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HomeMy WebLinkAboutZ-4923-A Application 8V. SIMON'" Nummit mall LttLe R-ock, ArIza v\,sas SCOPE Of AETRONAN-REM •Metroplan's analysis related only to operations on Chenal Parkway and on the Interstates --1-430 and 1-630. Their study was conducted in a 3 -week period utilizing their 2025 model. -All intersection analysis was performed by Peters & Associates and the City of Little Rock. The City of Little Rock Public Works staff had fully concurred in all calculations made by Peters & Associates Engineers, relative to existing and projected conditions at all of the intersections included in the study area. -Metroplan used 1999 AHTD traffic volumes, projected forward to meet the 2025 model which was adopted in 1990. -Year 2000 AHTD traffic volumes were used in the Peters and Associates, projected forward based on historic trends to arrive at their capacity and level of service numbers. MINIMMUMM •Metroplan's February 12, 2001 letter provided traffic volumes from 1986 through year 2000 on Interstate 430 showing a trend of the traffic volume increase of approximately 2.2% per year. However, when current traffic was utilized in the context of the 2025 projections, the rate of growth result in the Metroplan study is a 59% increase (9.7% per year) for the period through 2005. -in our portfolio, we have no markets with growth approaching a 10% level. It is generally found that 2-3% growth is a very healthy assumption. •A significantly lower volume of traffic would result if the past accurately reflects future growth. To illustrate this point, please refer to Exhibit 1. This exhibit is based on the information supplied by Metroplan. The resulting trend line would indicate traffic volumes in 2005 of approximately 60,000 vehicles per day which is roughly consistent with the Peters study. LEVELS Of SERVICE -The 2112 Metroplan letter states that there are no national level of service standards. It is true that there are no standards as such; however, there are recognized level of service calculation procedures in the U. S. DOT Highway Capacity Manual ("HCM") and associated software. HCM is universally accepted by traffic engineers and is appropriate for use without arbitrary reductions of the thresholds of level of service. The Florida LOS Handbook, two (2) pages of which are attached as Exhibit 2, provides tabulations of LOS volume thresholds that are based on the HCM. HCM is published by the Transportation Research Board, which is part of the the National Research Council. -Contrary to Metroplan's statement that LOS is a "subjective measure of perceived congestion," the analysis software used by traffic engineers is numeric in nature and requires only numeric data input, no subjective evaluations. The only "subjective" issue is what LOS is acceptable. In the HCM, there are descriptions of quality of service for each of the thresholds, "A" through "F". For example, in Miami, LOS "E" is an acceptable LOS; where in Little Rock, LOS "E" might be found to be generally unacceptable to the general population. -Metroplan admittedly uses thresholds that are "intentionally conservative." We feel that it is unrealistic to expect reliable results using LOS threshold values that are 20 to 30% lower than national