HomeMy WebLinkAboutZ-4411-D Staff Analysis 2FILE NO.: Z -4411-D
NAME: Pleasant Ridge Revised Long -form PCD
LOCATION: South of Cantrell Road, East of Pleasant Ridge Road
DEVELOPER:
Pleasant Ridge Development Company, Inc
11601 Pleasant Ridge Road
Little Rock, AR 72212
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 25.71 Acres
CURRENT ZONIN
ALLOWED USES:
PROPOSED ZONING:
NUMBER OF LOTS: 1 FT. NEW STREET: 0
PCD and R-2, Single-family District
Shopping Center and Single-family Residential
Revised PCD
PROPOSED USE: Shopping Center
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance to allow an increased cut along the
western property line (Fair View Road).
2. A deferral of Master Street Plan requirements for Fairview Road.
BACKGROUND:
On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors
approved a PCD that would allow the development of a mixed use "Neighborhood
Commercial' shopping center and an accompanying office development. The site was
a 12.83 acre -tract and of the area, 11.48 acres was proposed to be developed as the
shopping center. The proposed structure was 97,680 square feet, and 463 parking
spaces were provided. The remaining 1.35 -acre tract was to have 10,000 square feet
of office building space with an additional 50 parking spaces. The uses proposed for
the shopping center were all by -right C-2 and C-3 zoning district uses, except that there
was to be no service stations, auto glass or muffler shops, convenience stores, or car
FILE NO.: Z -4411-D (Cont.)
washes within the scope of the PCD. The uses proposed for the office building were all
uses by -right in the 0-2 and 0-3 zoning district.
On January 9, 1997, the Commission reviewed a request for a change in the right-of-
way dedication and street improvement requirement to Fairview Road. The developer
requested all right-of-way dedication and street improvements be taken from the
property located to the east of Fairview Road. The Board of Directors adopted
Ordinance No. 17,331 on December 3, 1996, which allowed the five year deferral of
street improvements (or until development on the Pleasant Ridge Square PCD) to
Fairview Road.
The Little Rock Planning Commission granted a three year time extension for the
proposed submission of the final development plan at their December 22, 1997, Public
Hearing. The applicant began the development of a Final Development Plan for the
site. The applicant submitted the Final Development Plan for the Pleasant Ridge
Square Long -form PCD, which was approved on February 1, 2002.
A. PROPOSAL/REQUEST:
The site now contains 25.7 acres and is located south of Cantrell Road and east
of Pleasant Ridge Road. The proposed site plan includes the development of
270,000 square feet of retail and restaurant space. The request includes C-3,
General Commercial District uses as allowable uses for the proposed
development.
The applicant has indicated parking of 1,258 parking spaces. Access to the site
will be accomplished from six driveway locations. The center will have main
driveways from Cantrell Road and Woodland Heights Road. Secondary access
points will be from Fairview Road and Woodland Heights Road.
A portion of the site is currently zoned PCD. The portion along Summit Road is
zoned R-2, Single-family. The developer is requesting two out -lots fronting on
Cantrell Road for possible restaurant locations.
A deferral is being requested for a portion of the Master Street Plan
improvements to Fairview Road. The request is due to the uncertainty of the
property west of Fairview Road and the potential for redevelopment of a non-
residential use.
Land alteration variances for height of the cut along Fairview Road (60 foot) and
to grade the entire site with Phase I are also being requested.
The applicant is also requesting the closure of Summit Street as a part of the
application and a request to change the City's Future Land Use Plan (Item No.
12 — File No. LU04-01-04 a change from Suburban Office to Commercial and
Public Institutional).
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FILE NO.: Z -4411-D (Cont.
B. EXISTING CONDITIONS:
The site is vacant adjacent to Cantrell Road and was previously cleared and
graded. Along Summit Street there are single-family homes with tree covered
lots. There is also a single-family home located along Fairview Road to the south
of the site. There is a mixture of uses in the immediate area including single-
family residential, multi -family residential, a private school, a church, office and
retail. The area to the south and east are predominately office uses with a
church and school located to the southwest and west. There is a single-family
home located on a large tract to the west of the site abutting Fairview Road at
Summit Street. There are single-family homes located to the southwest of the
site on R-3, zoned property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, Staff has received several informational phone calls from area
residents and business owners. The Walton Heights/Candlewood Property
Owners Association, the Peidmont Neighborhood Association, the Pleasant
Forest Neighborhood Association, all property owners within 200 feet of the site
and all residents, who could be identified, within 300 feet of the site were notified
of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
A minimum dedication of right-of-way 55 -feet from centerline will be
required, with additional right —of -way at intersections.
2. Right-of-way dedications and improvements on Commercial Streets
indicated are acceptable.
3. This portion of Cantrell Road is heavily congested and functions at an
extremely low level of service during peak hours. A traffic study of impacts
from this large scale development is required.
4. With future development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to the street including 5 -
foot sidewalk with the planned development. Additional lanes and turn
lanes would be required by the Master Street Plan for Cantrell Road.
Additional lanes would also be required at the main entrance at South
Ridge.
5. A grading permit in accordance with Section 29 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Site grading and
drainage plans will need to be submitted and approved prior to the start of
construction. It should be noted that this project proposes a large scale
haul -off of excavated materials.
6. Storm water detention ordinance applies to this property. Show the
proposed location of the storm water detention facilities on the plan.
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FILE NO.: Z -4411-D (Cont.
7. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package. Signal
improvements may also be required.
8. Hauling of fill materials on or off the site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 South Broadway, (501) 379-1817 (Derrick
Bergfield) for more information.
9. Summit Road right-of-way must also be dedicated and street improvements
made to the standard for a commercial street.
10. Truck access should not be taken from Fairview Road, since deferral of
improvements to this sub standard street is requested. While it is certainly
acknowledge that the road has major grade problems, deferring
improvements adjacent to such a major development may not be
appropriate.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional information.
Entergy: Approved as submitted.
Center -Point Ener -qv: 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. The facilities on-site will be
private. When meters are planned off private lines, private facilities shall be
installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of Customer Owned Line Agreement is required. Cutting
and plugging of existing water mains (8 -inch and 3 -inch water mains) and any
other facilities that need to be adjusted and/or relocated, would be done at the
expense of the developer. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. Contact Central Arkansas Water
at 992-2438 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: Provide bus stop and layover locations on the proposed site plan, which
will safely and efficiently allow buses to drop-off and layover for a few minutes
until the time of scheduled return trips. In addition CATA would like to enter and
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FILE NO.: Z -4411-D (Cont.
exit the site from Cantrell Road at signalized intersections. Contact CATA at
375-6717 for additional information.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Commercial and Suburban Office for this
property. The applicant has applied for a revision to the PCD for an expansion of
the project.
A land use plan amendment for a change to Commercial is a separate item on
this agenda (Item No. 12 — File No. LU04-01-04).
Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master
Street Plan and Pleasant Ridge and portions of Fairview Road and Woodland
Heights Road are shown as Collectors. These streets may require dedication of
right-of-way and street improvements.
City Recognized -Neighborhood Action Plan: The applicant's property lies in the
area covered by the River Mountain Neighborhood Action Plan. The traffic and
Transportation goal listed an action statement of "Amend the Master Street Plan
to realign Pleasant Ridge Road with Southridge Drive - High Priority". This would
affect the zoning application by the dedication of a Collector street in the
northwest corner of the site. In the Sustainable Natural Environment Goal listed
action statements of 1) Preserve the Highway 10 Overlay District, 2) vigorously
enforce the ordinance for hillside protection, and 3) Vigorously enforce the
ordinance for the preservation of trees. These action statements will affect
landscaping and signage along Cantrell Road, any proposed cuts to the hillsides
and preservation of trees.
Landscape: A portion of the proposed on-site landscaping strip width along
Pleasant Ridge Road appears to be less than the 7 -feet required by the Highway
10 Overlay Ordinance and the 9 -feet required by the Landscape Ordinance.
Interior landscape islands need to be more evenly distributed to help break up
the proposed large areas of asphalt. The Landscape Ordinance requires at least
eight percent of the interior of vehicular use areas be landscaped with interior
islands of at least 300 square feet in area and 7 % feet in width.
The proposed landscape strip width west of the valet parking lot appears to be
less than the minimum 6 feet and 9 inches required by the Landscape Ordinance
and the 25 -foot average of the Highway 10 Overlay Ordinance.
The proposed service area should be screened from the residential properties
across Fairview Road. Because of the elevation difference -this screen should
consist of evergreen trees (such as Leyland cypress) spaced 15 -feet on center,
planted on the higher elevated side of the street landscape buffer.
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FILE NO.: Z -4411-D (Cont
A 6 -foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen plantings, is required where adjacent to
residential properties to the south and west.
An irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide landscape
plans stamped with the seal of a Registered Landscape Architect.
G. SUBDIVISION COMMITTEE COMMENT:
(June 24, 2004)
Mr. Joe White of White-Daters and Associates and Mr. Ernie Peters of Peters
and Associates were present representing the request. Staff stated the request
was to place a shopping center on the site currently zoned PCD, R-2 and 0-3.
Staff also stated there were additional items necessary to complete the review
process. Staff requested Mr. White provide information concerning the treatment
of the rear of the proposed building, a cross section of the site showing sight
lines and details concerning proposed signage. Staff also requested information
concerning the proposed screening mechanism for the service bay of Building A.
Staff stated there were concerns since the service bay would be oriented to
Cantrell Road.
Public Works comments were addressed. Staff stated a grading permit as well
as a hauling permit would be required. Staff stated there were concerns with the
drive at Fairview Road being located at the crest of the hill and the applicant's
request for a deferral of street improvements to the roadway. Mr. White
suggested the applicant construct street improvements to each end of the road
saving the area with the largest elevation change until the redevelopment of the
property located to the west. Staff stated they would like to discuss this in detail
and suggested Mr. White meet with staff individually concerning the required
street improvements.
Staff stated a large part of the decision of addition lanes and street improvements
would be related to the findings of the traffic study. Mr. Peters stated the traffic
study would be submitted in a few days at which time staff and the owner would
sit down to discuss necessary improvements.
Landscaping comments were addressed. Staff stated the site plan appeared to
falls short of the required landscaping in a few locations. Staff stated an area
along Pleasant Ridge Road appeared to be less than the seven feet required by
the Highway 10 Overlay and the nine feet required by the Landscape. Ordinance.
Staff also stated additional interior islands were necessary to break up the
expansion of asphalt. Staff stated screening would be required along Fairview
Road to block view of the service drive.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
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FILE NO.: Z -4411-D (Cont.
H. ANALYSIS:
The applicant provided staff with only a portion of the requested information from
the June 24, 2004 Subdivision Committee meeting. The applicant has acquired
additional land area indicated on the proposed site plan as future acquisition area
but has not included development plans for these areas. In addition staff has
some questions and concerns with the traffic study submitted by the applicant.
Due to the size of the proposed development and the potential impacts of the
proposed development, staff is requesting this item be deferred to the August 26,
2004 Public Hearing to allow additional time for review and analysis.
I. STAFF RECOMMENDATION:
Staff recommends deferral of the request to the August 26, 2004 Public Hearing.
PLANNING COMMISSION ACTION: (JULY 15, 2004)
Mr. Joe White of White-Daters and Associates was present. There were no registered
objectors present. Staff stated due to the large number of issues remaining unresolved
with the proposed development they were recommending the item be deferral to the
August 26, 2004, Public Hearing to allow staff and the applicant additional time to
resolve these issues.
There was no further discussion of the item. The chair placed the item for inclusion on
the consent agenda for approval of the deferral request. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
Staff is not prepared to provide a recommendation at this time. Staff has review the site
plan and is providing below the facts related to the proposed site development. Staff is
continuing to work with the applicant to resolve outstanding issues related to traffic and
sight design and proposed building elevations. A recommendation will be provided to
the Commission at their public hearing.
The development sign located on Highway 10 has been indicated as a maximum of
fifteen feet wide 10 feet in height and one hundred fifty square feet in area. The
applicant has also indicated signage for each of the out -parcels proposed along
Highway 10. Each of these signs are proposed as a maximum of ten feet in width and
eight feet in height with a maximum sign area of eighty square feet. There are shopping
center development signage located on retaining walls on the western and eastern
driveway entrances from Highway 10. The applicant has indicated the proposed
signage will be a part of the hardscape of the development. A monument style sign is
also proposed at the rear entrance to the shopping center along Woodland
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FILE NO.: Z-441 1-D (Cont.)
Heights/Fairview Road. The site is proposed as a twelve foot wide, eight foot tall sign
with a sign area of one hundred square feet.
The proposed site plan indicates the 40 -foot landscape strip along Highway 10
measured from the "original property line". The site plan indicates a dedication of right-
of-way 55 -feet from centerline. The current right-of-way adjacent to the site is 40 -feet.
Per the Highway 10 Design Overlay District Ordinance the 40 -foot landscape strip is to
be measured from the new property line, after right-of-way dedication.
The proposed site plan does include the placement of several dumpster locations and
two locations for trash compactors. The applicant has indicated the dumpsters will be
screened according to ordinance standards or at least two feet above the finished
container height. There are dumpster locations adjacent to Fairview Road. Per the
zoning ordinance dumpsters are to be oriented away from the street side of the property
and adequately screened from residential property.
The indicated site plan appears to delineate areas for interior landscaping but based on
the scale of the drawing it is difficult to determine if the areas are sufficient to meet
ordinance requirements. The applicant has indicated all landscaping requirements will
be met. At the time of building permit a landscape plan stamped with the seal of a
registered landscape architect will be required to be submitted and approved.
The proposed site plan includes the proposed screening material for the area to the
south adjacent to residentially zoned property. The applicant has indicated evergreen
plantings at the higher elevations will be added such as Leyland Cypress at 15 -foot on
center will be added to aid in the screening of adjoining properties. The site plan
includes the placement of the plantings along Fairview Road and to the south adjacent
to the Church site and the office complex. The indicated land use buffers appear to
meet the minimum ordinance requirements.
The applicant has indicated pedestrian tables on the proposed site plan to provide
access to the various activities on the site. The site plan includes the placement of
parking along the western portion of the site in a horseshoe pattern but on the eastern
portion of the property the applicant has indicated the more traditional big box asphalt
parking lot. The applicant has indicated based on different style users the proposed
parking layout may vary. The applicant has indicated for example a grocery store
prefers a more traditional type parking with the straight rows of parking in front of the
business.
Cross sections and view corridor sections have been provided to staff to allow the view
corridors from Highway 10, from Fair View Road, from Woodland Heights Road and the
area near Cedar Branch Drive. The cross sections indicate the existing elevation of
Highway 10 is at 480 feet and the out parcel building adjacent to Highway 10 will be set
at 500 -feet. The cross section indicates the sight line will extend over the buildings of
the site and the development to the south of the site will not be visible from Highway 10.
The applicant has indicated at Fairview Road the building will be set at 520 -feet. The
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FILE NO.: Z -4411-D (Cont.
height of the crest of Fairview Road is 570 -feet after the roadway has been
reconstructed to improve the sight distance. The sight line will be over the proposed
buildings. At Fairview Road and Cedar Branch Drive and Woodland Heights Drive the
elevation of the street is set at 540 -feet and the proposed building pad will be set at
520 -feet.
The proposed site plan indicates a bus stop near the entrance at Woodland Heights
Road. CATA has indicated their desire is to enter the site at a traffic signal and to exit
the site at a traffic signal with an area set aside for layover. The applicant has meet
with CATA and CATA has indicated the provided location is acceptable.
The applicant has provided a detailed description of the materials and elements
intended to incorporate into the design of the Pleasant Ridge Center. The applicant has
indicated the primary material for the front elevation will be various shades of brick with
cast stone bases and horizontal accents. The only other material proposed would be
stucco in some areas. The applicant has stated individual tenants in the shop area will
be responsible for their own designs within the front openings. There will be a tenant
manual, which limits their use of materials and design. The past experience with this is
that it provides a varied and interesting front fagade. Additionally, the applicant will be
incorporating design feature such as a tower and simulated two story elements as
appropriate.
The applicant has stated the sidewalks in front of the center will use a variety of
pavements and incorporate both grade and raised landscape areas will be brick and
pre -cast stone caps. The owner also indicated plans for incorporating items of interest
such as sculptures. The rear and side elevations will have a combination of brick
painted concrete block or half high colored block. The buildings will be broken up so
that no elevation will be long and monotonous.
The applicant has indicated a total of 1200 on-site parking spaces. The total square
footage of the proposed shopping center 300,000 square feet. The typical minimum
parking required for a shopping center of this size would be 1333 parking spaces.
The applicant has requested a deferral of street improvements to Fairview Road. The
applicant has indicated a dedication of 30 -feet from centerline will be given to the City
but the developer request a deferral of the Y2 street improvement of the commercial
street until development adjacent to the site is completed. The applicant has indicated
a hill must be removed to allow for proper sight distance and is requesting a deferral to
allow all the street construction to take place at one time.
The applicant is requesting a 60 -foot cut along Fairview Road. The applicant has
indicated once the street is reconstructed the cut would then be a 50 -foot cut. The
ordinance typically allows for a maximum of a 30 -foot cut with 15 -foot terraces. Any cut
above the 30 -foot cut requires prior approval from the Planning Commission.
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FILE NO.: Z -4411-D (Cont.
TRAFFIC ENGINEERING
Traffic Engineering has completed its review of the traffic study prepared by Peters and
Associates. Although the consultants indicated that the Center would have no
significant impacts on traffic flow or negative impacts on the adjacent neighborhood,
staff feels that there will be significant impacts and that sufficient mitigations to address
traffic issues have not been identified or planned by the developer.
Staff has modeled Cantrell Road during the PM rush hour traffic utilizing the Synchro
Model developed by the consultant. When completing the analysis utilizing SimTraffic,
simulation software, staff found that the traffic stacks up in the westbound direction on
Cantrell clear through the Rodney Parham signal and that Drive B and Woodland
Heights Road at Cantrell are in complete gridlock due to unavailable gaps in westbound
traffic for left turning vehicles. Further study of the Cantrell corridor adjacent to the
development indicates that there are solutions that can be implemented to address the
increased congestion caused by the proposed development. The solutions will require
driveway and signal modifications to address these issues.
The increased traffic load in conjunction with reduced green time for the westbound
movement on Cantrell at Southridge causes traffic to stack to the east clear through the
Rodney Parham intersection. When analyzing the existing traffic system with the traffic
from the proposed development not included in the flows, traffic moves unimpeded.
Presently, the PM peak hour traffic on Pleasant Forest is about 300. Additional analysis
done by the consultants indicates an increase of about 70 vehicles or 23% in this traffic
as a result of the proposed development. This is based on the assumption that there
will be no congestion on Cantrell Rd. and vehicles leaving the shopping center will have
no problems accessing Cantrell. However, as the simulation model shows, there will be
a lot of congestion on Cantrell and as a result of this, there could be an increase in the
amount of traffic using the southern access to the shopping center.
