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HomeMy WebLinkAboutZ-4923-B Staff AnalysisOctober 21, 2004 ITEM NO.: J.1 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: FILE NO.: Z -4923-B Summit Mall Co., LLC Shackleford Crossings, LLC Southwest corner of S. Shackleford Road and Interstate 430 97.446 Acres Rezone from PCD to 0-2 and C-2 Future Office and Commercial Development Undeveloped SURROUNDING LAND USE AND ZONING North — Mixed Residential Office and Commercial uses (across 1-430); zoned R-2, 0-2, 0-3 and C-2 South — Mixed Residential, Office and Commercial uses (along Old Shackleford and S. Shackleford Roads); zoned R-2, 0-3, C-2, C-3 and PCD East — Camp Aldersgate (across S. Shackleford Road); zoned OS West — Single Family Residences (across 1-430); zoned R-2 PUBLIC WORKS COMMENTS: 1. Shackleford Road is classified on the Master Street Plan as minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With future development, provide design of streets conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. Intersection improvements and freeway ramp improvements may also be required. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Route 3 (Baptist Medical Center part-time route) runs along Aldersgate Road to the east. October 21, 2004 ITEM NO.: J.1 (Cont.) FILE NO.: Z -4923-B C. PUBLIC NOTIFICATION.- All OTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the John Barrow and Sandpiper Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for 0-2 and C-2 zoning for future office and commercial development. A land use plan amendment for a change to Community Shopping for the area to be zoned C-2 is a separate item on this agenda. The request for the 0-2 area does not require a change to the Land Use Plan. Master Street Plan: Shackleford is shown as a Minor Arterial on the Master Street Plan. Currently, Shackleford Road is built to a two-lane standard. Dedication of right-of-way and street improvements may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E. STAFF ANALYSIS: On December 1, 1987, the Board of Directors passed Ordinance No. 15,385 rezoning this 97 acre property from R-2/0-2 to PCD, establishing the Summit Mall — Long -Form PCD. The approved site plan included a shopping mall, office buildings, hotel, restaurants and associated parking. Over the years, the PCD received several time extensions from the Planning Commission. On April 3, 2001, the Board of Directors passed Ordinance No. 18,456, the Summit Mall — Revised PCD, as approved by the Planning Commission on September 14, 2000. Residents filed suit challenging the Board's April 3, 2001 decision. The court ruled in the City's favor. On February 24, 2004, the Board of Directors approved Ordinance NO. 19,057 which revoked Ordinance No. 18,456 (Summit Mall — Revised PCD). The City's official zoning maps currently designate the property as PCD — expired. 2 October 21, 2004 ITEM NO.: J.1 [Cont. FILE NO.: Shackleford Crossings, LLC (agent for Summit Mall, LLC) prospective owner of the 97.446 Acre property at the southwest corner of S. Shackleford Road and 1-430, is requesting to rezone the property from PCD -expired to "0-2" Office and Institutional District and "C-2" Shopping Center District. The applicant proposes to rezone the north 62.443 acres to C-2 and the south 35.003 acres to 0-2. The rezoning is proposed for future commercial and office development of the property. The 0-2 and C-2 zoning districts are site plan review districts, and future development of the property will require Planning Commission review and approval. The proposed site is undeveloped and heavily wooded, with varying degrees of slope throughout the property. Interstate 430 is located immediately north and west of the property, with Shackleford Road along the eastern boundary. Camp Aldersgate is located across Shackleford Road to the east. The property immediately south is also vacant and wooded. There is a Comcast Cable office building and tower along the west side of Shackleford Road which is surrounded by this 97 acre property. The general area contains a mixture of residential, office and commercial uses and zoning. The City's Future Land Use Plan designates this property as Mixed Office Commercial. A Land Use Plan amendment for a change to Community Shopping for the north 62.443 acres is a separate item on this agenda (Item #2). Staff does not support the requested 0-2 and C-2 rezoning. Staff feels that it is not appropriate to establish a zoning pattern for this large acreage tract without first reviewing a site plan for the property's development. The concerns raised over the years regarding the development of this property are still valid. These include traffic volume, street improvements, excavation, tree preservation, retaining walls and the effects of a large development on the surrounding properties, including Camp Aldersgate and Comcast. Therefore, staff feels that the proposed rezoning is premature. Staff would prefer to see a proposed PCD or POD development for the property, so the development issues associated with the property can be discussed simultaneously with a zoning/use plan. F. STAFF RECOMMENDATION: Staff recommends denial of the requested 0-2 and C-2 rezoning. 