Z-4923-K Staff AnalysisFILE NO.: Z -4923-K
NAME: Shackleford Crossing Revised Long -form PCD
LOCATION: Located on Shackleford Road at 1-430
DEVELOPER:
Connected Development Services
2525 McKinnon Street, Suite 700
Dallas, TX 75201
ENGINEER:
Development Consultants, Inc
2200 N. Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 98.40 acres NUMBER OF LOTS: 18 lots & Tracts
CURRENT ZONING: PCD
FT. NEW STREET: 0 LF
ALLOWED USES: C-2, Shopping Center District, 0-2, Office and Institutional and the
Conditional Uses allowed in the 0-2, Office and Institutional Zoning District
PROPOSED ZONING: Revised PCD
PROPOSED USE: Modify the approved signage plan
VARIAN CESM/AIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23,
2004, approving a Conceptual PCD known as Shackleford Crossing Long -form PCD,
which was located at the southwest corner of South Shackleford Road and Interstate
430. The conceptual plan included the north 62 acres being developed with C-2,
Shopping Center District permitted uses, the south 20 acres being 0-2, Office and
Institutional District permitted uses and the middle 15 acres being a transition area
where 0-2, Office and Institutional District and C-2, Shopping Center District permitted
uses would be allowed. The plan also showed four (4) out parcels along the
Shackleford Road frontage, with three (3) main entry drives from Shackleford Road.
The total project would consist of 1,000,000 square feet of gross building area.
FILE NO.: Z -4923-K (Cont.
Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20,
2005, established revisions to the previously approved PCD. The approval defined the
site plan for Phase I, the commercial portion of the project and one (1) of the office lots.
With the request, a preliminary plat for the subdivision of the site with sixteen (16) lots
and out -parcels was also approved. The approved site plan included an area previously
excluded containing the Comcast office tract on Shackleford Road and incorporated the
area into the overall project plan.
All the conditions that were a part of the approved Conceptual PCD were incorporated
into the submittal with one (1) revision. The one (1) change requested from the prior
conditions was to increase the allowable restaurant square footage and place a
minimum parking ratio requirement for restaurants on the site as imposed by the
developer.
Ordinance No. 19,699 adopted by the Little Rock Board of Directors on February 20,
2007, revised the PCD to clarify the signage plan, allow dock doors to be oriented to
Shackleford Road and add food store as an allowable use for the site.
On May 8, 2008, the Little Rock Planning Commission recommended approval of a
request to allow a revision to the previously approved PCD for a 2.2 -acre parcel located
near the southeastern portion of the site immediately south of the proposed Wal-Mart
retail store. The approval allowed for development of a four (4) story 92 room hotel with
paved drives and parking. The hotel was not proposed with any amenities such as
conference rooms, a restaurant or a bar. The approval allowed building signage on
three facades of the building and a ground sign with a maximum height of thirty-six (36)
feet and a maximum sign area of one hundred sixty (160) square feet. The Board of
Directors approved the request on June 3, 2008, by the adoption of Ordinance No.
19,980.
On July 15, 2008, the Little Rock Board of Directors approved a revision to the PCD by
the adoption of Ordinance No. 19,994 to clarify and amend some of the language in the
conditions. The modifications include the addition of Conditional Uses in the 0-2, Office
and Institutional Zoning District to the allowable uses for the office portion of the
development and to increase the amount of restaurant square footage approved for the
development. The revision allowed 55,000 square feet of restaurant space on the out
parcels and a maximum of 80,000 square feet within the overall development.
The approval also allowed a hotel on Lot 11 which is located near the southwest corner
of the site. The hotel was indicated with a maximum of four (4) stories and 87 rooms.
The hotel would not have a restaurant or bar associated with it but a 1,200 square foot
meeting room was proposed. The approval allowed building signage on three facades
of the building and a ground sign with a maximum height of thirty-six (36) feet and a
maximum sign area of one hundred sixty (160) square feet.
On January 8, 2009, the Little Rock Planning Commission denied a request by Cracker
Barrel to allow the placement of temporary storage modules within the rear parking area
of the restaurant to serve as temporary inventory storage for seasonal sales. The
denial was not appealed to the Board of Directors for reconsideration.
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FILE NO.: Z -4923-K (Cont.)
