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HomeMy WebLinkAboutZ-4923-C Staff AnalysisAugust 18, 2005 ITEM NO.: 7 FILE NO.: Z-4 NAME: Shackleford Crossing Revised Long -form PCD LOCATION: Located on the Southwest corner of 1-430 and Shackleford Road DEVELOPER: Shackleford Crossing, LLC 2200 North Rodney Parham Road, Suite 210 Little Rock, AR 72212 17nir-_INIPPP- Development Consultant Inc. 2200 North Rodney Parham Road, Suite 210 Little Rock, AR 72212 AREA: 94.87 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 16 Conceptual PCD FT. NEW STREET: 0 LF Conceptual plan for Commercial and Office Uses Revised PCD PROPOSED USE: Phase I of the Development to contain the retail portion of the development VARIAN CESNVAIVERS REQUESTED: A variance to allow advanced grading of the site. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23, 2004, approving a Conceptual PCD known as Shackleford Crossing Long -form PCD, which was located at the southwest corner of South Shackleford Road and Interstate 430. The conceptual plan included the north 62 acres being developed with C-2 permitted uses, the south 20 acres being 0-2 permitted uses and the middle 15 acres being a transition area where 0-2 and C-2 permitted Lises would be allowed. The plan also showed four out parcels along the Shackleford Road frontage, with three main entry drives from Shackleford Road. The total project would consist of 1,000,000 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. PILE NO.: 2-4923-C square feet of gross building area. The applicant noted that the commercial building area would 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 would 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 a total gross floor area for restaurant use not exceeding 50,000 square feet. The applicant noted that a hotel/convention use would possibly occupy up to 10 acres of the overall development. The development of the overall property would be done in phases with the Conceptual PCD plan, each phase of the development, beginning with the Phase I, would require review and approval by the Planning Commission and Board of Directors. As a 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 included conditions related to right of way improvements, gradinglexcavation, 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 was compliance with a written agreement between the developer and Camp Aldersgate. (Both reproduced below.) The site would allow the development of 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 would review the traffic volume in the area and if the study indicated failure the existing entry/exit ramps or overpass, the applicant would install necessary improvements as agreed between the applicant and the City, prior to any additional building area being constructed. All boundary street improvements would be installed on Shackleford Road with the Phase I portion of the development. The applicant noted that because of the site's topography, site work for the entire 97 acres would be done with Phase I of the development. An overall grading/excavation plan would be provided with the Phase I site plan review. North/south and east/west cross sections would be provided, addressing retaining wall construction details and areas within the site where trees would be preserved. A grading permit for the site would not be issued until a building permit for Phase I construction was issued. The following list the previously approved criteria/conditions, which were imposed by the developer and approved by the Board of Directors in the approval process: Conditions on 97.446 Acres at the Southwest Corner of 1-430 and S. Shackleford Road - October 14, 2004 7 August 18, 2005 SUBDIVISION ITEM NO.- 7 (Cont. OFFSITE/IMPROVEMENT COSTS: FILE NO.: 2-4923-C 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 1-430 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 1-430 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 3 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-C 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: o During Phase I site work, the required land use and street buffers must be preserved. o 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.). o 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 1-430 Freeway area. Each sign shall have a maximum height of 36 feet and a maximum area of 320 square feet. o 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 2 August 18, 2005 SUBDIVISION ITEM NO.: 7_(Cont-)_FILE NO.: Z -4923-C 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 Y2 hour after store closing and not be turned on prior to Y2 hour before store opening. OTHE 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 out parcels 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 re=view process. 5 August 18, 2005 SUBDIVISION M NO.: 7 {Cont. FILE NO.: Z -4923-C ❑ 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. CONDITIONS - CAMP ALDERSGATE — November 8, 2004 1. Water Quality Assurance. Developer agrees to comply with all current local, state, and federal law regarding water run off and detention. Prior to the issuance of any grading permit, Camp Aldersgate or the Developer will obtain from ADEQ or other appropriate agency and share with one another the watershed affecting Camp Aldersgate. Developer will ensure that the water quality and quantity from the Property will not adversely affect either the quality or quantity of Camp Aldersgate's existing watershed. 2. Shackleford Road Improvements. This letter agreement is conditioned upon the signatories' written agreement to the final specifications of road widening plan for Shackleford Road as approved by the City of Little Rock. Nonetheless, Developer agrees to widen Shackleford Road to two through lanes in each direction plus a turn lane as approved by the City of Little Rock in front of Shackleford Crossings without cost or expense to Camp Aldersgate. It is understood that Camp Aldersgate will not be required to dedicate land for the widening of Shackleford Road or for any additional rights-of- way that may be needed in conjunction with its widening. 3. Lighting and Signage. Freestanding (lighted or unlighted) pole signs will be permitted only within 50 feet of the property's (1) west and northwest boundaries that abut the property comprising 1-430 or its rights-of-way and (2) 500 northern most feet of the east [:9 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont) FILE NO.: Z -4923-C boundary that abuts Shackleford Road as measured from the intersection of Shackleford Road and 1-430's right-of-way. The Property's parking lot lights shall not exceed 30 feet in height or be directed towards adjoining properties or roadways. The Property's parking lot lights shall be full cutoff, metal halide fixtures that utilize 400 watt or less horizontal bulbs with flat lenses to control glare and over spill of lighting. No downward lighting fixtures shall be permitted on the Property except those specifically designed to light parking areas, service drives, sidewalks, and areas necessary for the protection of persons or property, and none shall exceed the height or foot candle specifications of the Property's parking lot lights. Signage for the remaining portions of the Property shall comply with Section 36-346(f) and 347 of the Little Rock Code as currently enacted. Any monument signs erected within 100 feet of Shackleford Road shall be oriented perpendicular to Shackleford Road. Vertical illumination of any monument signs shall not exceed 0.1 -foot candle measured on a vertical plane. Any eastern facing signs visible from Camp Aldersgate's property, except those freestanding pole signs permitted above, shall remain unlighted except for '/2 hour before and after the advertiser's hours of being open to the general public. 4. Use Restrictions. Developer agrees to place certain restrictions on the Property limiting certain uses which are currently permitted or conditional uses under the City's current C- 2 zoning classification, which use restrictions are attached as Attachment "A". This requirement shall also apply if Developer elects to self develop any of the Property. 5. Use of Outdoor Speakers. Use of outdoor speaker or sound amplification system shall be prohibited on the Property except for Y2 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 omit 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. 6. Legal Matters and Continuing Cooperation. Developer agrees to provide a declaration of restrictive covenants consistent with the terms of this letter and in a form acceptable to Camp Aldersgate that will be 7 August 18, 2005 SUBDIVISION ITEM NO. - 7 (Cont. FILE NO.: Z -4923-C part of the land for future uses and will file said declaration as part of the public record. Approval of said form shall not be unreasonably withheld. Developer covenants that in connection with Camp Aldersgate's pledge of future cooperation with Shackleford Crossings, that Developer and its consultants will periodically provide Camp Aldersgate's Executive Director with reports concerning the status of development at the site to the extent that such development touches or impacts Camp Aldersgate. For instance, Developer will provide Camp Aldersgate with copies of any water quality testing and monitoring performed by the engineering firm engaged to provide these services in a reasonably timely manner. Developer shall provide reasonable prior notice of the commencement of excavation be given to the Executive's Director in order that any necessary on-site preparations be made at Camp Aldersgate. The provisions of this letter shall be incorporated into (1) the final plan of development and the zoning ordinance amendments approved by the City of. Little Rock and (2) any site plans or building plans to be approved by the City of Little Rock for any parcel within the Property. The enumerated restrictions above shall automatically terminate in the event either Camp Aldersgate is no longer owned by the Women's Division of the United Methodist Church or other 501(c)(3) non-profit corporation or its property is no longer used for purely charitable purposes. ATTACHMENT "A" Excluded Uses from Property's C-2 Zonin : a. Bar, lounge, or tavern (except as part of restaurant or hotel use) b. Cabinet and woodwork shop. c. College dormitory. d. College fraternity or sorority. e. 24 hour Community welfare or health center. f. Feed store. g. Group care facility. h. Lodge or fraternal organization. i. Mortuary or funeral home. j. Pawnshop. k. Private club with dining or bar service. I. Recycling facility, automated. m. Taxidermist. n. Ambulance service post. August 18, 2005 SUBDIVISION ITEM NO.: 7 (Cont. /0 FILE NO.: Z -4923-C o. Auto parts, sales with limited motor vehicle parts installation shall be limited to Block A provided that building small be no closer than 200 feet of Shackleford Road right-of-way. Auto repair bay doors shall not face Shackleford Road right-of-way. Auto repair bay doors shall not face Shackleford Road. Enhanced landscaping shall be provided with the parking area fronting the bay door, which shall include trees at 30 feet on center in the area fronting the bay. p. Bus station and terminal. q. Crematorium. r. Upholstery shop, furniture. s. Upholstery shop, auto. t. Appliance repair, excepting as part of a larger use. PROPOSAL/REQUEST: The applicant is now providing the development plan to further define the prior approval and show a site plan for Phase I of the Commercial portion of the project. The applicant has also included the development of one of the office lots. With the request, the applicant has indicated the subdivision of the site with sixteen lots and out -parcels. The applicant has expanded the previously approved site area to include the Comcast tract on Shackleford Road and incorporate this area into the overall project plan. The applicant is requesting that the land be an addition to the out -parcel area and parking space but the applicant is not seeking any addition to the total allowable square footage. The applicant has indicated all the conditions that were a part of the prior Conceptual P.G.D. approval are again agreed to and incorporated into this submittal with one revision. The one change that is requested from the prior conditions is the second bullet point under "Other Site Design Issues" and is an increase in the allowable restaurant square footage and the addition of a minimum parking ratio requirement for restaurants on the site imposed by the developer. 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 40,000 square feet of restaurant uses on out parcels 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 09-,9D0 65,000 square feet. Additionall i all restaurants shall have a arking ratio of not less than 12 s aces er 1 000 s Mare feet calculated inde endently of retail parkin2 ratios. 