Loading...
HomeMy WebLinkAboutS-1438 Staff AnalysisITEM NO.: 6 NAME: Treadway's Replat LOCATION: 1115 Jefferson Street Plannina Staff Comments: FILE NO.: S-1438 1� 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: A variance to allow a reduced front building line, a variance to allow a reduced rear yard setback and a variance to allow a reduced side yard setback. Public Works: 1. 12th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35-feet from centerline (reduced standard right-of-way) will be required. 2. The proposed land use would classify Jefferson Street on the Master Street Plan as a commercial street. Dedicate right-of-way 30-feet from centerline. 3. A 20-foot radial dedication of right-of-way is required at the intersection of the streets. 4. With final platting, provide design of street conforming to the Master Street Plan. Construct one half of a 36-foot street with curb and gutter on Jefferson Street and reconstruct curb on 12th Street. 5. With construction, remove both aprons near the intersection of 12th and Jefferson Street. A shared driveway between the two lots should be platted on Jefferson Street. 6. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 992-2434 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 30, 2004. August 26, 2004 ITEM NO.: G FILE NO.: S-1 NAME: Treadway's Replat LOCATION: 1115 Jefferson Street DEVELOPER: Robert P. Treadway 1115 Jefferson Street Little Rock, AR 72204 ENGINEER: Blaylock-Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.32 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 9 —1-630 CENSUS TRACT: 18 VARIANCESMAIVEIRS REQUESTED: 1. A variance to allow a reduced front building line. 2. A variance to allow a reduced rear yard setback. 3. A variance to allow a reduced side yard setback. A. PROPOSAUREQUEST: The applicant is requesting the replat of Lots 1 and 2, Block 30 of the Cunningham's Addition to the City of Little Rock. The lots currently contain individual buildings, which were constructed over lot lines several years ago. The indicated lots are currently zoned C-3 which typically requires a 100-foot lot width, 14,000 square foot lot area and setbacks of 25-feet front yard, 25-feet rear yard, a 15-feet side yard setback when adjacent to residential zoned property and a zero side yard setback when abutting a like zone. The proposed plat indicates lot widths of 85-feet and 55-feet, a lot area of 8,500 square feet and 5,500 square feet and reduced front, side and rear yard setbacks. August 26, 2004 SUBDIVISION ITEM NO.: G Cont. FILE NO.: S-1438 The proposed site plan indicates a front building line of 30.7 feet on proposed Lot 1 R and a 18.2 feet front yard building line for proposed Lot 2R. The rear yard setback for proposed Lot 1 R is 18 feet and for proposed Lot 2R is 6 feet. The side yard setbacks for Lot 1 R is 29.5 feet and 26 feet and the side yard setback for proposed Lot 2R is 4.6 feet and 15 feet. The applicant is requesting the required improvements be tied to redevelopment of each individual lot. In addition the applicant is requesting a three year deferral of the required street improvements associated with the redevelopment of proposed Lot 2R. The applicant is also requested an in -lieu contribution based on fifteen percent of the total building addition cost to be paid at the end of the three year deferral. B. EXISTING CONDITIONS: The site contains two non-residential buildings one accessed from West 12th Street, the second from Jefferson Street. West 12th Street is a recently resurfaced four lane roadway with turn -lanes at intersections. Jefferson Street is a narrow roadway with open ditches for drainage and no sidewalk, curb or gutter in place. To the north of the site are single-family homes and to the southeast and southwest are non-residential retail uses. Across West 12th Street is a multi- family development, (Madison Heights) with the first phase completed and the second phase being considered for construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Oak Forest Neighborhood Association, the Forest Hills Neighborhood Association, the War Memorial Neighborhood Association, the Hope Neighborhood Association and the Movers and Shakers Neighborhood Crime Watch Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 12th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35-feet from centerline (reduced standard right-of- way) will be required. 2. The proposed land use would classify Jefferson Street on the Master Street Plan as a commercial street. Dedicate right-of-way 30-feet from centerline. 3. A 20-foot radial dedication of right-of-way is required at the intersection of the streets. 04 August 26, 2004 SUBDIVISION ITEM NO.: G Cont. FILE NO.- S-1438 4. With final platting, provide design of street conforming to the Master Street Plan. Construct one half of a 36-foot street with curb and gutter on Jefferson Street and reconstruct curb on 12th Street. 5. With construction, remove both aprons near the intersection of 12th and Jefferson Street. A shared driveway between the two lots should be platted on Jefferson Street. 6. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: G Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: The applicant v was to replat t% variances being (June 24, 2004) as present representing the request. Staff stated the request ,o existing lots redefining the lot lines. Staff noted there were requested as a result of the replat. 3 August 26, 2004 SUBDIVISION ITEM NO.: G FILE NO.: S-1438 Public Works comments were addressed. Staff stated the replat would trigger the requirement for right-of-way dedication and street improvements. Staff stated these improvements would be to Jefferson Street and to West 12th Street. Staff also requested the applicant remove the existing drives along West 12th Street and both take access from a shared drive on Jefferson Street. The applicant did not agree with this request. He stated the drives were functioning well for his business and he would like to maintain the two drives. Staff suggested the applicant contact Public Works staff to discuss alternatives. Staff stated the proposed street improvements could qualify for an in -lieu contribution and possibly a hardship in -lieu contribution. Staff stated if the improvements were not substantial, a fifteen percent fee based on building construction cost could be accepted. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated a dedication of right-of-way along West 12th Street and Jefferson Street as requested. The applicant has also indicated a desire to retain the driveway locations along West 12th Street and Jefferson Street for proposed Lot 1 R and a separate drive on Jefferson Street for proposed Lot 2R. The applicant is requesting a deferral of required street improvements. The applicant is requesting the improvements be tied to redeveloping of each individual lot and the applicant is requesting an in -lieu contribution for the required street improvements at the time of redevelopment. The applicant is requesting the in - lieu be based on a fifteen percent of construction cost at the time of redevelopment. The applicant has contacted the Little Rock Fire Department concerning the placement of a fire hydrant. The Fire Department has determined a fire hydrant will not be required as a result of the proposed platting or redevelopment of the site. The applicant is requesting several variances from the Subdivision Ordinance to allow the creation of the proposed lots. The applicant is requesting variances to allow a reduced setback for the front, rear and side yard setback requirements. The applicant is proposing a 4.6 foot side yard setback along the northern property line of proposed Lot 2R. The applicant is requesting a 6 foot rear yard 2 August 26, 2004 SUBDIVISION ITEM NO.: G Cont. FILE NO.: S-1438 setback and a 18.2 foot front building line adjacent to Jefferson Street for proposed Lot 2R. The indicated setbacks for proposed Lot 1 R are adequate to meet the minimum requirement for C-3, General Commercial District zoned property. The applicant has indicated lot widths of 85 feet for proposed Lot 1 R and 55 feet for proposed Lot 2R. The indicated lot widths are not adequate to meet the minimum lot widths for C-3, General Commercial District zoned property or 100 feet. The indicated lot area for proposed Lot 1 R is 8,500 square feet and proposed Lot 2R is 5,500 square feet. The typical minimum required lot area for C-3, General Commercial District zoned property is 14,000 square feet. Staff is not supportive of the proposed preliminary plat. Staff feels to allow the creation of the lots as indicated will further exacerbate an existing problem of parking. The applicant is requesting the preliminary plat to allow an expansion of the existing church facility located on proposed Lot 2R. With the expansion of the church there will be fifteen feet located to the south of the building available for on -site parking. This is not adequate for a parking area and allow for backing and turning around of vehicles. The church currently uses a vacant lot located to the north of the site, which is zoned R-3, Single-family and an area located to the west, which is also zoned C-3, General Commercial District. The vacant lot is not paved and not zoned appropriately for parking by the church. Staff feels the redevelopment of the site as proposed would be overbuilding the site and the requested preliminary plat should not be approved as filed. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (J U LY 15, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Staff stated if the Commission approved the request the site would not contain parking and more specifically once the expansion was in place there would not be any land area available for parking. Staff stated with the creation of the lot without parking the Commission would be creating a variance in which the applicant would be required to seek relief from the Board of Adjustment. Staff stated the applicant was also requesting a waiver of street improvements to West 12th Street and to Jefferson Street. The applicant stated they were a small church with a large number of low income members. The applicant stated the church was a new church and their resources were limited. He stated with the required street improvements and the building addition this 5 August 26, 2004 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-14 would create a financial hardship on the church therefore they were seeking a waiver of the required improvements. There was a general discussion concerning the proposed request. Commissioner Rector questioned staffs objections. Staff stated the development was overbuilding the site and would not allow for on -site parking. Staff stated they felt the applicant should defer their request and revise the application to a planned development application. Staff stated with the planned development process the lack of parking could be addressed. Staff also stated the planned development would not require variances with regard to building setbacks. After a discussion with the applicant by the Commission the applicant agreed to a deferral. A motion was made to defer the item to the August 26, 2004 Public Hearing. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 Recuse (Chairman Mizan Rahman). STAFF UPDATE: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 15, 2004 Public Hearing. The applicant has indicated the placement of 21 on -site parking spaces shared between the two lots. The applicant has also requested the application be amended to a Planned Commercial Development. The applicant has indicated the proposed uses of the site will include the development of a church on proposed Lot 2R and a commercial business on proposed Lot 1 R. The applicant is requesting C-3 uses as alternative uses for the site. The proposed site plan does not include the placement of landscaping on the site. The applicant has indicated due to the limits of the site landscaping would be an extreme hardship and reduce the number of parking spaces. The applicant has also indicated the rear yard of the existing building does not allow for the placement of the minimum landscaping required and the applicant is proposing to match the exiting eastern building line. Staff is supportive of this request. The applicant has indicated there will not be any doors or windows located on the eastern side of the building which will act as their screening. Staff is supportive of the applicant `s request to amend the site plan to a Planned Commercial Development to allow the creation of this two lot plat. The required setbacks are established as approved by the Planning Commission and the Board of Directors therefore variances are no longer required. Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. L August 26, 2004 SUBDIVISION ITEM NO.: G (C FILE NO.: S-1438 PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the requested preliminary plat and the requested rezoning of the site to PCD, subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 FILE NO.: S-143 NAME: Treadway's Replat LOCATION: 1115 Jefferson Street DEVELOPER: Robert P. Treadway 1115 Jefferson Street Little Rock, AR 72204 ENGINEER: Blaylock-Threet Engineers, Inc. 1501 Market Street Ljttle Rock, AR 72211 AREA: 0.32 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 2 C-3, General Commercial District 9 —1-630 18 VARIANCESMAIVERS REQUESTED: 1. A variance to allow a reduced front building line. 2. A variance to allow a reduced rear yard setback. 3. A variance to allow a reduced side yard setback. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 The applicant is requesting the replat of Lots 1 and 2, Block 30 of the Cunningham's Addition to the City of Little Rock. The lots currently contain individual buildings, which were constructed over lot lines several years ago. The indicated lots are currently zoned C-3 which typically requires a 100-foot lot width, 14,000 square foot lot area and setbacks of 25-feet front yard, 25-feet rear yard, a 15-feet side yard setback when adjacent to residential zoned property and a zero side yard setback when abutting a like zone. The proposed plat indicates lot widths of 85-feet and 55-feet, a lot area of 8,500 square feet and 5,500 square feet and reduced front, side and rear yard setbacks. FILE NO.: S-1438 (C The proposed site plan indicates a front building line of 30.7 feet on proposed Lot 1 R and a 18.2 feet front yard building line for proposed Lot 2R. The rear yard setback for proposed Lot 1 R is 18 feet and for. proposed Lot 2R is 6 feet. The side yard setbacks for Lot 1 R is 29.5 feet and 26 feet and the side yard setback for proposed Lot 2R is 4.6 feet and 15 feet. The applicant is requesting the required improvements be tied to redevelopment of each individual lot. In addition the applicant is requesting a three year deferral of the required street improvements associated with the redevelopment of proposed Lot 2R. The applicant is also requested an in -lieu contribution based on fifteen percent of the total building addition cost to be paid at the end of the three year deferral. B. EXISTING CONDITIONS: The site contains two non-residential buildings one accessed from West 12th Street, the second 'from Jefferson Street. West 12th Street is a recently resurfaced four lane roadway with turn -lanes at intersections. Jefferson Street is a narrow roadway with open ditches for drainage and no sidewalk, curb or gutter in place. To the north of the site are single-family homes and to the southeast and southwest are non-residential retail uses. Across West 12th Street is a multi- family development, (Madison Heights) with the first phase completed and the second phase being considered for construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Oak Forest Neighborhood Association, the Forest Hills Neighborhood Association, the War Memorial Neighborhood Association, the Hope Neighborhood Association and the Movers and Shakers Neighborhood Crime Watch Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 12th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35-feet from centerline (reduced standard right-of- way) will be required. 2. The proposed land use would classify Jefferson Street on the Master Street Plan as a commercial street. Dedicate right-of-way 30-feet from centerline. 3. A 20-foot radial dedication of right-of-way is required at the intersection of the streets. 4. With final platting, provide design of street conforming to the Master Street Plan. Construct one half of a 36-foot street with curb and gutter on Jefferson Street and reconstruct curb on 12th Street. K NO.: S-1438 (Cont. 5. With construction, remove both aprons near the intersection of 12th and Jefferson Street. A shared driveway between the two lots should be platted on Jefferson Street. 6. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Counly Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) The applicant was present representing the request. Staff stated the request was to replat two existing lots redefining the lot lines. Staff noted there were variances being requested as a result of the replat. Public Works comments were addressed. Staff stated the replat would trigger the requirement for right-of-way dedication and street improvements. Staff stated these improvements would be to Jefferson Street and to West 12th Street. Staff also requested the applicant remove the existing drives along West 12th Street and both take access from a shared drive on Jefferson Street. The applicant did 3 FILE NO.: S-1438 (Cont. not agree with this request. He stated the drives were functioning well for his business and he would like to maintain the two drives. Staff suggested the applicant contact Public Works staff to discuss alternatives. Staff stated the proposed street improvements could qualify for an in -lieu contribution and possibly a hardship in -lieu contribution. Staff stated if the improvements were not substantial, a fifteen . percent fee based on building construction cost could be accepted. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated a dedication of right-of-way along West 12th Street and Jefferson Street as requested. The applicant has also indicated a desire to retain the driveway locations along West 12th Street and Jefferson Street for proposed Lot 1 R and a,, separate drive on Jefferson Street for proposed Lot 2R. The applicant is requesting a deferral of required street improvements. The applicant is requesting the improvements be tied to redeveloping of each individual lot and the applicant is requesting an in -lieu contribution for the required street improvements at the time of redevelopment. The applicant is requesting the in - lieu be based on a fifteen percent of construction cost at the time of redevelopment. The applicant has contacted the Little Rock Fire Department concerning the placement of a fire hydrant. The Fire Department has determined a fire hydrant will not be required as a result of the proposed platting or redevelopment of the site. The applicant is requesting several variances from the Subdivision Ordinance to allow the creation of the proposed lots. The applicant is requesting variances to allow a reduced setback for the front, rear and side yard setback requirements. The applicant is proposing a 4.6 foot side yard setback along the northern property line of proposed Lot 2R: The applicant is requesting a 6 foot rear yard setback and a 18.2 foot front building line adjacent to Jefferson Street for proposed Lot 2R. The indicated setbacks for proposed Lot 1 R are adequate to meet the minimum requirement for C-3, General Commercial District zoned property. The applicant has indicated lot widths of 85 feet for proposed Lot 1 R and 55 feet for proposed Lot 2R. The indicated lot widths are not adequate to meet the minimum lot widths for C-3, General Commercial District zoned property or 100 feet. The indicated lot area for proposed Lot 1 R is 8,500 square feet and it FILE NO.: S-1438 (Cont.)_ proposed Lot 2R is 5,500 square. feet. The typical minimum required lot area for C-3, General Commercial District zoned property is 14,000 square feet. Staff is not supportive of the proposed preliminary plat. Staff feels to allow the creation of the lots as indicated will further exacerbate an existing problem of parking. The applicant is requesting the preliminary plat to allow an expansion of the existing church facility located on proposed Lot 2R. With the expansion of the church there will be fifteen feet located to the south of the building available for on -site parking. This is not adequate for a parking area and allow for backing and turning around of vehicles. The church currently uses a vacant lot located to the north of the site, which is zoned R-3, Single-family and an area located to the west, which is also zoned C-3, General Commercial District. The vacant lot is not paved and not zoned appropriately for parking by the church. Staff feels the redevelopment of the site as proposed would be overbuilding the site and the requested preliminary plat should not be approved as filed. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Staff stated if the Commission approved the request the site would not contain parking and more specifically once the expansion was in place there would not be any land area available for parking. Staff stated with the creation of the lot without parking thg Commission would be creating a variance in which the applicant would be required to seek relief from the Board of Adjustment. Staff stated the applicant was also requesting a waiver of street improvements to West 12t" Street and to Jefferson Street. The applicant stated they were a small church with a large number of low income members. The applicant stated the church was a new church and their resources were limited. He stated with the required street improvements and the building addition this would create a financial hardship on the church therefore they were seeking a waiver of the required improvements. There was a general discussion concerning the proposed request. Commissioner Rector questioned staff's objections. Staff stated the development was overbuilding the site and would not allow for on -site parking. Staff stated they felt the applicant should defer their request and revise the application to a planned development application. Staff stated with the planned development process the lack of parking could be addressed. Staff also stated the planned development would not require variances with regard to building setbacks. 0 FILE NO.: S-1438 Cont. After a discussion with the applicant by the Commission the applicant agreed to a deferral. A motion was made to defer the item to the August 26, 2004 Public Hearing. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 Recuse (Chairman Mizan Rahman). STAFF UPDATE: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 15, 2004 Public Hearing. The applicant has indicated the placement of 21 on -site parking spaces shared between the two lots. - The applicant has also requested the application be amended to a Planned Commercial Development. The applicant has indicated the proposed uses of the site will include the development of a church on proposed Lot 2R and a commercial business on proposed Lot 1 R. The applicant is requesting C-3 uses as alternative uses for the site - The proposed site plan does not include the placement of landscaping on the site. The applicant has indicated due to the limits of the site landscaping would be an extreme hardship and reduce the number of parking spaces. The applicant has also indicated the rear yard of the existing building does not allow for the placement of the minimum landscaping required and the applicant is proposing to match the exiting eastern building line. Staff is supportive of this request. The applicant has indicated there will not be any doors or windows located on the eastern side of the building which will act as their screening. Staff is supportive of the applicant 's request to amend the site plan to a Planned Commercial Development to allow the creation of this two lot plat. The required setbacks are established as approved by the Planning Commission and the Board of Directors therefore variances are no longer required. Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the requested preliminary plat and the requested rezoning of the site to PCD, subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. R