On February 25, 2010, the Little Rock Planning Commission was to hear a request to
allow the development of Lot 7B (an out -parcel located on South Shackleford Road)
with a four (4) story hotel containing 84 rooms. The applicant withdrew the item prior to
the Commission hearing the request.
Ordinance No. 20,282 adopted by the Little Rock Board of Directors on June 15, 2010,
allowed a revision to the PCD to allow the construction of a four (4) story hotel
containing 72 guest rooms on a 1.8 acre lot within Shackleford Crossing Subdivision.
The development was proposed containing 80 parking spaces. The hotel was proposed
as a LaQuinta Inn and Suites. The hotel was proposed with a meeting facility and
indoor pool area but did not include a full service restaurant or bar.
Ordinance No. 20,425 adopted by the Little Rock Board of Directors on April 19, 2011,
allowed a revision to the PCD by splitting Lot 4B into Lots 4B -R2 (+/- 0.81 acres) and
4D (+/- 1.0 acres). The approval allowed a express tunnel carwash to be developed on
Lot 4B -R2. The carwash has been constructed.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to modify the approved signage plan for the two
(2) existing ground signs; one located on South Shackleford Road and the
second adjacent to 1-430. The height nor the width of the existing signs will
change. The signs are currently 35 -feet tall with a signage area of 340 square
feet. The proposal is to add additional panels to the lower portion of the sign
which is currently open. The additional space will add up to eight (8) panels on
each pylon sign. Each panel is two (2) to three (3) feet tall and ten (10) feet
wide. The maximum additional sign area proposed is 240 square feet.
B. EXISTING CONDITIONS:
The shopping center has developed with a mix of retail uses including a Wal-Mart
store located near the southern portion of the commercial development.
Comcast is located within the development and three hotels have been
constructed within the office portion of the development Along Shackleford
Road there are three (3) restaurants located on out -parcels. Other uses in the
area include Camp Aldersgate, a vacant property to the southeast approved as a
PCD for a mixed use development containing residential, office and retail uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a letter of support for the request from Camp
Aldersgate. All property owners located within 200 -feet of the site and the John
Barrow Neighborhood Association were notified of the public hearing.
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FILE NO.: Z -4923-K (C
D. SUBDIVISION COMMITTEE COMMENT: (August 22, 2012)
The applicant was not present. Staff stated there were no outstanding technical
issues associated with the request. Staff stated the applicant was seeking to
revise the previously approved signage plan for the shopping center. There was
no further discussion of the item. The Committee then forwarded the item to the
full Commission for final action.
E. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the August 22, 2012, Subdivision Committee meeting.
The request is to modify the approved signage plan for the two (2) existing
ground signs located within the development. One of the signs is located on
South Shackleford Road and the second is located adjacent to 1-430. The signs
are currently 35 -feet tall with a signage area of 340 square feet. The height will
not change. The proposal is to add additional panels to the lower portion of the
sign which are currently open. The additional space will add up to eight (8)
panels on each of the pylon signs. Each panel is two (2) to three (3) feet tall and
ten (10) feet wide. The maximum additional sign area proposed is 240 square
feet.
There are no other changes proposed to the previously approved signage plan at
this time. Staff is supportive of the request. The sign structures are existing and
neither the height nor width will change. The applicant is proposing to increase
the allowable sign area by placing additional sign panels within the lower portion
of the existing signs. Staff is supportive of the request. Staff does not feel the
additional 240 square feet of sign area will impact the overall development.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the addition of sign panels
within the lower portion of the existing ground signs located within the shopping
center. The maximum sign area to be added is 240 gross square feet for each of
the two signs.
PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow the
addition of sign panels within the lower portion of the existing ground signs located
within the shopping center. The maximum sign area to be added is 240 gross square
feet for each of the two signs.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the Consent Agenda as presented by staff. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
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ITEM NO.: 11. Z -4923-K
NAME: Shackleford Crossing Revised Long -form PCD
LOCATION: located on Shackleford Road at 1-430
Plannincl Staff Comments:
1. Provide notification of property owners located within 200 -feet of the site including
the certified abstract list, notice form with affidavit executed and proof of mailing.
The notice must be mailed no later than August 28, 2012. The Office of Planning
and Development must receive the proof of notice no later than September 7, 2012.
Variance/Waivers: None requested.
Item # 11.