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HomeMy WebLinkAboutS-0981-B-1 Staff AnalysisNovember 20, 1990 SUBDIVISION ITEM NO. 2 Continued A. B. C. rem PROPOSALIRE UEST: This PCD is filed for purposes of the construction of a hardware store, lumber yard and creation of two out parcels. The property currently is located outside city limits. EXISTING CONDITIONS: The site currently is covered with scrub brush and small trees. The adjacent streets are developed, on the north to city standard and on the southwest to a county standard. ENGINEERING COMMENTS: Right-of-way and improvements on Chenal Parkway will be required per Ordinances 14,210 and 15,239. Driveway spacing on Chenal Parkway is also regulated by these ordinances. Engineering will work with the developer and his engineer to determine details of the engineering requirements. ❑etention and Excavation Ordinances apply. ISSUESILEGAL The issues to be introduced here are as follows: 1. The ❑evelopment as proposed does not comply with the curb cut requirement by ordinance for Chenal Parkway (one curb cut for every 300 feet with diamond island at the entrance). 2. The Developer needs to provide a list of uses and floor areas for the two out -parcels. 3. The Developer should present the architectural design sketches for all buildings to the Planning Staff and Planning Commission as required by long -form PCD. E. ANALYSIS 1. The Staff review of this long -form PCD indicates a few design issues. The points made in Items C and D are the primary concerns of the Planning and Engineering Staff. November 20, 1990 SUBDIVISION ITEM NO. 2 Continued 2. History of the site dates back to December 87 when a "C-3" request was filed for the entire 8.85 ac. After being on the agenda for several months, the item was withdraw from consideration at the request of the applicant. November 1, 1988, a request was before the commission was filed to rezone 8.85 acres to "C-3" and "C-411. There were several people in opposition. Mr. Jacque Alexander presented a petition with 150 names opposed to the commercial rezoning. The application was approved for "C-2" rezoning as amended. February 3, 1989, the applicant requested withdrawal from the Board of Directors Agenda. F. STAFF RECOMMENDATION: Staff recommends approval of this PCD subject to: 1. Meeting all Engineering requirements. 2. Providing list of the uses and floor areas for the two out -parcels. 3. Providing architecture sketches for all buildings. SUBDIVISION COMMITTEE COMMENT: (November 8, 1990) Mr. J. White and Gene Pfeifer were present representing the application. The Staff Recommendation was discussed. Mr. White agreed to follow-up on the Staff Comments before the Public Hearing on November 20, 1990. Mr. Jerry Gardner pointed out that number of proposed driveways on the Chenal Parkway frontage needs to be reduced to one. General discussion followed during which one of the Guests - observer seeking more information, asked the Developer if he proposes a natural buffer along Kanis Road, Mr. White has already shown an existing 30' buffer. He also stated that the proposed structure will be closed from outside with only one gate opening to the inside lumber, and storage yard. The second question from Guest was whether the 30' buffer is included in Kanis Road right-of-way. Mr. Wayne Sherrill from Traffic Department added that Kanis Road on the November 20, 1990 SUBDIVISION ITEM NO. 2 Continued Mechanics Lumber frontage will be a two lane collector and right-of-way is already in place. PLANNING COMMISSION ACTION: (November 20, 1990) The application was represented by Eugene Pfeifer and Joe White. There were three objectors in attendance. The Planning Staff presented its recommendation on this matter, the recommendation being approval of the PCD with understanding that the City does not commit to any uses on the two out -parcels until the site plan review occurs by Planning Commission. The Chairman then asked the Planning Staff if there is a need to discuss a letter from Mr. Pfeifer suggesting street improvements on Parkway and Kanis, be exchanged for a five lane minor arterial street along east property line. Jim Lawson, Planning Director, suggested removing the improvement exchange from discussion at the Planning Commission level and send to the Board of Directors for final resolution. However, the Chairman suggested discussing this item at the Planning Commission in order to be able to send Planning Commission recommendation on the street issue to the Board. Jerry Gardner from Public Works explained that Mr. E. Pfeifer's option on the street had not been reviewed and a recommendation had not been made, however, there is a great need for a road in this location. A lengthy discussion of the street improvements versus street construction followed between with several Commissioners and Mr. Gardner. The Chairman then asked Mr. Pfeifer to present his application. Mr. Pfeifer stated that he agreed with the Staff recommendation as presented. The Commission Chairman then asked the first listed objector present, Douglas Williford to present his position. Mr. Williford offered concerns about traffic and compatibility of this use with the neighborhood. He felt that traffic was already severe in the area. November 20, 1990 November 20, 1990 SUBIDIVISI�N ITEM NO. 2 (Continued) The Chairman then recognized the next listed objector present, Mr. Ron Hopper. Mr. Hopper stated that he does not oppose the commercial development, but he opposes the lumber yard. The Chair then asked the Planning Staff to present a revised site plan to Mr. Hopper and Mr. Williford. The Planning Staff explained that the number of curb cuts had been reduced to one and the out -parcel site plan will be reviewed by the Planning Commission before any of the out -parcels be developed. Commissioner Nicholson suggested that this item be deferred until the agreement between the developer and the Staff about street improvements be accomplished. The Chair then asked Mr. Pfeifer to consider deferral. Mr. Pfeifer suggested to proceed with the application without considering street improvements. The Chairman stated that the Commission would like to also make recommendations on the street improvements issue to the Board of Directors. A lengthy discussion of the street improvements versus'a new street construction followed involving several Commissioners and Mr. Pfeifer. The Chairman then recognized another person present who desired to offer comments in objection. This person was Jacque Alexander. Ms. Alexander offered additional comments concerning traffic problems, the need for high quality development and objected to the commercial development at this location. Commissioner Oleson stated that the Commission also received a letter from Ms. Nell Ambrose in opposition to the commercial development. The Chairman then called the question to approve this application as modified per revised site plan with several conditions. 1. No committment on the future use for two out -parcels. 2. No curb -cuts for out -parcels from Chenal Parkway. 