norms. Metroplan indicates in the December 12, 2000 report that the reason for being intentionally conservative is that they are intended for planning purposes. The rationale of utilization of a more conservative number compounds the impact because the number, in its derivation, is already intended to be a conservative projection tool. -On Exhibit 3, we've graphically presented the HCM Level of service thresholds for Group 1 and Group 2, alongside the thresholds utilized by Metroplan. MR BY PETER5 -it is true that Peters & Associates inadvertently introduced some error in their freeway segment level of service calculations used as a basis for the comparison of results in the February 1st Simon response to Metro plan. This error was subsequently corrected and a Memo addressing this issue was provided to the City of Little Rock Public Works Department and Metroplan. -As shown, the "error" is not relevant to the conclusion that 1-430 will operate at acceptable levels of service after development of the mall assuming proper thresholds and reasonable projections of volumes. -Metroplan's 2112 letter states that Saturday mornings are becoming the new "peak period". This assertion is not supported for the vicinity of the Summit Mall site. Actual traffic counts made in 2000 indicate weekdays are clearly higher than Saturday. It is true that we expect Mall generated traffic to be higher on Saturday, but commuter trips are much lower on Saturday than on weekdays. -Also, note that if there are significant "chained" trips on the way to and from work (as suggested by Metroplan), then a reduction in projected site trips for "passer-by capture" is appropriate. This credit was not given by Metroplan. -Note also that "passer-by capture" was not assumed in the study done by Peters & Associates, giving its study a conservative result. -Each set of Exhibits entitled Exhibit 4 consists of 2 pages, with one analysis for the projected condition BEFORE DEVELOPMENT OF THE MALL and with one analysis for the projected condition AFTER DEVELOPMENT OF THE MALL. -Exhibit 4A shows the Peters numbers and the Metroplan numbers on a backdrop of the HCM Group 1 LOS Thresholds. -Exhibit 4B shows the Peters numbers and the Metroplan numbers on a backdrop of the HCM Group 2 LOS Thresholds. -Exhibit 4C shows the Peters numbers and the Metroplan numbers on a backdrop of the Metroplan LOS Thresholds. AFTER THE PROJECT IS COMPLETED: •Exhibit 4A (USE OF HCM Group 1 LOS THRESHOLDS): Levels of service are D assuming a 9.7% growth rate (the Metroplan assumption). Levels of service are C or better assuming a 2.2% growth rate (consistent with historical data). -Exhibit 4B (USE OF HCM Group 2 LOS THRESHOLDS): Levels of service are D (South of Shackleford) and E (North of Shackleford) assuming a 9.7% growth rate (the Metroplan assumption). Levels of service are C (South of Shackleford) and D (North of Shackleford) or better assuming a 2.2% growth rate (consistent with historical data). •Exhibit 4C (USE OF METROPLAN LOS THRESHOLDS): Levels of service are E (South of Shackleford) and F (North of Shackleford) assuming a 9.7% growth rate (the Metroplan assumption). Levels of service are D assuming a 2.2% growth rate (consistent with historical data). 