additional evergreen planting will be added if needed. Preservation of Trees • The site grading plan is devised such that very few fill slopes will encroach into the wooded areas, so the forest will extend right up to the construction area on all sides. As many trees as possible that are larger than 6" caliper will be saved in the wooded areas on the south side of the site. All trees will be saved in wooded C November 11, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6532-A buffer areas on the east, north and west sides. It is the intention of the developer to maintain the large wooded area undisturbed. Since the project is setback so far from surrounding property lines, most of the buildings will be barely visible (and some not visible at all) from outside the property, due to the heavy wooded areas. Signage ■ There will be masonry walls on both sides of the entrance drive (shown on plans) and a sign on one wall. Height and area of the sign will not exceed the maximum allowed by City Ordinance. Staff Note: The sign/walls should have a maximum height of 6 feet and a maximum sign area of 64 square feet. Dumpsters ■ Dumpsters will be located at the service dock area on the north side of the site. The service area and dumpsters will be screened from view with landscaping and fencing. Site Lighting ■ Any site lighting will be directed away from residential property. Phasing ■ The project may be constructed in phases, but the actual phasing has not been determined at this time. However, the overall plan shows maximum development. Gating ■ It is anticipated that the project will not be gated. However, a gate may be added at some time in the future at the entrance area where there is a guard station. If such should be added, a turn around shown on the plan will provide for exiting. 7 November 11, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6532-A Village Center Uses Proposed uses of the Village Center include such facilities as kitchen/dining, library, multi-purpose rooms, post office, bank, barber and beauty shops, indoor swimming pool, fitness center, crafts shop, parlors, administrative offices, outdoor dining terrace, etc. Ai r9awa l 1ec • Interior sidewalk system will be provided from the cottage area to the village center. Walking trails will be provided from the village center to the lake. All other pedestrian travel will be internal, with sidewalks provided. Setback Line • The building setback line from Chenal Valley Drive property line will be 1051, as requested. CATA • It is not anticipated that city buses will be utilized by occupants of the retirement village because the village is planning to have its private bus service to take residents shopping, medical appointments, etc. However, a bus stop would be desirable for employee use. The developer of the project will work with CATA to facilitate bus service when available to the project. This facility will operate a bus for the residents that will have the ability to pick up and drop off under the proposed canopy within the site. This drop off canopy would also be available to CATA for their use. Should CATA choose not to use the canopy within the site, the developer will work with CATA to provide the necessary area at the entrance. Public Works Comments 1-6 • These comments will be complied with. 8 November 11, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6532-A Utilities and Fire Department/County Planning ■ Wastewater sewer main extension with easements to serve property will be provided. ■ Water: Developer requests that acreage charge of $2500/acre be applied only to built-up construction area in the center of the site. 'The property that has been set aside as undeveloped wooded buffer zones is very large and will never be constructed upon in the future. Therefore; a request that per acre charge be waived for wooded area is not unreasonable. The 12" water main will be relocated at developer's expense. • On-site fire protection will be provided. ■ Backflow prevention will be provided on domestic water supplies. Fire Department: Fire lane shown on the plans will provide secondary access to the site for fire trucks. The lane will be 20' wide and constructed of grass on top of gravel base with plastic structural ring support on top of the gravel. • Fire hydrants will be placed on site to meet Code. The applicant has done a good job in responding to staff concerns and questions relating to this proposed development. Staff has worked with the applicant in solidifying the development criteria as noted above. Staff is comfortable with the proposed site development plan and feels that, with the increased buffers and tree preservation proposed, the development should have no adverse effects on the surrounding properties. H. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed PRD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Compliance with all of the site design criteria as noted in paragraph G. of this report. 