9 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-C The applicant indicated their understanding of the limits placed on restaurant area was the result of concerns with the level of parking that was required for restaurants. The applicant indicated their hope is with the addition of the required parking ratios, staff's concerns would be alleviated. The applicant provided as an Attachment a rendered site plan of the intersection of the "Main Street" portion of the retail development. The applicant stated the rendering was intended to show the character of the retail development. The developer indicated the actual building design has not been completed, but the intent is for the buildings to look as if they have been built over time and by multiple designers to give the look, feel, and sense of place that is reminiscent of a village, marketplace, or Main Street atmosphere. According to the applicant the final design will include extensive hardscape and landscape design that provide for excellent pedestrian circulation throughout the shopping center. B. EXISTING CONDITIONS: 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. The Comcast Cable office building and tower has been included in the current proposal. The general area contains a mix of residential, office and commercial uses. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. The Sandpiper Neighborhood Association, the John Barrow Neighborhood Association, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. A traffic stud was provided to the staff on Tuesday, July 26t", 15 days after the July 11t filing deadline. That study is still under staff review. A preliminary review of the study indicates that all approval conditions for the previous zoning action are not in this submittal. 2. As of this writing, no written grading plan as been provided that addresses all of the conditions for approval of the preliminary zoning for the site. Verbal indications are that the applicant does not wish to follow a phased grading 10 August 18, 2005 SUBDIVISION NO.: 7 [Cont. FILE NO.: Z -4923-C plan as indicated in the previous approvals or maintain temporary buffers around the site. The apparent proposal is to clear all phases of the project with the first building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A 30 -foot easement adjacent to Shackleford Road is needed to provide service to the development. Contact Entergy at 954-5158 for additional details. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Please submit two copies of the plans for the proposed water facilities to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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 an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owned Line Agreement is required. 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. Fire Department'. Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. LATA: During the development of this parcel, the Central Arkansas Transit Authority requests that a bus turnout be included as part of the project as a terminal point for CAT Route #3 Baptist Medical Center. The turnout will need to be placed at a location that will allow direct access for the bus, both entering and leaving the shopping center. The bus will need to be able to reenter Shackleford Road northbound from the shopping center at a signal -protected location. Contact Central Arkansas Transit Authority at 375-6717 for additional details. 11 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-G F. I SSU E5ITECHN 1 CAVD ESI G N. Plannin ❑ivision: This request is located in the 1-430 Planning Dis ri t. e Land Use Plan shows Mixed Office Commercial for this property. applicant has applied for a revision to a PCD (Planned Commercial Development) that was approved for a conceptual commercial development. This revision would define the specific development plan daesanat add additional 392,000 u� re feet mmercialf areaail and to the restaurant space. The revision currently approved conceptual PCD for the overall area, thus not requiring a change to the Land Use Plan. Master Street Plan: Shackleford Road is shown as a Minor Arterial on the Master Street Plan. The purpose of a Minor Arterial is to provide connections to and through an urban area. This development could cause a large amount of traffic in and out of this area. Entrances and exits to this site should be controlled to minimize any potential conflict. Currently, Shackleford Road is built to a two-lane standard. Dedication of right-of-way and street improvements may be required. Bicycle _Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Cit -Recognized Nei hborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Areas set aside for buffers and landscaping appear to meet with ordinance requirements. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Additional credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of six inch caliper or larger. 12 August 18, 2005 SUBDIVISION ITEM ND.: 7 Can#. FILE NO.: Z -4923- G, SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a number of technical issues related to the proposed development, which remained unresolved. Staff stated the previous agreement included specifics related to signage, site lighting, dumpster locations, screening and total space available for restaurants. Staff stated the applicant was requesting an increase in the available space for restaurant activity. Staff also indicated required buffers would require fencing prior to the start of construction. Public Works comments were addressed. Staff stated the developers had not provided a detailed grading plan. The applicant provided staff with the grading permit at the Committee meeting and stated the plan only indicated all the commitments made during the meeting with staff on Tuesday, July 26, 2005. The applicant stated the buffer along Shackleford Road would be maintained during the initial phase of construction but would be removed to allow for the street widening of Shackleford Road. The applicant also stated the desire was to grade the Phase II portion of the development with the initial phase of construction. Staff stated they were concerned with the allowance of grading of the site without a full review of the proposed grading plan. Commissioner Rector stated he felt the amendment to the Land Alteration Ordinance was to allow for the moving of dirt on the site to eliminate the hauling of dirt to and from a site during the different phases of construction. Landscaping comments were addressed. Staff stated the areas set aside for buffers and landscaping appeared to meet with ordinance requirements. Staff stated the City Beautiful Commission recommended preserving as many trees as feasible on the site. The applicant stated the buffers along Shackleford Road and 1-430 would not be retained since they were street buffers and the ordinance did not require trees to be maintained in these areas. The applicant stated a 35 -foot land use buffer would be maintained along the southern perimeter of the site. The applicant stated trees and under growth would also be removed from the AHTD right of way in the future to allow visibility of the development from the interstate. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. 13 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. E NO.: Z -4923-C FIL H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has indicated signage, dumpster locations, additional pedestrian tables and the location of proposed lot lines. The proposed development plan is as follows: Total Land Area: 97.81 acres Total Number of Lots: 16 Shopping Center Area (Lots A, B and C): 64.021 acres Commercial Out -parcel Area (Lots 1 — 8): 13.4 acres Future Office Areas (Lots 9 — 13): 20.31 Shopping Center Information (Lots A, B & C): Building Area: 587,000 Square Feet Consisting of: 195,000 Square Feet (Anchors A & B) 172,000 Square Feet (Retail) 25,000 Square Feet (Restaurant) 195,000 Square Feet (Anchors D — H) Parking Provided: 2981 Parking Ratio: 5.07 Spaces per 1000 Square Feet Shopping Center (Lots A, B & C) Building Coverage: 13.48 acres (21.1 % of the site) Green Space Provided: 12.43 acres (19.42 % of the site) Commercial Building Lots (Lots 1 — 8): Building Area: 120,000 maximum Square Feet Consisting of: 80,000 Max. Square Feet Commercial 40,000 Square Feet Restaurant Area Office Lots (Lots 9 — 11 & 13): Building Area: 240,000 Maximum Square Feet (25.8% of the total development) Total Development Building Area: 929,000 square feet max Trash Pick-up Time: 7:00 am — 9:00 AM The applicant has increased the number of pedestrian tables to connect the proposed development with the indicated out -parcels along Shackleford Road. The applicant has not broken the parking fields located along the western perimeter of the site. Staff feels all the parking fields should be broken with 14 August 18, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4923-C pedestrian tables and additional landscaping to reduce the large spaces of asphalt contained within the development. The applicant has indicated the location of the proposed signs. Two shopping center pylon signs have been shown on the site plan. They are proposed with a maximum of 36 feet high and 320 square feet. An additional monument sign (hardscape wall) has been added at the Shackleford/1-430 intersection. This wall is proposed as a natural stone or brick wall, 5 -foot maximum height, with a 30 -inch by 50 -foot area for metal letters to spell out "Shackleford Crossings" only. The area around the wall will be planted to create a landscape feature at this corner of the site. The applicant has indicated building signage on stores adjacent to 1-430, which has been conceptually shown by location on the site plan. The applicant has indicated the final locations and areas for building signage will be defined and in accordance with ordinance requirements at time of final construction plan submittals. The locations for commercial lot monument signs (Lots 1-8) have been shown on the site plan with a note stating maximum height of 10 feet and maximum area of 100 square feet. The applicant has indicated a listing of maximum building areas for each of the commercial and office lots on the plan. The applicant has indicated however, in the case of restaurants and banks, the most likely users, they expect the actual buildings to be smaller. The applicant has also indicated any restaurants on the proposed commercial lots will be required to have a minimum of 12 parking spaces per 1,000 square feet of building area on the subject lot. The applicant has indicated the proposed dumpster locations and indicated the hours of service (7:00-9:00a.m.). The applicant has also provided an Exhibit to detail the screening plan. The dumpsters will be screened on three sides per the zoning ordinance. The applicant has indicated the building design has not been completed at this time. The applicant has provided a rendering of the main intersection area of the "Main Street" portion of the development as representative of the level of detail and design that will be in the final design of the buildings. The applicant has indicted the area will appear to have been built over time and designed by multiple designers with a look and feel similar to a small town Main Street. The applicant has indicated all buildings (Main Street, Anchors, and Jr. Anchors) will be "4 -sided" architecture, meaning that the back of the building will be as well designed as the front and sides. The applicant has indicated exteriors will be of materials such as native or cast stone, brick, colored split -face block, "Dryvit", or similar materials that are permanent in nature (no metal buildings). The applicant has indicated most roofs will be flat, but any sloped roofs will be architectural/standing seam metal panels. The applicant has indicated truck service and compactor areas will be screened by walls and landscaping. The applicant has indicated they will agree to submit final plans to, and work with staff 15 August 18, 2005 SUBDIVISION Fez FILE NC.: Z on final exterior design prior to applying for any building permits. The applicant has indicated all exterior (roof or ground mounted) mechanical equipment will be screened with architectural or landscape screening treatments. The applicant has indicated the development of sixteen lots and provided a preliminary plat for the proposed development. The applicant has indicated lots ranging in size from 48.1 acres {�� nod to allow for laacres. The pgleadevefopmentnt has ted the sho Id proposed out -parcels may be recd a proposed tenant desire additional acreage. The applicant has indicated no drive-through restaurants are planned at this time. The applicant has indicated however, if any are proposed in the future, they will have to submit plans for approval and any drive-through areas will be screened as required by the zoning ordinance and the agreement with Camp Aldersgate. The applicant has indicated typical outdoor dining areas and the square footages have been added to several commercial mme�c Ithe lotssite wplan. ill be subject to change applicant has indicated the site layouts shown for based on the ultimate users. The applicant has indicated they will submit final site plans for staff level approval of commercial and office lots. The applicant has indicated no seasonal or temporary outside sales will be permitted on the site. The applicant has also indicated the