3 October 21, 2004 M NO.: J.1 (Cont. FILE NO.: Z -4923-B PLANNING COMMISSION ACTION: (JULY 29, 2004) Staff informed the Commission that the applicant submitted a letter requesting that the application be deferred to the September 9, 2004 agenda. Staff supported the deferral request. With a vote of 9 ayes, 0 nays and 2 absent, the Commission voted to waive their bylaws and accept the deferral request less than five (5) days prior to the public hearing. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the September 9, 2004 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The application was deferred. PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2004) Staff informed the Commission that the applicant submitted a letter requesting that the application be deferred to the October 7, 2004 Agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the October 7, 2004 Agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. The application was deferred. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) The applicant was present. There were no objectors present. Staff presented the item and requested that it be deferred to the October 21, 2004 meeting to allow for further review. Staff informed the Commission that the applicant had agreed to staffs deferral request. There was no further discussion. The item was placed on the Consent Agenda and approved for deferral to the October 21, 2004 meeting. The vote was 9 ayes, 0 noes and 2 absent. STAFF UPDATE: On October 11, 2004 the applicant amended the application from a proposed rezoning from PCD to 0-2/C-2 to a rezoning from PCD to "Conceptual PCD". The applicant submitted a conceptual site plan for the property, showing the north 62t acres being developed with C-2 permitted uses, the south 20t acres 4 October 21, 2004 ITEM NO.: J.1 FILE NO.: Z -4923-B being 0-2 permitted uses, and the middle 15t acres being a transition area where 0-2 or C-2 permitted uses will be allowed. The plan also shows four (4) out parcels along the Shackleford Road frontage, with three (3) main entry drives from Shackleford Road to serve the entire development. The total project will not exceed 1,000,000 square feet of gross building area. The applicant has noted that the commercial building area will not exceed 750,000 square feet, with office uses occupying a minimum of 25% or 250,000 square feet of the total gross floor area of the project. There will be a maximum of 25,000 square feet of restaurant use within the out parcels and 35,000 square feet of restaurant use within the interior commercial development, with the total gross floor area for restaurant uses not exceeding 50,000 square feet. The applicant has noted that a hotel/convention use may occupy up to 10 acres of the overall site. The development of the overall property will be done in phases. With the Conceptual PCD plan, each phase of development, beginning with Phase I, will require review and approval by the Planning Commission and Board of Directors. As part of the Conceptual PCD proposal, the applicant submitted a three-page list of development criteria to be placed on the property. The development criteria, along with possible other conditions, will be used as a guide when reviewing each phase of the property's development. The development criteria list is attached for Planning Commission review, and includes conditions related to right-of-way improvements, grading/excavation, landscaping/buffers, public transportation, signage, outdoor speakers, site lighting, dumpsters, building design/orientation, as well as other issues. Another condition included in the development criteria is compliance with a written agreement between the developer and Camp Aldersgate. As of this writing, staff does not have a copy of the final draft of that agreement. Staff hopes to have a copy of the final draft to forward to the Planning Commissioners prior to the public hearing. As noted in the development criteria, the site will be allowed up to 400,000 square feet of commercial building area with the existing 1-430 entry/exit ramps and overpass conditions. Prior to additional building area being constructed, the City's Traffic Engineer and the applicant's traffic engineer will review the traffic volume in the area. If this study indicates failure in the existing entry/exit ramps or overpass, the applicant will install necessary improvements as agreed between the applicant and the City, prior to any additional building area being constructed. Also noted in the development criteria, all Shackleford Road boundary street improvements will be made with Phase I development, including the Comcast frontage. Prior to Phase I development, the applicant must submit a written agreement with Comcast for dedication of right-of-way and construction of improvements. 