3. The Commission does not make any recommendation on street improvements at this time. The motion passed by a vote of 7 ayes, 0 nays, 2 abstention and 2 absent. February 5, 1998 ITEM NO.: B FILE NO.: Z-4933-F Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Eugene M. Pfeifer, III James E. Hathaway, Jr. 15701 Chenal Parkway Rezone from PCD to C-3 Future retail development 1.09± acres Vacant, wooded tract SURROUNDING LAND USE AND ZONING North - Chenal Parkway Right -of -Way and undeveloped/ wooded tracts zoned 0-3 and C-2 South - One Source Warehouse and Lumber yard, zoned PCD East - Construction office and contractor's storage yard, zoned R-2 West - One Source Warehouse and Lumber Yard, zoned PCD PUBLIC WORKS COMMENTS Below is the result of discussion with the developer and Board of Directors action: 1. Ordinance 17,009 gives the developer permission to install a drive onto the new north -south arterial and establishes a procedure for when this drive would need to be removed. 2. The Board of Directors determined that the $20,000 requested for contribution towards construction of the intersection of the arterial with Chenal was not an appropriate request. To our knowledge there was not formal waiver but a determination that this request was not appropriate. 3. That Public Works and the developer's engineer agreed to an area of additional right-of-way at the northeast corner of the lot for purposes of construction of a right -turn lane at a future date. This right-of-way is shown on a plat of the amended PCD prepared by White- Daters dated 1-16-96. 4. That One Source agreed to an in -lieu for the construction of a right -turn lane on Chenal Estimated cost is $25 to $30 thousand dollars. 5. That the developer agreed to construct 1/2 of the length of the arterial on the east side of the property, but February 5, 1998 ITEM NO.: B (Cont.) FILE NO.: Z-4933-F that the cost would not exceed 1/2 of the cost of 1/2 of the width for the total boundary length. 6. That the Board of Directors denied the request for a waiver of 1/2 commercial street improvements to Kanis Road on the frontage of the property. Additional requirements: 7. Dedication of right-of-way to 30 feet from centerline of Kanis including a 20 feet radial dedication at the northeast and southeast corner of property. 8. Dedication of right-of-way to 45 feet from centerline of the new arterial to the east. 9. With development construct half street improvements including sidewalks, for Kanis Road to collector standards. Provide design of streets in accordance with Master Street Plan prepared by Professional Civil Engineer. 10. Construct 5 feet wide sidewalk including access ramps, on the back of right-of-way of Chenal Parkway, and the new arterial. 11. Stormwater detention ordinance applies to this property. 12. Chenal Parkway has a 1995 average daily traffic count of 11,000. PUBLIC TRANSPORTATION ELEMENT The site is not located on a Central Arkansas Transit Bus Route. LAND USE ELEMENT The site is in the Ellis Mountain District. The Plan recommends Commercial use. There is no land use plan issue. STAFF ANALYSIS The request before the Commission is to rezone this 1.09± acre tract from "PCD" Planned Commercial Development to "C- 3" General Commercial. The property is currently undeveloped and wooded. The applicant proposes unspecific future retail development for the site once it is rezoned. The parcel is part of the larger One Source Home Center PCD. On December 26, 1990, Mechanics Lumber Company PCD was approved for the 8.8± acre tract located at the southeast corner of Chenal Parkway and Kanis Road. The PCD established a 3 lot development with a hardware store/lumber yard to be built on the larger of the 3 lots (Lot 1). No uses or site plans were approved for the two smaller lots at that time, including this subject property which was 2 February 5, 1998 ITEM NO.: B (Cont.) FILE NO.: Z-4933-F identified as Lot 3. On December 20, 1994, Worthen Bank Branch amended PCD was approved for Lot 2, at the corner of Chenal and Kanis, with a bank listed as the only approved use. On November 21, 1995, One Source Home Center amended PCD was approved which combined the subject Lot 3 with the larger Lot 1 to allow for expansion of the hardware store/lumber yard and all permitted and conditional uses in the C-3 district. On September 16, 1997, the Worthen Bank Branch amended PCD was revoked for Lot 2 and that lot was zoned C-3. The applicant is now requesting that this lot (Lot 3) also be zoned C-3. This technically means the One Source Home Center PCD will be amended to remove this 1.09± acre tract from the PCD. This action will have the effect of leaving the One Source Home Center on Lot 1, as it is now. This subject property, Lot 3, can then be developed for C-3 uses. Staff believes the C-3 zoning request is reasonable for this site. The Ellis Mountain District Land Use Plan recommends Commercial for this site and the properties abutting to the east, west and south. The Plan recommends Commercial and Office for properties across Chenal Parkway, to the north. The PCD zoned property to the west and south is occupied by the One Source Home Center and Lumber Yard. A construction company/contractor's storage yard is located to the east. The large tracts of 0-3 and C-2 zoned properties across Chenal Parkway are currently undeveloped and heavily wooded. The PCD which currently covers this lot allows for all permitted and conditional uses in the C-3 district. Rezoning the site to C-3 will eliminate the conditional uses as "by -right." Development of the site will have to comply with the Chenal/Financial Centre Design Overlay District guidelines regarding signage, lighting and utilities. STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning as conforming to the Land Use Plan and being compatible with uses and zoning in the area. PLANNING COMMISSION ACTION: (NOVEMBER 13, 1997) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The item was placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. 3 February 5, 1998 ITEM NO.: B (Cont. STAFF UPDATE: FILE NO.: Z-4933-F A disagreement has arisen between the developer and Public Works regarding the Public Works requirements related to the rezoning. These issues have been brought back to the Planning Commission for resolution. Revised Public Works Comments as of January 27, 1998. Below is the result of discussion with the developer and Board of Directors action: 1. Ordinance 17,009 gives the developer permission to install a drive onto the new north -south arterial and establishes a procedure for when this drive would need to be removed. 2. The Board of Directors determined that the $20,000.00 requested for contribution towards construction of the intersection of the arterial with Chenal was not an appropriate request. To our knowledge there was not a formal waiver but a determination that this request was not appropriate. 3. That Public Works and the developer's engineer agreed to an area of additional right-of-way at the northeast corner of the lot for purposes of construction of a right -turn lane at a future date. This right-of-way is shown on a plat of the amended PCD prepared by White- Daters dated January 16, 1996. 4. That One Source agreed to an in -lieu for the construction of a right -turn lane on Chenal Estimated cost is $25 to $30 thousand dollars or developer may construct lane. 5. That the developer agreed to construct half of the length of the arterial on the east side of the property, but that the cost would not exceed half of the cost of half of the width for the total boundary length. With development construct half street improvements including sidewalks for the arterial or construct full width improvements half the length of the arterial. 6. That the Board of Directors denied the request for a waiver of half collector street improvements to Kanis Road on the frontage of the property. 