maximum building height will not exceed 45 feet in the commercial areas (C-2 zoning uses) and office areas (0-2 uses). The applicant has indicated the areas showing locations of land use and street buffer areas on the plan. The applicant has indicated the areas shown, as " throughout the undisturbed" within the land use buffer will be protected throu t has also construction process and remain in their present state. The applican indicated areas shown as "tree preservation area" within the street buffer areas will be protected during the construction process and selective clearing of smaller trees and undergrowth will be done in the final stages of development. These areas are adjacent to a small portion of 1-430 and the 1-43015hackleford Road exit ramp. According to the applicant all other street buffer areas will ultimately be cleared, graded, and landscaped according to ordinance requirements for landscaping and street buffers. The applicant has provided staff with an overall conceptual grading plan and indicated areas where trees will be preserved. The applicant has indicated there are not any retaining walls anticipated with the development of this site. The applicant has indicated all slopes will be designed as 3:1 or flatter so that they may be landscaped and maintained. The applicant has indicated the concept of a "Phased grading plan" is difficult on this site because of the large quantity of material to be moved. The applicant has 16 August 18, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4923-C indicated there is a very significant difference in existing grade from the commercial land at the north end of the site to the office land at the south end of the site. The applicant has indicated a desire to create a unified development and infrastructure within the site, and approximately 1.5 million cubic yards of dirt will have to be moved in order to balance the cut and fill and avoid hauling off excess materials or importing borrow materials. The applicant has indicated a need to grade almost the entire site in the first phase, and request that they be allowed to move the cut material from the north end of the site for use as "fill" in the Phase II Office area. The applicant has stated in order to relocate Comcast to the office land on the south end of the site, and to build the storm water detention pond, they have to place fill in the Office area in order to create them. The applicant has provided the following as an explanation of the sequence of the grading activities, and show that there is some natural "phasing" that will occur as a result of that sequence. Phase I — A. Commence clearing and grading on all parts of the site except the Comcast portion and a 100 foot wide strip of existing trees and vegetation along Shackleford Road. These two areas will be left undisturbed for approximately 6 months. B. Any existing trees along the 1-430 corridor, both on the development site and within the right-of-way non -grading areas, will be left in place until the new slopes are completed with landscaping. After that time some selective clearing may take place as previously agreed. Also, graded slopes along the 1-430 corridor and the southern boundary of the property will be planted early in order to establish growth ahead of the development schedule. Phase II — approximately 6 months after start of project — C. Commence clearing and grading on the existing Comcast portion and the 100 -foot wide strip along Shackleford Road in order to construct the Shackleford Road improvements. The applicant has indicted they are aware and agreeable with the requirement that a grading permit and building permit must be issued simultaneously. Traffic Engineering has completed the analysis of Shackleford Road related to improvements necessary to adequately handle the existing and projected traffic as well as growth of the through movement to the capacity of the minor arterial cross-section. Improvements, which are necessary, are as follow: 1. North Intersection: 1-430: Signalize Intersection, Single North Bound Left Turn 17 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-C with 400 -feet of storage length, Construct Dual West Bound Left Turn Lanes, and one Right Turn Lane 2. South Intersection: 1:430: Re -signalize to match new geometric requirements, Construct 2 -North Bound Through Lanes, 2 -North Bound Right Turn with 300 -feet storage (The Highway Capacity Manual states that single lane capacity is 450 vehicle per hour per lane, thus 2 -Right Turn lanes are required), Construct 2 -South Bound Through, 2 South Bound Left Turn Lanes with 300 -feet of storage (There are 426 left turning vehicles per hour based on existing traffic volumes. The Highway Capacity Manual recommends the construction of dual left turn lanes at a threshold of 300 vehicles per hour, (Ref: P. 10-18, Exhibit 10-13), Modify on-ramp to provide sufficient merge for the dual right and dual left turn movements, Provide dual Left Turn lanes for East Bound off -ramp and a single right with 300 -feet of storage length 3. Driveways into site: Provide right turn lanes on Shackleford Road for each entrance with 200 -feet storage length for each entry. These improvements are critical to prevent grid -lock on Shackleford Road during the PM peak hour period. When modeling over the one hour pear period, the consultant's recommended plan grid -locks 28 minutes into the peak hour period for NB traffic. The purpose stated in the recently approved "Land Alteration Regulation" (adopted by the Little Rock Board of Directors on July 19, 2005), indicates the desire to prohibit the indiscriminate clearing of property, prevent excessive grading, clearing, filling, cutting or similar activities, preserve natural vegetation, which enhances the quality of life of the community, conceal hillside scars, preserve the contours of the natural landscape and land forms. The ordinance further states for excavations or fills constructed with slopes flatter than 3:1 (three horizontal to one vertical), terraces are not required nor is there a limit on the height of cut or fill. Planting requirements on these 3:1 slopes shall be the same as required for terraces and shall be spaced uniformly over the slope. The landscape requirements for a terrace shall be with dense evergreen plantings sufficient to screen the cut or fill slope. The minimum plantings shall be two (2) rows of trees four (4) feet between the rows, staggered not more than twenty (20) feet on center. Shrubs and ground cover shall be required in accordance with Chapter 15 of the Little Rock Code. Additional sections of the "Land Alteration Regulation detail planting requirements for disturbed areas. Open areas not planned for immediate use shall be seeded or sodded. Soil which is exposed for more than twenty-one (21) days with no construction activity shall be seeded, mulched or revegetated. If building construction has not commenced and been diligently pursued within eight (8) months of grading permit issuance, then all disturbed areas must be restored in accordance with Section 29-196 and landscaping and tree requirements in the buffers shall be installed, unless the city official determineo in August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-C that the existing buffers on the site meet the landscape planting requirements of Chapter 15 and the zoning requirements of Chapter 36 of the Little Rock code. In staff's opinion the applicant has addressed most of the conditions placed on the development with the approval of the conceptual PCD. Staff recommends however sensitivity to the properties immediately east of the site be considered. Staff recommends the applicant provide additional landscaping along Shackleford Road to soften the retail establishments and create a park like setting. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above staff report and compliance with all other previously approved criteria/conditions as imposed at the time of the original approval of the Conceptual PCD. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report and compliance with all other previously approved criteria/conditions as imposed at the time of the original approval of the Conceptual PCD and the agreements reached with the Sandpiper Neighborhood Association. Ms. Doris Wright addressed the Commission in support of the request. She stated the John Barrow Neighborhood Association was in full support of the proposed economic development within their neighborhood. She stated the developer had worked closely with the neighborhood association to inform them of proposed development schedules and to ensure the association was well aware of the proposed plans. Mr. John Baker addressed the Commission in support of the proposed development. He stated he was representing Camp Aldersgate and he too wanted to commend the developer for working with the adjoining property owners to ensure compatibility. He stated there were still concerns with the proposed street development. He stated the developers had previously agreed to a certain street design, which was a part of an agreement letter previously signed by both parties. He stated his role was to inform the Commission the street was not totally agreed to but negotiations were on going and he felt the issues would soon be resolved. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse (Commissioner Jeff Yates). 19 August 18, 2005 ITFM NO_: 7 NAME: Shackleford Crossing Revised Long -form PCD FILE NO.: Z -4923-C LOCATION: Located on the Southwest corner of 1-430 and Shackleford Road DEVELOPER: Shackleford Crossing, LLC 2200 North Rodney Parham Road, Suite 210 Little Rock, AR 72212 ENGINEER: Development Consultant Inc. 2200 North Rodney Parham Road, Suite 210 Little Rock, AR 72212 AREA: 94.87 acres NUMBER OF LOTS: 16 FT. NEVA STREET: 0 LF CURRENT ZONING: Conceptual PCD ALLOWED USES: Conceptual plan for Commercial and Office Uses PROPOSED ZONING: Revised PCD PROPOSED USE: Phase I of the Development to contain the retail portion of the development VARIAN CESWAIVERS REQUESTED: A variance to allow advanced grading of the site. BACKGROUN The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23, 2004, approving a Conceptual PCD known as Shackleford Crossing Long -form PCD, which was located at the southwest corner of South Shackleford Road and Interstate 430. The conceptual plan included the north 62 acres being developed with C-2 permitted uses, the south 20 acres being 0-2 permitted uses and the middle 15 acres being a transition area where 0-2 and C-2 permitted uses would be allowed. The plan also showed four out parcels along the Shackleford Road frontage, with three main entry drives from Shackleford Road. The total project would consist of 1,000,000 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-C square feet of gross building area. The applicant noted that the commercial building area would 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 would 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 a total gross floor area for restaurant use not exceeding 50,000 square feet. The applicant noted that a hotel/convention use would possibly occupy up to 10 acres of the overall development. The development of the overall property would be done in phases with the Conceptual PCD plan, each phase of the development, beginning with the Phase I, would require review and approval by the Planning Commission and Board of Directors. As a 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 included 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 was compliance with a written agreement between the developer and Camp Aldersgate. (Both reproduced below.) The site would allow the development of 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 would review the traffic volume in the area and if the study indicated failure the existing entry/exit ramps or overpass, the applicant would install necessary improvements as agreed between the applicant and the City, prior to any additional building area being constructed. All boundary street improvements would be installed on Shackleford Road with the Phase 1 portion of the development. The applicant noted that because of the site's topography, site work for the entire 97 acres would be done with Phase I of the development. An overall grading/excavation plan would be provided with the Phase I site plan review. North/south and east/west cross sections would be provided, addressing retaining wall construction details and areas within the site where trees would be preserved. A grading permit for the site would not be issued until a building permit for Phase I construction was issued. The following list the previously approved criteria/conditions, which were imposed by the developer and approved by the Board of Directors in the approval process: Conditions on 97.446 Acres at the Southwest Corner of 1-430 and S. Shackleford Road - October 14, 2004 2 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-C OFFSITE/IMPROVEMENT 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 1-430 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 1-430 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 3 August 18, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z4923 -C the Phase I development area in order to minimize hauling off excess materials or importing borrow materials. o 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 UFFERISSUES: 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 1-430 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 0 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-C 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 Y2 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 out parcels 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. o The design of buildings on the site must be approved by the Planning Commission during the site plan review process. 