5 October 21, 2004 ITEM NO.: ILE NO.: Z -4923-B The applicant has noted that because of the site's topography, site work for the entire 97+ acres will be done with Phase I development. As noted in the development criteria, an overall grading/excavation plan will be provided with Phase I site plan review. North/south and east/west sections and elevations must be provided, addressing retaining wall construction details and areas within the site where trees will be preserved. A grading permit for the site will not be issued until a building permit for Phase I construction is issued. Staff is supportive of the proposed "Conceptual PCD" zoning. Staff feels the list of development criteria, including the additional conditions as noted in the following "Staff Recommendation", adequately addresses the future development of the site. Staff feels that review and development of each phase adhering to these conditions/criteria will assure orderly development of this 97+ acre site. Staff believes that a Conceptual PCD is a good option for development of this property and, although not a much used process, has worked well in the past. A good example of a Conceptual PCD is "The Village at Rahling Road". This development had an initial commercial phase, with additional office and commercial uses being phased in. Each phase of development is reviewed and approved by the Planning Commission and Board of Directors. Staff feels that the proposed "Conceptual PCD" zoning will have no adverse impact on the surrounding properties or the general area. The Public Works Department is in the process of reviewing the development criteria/conditions as proposed by the applicant. Additional comments from Public Works may be forthcoming regarding several of these issues. Revised Staff Recommendation: Staff recommends approval of the requested "Conceptual PCD" rezoning, subject to the following conditions: 1. Each phase of development, beginning with Phase I, will require Planning Commission and Board of Directors approval. 2. Compliance with the attached development criteria/conditions as proposed by the applicant and dated October 14, 2004. 3. Compliance with the Public Works conditions as noted in paragraph A. of the staff report. 4. Cross access must be provided between the commercial and office components of the overall site development. 5. The proposed out parcels are to have no direct access to Shackleford Road. R October 21, 2004 ITEM NO.: J.1 (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z -4923-B (OCTOBER 21, 2004) Hank Kelley was present, representing the application. There was one (1) person present with concerns. Staff presented the revised application (Shackleford Crossings — Conceptual PCD), with a recommendation of approval, Ruth Bell addressed the Commission with concerns. She noted that the proposed Conceptual PCD was better than the previously requested 0-2/C-2 rezoning and the previously approved Summit Mall PGD. She expressed concern with grading the entire site with Phase I development. She stated that she wanted to be sure that areas of the site graded with Phase 1 development and not in Phase I would not be unsightly. Hank Kelley addressed the Commission in support of the application. He briefly explained the Conceptual PCD, noting that the approved use of the property would be established, which would allow him to market the property. He noted that the Highway Department would not allow any work in the right-of-way until a development plan for the property is approved. He explained that the site needed to be graded at one time and that buffers and screening would be maintained as required. He also noted that Camp Aldersgate had submitted a draft of conditions to him and he had agreed to them. He explained that the conditions as proposed should assure orderly development of the property. There was a motion to approve the "Conceptual PCD", subject to the conditions as recommended by staff. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application, as revised to a "Conceptual PCD", was approved. F Conditions on 97.446 Acres at the Southwest Comer of I-430 and S. Shackleford Road October 14, 2004 OFFSITEMEROVEMENT COSTS The building areas of the site will be allowed up to a total of 400,000 square feet of commercial and office building area with the existing overpass and bridge conditions. Prior to any additional building areas being added, the applicant's traffic engineer will review the volume of traffic with the City Engineer to determine the LOS grading. Should the volume demonstrate failure of the related exits, entrances and bridge traffic volumes then the applicant shall install necessary improvements as agreed between applicant and the city to said intersection before additional commercial space or office space could be built on the subject site. RIGHT-OF-WAY ISSUES: ❑ A traffic study must be submitted by the developer and approved by the City's Traffic Engineer, with development complying with recommendations of the study as approved by the Traffic Engineer. ❑ All improvements to Shackleford Road full width required by the Boundary Street Improvements ordinance shall be constructed with Phase I development. In addition to those required by the ordinance, the improvements made during Phase I along Shackleford Road shall also include streetlights, turning lanes at intersections and entry points and traffic signals at locations as determined by Little Rock's Traffic Engineering Department. In addition, a traffic signal shall be installed on the I-430 north bound off ramp at the time of the Phase I improvements. ❑ Phase I Shackleford