It should also be noted that there is a speeding problem on Pleasant Forest Rd.
Residents have long been complaining about this. Since Pleasant Forest has no traffic
signals and links Hinson and Rodney Parham, any congestion on Cantrell Rd. is likely
to force more traffic onto Pleasant Forest thus worsening the speeding problem. In
order to address this and preserve the character of the neighborhood, traffic calming
devices such as traffic circles, chicanes, partial diverters, etc. are recommended to be
constructed on Pleasant Forest.
As far as the rear entrance, staff believes if the entrance is not built, the traffic will find
their way through the residential area regardless. There are rear entrances on Fairview
and Woodland Heights Road, where vehicles can enter and exit the proposed
development. Traffic will find the route with the shortest drive time, and if that is through
Pleasant Forest, then they will go that way. If the roundabout is constructed, then the
median shown just north of the roundabout must be constructed without median cuts
throughout the section to the end of the median as shown. The cut that is shown is too
close to the roundabout, thus causing an unsafe condition.
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FILE NO.: Z -4411-D (Cont.) _
Staff is continuing to work with the applicant to resolve outstanding issues associated
with the proposed request. Staff will provide a recommendation at the Commission
meeting.
PLANNING COMMISSION ACTION: (AUGUST 26, 2004)
The applicant was present representing the request. There was a number registered
objectors present. Staff presented an overview of the proposed request indicating
there had been a number of changes made to the proposed development in the past
few days. Staff stated Driveway B was now the main entrance to the shopping center.
Staff stated the applicant had indicated they were willing to install a traffic signal at
Driveway B to help resolve traffic conflicts on Cantrell Road. Staff stated the proposed
traffic signal would allow for exits onto Cantrell Road while turning was taking place on
Southridge Road. Staff stated this would facilitate traffic flow in the area. Staff stated
the applicant had also indicating the driveway at Southridge would be a right -in -right -out
only driveway.
The applicant addressed the Commission on the merits of the proposed request. The
applicant stated the Commission had received a copy of a petition that contained 500+
signatures in support of the proposed development. The applicant also stated there had
been neighborhood meetings to inform the residents of the proposed request. The
developer's architect addressed the Commission stating the proposed development
would incorporate several features including landscaping and hardscaping materials.
He stated the site would be pedestrian friendly with cross walks at the level of
sidewalks. He stated pedestrian tables would be added to parking fields to allow
pedestrian's ease of access to the center. He stated visual barriers would be added to
the site to protect nearby residents.
The applicant stated there were a number of concessions made prior to the public
hearing. He stated the applicant was no longer requesting the southern entrance into
the proposed development. He stated the developer was no longer requesting a
deferral of street improvements to Fair View Road. He stated a stop light would be
added to Driveway B to help resolve traffic concerns.
Mr. Mike Colson addressed the Commission in support of the proposed request. He
stated the development would have a beneficial impact on properties in the area.
Mr. Mike Montgomery addressed the Commission in support of the proposed request.
He stated there were two point of consideration the Commission should take into
account. He stated he was a resident of Pleasant Valley and he was not notified by the
Property Owners Association of a vote on the proposed request even though they had
submitted a letter of opposition of the proposed request. He stated the membership
was not poled to find a general consensus of the proposed development. He stated the
second point was the developer was responsive to residents and business owners
within his existing developments.
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FILE NO.: Z-4411-D (Cont.
Mr. Bill Austin addressed the Commission in support of the proposed request. He
stated he was a resident of the Pleasant Forest Property Owners Association. He
stated he was not opposed to the proposed request and felt the proposed development
would only enhance property values in the area.
Mr. John Burnett addressed the Commission indicating he was representing Easter
Seals of Arkansas. He stated Easter Seals of Arkansas was no longer opposed to the
proposed development since the rear entrance had been removed.
Mr. Dick Downing addressed the Commission on behalf of Mr. Walter Smiley. He
stated his client was not going to speak in opposition at this public hearing but did want
to reserve the right to speak at a future date. He stated his client wanted to review the
site plan once the changes were made (removing the rear entrance) and only at that
time would his client make a determination as to support or opposition.
Ms. Ruth Bell of the League of Women Voters of Pulaski County addressed the
Commission in opposition of the proposed request. She stated she would like to see in
writing all the issues that had been agreed upon. She stated in light of the changes the
Commission might wish to defer the item to allow all the agreements to be put in writing.
Mr. Lloyd Freedman addressed the Commission on behalf of the Jewish Center. He
stated the Jewish Center was concerned with their congregation accessing the site on
the Sabbath. He stated his congregation did not drive on the Sabbath and walking to
the site was the only option. He stated with the proposed development and the
increased traffic on Fairview the congregation could be danger. He requested the item
be deferred to allow the two parties additional time to resolve any outstanding issues.
Mr. Craig Williams addressed the Commission in opposition of the proposed request.
He stated the development had changed several times since the original submission.
He stated the development had grown from 270,000 square feet to 300,000 square feet
and the total site area had increased from 25 acres to 27 acres. He stated the
neighborhood was primarily concerned with the increased traffic the shopping center
would generate. He stated Pleasant Forest was designed as a collector street and
currently exceeded the design capacity of 5,000 cars per day. He stated most of the
cars traveled in excess of the posted speed limit. Mr. Williams stated the City had
committed to helping to resolve the problem but presently the problem existed. He
stated eliminating the rear entrance would not reduce the number of cars on Pleasant
Forest. He stated the proposed development was four acres larger than Park Plaza
Mall. He questioned why if there was a market for retail the development the approved
site from 1994 had not been developed. He stated there were a number of residents in
the area that had bought homes and refinanced homes based on City's ordinances and
plans. He stated there were also concerns related to the proposed elevations and cross
sections provided by the applicant. He stated the neighborhood did not agree with the
proposed change to the land use plan.
Ms. Julie Hancock addressed the Commission in opposition of the proposed request.
She stated the applicant was requesting to expand the approved planned development
to the south which would directly affect the area. She stated with the removal of the
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FILE NO.: Z -4411-D (Cont.)
existing vegetation, trees and the hill at Summit Street the neighborhood would be
exposed to traffic and noise that was now shielded. She stated at the time she
purchased her home she called the City to verify the zoning and land use of the
properties around her home. She was told the Future Land Use Plan indicated
Suburban Office for the area, which she felt was a comfortable transition between the
intense commercial development along Highway 10. She stated office development
would allow for compatibility between the homes and the office users. She stated office
uses would not operate until late hours. She stated the commercial development was
intended to operate from 5:00 am to 2:00 am leaving only a short period of time there
would not be activity on the site.
Ms. Hancock questioned the traffic study and the validity of the traffic study. She stated
it was her understanding the traffic numbers were generated from summer traffic
counts. She also stated when the traffic counts were conducted the new Wal-Mart store
was not open. Ms. Hancock stated if she would have known that a commercial
development could have been constructed on the proposed site she would have not
purchased her home.
Ms. Sandi Boen addressed the Commission in opposition of the proposed request. She
stated she also verified the zoning of the property prior to the purchase of her home.
She stated when she purchased her home there were five to six houses on the street
and now the subdivision contained 25 homes. She stated she felt with the zoning of the
site and the designation of the land use plan as Suburban Office a commercial
development would not be allowed on the site. She stated she felt the most likely
redevelopment would be office or condo development. Ms. Boen stated Fairview Road
was a narrow roadway and did not lend itself to commercial development. She stated
she felt as staff the placement of a big box shopping center on the site was not
neighborhood friendly. She requested the Commission not rezone the site to allow the
shopping center.
Mr. Jim Lake addressed the Commission in opposition of the proposed request. He
stated he was a member of the Pleasant Valley Property Owners Association Board
which did vote to oppose the proposed development. He stated traffic was a concern
with the area residents. He stated with the increased traffic of a shopping center
Rodney Parham Road would need to be widened. He stated the City had upheld the
resident's wishes to not four lane Rodney Parham Road in the past. He stated with the
development would come increased crime. He stated the increased traffic would also
increase the time for emergency response to area residents. He stated the developer
should not be allowed to remove Summit Street as proposed.
Mr. Lake stated a big center should be not placed on the site. He stated the residential
should be protected by the long established plans of the City.
Mr. Jim Veach addressed the Commission in opposition of the proposed request. He
stated the density of the proposed development was a concern of the area residents.
He stated the proposed development was located in the wrong place and at the wrong
time. He stated the proposed development would compromise the existing homes and
property values.
13
FILE NO.: Z -4411 -wont.
There was a general discussion concerning the proposed request. The Commission
stated there were significant changes being proposed and they felt the item should be
deferred to allow additional time to revise the plans and combine all the information into
one narrative and site plan. A motion was made to defer the item to the October 7,
2004 Public Hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant has submitted a revised plan to including changes presented at the
August 26, 2004, Planning Commission Public Hearing. The site plan includes the
required street improvements, landscaping, signage and proposed grading.
The applicant has indicated development signage located along Cantrell Road, at the
Fairview Road and Woodland Heights Road entrances. The applicant has indicated
signage along Cantrell Road will consist of five (5) sign locations. The applicant has
indicated ground mounted monument style signs in three (3) locations; two six feet in
height and seventy-two square feet in area and one ten feet in height and one hundred
square feet in area. The smaller signs will be located on each of the proposed lots
abutting Cantrell Road advertising the businesses located on these lots. The larger sign
will be a development sign advertising shops within the center. There are also two
signs located on each of the primary entrances to the shopping center both twenty feet
in length and six feet in height with lettering not to exceed twenty-four inches. The
applicant has indicated these signs will be placed on walls and be an element of the
landscaping and contained within the hardscaping of the development. The sign
locations on Fairview and Woodland Heights Roads will be a maximum of six feet in
height and sixty-four square feet in area.
The applicant has indicated right-of-way dedication of fifty-five feet from centerline along
Cantrell Road. The applicant has also indicated the sidewalk will be placed on the
property line to provide additional distance between the pedestrians and traffic on
Cantrell Road. The developer will not be required to add a third lane as a part of this
development.
The applicant has indicated landscaped areas on the proposed site plan. The
landscaping includes perimeter landscaping and parking lot landscaping. The applicant
has added landscape aisles within the parking lot, seven and one half feet in width,
which will be planted with trees and shrubs. The applicant has also indicated parking lot
islands to break the expanse of asphalt. The site plan will require additional islands to
be added in several locations. The applicant has indicated the Landscape Ordinance
will be adhered to upon development.
Pedestrian tables have been added to the parking field to allow for connectivity through
the site. The tables will allow pedestrians to access various locations through the site
and reduce the conflict between pedestrians and motorists. In addition, large areas of
14
FILE NO.: Z-441 1-D (Cont.)
hardscaping will be added to the fronts of the buildings to develop an avenue/main
street feel within the development.
The applicant has increased the landscape buffer adjacent to Cantrell Road to 32 -feet.
The previous plan indicated a landscape buffer 40 -feet from the property line prior to
dedication of right-of-way or 25 -feet from the new property line.
The site plan includes the placement of a CATA bus stop. The applicant has worked
with CATA to develop a suitable location within the development for the bus stop to
allow drop offs and layovers.
Adding a service drive around the development has redesigned the rear of the site. The
applicant has indicated screening will be added along the southern perimeter of the site
to screen the adjacent properties. The applicant has indicated evergreen plantings will
be added along the southern perimeter and along the southwestern perimeter adjacent
to the office development. The site plan includes the placement of evergreen plantings
along Fairview Road on the property line to screen the development from the roadway.
The proposed landscape area on the southeast perimeter does not meet the minimum
landscaping required for the development size. The site plan includes a minimum width
of ten feet, adequate to meet the minimum ordinance requirement but when averaged,
the site is approximately five hundred square feet short of ordinance requirements.
On the southwest corner of the development, the applicant has indicated an eighty -foot
by one hundred fifty foot undisturbed buffer and an additional twenty foot by one
hundred foot area which will be replanted with evergreen plantings. The applicant has
indicated this will assist in screening the loading dock area from Fairview Road. In
addition to the vegetation screening, an eight -foot tall brick wall will be added along
Fairview Road. The applicant has indicated the wall will follow the grade along Fairview
Road ending in the hillside and the wall running to the east will be tapered to soften the
ending.
The site plan includes the placement of interior landscaping to screen the service bay of
Building 1. The landscape strip south of Lots 2 and 3 and the service drive will be
enhanced to screen the service bay located on the north side of Building 1. In addition,
the applicant has indicated decorative gates will be added to enhance the appearance
of the service bay.
Building 1 is proposed with storefronts or false store fronts to enhance the character of
the building and to break the massing of the structure as viewed from Cantrell Road.
The applicant has indicated all buildings within the development will be constructed with
a mixture of brick and stone on the fronts and the rear will be constructed of painted
block, one half high concrete block or colored block.
The site plan includes the placement of several dumpster locations and a trash
compactor location. The applicant has indicated the dumpsters will be screened with
evergreen plantings, a wall or wood fence per the zoning ordinance requirements. The
15
FILE NO.: Z -4411-D (Cont.)
trash compactor will be located near the loading dock of the indicated buildings. The
compactor located behind Building 7 (the anchor store) will be located within the truck
dock and loaded from the interior of the building. The dumpsters will be serviced
between the hours of 7 am and 6 pm.
The applicant has indicated the maximum building height of 45 -feet and architectural
features such as clock towers. The tower elements are proposed to not exceed twice
the total building height.
The applicant has indicated one-half street improvements will be added to Fairview
Road per the Master Street Plan. The applicant has also indicated the hill on Fairview
cannot be lowered due to the location of an existing fiber optic line owned by
Southwestern Bell. SBC has stated they are not supportive of the lowering of the hill in
this location.
The applicant has revised the site plan to remove the rear entrance from Fairview
Road and to add a traffic signal on Cantrell Road. The applicant has indicated a traffic
signal at the "east" entrance to the development as requested by staff. The applicant
has indicated four lanes 270 -feet in length to allow for stacking within the development.
The applicant has redesigned the drive at Southridge to be a right-in/right-out only
intersection and the intersection at Pleasant Ridge will continue to be a full intersection
allowing left turns.
The applicant is requesting variances from the Land Alteration Ordinance to allow
advanced grading of the site and to allow an increased cut along Fairview Road. The
applicant is requesting to grade the entire site with the first phase of construction. The
applicant is also requesting to grade off-site for the property located on the southeast
corner owned by the Catholic Church. The applicant is requesting a sixty foot cut along
Fairview Road but according to the engineer, the cut will be more in the range of 53 to
55 feet. The applicant has indicated terraces will be added to the cut slope. The
terraces will be placed on fifteen -foot benches with plantings on each of the benches.
The phasing plan includes the development of the site with five phases. Lots 2 and 3
are proposed during the first and second phases with the buildings contained on Lot 1 in
the second through fifth phases. The building construction for Lot 1 is anticipated as
Building 1 during Phase 3, Buildings 4, 5 and 6 during Phase 4 and Buildings 7 — 11
during the fifth phase. The applicant has indicated the final phasing plan will be market
driven. The applicant is anticipating to begin construction in the spring of 2005. The
applicant has indicated the grading of the site will not be completed until a building
permit is secured or a final development plan is submitted.
The site plan includes the development of the site with a "horseshoe" -parking parking
field, making the development appear to be a more unified development. The applicant
has also indicated the development will be constructed in the avenue style design which
is an open air life style center design to allow for pedestrian connectivity through the
center. The applicant has added enhanced interior landscaping to allow the theme to
16
FILE NO.: Z -4411-D (Cont.
be carried out. The design allows for vehicles and pedestrians to flow through the site
with limited conflicts. The site plan includes the breaking of a previously proposed
50,000 square foot building into two 20,000 square foot buildings (Buildings 4 and 5) to
help soften the scale of the development. Building 1 has increased in size and been
slightly rotated.
The applicant has indicated the mechanical equipment will be placed on the ground or
on the roof and screened from view with the planting of evergreen shrubs or, if roof
mounted, with a parapet wall.
Staff's recommendation is forthcoming.
STAFF RECOMMENDATION: (October 7, 2004)
During the Planning Commission Public Hearing held August 26, 2004, there were a
number of issues raised by Staff and the Commission concerning the proposed
Pleasant Ridge Development. In the current agenda, staff provided an update of the
issues which had been addressed but did not provide a recommendation for the
proposed development. The applicant has tried to meet the technical issues related to
the proposed site development as requested by staff. The applicant has increased
interior landscaping to give the development a more unified development pattern with a
"village" feel. The applicant has indicated the parking field in the "horseshoe pattern" to
allow continuity and flow within the center. The applicant has also indicated pedestrian
tables to allow for connectivity through the site in the open-air life style center design;
limiting the conflicting movements between pedestrians and motorists. The applicant
has indicated one-half street improvements will be constructed to Fairview Road, per
the Master Street Plan.
Additional comments include:
• Staff is supportive of the applicant's request for a 60 -foot cut along Fairview
Road. The applicant has been working with staff and the indicated cut appears
to be more in line with 55 -feet. Staff would recommend the cut be limited to the
minimal amount required to construct the development.
■ The applicant has also indicated a desire to grade the entire site of the shopping
center during the first phase. Staff would recommend the grading of the site be
directly tied to a building permit and that the grading not be allowed until one of
the buildings located on proposed Lot 1 is to be constructed.
• The applicant is requesting to grade property to the south of the site currently
owned by the Catholic Church. The applicant has reached an agreement with
the church to grade the site as a part of their development but the church does
not have any immediate development plans for the site. Staff is supportive of the
applicant's request to grade this area with the development of the shopping
17
FILE NO.: Z-441 1-D (Cont.
center. Staff feels the advanced grading of this site will not have any impact on
any other adjoining properties.
• Staff feels access should be provided from Woodland Heights Drive to the south
of the site. Staff feels the development should provide two direct access points.
The primary access point is located along Cantrell Road and, with the placement
of the secondary entrance on Woodland Heights Drive, this will aid in directing
the traffic movement into the center. Staff feels the entrance should be designed
as was previously proposed with a "round -about" at the intersection of the
shopping center driveway and Woodland Heights Road. If the rear entrance is
approved, staff would recommend signage as was previously proposed; a wall
sign with a maximum height of six feet and twenty feet in length.
The applicant has indicated the landscaping adjacent to Cantrell Road as 32.0
feet in width. The Highway 10 Design Overlay District typically requires a
minimum of 40 -feet of landscaping to include a berm or plantings to screen the
parking area. The applicant has not indicated their intention for the landscape
treatment. The applicant has indicated additional interior landscaping, with the
addition of landscape islands within the proposed parking lot. Since the applicant
has increased interior landscaping, staff is supportive of the reduced landscape
strip of 32.0 feet adjacent to Cantrell Road. Staff recommends the applicant
provide a berm in this area and include additional plantings at one and one half
times the normal ordinance requirement to off -set the reduced landscape area.