5 August 18, 2005 SUBDIVISION ITEM NO.: 7 (Cont. 111IIA:WkC161WAS M941 ❑ 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. CONDITIONS - CAMP ALDERSGATE — November 8, 2004 1. Water Quality Assurance. Developer agrees to comply with all current local, state, and federal law regarding water run off and detention. Prior to the issuance of any grading permit, Camp Aldersgate or the Developer will obtain from ADEQ or other appropriate agency and share with one another the watershed affecting Camp Aldersgate. Developer will ensure that the water quality and quantity from the Property will not adversely affect Aldersgate's existing watershed. 2. Shackleford Road Improvements. either the quality or quantity of Camp This letter agreement is conditioned upon the signatories' written agreement to the final specifications of road widening plan for Shackleford Road as approved by the City of Little Rock. Nonetheless, Developer agrees to widen Shackleford Road to two through lanes in each direction plus a turn lane as approved by the City of Little Rock in front of Shackleford Crossings without cost or expense to Camp Aldersgate. It is understood that Camp Aldersgate will not be required to dedicate land for the widening of Shackleford Road or for any additional rights-of- way that may be needed in conjunction with its widening. 3. Lighting and Signage. Freestanding (lighted or unlighted) pole signs will be permitted only within 50 feet of the property's (1) west and northwest boundaries that abut the property comprising 1-430 or its rights-of-way and (2) 500 northern most feet of the east A August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-C boundary that abuts Shackleford Road as measured from the intersection of Shackleford Road and 1-430's right-of-way. The Property's parking lot lights shall not exceed 30 feet in height or be directed towards adjoining properties or roadways. The Property's parking lot lights shall be full cutoff, metal halide fixtures that utilize 400 watt or less horizontal bulbs with flat lenses to control glare and over spill of lighting. No downward lighting fixtures shall be permitted on the Property except those specifically designed to light parking areas, service drives, sidewalks, and areas necessary for the protection of persons or property, and none shall exceed the height or foot candle specifications of the Property's parking lot lights. Signage for the remaining portions of the Property shall comply with Section 36-346(f) and 347 of the Little Rock Code as currently enacted. Any monument signs erected within 100 feet of Shackleford Road shall be oriented perpendicular to Shackleford Road. Vertical illumination of any monument signs shall not exceed 0.1 -foot candle measured on a vertical plane. Any eastern facing signs visible from Camp Aldersgate's property, except those freestanding pole signs permitted above, shall remain unlighted except for '/2 hour before and after the advertiser's hours of being open to the general public. 4. Use Restrictions. Developer agrees to place certain restrictions on the Property limiting certain uses which are currently permitted or conditional uses under the City's current C- 2 zoning classification, which use restrictions are attached as Attachment "A". This requirement shall also apply if Developer elects to self develop any of the Property. 5. Use of Outdoor Speakers. Use of outdoor speaker or sound amplification system shall be prohibited on the Property except for Y2 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 omit 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. 6. Legal Matters and Continuing Cooperation. Developer agrees to provide a declaration of restrictive covenants consistent with the terms of this letter and in a form acceptable to Camp Aldersgate that will be 7 August 18, 2005 SUBDIVISION ITEM NO.: 7 FILE NO.: Z -4923-C part of the land for future uses and will file said declaration as part of the public record. Approval of said form shall not be unreasonably withheld. Developer covenants that in connection with Camp Aldersgate's pledge of future cooperation with Shackleford Crossings, that Developer and its consultants will periodically provide Camp Aldersgate's Executive Director with reports concerning the status of development at the site to the extent that such development touches or impacts Camp Aldersgate. For instance, Developer will provide Camp Aldersgate with copies of any water quality testing and monitoring performed by the engineering firm engaged to provide these services in a reasonably timely manner. Developer shall provide reasonable prior notice of the commencement of excavation be given to the Executive's Director in order that any necessary on-site preparations be made at Camp Aldersgate. The provisions of this letter shall be incorporated into (1) the final plan of development and the zoning ordinance amendments approved by the City of Little Rock and (2) any site plans or building plans to be approved by the City of Little Rock for any parcel within the Property. The enumerated restrictions above shall automatically terminate in the event either Camp Aldersgate is no longer owned by the Women's Division of the United Methodist Church or other 501(c)(3) non-profit corporation or its property is no longer used for purely charitable purposes. ATTACHMENT "A" Excluded Uses from Property's C-2 Zoning: a. Bar, lounge, or tavern (except as part of restaurant or hotel use). b. Cabinet and woodwork shop. c. College dormitory. d. College fraternity or sorority. e. 24 hour Community welfare or health center. f. Feed store. g. Group care facility. h. Lodge or fraternal organization. i. Mortuary or funeral home. j. Pawnshop. k. Private club with dining or bar service. I. Recycling facility, automated. m. Taxidermist. n. Ambulance service post. 0 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-C o. Auto parts, sales with limited motor vehicle parts installation shall be limited to Block A provided that building shall be no closer than 200 feet of Shackleford Road right-of-way. Auto repair bay doors shall not face Shackleford Road right-of-way. Auto repair bay doors shall not face Shackleford Road. Enhanced landscaping shall be provided with the parking area fronting the bay door, which shall include trees at 30 feet on center in the area fronting the bay. p. Bus station and terminal. q. Crematorium. r. Upholstery shop, furniture. s. Upholstery shop, auto. t. Appliance repair, excepting as part of a larger use. A. PROPOSAUREQUEST: The applicant is now providing the development plan to further define the prior approval and show a site plan for Phase I of the Commercial portion of the project. The applicant has also included the development of one of the office lots. With the request, the applicant has indicated the subdivision of the site with sixteen lots and out -parcels. The applicant has expanded the previously approved site area to include the Comcast tract on Shackleford Road and incorporate this area into the overall project plan. The applicant is requesting that the land be an addition to the out -parcel area and parking space but the applicant is not seeking any addition to the total allowable square footage. The applicant has indicated all the conditions that were a part of the prior Conceptual P.C.D. approval are again agreed to and incorporated into this submittal with one revision. The one change that is requested from the prior conditions is the second bullet point under "Other Site Design Issues" and is an increase in the allowable restaurant square footage and the addition of a minimum parking ratio requirement for restaurants on the site imposed by the developer. 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 26,000 40,000 square feet of restaurant uses on out parcels 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 50,090 65,000 square feet. Additionally,all restaurants shall have a parking ratio of not less than 12 spaces per 1,000 square feet calculated independently of retail parking ratios. 9 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-C The applicant indicated their understanding of the limits placed on restaurant area was the result of concerns with the level of parking that was required for restaurants. The applicant indicated their hope is with the addition of the required parking ratios, staff's concerns would be alleviated. The applicant provided as an Attachment a rendered site plan of the intersection of the "Main Street" portion of the retail development. The applicant stated the rendering was intended to show the character of the retail development. The developer indicated the actual building design has not been completed, but the intent is for the buildings to look as if they have been built over time and by multiple designers to give the look, feel, and sense of place that is reminiscent of a village, marketplace, or Main Street atmosphere. According to the applicant the final design will include extensive hardscape and landscape design that provide for excellent pedestrian circulation throughout the shopping center. B. EXISTING CONDITIONS: 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. The Comcast Cable office building and tower has been included in the current proposal. The general area contains a mix of residential, office and commercial uses. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. The Sandpiper Neighborhood Association, the John Barrow Neighborhood Association, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS - Public Works Conditions: 1. A traffic stud�r was provided to the staff on Tuesday, July 26th, 15 days after the July 11t filing deadline. That study is still under staff review. A preliminary review of the study indicates that all approval conditions for the previous zoning action are not in this submittal. 2. As of this writing, no written grading plan as been provided that addresses all of the conditions for approval of the preliminary zoning for the site. Verbal indications are that the applicant does not wish to follow a phased grading 10 August 18, 2005 SUBDIVISION ITEM NO.: 7(Cont.)FILE NO.: Z -4923-C plan as indicated in the previous approvals or maintain temporary buffers around the site. The apparent proposal is to clear all phases of the project with the first building permit. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A 30 -foot easement adjacent to Shackleford Road is needed to provide service to the development. Contact Entergy at 954-5158 for additional details. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Please submit two copies of the plans for the proposed water facilities to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and tittle Rock Fire Department is required. 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 an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owned Line Agreement is required. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: During the development of this parcel, the Central Arkansas Transit Authority requests that a bus turnout be included as part of the project as a terminal point for CAT Route #3 Baptist Medical Center. The turnout will need to be placed at a location that will allow direct access for the bus, both entering and leaving the shopping center. The bus will need to be able to reenter Shackleford Road northbound from the shopping center at a signal -protected location. Contact Central Arkansas Transit Authority at 375-6717 for additional details. 11 August 18, 2005 SUBDIVISION ITEM NO.: T Cont. FILE NO.: Z -4923-C F. ISSUES/TECHNICAUDESIGN: Planning Division: 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 a revision to a PCD (Planned Commercial Development) that was approved for a conceptual commercial development. This revision would define the specific development plan containing 392,000 square feet of retail and restaurant space. The revision does not add additional commercial area to the currently approved conceptual PCD for the overall area, thus not requiring a change to the Land Use Plan. Master Street Plan: Shackleford Road is shown as a Minor Arterial on the Master Street Plan. The purpose of a Minor Arterial is to provide connections to and through an urban area. This development could cause a large amount of traffic in and out of this area. Entrances and exits to this site should be controlled to minimize any potential conflict. Currently, Shackleford Road is built to a two-lane standard. Dedication of right-of-way and street improvements may be required. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. 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. Landscape: Areas set aside for buffers and landscaping appear to meet with ordinance requirements. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Additional credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of six inch caliper or larger. 12 August 18, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4923-C G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a number of technical issues related to the proposed development, which remained unresolved. Staff stated the previous agreement included specifics related to signage, site lighting, dumpster locations, screening and total space available for restaurants. Staff stated the applicant was requesting an increase in the available space for restaurant activity. Staff also indicated required buffers would require fencing prior to the start of construction. Public Works comments were addressed. Staff stated the developers had not provided a detailed grading plan. The applicant provided staff with the grading permit at the Committee meeting and stated the plan only indicated all the commitments made during the meeting with staff on Tuesday, July 26, 2005. The applicant stated the buffer along Shackleford Road would be maintained during the initial phase of construction but would be removed to allow for the street widening of Shackleford Road. The applicant also stated the desire was to grade the Phase II portion of the development with the initial phase of construction. Staff stated they were concerned with the allowance of grading of the site without a full review of the proposed grading plan. Commissioner Rector stated he felt the amendment to the Land Alteration Ordinance was to allow for the moving of dirt on the site to eliminate the hauling of dirt to and from a site during the different phases of construction. Landscaping comments were addressed. Staff stated the areas set aside for buffers and landscaping appeared to meet with ordinance requirements. Staff stated the City Beautiful Commission recommended preserving as many trees as feasible on the site. The applicant stated the buffers along Shackleford Road and 1-430 would not be retained since they were street buffers and the ordinance did not require trees to be maintained in these areas. The applicant stated a 35 -foot land use buffer would be maintained along the southern perimeter of the site. The applicant stated trees and under growth would also be removed from the AHTD right of way in the future to allow visibility of the development from the interstate. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. 13 August 18, 2005 SUBDIVISION ITEM NO.: 7 (Cont. H. ANALYSIS: FILE NO.: Z -4923-C The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has indicated signage, dumpster locations, additional pedestrian tables and the location of proposed lot lines. The proposed development plan is as follows: Total Land Area: 97.81 acres Total Number of Lots: 16 Shopping Center Area (Lots A, B and C): 64.021 acres Commercial Out -parcel Area (Lots 1 — 8): 13.4 acres Future Office Areas (Lots 9 —13): 20.31 Shopping Center Information (Lots A, B & C): Building Area: 587,000 Square Feet Consisting of: 195,000 Square Feet (Anchors A & B) 172,000 Square Feet (Retail) 25,000 Square Feet (Restaurant) 195,000 Square Feet (Anchors D — H) Parking Provided: 2981 Parking Ratio: 5.07 Spaces per 1000 Square Feet Shopping Center (Lots A, B & C) Building Coverage: 13.48 acres (21.1% of the site) Green Space Provided: 12.43 acres (19.42 % of the site) Commercial Building Lots (Lots 1 — 8): Building Area: 120,000 maximum Square Feet Consisting of: 80,000 Max. Square Feet Commercial 40,000 Square Feet Restaurant Area Office Lots (Lots 9 —11 & 13): Building Area: 240,000 Maximum Square Feet (25.8% of the total development) Total Development Building Area: 929,000 square feet max Trash Pick-up Time: 7:00 am — 9:00 AM The applicant has increased the number of pedestrian tables to connect the proposed development with the indicated out -parcels along Shackleford Road. The applicant has not broken the parking fields located along the western perimeter of the site. Staff feels all the parking fields should be broken with 14 August 18, 2005 SUBDIVISION ITEM NO.: 7 FILE NO.: Z-492 pedestrian tables and additional landscaping to reduce the large spaces of asphalt contained within the development. The applicant has indicated the location of the proposed signs. Two shopping center pylon signs have been shown on the site plan. They are proposed with a maximum of 36 feet high and 320 square feet. An additional monument sign (hardscape wall) has been added at the Shackleford/1-430 intersection. This wall is proposed as a natural stone or brick wall, 5 -foot maximum height, with a 30 -inch by 50 -foot area for metal letters to spell out "Shackleford Crossings" only. The area around the wall will be planted to create a landscape feature at this corner of the site. The applicant has indicated building signage on stores adjacent to 1-430, which has been conceptually shown by location on the site plan. The applicant has indicated the final locations and areas for building signage will be defined and in accordance with ordinance requirements at time of final construction plan submittals. The locations for commercial lot monument signs (Lots 1-8) have been shown on the site plan with a note stating maximum height of 10 feet and maximum area of 100 square feet. The applicant has indicated a listing of maximum building areas for each of the commercial and office lots on the plan. The applicant has indicated however, in the case of restaurants and banks, the most likely users, they expect the actual buildings to be smaller. The applicant has also indicated any restaurants on the proposed commercial lots will be required to have a minimum of 12 parking spaces per 1,000 square feet of building area on the subject lot. The applicant has indicated the proposed dumpster locations and indicated the hours of service (7:00-9:00a.m.). The applicant has also provided an Exhibit to detail the screening plan. The dumpsters will be screened on three sides per the zoning ordinance. The applicant has indicated the building design has not been completed at this time. The applicant has provided a rendering of the main intersection area of the "Main Street" portion of the development as representative of the level of detail and design that will be in the final design of the buildings. The applicant has indicted the area will appear to have been built over time and designed by multiple designers with a look and feel similar to a small town Main Street. The applicant has indicated all buildings (Main Street, Anchors, and Jr. Anchors) will be "4 -sided" architecture, meaning that the back of the building will be as well designed as the front and sides. The applicant has indicated exteriors will be of materials such as native or cast stone, brick, colored split -face block, "Dryvit", or similar materials that are permanent in nature (no metal buildings). The applicant has indicated most roofs will be flat, but any sloped roofs will be architectural/standing seam metal panels. The applicant has indicated truck service and compactor areas will be screened by walls and landscaping. The applicant has indicated they will agree to submit final plans to, and work with staff 15 August 18, 2005 SUBDIVISION ITEM NO.: 7 (Co FILE NO.: Z -4923-C on final exterior design prior to applying for any building permits. The applicant has indicated all exterior (roof or ground mounted) mechanical equipment will be screened with architectural or landscape screening treatments. The applicant has indicated the development of sixteen lots and provided a preliminary plat for the proposed development. The applicant has indicated lots ranging in size from 48.1 acres to 1.48 acres. The applicant has indicated the proposed out -parcels may be recombined to allow for larger development should a proposed tenant desire additional acreage. The applicant has indicated no drive-through restaurants are planned at this time. The applicant has indicated however, if any are proposed in the future, they will have to submit plans for approval and any drive-through areas will be screened as required by the zoning ordinance and the agreement with Camp Aldersgate. The applicant has indicated typical outdoor dining areas and the square footages have been added to several commercial lots on the site plan. The applicant has indicated the site layouts shown for commercial lots will be subject to change based on the ultimate users. The applicant has indicated they will submit final site plans for staff level approval of commercial and office lots. The applicant has indicated no seasonal or temporary outside sales will be permitted on the site. The applicant has also indicated the maximum building height will not exceed 45 feet in the commercial areas (C-2 zoning uses) and office areas (0-2 uses). The applicant has indicated the areas showing locations of land use and street buffer areas on the plan. The applicant has indicated the areas shown, as "undisturbed" within the land use buffer will be protected throughout the construction process and remain in their present state. The applicant has also indicated areas shown as "tree preservation area" within the street buffer areas will be protected during the construction process and selective clearing of smaller trees and undergrowth will be done in the final stages of development. These areas are adjacent to a small portion of 1-430 and the 1-430/Shackleford Road exit ramp. According to the applicant all other street buffer areas will ultimately be cleared, graded, and landscaped according to ordinance requirements for landscaping and street buffers. The applicant has provided staff with an overall conceptual grading plan and indicated areas where trees will be preserved. The applicant has indicated there are not any retaining walls anticipated with the development of this site. The applicant has indicated all slopes will be designed as 3:1 or flatter so that they may be landscaped and maintained. The applicant has indicated the concept of a "Phased grading plan" is difficult on this site because of the large quantity of material to be moved. The applicant has 16 August 18, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) _ FILE NO-: Z -4923-C indicated there is a very significant difference in existing grade from the commercial land at the north end of the site to the office land at the south end of the site. The applicant has indicated a desire to create a unified development and infrastructure within the site, and approximately 1.5 million cubic yards of dirt will have to be moved in order to balance the cut and fill and avoid hauling off excess materials or importing borrow materials. The applicant has indicated a need to grade almost the entire site in the first phase, and request that they be allowed to move the "cut" material from the north end of the site for use as "fill' in the Phase II Office area. The applicant has stated in order to relocate Comcast to the office land on the south end of the site, and to build the storm water detention pond, they have to place fill in the Office area in order to create them. The applicant has provided the following as an explanation of the sequence of the grading activities, and show that there is some natural "phasing" that will occur as a result of that sequence. Phase I — A. Commence clearing and grading on all parts of the site except the Comcast portion and a 100 foot wide strip of existing trees and vegetation along Shackleford Road. These two areas will be left undisturbed for approximately 6 months. B. Any existing trees along the 1-430 corridor, both on the development site and within the right-of-way non -grading areas, will be left in place until the new slopes are completed with landscaping. After that time some selective clearing may take place as previously agreed. Also, graded slopes along the 1-430 corridor and the southern boundary of the property will be planted early in order to establish growth ahead of the development schedule. Phase 11— approximately 6 months after start of project — C. Commence clearing and grading on the existing Comcast portion and the 100 -foot wide strip along Shackleford Road in order to construct the Shackleford Road improvements. The applicant has indicted they are aware and agreeable with the requirement that a grading permit and building permit must be issued simultaneously. Traffic Engineering has completed the analysis of Shackleford Road related to improvements necessary to adequately handle the existing and projected traffic as well as growth of the through movement to the capacity of the minor arterial cross-section. Improvements, which are necessary, are as follow: 1. North Intersection: 1-430: Signalize Intersection, Single North Bound Left Turn 17 August 18, 