Road improvements shall include the Comcast frontage. Provide written agreement with Comcast for dedication of right-of-way and construction of improvements. ❑ The Highway Department I-430 right-of-way shall remain undisturbed until the applicant has received approval of any alteration plan with the Highway Department. The clearing of undergrowth and trees will be restricted to a caliper of less than six (6") inches complying with the current practices of the Highway Department. GRADING AND EXCAVATION ISSUES: ❑ Provide overall grading plan for the entire property with Phase I site plan review. Grading plan must note areas within the site where trees will be preserved, address retaining wall construction details and identify variances from the Land Alterations Ordinance. Along with the Phase I site plan review, the applicant shall seek approval of a "phased grading plan" and provide justification for and seek approval for clearing, excavation and filling areas both inside and outside the Phase I development area in order to minimize hauling off excess materials or importing borrow materials. ❑ North/south and east/west sections and elevations must be provided with grading plan. ❑ A grading permit will be issued in conjunction with the first building permit that allows clearing and grading in conformance with the phased grading plan approved by the Commission. Modifications to the phased grading plan will be dealt with according to Sections 29-189 (e) & (f) of the Land Alterations ordinance. LANDSCAPING AND BUFFER ISSUES: ❑ During Phase I site work, the required land use and street buffers must be preserved. ❑ Construction fencing must be in place to protect all required buffers prior to the initiation of any site work. ❑ All portions of the property shall be landscaped in compliance with the City's Landscape Ordinance. PUBLIC TRANSPORTATION ISSUES: ❑ Prior to submittal of Phase I site plan review to the Planning Commission, the developer shall meet with Central Arkansas Transit Authority representatives to discuss opportunities for providing bus facilities (pull-outs, internal circulation, etc.). ❑ The site development plan for the entire property must be designed to provide adequate internal pedestrian circulation. SIGNAGE ISSUES: ❑ All wall and directional signage must comply with the City's Zoning Ordinance, unless otherwise approved by the Planning Commission during site plan review. ❑ The commercial portion of the development will be limited to two (2) ground - mounted signs, one (1) at an entry drive from Shackleford Road and one along the I-430 Freeway area. Each sign shall have a maximum height of 36 feet and a maximum area of 320 square feet. ❑ The office portion of the development will be limited to one (1) ground -mounted sign at the entry drive from Shackleford Road. The sign shall have a maximum height of six (6) feet and a maximum area of 64 square feet. ❑ Out parcels within the commercial portion of the property shall be restricted to one (1) monument -type ground -mounted sign per out parcel. Each sign shall have a maximum height of 10 feet and a maximum area of 100 square feet. ❑ Any retail or retail commercial sign lighting along Shackleford Road or within 200' feet thereof must be turned off I/z hour after store closing and not be turned on prior to %Z hour before store opening. OTHER SITE DESIGN ISSUES: ❑ Total project shall not exceed 1,000,000 square feet of area. ❑ Commercial/Retail buildings constructed on the property shall not exceed a total of 750,000 square feet of gross floor area, with a maximum of 25,000 square feet of restaurant uses on outparcels and 35,000 square feet of restaurant uses on the balance of project with a total maximum restaurant use for the entire property not to exceed 50,000 square feet. ❑ Buildings constructed containing permitted 0-2 uses shall be at least 25%, or 250,000, of the total gross floor area of the project. ❑ Hotel and Convention use available on this site. Project to be in keeping with design of others on Chenal or Shackleford Road. Size not to exceed 10 acres. ❑ All site lighting must be low-level, directed away from adjacent property, shielded downward and into the site. ❑ Use of outdoor speaker or sound amplification system shall be prohibited on the property except for 1/2 hour before and after the advertiser's hours of being open to the general public. The operation of any such speaker and system is limited to those that do not emit sound that is plainly audible from South Shackleford Road or at a distance of two hundred feet or more from the source of such sound. ❑ Any dumpster or trash receptacle must be oriented away from Shackleford Road and screened as per the City's Zoning Ordinance requirements. ❑ Servicing of dumpsters or trash receptacles must be during day light hours only. ❑ The design of buildings on the site must be approved by the Planning Commission during the site plan review process. ❑ All service/loading dock doors shall be oriented away from Shackleford and provide proper screening. ❑ Maximum building height on the property will not exceed 45' unless approved by the Planning Commission consistent with the height regulations as allowed within the 