4 February 5, 1998 ITEM NO.: B (Cont.) FILE NO.: Z-4933-F Additional requirements: 7. Dedication of right-of-way to 30 feet from centerline of Kanis including a 20 feet radial dedication at the northeast and southeast corner of property. 8. Dedication of right-of-way to 45 feet from centerline of the new arterial to the east. 9. With development construct half street improvements including sidewalks, for Kanis Road to collector standards. Provide design of streets in accordance with Master Street Plan prepared by Professional Civil Engineer. 10. Construct 5 feet wide sidewalk including access ramps, on the back of right-of-way of Chenal Parkway, and the new arterial, 11. Stormwater detention ordinance applies to this property. 12. Chenal Parkway has a 1995 average daily traffic count of 11,000. PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) Staff informed the Commission that the applicant requested a deferral to the February 19, 1998 agenda. The item was placed on the Consent Agenda and the deferral was approved by a vote of 11 ayes and 0 noes. 5 February 19, 1998 ITEM NO.: A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: FILE NO.: Z-4933-F Eugene M. Pfeifer, III James E. Hathaway, Jr. 15701 Chenal Parkway Rezone from PCD to C-3 Future retail development 1.09± acres vacant, wooded tract SURROUNDING LAND USE AND ZONING North - Chenal Parkway Right -of -Way and undeveloped/ wooded tracts zoned 0-3 and C-2 South - One Source Warehouse and Lumber yard, zoned PCD East - Construction office and contractor's storage yard, zoned R-2 West - One Source Warehouse and Lumber Yard, zoned PCD PUBLIC WORKS COMMENTS Below is the result of discussion with the developer and Board of Directors action: 1. Ordinance 17,009 gives the developer permission to install a drive onto the new north -south arterial and establishes a procedure for when this drive would need to be removed. 2. The Board of Directors determined that the $20,000 requested for contribution towards construction of the intersection of the arterial with Chenal was not an appropriate request. To our knowledge there was not formal waiver but a determination that this request was not appropriate. 3. That Public Works and the developer's engineer agreed to an area of additional right-of-way at the northeast corner of the lot for purposes of construction of a right -turn lane at a future date. This right-of-way is shown on a plat of the amended PCD prepared by White- Daters dated 1-16-96. 4. That One Source agreed to an in -lieu for the construction of a right -turn lane on Chenal Estimated cost is $25 to $30 thousand dollars. 5. That the developer agreed to construct 1/2 of the length of the arterial on the east side of the property, but that the cost would not exceed 1/2 of the cost of 1/2 of February 19, 1998 ITEM NO.: FILE NO.: Z-4933-F the width for the total boundary length. 6. That the Board of Directors denied the request for a waiver of 1/2 commercial street improvements to Kanis Road on the frontage of the property. Additional requirements: 7. Dedication of right-of-way to 30 feet from centerline of Kanis including a 20 feet radial dedication at the northeast and southeast corner of property. 8. Dedication of right-of-way to 45 feet from centerline of the new arterial to the east. 9. With development construct half street improvements including sidewalks, for Kanis Road to collector standards. Provide design of streets in accordance with Master Street Plan prepared by Professional Civil Engineer. 10. Construct 5 feet wide sidewalk including access ramps, on the back of right-of-way of Chenal Parkway, and the new arterial. 11. Stormwater detention ordinance applies to this property. 12. Chenal Parkway has a 1995 average daily traffic count of 11,000. PUBLIC TRANSPORTATION ELEMENT The site is not located on a Central Arkansas Transit Bus Route. LAND USE ELEMENT The site is in the Ellis Mountain District. The Plan recommends Commercial use. There is no land use plan issue. STAFF ANALYS The request before the Commission is to rezone this 1.09± acre tract from 'PCD" Planned Commercial Development to "C- 3" General Commercial. The property is currently undeveloped and wooded. The applicant proposes unspecific future retail development for the site once it is rezoned. The parcel is part of the larger One Source Home Center PCD. On December 26, 1990, Mechanics Lumber Company PCD was approved for the 8.8± acre tract located at the southeast corner of Chenal Parkway and Kanis Road. The PCD established a 3 lot development with a hardware store/lumber yard to be built on the larger of the 3 lots (Lot 1). No uses or site plans were approved for the two smaller lots at that time, including this subject property which was identified as Lot 3. On December 20, 1994, Worthen Bank 2 February 19, 1998 ITEM NO.: A FILE NO.: Z-4933-F Branch amended PCD was approved for Lot 2, at the corner of Chenal and Kanis, with a bank listed as the only approved use. On November 21, 1995, One Source Home Center amended PCD was approved which combined the subject Lot 3 with the larger Lot 1 to allow for expansion of the hardware store/lumber yard and all permitted and conditional uses in the C-3 district. On September 16, 1997, the Worthen Bank Branch amended PCD was revoked for Lot 2 and that lot was zoned C-3. The applicant is now requesting that this lot (Lot 3) also be zoned C-3. This technically means the One Source Home Center PCD will be amended to remove this 1.09± acre tract from the PCD. This action will have the effect of leaving the One Source Home Center on Lot 1, as it is now. This subject property, Lot 3, can then be developed for C-3 uses. Staff believes the C-3 zoning request is reasonable for this site. The Ellis Mountain District Land Use Plan recommends Commercial for this site and the properties abutting to the east, west and south. The Plan recommends Commercial and Office for properties across Chenal Parkway, to the north. The PCD zoned property to the west and south is occupied by the One Source Home Center and Lumber Yard. A construction company/contractor's storage yard is located to the east. The large tracts of 0-3 and C-2 zoned properties across Chenal Parkway are currently undeveloped and heavily wooded. The PCD which currently covers this lot allows for all permitted and conditional uses in the C-3 district. Rezoning the site to C-3 will eliminate the conditional uses as "by -right." Development of the site will have to comply with the Chenal/Financial Centre Design Overlay District guidelines regarding signage, lighting and utilities. STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning as conforming to the Land Use Plan and being compatible with uses"and zoning in the area. PLANNING COMMISSION ACTION: (NOVEMBER 13, 1997) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The item was placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. C February 19, 1998 ITEM NO.: A (Cont.) FILE NO.: Z-4933-F STAFF UPDATE: A disagreement has arisen between the developer and Public Works regarding the Public Works requirements related to the rezoning. These issues have been brought back to the Planning Commission for resolution. Revised Public Works Comments as of January 27, 1998. Below is the result of discussion with the developer and Board of Directors action: 1. Ordinance 17,009 gives the developer permission to install a drive onto the new north -south arterial and establishes a procedure for when this drive would need to be removed. 