2005 SUBDIVISION ITEM NC.: 7 (Cont.) FILE NO.: Z -4923-C with 400 -feet of storage length, Construct Dual West Bound Left Turn Lanes, and one Right Turn Lane 2. South Intersection: 1:430: Re -signalize to match new geometric requirements, Construct 2 -North Bound Through Lanes, 2 -North Bound Right Turn with 300 -feet storage (The Highway Capacity Manual states that single lane capacity is 450 vehicle per hour per lane, thus 2 -Right Turn lanes are required), Construct 2 -South Bound Through, 2 South Bound Left Turn Lanes with 300 -feet of storage (There are 426 left turning vehicles per hour based on existing traffic volumes. The Highway Capacity Manual recommends the construction of dual left turn lanes at a threshold of 300 vehicles per hour, (Ref: P. 10-18, Exhibit 10-13), Modify on-ramp to provide sufficient merge for the dual right and dual left turn movements, Provide dual Left Turn lanes for East Bound off -ramp and a single right with 300 -feet of storage length 3. Driveways into site: Provide right turn lanes on Shackleford Road for each entrance with 200 -feet storage length for each entry. These improvements are critical to prevent grid -lock on Shackleford Road during the PM peak hour period. When modeling over the one hour peak period, the consultant's recommended plan grid -locks 28 minutes into the peak hour period for NB traffic. The purpose stated in the recently approved "Land Alteration Regulation" (adopted by the Little Rock Board of Directors on July 19, 2005), indicates the desire to prohibit the indiscriminate clearing of property, prevent excessive grading, clearing, filling, cutting or similar activities, preserve natural vegetation, which enhances the quality of life of the community, conceal hillside scars, preserve the contours of the natural landscape and land forms. The ordinance further states for excavations or fills constructed with slopes flatter than 3:1 (three horizontal to one vertical), terraces are not required nor is there a limit on the height of cut or fill. Planting requirements on these 3:1 slopes shall be the same as required for terraces and shall be spaced uniformly over the slope. The landscape requirements for a terrace shall be with dense evergreen plantings sufficient to screen the cut or fill slope. The minimum plantings shall be two (2) rows of trees four (4) feet between the rows, staggered not more than twenty (20) feet on center. Shrubs and ground cover shall be required in accordance with Chapter 15 of the Little Rock Code. Additional sections of the "Land Alteration Regulation" detail planting requirements for disturbed areas. Open areas not planned for immediate use shall be seeded or sodded. Soil which is exposed for more than twenty-one (21) days with no construction activity shall be seeded, mulched or revegetated. If building construction has not commenced and been diligently pursued within eight (8) months of grading permit issuance, then all disturbed areas must be restored in accordance with Section 29-196 and landscaping and tree requirements in the buffers shall be installed, unless the city official determines 18 August 18, 2005 SUBDIVISION ITEM NO.: 7 Cont.) FILE NO.: Z -4923-C that the existing buffers on the site meet the landscape planting requirements of Chapter 15 and the zoning requirements of Chapter 36 of the Little Rock code. In staffs opinion the applicant has addressed most of the conditions placed on the development with the approval of the conceptual PCD. Staff recommends however sensitivity to the properties immediately east of the site be considered. Staff recommends the applicant provide additional landscaping along Shackleford Road to soften the retail establishments and create a park like setting. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above staff report and compliance with all other previously approved criteria/conditions as imposed at the time of the original approval of the Conceptual PCD. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report and compliance with all other previously approved criteria/conditions as imposed at the time of the original approval of the Conceptual PCD and the agreements reached with the Sandpiper Neighborhood Association. Ms. Doris Wright addressed the Commission in support of the request. She stated the John Barrow Neighborhood Association was in full support of the proposed economic development within their neighborhood. She stated the developer had worked closely with the neighborhood association to inform them of proposed development schedules and to ensure the association was well aware of the proposed plans. Mr. John Baker addressed the Commission in support of the proposed development. He stated he was representing Camp Aldersgate and he too wanted to commend the developer for working with the adjoining property owners to ensure compatibility. He stated there were still concerns with the proposed street development. He stated the developers had previously agreed to a certain street design, which was a part of an agreement letter previously signed by both parties. He stated his role was to inform the Commission the street was not totally agreed to but negotiations were on going and he felt the issues would soon be resolved. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse (Commissioner Jeff Yates). 19 FILE NO.: Z -4923-C NAME: Shackleford Crossing Revised Long -form PCD LOCATION: Located on the Southwest corner of 1-430 and Shackleford Road DEVELOPER: Shackleford Crossing, LLC 2200 North Rodney Parham Road, Suite 210 Little Rock, AR 72212 FNr�INFFR- Development Consultant Inc. 2200 North Rodney Parham Road, Suite 210 Little Rock, AR 72212 AREA: 94.87 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 16 Conceptual PCD FT. NEW STREET: 0 LF Conceptual plan for Commercial and Office Uses Revised PCD PROPOSED USE: Phase I of the Development to contain the retail portion of the development VARIAN CESMAIVERS REQUESTED: A variance to allow advanced grading of the site. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23, 2004, approving a Conceptual PCD known as Shackleford Crossing Long -form PCD, which was located at the southwest corner of South Shackleford Road and Interstate 430. The conceptual plan included the north 62 acres being developed with C-2 permitted uses, the south 20 acres being 0-2 permitted uses and the middle 15 acres being a transition area where 0-2 and C-2 permitted uses would be allowed. The plan also showed four out parcels along the Shackleford Road frontage, with three main entry drives from Shackleford Road. The total project would consist of 1,000,000 FILE NO.: Z -4923-C (Cont. square feet of gross building area. The applicant noted that the commercial building area would 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 would 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 a total gross floor area for restaurant use not exceeding 50,000 square feet. The applicant noted that a hotel/convention use would possibly occupy up to 10 acres of the overall development. The development of the overall property would be done in phases with the Conceptual PCD plan, each phase of the development, beginning with the Phase I, would require review and approval by the Planning Commission and Board of Directors. As a 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 included 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 was compliance with a written agreement between the developer and Camp Aldersgate. (Both reproduced below.) The site would allow the development of 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 would review the traffic volume in the area and if the study indicated failure the existing entry/exit ramps or overpass, the applicant would install necessary improvements as agreed between the applicant and the City, prior to any additional building area being constructed. All boundary street improvements would be installed on Shackleford Road with the Phase I portion of the development. The applicant noted that because of the site's topography, site work for the entire 97 acres would be done with Phase I of the development. An overall grading/excavation plan would be provided with the Phase I site plan review. North/south and east/west cross sections would be provided, addressing retaining wall construction details and areas within the site where trees would be preserved. A grading permit for the site would not be issued until a building permit for Phase I construction was issued. The following list the previously approved criteria/conditions, which were imposed by the developer and approved by the Board of Directors in the approval process: Conditions on 97.446 Acres at the Southwest Corner of 1-430 and S. Shackleford Road - October 14, 2004 OFFSITE/IMPROVEMENT 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. 2 FILE NO.: Z -4923-C (Cont. 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 1-430 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 1-430 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 3 FILE NO.: Z -4923-C Cont. 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 1-430 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 Y2 hour after store closing and not be turned on prior to'/ hour before store opening. 4 FILE NO.: Z -4923-C (Co 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 out parcels 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-C (Cont. CONDITIONS - CAMP ALDERSGATE — November 8, 2004 1. Water Quality Assurance. Developer agrees to comply with all current local, state, regarding water run off and detention. Prior to permit, Camp Aldersgate or the Developer will appropriate agency and share with one another Aldersgate. Developer will ensure that the wate Property will not adversely affect either the Aldersgate's existing watershed. 2. Shackleford Road Improvements. and federal law the issuance of any grading obtain from ADEQ or other the watershed affecting Camp r quality and quantity from the quality or quantity of Camp This letter agreement is conditioned upon the signatories' written agreement to the final specifications of road widening plan for Shackleford Road as approved by the City of Little Rock. Nonetheless, Developer agrees to widen Shackleford Road to two through lanes in each, direction plus a turn lane as approved by the City of Little Rock in front of Shackleford Crossings without cost or expense to Camp Aldersgate. It is understood that Camp Aldersgate will not be required to dedicate land for the widening of Shackleford Road or for any additional rights-of- way that may be needed in conjunction with its widening. 3. Lighting and Signage. Freestanding (lighted or unlighted) pole signs will be permitted only within 50 feet of the property's (1) west and northwest boundaries that abut the property comprising 1-430 or its rights-of-way and (2) 500 northern most feet of the east boundary that abuts Shackleford Road as measured from the intersection of Shackleford Road and 1-430's right-of-way. The Property's parking lot lights shall not exceed 30 feet in height or be directed towards adjoining properties or roadways. The Property's parking lot lights shall be full cutoff, metal halide fixtures that utilize 400 watt or less horizontal bulbs with flat lenses to control glare and over spill of lighting. No downward lighting fixtures shall be permitted on the Property except those specifically designed to light parking areas, service drives, sidewalks, and areas necessary for the protection of persons or property, and none shall exceed the height or foot candle specifications of the Property's parking lot lights. Signage for the remaining portions of the Property shall comply with Section 36-346(f) and 347 of the Little Rock Code as currently enacted. Any monument signs erected within 100 feet of Shackleford Road shall be oriented perpendicular to Shackleford Road. Vertical illumination of any monument signs shall not exceed 0.1 -foot candle measured on a vertical plane. D FILE NO.: Z-4923-C(Cont.) Any eastern facing signs visible from Camp Aldersgate's property, except those freestanding pole signs permitted above, shall remain unlighted except for °h hour before and after the advertiser's hours of being open to the general public. 4. Use Restrictions. Developer agrees to place certain restrictions on the Property limiting certain uses which are currently permitted or conditional uses under the City's current C- 2 zoning classification, which use restrictions are attached as Attachment "A". This requirement shall also apply if Developer elects to self develop any of the Property. 5. Use of Outdoor Speakers. Use of outdoor speaker or sound amplification system shall be prohibited on the Property except for 'h 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 omit 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. 