• The applicant has indicated interior landscaping sufficient to meet the percentage
requirement but additional landscape islands are required to break-up the
parking field. Staff recommends the applicant provide interior landscaped islands
sufficient to meet the minimum Landscape Ordinance requirement.
The applicant has indicated the southern buffer at approximately 500 square feet
less than the typical minimum ordinance requirement. The southwestern buffer
is indicated at ten feet, just over the minimum required width of nine feet. The
southeastern buffer is indicated at twenty feet. The applicant has indicated
screening will be placed along the southern perimeter with the placement of
Leyland Cypress on 15 -foot centers. The applicant has also indicated a six foot
tall wood fence will be placed along the southern perimeter of the site adjacent to
the office development. Staff is supportive of the applicant's indicated buffering.
• The applicant has indicated two shopping center identification signs located on
retaining walls within the development adjacent to Cantrell Road. The applicant
has indicated these signs will be a maximum of twenty feet in length and six feet
in height with lettering not to exceed twenty-four square feet in area. Staff is
supportive of the applicant's indicated wall signs. The applicant has indicated the
signs will be incorporated into the hardscape of the development. Staff does not
feel the additional signage will have any adverse impact on the area. All other
indicated signage complies with signage typically allowed per the Zoning
Ordinance.
FILE NO.: Z -4411-D (Cont.
Staff is supportive of the proposed concept of the proposed development. Staff would
recommend however certain conditions be placed on the development. Staff
recommends if the development is approved:
■ There is to be no signage on the rear of the proposed buildings.
• The rear of the buildings include architectural features to break the massing of
the buildings from the adjacent roadways.
• The service hours be limited to the hours of dumpster service or from 7:00 am to
6:00 pm.
• The applicant provides gates to eliminate unnecessary traffic/activities near the
southwest portion of the site. The gates should be placed near the southeast
corner of proposed Building 7 and the western edge of proposed Building 11.
• The applicant designs the wall at the southwest corner of the site as an
architectural feature, not ending abruptly, and install columns within the wall to
add visual interest.
• The dumpster enclosures be designed to be an architectural component of the
development and constructed of a building material similar to the building
materials of the shopping center.
• The applicant provide screening of the service bay located on the northern face
of proposed Building 1 adequate to screen the area from Cantrell Road. Staff
recommends the applicant provide additional plantings along the landscape
island on the southern perimeter of proposed Lots 1 and 2 at two times the
normal plantings, with both trees and shrubs.
Staff feels with the indicated conditions of approval, the potential impacts of the
redevelopment of the site as a retail center should be minimized. The applicant has
indicated a design of the commercial center with a "Village" and "Neo -traditional"
concept. Staff feels if the applicant attempts to address the scale and massing of the
development by breaking the rear facades of the buildings with architectural features
and incorporates the indicated well -landscaped areas as shown on the proposed site
plan, these elements should be positive to the surrounding area and for future
customers of the center. Staff feels through the planned development the applicant
has tried to assure compatibility with the surrounding area and to address various
issues related to the redevelopment of the site.
Staff recommends approval of the request subject to compliance with the conditions
outlined above and the conditions stated in paragraphs D, E and F of the staff report.
PLANNING COMMISSION ACTION: (OCTOBER 7, 2004)
The applicant was present representing the request. There were registered objectors
present. Staff presented an overview of the proposed request along with the
w
FILE NO.: Z -4411-D (Cont.
modifications to the site plan since the August 26, 2004 Public Hearing. Staff stated
there were additional conditions being recommended for approval.
Mr. Phillip Kaplin addressed the Commission on behalf of the applicant. He stated the
applicant was agreeable to all the staff recommendations and conditions. He stated the
developer had agreed to remove the rear entrance from the proposed development but
if staff felt the rear entrance necessary the applicant was willing to install the rear
entrance. He stated the developer was also agreeable to the requirement of a building
permit prior to any grading activities on the site.
He stated the developer felt the development a quality in -fill development. He stated
the desire was to create a quality destination center similar to Highland Park in Dallas or
Utica Square in Tulsa. He stated the development was in scale and comparable to the
neighborhood. He stated the developer had signed a letter of intent with Sachs to
locate a Preserian's retail store on the site. He stated the business would employ 120
persons. He stated the developer was speaking with a number of other tenants but they
were not willing to commit until all approvals were obtained.
Mr. Craig Williams addressed the Commission in opposition of the proposed request.
He stated he was representing several neighborhood associations in the area including
Pleasant Forest, Walton Heights, Westchester, Westbury and Piedmont. Mr. Williams
stated the site originally contained 10 acres but the proposal now included an additional
14 acres. Mr. Williams stated the developer "cut the hill" for the original development
but never constructed the project. He provided the Commission a photographic view of
the cut located on the original approval. Mr. Williams also stated the streets in the area
were narrow roadways which did not lend themselves to a great deal of traffic.
Mr. Williams stated Cantrell Road was a very congested roadway and Woodland
Heights was also well traveled. Mr. Williams provided a photographic view of motorist
trying to exit Woodland Heights onto Cantrell Road showing the intersection blocked by
motorist on Cantrell Road.
Mr. Williams stated Serria Forest was a residential street with no sidewalk in place. Mr.
Williams stated there were several school bus stops on the street serving area children.
He stated Serria Forest was also the entrance to the neighborhood park and swimming
pool.
Mr. Williams stated according to the City Traffic Engineer the development would
generate 13,000 to 14, 000 cars per day. He stated the traffic count on Cantrell Road
were 34,000 cars per day in 2002. He stated traffic studies indicated the current traffic
counts were 4,100 cars per day on the neighborhood streets. He stated the indicated
traffic counts did not take into consideration future growth on properties currently zoned
for office and commercial development.
Mr. Williams stated Easter Seals employees were currently parking on both sides of
Woodland Heights. He also stated parking for special events and school activities were
taking place on Woodland Heights behind the school.
20
FILE NO.: Z -4411-D (Cont.)
Mr. Williams stated Fairview Road was a narrow roadway with limited sight distance.
He stated the developer would not improve the sight line as a part of the development
due to objections by SBC. He stated he understood one-half street improvements
would be installed but the either roadway would not be constructed until development to
the west occurred. He questioned the safety of motorist if the view was not improved on
the narrow roadway.
Mr. Williams stated the proposed development containing 27 acres was four acres
larger than Park Plaza Mall. He stated the site contained 300,000 square feet of retail
and restaurant space. He stated the development was in direct conflict with several city
plans. He stated the development did not adhere to the River Mountain Neighborhood
Action Plan, the City's Future Land Use Plan, the Highway 10 Design Overlay District,
the Land Alteration Ordinance, the PZD Ordinance. He stated the development was
destroying the natural beauty of the area. Mr. Williams stated the development would
entail a huge destruction of nature. He stated the Commission should preserve the
topography of the area and adhere to the Land Use Plan adopted in 2003. He stated
the site was indicated as Suburban Office which would allow for a transition between
the single-family homes and the intense commercial development. Mr. Williams
requested the Commission deny the request and preserve the neighborhood.
Ms. Stacy Fletcher addressed the Commission on behalf of the Rabbi Pinchus Ciment,
Executive Director of the Lubavitch of Arkansas. She stated due to a major Jewish
festival of Shemini Atzeret and the observance of Judaism in the Orthodox manner the
membership was prevented from attending the public hearing. Ms. Fletcher read a
letter from Rabbi Pinchus Ciment. She stated the Rabbi was concerned with the
potential impact of the development on the adjoining properties. She stated the
increased traffic on Fairview Road was a concern since many families walked to the
Synagogue with their children on the Saturday and on holidays throughout the year.
She stated the there were obvious safety concern for cars and pedestrians and certainly
not worth the few extra dollars that might be earned by having such a large facility. She
stated a nice quiet office building would enhance the neighborhood and provide the
necessary street improvements on Fairview Road and not be a hazard and nuisance to
so many neighbors.
Ms. Fletcher stated the plan did not reflect an existing curb cut that was currently being
used by the Lubavitch of Arkansas, at the intersection. She stated by eliminating
Summit Road and with the inevitable closing of Woodland Heights on the southern
section to accommodate the Church, Fairview Road would become even more
congested.
Mr. Ray Rodgers addressed the Commission in opposition of the proposed request. He
stated the development was a rape and leveling of a hill. He stated no manmade
structure could match the beauty of nature. He stated soil erosion and increased traffic
would cause a negative impact on the surrounding neighborhoods. He stated Pleasant
Forest currently had a great deal of traffic on the roadway and one child had been killed
by a motorist. He stated If the intent was for the site to be developed as a commercial
21
FILE NO.: Z -4411-D (Cont.
development the property would have been zoned commercially. He stated commercial
development typically created crime. He stated the police department was currently
100 officers understaffed and the police department did not need any additional crime
problems. Mr. Rodgers stated the development would contribute to all forms of
pollution, promote traffic congestion and destroy property values.
Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She
stated the development would increase traffic on adjacent residential streets. She
stated 4000 cars per day would cause a great impact on the area residents. Ms. Bell
stated the bottom line was the neighborhood needed assurance from the city for traffic
control and calming to protect the existing residential streets.
Mr. Brode Morgan addressed the Commission in opposition of the proposed request.
He stated he was a resident of Cedar Branch and had lived in the area for 14 years. He
stated the site had changed from Multi -family to Suburban Office to now Commercial.
He stated he was concerned with the placement of a commercial development with a
large scale mail in his backyard. He stated he was also concerned with the removal of
Summit Road and the hillside.
Mr. John Burnett addressed the Commission in opposition of the request to place the
rear entrance within the development. He stated he represented Easter Seals and the
understanding was that the rear entrance would not be put in place. He stated he was
opposed to staff's recommendation of placing the rear entrance on the site.
There was a general discussion concerning the current traffic counts on the existing
roadways and the projected traffic counts if the development were approved.
Comments also addressed the south entrance to the development and if the entrance
should be constructed to allow an alternative access point. Staff stated they felt the
secondary access point was necessary to divert traffic from Fairview Road and
Woodland Heights Road. Staff stated the traffic would access the site from the south
and they felt to direct traffic into a central location would have the least impact on the
area.
Truck access to the site was questioned. Staff stated they felt truck access would be
from Cantrell Road at the two traffic lights. There was a general discussion concerning
the drive on Fairview near Pleasant Ridge Road. Staff stated to relocate the drive to
Pleasant Ridge Road would not meet the minimum driveway spacing criteria. Mr. White
stated the grade could not be achieved in this location.
There was a general discussion concerning Woodland Heights Road and the capacity.
Staff stated the road was designed to commercial street standards to carry 5000 cars
per day. Staff stated the street was not near capacity.
Commissioner Lowry asked Ms. Dottie Funk what mitigation efforts could be put in
place to enhance the development. She stated in her mind there were none. She
stated the development was a nice development if it were located on a flat piece of
property. She stated she felt the site was overbuilt since there were so many variances
being sought.
22
FILE NO.: Z -4411-D -(Cont
The chair entertained a motion to approve staff's recommendation for the placement of
the southern drive. The motion carried by a vote of 5 ayes, 4 noes and 2 absent.
There was no further discussion of the item. The chair entertained a motion to approve
the request as amended. The motion carried by a vote of 7 ayes, 2 noes and 2 absent.
23
July 15, 2004
ITEM NO.: 12 FILE NO.: LU04-01-04
Name: Land Use Plan Amendment - River Mountain Planning District
Location: Cantrell Road and Pleasant Ridge
Request: Suburban Office to Commercial and Public Institutional
Source: Joe White, White Daters
PROPOSAL / REQUEST:
Land Use Plan amendment in the River Mountain Planning District from Suburban Office to
Commercial and Public Institutional. The Commercial category includes a broad range of
retail and wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on the trade
area that they serve. Public Institutional includes public and quasi -public facilities which
provide a variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals.
Prompted by this Land Use Amendment request, the Planning Staff expanded the area
of review to include all of the area to the south and east to Woodland Heights Road and
Fairview Road. One residential structure on the southwest corner of Summit and
Woodland Heights Road is proposed to be changed to Commercial while the rest of the
expanded area is proposed to be changed to Public Institutional. The Public
Institutional area would recognize an existing ownership. With these changes, the
majority of the Suburban Office would be eliminated.
EXISTING LAND USE AND ZONING:
Land in the amendment area is zoned as such: land fronting Summit Road is zoned R-
2 while property fronting Woodland Heights Road is zoned 0-3, General Office District.
North of the site is zoned PCD, Planned Commercial District, for a shopping center that
is undeveloped; to the east is zoned 0-3 and is the site of medical offices; to the south
is zoned R-2 CUP, Single Family Conditional Use Permit, for a Christ the King Church
and school; 0-3 for general offices and MF6, Multi -Family district, for apartments; and to
the west is zoned R3, Single Family District, for a single family development, R-2 CUP
for a religious institution and R-2 for a large lot single family house.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
October 7, 2003, a change from Transition to Mixed Office Commercial at the southwest
corner of Sam Peck Road and Cantrell Road three-quarters of a mile to the west of the
site to accommodate future development.
July 15, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.
FILE NO.: LU04-01-04
On February 18, 2003, multiple changes occurred: Single Family to Public Institutional
and Office at Sam Peck on the north side of Cantrell three-quarters of a mile to the
west, Transition to Public Institutional, Office and Single Family east of Sam Peck on
the south side of Cantrell a half of a mile to the west, Transition to Office on the north
side of Cantrell across the street on both sides of the Southridge intersection (not
including the fire station) to acknowledge existing uses
July 17, 2001, a change from Single Family to Park //Open Space to recognize Panky
Park located one and one-quarter miles t the west.
The Future Land Use Plans shows Suburban office for the site. To the south, southeast
and easterly to 1-430, the plan shows office. To the southeast is Christ the King Church
and school shown as Public Institutional. To the west of the site, is area shown as Multi
Family along Pleasant Ridge Road. On the northern most portion of Pleasant Ridge
Road, there is an area of Office on the south side of the road and on the north is a
shopping center shown as Commercial. To the north of the site is shown as
Commercial. Further north across Cantrell Road at the intersection of Southridge Road,
are areas of Office and Public Institutional for offices.
MASTER STREET PLAN:
Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Pleasant
Ridge and portions of Fairview Road and Woodland Heights Road are shown as
Collectors. Fairview Road, Woodland Heights and Summit Road will require dedication
of right-of-way and street improvements to bring them to Collector or Commercial Street
standards.
PARKS:
There are not any proposed parks in this area. The closest park, River Mountain, is
located in Walton Heights to the north. It is an undeveloped park of 378 acres. This
application is not in a service deficit area as described in the Master Parks Plan.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in the area covered by the River Mountain Neighborhood
Action Plan. The Traffic and Transportation goal listed an action statement of "Amend
the Master Street Plan to realign Pleasant Ridge Road with Southridge Drive - High
Priority". In the Sustainable Natural Environment Goal listed action statements of 1)
Preserve the Highway 10 Overlay District, 2) vigorously enforce the ordinance for
hillside protection, and 3) Vigorously enforce the ordinance for the preservation of trees.
2
July 15, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.] FILE NO.: LU04-01-04
These goals and objectives would not have a significant impact on the proposed land
use plan amendment.
ANALYSIS:
West of 1-430, Cantrell Road has developed more as an Office corridor with residential
developments of single family subdivisions and scattered multi -family developments.
Cantrell Road has established nodes of Commercial areas. This subject area is the
expansion to the south of the easternmost nodes.
The proposal to change to PI, Public Institutional, is to recognize existing ownership of
property by Christ The King Church and school. The proposal to change to Commercial
could be appropriate since it is a single large-scale development for the entire area.
This commercial center proposed within the planned unit development process utilizes
some of the "village concepts" with more traditional design concepts, as opposed to
strip commercial development.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Walton Heights-
Candlewood Neighborhood Association, Pleasant Valley Property Owners Association,
Pankey Community Improvement Association, Pleasant Forest Neighborhood
Association, Westbury Neighborhood Association, Westchester/Heatherbrae Property
Owners Association, Secluded Hills Property Owners Association, Piedmont
Neighborhood Association, River Valley Property Owners Association, Walnut Valley
Neighborhood Association, Echo Valley Property Owners Association. Staff has not
received any comments from area residents.
STAFF RECOMMENDATIONS:
Approval.
PLANNING COMMISSION ACTION: (JULY 15, 2004)
The item was placed on the consent agenda for deferral to the August 26, 2004
Planning Commission meeting. A motion was made to approve the consent agenda
and was approved with a vote of 10 ayes, 0 noes and 1 absent.
3
ITEM NO.: 12.1 L�'FILE O.: Z=4411 -D
NAME: Pleasant Ridge Revised Long -form -RB -R
v LOCATION: on the South side Cantrell Road, East of Pleasant Ridge Road
Planning Staff Comments:
1. Provide notification of property owners located within 200 -feet of the site, complete
with the certified absQ iract list, notic form with affidavit executed and proof of
mailing. tip C�
2. The proposed site plan indied fiv sign locations along Cantrell Road. The
Highway 10 Design Overlay District does not allow signage as proposed. Provide a
Vlj� signage plan with details indicating the maximum height and area of the shopping
center development sign proposed and the two subdivision entrance signs. Staff is
not supportive of the placement of two additional signs on the indicated lots adjacent
.' to Cantrell Road.
Gj 3. Will there be any signage located along Fairview or Summit Streets? If so indicate
.� the location along with details concerning the proposed height and area.
4. Provide elevations or detailed descriptions of the proposed treatment for rear of the
a, uildings. Emphasis should be placed on design and treatment to limit the impact
-- on adjoining streets and residential properties in the area.
5. Provide details of screening for the indicated service drives. Will there be fencing
and/or landscaping in these areas to internalize the service areas.
6. Provide details concerning the proposed location of the buildings mechanical
equipment. Will these devices be roof mounted?
7. The site plan indicates dumpster locations in the rear of the buildings abutting city
streets. The ordinance typically does not allow dumpsters to be placed on the street
side of the property. In addition dumpsters are to be screened from residential
properties in the area.
8. The service bay for Building A is oriented to Cantrell Road. Provide an elevation or
detailed description as to the visibility of the area from the nearby roadway.
9. The proposed site plan does not allow sufficient "pedestrian tables" to allow
movement between the parking lots and the proposed retail buildings with a level of
comfort. Provide additional "pedestrian tables" to allow for additional accesses
between the parking lot and the indicated buildings.
10. Will the proposed development be phased? If so indicate a phasing plan on the
proposed site plan.
11. Parking lot lighting shall be designed and located in such manner so as not to
disturb the scenic appearance preserved in the Highway 10 corridor. Lighting
should be directed to the parking areas and not reflected into the adjacent
neighborhoods.
` 12. Provide cross sections of the proposed site indicating view corridors from Highway
10, Fairview Road both west and south of the site.
►glad. q:b Aox.-,0---°��a.
� Variance/Waivers: A variance from the Land Alteration Ordinance to allow an increased
cut along the western property line (Fairview Road).