0-2 zoning district for the office portion of the development. ❑ Compliance with the written agreement between the developer and Camp Aldersgate. FILE NO.: Z -4923-B Owner: Summit Mall Co., LLC Applicant: Shackleford Crossings, LLC Location: Southwest corner of S. Shackleford Road and Interstate 430 Area: 97.446 Acres Request: Rezone from PCD to 0-2 and C-2 Purpose: Future Office and Commercial Development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONI A. North — Mixed Residential Office and Commercial uses (across 1-430); zoned R-2, 0-2, 0-3 and C-2 South — Mixed Residential, Office and Commercial uses (along Old Shackleford and S. Shackleford Roads); zoned R-2, 0-3, C-2, C-3 and PCD East — Camp Aldersgate (across S. Shackleford Road); zoned OS West — Single Family Residences (across 1-430); zoned R-2 PUBLIC WORKS COMMENTS: 1. Shackleford Road is classified on the Master Street Plan as minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With future development, provide design of streets conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. Intersection improvements and freeway ramp improvements may also be required. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Route 3 (Baptist Medical Center part-time route) runs along Aldersgate Road to the east. FILE NO.: Z -4923-B (Cont.) C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the John Barrow and Sandpiper Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for 0-2 and C-2 zoning for future office and commercial development. A land use plan amendment for a change to Community Shopping for the area to be zoned C-2 is a separate item on this agenda. The request for the 0-2 area does not require a change to the Land Use Plan. Master Street Plan: Shackleford is shown as a Minor Arterial on the Master Street Plan. Currently, Shackleford Road is built to a two-lane standard. Dedication of right-of-way and street improvements may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E. STAFF ANALYSIS: On December 1, 1987, the Board of Directors passed Ordinance No. 15,385 rezoning this 97 acre property from R-2/0-2 to PCD, establishing the Summit Mall — Long -Form PCD. The approved site plan included a shopping mall, office buildings, hotel, restaurants and associated parking. Over the years, the PCD received several time extensions from the Planning Commission. On April 3, 2001, the Board of Directors passed Ordinance No. 18,456, the Summit Mall — Revised PCD, as approved by the Planning Commission on September 14, 2000. Residents filed suit challenging the Board's April 3, 2001 decision. The court ruled in the City's favor. On February 24, 2004, the Board of Directors approved Ordinance NO. 19,057 which revoked Ordinance No. 18,456 (Summit Mall — Revised PCD). The City's official zoning maps currently designate the property as PCD — expired. 'r: FILE NO.: Z -4923-B (Cont. Shackleford Crossings, LLC (agent for Summit Mall, LLC) prospective owner of the 97.446 Acre property at the southwest corner of S. Shackleford Road and 1-430, is requesting to rezone the property from PCD -expired to "0-2" Office and Institutional District and "C-2" Shopping Center District. The applicant proposes to rezone the north 62.443 acres to C-2 and the south 35.003 acres to 0-2. The rezoning is proposed for future commercial and office development of the property. The 0-2 and C-2 zoning districts are site plan review districts, and future development of the property will require Planning Commission review and approval. The proposed site is undeveloped and heavily wooded, with varying degrees of slope throughout the property. Interstate 430 is located immediately north and west of the property, with Shackleford Road along the eastern boundary. Camp Aldersgate is located across Shackleford Road to the east. The property immediately south is also vacant and wooded. There is a Comcast Cable office building and tower along the west side of Shackleford Road which is surrounded by this 97 acre property. The general area contains a mixture of residential, office and commercial uses and zoning. The City's Future Land Use Plan designates this property as Mixed Office Commercial. A Land Use Plan amendment for a change to Community Shopping for the north 62.443 acres is a separate item on this agenda (Item #2). Staff does not support the requested 0-2 and C-2 rezoning. Staff feels that it is not appropriate to establish a zoning pattern for this large acreage tract without first reviewing a site plan for the property's development. The concerns raised over the years regarding the development of this property are still valid. These include traffic volume, street improvements, excavation, tree preservation, retaining walls and the effects of a large development on the surrounding properties, including Camp Aldersgate and Comcast. Therefore, staff feels that the proposed rezoning is premature. Staff would prefer to see a proposed PCD or POD development for the property, so the development issues associated with the property can be discussed simultaneously with a zoning/use plan. F. STAFF RECOMMENDATION: Staff recommends denial of the requested 0-2 and C-2 rezoning. t1 FILE NO.: Z -4923-B PLANNING COMMISSION ACTION: (JULY 29, 2004) Staff informed the Commission that the applicant submitted a letter requesting that the application be deferred to the September 9, 2004 agenda. Staff supported the deferral request. With a vote of 9 ayes, 0 nays and 2 absent, the Commission voted to waive their bylaws and accept the deferral request less than five (5) days prior to the public hearing. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the September 9, 2004 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The application was deferred. PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2004) Staff informed the Commission that the applicant submitted a letter requesting that the application be deferred to the October 7, 2004 Agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the October 7, 2004 Agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. The application was deferred. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) The applicant was present. There were no objectors present. Staff presented the item and requested that it be deferred to the October 21, 2004 meeting to allow for further review. Staff informed the Commission that the applicant had agreed to staff's deferral request. There was no further discussion. The item was placed on the Consent Agenda and approved for deferral to the October 21, 2004 meeting. The vote was 9 ayes, 0 noes and 2 absent. STAFF UPDATE: On October 11, 2004 the applicant amended the application from a proposed rezoning from PCD to 0-2/C-2 to a rezoning from PCD to "Conceptual PCD". The applicant submitted a conceptual site plan for the property, showing the north 62t acres being developed with C-2 permitted uses, the south 20t acres being 0-2 permitted uses, and the middle 15t acres being a transition area 4 FILE NO.: Z-4923-B(Cont.) where 0-2 or C-2 permitted uses will be allowed. The plan also shows four (4) out parcels along the Shackleford Road frontage, with three (3) main entry drives from Shackleford Road to serve the entire development. The total project will not exceed 1,000,000 square feet of gross building area. The applicant has noted that the commercial building area will not exceed 750,000 square feet, with office uses occupying a minimum of 25% or 250,000 square feet of the total gross floor area of the project. There will be a maximum of 25,000 square feet of restaurant use within the out parcels and 35,000 square feet of restaurant use within the interior commercial development, with the total gross floor area for restaurant uses not exceeding 50,000 square feet. The applicant has noted that a hotel/convention use may occupy up to 10 acres of the overall site. The development of the overall property will be done in phases. With the Conceptual PCD plan, each phase of development, beginning with Phase I, will require review and approval by the Planning Commission and Board of Directors. As part of the Conceptual PCD proposal, the applicant submitted a three-page list of development criteria to be placed on the property. The development criteria, along with possible other conditions, will be used as a guide when reviewing each phase of the property's development. The development criteria list is attached for Planning Commission review, and includes conditions related to right-of-way improvements, grading/excavation, landscaping/buffers, public transportation, signage, outdoor speakers, site lighting, dumpsters, building design/orientation, as well as other issues. Another condition included in the development criteria is compliance with a written agreement between the developer and Camp Aldersgate. As of this writing, staff does not have a copy of the final draft of that agreement. Staff hopes to have a copy of the final draft to forward to the Planning Commissioners prior to the public hearing. As noted in the development criteria, the site will be allowed up to 400,000 square feet of commercial building area with the existing 1-430 entry/exit ramps and overpass conditions. Prior to additional building area being constructed, the City's Traffic Engineer and the applicant's traffic engineer will review the traffic volume in the area. If this study indicates failure in the existing entry/exit ramps or overpass, the applicant will install necessary improvements as agreed between the applicant and the City, prior to any additional building area being constructed. Also noted in the development criteria, all Shackleford Road boundary street improvements will be made with Phase I development, including the Comcast frontage. Prior to Phase I development, the applicant must submit a written agreement with Comcast for dedication of right-of-way and construction of improvements. 