6. Legal Matters and Continuing Cooperation. Developer agrees to provide a declaration of restrictive covenants consistent with the terms of this letter and in a form acceptable to Camp Aldersgate that will be part of the land for future uses and will file said declaration as part of the public record. Approval of said form shall not be unreasonably withheld. Developer covenants that in connection with Camp Aldersgate's pledge of future cooperation with Shackleford Crossings, that Developer and its consultants will periodically provide Camp Aldersgate's Executive Director with reports concerning the status of development at the site to the extent that such development touches or impacts Camp Aldersgate. For instance, Developer will provide Camp Aldersgate with copies of any water quality testing and monitoring performed by the engineering firm engaged to provide these services in a reasonably timely manner. Developer shall provide reasonable prior notice of the commencement of excavation be given to the Executive's Director in order that any necessary on-site preparations be made at Camp Aldersgate. The provisions of this letter shall be incorporated into (1) the final plan of development and the zoning ordinance amendments approved by the City of Little Rock and (2) any site plans or building plans to be approved by the City of Little Rock for any parcel within the Property. The enumerated restrictions above shall automatically terminate in the event either Camp Aldersgate is no longer owned by the Women's Division of the United Methodist Church or other 501(c)(3) non-profit corporation or its property is no longer used for purely charitable purposes. 7 FILE NO.: Z -4923-C (Cont.) ATTACHMENT "A" Excluded Uses from Property's C-2 Zoning: a. Bar, lounge, or tavern (except as part of restaurant or hotel use). b. Cabinet and woodwork shop. c. College dormitory. d. College fraternity or sorority. e. 24 hour Community welfare or health center. f. Feed store. g. Group care facility. h. Lodge or fraternal organization. i. Mortuary or funeral home. j. Pawnshop. k. Private club with dining or bar service. I. Recycling facility, automated. m. Taxidermist. n. Ambulance service post. o. Auto parts, sales with limited motor vehicle parts installation shall be limited to Block A provided that building shall be no closer than 200 feet of Shackleford Road right-of-way. Auto repair bay doors shall not face Shackleford Road right-of-way. Auto repair bay doors shall not face Shackleford Road. Enhanced landscaping shall be provided with the parking area fronting the bay door, which shall include trees at 30 feet on center in the area fronting the bay. p. Bus station and terminal. q. Crematorium. r. Upholstery shop, furniture. s. Upholstery shop, auto. t. Appliance repair, excepting as part of a larger use. A. PROPOSAUREQUEST: The applicant is now providing the development plan to further define the prior approval and show a site plan for Phase I of the Commercial portion of the project. The applicant has also included the development of one of the office lots. With the request, the applicant has indicated the subdivision of the site with sixteen lots and out -parcels. The applicant has expanded the previously approved site area to include the Comcast tract on Shackleford Road and incorporate this area into the overall project plan. The applicant is requesting that the land be an addition to the out -parcel area and parking space but the applicant is not seeking any addition to the total allowable square footage. The applicant has indicated all the conditions that were a part of the prior Conceptual P.C.D. approval are again agreed to and incorporated into this submittal with one revision. The one change that is requested from the prior conditions is the second bullet point under "Other Site Design Issues" and is an 0 FILE NO.: Z-4923-C(Cont.) increase in the allowable restaurant square footage and the addition of a minimum parking ratio requirement for restaurants on the site imposed by the developer. 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 40,000 square feet of restaurant uses on out parcels 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 50,008 65,000 square feet. Additionally, all restaurants shall have a parking ratio of not less than 12 spaces per 1,000 square feet calculated independently of retail parkin ratios. The applicant indicated their understanding of the limits placed on restaurant area was the result of concerns with the level of parking that was required for restaurants. The applicant indicated their hope is with the addition of the required parking ratios, staffs concerns would be alleviated. The applicant provided as an Attachment a rendered site plan of the intersection of the "Main Street" portion of the retail development. The applicant stated the rendering was intended to show the character of the retail development. The developer indicated the actual building design has not been completed, but the intent is for the buildings to look as if they have been built over time and by multiple designers to give the look, feel, and sense of place that is reminiscent of a village, marketplace, or Main Street atmosp here. According to the applicant the final design will include extensive hardscape and landscape design that provide for excellent pedestrian circulation throughout the shopping center. B. EXISTING CONDITIONS: 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. The Comcast Cable office building and tower has been included in the current proposal. The general area contains a mix of residential, office and commercial uses. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. The Sandpiper Neighborhood Association, the John Barrow Neighborhood Association, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. E FILE NO.: Z -4923-C Cont. D. ENGINEERING COMMENTS: Public Works Conditions: 1. A traffic stud was provided to the staff on Tuesday, July 26th, 15 days after the July 11t filing deadline. That study is still under staff review. A preliminary review of the study indicates that all approval conditions for the previous zoning action are not in this submittal. 2. As of this writing, no written grading plan as been provided that addresses all of the conditions for approval of the preliminary zoning for the site. Verbal indications are that the applicant does not wish to follow a phased grading plan as indicated in the previous approvals or maintain temporary buffers around the site. The apparent proposal is to clear all phases of the project with the first building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A 30 -foot easement adjacent to Shackleford Road is needed to provide service to the development. Contact Entergy at 954-5158 -for additional details. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Please submit two copies of the plans for the proposed water facilities to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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 an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owned Line Agreement is required. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. 10 FILE NO.: Z-4923-C(Cont.) Countv Planninq: No comment. CATA: During the development of this parcel, the Central Arkansas Transit Authority requests that a bus turnout be included as part of the project as a terminal point for CAT Route #3 Baptist Medical Center. The turnout will need to be placed at a location that will allow direct access for the bus, both entering and leaving the shopping center. The bus will need to be able to reenter Shackleford Road northbound from the shopping center at a signal -protected location. Contact Central Arkansas Transit Authority at 375-6717 for additional details. F. ISSUES/TECHNICAL/DESIGN Planninq Division: 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 a revision to a PCD (Planned Commercial Development) that was approved for a conceptual commercial development. This revision would define the specific development plan containing 392,000 square feet of retail and restaurant space. The revision does not add additional commercial area to the currently approved conceptual PCD for the overall area, thus not requiring a change to the Land Use Plan. Master Street Plan: Shackleford Road is shown as a Minor Arterial on the Master Street Plan. The purpose of a Minor Arterial is to provide connections to and through an urban area. This development could cause a large amount of traffic in and out of this area. Entrances and exits to this site should be controlled to minimize any potential conflict. Currently, Shackleford Road is built to a two-lane standard. Dedication of right-of-way and street improvements may be required. Bicycle Plan: Existing or proposed Class I, 11, or III bikeways are not in the immediate vicinity of the development. 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. Landscape: Areas set aside for buffers and landscaping appear to meet with ordinance requirements. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Additional credit toward fulfilling landscape 11 FILE NO.: Z -4923-C ordinance requirements can be given when properly preserving trees of six inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a number of technical issues related to the proposed development, which remained unresolved. Staff stated the previous agreement included specifics related to signage, site lighting, dumpster locations, screening and total space available for restaurants. Staff stated the applicant was requesting an increase in the available space for restaurant activity. Staff also indicated required buffers would require fencing prior to the start of construction. Public Works comments were addressed. Staff stated the developers had not provided a detailed grading plan. The applicant provided staff with the grading permit at the Committee meeting and stated the plan only indicated all the commitments made during the meeting with staff on Tuesday, July 26, 2005. The applicant stated the buffer along Shackleford Road would be maintained during the initial phase of construction but would be removed to allow for the street widening of Shackleford Road. The applicant also stated the desire was to grade the Phase II portion of the development with the initial phase of construction. Staff stated they were concerned with the allowance of grading of the site without a full review of the proposed grading plan. Commissioner Rector stated he felt the amendment to the Land Alteration Ordinance was to allow for the moving of dirt on the site to eliminate the hauling of dirt to and from a site during the different phases of construction. Landscaping comments were addressed. Staff stated the areas set aside for buffers and landscaping appeared to meet with ordinance requirements. Staff stated the City Beautiful Commission recommended preserving as many trees as feasible on the site. The applicant stated the buffers along Shackleford Road and 1-430 would not be retained since they were street buffers and the ordinance did not require trees to be maintained in these areas. The applicant stated a 35 -foot land use buffer would be maintained along the southern perimeter of the site. The applicant stated trees and under growth would also be removed from the AHTD right of way in the future to allow visibility of the development from the interstate. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. 12 NO.: Z -4923-C (Cont. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has indicated signage, dumpster locations, additional pedestrian tables and the location of proposed lot lines. The proposed development plan is as follows - Total Land Area: 97.81 acres Total Number of Lots: 16 Shopping Center Area (Lots A, B and C): 64.021 acres Commercial Out -parcel Area (Lots 1 — 8): 13.4 acres Future Office Areas (Lots 9 — 13): 20.31 Shopping Center Information (Lots A, B & C): Building Area: 587,000 Square Feet Consisting of: 195,000 Square Feet (Anchors A & B) 172,000 Square Feet (Retail) 25,000 Square Feet (Restaurant) 195,000 Square Feet (Anchors D — H) Parking Provided: 2981 Parking Ratio: 5.07 Spaces per 1000 Square Feet Shopping Center (Lots A, B & C) Building Coverage: 13.48 acres (21.1% of the site) Green Space Provided: 12.43 acres (19.42 % of the site) Commercial Building Lots (Lots 1 — 8): Building Area: 120,000 maximum Square Feet Consisting of: 80,000 Max. Square Feet Commercial 40,000 Square Feet Restaurant Area Office Lots (Lots 9 — 11 & 13): Building Area: 240,000 Maximum Square Feet (25.8% of the total development) Total Development Building Area: 929,000 square feet max Trash Pick-up Time: 7:00 am — 9:00 AM The applicant has increased the number of pedestrian tables to connect the proposed development with the indicated out -parcels along Shackleford Road. The applicant has not broken the parking fields located along the western perimeter of the site. Staff feels all the parking fields should be broken with pedestrian tables and additional landscaping to reduce the large spaces of asphalt contained within the development. 