Public Works:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial. A
minimum dedication of right-of-way 55 -feet from centerline will be required, with
additional right —of -way at intersections.
2. Right-of-way dedications and improvements on Commercial Streets indicated are
acceptable.
3. This portion of Cantrell Road is heavily congested and functions at an extremely low
level of service during peak hours. A traffic study of impacts from this large scale
development is required.
4. With future development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to the street including 5 -foot sidewalk
with the planned development. Additional lanes and turn lanes would be required by
the Master Street Plan for Cantrell Road. Additional lanes would also be required at
the main entrance at South Ridge.
5. A grading permit in accordance with Section 29 (c) and (d) will be required prior to
any land clearing or grading activities at the site. Site grading and drainage plans
will need to be submitted and approved prior to the start of construction. It should be
noted that this project proposes a large scale haul -off of excavated materials.
6. Storm water detention ordinance applies to this property. Show the proposed
location of the storm water detention facilities on the plan.
7. On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package. Signal improvements
may also be required.
8. Hauling of fill materials on or off the site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 South Broadway, (501) 379-1817 (Derrick Bergfield) for more
information.
9. Summit Road right-of-way must also be dedicated and street improvements made to
the standard for a commercial street.
10. Truck access should not be taken from Fairview Road, since deferral of
improvements to this sub standard street is requested. While it is certainly
acknowledge that the road has major grade problems, deferring improvements
adjacent to such a major development may not be appropriate.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements if service is required
for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional
information.
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. The facilities on-site will be private. When
meters are planned off private lines, private facilities shall be installed to Central
Arkansas Water's material and construction specifications and installation will be
inspected by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required. Cutting and plugging of existing water
mains (8 -inch and 3 -inch water mains) and any other facilities that need to be adjusted
and/or relocated, would be done at the expense of the developer. This development will
have minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. Contact Central
Arkansas Water at 992-2434 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment received. 11a
CATA: No comment received.
Planning Division: No comment received.
Landscape: A portion of the proposed on-site landscaping strip width along Pleasant
Ridge Road appears to be less than the 7 -feet required by the Highway 10 Overlay
Ordinance and the 9 -feet required by the Landscape Ordinance.
Interior landscape islands need to be more evenly distributed to help break up the
�. proposed large areas of asphalt. The Landscape Ordinance requires at least eight
percent of the interior of vehicular use areas be landscaped with interior islands of at
least 300 square feet in area and 7'/ feet in width.
The proposed landscape strip width west of the valet parking lot appears to be less than
the minimum 6 feet and 9 inches required by the Landscape Ordinance and the 25 -foot
average of the Highway 10 Overlay Ordinance.
The proposed service area should be screened from the residential properties across
Fairview Road. Because of the elevation difference this screen should consist of
evergreen trees (such as Leyland cypress) spaced 15 -feet on center, planted on the
higher elevated side of the street landscape buffer.
L O
A 6 -foot high opaque screen, either a wooden fence with its face side directed outward,
a wall or dense evergreen plantings, is required where adjacent to residential properties
�,►�a`D to the south and west.
An irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide landscape plans
stamped with the seal of a Registered Landscape Architect.
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.
October 7, 2004
ITEM NO.: E FILE NO.: LU04-01-04
Name: Land Use Plan Amendment - River Mountain Planning District
Location: Cantrell Road and Pleasant Ridge
Request: Suburban Office to Commercial and Public Institutional
Source: Joe White, White Daters
PROPOSAL 1 REQUEST:
Land Use Plan amendment in the River Mountain Planning District from
Suburban Office to Commercial and Public Institutional. The Commercial
category includes a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve.
Public Institutional includes public and quasi -public facilities which provide a
variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include all of the area to the south and east to Woodland
Heights Road and Fairview Road. One residential structure on the southwest
corner of Summit and Woodland Heights Road is proposed to be changed to
Commercial while the rest of the expanded area is proposed to be changed to
Public Institutional. The Public Institutional area would recognize an existing
ownership. With these changes, the majority of the Suburban Office would be
eliminated.
EXISTING LAND USE AND ZONING:
Land in the amendment area is zoned as such: land fronting Summit Road is
zoned R-2 while property fronting Woodland Heights Road is zoned 0-3, General
Office District. North of the site is zoned PCD, Planned Commercial District, for a
shopping center that is undeveloped; to the east is zoned 0-3 and is the site of
medical offices; to the south is zoned R-2 CUP, Single Family Conditional Use
Permit, for a Christ the King Church and school; 0-3 for general offices and MF6,
Multi -Family district, for apartments; and to the west is zoned R3, Single Family
District, for a single family development, R-2 CUP for a religious institution and
R-2 for a large lot single family house.
October 7, 2004
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: LU04-01-04
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
October 7, 2003, a change from Transition to Mixed Office Commercial at the
southwest corner of Sam Peck Road and Cantrell Road three-quarters of a mile
to the west of the site to accommodate future development.
On February 18, 2003, multiple changes occurred: Single Family to Public
Institutional and Office at Sam Peck on the north side of Cantrell three-quarters
of a mile to the west, Transition to Public Institutional, Office and Single Family
east of Sam Peck on the south side of Cantrell a half of a mile to the west,
Transition to Office on the north side of Cantrell across the street on both sides of
the Southridge intersection (not including the fire station) to acknowledge existing
uses
July 17, 2001, a change from Single Family to Park //Open Space to recognize
Panky Park located one and one-quarter miles t the west.
The Future Land Use Plans shows Suburban office for the site. To the south,
southeast and easterly to 1-430, the plan shows office. To the southeast is Christ
the King Church and school shown as Public Institutional. To the west of the
site, is area shown as Multi Family along Pleasant Ridge Road. On the northern
most portion of Pleasant Ridge Road, there is an area of Office on the south side
of the road and on the north is a shopping center shown as Commercial. To the
north of the site is shown as Commercial. Further north across Cantrell Road at
the intersection of Southridge Road, are areas of Office and Public Institutional
for offices.
MASTER STREET PLAN:
Cantrell Road is shown as a Principal Arterial on the Master Street Plan and
Pleasant Ridge and portions of Fairview Road and Woodland Heights Road are
shown as Collectors. Fairview Road, Woodland Heights and Summit Road will
require dedication of right-of-way and street improvements to bring them to
Collector or Commercial Street standards.
PARKS:
There are not any proposed parks in this area. The closest park, River Mountain,
is located in Walton Heights to the north. It is an undeveloped park of 378 acres.
This application is not in a service deficit area as described in the Master Parks
Plan.
2
October 7, 2004
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: LU04-01-04
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in the area covered by the River Mountain
Neighborhood- Action Plan. The Traffic and Transportation goal listed an action
statement of "Amend the Master Street Plan to realign Pleasant Ridge Road with
Southridge Drive - High Priority". In the Sustainable Natural Environment Goal
listed action statements of 1) Preserve the Highway 10 Overlay District, 2)
vigorously enforce the ordinance for hillside protection, and 3) Vigorously enforce
the ordinance for the preservation of treE*. These goals and objectives would not
have a significant impact on the proposed land use plan amendment.
ANALYSIS:
West of 1-430, Cantrell Road has developed more as an Office corridor with
residential developments of single family subdivisions and scattered multi -family
developments. Cantrell Road has established nodes of Commercial areas. This
subject area is the expansion to the south of the easternmost nodes.
The proposal to change to PI, Public Institutional, is- to recognize existing
ownership of property by Christ The King Church and school.. The proposal to
change to Commercial could be appropriate since it is a single large-scale
development for the entire area. This commercial center proposed within the
planned unit development process utilizes some of the "village concepts" with
more traditional design concepts, as opposed to strip commercial development.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Walton
Heights-Candlewood Neighborhood Association, Pleasant Valley Property
Owners Association, Pankey Community Improvement Association,
Pleasant Forest Neighborhood Association, Westbury Neighborhood
Association, Westchester/Heatherbrae Property Owners Association,
Secluded Hills Property Owners Association, Piedmont Neighborhood
Association, River Valley Property Owners Association, Walnut Valley
Neighborhood Association, Echo Valley Property Owners Association.
Staff has not received any comments from area residents.
3
October 7, 2004
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: LU04-01-04
STAFF RECOMMENDATIONS:
Approval.
PLANNING COMMISSION ACTION; August 26, 2004
Brian Minyard, City Staff, made a brief presentation to the commission. In that
presentation, he stated that Staff would be supportive of a change to Mixed Use
and Public Institutional.
Commissioner Pam Adcock asked if a change to Mixed Use was to guarantee a
planned zoning development of some sort. The answer was yes.
Commissioner Bill Rector questioned if Staff still supported the Public Institutional
on the amendment. Mr. Minyard stated that Staff' supported it, and that if the
amendment passed; it would be changed on the plan. If the amendment did not
pass, Staff would not take just it to the Board of Directors.
Donna James made a presentation of item 1.1 so the discussion could coincide
with the discussion for item I. See item 1.1 for a complete discussion concerning
the Pleasant Ridge Long Form Planned Commercial Development.
Dick Downing, representing Walter Smiley, .stated that they withdrew their
objection to the Future Land Use Plan amendment if it was changed to: Mixed
Use on the plan, and would work with the staff on buffering issues.
Ruth Bell, Pulaski County League of Women Voters, stated that the Commercial
on the Plan was an open-ended category. She continued that with infill
development, a category with a PZD required works best. She stated that she
thought Mixed Use on the Plan was a better option.
Craig Williams, Pleasant Forest Neighborhood Association, stated that he was
not in support of the Land Use Plan change and that it was not a good fit. He
referenced the River Mountain Neighborhood Action Plan of 2002 and stated that
the neighborhood plan did not support this development. Suburban Office, which
is now shown on the plan, requires a PZD, as well as Mixed Use. He stated that
a requirement of a PZD was a necessity.
Julie Hancock, a resident of Cedar Branch Subdivision, has views of homes now,
but will only see the shopping center later on if built. She stated that she and
4
October 7, 2004
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: LU04-01-04
others bought their homes and made investments based on the zoning and
Future Land Use Plan and the change should not be made.
Sandy Bowman, a Cedar Branch resident, looked at the zoning and Future Land
Use Plan prior to buying her house. She stated that the buffer would not be
sufficient. She asked the commissioners to uphold the Future Land Use Plan.
She stated that the center would have activity for 20 hours a day, seven days a
week.
Commissioner Adcock asked how many neighborhood associations were
present. Five associations were represented at the meeting.
A motion to defer item I to the October 7, 2004 meeting and was approved with a
vote of 8 ayes, 1 no, and 2 absent.
STAFF UPDATE:
The applicant has submitted a new site plan. This new site plan does not have
an affect upon the land use application as filed.
5
July 15, 2004
ITEM NO.: 12.1 FILE NO.: Z -4411-D
NAME: Pleasant Ridge Revised Long -form PCD
LOCATION: South of Cantrell Road, East of Pleasant Ridge Road
DEVELOPER:
Pleasant Ridge Development Company, Inc
11601 Pleasant Ridge Road
Little Rock, AR 72212
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 25.71 Acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING:
PROPOSED USE:
NUMBER OF LOTS: 1 FT. NEW STREET: 0
PCD and R-2, Single-family District
Shopping Center and Single-family Residential
Revised PCD
Shopping Center
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance to allow an increased cut along the
western property line (Fair View Road).
2. A deferral of Master Street Plan requirements for Fairview Road.
BACKGROUND:
On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors
approved a PCD that would allow the development of a mixed use "Neighborhood
Commercial' shopping center and an accompanying office development. The site was
a 12.83 acre -tract and of the area, 11.48 acres was proposed to be developed as the
shopping center. The proposed structure was 97,680 square feet, and 463 parking
spaces were provided. The remaining 1.35 -acre tract was to have 10,000 square feet
of office building space with an additional 50 parking spaces. The uses proposed for
the shopping center were all by -right C-2 and C-3 zoning district uses, except that there
July 15, 2004
SUBDIVISION
ITEM NO.: 12.1 (Co
FILE NO.: Z-441 1-D
was to be no service stations, auto glass or muffler shops, convenience stores, or car
washes within the scope of the PCD. The uses proposed for the office building were all
uses by -right in the 0-2 and 0-3 zoning district.
On January 9, 1997, the Commission reviewed a request for a change in the right-of-
way dedication and street improvement requirement to Fairview Road. The developer
requested all right-of-way dedication and street improvements be taken from the
property located to the east of Fairview Road. The Board of Directors adopted
Ordinance No. 17,331 on December 3, 1996, which allowed the five year deferral of
street improvements (or until development on the Pleasant Ridge Square PCD) to
Fairview Road.
The Little Rock Planning Commission granted a three year time extension for the
proposed submission of the final development plan at their December 22, 1997, Public
Hearing. The applicant began the development of a Final Development Plan for the
site. The applicant submitted the Final Development Plan for the Pleasant Ridge
Square Long -form PCD, which was approved on February 1, 2002.
A. PROPOSAL/REQUEST:
The site now contains 25.7 acres and is located south of Cantrell Road and east
of Pleasant Ridge Road. The proposed site plan includes the development of
270,000 square feet of retail and restaurant space. The request includes C-3,
General Commercial District uses as allowable uses for the proposed
development.
The applicant has indicated parking of 1,258 parking spaces. Access to the site
will be accomplished from six driveway locations. The center will have main
driveways from Cantrell Road and Woodland Heights Road. Secondary access
points will be from Fairview Road and Woodland Heights Road.
A portion of the site is currently zoned PCD. The portion along Summit Road is
zoned R-2, Single-family. The developer is requesting two out -lots fronting on
Cantrell Road for possible restaurant locations.
A deferral is being requested for a portion of the Master Street Plan
improvements to Fairview Road. The request is due to the uncertainty of the
property west of Fairview Road and the potential for redevelopment of a non-
residential use.
Land alteration variances for height of the cut along Fairview Road (60 foot) and
to grade the entire site with Phase I are also being requested.
The applicant is also requesting the closure of Summit Street as a part of the
application and a request to change the City's Future Land Use Plan (Item No.
2
July 15, 2004
SUBDIVISION
ITEM NO.: 12.1 Cont. FILE NO.: Z -4411-D
12 — File No. LU04-01-04 a change from Suburban Office to Commercial and
Public Institutional).
B. EXISTING CONDITIONS:
The site is vacant adjacent to Cantrell Road and was previously cleared and
graded. Along Summit Street there are single-family homes with tree covered
lots. There is also a single-family home located along Fairview Road to the south
of the site. There is a mixture of uses in the immediate area including single-
family residential, multi -family residential, a private school, a church, office and
retail. The area to the south and east are predominately office uses with a
church and school located to the southwest and west. There is a single-family
home located on a large tract to the west of the site abutting Fairview Road at
Summit Street. There are single-family homes located to the southwest of the
site on R-3, zoned property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, Staff has received several informational phone calls from area
residents and business owners. The Walton Heights/Candlewood Property
Owners Association, the Peidmont Neighborhood Association, the Pleasant
Forest Neighborhood Association, all property owners within 200 feet of the site
and all residents, who could be identified, within 300 feet of the site were notified
of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
A minimum dedication of right-of-way 55 -feet from centerline will be
required, with additional right —of -way at intersections.
2. Right-of-way dedications and improvements on Commercial Streets
indicated are acceptable.
3. This portion of Cantrell Road is heavily congested and functions at an
extremely low level of service during peak hours. A traffic study of impacts
from this large scale development is required.
4. With future development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to the street including 5 -
foot sidewalk with the planned development. Additional lanes and turn
lanes would be required by the Master Street Plan for Cantrell Road.
Additional lanes would also be required at the main entrance at South
Ridge.
5. A grading permit in accordance with Section 29 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Site grading and
3
July 15, 2004
SUBDIVISION
ITEM NO.: 12.1 (Cont.) FILE NO.: Z -4411-D
drainage plans will need to be submitted and approved prior to the start of
construction. It should be noted that this project proposes a large scale
haul -off of excavated materials.
6. Storm water detention ordinance applies to this property. Show the
proposed location of the storm water detention facilities on the plan.
7. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package. Signal
improvements may also be required.
8. Hauling of fill materials on or off the site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 South Broadway, (501) 379-1817 (Derrick
Bergfield) for more information.
9. Summit Road right-of-way must also be dedicated and street improvements
made to the standard for a commercial street.
10. Truck access should not be taken from Fairview Road, since deferral of
improvements to this sub standard street is requested. While it is certainly
acknowledge that the road has major grade problems, deferring
improvements adjacent to such a major development may not be
appropriate.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional information.
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. The facilities on-site will be
private. When meters are planned off private lines, private facilities shall be
installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of Customer Owned Line Agreement is required. Cutting
and plugging of existing water mains (8 -inch and 3 -inch water mains) and any
other facilities that need to be adjusted and/or relocated, would be done at the
expense of the developer. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. Contact Central Arkansas Water
at 992-2438 for additional information.
C!
July 15, 2004
SUBDIVISION
ITEM NO.: 12.1 (Cont.) FILE NO.: Z -4411-D
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: Provide bus stop and layover locations on the proposed site plan, which
will safely and efficiently allow buses to drop-off and layover for a few minutes
until the time of scheduled return trips. In addition CATA would like to enter and
exit the site from Cantrell Road at signalized intersections. Contact CATA at
375-6717 for additional information.
F. ISSUES/TECHNICAUDESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Commercial and Suburban Office for this
property. The applicant has applied for a revision to the PCD for an expansion of
the project.
A land use plan amendment for a change to Commercial is a separate item on
this agenda (Item No. 12 — File No. LU04-01-04).
Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master
Street Plan and Pleasant Ridge and portions of Fairview Road and Woodland
Heights Road are shown as Collectors. These streets may require dedication of
right-of-way and street improvements.
City Recognized Neighborhood Action Plan: The applicant's property lies in the
area covered by the River Mountain Neighborhood Action Plan. The traffic and
Transportation goal listed an action statement of "Amend the Master Street Plan
to realign Pleasant Ridge Road with Southridge Drive - High Priority". This would
affect the zoning application by the dedication of a Collector street in the
northwest corner of the site. In the Sustainable Natural Environment Goal listed
action statements of 1) Preserve the Highway 10 Overlay District, 2) vigorously
enforce the ordinance for hillside protection, and 3) Vigorously enforce the
ordinance for the preservation of trees. These action statements will affect
landscaping and signage along Cantrell Road, any proposed cuts to the hillsides
and preservation of trees.
Landscape: A portion of the proposed on-site landscaping strip width along
Pleasant Ridge Road appears to be less than the 7 -feet required by the Highway
10 Overlay Ordinance and the 9 -feet required by the Landscape Ordinance.
Interior landscape islands need to be more evenly distributed to help break up
the proposed large areas of asphalt. The Landscape Ordinance requires at least
eight percent of the interior of vehicular use areas be landscaped with interior
islands of at least 300 square feet in area and 7 % feet in width.