1-430 Traffic Volumes a Trend Analysis Metroplan r v Traffic Volume - North of Colonel Glenn Road Traffic Volume - South of 1-630 LOS Thresholds Exhibit 1 LOS F FS 90, 000 R•a.aLa r.r r r+ r r■ a Y a r w M a a a a a s r r ie a a a a a W r r r a w M a a a a a r r a M a a a r w M a a a a.s-aJ R3 a a s r t 11 M M r a a a s r a M M r 11 M a r e W r c a a KI vi MI,• • . • 111 11 • • 80,000 IIS,Los ®l•F !!➢'�/���'a'a a'i•'W il'il ii 'a-■ r r r r r Y r r Y w Y r r Y Y W kw a r a Y r W G wig Y Y r ei r r r Y W r a Y'a.a Y a 6•a II il•L d w p a a Y W a r Y Y r r r M a w w r r a M a L a w R• OE 709000 ; - - 60,000 Los �. ■ • ��a @,➢ a s 1-1 a.a;a'a a 1 r a a a r 1 r r a r r r r r r r it r r r r r r r Y r r Y r Y W r r r Y r r a Y Y r r r r r r�.r r Y r r r r® e a a r M .0. l mor 9: r M a a M to it a 50,000 rt Qo Wk'sQ .Actual Trend es moo Extended to 2005 40, 000 ` _ --- -- - -�=� ; $-.-• - - :.t y� 30,000 - 11986 1987 1988 1989 1990 1992 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 "Extending The Trend" Metroplan r v Traffic Volume - North of Colonel Glenn Road Traffic Volume - South of 1-630 LOS Thresholds Exhibit 1 Generalized Annual average nallv Volumes For Florida's Urbanized Areas aTAM T9rOWAY A1fTMl" WNfC9 TEOEL94 Lel.W LwMd Swke gMdW / • C D [ 2 Uldvided 4 DN ded 21.500 36 800 50,109 60.100 71,609 e orvdW S -M 50 M9 M2D9-Vo.204 1vr_As Clr[ I pew N 1 w rq�.,.a,arsaa,e r.r..M) La11r7 Laveld Saw- ard.d [ a c _ g-• It - 2 t -2 UMvda WA 70,909 15.600 16 890 16 600 4 D~ WA 27,500 33,200 36.090 35.090 B ON dad WA 36 MO 49900 52-500 52500 B DWkWd I WA 45,300 _ 6!100a4.iey IS! 00 CWB W Rd.u4sow.es.d�m.m.r..rl LJerr ADJUSTUMTS L-1.1 Sevlre Lanes [MMdad K. [- C O E 2 WldvWW EE 51,500 , f;EIO W -2D0 4 DndW WA WA 22.900 32,500 34.300 B ..Id WA WA 35,500 48900 51,700 B DN" WA N,A, H 100. EU IaO fi5,Y00 - 105 400 150,100 203.200 2w.goo class Is L.eW LWOW SM" alWd.d E 2-DW.Md WA WA 7,aoo 12.100 15900 J OlvdW WA WA 7,800 27,800 ]3,600 6 DWOW N/A WA 12,100 43 300 50 500 B D..M WA N!A Ir -a700 $4709 62-500 U.9aB N �..w iw`v�`wa.v�'r`.r.w�.,�wwar9a�w�nr•w�.r LrrW ADJUSTUMTS LAvdd Servka Lanes gMdW=WAWA B C C O E 2 uWW dad 34,300 51,500 3,700 13,990 16,700 40Weed 52,700 79,000 8.900 29900 2,00 a DWdW 71,800 107,800 H.000 46.580 49090BON 55,600 89,800 134,700 57,798 56 206 EU IaO FREEWAYS Group 1 (Wilfhn umarn 2dd a." cvar iuo,000 and leading to or passing W1thm 5 miles of the orlmary clly cai9 of 0usmr ,o- ssfnclI Group 2 Within urbanized area and not in CYOUD 1) ADJUSTUMTS Level of Service Lanes A B C D E 4 21,200 34,300 51,500 66.200 81,700 6 32,600 52,700 79,000 101,600 125,400 8 44,500 71,800 107,800 138,600 171,100 10 55,600 89,800 134,700 173,200 213,800 12 fi5,Y00 - 105 400 150,100 203.200 2w.goo Group 2 Within urbanized area and not in CYOUD 1) h1o"TATE F AMWAM uArn cmcowrr na+_•.rArx Lw.i.1 Ssv lc. Lrr C 'UldvdedNIA WR x.600 14,800 WON 4 OWWW NIA N/A 16.800 31.700 51,900 6OWOW 7 7 4falRf D .,.n p-IrpyA15 (elglvaera0 Oealseclbn alWyab) L.pN A' C 0 111 Uv lded NIA 1!]A 4.100 10,9(10 It -970 J pry d.d 1UA NIA 11I Iw 21900 2f 400 ADJUSTUMTS Level of Service Lanes _ A B C D E 4 20,900 32,800 49,200 62,600 74,500 6 32,100 50,400 75,600 96,200 114,500 8 43,800 68,800 103,200 131,300 156,300 10 54,700 86,000 129,000 164,200 195,400 12 64,100 100,800 151,200 192,400 229,100 h1o"TATE F AMWAM uArn cmcowrr na+_•.rArx