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HomeMy WebLinkAboutZ-6629-A Staff AnalysisJune 22, 2000 ITEM NO.: D FILE NO.: Z -6629-A NAME: Commercial Development Associates - Short -Form PCD LOCATION: East side of University Avenue, between "B" and "C" Streets nV.UFT.nPF.1Z - ENGINEER: Commercial Development Associates McGetrick and McGetrick 14502 N. Dale Murphy, Ste. 333 319 E. Markham St., Ste. 202 Tampa, FL 33618 Little Rock, AR 72201 AREA: 1.63 acres NUMBER OF LOTS: 1 FT. NEW STREET: 360 if ZONING: R -3/R-5 ALLOWED USES: Single Family Residential and Multifamily Residential PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R -3/R-5 to PCD to allow for the construction of a 25,600 square foot commercial building. The applicant is proposing 74 parking spaces to serve the proposed building. The applicant proposes to realign "C" Street to line up with the Park Plaza access drive on the west side of University Avenue. The applicant is proposing two (2) access points from "C" Street and one (1) from "B" Street. The existing rock retaining wall along University Avenue will be shifted approximately 23 feet to the east and have a height of six (6) feet. This will allow for construction of a 12 foot turn lane and sidewalk along University Avenue. The existing traffic signal at the northwest corner of the property will be relocated. June 22, 2000 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -6629-A The proposed hours of operation for the commercial building are as follows: 9:00 a.m. - 9:00 p.m., Monday - Saturday 10:00 a.m. - 8:00 p.m., Sunday The proposed building, parking areas, drives and landscape and buffer areas are noted on the attached site plan. The applicant has shown a ground -mounted sign location near the northwest corner of the property, on the south side of "C" Street. The applicant has also submitted the proposed front building elevation for Planning Commission review. B. EXISTING CONDITIONS: The general area contains a mixture of residential, office and commercial uses and zoning. There are single-family and multifamily residences located to the east, north and south. There are existing office buildings to the north along the east side of University Avenue and a parking lot immediately east of this site along the south side of "C" Street. There is an office building/beauty shop located at the southeast corner of University Avenue and "B" Street, with the Park Plaza Mall being located to the west across University Avenue. C. NEIGHBORHOOD COMMENTS: The Hillcrest Residents Association was notified of the public hearing. As of this writing, staff has received one (1) letter expressing concerns about the proposed project. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 50 feet from centerline is required. 2. "C" Street is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. (Additional lane on University will be required with building permit.) 2 June 22, 2000 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -6629-A 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. Show access to adjacent properties to the North. 9. Eliminate access to "B" Street or meet with Staff to modify. 10. A Sketch Grading and Drainage Plan per Sec. 29-186(e) will be required with a building permit. 11. A Grading Permit per Secs. 29-186(c) and (d) will be required with a building permit. 12. University Avenue has a 1998 average daily traffic count of 13,000. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: A water main extension may be required to provide fire protection to this property. Any needed relocation of existing water facilities will be at developer's expense. Fire Department: Contact Dennis Free at 918-3752 regarding fire hydrants. County Planning: No Comment received. LATA: No Affect -Site is on route #21 and is close to routes #5 and #8. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Mixed Use for this location. The property is currently zoned R-3 Single Family Residential and R-5 Urban Residence and the zoning request is for a Planned Commercial Development for the 3 June 22, 2000 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -6629-A construction of a retail development. This proposal is consistent with Mixed Use Land Uses. City Recognized Nei hborhood Action Plan: This property is located in an area covered by the Hillcrest Neighborhood Plan "A `Blueprint' of our Community." The neighborhood action plan calls for locating intensive uses at the edge of the neighborhood, establishing buffers between residential and non- residential uses, and controlling the erosion of the neighborhood's quality resulting from incompatible land uses at the edge of the neighborhood. Landscape Issues: It will be necessary to remove two of the parking spaces within the middle of the proposed eastern parking lot to provide for interior landscaping. Areas set aside for buffers meet with ordinance requirements. A 6 foot high opaque screen is required along the eastern perimeter of the site. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on April 27, 2000. The revised plan addresses most of the issues as discussed by the Subdivision Committee. The revised plan eliminates one (1) of the two (2) drives originally shown on "B" Street, and reduces the number of parking spaces from 86 to 74. The revised plan also shows a service drive along the south side of the building and a screening fence along the east property line. The following are outstanding issues that need to be resolved: 1. Proposed use mix needs to be provided. 2. Proposed ground -mounted sign details need to be provided. 4 June 22, 2000 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -6629-A 3. The landscape buffer between the service drive and "B" Street needs to be increased to six (6) feet. Staff will attempt to resolve those issues prior to the public hearing. The applicant is proposing 74 parking spaces to serve this proposed development. The ordinance would typically require 113 spaces for this development (shopping center standards). Staff has no problem with the parking plan as proposed. Otherwise, to staff's knowledge there should be no other outstanding issues associated with the site plan. As noted in paragraph A. of this report, the applicant provided a proposed front building elevation. Staff is very pleased with the elevation and feels that the project will not have the appearance of a "big box" development. Staff feels that this project represents a good infill development. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The outstanding issues noted in paragraph G. must be resolved. 3. Any site lighting shall be low-level and directed away from adjacent property. 4. The dumpster area must be screened on three (3) sides with an 8 foot opaque fence or wall. 5. Staff recommends approval of`the proposed building elevation as a component of this project. SUBDIVISION COMMITTEE COMMENT: (APRIL 20, 2000) Pat McGetrick, Ron Tabor and Jim Irwin were present, representing the application. Staff briefly described the PCD, noting that additional information was needed. The parking for the project was briefly discussed. Staff noted that a smaller amount of parking was proposed than was typically required by ordinance. There seemed to be no concern with this issue. 61 June 22, 2000 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -6629-A Ron Tabor discussed the proposed building's fagade. He noted that he had met with the Hillcrest Neighborhood Association. The Public Works requirements were discussed, with the primary focus being on "B" Street construction. Access to "B" Street from this project was discussed. Mr. Tabor noted that only one (1) access point to "B" Street could be provided. The Committee supported one (1) access point to "B" Street. It was also noted that additional interior landscaping and screening along the east property line were needed. After the discussion, the Committee forwarded the PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (MAY 11, 2000) Ron Tabor was present, representing the application. Staff briefly described the PCD with a recommendation of approval with conditions. There were several persons present with concerns. Ron Tabor addressed the Commission in support of the application. He explained the project and noted who the proposed tenants were. He also provided a history of the property. He discussed the proposed realignment of "C" Street and the proposed front building elevation. George Campbell, of the Hillcrest Merchant's Association, addressed the Commission in support of the project. He noted that the project would be a "good fit" for the neighborhood. Mac Helms addressed the Commission in opposition to the project. He stated that he had concerns with increased traffic based on there being a large number of children in the area. Ruth Bell also addressed the Commission in opposition to the project. She noted concerns with a commercial development being introduced into this area. She also noted traffic concerns. Carl Evans also spoke in opposition to the project. He presented a petition to the Commission. He stated that he was concerned with the appearance of the rear of the structure. He also expressed concerns with drainage and traffic. C:- June 22, 2000 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -6629-A Commissioner Lowry asked about the traffic issue. Tad Borkowski; of Public Works, noted that traffic would be increased slightly. Mr. Tabor noted that he would work with Public Works regarding the traffic issue. He noted that the developer considered a cul-de-sac for "C" Street, but the City would not allow it. Mr. Tabor noted that he had met with the Hillcrest Neighborhood Association on two (2) occasions. He noted that the development would be properly landscaped, screened and buffered. Commissioner Lowry commented on a deferral to allow the applicant additional time to meet with the neighborhood. Vice -Chair Berry commented on waiving the required commercial street right-of-way