5
July 15, 2004
SUBDIVISION
ITEM NO.: 12.1 (Cont.) FILE NO.: Z -4411-D
The proposed landscape strip width west of the valet parking lot appears to be
less than the minimum 6 feet and 9 inches required by the Landscape Ordinance
and the 25 -foot average of the Highway 10 Overlay Ordinance.
The proposed service area should be screened from the residential properties
across Fairview Road. Because of the elevation difference this screen should
consist of evergreen trees (such as Leyland cypress) spaced 15 -feet on center,
planted on the higher elevated side of the street landscape buffer.
A 6 -foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen plantings, is required where adjacent to
residential properties to the south and west.
An irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide landscape
plans stamped with the seal of a Registered Landscape Architect.
G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004)
Mr. Joe White of White-Daters and Associates and Mr. Ernie Peters of Peters
and Associates were present representing the request. Staff stated the request
was to place a shopping center on the site currently zoned PCD, R-2 and 0-3.
Staff also stated there were additional items necessary to complete the review
process. Staff requested Mr. White provide information concerning the treatment
of the rear of the proposed building, a cross section of the site showing sight
lines and details concerning proposed signage. Staff also requested information
concerning the proposed screening mechanism for the service bay of Building A.
Staff stated there were concerns since the service bay would be oriented to
Cantrell Road.
Public Works comments were addressed. Staff stated a grading permit as well
as a hauling permit would be required. Staff stated there were concerns with the
drive at Fairview Road being located at the crest of the hill and the applicant's
request for a deferral of street improvements to the roadway. Mr. White
suggested the applicant construct street improvements to each end of the road
saving the area with the largest elevation change until the redevelopment of the
property located to the west. Staff stated they would like to discuss this in detail
and suggested Mr. White meet with staff individually concerning the required
street improvements.
M
July 15, 2004
SUBDIVISION
ITEM NO.: 12.1 (Cont.) FILE NO.: Z -4411-D
Staff stated a large part of the decision of addition lanes and street improvements
would be related to the findings of the traffic study. Mr. Peters stated the traffic
study would be submitted in a few days at which time staff and the owner would
sit down to discuss necessary improvements.
Landscaping comments were addressed. Staff stated the site plan appeared to
falls short of the required landscaping in a few locations. Staff stated an area
along Pleasant Ridge Road appeared to be less than the seven feet required by
the Highway 10 Overlay and the nine feet required by the Landscape Ordinance.
Staff also stated additional interior islands were necessary to break up the
expansion of asphalt. Staff stated screening would be required along Fairview
Road to block view of the service drive.
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 provided staff with only a portion of the requested information from
the June 24, 2004 Subdivision Committee meeting. The applicant has acquired
additional land area indicated on the proposed site plan as future acquisition area
but has not included development plans for these areas. In addition staff has
some questions and concerns with the traffic study submitted by the applicant.
Due to the size of the proposed development and the potential impacts of the
proposed development, staff is requesting this item be deferred to the August 26,
2004 Public Hearing to allow additional time for review and analysis.
TAFF RECOMMENDATION:
Staff recommends deferral of the request to the August 26, 2004 Public Hearing.
PLANNING COMMISSION ACTION: (JULY 15., 2004)
Mr. Joe White of White-Daters and Associates was present. There were no registered
objectors present. Staff stated due to the large number of issues remaining unresolved
with the proposed development they were recommending the item be deferral to the
August 26, 2004, Public Hearing to allow staff and the applicant additional time to
resolve these issues.
There was no further discussion of the item. The chair placed the item for inclusion on
the consent agenda for approval of the deferral request. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
7
August 26, 2004
ITEM NO.: 1.1
NAME: Pleasant Ridge Revised Long -form PCD
LOCATION: South of Cantrell Road, East of Pleasant Ridge Road
DEVELOPE
Pleasant Ridge Development Company, Inc
11601 Pleasant Ridge Road
Little Rock, AR 72212
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 25.71 Acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING
LE NO.: Z-4411
NUMBER OF LOTS: 1 FT. NEW STREET: 0
PCD and R-2, Single-family District
Shopping Center and Single-family Residential
Revised PCD
PROPOSED USE: Shopping Center
VARIANCESIWAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance to allow an increased cut along the
western property line (Fair View Road).
2. A deferral of Master Street Plan requirements for Fairview Road.
BACKGROUND:
On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors
approved a PCD that would allow the development of a mixed use "Neighborhood
Commercial' shopping center and an accompanying office development. The site was
a 12.83 acre -tract and of the area, 11.48 acres was proposed to be developed as the
shopping center. The proposed structure was 97,680 square feet, and 463 parking
spaces were provided. The remaining 1.35 -acre tract was to have 10,000 square feet
of office building space with an additional 50 parking spaces. The uses proposed for
the shopping center were all by -right C-2 and C-3 zoning district uses, except that there
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Co
FILE NO.: Z -4411-D
was to be no service stations, auto glass or muffler shops, convenience stores, or car
washes within the scope of the PCD. The uses proposed for the office building were all
uses by -right in the 0-2 and 0-3 zoning district.
On January 9, 1997, the Commission reviewed a request for a change in the right-of-
way dedication and street improvement requirement to Fairview Road. The developer
requested all right-of-way dedication and street improvements be taken from the
property located to the east of Fairview Road. The Board of Directors adopted
Ordinance No. 17,331 on December 3, 1996, which allowed the five year deferral of
street improvements (or until development on the Pleasant Ridge Square PCD) to
Fairview Road.
The Little Rock Planning Commission granted a three year time extension for the
proposed submission of the final development plan at their December 22, 1997, Public
Hearing. The applicant began the development of a Final Development Plan for the
site. The applicant submitted the Final Development Plan for the Pleasant Ridge
Square Long -form PCD, which was approved on February 1, 2002.
A. PROPOSAL/REQUEST:
The site now contains 25.7 acres and is located south of Cantrell Road and east
of Pleasant Ridge Road. The proposed site plan includes the development of
270,000 square feet of retail and restaurant space. The request includes C-3,
General Commercial District uses as allowable uses for the proposed
development.
The applicant has indicated parking of 1,258 parking spaces. Access to the site
will be accomplished from six driveway locations. The center will have main
driveways from Cantrell Road and Woodland Heights Road. Secondary access
points will be from Fairview Road and Woodland Heights Road.
A portion of the site is currently zoned PCD. The portion along Summit Road is
zoned R-2, Single-family. The developer is requesting two out -lots fronting on
Cantrell Road for possible restaurant locations.
A deferral is being requested for a portion of the Master Street Plan
improvements to Fairview Road. The request is due to the uncertainty of the
property west of Fairview Road and the potential for redevelopment of a non-
residential use.
Land alteration variances for height of the cut along Fairview Road (60 foot) and
to grade the entire site with Phase I are also being requested.
The applicant is also requesting the closure of Summit Street as a part of the
application and a request to change the City's Future Land Use Plan (Item No.
2
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.) FILE NO.: Z
12 — File No. LU04-01-04 a change from Suburban Office to Commercial and
Public Institutional).
B. EXISTING CONDITIONS:
The site is vacant adjacent to Cantrell Road and was previously cleared and
graded. Along Summit Street there are single-family homes with tree covered
lots. There is also a single-family home located along Fairview Road to the south
of the site. There is a mixture of uses in the immediate area including single-
family residential, multi -family residential, a private school, a church, office and
retail. The area to the south and east are predominately office uses with a
church and school located to the southwest and west. There is a single-family
home located on a large tract to the west of the site abutting Fairview Road at
Summit Street. There are single-family homes located to the southwest of the
site on R-3, zoned property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, Staff has received several informational phone calls from area
residents and business owners. The Walton Heights/Candlewood Property
Owners Association, the Peidmont Neighborhood Association, the Pleasant
Forest Neighborhood Association, all property owners within 200 feet of the site
and all residents, who could be identified, within 300 feet of the site were notified
of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
A minimum dedication of right-of-way 55 -feet from centerline will be
required, with additional right —of -way at intersections.
2. Right-of-way dedications and improvements on Commercial Streets
indicated are acceptable.
3. This portion of Cantrell Road is heavily congested and functions at an
extremely low level of service during peak hours. A traffic study of impacts
from this large scale development is required.
4. With future development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to the street including 5 -
foot sidewalk with the planned development. Additional lanes and turn
lanes would be required by the Master Street Plan for Cantrell Road.
Additional lanes would also be required at the main entrance at South
Ridge.
5. A grading permit in accordance with Section 29 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Site grading and
3
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.) FILE NO.: Z-441 1-D
drainage plans will need to be submitted and approved prior to the start of
construction. It should be noted that this project proposes a large scale
haul -off of excavated materials.
6. Storm water detention ordinance applies to this property. Show the
proposed location of the storm water detention facilities on the plan.
7. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package. Signal
improvements may also be required.
8. Hauling of fill materials on or off the site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 South Broadway, (501) 379-1817 (Derrick
Bergfield) for more information.
9. Summit Road right-of-way must also be dedicated and street improvements
made to the standard for a commercial street.
10. Truck access should not be taken from Fairview Road, since deferral of
improvements to this sub standard street is requested. While it is certainly
acknowledge that the road has major grade problems, deferring
improvements adjacent to such a major development may not be
appropriate.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING.
Wastewater: Sewer main extension required with easements if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional information.
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. The facilities on-site will be
private. When meters are planned off private lines, private facilities shall be
installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of Customer Owned Line Agreement is required. Cutting
and plugging of existing water mains (8 -inch and 3 -inch water mains) and any
other facilities that need to be adjusted and/or relocated, would be done at the
expense of the developer. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. Contact Central Arkansas Water
at 992-2438 for additional information.
0
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 Cont. FILE NO.: Z -4411-D
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: Provide bus stop and layover locations on the proposed site plan, which
will safely and efficiently allow buses to drop-off and layover for a few minutes
until the time of scheduled return trips. In addition CATA would like to enter and
exit the site from Cantrell Road at signalized intersections. Contact CATA at
375-6717 for additional information.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Commercial and Suburban Office for this
property. The applicant has applied for a revision to the PCD for an expansion of
the project.
A land use plan amendment for a change to Commercial is a separate item on
this agenda (Item No. 12 — File No. LU04-01-04).
Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master
Street Plan and Pleasant Ridge and portions of Fairview Road and Woodland
Heights Road are shown as Collectors. These streets may require dedication of
right-of-way and street improvements.
City Recognized Neighborhood Action Plan: The applicant's property lies in the
area covered by the River Mountain Neighborhood Action Plan. The traffic and
Transportation goal listed an action statement of "Amend the Master Street Plan
to realign Pleasant Ridge Road with Southridge Drive - High Priority". This would
affect the zoning application by the dedication of a Collector street in the
northwest corner of the site. In the Sustainable Natural Environment Goal listed
action statements of 1) Preserve the Highway 10 Overlay District, 2) vigorously
enforce the ordinance for hillside protection, and 3) Vigorously enforce the
ordinance for the preservation of trees. These action statements will affect
landscaping and signage along Cantrell Road, any proposed cuts to the hillsides
and preservation of trees.
Landscape: A portion of the proposed on-site landscaping strip width along
Pleasant Ridge Road appears to be less than the 7 -feet required by the Highway
10 Overlay Ordinance and the 9 -feet required by the Landscape Ordinance.
Interior landscape islands need to be more evenly distributed to help break up
the proposed large areas of asphalt. The Landscape Ordinance requires at least
eight percent of the interior of vehicular use areas be landscaped with interior
islands of at least 300 square feet in area and 7'h feet in width.
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 Cont. FILE NO.: Z -4411-D
The proposed landscape strip width west of the valet parking lot appears to be
less than the minimum 6 feet and 9 inches required by the Landscape Ordinance
and the 25 -foot average of the Highway 10 Overlay Ordinance.
The proposed service area should be screened from the residential properties
across Fairview Road. Because of the elevation difference this screen should
consist of evergreen trees (such as Leyland cypress) spaced 15 -feet on center,
planted on the higher elevated side of the street landscape buffer.
A 6 -foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen plantings, is required where adjacent to
residential properties to the south and west.
An irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide landscape
plans stamped with the seal of a Registered Landscape Architect.
G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004)
Mr. Joe White of White-Daters and Associates and Mr. Ernie Peters of Peters
and Associates were present representing the request. Staff stated the request
was to place a shopping center on the site currently zoned PCD, R-2 and 0-3.
Staff also stated there were additional items necessary to complete the review
process. Staff requested Mr. White provide information concerning the treatment
of the rear of the proposed building, a cross section of the site showing sight
lines and details concerning proposed signage. Staff also requested information
concerning the proposed screening mechanism for the service bay of Building A.
Staff stated there were concerns since the service bay would be oriented to
Cantrell Road.
Public Works comments were addressed. Staff stated a grading permit as well
as a hauling permit would be required. Staff stated there were concerns with the
drive at Fairview Road being located at the crest of the hill and the applicant's
request for a deferral of street improvements to the roadway. Mr. White
suggested the applicant construct street improvements to each end of the road
saving the area with the largest elevation change until the redevelopment of the
property located to the west. Staff stated they would like to discuss this in detail
and suggested Mr. White meet with staff individually concerning the required
street improvements.
D
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1
FILE NO.: Z -4411-D
Staff stated a large part of the decision of addition lanes and street improvements
would be related to the findings of the traffic study. Mr. Peters stated the traffic
study would be submitted in a few days at which time staff and the owner would
sit down to discuss necessary improvements.
Landscaping comments were addressed. Staff stated the site plan appeared to
falls short of the required landscaping in a few locations. Staff stated an area
along Pleasant Ridge Road appeared to be less than the seven feet required by
the Highway 10 Overlay and the nine feet required by the Landscape Ordinance.
Staff also stated additional interior islands were necessary to break up the
expansion of asphalt. Staff stated screening would be required along Fairview
Road to block view of the service drive.
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 provided staff with only a portion of the requested information from
the June 24, 2004 Subdivision Committee meeting. The applicant has acquired
additional land area indicated on the proposed site plan as future acquisition area
but has not included development plans for these areas. In addition staff has
some questions and concerns with the traffic study submitted by the applicant.
Due to the size of the proposed development and the potential impacts of the
proposed development, staff is requesting this item be deferred to the August 26,
2004 Public Hearing to allow additional time for review and analysis.
STAFF RECOMMENDATION:
Staff recommends deferral of the request to the August 26, 2004 Public Hearing.
PLANNING COMMISSION ACTION: (JULY 15, 2004)
Mr. Joe White of White-Daters and Associates was present. There were no registered
objectors present. Staff stated due to the large number of issues remaining unresolved
with the proposed development they were recommending the item be deferral to the
August 26, 2004, Public Hearing to allow staff and the applicant additional time to
resolve these issues.
There was no further discussion of the item. The chair placed the item for inclusion on
the consent agenda for approval of the deferral request. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
7
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.) _ FILE NO.: Z -4411-D
STAFF UPDATE:
Staff is not prepared to provide a recommendation at this time. Staff has review the site
plan and is providing below the facts related to the proposed site development. Staff is
continuing to work with the applicant to resolve outstanding issues related to traffic and
sight design and proposed building elevations. A recommendation will be provided to
the Commission at their public hearing.
The development sign located on Highway 10 has been indicated as a maximum of
fifteen feet wide 10 feet in height and one hundred fifty square feet in area. The
applicant has also indicated signage for each of the out -parcels proposed along
Highway 10. Each of these signs are proposed as a maximum of ten feet in width and
eight feet in height with a maximum sign area of eighty square feet. There are shopping
center development signage located on retaining walls on the western and eastern
driveway entrances from Highway 10. The applicant has indicated the proposed
signage will be a part of the hardscape of the development. A monument style sign is
also proposed at the rear entrance to the shopping center along Woodland
Heights/Fairview Road. The site is proposed as a twelve foot wide, eight foot tall sign
with a sign area of one hundred square feet.
The proposed site plan indicates the 40 -foot landscape strip along Highway 10
measured from the "original property line". The site plan indicates a dedication of right-
of-way 55 -feet from centerline. The current right-of-way adjacent to the site is 40 -feet.
Per the Highway 10 Design Overlay District Ordinance the 40 -foot landscape strip is to
be measured from the new property line, after right-of-way dedication.
The proposed site plan does include the placement of several dumpster locations and
two locations for trash compactors. The applicant has indicated the dumpsters will be
screened according to ordinance standards or at least two feet above the finished
container height. There are dumpster locations adjacent to Fairview Road. Per the
zoning ordinance dumpsters are to be oriented away from the street side of the property
and adequately screened from residential property.
The indicated site plan appears to delineate areas for interior landscaping but based on
the scale of the drawing it is difficult to determine if the areas are sufficient to meet
ordinance requirements. The applicant has indicated all landscaping requirements will
be met. At the time of building permit a landscape plan stamped with the seal of a
registered landscape architect will be required to be submitted and approved.
The proposed site plan includes the proposed screening material for the area to the
south adjacent to residentially zoned property. The applicant has indicated evergreen
plantings at the higher elevations will be added such as Leyland Cypress at 15 -foot on
center will be added to aid in the screening of adjoining properties. The site plan
includes the placement of the plantings along Fairview Road and to the south adjacent
F:3
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.
FILE NO.: Z -4411-D
to the Church site and the office complex. The indicated land use buffers appear to
meet the minimum ordinance requirements.
The applicant has indicated pedestrian tables on the proposed site plan to provide
access to the various activities on the site. The site plan includes the placement of
parking along the western portion of the site in a horseshoe pattern but on the eastern
portion of the property the applicant has indicated the more traditional big box asphalt
parking lot. The applicant has indicated based on different style users the proposed
parking layout may vary. The applicant has indicated for example a grocery store
prefers a more traditional type parking with the straight rows of parking in front of the
business.
Cross sections and view corridor sections have been provided to staff to allow the view
corridors from Highway 10, from Fair View Road, from Woodland Heights Road and the
area near Cedar Branch Drive. The cross sections indicate the existing elevation of
Highway 10 is at 480 feet and the out parcel building adjacent to Highway 10 will be set
at 500 -feet. The cross section indicates the sight line will extend over the buildings of
the site and the development to the south of the site will not be visible from Highway 10.
The applicant has indicated at Fairview Road the building will be set at 520 -feet. The
height of the crest of Fairview Road is 570 -feet after the roadway has been
reconstructed to improve the sight distance. The sight line will be over the proposed
buildings. At Fairview Road and Cedar Branch Drive and Woodland Heights Drive the
elevation of the street is set at 540 -feet and the proposed building pad will be set at
520 -feet.
The proposed site plan indicates a bus stop near the entrance at Woodland Heights
Road. CATA has indicated their desire is to enter the site at a traffic signal and to exit
the site at a traffic signal with an area set aside for layover. The applicant has meet
with CATA and CATA has indicated the provided location is acceptable.