5 FILE NO.: Z -4923-B (Cont. The applicant has noted that because of the site's topography, site work for the entire 97+ acres will be done with Phase I development. As noted in the development criteria, an overall grading/excavation plan will be provided with Phase I site plan review. North/south and east/west sections and elevations must be provided, addressing retaining wall construction details and areas within the site where trees will be preserved. A grading permit for the site will not be issued until a building permit for Phase I construction is issued. Staff is supportive of the proposed "Conceptual PCD" zoning. Staff feels the list of development criteria, including the additional conditions as noted in the following "Staff Recommendation", adequately addresses the future development of the site. Staff feels that review and development of each phase adhering to these conditions/criteria will assure orderly development of this 97+ acre site. Staff believes that a Conceptual PCD is a good option for development of this property and, although not a much used process, has worked well in the past. A good example of a Conceptual PCD is "The Village at Rahling Road". This development had an initial commercial phase, with additional office and commercial uses being phased in. Each phase of development is reviewed and approved by the Planning Commission and Board of Directors. Staff feels that the proposed "Conceptual PCD" zoning will have no adverse impact on the surrounding properties or the general area. The Public Works Department is in the process of reviewing the development criteria/conditions as proposed by the applicant. Additional comments from Public Works may be forthcoming regarding several of these issues. Revised Staff Recommendation: Staff recommends approval of the requested "Conceptual PCD" rezoning, subject to the following conditions: 1. Each phase of development, beginning with Phase I, will require Planning Commission and Board of Directors approval. 2. Compliance with the attached development criteria/conditions as proposed by the applicant and dated October 14, 2004. 3. Compliance with the Public Works conditions as noted in paragraph A. of the staff report. 4. Cross access must be provided between the commercial and office components of the overall site development. 5. The proposed out parcels are to have no direct access to Shackleford Road. C-9 FILE NO.: Z -4923-B (Cont. PLANNING COMMISSION ACTION: (OCTOBER 21, 2004) Hank Kelley was present, representing the application. There was one (1) person present with concerns. Staff presented the revised application (Shackleford Crossings — Conceptual PCD), with a recommendation of approval. Ruth Bell addressed the Commission with concerns. She noted that the proposed Conceptual PCD was better than the previously requested 0-2/C-2 rezoning and the previously approved Summit Mall PCD. She expressed concern with grading the entire site with Phase I development. She stated that she wanted to be sure that areas of the site graded with Phase I development and not in Phase I would not be unsightly. Hank Kelley addressed the Commission in support of the application. He briefly explained the Conceptual PCD, noting that the approved use of the property would be established, which would allow him to market the property. He noted that the Highway Department would not allow any work in the right-of-way until a development plan for the property is approved. He explained that the site needed to be graded at one time and that buffers and screening would be maintained as required. He also noted that Camp Aldersgate had submitted a draft of conditions to him and he had agreed to them. He explained that the conditions as proposed should assure orderly development of the property. There was a motion to approve the "Conceptual PCD", subject to the conditions as recommended by staff. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application, as revised to a "Conceptual PCD", was approved. 7 F-4123�-8 opeys) Conditions on 97.446 Acres at the Southwest Corner of I-430 and S. Shackleford Road October 14,200 OFFSITEIIIVIPROVEMENT COSTS The building areas of the site will be allowed up to a total of 400,000 square feet of commercial and office building area with the existing overpass and bridge conditions. Prior to any additional building areas being added, the applicant's traffic engineer will review the volume of traffic with the City Engineer to determine the LOS grading. Should the volume demonstrate failure of the related exits, entrances and bridge traffic volumes then the applicant shall install necessary improvements as agreed between applicant and the city to said intersection before additional commercial space or office space could be built on the subject site. RIGHT-OF-WAY ISSUES: ❑ A traffic study must be submitted by the developer and approved by the City's Traffic Engineer, with development complying with recommendations of the study as approved by the Traffic Engineer. ❑ All improvements to Shackleford Road full width required by the Boundary Street Improvements ordinance shall be constructed with Phase I development. In addition to those required by the ordinance, the improvements made during Phase I along Shackleford Road shall also include streetlights, turning lanes at intersections and entry points and traffic signals at locations as determined by Little Rock's Traffic Engineering Department. In addition, a traffic signal shall be installed on the I-430 north bound off -ramp at the time of the Phase I improvements. ❑ Phase I Shackleford Road improvements shall include the Comcast frontage. Provide written agreement with Comcast for dedication of right-of-way and construction