7 November 11, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6532-A SUBDIVISION COMMITTEE COMMENT: (OCTOBER 21, 1999) Joe White and Kent Taylor were present, representing the application. Staff gave a brief description of the proposed PRD, asking several questions about the development and requesting elevations and details regarding the proposed building. Mr. White noted that he would meet with the developer and obtain answers to staff's questions and supply additional information to staff as requested. Mr. White indicated no problem with the Public Works requirements. The requested bus turnout was briefly discussed. Debbie Allen, of CATA, noted that the site could be serviced internally if the property owner was agreeable and proper area and radii were provided. Staff suggested that Mr. White meet with the fire department in order to assure that the access and turn arounds as proposed are acceptable. After the discussion, the Committee forwarded the PRD to the full Commission for resolution. PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. 10 FILE NO.: Z -6532-A NAME: Arkansas Teachers Retirement Village - Long -Form PRD LOCATION: East side of Chenal Valley Drive, north of Rahling Road DEVELOPER: 1:4"N 4110 141M AR Teachers Retirement System White-Daters and Associates c/o Cromwell Architects 401 S. Victory Street One Spring Street Little Rock, AR 72201 Little Rock, AR 72201 AREA: 71.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2/MF-18 ALLOWED USES: Single family and multifamily residential PROPOSED USE: Retirement center VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 71.9 acre tract from R-2/MF-18 to PRD to allow for the development of the Arkansas Teachers Retirement Village, a stepped -care retirement facility. The development will house retired persons with facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. There are 23 independent living cottages located within the western portion of the property, with the main retirement center located within the center and eastern portions of the property. The following is a synopsis of the proposed project: FILE NO.: Z -6532-A (Cont.) Main Facility: • Independent living - 300 units, 4 stories ■ Assisted living - 100.units, 4 stories • Skilled nursing facility - 100 beds, 2 stories • Alzheimer facility - 30 beds, 1 story ■ Village Center and Activities - 44,000 square feet, 1 story ■ 523 parking spaces Independent Living Cottages: ■ 23 cottages • Cottage garages - 34 parking spaces • On -street visitor parking at cottages - 46 spaces A single access point from Chenal Valley Drive is proposed, with a fire lane access at the southwest corner of the property, near the cottages. The proposed site plan indicates a large amount of green space which will be undisturbed, along with a proposed lake, walking trails and a lakeside pavilion. The proposed building locations, drives, parking and other proposed improvements are noted on the attached site plan. A minor Land Use Plan amendment for this property is also proposed (Item 9.1 on this agenda). B. EXISTING CONDITIONS: The site is undeveloped and wooded. There are varying degrees of slope within this property, with a general slope downward from Chenal Valley Drive. Undeveloped R-2 and OS zoned property is located immediately north, east and west of this site. There is also undeveloped R-2 zoned property immediately south along Rahling Road, with a mixture of residential, office and commercial zoning across Rahling Road to the south and across Chenal Valley Drive,to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The St. Charles Property Owners Association was notified of the public hearing. P► FILE NO.: Z -6532-A (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3.Stormwater detention ordinance applies to this property. 4. Easements for proposed stormwater detention facilities are required. 5. Easements shown for proposed storm drainage are required. 6. Show sidewalks on internal streets. Conform to residential standards (26' wide and sidewalks). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: An acreage charge of $2500 per acre applies in addition to normal charges. The 12" water main that crosses this site will need to be relocated at the developer's expense. On site fire protection will be required. RPZ backflow prevention will be required on domestic water supplies. Fire Department: Explain fire lane. Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. Coun!iy Planning: No Comment. CATA: Site is not currently served by CATA; however, a bus turnout is requested. Although Central Arkansas Transit does not currently serve the location proposed for the Arkansas Teachers Retirement Village, the site may be served by transit in the future. It is also beyond the ADA Paratransit Service area, meaning the residents of the Retirement Village will not have ADA Paratransit eligibility. The Transit Authority recommends a far -side or near -side turnout be constructed on the east side of Chenal Valley Drive, north of Rahling Road in conjunction with the construction of the Retirement Village. A turnout allows 3 FILE NO.: Z -6532-A (Cont.) F. G. transit vehicles to pull out of the traffic stream so that the boarding and alighting of bus passengers does not inhibit other vehicles. The turnout is also useful as a deceleration, right turn lane or acceleration lane even if bus service is not provided. This development is not conducive to transit or paratransit service due to the curvilinear street pattern and the dispersed access points for the various destinations within the development. If there is future fixed -route service, walking distances and pathways from Chenal should be kept in mind. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is in the Chenal Planning District. The Land Use Plan currently shows Multi -Family and Single Family for this location. There is pending Land Use Plan Amendment on the property to be heard on this agenda. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. Since the adjacent properties are residential screening is required. fulfilling this requirement can be dense vegetation exists that will screening. Where this is not the screening will be required. This high opaque wooden fence with its dense evergreen plantings. zoned single-family Credit toward given where existing give year-round case, additional screening may be a 6 foot face directed outward or The City Beautiful Commission recommends preserving as many of the existing trees on this heavily wooded site as feasible. Extra credit toward fulfilling zoning buffer and landscaping requirements can be given when preserving trees of 6 inch caliper or larger. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on October 271 1999. The revised plan 4 S FILE NO.: Z -6532-A (Cont.) addresses the concerns as raised by staff and the Subdivision Committee. The revised site plan shows a sidewalk from the cottage area to the village center area as required by staff. The following additional information/development criteria regarding the project was provided by the applicant: Building Design • Building heights will be approximately 50' to eave line. Roof ridges will be approximately 65' above first floor. Cottages are one-story. ■ Exterior materials will be a combination of stone veneer, stucco and metal siding. • Roof: fiberglass shingles; built-up roofing at mechanical wells and flat areas. ■ All rooftop equipment will be concealed from view. Staff Note: The applicant has noted that building elevations have not been done as of this date. Maximum Building Areas • Independent Living - 1,500 sq. ft./unit (300 units) - 450,000 sq. ft. total ■ Assisted Living - 900 sq. ft./unit (100 units) - 90,000 sq. ft. total • Skilled Nursing facility - 500 sq. ft./bed (100 beds) - 50,000 sq. ft. total • Alzheimer facility - 500 sq. ft./bed (30 beds) - 15,000 sq. ft. total • Village Center and Activities - 44,000 sq. ft. total ■ Independent Living Cottages - 2,500 sq. ft. each Parking ■ At this time, we do not know the exact amount of parking that will be required for the project. We have therefore provided parking at the rate of one parking space/bed or unit, plus additional spaces for visitors and staff. We have indicated a maximum amount on the plan of 603 cars so there will be no question in the future if the project should require up to this amount. As noted on the plans, parking areas will be landscaped. In fact, landscaping will be quite lush throughout the project, as this is an 5 FILE NO.: Z -6532-A {Cont. important ingredient in providing for a quality environment for residents. Staff Note: The ordinance would typically require 342 parking spaces for this proposed development. The applicant notes that there will be 190-200 employees as justification for the amount of parking proposed. Parking has been reduced by 87 spaces from the original plan submitted. Undeveloped Areas ■ The large wooded areas around the perimeter of the site will be undeveloped. There will be no future development in these wooded areas with the exception of a pavilion and associated plaza at the lake area as indicated on plans. Screening ■ Vegetation screening will be provided year round for the project against adjacent residential areas. The thick wooded areas will probably provide adequate screening. Additional evergreen planting will be added if needed. Preservation of Trees ■ The site grading plan is devised such that very few fill slopes will encroach into the wooded areas, so the forest will extend right up to the construction area on all sides. As many trees as possible that are larger than 6" caliper will be saved in the wooded areas on the south side of the site. All trees will be saved in wooded buffer areas on the east, north and west sides. It is the intention of the developer to maintain the large wooded area undisturbed. Since the project is setback so far from surrounding property lines, most of the buildings will be barely visible (and some not visible at all) from outside the property, due to the heavy wooded areas. Signage • There will be masonry walls on both sides of the entrance drive (shown on plans) and a sign on one wall. Height and area of the sign will not exceed the maximum allowed by City Ordinance. 