2. The Board of Directors determined that the $20,000.00 requested for contribution towards construction of the intersection of the arterial with Chenal was not an appropriate request. To our knowledge there was not a formal waiver but a determination that this request was not appropriate. 3. That Public Works and the developers engineer agreed to an area of additional right-of-way at the northeast corner of the lot for purposes of construction of a right -turn lane at a future date. This right-of-way is shown on a plat of the amended PCD prepared by White- Daters dated January 16, 1996. 4. That One Source agreed to an in -lieu for the construction of a right -turn lane on Chenal Estimated cost is $25 to $30 thousand dollars or developer may construct lane. 5. That the developer agreed to construct half of the length of the arterial on the east side of the property, but that the cost would not exceed half of the cost of half of the width for the total boundary length. With development construct half street improvements including sidewalks for the arterial or construct full width improvements half the length of the arterial. 6. That the Board of Directors denied the request for a waiver of half collector street improvements to Kanis Road on the frontage of the property. 4 February 19, 1998 ITEM NC • A (Cont.) FILE NO.: Z-4933-F Additional requirements: 7. Dedication of right-of-way to 30 feet from centerline of Kanis including a 20 feet radial dedication at the northeast and southeast corner of property. 8. Dedication of right-of-way to 45 feet from centerline of the new arterial to the east. 9. With development construct half street improvements including sidewalks, for Kanis Road to collector standards. Provide design of streets in accordance with Master Street Plan prepared by Professional Civil Engineer. 10. Construct 5 feet wide sidewalk including access ramps, on the back of right-of-way of Chenal Parkway, and the new arterial, 11. Stormwater detention ordinance applies to this property. 12. Chenal Parkway has a 1995 average daily traffic count of 11,000. PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) Staff informed the Commission that the applicant requested a deferral to the February 19, 1998 agenda. The item was placed on the Consent Agenda and the deferral was approved by a vote of 11 ayes and 0 noes. PLANNING COMMISSION ACTION: (FEBRUARY 19, 1998) Staff gave a brief introduction of the item and turned the issue over to Public Works for further explanation. David Scherer, of Public Works, gave a detailed history of the property development, including Lots 1-3 of the One Source Addition. He described the Public Works issues associated with the property. He referred to items numbered 1-12 in the agenda write-up. Mr. Scherer also reviewed the various agreements (concerning street improvements) reached during the rezoning actions associated with this property since 1990. Jim Hathaway, representing the property owner, addressed the Commission. Mr. Hathaway stated that the street improvements that Mr. Scherer refers to were requirements associated with a proposed expanded PCD for Lot 1 and 3 in 1995. He stated that the applicant never agreed to the 5 February 19, 1998 ITEM NO.: A (Cont.) FILE NO.: Z-4933-F street improvements and that the proposed expanded PCD application was withdrawn. Mr. Hathaway also discussed the history of the property, Lots 1-3. Mr. Hathaway stated that he is requesting a waiver of the street improvements to Kanis Road based on the most recent Public Works requirements. He stated that he has a problem with only two (2) of the twelve Public Works comments. He stated that he has a problem with comments #6 and #9. He stated that these two comments related to Kanis Road improvements for Lot 1 and not Lot 3. Mr. Hathaway gave reasons for requesting the waiver of the improvements. Commissioner Hawn asked if a platting issue was involved with this issue. Mr. Scherer stated that Lots 1 and 2 had been final platted, but Lot 3 had not. There was a very detailed and lengthy discussion relating to the boundary street improvements to Kanis Road and the history of the property. The Commission instructed both Mr. Scherer and Mr. Hathaway to provide briefs to the Commission detailing their individual views and opinions of the issues at hand along with details regarding the history of the property and past Planning Commission and Board of Directors actions pertaining to the property and Kanis Road issues. A motion was made to defer the item to the April 2, 1998 Planning Commission agenda. The motion was approved by a vote of 11 ayes and 0 nays. 6 April 2, 1998 ITEM NO.: A FILE NO.: Z-4933-F Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Eugene M. Pfeifer, III James E. Hathaway, Jr. 15701 Chenal Parkway Rezone from PCD to C-3 Future retail development 1.09± acres Vacant, wooded tract SURROUNDING LAND USE AND ZONING North - Chenal Parkway Right -of -Way and undeveloped/ wooded tracts zoned 0-3 and C-2 South - One Source Warehouse and Lumber yard, zoned PCD East - Construction office and contractor's storage yard, zoned R-2 West - One Source Warehouse and Lumber Yard, zoned PCD PUBLIC WORKS COMMENTS Below is the result of discussion with the developer and Board of Directors action: 1. Ordinance 17,009 gives the developer permission to install a drive onto the new north -south arterial and establishes a procedure for when this drive would need to be removed. 2. The Board of Directors determined that the $20,000 requested for contribution towards construction of the intersection of the arterial with Chenal was not an appropriate request. To our knowledge there was not formal waiver but a determination that this request was not appropriate. 3. That Public Works and the developer's engineer agreed to an area of additional right-of-way at the northeast corner of the lot for purposes of construction of a right -turn lane at a future date. This right-of-way is shown on a plat of the amended PCD prepared by White- Daters dated 1-16-96. 4. That One Source agreed to an in -lieu for the construction of a right -turn lane on Chenal Estimated cost is $25 to $30 thousand dollars. S. That the developer agreed to construct 1/2 of the length of the arterial on the east side of the property, but that the cost would not exceed 1/2 of the cost of 1/2 of April 2, 1998 ITEM NO.: A Cont. FILE NO.: Z-4933-F the width for the total boundary length. 6. That the Board of Directors denied the request for a waiver of 1/2 commercial street improvements to Kanis Road on the frontage of the property. Additional requirements: 7. Dedication of right-of-way to 30 feet from centerline of Kanis including a 20 feet radial dedication at the northeast and southeast corner of property. 8. Dedication of right-of-way to 45 feet from centerline of the new arterial to the east. 9. With development construct half street. improvements including sidewalks, for Kanis Road to collector standards. Provide design of streets in accordance with Master Street Plan prepared by Professional Civil Engineer. 10. Construct 5 feet wide sidewalk including access ramps, on the back of right-of-way of Chenal Parkway, and the new arterial. 11. Stormwater detention ordinance applies to this property. 