Lw.i.1 Ssv lc. Lrr C 'UldvdedNIA WR x.600 14,800 WON 4 OWWW NIA N/A 16.800 31.700 51,900 6OWOW 7 7 4falRf D .,.n p-IrpyA15 (elglvaera0 Oealseclbn alWyab) L.pN A' C 0 111 Uv lded NIA 1!]A 4.100 10,9(10 It -970 J pry d.d 1UA NIA 11I Iw 21900 2f 400 Tke Fk ft Depelned d Torepol". O-w.V Oowc.c 5y4bPlMwft 011ie L- � and Adlua9erl nf 606 ivpeAA 160" • LW -A- It Frbr. 2 J -40% 3 6 40% hnpJh-..dd slate LI ua/O.,ft 4 a - 40% s 6 2s-. • The [W* daaa nd cansUdo a alaldad aM SLOW 6e uwd WY to @-W pbnbg appkc.Ii- Tte Canpoe madar I Ian Atadl Ile IW1a b CWM d .IOW W wed to nlae %wale pkeYlbg appBe WhO The MW wW dalNna emya0w moMk ehaM ra be used IW eonido w II o5 bw design tm- mea etked wda o saki Yaklr.IO.11 aro alalW wwaP dah wok~ 0-sdan KIOD laclae, rol peek-la-deh' Mimi la Web al aeV ce, and ea omW m Ue 1900 Updab ID 91e Rhea Cgm"y Lennl erre Floe® Ira11 O, laadlley. and agnalIMM Ma The wbW f WqwA v aka-nIp9ad rd brat d-r..,d.& appear m Be 10N0"V tura C.,.W b..ctlev d ••• Vak.- w coepaadB b--keaoac c.WdWnAv•o.en eactled 8.0 -DN law Source: 1998 Level of Service Handbook, Florida Department of Transportation Exhibit 2 ADJUSTUMTS Drvi9EDvnnwEO L.A Turn Adluah-t Leer Lfadl.S awe Faabn 2 DNldad Yw .5% 2 Unamlded No -20% K&M UnCWkI d Yes 6% KCW llndrnNd No 25% OIE-WAY ercverv�el.u.q muw,nxr4 Pc„l Tke Fk ft Depelned d Torepol". O-w.V Oowc.c 5y4bPlMwft 011ie L- � and Adlua9erl nf 606 ivpeAA 160" • LW -A- It Frbr. 2 J -40% 3 6 40% hnpJh-..dd slate LI ua/O.,ft 4 a - 40% s 6 2s-. • The [W* daaa nd cansUdo a alaldad aM SLOW 6e uwd WY to @-W pbnbg appkc.Ii- Tte Canpoe madar I Ian Atadl Ile IW1a b CWM d .IOW W wed to nlae %wale pkeYlbg appBe WhO The MW wW dalNna emya0w moMk ehaM ra be used IW eonido w II o5 bw design tm- mea etked wda o saki Yaklr.IO.11 aro alalW wwaP dah wok~ 0-sdan KIOD laclae, rol peek-la-deh' Mimi la Web al aeV ce, and ea omW m Ue 1900 Updab ID 91e Rhea Cgm"y Lennl erre Floe® Ira11 O, laadlley. and agnalIMM Ma The wbW f WqwA v aka-nIp9ad rd brat d-r..,d.& appear m Be 10N0"V tura C.,.W b..ctlev d ••• Vak.- w coepaadB b--keaoac c.WdWnAv•o.en eactled 8.0 -DN law Source: 1998 Level of Service Handbook, Florida Department of Transportation Exhibit 2 Maffei eNWr4I1 I kw F4OK WO Undald DI1Wba onboutl PMk H= F0C1010'lIF A4wW4 5/0Md011 HowAw % Tl km Exywl k— H10411ANd,Twu'AWdn 410Yn•Hwa Aff/Y 0-0 Fug Br 5y*W OW BMW LWfr+ d AM.N W, 118d1�1 Ir, I. Tun Oalf IYrTM a1p114z.e h1Ns/a4961 8aw81 Typ ry1 gmlel.-Af ONMERR-PTFO CAuf 1 CJYff 11 CAua 18 CAaff N Cy I C 11CJ 1I:n Clos IN CIA" Pln N!n 0091 0.081 0.650 0.604 0.825 0.925 1,160 2,000 V fIn 0090 0.504 0.925 1,860 1214 U LN MIn 0003 0.550 0.825 i.Mo 12 u Yla 0.041 05" O 825 1,700 1: u 1 50 1 Y Y fLn 0083 0.506 0 825 1,860 1'I u 2 45 1 N Y N1. O.GM 0.654 0.825 1,560 12 u 2 45 1 Y Y Yln 0003 O 6B5 0 825 1,700 12 u 2 45 1 Y Y fln 0092 O.Saa O 825 1860 12 u 3 35 1 N Y �J Lu aowz 05" O 925 1 850 12 u 3 35 1 Y Y bin 0082 05" 0.825 1,700 12 u 3 35 1 Y Y 41n 0082 O %a 0.925 1,800 12 u 4 30 111 N Y Nln OW2 0 516 0 925 1,500 12 U 4 30 Y Y Nln Gln 0092 0088 0.556 0 558 0.925 0.850 1,660 2,160 1T u 4 30 60 Y Y In 1)ow 0566 O.96D 2,200 6U60u065d540 f.q Lw 00b6 0.568 0.850 2,260 Gl.• 0— 0 569 D 950 2200 Flo 0092 0 . 