6 FILE NO.: Z -6532-A (Cont.) Staff Note: The sign/walls should have a maximum height of 6 feet and a maximum sign area of 64 square feet. Dumpsters • Dumpsters will be located at the service dock area on the north side of the site. The service area and dumpsters will be screened from view with landscaping and fencing. Site Lighting • Any site lighting will be directed away from residential property. Phasing • The project may be constructed in phases, but the actual phasing has not been determined at this time. However, the overall plan shows maximum development. Gating ■ It is anticipated that the project will not be gated. However, a gate may be added at some time in the future at the entrance area where there is a guard station. If such should be added, a turn around shown on the plan will provide for exiting. Village Center Uses ■ Proposed uses of the Village Center include such facilities as kitchen/dining, library, multi-purpose rooms, post office, bank, barber and beauty shops, indoor swimming pool, fitness center, crafts shop, parlors, administrative offices, outdoor dining terrace, etc. S i c4Pwa l lc c ■ Interior sidewalk system will be provided from the cottage area to the village center. Walking trails will be provided from the village center to the lake. All other pedestrian travel will be internal, with sidewalks provided. 7 FILE NO.: Z -6532-A (Cont.) Setback Line • The building setback line from Chenal Valley Drive property line will be 1051, as requested. CATA • It is not anticipated that city buses will be utilized by occupants of the retirement village because the village is planning to have its private bus service to take residents shopping, medical appointments, etc. However, a bus stop would be desirable for employee use. The developer of the project will work with CATA to facilitate bus service when available to the project. This facility will operate a bus for the residents that will have the ability to pick up and drop off under the proposed canopy within the site. This drop off canopy would also be available to CATA for their use. Should CATA choose not to use the canopy within the site, the developer will work with CATA to provide the necessary area at the entrance. Public Works Comments 1-6 • These comments will be complied with. Utilities and Fire Department/County Planning • Wastewater sewer main extension with easements to serve property will be provided. • Water: Developer requests that acreage charge of $2500/acre be applied only to built-up construction area in the center of the site. The property that has been set aside as undeveloped wooded buffer zones is very large and will never be constructed upon in the future. Therefore, a request that per acre charge be waived for wooded area is not unreasonable. The 12" water main will be relocated at developer's expense. • On-site fire protection will be provided. • Backflow prevention will be provided on domestic water supplies. • Fire Department: Fire lane shown on the plans will provide secondary access to the site for fire trucks. The lane will be 20' wide and constructed of grass on top of gravel base with plastic structural ring support on top of the gravel. 8 FILE NO.: Z -6532-A (Cont. ■ Fire hydrants will be placed on site to meet Code. The applicant has done a good job in responding to staff concerns and questions relating to this proposed development. Staff has worked with the applicant in solidifying the development criteria as noted above. Staff is comfortable with the proposed site development plan and feels that, with the increased buffers and tree preservation proposed, the development should have no adverse effects on the surrounding properties. H. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed PRD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Compliance with all of the site design criteria as noted in paragraph G. of this report. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 21, 1999) Joe White and Kent Taylor were present, representing the application. Staff gave a brief description of the proposed PRD, asking several questions about the development and requesting elevations and details regarding the proposed building. Mr. White noted that he would meet with the developer and obtain answers to staff's questions and supply additional information to staff as requested. Mr. White indicated no problem with the Public Works requirements. The requested bus turnout was briefly discussed. Debbie Allen, of CATA, noted that the site could be serviced internally if the property owner was agreeable and proper area and radii were provided. Staff suggested that Mr. White meet with the fire department in order to assure that the access and turn arounds as proposed are acceptable. After the discussion, the Committee forwarded the PRD to the full Commission for resolution. Pi FILE NO.: Z -6532-A (Cont.) PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. 10