Planning commissioners gave the nod to a minor subdivision on a long-existing vacant parcel located at North Payne and West St. Louis streets that extends back to Hogan Avenue with the condition that a development plan be completed before aldermen consider the application.

Kendall Fox wants to subdivide Lot 3 of Hoffman’s Place into four residential lots.

A sketch with the application showed lots of 9,544, 10,605, 11,688 and 24,824 square feet, which exceed the lot size requirement in the R-1A residential zoning district, according to City Administrator and Zoning Officer Steve Roth.

Fox said he plans to build homes on each of the three lots facing St. Louis and Hogan. He said the homes would be approximately 1,250 square feet with a garage, two bedrooms and bath, similar to homes he built in Heritage Farms subdivision.

The homes would be built on a slab, unless a buyer requested that he include a basement, he noted.

Fox said no decision had been made on the use of the larger 24,824-square-foot lot that faces Hogan Avenue.

The only public improvements on the project are the curb, gutter and sidewalk requirements in the building code.

Fox said he prefers roll back curbs, which would allow him to construct the entire curb line at one time and install driveways as lots are developed. He also requested that the curb be built next to the street on Hogan Avenue in order to preserve the line of trees that he wants to retain on the lot.

“There are a lot of big trees there,” he said. “If we cut the sidewalk back the trees would have to come out. It’s advantageous to leave all those big trees.”

Alderman Mike Bates said he’s concerned about recommending approval of the project without the commission seeing development plans. Bates said he had seen too many times that developers promised improvement at the P & Z level but they were never installed.

“They would say, ‘P&Z approved this,’ ” he said.

Bates said putting a P&Z stamp on something that will have changes has been done before.

“I don’t say I oppose this project, but past history has not been great,” he said.

Alderman Nick Chlebowski, who serves as aldermanic liaison to the commission, said if the application came forward without the final requirement on a completed development plan he would ask to have it removed from the agenda.

“If I don’t see it on the plan, I will move to strike it from the agenda,” Chlebowski said.

The commission voted 8-0 to recommend approval of the plat with the condition that a completed plat be presented to the board of aldermen.