The applicant has provided a detailed description of the materials and elements
intended to incorporate into the design of the Pleasant Ridge Center. The applicant has
indicated the primary material for the front elevation will be various shades of brick with
cast stone bases and horizontal accents. The only other material proposed would be
stucco in some areas. The applicant has stated individual tenants in the shop area will
be responsible for their own designs within the front openings. There will be a tenant
manual, which limits their use of materials and design. The past experience with this is
that it provides a varied and interesting front fagade. Additionally, the applicant will be
incorporating design feature such as a tower and simulated two story elements as
appropriate.
The applicant has stated the sidewalks in front of the center will use a variety of
pavements and incorporate both grade and raised landscape areas will be brick and
pre -cast stone caps. The owner also indicated plans for incorporating items of interest
such as sculptures. The rear and side elevations will have a combination of brick
D
August 26, 2004
SUBDIVISION
ITEM NO.. 1.1 (Cont.) FILE NO.: Z -4411-D
painted concrete block or half high colored block. The buildings will be broken up so
that no elevation will be long and monotonous.
The applicant has indicated a total of 1200 on-site parking spaces. The total square
footage of the proposed shopping center 300,000 square feet. The typical minimum
parking required for a shopping center of this size would be 1333 parking spaces.
The applicant has requested a deferral of street improvements to Fairview Road. The
applicant has indicated a dedication of 30 -feet from centerline will be given to the City
but the developer request a deferral of the Y2 street improvement of the commercial
street until development adjacent to the site is completed. The applicant has indicated
a hill must be removed to allow for proper sight distance and is requesting a deferral to
allow all the street construction to take place at one time.
The applicant is requesting a 60 -foot cut along Fairview Road. The applicant has
indicated once the street is reconstructed the cut would then be a 50 -foot cut. The
ordinance typically allows for a maximum of a 30 -foot cut with 15 -foot terraces. Any cut
above the 30 -foot cut requires prior approval from the Planning Commission.
TRAFFIC ENGINEERING:
Traffic Engineering has completed its review of the traffic study prepared by Peters and
Associates. Although the consultants indicated that the Center would have no
significant impacts on traffic flow or negative impacts on the adjacent neighborhood,
staff feels that there will be significant impacts and that sufficient mitigations to address
traffic issues have not been identified or planned by the developer.
Staff has modeled Cantrell Road during the PM rush hour traffic utilizing the Synchro
Model developed by the consultant. When completing the analysis utilizing SimTraffic,
simulation software, staff found that the traffic stacks up in the westbound direction on
Cantrell clear through the Rodney Parham signal and that Drive B and Woodland
Heights Road at Cantrell are in complete gridlock due to unavailable gaps in westbound
traffic for left turning vehicles. Further study of the Cantrell corridor adjacent to the
development indicates that there are solutions that can be implemented to address the
increased congestion caused by the proposed development. The solutions will require
driveway and signal modifications to address these issues.
The increased traffic load in conjunction with reduced green time for the westbound
movement on Cantrell at Southridge causes traffic to stack to the east clear through the
Rodney Parham intersection. When analyzing the existing traffic system with the traffic
from the proposed development not included in the flows, traffic moves unimpeded.
Presently, the PM peak hour traffic on Pleasant Forest is about 300. Additional analysis
done by the consultants indicates an increase of about 70 vehicles or 23% in this traffic
as a result of the proposed development. This is based on the assumption that there
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.) FILE NO.: Z -4411-D
will be no congestion on Cantrell Rd. and vehicles leaving the shopping center will have
no problems accessing Cantrell. However, as the simulation model shows, there will be
a lot of congestion on Cantrell and as a result of this, there could be an increase in the
amount of traffic using the southern access to the shopping center.
It should also be noted that there is a speeding problem on Pleasant Forest Rd.
Residents have long been complaining about this. Since Pleasant Forest has no traffic
signals and links Hinson and Rodney Parham, any congestion on Cantrell Rd. is likely
to force more traffic onto Pleasant Forest thus worsening the speeding problem. In
order to address this and preserve the character of the neighborhood, traffic calming
devices such as traffic circles, chicanes, partial diverters, etc. are recommended to be
constructed on Pleasant Forest.
As far as the rear entrance, staff believes if the entrance is not built, the traffic will find
their way through the residential area regardless. There are rear entrances on Fairview
and Woodland Heights Road, where vehicles can enter and exit the proposed
development. Traffic will find the route with the shortest drive time, and if that is through
Pleasant Forest, then they will go that way. If the roundabout is constructed, then the
median shown just north of the roundabout must be constructed without median cuts
throughout the section to the end of the median as shown. The cut that is shown is too
close to the roundabout, thus causing an unsafe condition.
Staff is continuing to work with the applicant to resolve outstanding issues associated
with the proposed request. Staff will provide a recommendation at the Commission
meeting.
PLANNING COMMISSION ACTION: (AUGUST 26, 2004)
The applicant was present representing the request. There was a number registered
objectors present. Staff presented an overview of the proposed request indicating
there had been a number of changes made to the proposed development in the past
few days. Staff stated Driveway B was now the main entrance to the shopping center.
Staff stated the applicant had indicated they were willing to install a traffic signal at
Driveway B to help resolve traffic conflicts on Cantrell Road. Staff stated the proposed
traffic signal would allow for exits onto Cantrell Road. while turning was taking place on
Southridge Road. Staff stated this would facilitate traffic flow in the area. Staff stated
the applicant had also indicating the driveway at Southridge would be a right -in -right -out
only driveway.
The applicant addressed the Commission on the merits of the proposed request. The
applicant stated the Commission had received a copy of a petition that contained 500+
signatures in support of the proposed development. The applicant also stated there had
been neighborhood meetings to inform the residents of the proposed request. The
developer's architect addressed the Commission stating the proposed development
11
August 26, 2004
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z -4411-D
would incorporate several features including landscaping and hardscaping materials.
He stated the site would be pedestrian friendly with cross walks at the level of
sidewalks. He stated pedestrian tables would be added to parking fields to allow
pedestrian's ease of access to the center. He stated visual barriers would be added to
the site to protect nearby residents.
The applicant stated there were a number of concessions made prior to the public
hearing. He stated the applicant was no longer requesting the southern entrance into
the proposed development. He stated the developer was no longer requesting a
deferral of street improvements to Fair View Road. He stated a stop light would be
added to Driveway B to help resolve traffic concerns.
Mr. Mike Colson addressed the Commission in support of the proposed request. He
stated the development would have a beneficial impact on properties in the area.
Mr. Mike Montgomery addressed the Commission in _support of the proposed request.
He stated there were two point of consideration the Commission should take into
account. He stated he was a resident of Pleasant Valley and he was not notified by the
Property Owners Association of a vote on the proposed request even though they had
submitted a letter of opposition of the proposed request. He stated the membership
was not poled to find a general consensus of the proposed development. He stated the
second point was the developer was responsive to residents and business owners
within his existing developments.
Mr. Bill Austin addressed the Commission in support of the proposed request. He
stated he was a resident of the Pleasant Forest Property Owners Association. He
stated he was not opposed to the proposed request and felt the proposed development
would only enhance property values in the area.
Mr. John Burnett addressed the Commission indicating he was representing Easter
Seals of Arkansas. He stated Easter Seals of Arkansas was no longer opposed to the
proposed development since the rear entrance had been removed.
Mr. Dick Downing addressed the Commission on behalf of Mr. Walter Smiley. He
stated his client was not going to speak in opposition. at this public hearing but did want
to reserve the right to speak at a future date. He stated his client wanted to review the
site plan once the changes were made (removing the rear entrance) and only at that
time would his client make a determination as to support or opposition.
Ms. Ruth Bell of the League of Women Voters of Pulaski County addressed the
Commission in opposition of the proposed request. She stated she would like to see in
writing all the issues that had been agreed upon. She stated in light of the changes the
Commission might wish to defer the item to allow all the agreements to be put in writing.
12
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 Cont. FILE NO.: Z-441 1-D
Mr. Lloyd Freedman addressed the Commission on behalf of the Jewish Center. He
stated the Jewish Center was concerned with their congregation accessing the site on
the Sabbath. He stated his congregation did not drive on the Sabbath and walking to
the site was the only option. He stated with the proposed development and the
increased traffic on Fairview the congregation could be danger. He requested the item
be deferred to allow the two parties additional time to resolve any outstanding issues.
Mr. Craig Williams addressed the Commission in opposition of the proposed request.
He stated the development had changed several times since the original submission.
He stated the development had grown from 270,000 square feet to 300,000 square feet
and the total site area had increased from 25 acres to 27 acres. He stated the
neighborhood was primarily concerned with the increased traffic the shopping center
would generate. He stated Pleasant Forest was designed as a collector street and
currently exceeded the design capacity of 5,000 cars per day. He stated most of the
cars traveled in excess of the posted speed limit. Mr. Williams stated the City had
committed to helping to resolve the problem but presently the problem existed. He
stated eliminating the rear entrance would not reduce the number of cars on Pleasant
Forest. He stated the proposed development was four acres larger than Park Plaza
Mall. He questioned why if there was a market for retail the development the approved
site from 1994 had not been developed. He stated there were a number of residents in
the area that had bought homes and refinanced homes based on City's ordinances and
plans. He stated there were also concerns related to the proposed elevations and cross
sections provided by the applicant. He stated the neighborhood did not agree with the
proposed change to the land use plan.
Ms. Julie Hancock addressed the Commission in opposition of the proposed request.
She stated the applicant was requesting to expand the approved planned development
to the south which would directly affect the area. She stated with the removal of the
existing vegetation, trees and the hill at Summit Street the neighborhood would be
exposed to traffic and noise that was now shielded. She stated at the time she
purchased her home she called the City to verify the zoning and land use of the
properties around her home. She was told the Future Land Use Plan indicated
Suburban Office for the area, which she felt was a comfortable transition between the
intense commercial development along Highway 10. She stated office development
would allow for compatibility between the homes and the office users. She stated office
uses would not operate until late hours. She stated the commercial development was
intended to operate from 5:00 am to 2:00 am leaving only a short period of time there
would not be activity on the site.
Ms. Hancock questioned the traffic study and the validity of the traffic study. She stated
it was her understanding the traffic numbers were generated from summer traffic
13
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.) FILE NO.: Z -4411-D
counts. She also stated when the traffic counts were conducted the new Wal-Mart store
was not open. Ms. Hancock stated if she would have known that a commercial
development could have been constructed on the proposed site she would have not
purchased her home.
Ms. Sandi Boen addressed the Commission in opposition of the proposed request. She
stated she also verified the zoning of the property prior to the purchase of her home.
She stated when she purchased her home there were five to six houses on the street
and now the subdivision contained 25 homes. She stated she felt with the zoning of the
site and the designation of the land use plan as Suburban Office a commercial
development would not be allowed on the site. She stated she felt the most likely
redevelopment would be office or condo development. Ms. Boen stated Fairview Road
was a narrow roadway and did not lend itself to commercial development. She stated
she felt as staff the placement of a big box shopping center on the site was not
neighborhood friendly. She requested the Commission not rezone the site to allow the
shopping center.
Mr. Jim Lake addressed the Commission in opposition of the proposed request. He
stated he was a member of the Pleasant Valley Property Owners Association Board
which did vote to oppose the proposed development. He stated traffic was a concern
with the area residents. He stated with the increased traffic of a shopping center
Rodney Parham Road would need to be widened. He stated the City had upheld the
resident's wishes to not four lane Rodney Parham Road in the past. He stated with the
development would come increased crime. He stated the increased traffic would also
increase the time for emergency response to area residents. He stated the developer
should not be allowed to remove Summit Street as proposed.
Mr. Lake stated a big center should be not placed on the site. He stated the residential
should be protected by the long established plans of the City.
Mr. Jim Veach addressed the Commission in opposition of the proposed request. He
stated the density of the proposed development was. a concern of the area residents.
He stated the proposed development was located in the wrong place and at the wrong
time. He stated the proposed development would compromise the existing homes and
property values.
There was a general discussion concerning the proposed request. The Commission
stated there were significant changes being proposed and they felt the item should be
deferred to allow additional time to revise the plans and combine all the information into
one narrative and site plan. A motion was made to defer the item to the October 7,
2004 Public Hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
14
Staff Update — October 7, 2004
Pleasant Ridge Development — Staff Recommendation
During the Planning Commission Public Hearing held August 26, 2004, there
were a number of issues raised by Staff and the Commission concerning the
proposed Pleasant Ridge Development. In the current agenda, staff provided an
update of the issues which had been addressed but did not provide a
recommendation for the proposed development. The applicant has tried to meet
the technical issues related to the proposed site development as requested by
staff. The applicant has increased interior landscaping to give the development a
more unified development pattern with a "village" feel. The applicant has
indicated the parking field in the "horseshoe pattern" to allow continuity and flow
within the center. The applicant has also indicated pedestrian tables to allow for
connectivity through the site in the open-air life style center design; limiting the
conflicting movements between pedestrians and motorists. The applicant has
indicated one-half street improvements will be constructed to Fairview Road, per
the Master Street Plan.
Additional comments include:
■ Staff is supportive of the applicant's request for a 60 -foot cut along
Fairview Road. The applicant has been working with staff and the
indicated cut appears to be more in line with 55 -feet. Staff would
recommend the cut be limited to the minimal amount required to construct
the development.
The applicant has also indicated a desire to grade the entire site of the
shopping center during the first phase. Staff would recommend the
grading of the site be directly tied to a building permit and that the grading
not be allowed until one of the buildings located on proposed Lot 1 is to be
constructed.
• The applicant is requesting to grade property to the south of the site
currently owned by the Catholic Church. The applicant has reached an
agreement with the church to grade the site as a part of their development
but the church does not have any immediate development plans for the
site. Staff is supportive of the applicant's request to grade this area with
the development of the shopping center. Staff feels the advanced grading
of this site will not have any impact on any other adjoining properties.
• Staff feels access should be provided from Woodland Heights Drive to the
south of the site. Staff feels the development should provide two direct
access points. The primary access point is located along Cantrell Road
and, with the placement of the secondary entrance on Woodland Heights
Drive, this will aid in directing the traffic movement into the center. Staff
feels the entrance should be designed as was previously proposed with a
"round -about" at the intersection of the shopping center driveway and
Woodland Heights Road. If the rear entrance is approved, staff would
1
Staff Update —October 7, 2004
Pleasant Ridge Development — Staff Recommendation
recommend signage as was previously proposed; a wall sign with a
maximum height of six feet and twenty feet in length.
The applicant has indicated the landscaping adjacent to Cantrell Road as
32.0 feet in width. The Highway 10 Design Overlay District typically
requires a minimum of 40 -feet of landscaping to include a berm or
plantings to screen the parking area. The applicant has not indicated their
intention for the landscape treatment. The applicant has indicated
additional interior landscaping, with the addition of landscape islands
within the proposed parking lot. Since the applicant has increased interior
landscaping, staff is supportive of the reduced landscape strip of 32.0 feet
adjacent to Cantrell Road. Staff recommends the applicant provide a
berm in this area and include additional plantings at one and one half
times the normal ordinance requirement to off -set the reduced landscape
area.
• The applicant has indicated interior landscaping sufficient to meet the
percentage requirement but additional landscape islands are required to
break-up the parking field. Staff recommends the applicant provide
interior landscaped islands sufficient to meet the minimum Landscape
Ordinance requirement.
• The applicant has indicated the southern buffer at approximately 500
square feet less than the typical minimum ordinance requirement. The
southwestern buffer is indicated at ten feet, just over the minimum
required width of nine feet. The southeastern buffer is indicated at twenty
feet. The applicant has indicated screening will be placed along the
southern perimeter with the placement of Leyland Cypress on 15 -foot
centers. The applicant has also indicated a six foot tall wood fence will be
placed along the southern perimeter of the site adjacent to the office
development. Staff is supportive of the applicant's indicated buffering.
• The applicant has indicated two shopping center identification signs
located on retaining walls within the development adjacent to Cantrell
Road. The applicant has indicated these signs will be a maximum of
twenty feet in length and six feet in height with lettering not to exceed
twenty-four square feet in area. Staff is supportive of the applicant's
indicated wall signs. The applicant has indicated the signs will be
incorporated into the hardscape of the development. Staff does not feel
the additional signage will have any adverse impact on the area. All other
indicated signage complies with signage typically allowed per the Zoning
Ordinance.
Staff is supportive of the proposed concept of the proposed development. Staff
would recommend however certain conditions be placed on the development.
Staff recommends if the development is approved:
2
Staff Update —October 7, 2004
Pleasant Ridge Development — Staff Recommendation
• There is to be no signage on the rear of the proposed buildings.
■ The rear of the buildings include architectural features to break the
massing of the buildings from the adjacent roadways.
• The service hours be limited to the hours of dumpster service or from 7:00
am to 6:00 pm.
■ The applicant provides gates to eliminate unnecessary traffic/activities
near the southwest portion of the site. The gates should be placed near
the southeast corner of proposed Building 7 and the western edge of
proposed Building 11.
■ The applicant designs the wall at the southwest corner of the site as an
architectural feature, not ending abruptly, and install columns within the
wall to add visual interest.
■ The dumpster enclosures be designed to be an architectural component of
the development and constructed of a building material similar to the
building materials of the shopping center.
■ The applicant provide screening of the service bay located on the northern
face of proposed Building 1 adequate to screen the area from Cantrell
Road. Staff recommends the applicant provide additional plantings along
the landscape island on the southern perimeter of proposed Lots 1 and 2
at two times the normal plantings, with both trees and shrubs.
Staff feels with the indicated conditions of approval, the potential impacts of the
redevelopment of the site as a retail center should be minimized. The applicant
has indicated a design of the commercial center with a "Village" and "Neo-
traditional' concept. Staff feels if the applicant attempts to address the scale and
massing of the development by breaking the rear facades of the buildings with
architectural features and incorporates the indicated well -landscaped areas as
shown on the proposed site plan, these elements should be positive to the
surrounding area and for future customers of the center. Staff feels through the
planned development the applicant has tried to assure compatibility with the
surrounding area and to address various issues related to the redevelopment of
the site.
Staff recommends approval of the request subject to compliance with the
conditions outlined above and the conditions stated in paragraphs D, E and F of
the staff report.
3
August 26, 2004
ITEM NO.: I FILE NO.: LU04-01-04
Name: Land Use Plan Amendment - River Mountain Planning District
Location: Cantrell Road and Pleasant Ridge
Re,gues_t: Suburban Office to Commercial and Public Institutional
Source: Joe White, White Daters
PROPQSAL 1 REQUEST:
Land Use Plan amendment in the River Mountain Planning District from Suburban Office to
Commercial and Public Institutional. The Commercial category includes a broad range of
retail and wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on the trade
area that they serve. Public Institutional includes public and quasi -public facilities which
provide a variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals.