of improvements. ❑ The Highway Department I-430 right-of-way shall remain undisturbed until the applicant has received approval of any alteration plan with the Highway Department. The clearing of undergrowth and trees will be restricted to a caliper of less than six (6") inches complying with the current practices of the Highway Department. GRADING AND EXCAVATION ISSUES: ❑ Provide overall grading plan for the entire property with Phase I site plan review. Grading plan must note areas within the site where trees will be preserved, address retaining wall construction details and identify variances from the Land Alterations Ordinance. Along with the Phase I site plan review, the applicant shall seek approval of a "phased grading plan" and provide justification for and seek approval for clearing, excavation and filling areas both inside and outside the Phase I development area in order to minimize hauling off excess materials or importing borrow materials. ❑ North/south and east/west sections and elevations must be provided with grading plan. ❑ A grading permit will be issued in conjunction with the first building permit that allows clearing and grading in conformance with the phased grading plan approved by the Commission. Modifications to the phased grading plan will be dealt with according to Sections 29-189 (e) & (f) of the Land Alterations ordinance. LANDSCAPING AND BUFFER ISSUES: ❑ During Phase I site work, the required land use and street buffers must be preserved. ❑ Construction fencing must be in place to protect all required buffers prior to the initiation of any site work. ❑ All portions of the property shall be landscaped in compliance with the City's Landscape Ordinance. PUBLIC TRANSPORTATION ISSUES: ❑ Prior to submittal of Phase I site plan review to the Planning Commission, the developer shall meet with Central Arkansas Transit Authority representatives to discuss opportunities for providing bus facilities (pull-outs, internal circulation, etc.). ❑ The site development plan for the entire property must be designed to provide - adequate internal pedestrian circulation. SIGNAGE ISSUES: ❑ All wall and directional signage must comply with the City's Zoning Ordinance, unless otherwise approved by the Planning Commission during site plan review. ❑ The commercial portion of the development will be limited to two (2) ground - mounted signs, one (1) at an entry drive from Shackleford Road and one along the I-430 Freeway area. Each sign shall have a maximum height of 36 feet and a maximum area of 320 square feet. ❑ The office portion of the development will be limited to one (1) ground -mounted sign at the entry drive from Shackleford Road. The sign shall have a maximum height of six (6) feet and a maximum area of 64 square feet. ❑ Out parcels within the commercial portion of the property shall be restricted to one (1) monument -type ground -mounted sign per out parcel. Each sign shall have a maximum height of 10 feet and a maximum area of 100 square feet. ❑ Any retail or retail commercial sign lighting along Shackleford Road or within 200' feet thereof must be tamed off %2 hour after store closing and not be turned on prior to %2 hour before store opening. OTHER SITE DESIGN ISSUES: ❑ Total project shall not exceed 1,000,000 square feet of area. ❑ Commercial/Retail buildings constructed on the property shall not exceed a total of 750,000 square feet of gross floor area, with a maximum of 25,000 square feet of restaurant uses on outparcels and 35,000 square feet of restaurant uses on the balance of project with a total maximum restaurant use for the entire property not to exceed 50,000 square feet. ❑ Buildings constructed containing permitted 0-2 uses shall be at least 25%, or 250,000, of the total gross floor area of the project. ❑ Hotel and Convention use available on this site. Project to be in keeping with design of others on Chenal or Shackleford Road. Size not to exceed 10 acres. ❑ All site lighting must be low-level, directed away from adjacent property, shielded downward and into the site. ❑ Use of outdoor speaker or sound amplification system shall be prohibited on the property except for 1/2 hour before and after the advertiser's hours of being open to the general public. The operation of any such speaker and system is limited to those that do not emit sound that is plainly audible from South Shackleford Road or at a distance of two hundred feet or more from the source of such sound. ❑ Any dumpster or trash receptacle must be oriented away from Shackleford Road and screened as per the City's Zoning Ordinance requirements. ❑ Servicing of dumpsters or trash receptacles must be during day light hours only. ❑ The design of buildings on the site must be approved by the Planning Commission during the site plan review process. ❑ All service/loading dock doors shall be oriented away from Shacideford and provide proper screening. ❑ Maximum building height on the property will not exceed 45' unless approved by the Planning Commission consistent with the height regulations as allowed within the 0-2 zoning district for the office portion of the development. ❑ Compliance with the written agreement between the developer and Camp Aldersgate.