12. Chenal Parkway has a 1995 average daily traffic count of 11,000. PUBLIC TRANSPORTATION ELEMENT The site is not located on a Central Arkansas Transit Bus Route. LAND USE ELEMENT The site is in the Ellis Mountain District. The Plan recommends Commercial use. There is no land use plan issue. STAFF ANALYSIS The request before the Commission is to rezone this 1.09± acre tract from "PCD" Planned Commercial Development to "C- 3" General Commercial. The property is currently undeveloped and wooded. The applicant proposes unspecific future retail development for the site once it is rezoned. The parcel is part of the larger One Source Home Center PCD. On December 26, 1990, Mechanics Lumber Company PCD was approved for the 8.8± acre tract located at the southeast corner of Chenal Parkway and Kanis Road. The PCD established a 3 lot development with a hardware store/lumber yard to be built on the larger of the 3 lots (Lot 1). No uses or site plans were approved for the two smaller lots at that time, including this subject property which was identified as Lot 3. On December 20, 1994, Worthen Bank 2 April 2, 1998 ITEM NO.: A (Cont.) FILE NO.: Z-4933-F Branch amended PCD was approved for Lot 2, at the corner of Chenal and Kanis, with a bank listed as the only approved use. On November 21, 1995, One Source Home Center amended PCD was approved which combined the subject Lot 3 with the larger Lot 1 to allow for expansion of the hardware store/lumber yard and all permitted and conditional uses in the C-3 district. On September 16, 1997, the Worthen Bank Branch amended PCD was revoked for Lot 2 and that lot was zoned C-3. The applicant is now requesting that this lot (Lot 3) also be zoned C-3. This technically means the One Source Home Center PCD will be amended to remove this 1.09± acre tract from the PCD. This action will have the effect of leaving the One Source Home Center on Lot 1, as it is now. This subject property, Lot 3, can then be developed for C-3 uses. Staff believes the C-3 zoning request is reasonable for this site. The Ellis Mountain District Land Use Plan recommends Commercial for this site and the properties abutting to the east, west and south. The Plan recommends Commercial and Office for properties across Chenal Parkway, to the north. The PCD zoned property to the west and south is occupied by the One Source Home Center and Lumber Yard. A construction company/contractor's storage yard is located to the east. The large tracts of 0-3 and C-2 zoned properties across Chenal Parkway are currently undeveloped and heavily wooded. The PCD which currently covers this lot allows for all permitted and conditional uses in the C-3 district. Rezoning the site to C-3 will eliminate the conditional uses as "by -right." Development of the site will have to comply with the Chenal/Financial Centre Design Overlay District guidelines regarding signage, lighting and utilities. STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning as conforming to the Land Use Plan and being compatible with uses and zoning in the area. PLANNING COMMISSION ACTION: (NOVEMBER 13, 1997) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The item was placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. 3 April 2, 1998 ITEM NO.: A Cont. FILE NO.: Z-4933-F STAFF UPDATE: A disagreement has arisen between the developer and Public Works regarding the Public Works requirements related to the rezoning. These issues have been brought back to the Planning Commission for resolution. Revised Public Works Comments as of January 27, 1998. Below is the result of discussion with the developer and Board of Directors action: 1. Ordinance 17,009 gives the developer permission to install a drive onto the new north -south arterial and establishes a procedure for when this drive would need to be removed. 2. The Board of Directors determined that the $20,000.00 requested for contribution towards construction of the intersection of the arterial with Chenal was not an appropriate request. To our knowledge there was not a formal waiver but a determination that this request was not appropriate. 3. That Public Works and the developers engineer agreed to an area of additional right-of-way at the northeast corner of the lot for purposes of construction of a right -turn lane at a future date. This right-of-way is shown on a plat of the amended PCD prepared by White- Daters dated January 16, 1996. 4. That One Source agreed to an in -lieu for the construction of a right -turn lane on Chenal Estimated cost is $25 to $30 thousand dollars or developer may construct lane. 5. That the developer agreed to construct half of the length of the arterial on the east side of the property, but that the cost would not exceed half of the cost of half of the width for the total boundary length. With development construct half street improvements including sidewalks for the arterial or construct full width improvements half the length of the arterial. 6. That the Board of Directors denied the request for a waiver of half collector street improvements to Kanis Road on the frontage of the property. 4 April 2, 1998 ITEM NO.: A (Cont.) FILE NO.: Z-4933-F Additional requirements: 7. Dedication of right-of-way to 30 feet from centerline of Kanis including a 20 feet radial dedication at the northeast and southeast corner of property. 8. Dedication of right-of-way to 45 feet from centerline of the new arterial to the east. 9. With development construct half street improvements including sidewalks, for Kanis Road to collector standards. Provide design of streets in accordance with Master Street Plan prepared by Professional Civil Engineer. 10. Construct 5 feet wide sidewalk including access ramps, on the back of right-of-way of Chenal Parkway, and the new arterial, 11. Stormwater detention ordinance applies to this property. 12. Chenal Parkway has a 1995 average daily traffic count of 11,000. PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) Staff informed the Commission that the applicant requested a deferral to the February 19, 1998 agenda. The item was placed on the Consent Agenda and the deferral was approved by a vote of 11 ayes and 0 noes. PLANNING COMMISSION ACTION: (FEBRUARY 19, 1998) Staff gave a brief introduction of the item and turned the issue over to Public Works for further explanation. David Scherer, of Public Works, gave a detailed history of the property development, including Lots 1-3 of the One Source Addition. He described the Public Works issues associated with the property. He referred to items numbered 1-12 in the agenda write-up. Mr. Scherer also reviewed the various agreements (concerning street improvements) reached during the rezoning actions associated with this property since 1990. Jim Hathaway, representing the property owner, addressed the Commission. Mr. Hathaway stated that the street improvements that Mr. Scherer refers to were requirements associated with a proposed expanded PCD for Lot 1 and 3 in 1995. He stated that the applicant never agreed to the 5 April 2, 1998 ITEM NO.: A (Cont.) FILE NO.: Z-4933-F street improvements and that the proposed expanded PCD application was withdrawn. Mr. Hathaway also discussed the history of the property, Lots 1-3. Mr. Hathaway stated that he is requesting a waiver of the street improvements to Kanis Road based on the most recent Public Works requirements. He stated that he has a problem with only two (2) of the twelve Public Works comments. He stated that he has a problem with comments #6 and #9. He stated that these two comments related to Kanis Road improvements for Lot 1 and not Lot 3. Mr. Hathaway gave reasons for requesting the waiver of the improvements. Commissioner