Prompted by this Land Use Amendment request, the Planning Staff expanded the area
of review to include all of the area to the south and east to Woodland Heights Road and
Fairview Road. One residential structure on the southwest corner of Summit and
Woodland Heights Road is proposed to be changed to Commercial while the rest of the
expanded area is proposed to be changed to Public Institutional. The Public
Institutional area would recognize an existing ownership. With these changes, the
majority of the Suburban Office would be eliminated.
EXISTING LAND USE AND ZONING:
Land in the amendment area is zoned as such: land fronting Summit Road is zoned R-
2 while property fronting Woodland Heights Road is zoned 0-3, General Office District.
North of the site is zoned PCD, Planned Commercial District, for a shopping center that
is undeveloped; to the east is zoned 0-3 and is the site of medical offices; to the south
is zoned R-2 CUP, Single Family Conditional Use Permit, for a Christ the King Church
and school; 0-3 for general offices and MF6, Multi -Family district, for apartments; and to
the west is zoned R3, Single Family District, for a single family development, R-2 CUP
for a religious institution and R-2 for a large lot single family house.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
October 7, 2003, a change from Transition to Mixed Office Commercial at the southwest
corner of Sam Peck Road and Cantrell Road three-quarters of a mile to the west of the
site to accommodate future development.
August 26, 2004
SUBDIVISION
ITEM NO.: I Cont.) FILE NO.: LU04-01-04
On February 18, 2003, multiple changes occurred: Single Family to Public Institutional
and Office at Sam Peck on the north side of Cantrell three-quarters of a mile to the
west, Transition to Public Institutional, Office and Single Family east of Sam Peck on
the south side of Cantrell a half of a mile to the west, Transition to Office on the north
side of Cantrell across the street on both sides of the Southridge intersection (not
including the fire station) to acknowledge existing uses.
July 17, 2001, a change from Single Family to Park/Open Space to recognize Panky
Park located one and one-quarter miles to the west.
The Future Land Use Plans shows Suburban office for the site. To the south, southeast
and easterly to 1-430, the plan shows office. To the southeast is Christ the King Church
and school shown as Public Institutional. To the west of the site, is area shown as Multi
Family along Pleasant Ridge Road. On the northern most portion of Pleasant Ridge
Road, there is an area of Office on the south side of the road and on the north is a
shopping center shown as Commercial. To the north of the site is shown as
Commercial. Further north across Cantrell Road at the intersection of Southridge Road,
are areas of Office and Public Institutional for offices.
MASTER STREET PLAN:
Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Pleasant
Ridge and portions of Fairview Road and Woodland Heights Road are shown as
Collectors. Fairview Road, Woodland Heights and Summit Road will require dedication
of right-of-way and street improvements to bring them to Collector or Commercial Street
standards.
PARKS:
There are not any proposed parks in this area. The closest park, River Mountain, is
located in Walton Heights to the north. It is an undeveloped park of 378 acres. This
application is not in a service deficit area as described in the Master Parks Plan.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicants property lies in the area covered by the River Mountain Neighborhood
Action Plan. The Traffic and Transportation goal listed an action statement of"Amend
the Master Street Plan to realign Pleasant Ridge Road with Southridge Drive - High
Priority'. In the Sustainable Natural Environment Goal listed action statements of 1)
Preserve the Highway 10 Overlay District, 2) vigorously enforce the ordinance for
hillside protection, and 3) Vigorously enforce the ordinance for the preservation of trees.
2
August 26, 2004
SUBDIVISION
ITEM NO.: I (Cont.) _ FILE NO.: LU04-01-04
These goals and objectives would not have a significant impact on the proposed land
use plan amendment.
ANALYSIS:
West of 1-430, Cantrell Road has developed more as an Office corridor with residential
developments of single family subdivisions and scattered multi -family developments.
Cantrell Road has established nodes of Commercial areas. This subject area is the
expansion to the south of the easternmost nodes.
The proposal to change to PI, Public Institutional, is to recognize existing ownership of
property by Christ The King Church and school. The proposal to change to Commercial
could be appropriate since it is a single large-scale development for the entire area.
This commercial center proposed within the planned unit development process utilizes
some of the`village conceptd'with more traditional design concepts, as opposed to strip
commercial development.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Walton Heights-
Candlewood Neighborhood Association, Pleasant Valley Property Owners Association,
Pankey Community Improvement Association, Pleasant Forest Neighborhood
Association, Westbury Neighborhood Association, Westchester/Heatherbrae Property
Owners Association, Secluded Hills Property Owners Association, Piedmont
Neighborhood Association, River Valley Property Owners Association, Walnut Valley
Neighborhood Association, Echo Valley Property Owners Association. Staff has not
received any comments from area residents.
STAFF RECOMMENDATIONS:
Approval.
PLANNING COMMISSION ACTION: (JULY 15, 2004)
The item was placed on the consent agenda for deferral to the August 26, 2004
Planning Commission meeting. A motion was made to approve the consent agenda
and was approved with a vote of 10 ayes, 0 noes and 1 absent.
M
August 26, 2004
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: LU04-01-04
STAFF UPDATE:
Several issues have been raised about the intensity and design of the proposed
commercial center, which initiated this Plan change. These concerns and issues are
important and critical to the successful functioning of the transportation system in the
area and the establishment of this new development in a basically developed section of
Little Rock. The surrounding arterial system is already at, near or above the desired
design traffic volumes; thus any change in use that increases the traffic even a little is
an issue.
The Land Use Plan amendment is for the Summit Road area, expanding commercial
into an area currently developed as residential -single .family. This is a change from
Suburban Office, which had been implemented to allow for possible conversion of this
small single-family area to a more intense use due to the impact of surrounding
development. Suburban Office would require careful design to minimize any impacts of
the remaining homes.
A large change, from single-family to commercial, such as is now being considered
must be done at one time in one development. This is to minimize any negative
impacts the change might have to the existing neighborhoods if done in a piece -meal
method. The City is not opposed to the concept of a small single-family neighborhood
changing, but it must be done as a unit if at all.
The new development must be done to be sensitive to the existing developments,
whether homes or businesses. It must fit into the fabric of the area. This does not
mean that the new development cannot become the new center of activity for the
general area, however.
The original concepts brought to the City proposed to use "Village" and "Neo -traditional"
design. This is and was seen as a positive change from the previously approved strip -
commercial center along Cantrell Road from Pleasant Ridge to Woodland Heights. The
City wishes to encourage creative and innovative design concepts. The inclusion of
"Neo -traditional" elements is believed to be positive to the surrounding area and for the
future customers of the uses.
A "Town Center" or "Village" neo -traditional type of development, which does not turn its
back on the immediate neighbors and attempts to address the scale and massing of the
surrounding developments could be a positive impact on the general area. Staff would
encourage inclusion of well -landscaped areas with native lower maintenance vegetation
as suggested by the Neighborhood Plan for the area. And consideration of realigning
Pleasant Ridge Road to Southridge as suggested by the area Neighborhood Plan might
help with traffic impacts on Cantrell Road.
4
August 26, 2004
SUBDIVISION
ITEM NO.: 1_ (Cont.) FILE NO.; LU04-01-04
For all the described reasons, Staff believes a change to Commercial on the Land Use
Plan (while if done carefully and well, could be a positive to the area) is not desirable
with the various possibilities that brings. However a change to Mixed Use, which might
result in a commercial development or office or even a truly mixed development, would
be preferable. In any case a change in the use from single-family to non -single-family
should only be done using the Planned Zoning District process to assure compatibility
with the surrounding area and that the various issues related to redevelopment of the
site are addressed.
5
August 26, 2004
ITEM NO.: 1.1 FILE Na • Z -441 1-D
NAME: Pleasant Ridge Revised Long -form PCD
LOCATION: South of Cantrell Road, East of Pleasant Ridge Road
DEVELOPER:
Pleasant Ridge Development Company, Inc
11601 Pleasant Ridge Road
Little Rock, AR 72212
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 25.71 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: PCD and R-2, Single-family District
ALLOWED USES: Shopping Center and Single-family Residential
PROPOSED ZONING: Revised PCD
PROPOSED USE: Shopping Center
VARIANCESIWAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance to allow an increased cut along the
western property line (Fair View Road).
2. A deferral of Master Street Plan requirements for Fairview Road.
BACKGROUND:
On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors
approved a PCD that would allow the development of a mixed use "Neighborhood
Commercial' shopping center and an accompanying office development. The site was
a 12.83 acre -tract and of the area, 11.48 acres was proposed to be developed as the
shopping center. The proposed structure was 97,680 square feet, and 463 parking
spaces were provided. The remaining 1.35 -acre tract was to have 10,000 square feet
of office building space with an additional 50 parking spaces. The uses proposed for
the shopping center were all by -right C-2 and C-3 zoning district uses, except that there
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.
FILE NO.: Z -4411-D
was to be no service stations, auto glass or muffler shops, convenience stores, or car
washes within the scope of the PCD. The uses proposed for the office building were all
uses by -right in the 0-2 and 0-3 zoning district.
On January 9, 1997, the Commission reviewed a request for a change in the right-of-
way dedication and street improvement requirement to Fairview Road. The developer
requested all right-of-way dedication and street improvements be taken from the
property located to the east of Fairview Road. The Board of Directors adopted
Ordinance No. 17,331 on December 3, 1996, which allowed the five year deferral of
street improvements (or until development on the Pleasant Ridge Square PCD) to
Fairview Road.
The Little Rock Planning Commission granted a three year time extension for the
proposed submission of the final development plan at their December 22, 1997, Public
Hearing. The applicant began the development of a Final Development Plan for the
site. The applicant submitted the Final Development Plan for the Pleasant Ridge
Square Long -form PCD, which was approved on February 1, 2002.
A. PROPOSAL/REQUEST:
The site now contains 25.7 -acres and is located south of Cantrell Road and east
of Pleasant Ridge Road. The proposed site plan includes the development of
270,000 square feet of retail and restaurant space. The request includes C-3,
General Commercial District uses as allowable uses for the proposed
development.
The applicant has indicated parking of 1,258 parking spaces. Access to the site
will be accomplished from six driveway locations. The center will have main
driveways from Cantrell Road and Woodland Heights Road. Secondary access
points will be from Fairview Road and Woodland Heights Road.
A portion of the site is currently zoned PCD. The portion along Summit Road is
zoned R-2, Single-family. The developer is requesting two out -lots fronting on
Cantrell Road for possible restaurant locations.
A deferral is being requested for a portion of the Master Street Plan
improvements to Fairview Road. The request is due to the uncertainty of the
property west of Fairview Road and the potential for redevelopment of a non-
residential use.
Land alteration variances for height of the cut along Fairview Road (60 foot) and
to grade the entire site with Phase I are also being requested.
The applicant is also requesting the closure of Summit Street as a part of the
application and a request to change the City's Future Land Use Plan (Item No.
4
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.
FILE NO.: Z -4411-D
12 — File No. LU04-01-04 a change from Suburban Office to Commercial and
Public Institutional).
B. EXISTING CONDITIONS:
The site is vacant adjacent to Cantrell Road and was previously cleared and
graded. Along Summit Street there are single-family homes with tree covered
lots. There is also a single-family home located along Fairview Road to the south
of the site. There is a mixture of uses in the immediate area including single-
family residential, multi -family residential, a private school, a church, office and
retail. The area to the south and east are predominately office uses with a
church and school located to the southwest and west. There is a single-family
home located on a large tract to the west of the site abutting Fairview Road at
Summit Street. There are single-family homes located to the southwest of the
site on R-3, zoned property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, Staff has received several informational phone calls from area
residents and business owners. The Walton Heights/Candlewood Property
Owners Association, the Peidmont Neighborhood Association, the Pleasant
Forest Neighborhood Association, all property owners within 200 feet of the site
and all residents, who could be identified, within 300 feet of the site were notified
of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
A minimum dedication of right-of-way 55 -feet from centerline will be
required, with additional right —of -way at intersections.
2. Right-of-way dedications and improvements on Commercial Streets
indicated are acceptable.
3. This portion of Cantrell Road is heavily congested and functions at an
extremely low level of service during peak hours. A traffic study of impacts
from this large scale development is required.
4. With future development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to the street including 5 -
foot sidewalk with the planned development. Additional lanes and turn
lanes would be required by the Master Street Plan for Cantrell Road.
Additional lanes would also be required at the main entrance at South
Ridge.
5. A grading permit in accordance with Section 29 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Site grading and
41
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.) FILE NO.: Z -4411-D
drainage plans will need to be submitted and approved prior to the start of
construction. It should be noted that this project proposes a large scale
haul -off of excavated materials.
6. Storm water detention ordinance applies to this property. Show the
proposed location of the storm water detention facilities on the plan.
7. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package. Signal
improvements may also be required.
8. Hauling of fill materials on or off the site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 South Broadway, (501) 379-1817 (Derrick
Bergfield) for more information.
9. Summit Road right-of-way must also be dedicated and street improvements
made to the standard for a commercial street.
10. Truck access should not be taken from Fairview Road, since deferral of
improvements to this sub standard street is requested. While it is certainly
acknowledge that the road has major grade problems, deferring
improvements adjacent to such a major development may not be
appropriate.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional information.
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. The facilities on-site will be
private. When meters are planned -off private lines, private facilities shall be
installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of Customer Owned Line Agreement is required. Cutting
and plugging of existing water mains (8 -inch and 3 -inch water mains) and any
other facilities that need to be adjusted and/or relocated, would be done at the
expense of the developer. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. Contact Central Arkansas Water
at 992-2438 for additional information.
0
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 Cont. FILE NO.: Z-441 1-D
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: Provide bus stop and layover locations on the proposed site plan, which
will safely and efficiently allow buses to drop-off and layover for a few minutes
until the time of scheduled return trips. In addition CATA would like to enter and
exit the site from Cantrell Road at signalized intersections. Contact CATA at
375-6717 for additional information.
F. ISSUESITECHNICALIDESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Commercial and Suburban Office for this
property. The applicant has applied for a revision to the PCD for an expansion of
the project.
A land use plan amendment for a change to Commercial is a separate item on
this agenda (Item No. 12 — File No. LU04-01-04).
Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master
Street Plan and Pleasant Ridge and portions of Fairview Road and Woodland
Heights Road are shown as Collectors. These streets may require dedication of
right-of-way and street improvements.
City Recognized Neighborhood Action Plan: The applicant's property lies in the
area covered by the River Mountain Neighborhood Action Plan. The traffic and
Transportation goal listed an action statement of "Amend the Master Street Plan
to realign Pleasant Ridge Road with Southridge Drive - High Priority". This would
affect the zoning application by the dedication of a Collector street in the
northwest corner of the site. In the Sustainable Natural Environment Goal listed
action statements of 1) Preserve the Highway 10 Overlay District, 2) vigorously
enforce the ordinance for hillside protection, and 3) Vigorously enforce the
ordinance for the preservation of trees. These action statements will affect
landscaping and signage along Cantrell Road, any proposed cuts to the hillsides
and preservation of trees.
Landscape: A portion of the proposed on-site landscaping strip width along
Pleasant Ridge Road appears to be less than the 7 -feet required by the Highway
10 Overlay Ordinance and the 9 -feet required by the Landscape Ordinance.
Interior landscape islands need to be more evenly distributed to help break up
the proposed large areas of asphalt. The Landscape Ordinance requires at least
eight percent of the interior of vehicular use areas be landscaped with interior
islands of at least 300 square feet in area and 7'/ feet in width.
5
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.
,W
FILE NO.: Z -4411-D
The proposed landscape strip width west of the valet parking lot appears to be
less than the minimum 6 feet and 9 inches required by the Landscape Ordinance
and the 25 -foot average of the Highway 10 Overlay Ordinance.
The proposed service area should be screened from the residential properties
across Fairview Road. Because of the elevation difference this screen should
consist of evergreen trees (such as Leyland cypress) spaced 15 -feet on center,
planted on the higher elevated side of the street landscape buffer.
A 6 -foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen plantings, is required where adjacent to
residential properties to the south and west.
An irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide landscape
plans stamped with the seal of a Registered Landscape Architect.
SUBDIVISION COMMITTEE COMMENT: (June 24, 2004)
Mr. Joe White of White-Daters and Associates and Mr. Ernie Peters of Peters
and Associates were present representing the request. Staff stated the request
was to place a shopping center on the site currently zoned PCD, R-2 and 0-3.
Staff also stated there were additional items necessary to complete the review
process. Staff requested Mr. White provide information concerning the treatment
of the rear of the proposed building, a cross section of the site showing sight
lines and details concerning proposed signage. Staff also requested information
concerning the proposed screening mechanism for the service bay of Building A.
Staff stated there were concerns since the service bay would be oriented to
Cantrell Road.
Public Works comments were addressed. Staff stated a grading permit as well
as a hauling permit would be required. Staff stated there were concerns with the
drive at Fairview Road being located at the crest of the hill and the applicant's
request for a deferral of street improvements to the roadway. Mr. White
suggested the applicant construct street improvements to each end of the road
saving the area with the largest elevation change until the redevelopment of the
property located to the west. Staff stated they would like to discuss this in detail
and suggested Mr. White meet with staff individually concerning the required
street improvements.
A
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1
FILE NO.: Z -4411-D
Staff stated a large part of the decision of addition lanes and street improvements
would be related to the findings of the traffic study. Mr. Peters stated the traffic
study would be submitted in a few days at which time staff and the owner would
sit down to discuss necessary improvements.
Landscaping comments were addressed. Staff stated the site plan appeared to
falls short of the required landscaping in a few locations. Staff stated an area
along Pleasant Ridge Road appeared to be less than the seven feet required by
the Highway 10 Overlay and the nine feet required by the Landscape Ordinance.
Staff also stated additional interior islands were necessary to break up the
expansion of asphalt. Staff stated screening would be required along Fairview
Road to block view of the service drive.
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 provided staff with only a portion of the requested information from
the June 24, 2004 Subdivision Committee meeting. The applicant has acquired
additional land area indicated on the proposed site plan as future acquisition area
but has not included development plans for these areas. In addition staff has
some questions and concerns with the traffic study submitted by the applicant.
Due to the size of the proposed development and the potential impacts of the
proposed development, staff is requesting this item be deferred to the August 26,
2004 Public Hearing to allow additional time for review and analysis.
STAFF RECOMMENDATION:
Staff recommends deferral of the request to the August 26, 2004 Public Hearing.
PLANNING COMMISSION ACTION: (JULY 15, 2004)
Mr. Joe White of White-Daters and Associates was present. There were no registered
objectors present. Staff stated due to the large number of issues remaining unresolved
with the proposed development they were recommending the item be deferral to the
August 26, 2004, Public Hearing to allow staff and the applicant additional time to
resolve these issues.
There was no further discussion of the item. The chair placed the item for inclusion on
the consent agenda for approval of the deferral request. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
VA
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.) FILE NO.: Z-441 1-D
STAFF UPDATE:
Staff is not prepared to provide a recommendation at this time. Staff has review the site
plan and is providing below the facts related to the proposed site development. Staff is
continuing to work with the applicant to resolve outstanding issues related to traffic and
sight design and proposed building elevations. A recommendation will be provided to
the Commission at their public hearing.