0950 2,060 eln OOe'2 0 509 0950 2.100 Y•1111n 0,092 0.559 0.850 2,160 QIn OOW2 0 see 08511 2.109 !In OAMI 0 559 .025 1,850 I u 2 N Y — OWI 0 seg 0925 1.560 U 2 40 YµfY Y Z. OWI 05M 11925 1,000 ld U Y 44I Intel 0 565 O 1,b00 1B Y mph y 30 mph _ 25026 4 3 A 120 0.44 4 S 120 0.44 4 S 120 0.44 4 S 120 0.44 4 S 120 0.44 4 S 120 044 4 S 120 0.44 4 S 120 0.44 4 S 120 044 4 S 120 0.M mph _ 190.42 044 Sao" 20 61 4 S 120 i 0 a I 43 5 120 C 41 S 120 0 31 9 S0 120 0.31 LEVE OF SEAVICETWASHOLDS Source: 1998 Level of Service Handbook, Florida Department of Transportation Exhibit 2 -continued uric"%~ CW N 1 Off" 11 Clos IN CIA" q 1 Ck.0 N 111.14 Clry / G. tsw gMlwl fi4s54 .1—d< 10 6 0,90 42 mph a35 mph y 30 mph _ 25026 < 0.28t 0.50 234 mph > 28 mph 24 mph _ 190.42 044 Sao" 20 61 C 0.70 227 mph 222 mph > 18 mph 2 130.83 rj- _ 0.66 < 35 s6 : 0.84 > 21 mph > 17 mph > 14 mph > 90.610.84 aww < 55 96 100 >16 . mph 213 mph > 10 mph > 71.00 < 1 00 MwWs 6011 1.00 < 16 m < 13 <10 mph 71.00 > 1.00 > 00 sa Source: 1998 Level of Service Handbook, Florida Department of Transportation Exhibit 2 -continued NCM Capacity LOS Thresholds vs. Metroplan LOS Thresholds LOS C LOS D LOS E HCM Group 1 HCM Group 2 Metroplan Exhibit 3 Metropian Projected Growth vs. Actual Growth Rate (2000-20051 without Summit Mall (using HCM Group 1 LOS Thresholds) 130,000 120,000 110,000 100,000 90,000 80,000 70,000 60,000 50,000 40,000 30,000 20,000 10,000 0 1-430/Shackleford Rd. 1-430/Col. Glen to 1-430/Shackleford Rd. 1-430/Col. Glen to to 1.630 Shackleford Rd. to 1.630 Shackleford Rd. Peters &Associates VolumeProjections i i i 2005 Projected -Based on 1999 Actual FM 2005 Metroplan Projected• ❑ a 2000 Actual E Actual Growth Rate of 2.2% ® Based on Growth Rate of 9.710 Exhibit 4 A - HCM Group 1 LOS Projections Without Mall Metroplan Projected Growth vs. Actual Growth Rate 12000-20051 with Summit Mall (using HCM Group 1 LOS Thresholds) 130,000 120,000 110,000 100,000 90,000 80,000 70,000 60,000 50,000 40,000 30,000 20,000 10,000 0 1.430/Shackleford Rd. to 1-630 1.430/Col. Glen to Shackleford Rd. 1-430/Shackleford Rd. 1.430/Col. Glen to to 1.630 Shackleford Rd. ❑ 2000 Actual❑ 2005 Projected -Based on a ® 1999 Actual 112005 Metroplan Projected- Actual Growth Rate of 2.2% Based on Growth Rate of 9.7% Exhibit 4 A - HCM Group 1 LOS Projections With Mall y r a a a a r a r a a a a r a .. a a r a a r a a a a a ... r r r r a a a r a .. a r r r a a■. r. a r a a a a a .. a w. r r a a a a a .. m r LOS E r a a a a a r r r r a r. a a a a a a r r a r r a a a a a r r r a r a a a a a a a r r a a n. m. n r n r a. m n .. r a a a a a a a r ... r r. a LOS D - I 1.430/Col. Glen to Shackleford Rd. 1-430/Shackleford Rd. 1.430/Col. Glen to to 1.630 Shackleford Rd. ❑ 2000 Actual❑ 2005 Projected -Based on a ® 1999 Actual 112005 Metroplan Projected- Actual Growth Rate of 2.2% Based on Growth Rate of 9.7% Exhibit 4 A - HCM Group 1 LOS Projections With Mall Metroplan Projected Growth vs. Actual Growth Rate 12000-20051 Without Surnmlt Mall (using HCM Group 2 LOS Thresholds) 120 100 80 60 40 20 1.430/Shackleford Rd. 1-430/Col. Glen to 1-430/Shackleford Rd. 1.430/Col. Glen to to 1 I Shackleford Rd. Peters a Associates Volume Protections Metroplan Study 2005 Projected -Based on 2005 Metroplan Projected - D 2000 Actual Actual Growth Rate of 2.2% ®1999 Actual Based on Growth Rate of 9.7% Exhibit 4 R - HCM Group 2 LOS Projections Without Mall