Hawn asked if a platting issue was involved with this issue. Mr. Scherer stated that Lots 1 and 2 had been final platted, but Lot 3 had not. There was a very detailed and lengthy discussion relating to the boundary street improvements to Kanis Road and the history of the property. The Commission instructed both Mr. Scherer and Mr. Hathaway to provide briefs to the Commission detailing their individual views and opinions of the issues at hand along with details regarding the history of the property and past Planning Commission and Board of Directors actions pertaining to the property and Kanis Road issues. A motion was made to defer the item to the April 2, 1998 Planning Commission agenda. The motion was approved by a vote of 11 ayes and 0 nays. PLANNING COMMISSION ACTION: (APRIL 2, 1998) David Scherer, of Public Works, addressed the Commission. He stated that the issue is whether or not the street improvements to Kanis Road should be made adjacent to Lot 1, One Source Addition. He stated that the improvements were tied to the final platting of Lot 3 and that the improvements should be done to commercial street/collector standards. He stated that Mr. Hathaway is asking for a waiver of the improvements. Chairman Lichty asked if the recent north -south platted street altered the need for improvements on Kanis. Mr. Scherer explained that it has not. Commissioner Putnam asked if there was a requirement for street improvements with the development of Lot 1. Mr. Scherer stated that there was. A April 2, 1998 ITEM NO.: A (Cont.) FILE NO.: Z-4933-F Commissioner Putnam asked if the improvements were waived. Mr. Scherer stated that they were not. He stated that they were deferred until the final platting of Lot 3. Jim Hathaway addressed the Commission. He stated that he is not asking for a waiver. Chairman Lichty asked about the commitment for improvements. Mr. Hathaway stated that the issue is that the rezoning of Lot 3 required improvements for Lot 1 that were not required before. He stated that there was never any agreement to do the improvements. There was a general discussion regarding the commitment to do the improvements to Kanis Road adjacent to Lot 1. Chairman Lichty referred to letters written by Joe white and Gene Pfeifer. He stated that the letters acknowledge the improvements to Kanis Road. Cindy Dawson, City Attorney, stated that a case could be made that the improvements were required with the original PCD. Mr. Hathaway stated that the PCD was approved without the requirement that the improvements to Kanis Road be made then or at a future date. Chairman Lichty referred to the Planning Commission and Board of Directors minutes. He stated that it was clear that a waiver of street improvements was not approved. Mr. Hathaway stated that the approval of the PCD, plat and building permit did not include the requirement for the street improvements. Mr. Scherer stated that the conditions of the improvements have nothing to do with the rezoning but with the final platting of Lot 3. He stated that the improvements were deferred until the time of final platting Lot 3. He stated that the street improvements for Lot 2 were deferred until the development of that lot. Commissioner Downing asked about factual documents. Jim Lawson, Director of Planning and Development, stated that if the improvements were not waived, then there was a requirement to do the improvements. Commissioner Downing asked about the instances when the City could have asked for the improvements. 7 April 2, 1998 ITEM NO.: A (Cont.) FILE NO.: Z-4933-F Mr. Scherer stated that the building permit for Lot 1 was approved, deferring the Kanis Road improvements until the final platting of Lot 3. Chris Parker, representing the applicant, stated that the section of Kanis adjacent to Lot 1 was downgraded to an unclassified street in 1995 by ordinance #15,730. Mr. Lawson stated that commercial street standards apply to commercial developments. Chairman Lichty asked if two votes were needed (1 for the waiver, 1 for the rezoning). Dana Carney, Zoning Administrator, stated that the rezoning had already been approved and that the only vote would be on the waiver. A motion was made to approve a waiver of street improvements to Kanis Road adjacent to Lot 1, One Source Addition. The motion failed by a vote of 1 ayes, 9 nays and 1 absent. The waiver was denied. 8 RXNTRTT N November 20, 1990 SCIBDxVISION FILE—; Z-4933-B ITE=. 2 NAME: Mechanics Lumber Company Long-ForM (PCD) LOCATION: Southeast corner of Chenal Parkway at Kanis Road DEVELOPER' ENG� N�: WHITE-DATERS & ASSOCIATES, MECHANICS. LUMBER COMPANY INC. 401 Victory p. O. Box 5151 72119 Little Rock, AR 72201 N. Little Rock, AR 371-1666 371-3456 AREA' 8.8 Ac. NUMBER OF LOTS' 3 FT. NEW STREET: 630 PROPOSED USES: Commercial ZONING• Outside City Limits PLANNING DISTRICT: Rock Creek Valley - 17 CENSUS TRACT: 42.06 VARIANCES RE UE5TED: None. STATEMENT OF PROPOSAL: Mechanics Lumber Company wishes to develop a hardware and store and lumber yard at the intersection of Chenale Parrs kway with Kanis Road. The site was such tsi,mee:asseveral needs for the intent of building expansion. building materials in the area warranted this exp approximately 17,500 sq. ft. of The project will consist of aPP ft. of storage for lumber Ace Hardware Store with 32,320 sq' and other materials. The main building is to be at the center of the property with store buildings completely surrounding the area of activity for the lumber business. Natural buffers will remain on the south, east and west side of the material storage area. No activityo ill occsr outside of the storage building operations. November 20, 1990 SUBDIVISION ITEM NO. 2 Continued A. PROPOSALLRE�: This PCD is filed for purposes of the construction of a hardware store, lumber yard and creation of two out parcels. The property currently is located outside city limits. B. E}{ISTING CONDITIONS: The site currently -is covered with scrub brush and small trees. The adjacent streets are developed, on the north to city standard and on the southwest to a county standard. C. ENGINEERING COMMENTS: Right-of-way and improvements on Chenal Parkway will be required per ordinances 14,210-and 15,239. Driveway spacing on Chenal Parkway is also regulated by these ordinances. Engineering will work with the developer and his engineer to determine details of the engineering requirements. Detention and Excavation ordinances apply. D. ISSUESILEGAL The issues to be introduced here are as follows: 1. The Development as proposed does not comply with the curb cut requirement by ordinance for Chenal Parkway (one curb cut for every 300 feet with diamond island at the entrance). 2. The Developer needs to provide a list of uses and floor areas for the two out -parcels. 3. The Developer should present the architectural design sketches for all buildings to the Planning Staff and Planning Commission as required by long -form PCD. E. ANALYSIS 1. The Staff review of this long -form PCD indicates a few design issues. The points made in Items C and D are the primary concerns of the Planning and Engineering Staff. November 20, 1990 SUBDIVISION ITEM NO. 2 Continued 2. History of the site dates back to December 87 when a "C-3" request was filed for the entire 8.85 ac. After being on the agenda for several months, the item was withdraw from consideration at the request of the applicant. November 1, 1988, a request was before the commission was filed to rezone 8.85 acres to "C-3" and "C-411. There were several people in opposition. Mr. Jacque Alexander presented a petition with 150 names opposed to the commercial rezoning. The application was approved for "C--2" rezoning as amended. February 3, 1989, the applicant requested withdrawal from the Board of Directors Agenda. F. STAFF RECOMMENDATION: Staff recommends approval of this PCD subject to: 1. Meeting all Engineering requirements. 