The development sign located on Highway 10 has been indicated as a maximum of
fifteen feet wide 10 feet in height and one hundred fifty square feet in area. The
applicant has also indicated signage for each of the out -parcels proposed along
Highway 10. Each of these signs are proposed as a maximum of ten feet in width and
eight feet in height with a maximum sign area of eighty square feet. There are shopping
center development signage located on retaining walls on the western and eastern
driveway entrances from Highway 10. The applicant has indicated the proposed
signage will be a part of the hardscape of the development. A monument style sign is
also proposed at the rear entrance to the shopping center along Woodland
Heights/Fairview Road. The site is proposed as a twelve foot wide, eight foot tall sign
with a sign area of one hundred square feet.
The proposed site plan indicates the 40 -foot landscape strip along Highway 10
measured from the "original property line". The site plan indicates a dedication of right-
of-way 55 -feet from centerline. The current right-of-way adjacent to the site is 40 -feet.
Per the Highway 10 Design Overlay District Ordinance the 40 -foot landscape strip is to
be measured from the new property line, after right-of-way dedication.
The proposed site plan does include the placement of several dumpster locations and
two locations for trash compactors. The applicant has indicated the dumpsters will be
screened according to ordinance standards or at least two feet above the finished
container height. There are dumpster locations adjacent to Fairview Road. Per the
zoning ordinance dumpsters are to be oriented away from the street side of the property
and adequately screened from residential property.
The indicated site plan appears to delineate areas for interior landscaping but based on
the scale of the drawing it is difficult to determine if the areas are sufficient to meet
ordinance requirements. The applicant has indicated all landscaping requirements will
be met. At the time of building permit a landscape plan stamped with the seal of a
registered landscape architect will be required to be submitted and approved.
The proposed site plan includes the proposed screening material for the area to the
south adjacent to residentially zoned property. The applicant has indicated evergreen
plantings at the higher elevations will be added such as Leyland Cypress at 15 -foot on
center will be added to aid in the screening of adjoining properties. The site plan
includes the placement of the plantings along Fairview Road and to the south adjacent
M.
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 Cont. FILE NO.: Z -4411-D
to the Church site and the office complex. The indicated land use buffers appear to
meet the minimum ordinance requirements.
The applicant has indicated pedestrian tables on the proposed site plan to provide
access to the various activities on the site. The site plan includes the placement of
parking along the western portion of the site in a horseshoe pattern but on the eastern
portion of the property the applicant has indicated the more traditional big box asphalt
parking lot. The applicant has indicated based on different style users the proposed
parking layout may vary. The applicant has indicated for example a grocery store
prefers a more traditional type parking with the straight rows of parking in front of the
business.
Cross sections and view corridor sections have been provided to staff to allow the view
corridors from Highway 10, from Fair View Road, from Woodland Heights Road and the
area near Cedar Branch Drive. The cross sections indicate the existing elevation of
Highway 10 is at 480 feet and the out parcel building adjacent to Highway 10 will be set
at 500 -feet. The cross section indicates the sight line will extend over the buildings of
the site and the development to the south of the site will not be visible from Highway 10.
The applicant has indicated at Fairview Road the building will be set at 520 -feet. The
height of the crest of Fairview Road is 570 -feet after the roadway has been
reconstructed to improve the sight distance. The sight line will be over the proposed
buildings. At Fairview Road and Cedar Branch Drive and Woodland Heights Drive the
elevation of the street is set at 540 -feet and the proposed building pad will be set at
520 -feet.
The proposed site plan indicates a bus stop near the entrance at Woodland Heights
Road. CATA has indicated their desire is to enter the site at a traffic signal and to exit
the site at a traffic signal with an area set aside for layover. The applicant has meet
with CATA and CATA has indicated the provided location is acceptable.
The applicant has provided a detailed description of the materials and elements
intended to incorporate into the design of the Pleasant Ridge Center. The applicant has
indicated the primary material for the front elevation will be various shades of brick with
cast stone bases and horizontal accents. The only other material proposed would be
stucco in some areas. The applicant has stated individual tenants in the shop area will
be responsible for their own designs within the front openings. There will be a tenant
manual, which limits their use of materials and design. The past experience with this is
that it provides a varied and interesting front fagade. Additionally, the applicant will be
incorporating design feature such as a tower and simulated two story elements as
appropriate.
The applicant has stated the sidewalks in front of the center will use a variety of
pavements and incorporate both grade and raised landscape areas will be brick and
pre -cast stone caps. The owner also indicated plans for incorporating items of interest
such as sculptures. The rear and side elevations will have a combination of brick
E
August 26, 2004
SUBDIVISION
ITEM NO.: 1,1 (Cont.) FILE NO.: Z -4411-D
painted concrete block or half high colored block. The buildings will be broken up so
that no elevation will be long and monotonous.
The applicant has indicated a total of 1200 on-site parking spaces. The total square
footage of the proposed shopping center 300,000 square feet. The typical minimum
parking required for a shopping center of this size would be 1333 parking spaces.
The applicant has requested a deferral of street improvements to Fairview Road. The
applicant has indicated a dedication of 30 -feet from centerline will be given to the City
but the developer request a deferral of the Y2 street improvement of the commercial
street until development adjacent to the site is completed. The applicant has indicated
a hill must be removed to allow for proper sight distance and is requesting a deferral to
allow all the street construction to take place at one time.
The applicant is requesting a 60 -foot cut along Fairview Road. The applicant has
indicated once the street is reconstructed the cut would then be a 50 -foot cut. The
ordinance typically allows for a maximum of a 30 -foot cut with 15 -foot terraces. Any cut
above the 30 -foot cut requires prior approval from the Planning Commission.
TRAFFIC ENGINEERING:
Traffic Engineering has completed its review of the traffic study prepared by Peters and
Associates. Although the consultants indicated that the Center would have no
significant impacts on traffic flow or negative impacts on the adjacent neighborhood,
staff feels that there will be significant impacts and that sufficient mitigations to address
traffic issues have not been identified or planned by the developer.
Staff has modeled Cantrell Road during the PM rush hour traffic utilizing the Synchro
Model developed by the consultant. When completing the analysis utilizing SimTraffic,
simulation software, staff found that the traffic stacks up in the westbound direction on
Cantrell clear through the Rodney Parham signal and that Drive B and Woodland
Heights Road at Cantrell are in complete gridlock due to unavailable gaps in westbound
traffic for left turning vehicles. Further study of the Cantrell corridor adjacent to the
development indicates that there are solutions that can be implemented to address the
increased congestion caused by the proposed development. The solutions will require
driveway and signal modifications to address these issues.
The increased traffic load in conjunction with reduced green time for the westbound
movement on Cantrell at Southridge causes traffic to stack to the east clear through the
Rodney Parham intersection. When analyzing the existing traffic system with the traffic
from the proposed development not included in the flows, traffic moves unimpeded.
Presently, the PM peak hour traffic on Pleasant Forest is about 300. Additional analysis
done by the consultants indicates an increase of about 70 vehicles or 23% in this traffic
as a result of the proposed development. This is based on the assumption that there
10
August 26, 2004
SUBDIVISION
ITEM NO.: 1.1 (Cont.) FILE NO.: Z-441 1-D.
will be no congestion on Cantrell Rd. and vehicles leaving the shopping center will have
no problems accessing Cantrell. However, as the simulation model shows, there will be
a lot of congestion on Cantrell and as a result of this, there could be an increase in the
amount of traffic using the southern access to the shopping center.
It should also be noted that there is a speeding problem on Pleasant Forest Rd.
Residents have long been complaining about this. Since Pleasant Forest has no traffic
signals and links Hinson and Rodney Parham, any congestion on Cantrell Rd. is likely
to force more traffic onto Pleasant Forest thus worsening the speeding problem. In
order to address this and preserve the character of the neighborhood, traffic calming
devices such as traffic circles, chicanes, partial diverters, etc. are recommended to be
constructed on Pleasant Forest.
As far as the rear entrance, staff believes if the entrance is not built, the traffic will find
their way through the residential area regardless. There are rear entrances on Fairview
and Woodland Heights Road, where vehicles can enter and exit the proposed
development. Traffic will find the route with the shortest drive time, and if that is through
Pleasant Forest, then they will go that way. If the roundabout is constructed, then the
median shown just north of the roundabout must be constructed without median cuts
throughout the section to the end of the median as shown. The cut that is shown is too
close to the roundabout, thus causing an unsafe condition.
Staff is continuing to work with the applicant to resolve outstanding issues associated
with the proposed request. Staff will provide a recommendation at the Commission
meeting.
11
August 26, 2004
ITEM NO.: I FILE NO.: LU04-01-04
Name: Land Use Plan Amendment - River Mountain Planning District
Location: Cantrell Road and Pleasant Ridge
Request: Suburban Office to Commercial and Public Institutional
Source: Joe White, White Daters
PROPOSAL/REQUEST:
Land Use Plan amendment in the River Mountain Planning District from Suburban Office to
Commercial and Public Institutional. The Commercial category includes a broad range of
retail and wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on the trade
area that they serve. Public Institutional includes public and quasi -public facilities which
provide a variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals.
Prompted by this Land Use Amendment request, the Planning Staff expanded the area
of review to include all of the area to the south and east to Woodland Heights Road and
Fairview Road. One residential structure on the southwest corner of Summit and
Woodland Heights Road is proposed to be changed to Commercial while the rest of the
expanded area is proposed to be changed to Public Institutional. The Public
Institutional area would recognize an existing ownership. With these changes, the
majority of the Suburban Office would be eliminated.
EXISTING LAND USE AND ZONING:
Land in the amendment area is zoned as such: land fronting Summit Road is zoned R-
2 while property fronting Woodland Heights Road is zoned 0-3, General Office District.
North of the site is zoned PCD, Planned Commercial District, for a shopping center that
is undeveloped; to the east is zoned 0-3 and is the site of medical offices; to the south
is zoned R-2 CUP, Single Family Conditional Use Permit, for a Christ the King Church
and school; 0-3 for general offices and MF6, Multi -Family district, for apartments; and to
the west is zoned R3, Single Family District, for a single family development, R-2 CUP
for a religious institution and R-2 for a large lot single family house.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
October 7, 2003, a change from Transition to Mixed Office Commercial at the southwest
corner of Sam Peck Road and Cantrell Road three-quarters of a mile to the west of the
site to accommodate future development.
August 26, 2004
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: LU04-01-04
On February 18, 2003, multiple changes occurred: Single Family to Public Institutional
and Office at Sam Peck on the north side of Cantrell three-quarters of a mile to the
west, Transition to Public Institutional, Office and Single Family east of Sam Peck on
the south side of Cantrell a half of a mile to the west, Transition to Office on the north
side of Cantrell across the street on both sides of the Southridge intersection (not
including the fire station) to acknowledge existing uses.
July 17, 2001, a change from Single Family to Park/Open Space to recognize Panky
Park located one and one-quarter miles to the west.
The Future Land Use Plans shows Suburban office for the site. To the south, southeast
and easterly to 1-430, the plan shows office. To the southeast is Christ the King Church
and school shown as Public Institutional. To the west of the site, is area shown as Multi
Family along Pleasant Ridge Road. On the northern most portion of Pleasant Ridge
Road, there is an area of Office on the south side of the road and on the north is a
shopping center shown as Commercial. To the north of the site is shown as
Commercial. Further north across Cantrell Road at the intersection of Southridge Road,
are areas of Office and Public Institutional for offices.
MASTER STREET PLAN
Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Pleasant
Ridge and portions of Fairview Road and Woodland Heights Road are shown as
Collectors. Fairview Road, Woodland Heights and Summit Road will require dedication
of right-of-way and street improvements to bring them to Collector or Commercial Street
standards.
PARKS:
There are not any proposed parks in this area. The closest park, River Mountain, is
located in Walton Heights to the north. It is an undeveloped park of 378 acres. This
application is not in a service deficit area as described in the Master Parks Plan.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicants property lies in the area covered by the River Mountain Neighborhood
Action Plan. The Traffic and Transportation goal listed an action statement of"Amend
the Master Street Plan to realign Pleasant Ridge Road with Southridge Drive - High
Priority'. In the Sustainable Natural Environment Goal listed action statements of 1)
Preserve the Highway 10 Overlay District, 2) vigorously enforce the ordinance for
hillside protection, and 3) Vigorously enforce the ordinance for the preservation of trees.
2
August 26, 2004
SUBDIVISION
ITEM NO.: I (Cont.
O.: LU04-01-04
These goals and objectives would not have a significant impact on the proposed land
use plan amendment.
ANALYSIS:
West of 1-430, Cantrell Road has developed more as an Office corridor with residential
developments of single family subdivisions and scattered multi -family developments.
Cantrell Road has established nodes of Commercial areas. This subject area is the
expansion to the south of the easternmost nodes.
The proposal to change to PI, Public Institutional, is to recognize existing ownership of
property by Christ The King Church and school. The proposal to change to Commercial
could be appropriate since it is a single large-scale development for the entire area.
This commercial center proposed within the planned unit development process utilizes
some of the "village conceptg'with more traditional design concepts, as opposed to strip
commercial development.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Walton Heights-
Candlewood Neighborhood Association, Pleasant Valley Property Owners Association,
Pankey Community Improvement Association, Pleasant Forest Neighborhood
Association, Westbury Neighborhood Association, Westchester/Heatherbrae Property
Owners Association, Secluded Hills Property Owners Association, Piedmont
Neighborhood Association, River Valley Property Owners Association, Walnut Valley
Neighborhood Association, Echo Valley Property Owners Association. Staff has not
received any comments from area residents.
STAFF RECOMMENDATIONS:
Approval.
PLANNING COMMISSION ACTION:
(JULY 15, 2004)
The item was placed on the consent agenda for deferral to the August 26, 2004
Planning Commission meeting. A motion was made to approve the consent agenda
and was approved with a vote of 10 ayes, 0 noes and 1 absent.
3
August 26, 2004
SUBDIVISION
ITEM NO.: I (Cont.)_ FILE NO.:_LU04-01-04
STAFF UPDATE:
Several issues have been raised about the intensity and design of the proposed
commercial center, which initiated this Plan change. These concerns and issues are
important.and critical to the successful functioning of the transportation system in the
area and the establishment of this new development in a basically developed section of
Little Rock. The surrounding arterial system is already at, near or above the desired
design traffic volumes; thus any change in use that increases the traffic even a little is
an issue.
The Land Use Plan amendment is for the Summit Road area, expanding commercial
into an area currently developed as residential -single .family. This is a change from
Suburban Office, which had been implemented to allow for possible conversion of this
small single-family area to a more intense use due to the impact of surrounding
development. Suburban Office would require careful design to minimize any impacts of
the remaining homes.
A large change, from single-family to commercial, such as is now being considered
must be done at one time in one development. This is to minimize any negative
impacts the change might have to the existing neighborhoods if done in a piece -meal
method. The City is not opposed to the concept of a small single-family neighborhood
changing, but it must be done as a unit if at all.
The new development must be done to be sensitive to the existing developments,
whether homes or businesses. It must fit into the fabric of the area. This does not
mean that the new development cannot become the new center of activity for the
general area, however.
The original concepts brought to the City proposed to use "Village" and "Neo -traditional'
design. This is and was seen as a positive change from the previously approved strip -
commercial center along Cantrell Road from Pleasant Ridge to Woodland Heights. The
City wishes to encourage creative and innovative design concepts. The inclusion of
"Neo -traditional" elements is believed to be positive to the surrounding area and for the
future customers of the uses.
A "Town Center" or "Village" neo -traditional type of development, which does not turn its
back on the immediate neighbors and attempts to address the scale and massing of the
surrounding developments could be a positive impact on the general area. Staff would
encourage inclusion of well -landscaped areas with native lower maintenance vegetation
as suggested by the Neighborhood Plan for the area. And consideration of realigning
Pleasant Ridge Road to Southridge as suggested by the area Neighborhood Plan might
help with traffic impacts on Cantrell Road.
4
August 26, 2004
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: LU04-01-04
For all the described reasons, Staff believes a change to Commercial on the Land Use
Plan (while if done carefully and well, could be a positive to the area) is not desirable
with the various possibilities that brings. However a change to Mixed Use, which might
result in a commercial development or office or even a truly mixed development, would
be preferable. In any case a change in the use from single-family to non -single-family
should only be done using the Planned Zoning District process to assure compatibility
with the surrounding area and that the various issues related to redevelopment of the
site are addressed.
PLANNING COMMISSION ACTION:
(AUGUST 26, 2004)
Brian Minyard, City Staff, made a brief presentation to the commission. In that
presentation, he stated that Staff would be supportive of a change to Mixed Use and
Public Institutional.
Commissioner Pam Adcock asked if a change to Mixed Use was to guarantee a
planned zoning development of some sort. The answer- was yes.
Commissioner Bill Rector questioned if Staff still supported the Public Institutional on
the amendment. Mr. Minyard stated that Staff supported it, and that if the amendment
passed; it would be changed on the plan. If the amendment did not pass, Staff would
not take just it to the Board of Directors.
Donna James made a presentation of item 1.1 so the discussion could coincide with the
discussion for item I. See item 1.1 for a complete discussion concerning the Pleasant
Ridge Long Form Planned Commercial Development.
Dick Downing, representing Walter Smiley, stated that they withdrew their objection to
the Future Land Use Plan amendment if it was changed to Mixed Use on the plan, and
would work with the staff on buffering issues.
Ruth Bell, Pulaski County League of Women Voters, stated that the Commercial on the
Plan was an open-ended category. She continued that with infill development, a
category with a PZD required works best. She stated that she thought Mixed Use on
the Plan was a better option.
Craig Williams, Pleasant Forest Neighborhood Association, stated that he was not in
support of the Land Use Plan change and that it was not a good fit. He referenced the
River Mountain Neighborhood Action Plan of 2002 and stated that the neighborhood
plan did not support this development. Suburban Office, which is now shown on the
plan, requires a PZD, as well as Mixed Use. He stated that a requirement of a PZD was
a necessity.
5
August 26, 2004
SUBDIVISION
NO.: I (Cont.) FILE NO.: LU04-01-04
Julie Hancock, a resident of Cedar Branch Subdivision, has views of homes now, but
will only see the shopping center later on if built. She stated that she and others bought
their homes and made investments based on the zoning and Future Land Use Plan and
the change should not be made.
Sandy Bowman, a Cedar Branch resident, looked at the zoning and Future Land Use
Plan prior to buying her house. She stated that the buffer would not be sufficient. She
asked the commissioners to uphold the Future Land Use Plan. She stated that the
center would have activity for 20 hours a day, seven days a week.
Commissioner Adcock asked how many neighborhood associations were present. Five
associations were represented at the meeting.
A motion to defer item I to the October 7, 2004 meeting and was approved with a vote
of 8 ayes, 1 no, and 2 absent.
D