Metroplan Projected Growth Vs. actual Growth Rate [2000-2005] With Summit Mall (using HCM Group 2 LOS Thresholds) 120,000 LOS F ■ r r r r r tl r r r r r y■� r y r r r r r r r r r r r y r r a■ r r r r r r r■ Y. r y r r ,. .. r r r r. Y Y Y Y r r r .. r Y r. N .. e r r .. ,, r 100,000 LOS E .rnYnrrear rlNrraryrrrrr..rrrrrrrrrrrrrr.rrrrar■rr■rr rrrrrrw rr........... 80,000 LOS D tl r Y tl N li.l 60,000 20 1-430/Shackleford Rd. 1-430/Col. Glen to to 1-630 Shackleford Rd. 1-430/Shackleford Rd. to 1-630 1-430/Col. Glen to Shackleford Rd. ® 2000 Actual ❑ 2005 Projected -Based on 1999 Actual ® 2005 Metroplan Projected- Actual Growth Rate of 2.2% Based on Growth Rate of 9.7% Exhibit 4 11- HCM Group 2 LOS Projections With Mall Metroplau Projected Growth vs. Actual Growth Rate 12 000-20 051 Without Summit Mall (using Metroplan LOS Thresholds) 100,000 LOS F r u e r r r a■ o r. n o u r . r .. r r p . o r s■ ■ ++••■k. +• 90,000 80,000 LOS E - •rr..■rrrrr rrrarrrrrr rear rarrrrrrrrarrrrr..r�ar �a■ — +rrar...1■ no��u 70,000-/-- 60,000 LOS D �rr.rc.rrrar..rr■ ■rrrrrrarrr■rrrrrr.r....r parr 50,000- 40,000- 30, 000 0,000 40,00030,000 20,000 10,000 1.430/Shackleford Rd. 1.430/Col. Glen to 1.430/Shackleford Rd. 1.430/Col. Glen to to 1-630 Shackleford Rd. to 1.630 Shackleford Rd. ❑ 2000 Actual❑ 2005 Projected -Based on ® 1999 Actual 112005 Metroplan Projected- Actual Growth Rate of 2.2% Based on Growth Rate of 9.7% Exhibit 4 0- Metroplan LOS Projections Without Mall Metroplan Projected Growth vs. Actual Growth Rate 12000-20051 with {Summit Mall (using Metroplan LOS Thresholds) 110,000 100,000 LOS IF •arrrar¢a.■agar torr■r¢aa¢p.YrYre¢ap. —_ a.a�. rn. aaaaaa aaaarraaaarrrraaaaar 90,000-11 $0,000 70,000 LOS D 60,000 50,000-,— 40,000- 30,000-/ 20,000-/- 0,00010,0000 10,000--- LOSE s a a r a a a a a.■ a a a r a a a a. a a a a a a r r r a r r a a■ ... r a a a a a a a a■ .. - r^' ■. a a n a r n n¢ r a a — r a a■ - ■ a a a a a r a N ■ a a r a a a a a a s a a. a r r r a r.¢ a a. a 4 Le 0-IM 1.430/Shackleford Rd. 1.430/Col. Glen to to 1-630 Shackleford Rd. Peters &Associates VolumeProjections 1.430/Shackleford Rd. 1-430/Col. Glen to to 1.630 Shackleford Rd. i iStudy 2005 Projected -Based on 1999 Actual 2005 Metroplan Projected. o ❑ 2000 Actual D Actual Growth Rate of 2.2% Based on Growth Rate of 9.710 Exhibit 4 C - Metroplan LOS Projections With Mall Construction �mploymenf International Council of Shopping Centers Guideline for Arkansas = 1 construction job per 700 sq. ft. of new retail development. Total Summit Mall Square Footage 1700 = Projected Construction Employment -or- 1,105,0001700 sq. ft. =1,578 Construction Jobs Our General Contractor CDI estimates 70%-80% of subcontractors will be from Central Arkansas. Of the subcontractors brought in from other areas, it is estimated that 80% to 90% percent of their labor would also be from Central Arkansas CDI also estimates 35%-50% of the mall tenant's general contractors would be from Central Arkansas. Of these from other areas, it is estimated that 80%-90% of their labor force will be local. Summit Aal I �Yo.ed E��ewt Permanent [mployment International Council of Shopping Centers Guideline for Arkansas = 1 permanent job per 450 sq. ft. of new retail development. Total Summit Mall Square Footage 1450 = Shopping Center Employment -or- 1,105,0001700 = 2,456 Permanent Jobs Imperical Data (including our McCain Mall experience) suggests that 90% or more of the mall permanent work force will come from Central Arkansas. Summit Mall T>Yojected Lo�wt Summit Mall Sales Projections Summit Mall sales have been projected using industry guidelines, SPG mall performance standards, department store sales history and averages, along with a field study of the site and market. umm �a ��s��J So. Ft Tota[ Sales Estimates Sales SPSF Anchors Dillards 300,000 $75.0 $250 Sears 174,000 $41.4 $238 Department Store 3 164,000 $28.7 $175 Department Store 4 146,000 $21.4 $146 Specialty Stores 321,000 $105.1 $327 Peripheral 10,000 $3.0 $300 Total 1,105,000 $270.9 $245 Summit Mall sales have been projected using industry guidelines, SPG mall performance standards, department store sales history and averages, along with a field study of the site and market. umm �a ��s��J O M Z M� r� N t-11 10;. 1140 o a �� CD C) a. o .r x a�CD yrs 1 .b " cCDy H �, O cD P• o v, a C w n �. O o 'CD C CD , ,� p, °, p�aq p �n k O w p `G7 CD W w v' , r y tG C/) - �?` n' cD O n O O N W d `� /rod CD O Cl M `p `� ►+, QQ v' p r O CD CD rn CD z' CCD O .d O d OEL AO `G G� xP CD o d �, H In d O �-+� o ° a.d crcr CD ° o CD CD 0 0 Cr °� .d 'COD 0 CD cr CD o aq o coop CD as i o CPM. 0 co D �C a o o d o 'dPi CD CD cr CD CD 0 CD 0 CD av ". ,.... `' R• .•e d Go C O CD y �in w A' � CCD o o CD n CD co p C0 b0 0 C. 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INTERSTATE ROUTE 430 TOP 378 BA5E 375 360 GRADING PLAN CLEARING LIMIT PHASE 1 INTERSTATE ROUTE 430 ------------ PHASE 1 I PHASE 3 P.ETAINING WALL 971.49 576,76 183.59 w••J;L•�E l.1c• LANDSCAPE AREA S PROPOSED R\W~ ~- &r UP r Hop SIX -,c! DEPT, STORE 3 174.600 50 FT. 1A .•'..• $� I HOPS w. �a,no NOT INCLUDED u' C w 3 LOT1 N -430 z OFFICE PhRK <� 9 Z AvDmaN w � PHASE 1 PHASE 3 SHACKLEFOPT LOAD TRS IN 13W9 (-T 24.04 PD II WARD 5 5"OP5 GLA 240,000 5Q.F 5HOP5 REPT. STORE 2 16+.00 50.Pr, c UP LAND5CAl FKOP05ED R\W PHASING PLAN X3 20 iFs DEPT. STORE 1 T' 300,000 50 FTUP LIP •4. 3 REA___ nc,7 25 PHASE 3 1 PHASE 2 CLEARING LIMIT PHASE 1 REVISED PCD Z -4923-A SW Corner of Shacklefor Rd. & 1-430 P_1 5 E 3 PHASE 2 PHASE 2 ITEM N O . NORTH 9 DOWN CINEMA 3.700 SE.0, re, S PROPOSED R\W~ ~- &r UP r Hop SIX -,c! DEPT, STORE 3 174.600 50 FT. 1A .•'..• $� I HOPS w. �a,no NOT INCLUDED u' C w 3 LOT1 N -430 z OFFICE PhRK <� 9 Z AvDmaN w � PHASE 1 PHASE 3 SHACKLEFOPT LOAD TRS IN 13W9 (-T 24.04 PD II WARD 5 5"OP5 GLA 240,000 5Q.F 5HOP5 REPT. STORE 2 16+.00 50.Pr, c UP LAND5CAl FKOP05ED R\W PHASING PLAN X3 20 iFs DEPT. STORE 1 T' 300,000 50 FTUP LIP •4. 3 REA___ nc,7 25 PHASE 3 1 PHASE 2 CLEARING LIMIT PHASE 1 REVISED PCD Z -4923-A SW Corner of Shacklefor Rd. & 1-430 P_1 5 E 3 PHASE 2 PHASE 2 ITEM N O . NORTH 9 INTERSTATE ROUTE 430 RETAINING WALL 57676 971.49 ------------ r LAN050APE AREA ~ �- Vf •tl r nOINEMA DOYJI'! 85.700 sdFr. �� Fq m 4.2355EAi5 µlOx45i 11 RFiA•L y i, - �i 1 s -'re OFFFF 2ND FLOOR 1 A YAO'CV 90 Fl. tSLu^G^.F�da d3 t f �.E705OF•F' - DEPT. STORE 3 •,{$ SHOPS -rc, 174.50o sam ❑�1[pp�pOD1ETt. fA;f[:FF iOD : L N LFfj!fAURi SdF•,� i F m CO SHOPS •,� 00 GLA 240,000 50 FT. OW DEPT. STORE 1 -a 3011.0005aFT. h tl m 5Hf�5 sou c0 • a - m 1 > LAN ARRA WALWAY _ DEPT.�Oo FET.2 �..�..