2: Providing list of the uses and floor areas for the two out -parcels. 3. Providing architecture sketches for all buildings. SUBDIVISION COMMITTEE COMMENT: (November 8, 1990) Mr. J. White and Gene Pfeifer were present representing the application. The Staff Recommendation was discussed. Mr. White agreed to follow-up on the Staff Comments before the Public Hearing on November 20, 1990. Mr. Jerry Gardner pointed out that number of proposed driveways on the Chenal Parkway frontage needs to be reduced to one. General discussion followed during which one of the Guests - observer seeking more information, asked the Developer if he proposes a natural buffer along Kanis Road, Mr. White has already shown an existing 30, buffer. He also stated that the proposed structure will be closed from outside with only one gate opening to the inside lumber, and storage yard. The second question from Guest was whether the 30, buffer is included in Kanis Road right-of-way. Mr. Wayne Sherrill from Traffic Department added that Kanis Road on the November 20, 1990 SUBDIVISION ITEM NO. 2 Continued Mechanics Lumber frontage will be a two lane collector and right-of-way is already in place. PLANNING COMMISSION ACTION: (November 20, 1990) The application was represented by Eugene Pfeifer and Joe White. There were three objectors in attendance. The Planning Staff presented its recommendation on this matter, the recommendation being approval -of the PCD with understanding that the City does not commit to any uses on the two out -parcels until the site plan review occurs by Planning Commission. The Chairman then asked the Planning Staff if there is a need to discuss a letter from Mr. Pfeifer suggesting street improvements on Parkway and Kanis, be exchanged for a five lane minor arterial street along east property line. Jim Lawson, Planning Director, suggested removing the improvement exchange from discussion at the Planning Commission level and send to the Board of Directors for final resolution. However, the Chairman suggested discussing this item at the Planning Commission in order to be able to send Planning Commission recommendation on the street issue to the Board. Jerry Gardner from Public Works explained that Mr. E. Pfeifer's option on the street had not been reviewed and a recommendation had not been made, however, there is a great need for a road in this location. A lengthy discussion of the street improvements versus street construction followed between with several Commissioners and Mr. Gardner. The Chairman then asked Mr. Pfeifer to present his application. Mr. Pfeifer stated that he agreed with the Staff recommendation as presented. The Commission Chairman then asked the first listed objector present, Douglas Williford to present his position. Mr. Williford offered -concerns about traffic and compatibility of this use with the neighborhood. He felt that traffic was already severe in the area. November 20, 1990 November 20, 1990 SUBDIVISION ITEM NO. 2 Continued The Chairman then recognized the next listed objector present, Mr. Ron Hopper. Mr. Hopper stated that he does not oppose the commercial development, but he opposes the lumber yard. The Chair then asked the Planning Staff to present a revised site plan to Mr. Hopper.and Mr. Williford. The Planning Staff explained that the number of curb cuts had been reduced to one and the out -parcel site plan will be reviewed by the Planning Commission before any of the out -parcels be developed. Commissioner Nicholson suggested that this item be deferred until the agreement between the developer and the Staff about street improvements be accomplished. The Chair then asked Mr. Pfeifer to consider deferral. Mr. Pfeifer suggested to proceed with the application without considering street improvements. The Chairman stated that the Commission would like to also make recommendations on the street improvements issue to the Board of Directors. A lengthy discussion of the street improvements versus'a new street construction followed involving several Commissioners and Mr. Pfeifer. The Chairman then recognized another person present who desired to offer comments in objection. This person was Jacque Alexander. Ms. Alexander offered additional comments concerning traffic problems, the need for high quality development and objected to the commercial development at this location. Commissioner Oleson stated that the Commission also received a letter from Ms. Nell Ambrose in opposition to the commercial development. The Chairman then called the question to approve this application as modified per revised site plan with several conditions. 1. No committment on the future use for two out -parcels. 2. No curb -cuts for out -parcels from Chenal Parkway. 3. The Commission does not make any recommendation on street improvements at this time. The motion passed by a vote of 7 ayes, 0 nays, 2 abstention and 2 absent. R.XRTRTT R November 20, 1990 SUBDIVISION FILE No.: Z-4933-B ITEM O . 2 NAME: Mechanics Lumber Company Long -Form (PCD) LOCATE: Southeast corner of Chenal Parkway at Kanis Road DEVELOPER: MECHANICS LUMBER COMPANY INC. P. 0. Box 5151 72119 N. Little Rock, AR 371-3456 AREA: 8.8 Ac. ZOO: ENGINEER: WHITE-DATERS & ASSOCIATES, 401 Victory 72201 Little Rock, AR 371-1666 NUMBER OF LOTS' 3 Outside City Limits pLANNZNG DISTRICT: FT. NEW STREET: 630 PROPOSED USES: Commercial Rock Creek Valley - 17 CENSUS TRACT: 42.06 VARIANCES RE VESTED: None . STATEMENT OF PROPOSAL' y wishes to develop a hardware store Mechanics Lumber Compan and lumber yard at the intersection of Chenal Parkwaywith Kanis Road. The site was purchased several years ago the intent of building at such time:as the needs for building materials in the area warranted this expansion. The project will consist of approximately sq. ft. of 17,50 Ace Hardware Store with 32,320 sq. ft• of storage for lumber and other materials. The main building is to be at the center of the property with store Euildingsor the completelyss. surrounding the area of activity d west side Natural buffers will remain on the south, east an of the material storage area. No activity will occur outside of the storage building relative to business operations. November 20, 1990 SUBDIVISION ITEM NO. 2 [Continued A. PROPOSAL RE UEST: This PCD is filed for purposes of the construction of a hardware store, lumber yard and creation of two out parcels. The property currently is located outside city limits. B. EXISTING CONDITIONS: The site currently -is covered with scrub brush and small trees. The adjacent streets are developed, on the north to city standard and on the southwest to a county standard. C. ENGINEERING COMMENTS: Right-of-way and improvements on Chenal Parkway will be required per Ordinances 14,210"and 15,239. Driveway spacing on Chenal Parkway is also regulated by these ordinances. Engineering will work with the developer and his engineer to determine details of the engineering requirements. Detention and Excavation Ordinances apply. D. ISSUES LEGAL The issues to be introduced here are as follows: 1. The Development as proposed does not comply with the curb cut requirement by ordinance for Chenal Parkway (one curb cut for every 300 feet with diamond island at the entrance) . 