for "B" and "C" Streets. He also commented on the traffic issues in this general area of Hillcrest. Commissioner Earnest referred to the letter submitted by the Hillcrest Neighborhood Association with regards to the design standards and use mix. Mr. Tabor commented that the property is not large enough to accommodate use mix which would include residential. Mr. Tabor commented that the City was requiring the improvements to "B" and "C" Streets. Chairperson Adcock asked about lights on the rear of the building. Mr. Tabor stated that there would be shielded, directional lighting on the rear of the building. Chairperson Adcock asked about the color of the building. Mr. Tabor noted that the building would be constructed of brick and would be complementary to the clinic buildings to the north. There was a brief discussion pertaining to the proposed "C" Street construction. Commissioner Faust commented on the project with regard to the neighborhood and also commented on traffic issues. She noted that this development had the potential to be an appropriate infill development. 7 June 22, 2000 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -6629-A Commissioner Earnest also commented that this could be a good infill development. He noted that there were issues between the developer and the neighborhood which needed to be resolved. Commissioner Rector supported the idea of a cul-de-sac at "C" Street and briefly discussed this issue. Mr. Tabor made additional brief comments about the project. Vice -Chair Berry briefly commented on the Hillcrest Neighborhood Association letter. A motion was made to defer the application agenda. The motion passed by a vote of 7 and 1 open position. PLANNING COMMISSION ACTION: to the June 22, 2000 ayes, 0 nays, 3 absent (JUNE 22, 2000) Ron Tabor and Pat McGetrick were present, representing the application. Staff briefly described the proposed PCD. Mr. Tabor noted that he would like for the persons present with concerns to speak first. Claire Burch, of 5817 "C" Street, addressed the Commission. She stated that she was mainly concerned with traffic on "C" Street. Robin Borne noted that he represented the Hillcrest Residents Association Board of Directors. He noted that the association was opposed to the application. He noted that the was objection to the size of the building and parking area proposed. He noted that the proposed use and size of the project was not appropriate nor compatible with the existing neighborhood. He stated that neighborhood would like a good mixed use project for the property. He also noted concerns with possible increased traffic in the residential area. Valerie Wingert, of 5907 "C" Street, also addressed the Commission with concerns. She presented a petition of opposition. She noted traffic as a major concern. She also noted that hours of operation was a concern. She noted that the project could cause a loss in property value for her property. 8 June 22, 2000 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z -6629-A Ruth Bell addressed the Commission. She stated that she had concerns with the size of the project and traffic. Mr. Tabor noted that he had met three times with the neighborhood association and that he had met.with the adjacent property owner. He noted that the proposed building would only cover approximately 25 percent of the site. He noted that a sheet metal shop had operated on the site for a number of years. Commissioner Muse asked about the outstanding staff issues. Monte Moore, of the Planning Staff, noted that staff needed a proposed use list for the property and sign details. There was a brief discussion of these issues. Bob Turner, of Public Works, noted that traffic counts had been taken for Pierce and "C" Streets. He noted that the traffic count for "C" Street was 549 vehicles per day and Pierce Street was 964 vehicles per day. He discussed the traffic patterns in this immediate area. Commissioner Berry asked about the widening of the residential streets. Mr. Turner noted that the streets would have to be widened. There was a brief discussion concerning this issue. Mr. Turner noted that a decel lane along the University Avenue frontage would not be required and that this would save several mature trees. This issue was discussed. Vice -Chair Berry asked Mr. Borne about the Hillcrest Neighborhood Association vote. Mr. Borne stated that it was a unanimous vote. He made additional comments in opposition to the project. Chair Adcock also asked about the vote. Mr. Borne stated that it was a vote of the Board of Directors of the association. There was a motion to approve the PCD subject to the conditions as noted by staff, the elimination of the decel lane requirement and a waiver of the required street widths for the residential streets. Mr. Lawson asked about the proposed use list. Mr. Tabor noted that the uses would be enclosed retail. June 22, 2000 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z -6629-A Commissioner Earnest and Vice -Chair Berry made comments relating to in -fill developments. Vice -Chair Berry noted that proposed project was reasonable. The Chair called for a vote on the previous motion. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 10 FILE NO.: Z -6629-A NAME: Commercial Development Associates - Short -Form PCD LOCATION: East side of University Avenue, between "B" and "C" Streets DEVELOPER: ENGINEER: Commercial Development Associates McGetrick and McGetrick 14502 N. Dale Murphy, Ste. 333 319 E. Markham St., Ste. 202 Tampa, FL 33618 Little Rock, AR 72201 AREA: 1.63 acres ZONING: R -3/R-5 NUMBER OF LOTS: 1 FT. NEW STREET: 360 if ALLOWED USES: Single Family Residential and Multifamily Residential PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R -3/R-5 to PCD to allow for the construction of a 25,600 square foot commercial building. The applicant is proposing 74 parking spaces to serve the proposed building. The applicant proposes to realign "C" Street to line up with the Park Plaza access drive on the west side of University Avenue. The applicant is proposing two (2) access points from "C" Street and one (1) from "B" Street. The existing rock retaining wall along University Avenue will be shifted approximately 23 feet to the east and have a height of six (6) feet. This will allow for construction of a 12 foot turn lane and sidewalk along University Avenue. The existing traffic signal at the northwest corner of the property will be relocated. FILE NO.: Z -6629-A (Cont.) The proposed hours of operation for the commercial building are as follows: 9:00 a.m. - 9:00 p.m., Monday - Saturday 10:00 a.m. - 8:00 p.m., Sunday The proposed building, parking areas, drives and landscape and buffer areas are noted on the attached site plan. The applicant has shown a ground -mounted sign location near the northwest corner of the property, on the south side of "C" Street. The applicant has also submitted the proposed front building elevation for Planning Commission review. B. EXISTING CONDITIONS: The general area contains a mixture of residential, office and commercial uses and zoning. There are single-family and multifamily residences located to the east, north and south. There are existing office buildings to the north along the east side of University Avenue and a parking lot immediately east of this site along the south side of "C" Street. There is an office building/beauty shop located at the southeast corner of University Avenue and "B" Street, with the Park Plaza Mall being located to the west across University Avenue. C. NEIGHBORHOOD COMMENTS: The Hillcrest Residents Association was notified of the public hearing. As of this writing, staff has received one (1) letter expressing concerns about the proposed project. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 50 feet from centerline is required. 2. "C" Street is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3_ Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. (Additional lane on University will be required with building permit.) 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 2 FILE NO.: Z -6629-A (Cont.) 6. Stormwater detention ordinance applies to this property. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. Show access to adjacent properties to the North. 9. Eliminate access to "B" Street or meet with Staff to modify. 10. A Sketch Grading and Drainage Plan per Sec. 29-186(e) will be required with a building permit. 11. A Grading Permit per Secs. 29-186(c) and (d) will be required with a building permit. 12. University Avenue has a 1998 average daily traffic count of 13,000. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: A water main extension may be required to provide fire protection to this property. Any needed relocation of existing water facilities will be at developer's expense. Fire Department: Contact Dennis Free at 918-3752 regarding fire hydrants. Count Plannin : No Comment received. CATA: No Affect -Site is on route #21 and is close to routes #5 and #8. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Mixed Use for this location. The property is currently zoned R-3 Single Family Residential and R-5 Urban Residence and the zoning request is for a Planned Commercial Development for the construction of a retail development. This proposal is consistent with Mixed Use Land Uses. 3 FILE NO.: Z -6629-A (Cont.) City Recognized Neighborhood Action Plan: This property is located in an area covered by the Hillcrest Neighborhood Plan "A `Blueprint' of our Community." The neighborhood action plan calls for locating intensive uses at the edge of the neighborhood, establishing buffers between residential and non- residential uses, and controlling the erosion of the neighborhood's quality resulting from incompatible land uses at the edge of the neighborhood. Landscape Issues: It will be necessary to remove two of the parking spaces within the middle of the proposed eastern parking lot to provide for interior landscaping. Areas set aside for buffers meet with ordinance requirements. A 6 foot high opaque screen is required along the eastern perimeter of the site. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on April 27, 2000. The revised plan addresses most of the issues as discussed by the Subdivision Committee. The revised plan eliminates one (1) of the two (2) drives originally shown on "B" Street, and reduces the number of parking spaces from 86 to 74. The revised plan also shows a service drive along the south side of the building and a screening fence along the east property line. The following are outstanding issues that need to be resolved: 1. Proposed use mix needs to be provided. 2. Proposed ground -mounted sign details need to be provided. 3. The landscape buffer between the service drive and "B" Street needs to be increased to six (6) feet. Staff will attempt to resolve those issues prior to the public hearing. 4 FILE NO.: Z -6629-A (Cont.) The applicant is proposing 74 parking spaces to serve this proposed development. The ordinance would typically require 113 spaces for this development (shopping center standards). Staff has no problem with the parking plan as proposed. Otherwise, to staff's knowledge there should be no other outstanding issues associated with the site plan. As noted in paragraph A. of this report, the applicant provided a proposed front building elevation. Staff is very pleased with the elevation and feels that the project will not have the appearance of a "big box" development. Staff feels that this project represents a good infill development. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The outstanding issues noted in paragraph G. must be resolved. 3. Any site lighting shall be low-level and directed away from adjacent property. 4. The dumpster area must be screened on three (3) sides with an 8 foot opaque fence or wall. 5. Staff recommends approval of the proposed building elevation as a component of this project. SUBDIVISION COMMITTEE COMMENT: (APRIL 20, 2000) Pat McGetrick, Ron Tabor and Jim Irwin were present, representing the application. Staff briefly described the PCD, noting that additional information was needed. The parking for the project was briefly discussed. Staff noted that a smaller amount of parking was proposed than was typically required by ordinance. There seemed to be no concern with this issue. Ron Tabor discussed the proposed building's fagade. He noted that he had met with the Hillcrest Neighborhood Association. The Public Works requirements were discussed, with the primary focus being on "B" Street construction. Access to "B" Street from this project was discussed. Mr. Tabor noted that only one 5 FILE NO.: Z -6629-A (Cont.) (1) access point to "B" Street could be provided. The Committee supported one (1) access point to "B" Street. It was also noted that additional interior landscaping and screening along the east property line were needed. After the discussion, the Committee forwarded the PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (MAY 11, 2000) Ron Tabor was present, representing the application. Staff briefly described the PCD with a recommendation of approval with conditions. There were several persons present with concerns. Ron Tabor addressed the Commission in support of the application. He explained the project and noted who the proposed tenants were. He also provided a history of the property. He discussed the proposed realignment of "C" Street and the proposed front building elevation. George Campbell, of the Hillcrest Merchant's Association, addressed the Commission in support of the project. He noted that the project would be a "good fit" for the neighborhood. Mac Helms addressed the Commission in opposition to the project. He stated that he had concerns with increased traffic based on there being a large number of children in the area. Ruth Bell also addressed the Commission in opposition to the project. She noted concerns with a commercial development being introduced into this area. She also noted traffic concerns. Carl Evans also spoke in opposition to the project. He presented a petition to the Commission. He stated that he was concerned with the appearance of the rear of the structure. He also expressed concerns with drainage and traffic. Commissioner Lowry asked about the traffic issue. Tad Borkowski, of Public Works, noted that traffic would be increased slightly. Mr. Tabor noted that he would work with Public Works regarding the traffic issue. He noted that the developer considered a cul-de-sac for "C" Street, but the City would not allow it. C FILE NO.: Z -6629-A (Cont.) Mr. Tabor noted that he had met with the Hillcrest Neighborhood Association on two (2) occasions. He noted that the development would be properly landscaped, screened and buffered. Commissioner Lowry commented on a deferral to allow the applicant additional time to meet with the neighborhood. Vice -Chair Berry commented on waiving the required commercial street right-of-way for "B" and "C" Streets. He also commented on the traffic issues in this general area of Hillcrest. Commissioner Earnest referred to the letter submitted by the Hillcrest Neighborhood Association with regards to the design standards and use mix. Mr. Tabor commented that the property is not large enough to accommodate use mix which would include residential. Mr. Tabor commented that the City was requiring the improvements to "B" and "C" Streets. Chairperson Adcock asked about lights on the rear of the building. Mr. Tabor stated that there would be shielded, directional lighting on the rear of the building. Chairperson Adcock asked about the color of the building. Mr. Tabor noted that the building would be constructed of brick and would be complementary to the clinic buildings to the north. There was a brief discussion pertaining to the proposed "C" Street construction. Commissioner Faust commented on the project with regard to the neighborhood and also commented on traffic issues. She noted that this development had the potential to be an appropriate infill development. Commissioner Earnest also commented that this could be a good infill development. He noted that there were issues between the developer and the neighborhood which needed to be resolved. Commissioner Rector supported the idea of a cul-de-sac at "C" Street and briefly discussed this issue. Mr. Tabor made additional brief comments about the project. Vice -Chair Berry briefly commented on the Hillcrest Neighborhood Association letter. 7 FILE NO.: Z -6629-A (Cont.) A motion was made to defer the application to the June 22, 2000 agenda. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. PLANNING COMMISSION ACTION: (JUNE 22, 2000) Ron Tabor and Pat McGetrick were present, representing the application. Staff briefly described the proposed PCD. Mr. Tabor noted that he would like for the persons present with concerns to speak first. Claire Burch, of 5817 "C" Street, addressed the Commission. She stated that she was mainly concerned with traffic on "C" Street. Robin Borne noted that he represented the Hillcrest Residents Association Board of Directors. He noted that the association was opposed to the application. He noted objection to the size of the building and parking area proposed. He noted that the proposed use and size of the project was not appropriate nor compatible with the existing neighborhood. He stated that neighborhood would like a good mixed use project for the property. He also noted concerns with possible increased traffic in the residential area. Valerie Wingert, of 5907 "C" Street, also addressed the Commission with concerns. She presented a petition of opposition. She noted traffic as a major concern. She also noted that hours of operation was a concern. She noted that the project could cause a loss in property value for her property. Ruth Bell addressed the Commission. She stated that she had concerns with the size of the project and traffic. Mr. Tabor noted that he had met three times with the neighborhood association and that he had met with the adjacent property owner. He noted that the proposed building would only cover approximately 25 percent of the site. He noted that a sheet metal shop had operated on the site for a number of years. Commissioner Muse asked about the outstanding staff issues. Monte Moore, of the Planning Staff, noted that staff needed a proposed use list for the property and sign details. There was a brief discussion of these issues. 8 FILE NO.: Z -6629-A (Cont.) Bob Turner, of Public Works, noted that traffic counts had been taken for Pierce and "C" Streets. He noted that the traffic count for "C" Street was 549 vehicles per day and Pierce Street was 964 vehicles per day. He discussed the traffic patterns in this immediate area. Commissioner Berry asked about the widening of the residential streets. Mr. Turner noted that the streets would have to be widened. There was a brief discussion concerning this issue. Mr. Turner noted that a decel lane along the University Avenue frontage would not be required and that this would save several mature trees. This issue was discussed. Vice -Chair Berry asked Mr. Borne about the Hillcrest Neighborhood Association vote. Mr. Borne stated that it was a unanimous vote. He made additional comments in opposition to the project. Chair Adcock also asked about the vote. Mr. Borne stated that it was a vote of the Board of Directors of the association. There was a motion to approve the PCD subject to the conditions as noted by staff, the elimination of the decel lane requirement and a waiver of the required street widths for the residential streets. Mr. Lawson asked about the proposed use list. Mr. Tabor noted that the uses would be enclosed retail. Commissioner Earnest and Vice -Chair Berry made comments relating to in -fill developments. Vice -Chair Berry noted that proposed project was reasonable. The Chair called for a vote on the previous motion. The motion passed by a vote of 9 ayes, 0 nays and 2 absent.