-1 ter[FtnDHARFa �fr.'n:ONnRert I NOT INCLUDED v % p r..—..8.000 Fa.00o e,000 r 8,0oo y m- IZ 5d FT. 5a FY •• 5a FT 50 Fi. I, ��K pl N / {} p, j tl pFFIGEIHDIEL1RfTAIL 1f .t:25S Y13[HFFri ,55 F�15E1�fR I 1 m ' UP > VRA H-1 1 7FRu �, I I I I I m LANDSCAPE AREA�ODje6 —Y 29L•c" 971.75' SHACKLEFORD ROAD .00t _ N NOLLIOdtl L 101 0 no IIIyiI�IIIIIII?I� IS Follik, NVld 31lS 03AOdddV A1SnOlA3dd 11VN1 NAS MZO-Z rri v� Y00 o a- n d t?i Q ori CD bcD rr' C° wC:Rr CD o CD N 0 0 Q- .- O A CD o CD 10 N cD Q.. O O O O� W. -4 .� `y 9. O C7 N (n 0 b d CD CD • z Cl) CD CCD ry p CDD a .CD CD `rG O CD CD CD O+ O N CD r+ \ 0 CD CD Q dctiC� B 06� 'd CD Q O `, O 'L� W PT, V' CD 0 CD IZ n A7 0 � o 0 cD CD E `� ^� o' o.CD 1 1 o cr CD 0 CD CD p- � z >� O z y m Gi Y� N N 00 rn _m D � p Z G) C)m om < am>Z: � W �jj — 4s14 r���1 o I-$ t i N\S Im 41 O V J and � p r r n � z m C!� m 1 N , Q) G1 19 :i 'N I� Mem lam 'r, mw Summit Mall — Revised PCD February 6, 2001 Summit Mall - Revised PCD 12/1/87 91-94-97 3/18/97 History Original PCD approved by Board of Directors Ordinance # 15,3 5 8 Planning Commission Approved time extensions. Board of Directors approved third time extension — Ordinance # 17,423. 1/6/00 Planning Commission approved a 6 - month time extension. 9/14/00 Planning Commission approved Revised PCD. 9/18/00 Original PCD expired. Z -4923-A SUMMIT MALL PREVIOUSLY APPROVED SITE PLAN Parking Deck Re's Dept �� Ir OeP a �f'fi Ce Store Bid I LOT orroCE PA Restaur�nf Z-4923-A SUMMIT MALL PROPOSED SITE PLAN 116.M SLT.I u+as orrt STORE , s J` �M M seems f. �,• srcRr w '''� \ t LL SNOFS SHOP$ S?qp$ SHOPS Mina ■ "J "m 1 SHOK sariEll SEIOtS l f „ I"%ux f C;!:7 Am" � urrt� � v s. °CKw l wnem S SL4CX 8 ws K ii �✓ w SKACKELFORD ROAD �1 Summit Mall — Revised PCD Mall (Sq. Ft.) Total (Sq. Ft.) Parking Spaces Buildings Original 925,000 1,470,000 5,945 Proposal 1, 176,150 1,246,150 (223,850) 5,902 Summit Mall - Revised PCD Site Design Original Proposal South Buffer 25'— 110' 75'— 150' West Buffer 201— 90' 501-100, North Buffer 10'— 140.' 30' — 80' East Buffer 30'— 135' 45'— 155' Entries 11 3 Summit Mall — Revised PCD Studies Performed • August 2000 — Summit Mall Commercial Development Plan — Simon Property Group • August 2000 — Traffic Study Report — Peters and Associates Engineers, Inc. September 2000 — Economic Input Assessment — SPG Research Summit Mall — Revised PCD Conditions of Approval: 1. Compliance with the Public Works requirements — 23 items. 2. Compliance with Utility, Fire Department and CATA requirements. 3. Edited list of C-3 permitted uses for the out parcels. 4. Taller retaining wall heights. 5. Simon Properties will pay 50% of the ULI Study. mull irr"Ve OMEW AN St1.MMttMAil. ... iT--` r^-'---.��--.�—•-•w ..,jp•�--.ti..�._, .., -7�,�„�„�� ' "�`^�`- •—:.- LIME ROUC, ARKA) SM — --,.ter,._ •. �.....�-•� SIMON • o iPi T 1�5 '• 4erl r 3Rrcpl messMS *nT, � � Li u.a,recm.. :r dig: j. KEY - "'T F.i �a8'HiriFF> T914R "ACKELMD FiWW Pt°itlifjFlFK4 isB:L A+T&u�uCli rx,•�3 � f9!.GAT&ifi.�iVIIlE6aRECR448E SWIS R raua�4rvAUKCwut3 '::I S�i /may ee++ �a y k `1' p Pf�OP051W �..FII�Wi{3Tililtt� g 15 SHaW�+I p,T �lAi'URiTY [neriwy'rpaetarn.rzrn+nia SCALE IN FEET A CD v v 0 N (D I cn 3 Pwv r CD O 0 -77 V7 _r � O v (D O o T- CD o 0 o cD v = C- 3 (D. 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