2. The Developer needs to provide a list of uses and floor areas for the two out -parcels. 3. The Developer should present the architectural design sketches for all buildings to the Planning Staff and Planning Commission as required by long -form PCD. E . ANAL S 1. The Staff review of this long -form PCD indicates a few design issues. The points made in Items C and D are the primary concerns of the Planning and Engineering Staff. November 20, 1990 SUBDIVISION IT 'M Na . 2 ( Continued 2. History of the site dates back to December 87 when a 11C-3" request was filed for the entire 8.85 ac. After being on the agenda for several months, the item was withdraw from consideration at the request of the applicant. November 1, 1988, a request was before the commission was filed to rezone 8.85 acres to "C-3" and "C-411. There were several people in opposition. Mr. Jacque Alexander presented a petition with 150 names opposed to the commercial rezoning. The application was approved for "C-2" rezoning as amended. February 3, 1989, the applicant requested withdrawal from the Board of Directors Agenda. F. STAFF RECOMMENDATION: Staff recommends approval of this PCD subject to: 1. Meeting all Engineering requirements. 2. Providing list of the uses and floor areas for the two out -parcels. 3. Providing architecture sketches for all buildings. SUBDIVISION COMMITTEE COMMENT: (November 8, 1990) Mr. J. White and Gene Pfeifer were present representing the application. The Staff Recommendation was discussed. Mr. White agreed to follow-up on the Staff Comments before the Public Hearing on November 20, 1990. Mr. Jerry Gardner pointed out that number of proposed driveways on the Chenal Parkway frontage needs to be reduced to one. General discussion followed during which one of the Guests - observer seeking more information, asked the Developer if he proposes a natural buffer along Kanis Road, Mr. White has already shown an existing 30' buffer. He also stated that the proposed structure will be closed from outside with only one gate opening to the inside lumber, and storage yard. The second question from Guest was whether the 30' buffer is included in Kanis Road right-of-way. Mr. Wayne Sherrill from Traffic Department added that Kanis Road on the November 20, 1990 SUBDIVISION ITEM NO., 2 Continued Mechanics Lumber frontage will be a two lane collector and right-of-way is already in place. PLANNING COMMISSION ACTION: (November 20, 1990) The application was represented by Eugene Pfeifer and Joe White. There were three objectors in attendance. The Planning Staff presented its recommendation on this matter, the recommendation being approval of the PCD with understanding that the City does not commit to any uses on the two out -parcels until the site plan review occurs by Planning Commission. The Chairman then asked the Planning Staff if there is a need to discuss a letter from Mr. Pfeifer suggesting street improvements on. Parkway and Kanis, be exchanged for a five lane minor arterial street along east property line. Jim Lawson, Planning Director, suggested removing the improvement exchange from discussion at the Planning Commission level and send to the Board of Directors for final resolution. However, the Chairman suggested discussing this item at the Planning Commission in order to be able to send Planning Commission recommendation on the street issue to the Board. Jerry Gardner from Public Works explained that Mr. E. Pfeifer's option on the street had not been reviewed and a recommendation had not been made, however, there is a great need for a road in this location. A lengthy discussion of the street improvements versus street construction followed between with several Commissioners and Mr. Gardner. The Chairman then asked Mr. Pfeifer to present his application. Mr. Pfeifer stated that he agreed with the Staff recommendation as presented. The Commission Chairman then asked the first listed objector present, Douglas Williford to present his position. Mr. Williford offered concerns about traffic and compatibility of this use with the neighborhood. He felt that traffic was already severe in the area. November 20, 1990 November 20, 1990 SUBDIVISION ITEM NO. 2 (Continued) The Chairman then recognized the next listed objector present, Mr. Ron Hopper. Mr. Hopper stated that he does not oppose the commercial development, but he opposes the lumber yard. The Chair then asked the Planning Staff to present a revised site plan to Mr. Hopper and Mr. Williford. The Planning Staff explained that the number of curb cuts had been reduced to one and the out -parcel site plan will be reviewed by the Planning Commission before any of the out -parcels be developed. Commissioner Nicholson suggested that this item be deferred until the agreement between the developer and the Staff about street improvements be accomplished. The Chair then asked Mr. Pfeifer to consider deferral. Mr. Pfeifer suggested to proceed with the application without considering street improvements. The Chairman stated that the Commission would like to also make recommendations on the street improvements issue to the Board of Directors. A lengthy discussion of the street improvements versus'a new street construction followed involving several Commissioners and Mr. Pfeifer. The Chairman then recognized another person present who desired to offer comments in objection. This person was Jacque Alexander. Ms. Alexander offered additional comments concerning traffic problems, the need for high quality development and objected to the commercial development at this location. Commissioner Oleson stated that the Commission also received a letter from Ms. Nell Ambrose in opposition to the commercial development. The Chairman then called the question to approve this application as modified per revised site plan with several conditions. 1. No committment on the future use for two out -parcels. 2. No curb -cuts for out -parcels from Chenal Parkway. 3. The Commission does not make any recommendation on street improvements at this time. The motion passed by a vote of 7 ayes, 0 nays, 2 abstention and 2 absent. November 20, 1990 SUBDIVISION FILE—: Z-4933-B ITEM NO_: 2 NAME: Mechanics Lumber company Long -Form (PCD) LOCATION: Southeast corner of Chenal Parkway at Kan is Road DEVELOPER • MECHANICS. LUMBER COMPANY ENGINEER: WHITE-DATERS & ASSOCIATES, INC. p. 0. Box 5151 72119 N. Little Rock, AR 401 Victory Little Rock, AR 72201 371-1666 371-3456 AREA: 8.8 Ac. NUMBER OF LOTS: 3 FT. NEW STREET: 630 ZONING: Outside City Limits PROPOSED USES: Commercial PLANNING DISTRICT: Rock Creek Valley - 17 CENSUS TRACT: 42.06 V c MIANC ES RE _UESTED : �].L\i None. STATEMENT OF PROPOSAL= ny Wishes to develop a hardware store Mechanics Lumber Compa and lumber yard at the intersection of Chenalears�ago with Kanis Road. The site was suchhtime,asased vthe lneeds for the intent of building expansion. building materials in the area warranted this proximately 17,500 sq. ft. of The project will consist of aPF ft. of storage for lumber Ace Hardware Store with 32,320 sq• be at and other materials. t The tmaitobe�]aduildi gstco pletelye center of the g theraprea of activity for the lumber business. surrounding Natural buffers will remain on the asouth, yeast and west side of the material storage area. No ur outside of the storage building relative to business operations.