13 FILE NO.: Z -4923-C Cont. The applicant has indicated the location of the proposed signs. Two shopping center pylon signs have been shown on the site plan. They are proposed with a maximum of 36 feet high and 320 square feet. An additional monument sign (hardscape wall) has been added at the Shackleford/1-430 intersection. This wall is proposed as a natural stone or brick wall, 5 -foot maximum height, with a 30 -inch by 50 -foot area for metal letters to spell out "Shackleford Crossings" only. The area around the wall will be planted to create a landscape feature at this corner of the site. The applicant has indicated building signage on stores adjacent to 1-430, which has been conceptually shown by location on the site plan. The applicant has indicated the final locations and areas for building signage will be defined and in accordance with ordinance requirements at time of final construction plan submittals. The locations for commercial lot monument signs (Lots 1-8) have been shown on the site plan with a note stating maximum height of 10 feet and maximum area of 100 square feet. The applicant has indicated a listing of maximum building areas for each of the commercial and office lots on the plan. The applicant has indicated however, in the case of restaurants and banks, the most likely users, they expect the actual buildings to be smaller. The applicant has also indicated any restaurants on the proposed commercial lots will be required to have a minimum of 12 parking spaces per 1,000 square feet of building area on the subject lot. The applicant has indicated the proposed dumpster locations and indicated the hours of service (7:00-9:OOa.m.). The applicant has also provided an Exhibit to detail the screening plan. The dumpsters will be screened on three sides iper the zoning ordinance. The applicant has indicated the building design has not been completed at this time. The applicant has provided a rendering of the main intersection area of the "Main Street" portion of the development as representative of the level of detail and design that will be in the final design of the buildings. The applicant has indicted the area will appear to have been built over time and designed by multiple designers with a look and feel similar to a small town Main Street. The applicant has indicated all buildings (Main Street, Anchors, and Jr. Anchors) will be "4 -sided" architecture, meaning that the back of the building will be as well designed as the front and sides. The applicant has indicated exteriors will be of materials such as native or cast stone, brick, colored split -face block, "Dryvit", or similar materials that are permanent in nature (no metal buildings). The applicant has indicated most roofs will be flat, but any sloped roofs will be architectural/standing seam metal panels. The applicant has indicated truck service and compactor areas will be screened by walls and landscaping. The applicant has indicated they will agree to submit final plans to, and work with staff on final exterior design prior to applying for any building permits. The applicant has indicated all exterior (roof or ground mounted) mechanical equipment will be screened with architectural or landscape screening treatments. The applicant has indicated the development of sixteen lots and provided a preliminary plat for the proposed development. The applicant has indicated lots 14 FILE NO.: Z -4923-C Cont. ranging in size from 48.1 acres to 1.48 acres. The applicant has indicated the proposed out -parcels may be recombined to allow for larger development should a proposed tenant desire additional acreage. The applicant has indicated no drive-through restaurants are planned at this time. The applicant has indicated however, if any are proposed in the future, they will have to submit plans for approval and any drive-through areas will be screened as required by the zoning ordinance and the agreement with Camp Aldersgate. The applicant has indicated typical outdoor dining areas and the square footages have been added to several commercial lots on the site plan. The applicant has indicated the site layouts shown for commercial lots will be subject to change based on the ultimate users. The applicant has indicated they will submit final site plans for staff level approval of commercial and office lots. The applicant has indicated no seasonal or temporary outside sales will be permitted on the site. The applicant has also indicated the maximum building height will not exceed 45 feet in the commercial areas (C-2 zoning uses) and office areas (0-2 uses). The applicant has indicated the areas showing locations of land use and street buffer areas on the plan. The applicant has indicated the areas shown, as "undisturbed" within the land use buffer will be protected throughout the construction process and remain in their present state. The applicant has also indicated areas shown as "tree preservation area" within the street buffer areas will be protected during the construction process and selective clearing of smaller trees and undergrowth will be done in the final stages of development. These areas are adjacent to a small portion of 1-430 and the 1-430/Shackleford Road exit ramp. According to the applicant all other street buffer areas will ultimately be cleared, graded, and landscaped according to ordinance requirements for landscaping and street buffers. The applicant has provided staff with an overall conceptual grading plan and indicated areas where trees will be preserved. The applicant has indicated there are not any retaining walls anticipated with the development of this site. The applicant has indicated all slopes will be designed as 3:1 or flatter so that they may be landscaped and maintained. The applicant has indicated the concept of a "Phased grading plan" is difficult on this site because of the large quantity of material to be moved. The applicant has indicated there is a very significant difference in existing grade from the commercial land at the north end of the site to the office land at the south end of the site. The applicant has indicated a desire to create a unified development and infrastructure within the site, and approximately 1.5 million cubic yards of dirt will have to be moved in order to balance the cut and fill and avoid hauling off excess materials or importing borrow materials. The applicant has indicated a need to grade almost the entire site in the first phase, and request that they be allowed to move the "cut" material from the north end of the site for use as "fill" in the Phase II Office area. The applicant has stated in order to relocate Comcast 15 FILE NO.: Z -4923-C (Cont. to the office land on the south end of the site, and to build the storm water detention pond, they have to place fill in the Office area in order to create them. The applicant has provided the following as an explanation of the sequence of the grading activities, and show that there is some natural "phasing" that will occur as a result of that sequence. Phase I — A. Commence clearing and grading on all parts of the site except the Comcast portion and a 100 foot wide strip of existing trees and vegetation along Shackleford Road. These two areas will be left undisturbed for approximately 6 months. B. Any existing trees along the 1-430 corridor, both on the development site and within the right-of-way non -grading areas, will be left in place until the new slopes are completed with landscaping. After that time some selective clearing may take place as previously agreed. Also, graded slopes along the 1-430 corridor and the southern boundary of the property will be planted early in order to establish growth ahead of the development schedule. Phase II — approximately 6 months after start of project — C. Commence clearing and grading on the existing Comcast portion and the 100 -foot wide strip along Shackleford Road in order to construct the Shackleford Road improvements. The applicant has indicted they are aware and agreeable with the requirement that a grading permit and building permit must be issued simultaneously. Traffic Engineering has completed the analysis of Shackleford Road related to improvements necessary to adequately handle the existing and projected traffic as well as growth of the through movement to the capacity of the minor arterial cross-section. Improvements, which are necessary, are as follow: 1. North Intersection: 1-430: Signalize Intersection, Single North Bound Left Turn with 400 -feet of storage length, Construct Dual West Bound Left Turn Lanes, and one Right Turn Lane 2. South Intersection: 1:430: Re -signalize to match new geometric requirements, Construct 2 -North Bound Through Lanes, 2 -North Bound Right Turn with 300 -feet storage (The Highway Capacity Manual states that single lane capacity is 450 vehicle per hour per lane, thus 2 -Right Turn lanes are required), Construct 2 -South Bound Through, 2 South Bound Left Turn Lanes with 300 -feet of storage (There are 426 left turning vehicles per hour based on existing traffic volumes. The Highway Capacity Manual recommends the construction of dual left turn lanes at a threshold of 300 vehicles per hour, (Ref: P. 10-18, Exhibit 10-13), Modify on-ramp to provide sufficient merge for 16 FILE NO.: Z -4923-C the dual right and dual left turn movements, Provide dual Left Turn lanes for East Bound off -ramp and a single right with 300 -feet of storage length 3. Driveways into site: Provide right turn lanes on Shackleford Road for each entrance with 200 -feet storage length for each entry. These improvements are critical to prevent grid -lock on Shackleford Road during the PM peak hour period. When modeling over the one hour peak period, the consultant's recommended plan grid -locks 28 minutes into the peak hour period for NB traffic. The purpose stated in the recently approved "Land Alteration Regulation" (adopted by the Little Rock Board of Directors on July 19, 2005), indicates the desire to prohibit the indiscriminate clearing of property, prevent excessive grading, clearing, filling, cutting or similar activities, preserve natural vegetation, which enhances the quality of life of the community, conceal hillside scars, preserve the contours of the natural landscape and land forms. The ordinance further states for excavations or fills constructed with slopes flatter than 3:1 (three horizontal.to one vertical), terraces are not required nor is there a limit on the height of cut or fill. Planting requirements on these 3:1 slopes shall be the same as required for terraces and shall be spaced uniformly over the slope. The landscape requirements for a terrace shall be with dense evergreen plantings sufficient to screen the cut or _fill slope. The minimum plantings shall be two (2) rows of trees four (4) feet between the rows, staggered not more than twenty (20) feet on center. Shrubs and ground cover shall be required in accordance with Chapter 15 of the Little Rock Code. Additional sections of the "Land Alteration Regulation" detail planting requirements for disturbed areas. Open areas not planned for immediate use shall be seeded or sodded. Soil which is exposed for more than twenty-one (21) days with no construction activity shall be seeded, mulched or revegetated. If building construction has not commenced and been diligently pursued within eight (8) months of grading permit issuance, then all disturbed areas must be restored in accordance with Section 29-196 and landscaping and tree requirements in the buffers shall be installed, unless the city official determines that the existing buffers on the site meet the landscape planting requirements of Chapter 15 and the zoning requirements of Chapter 36 of the Little Rock code. In staff's opinion the applicant has addressed most of the conditions placed on the development with the approval of the conceptual PCD. Staff recommends however sensitivity to the properties immediately east of the site be considered. Staff recommends the applicant provide additional landscaping along Shackleford Road to soften the retail establishments and create a park like setting. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above staff report and `VA FILE NO.: Z -4923-C Cont. compliance with all other previously approved criteria/conditions as imposed at the time of the original approval of the Conceptual PCD. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report and compliance with all other previously approved criteria/conditions as imposed at the time of the original approval of the Conceptual PCD and the agreements reached with the Sandpiper Neighborhood Association. Ms. Doris Wright addressed the Commission in support of the request. She stated the John Barrow Neighborhood Association was in full support of the proposed economic development within their neighborhood. She stated the developer had worked closely with the neighborhood association to inform them of proposed development- schedules and to ensure the association was well aware of the proposed plans. Mr. John Baker addressed the Commission in support of the proposed development. He stated he was representing Camp Aldersgate and he too wanted to commend the developer for working with the adjoining property owners to ensure compatibility. He stated there were still concerns with the proposed street development. He stated the developers had previously agreed to a certain street design, which was a part of an agreement letter previously signed by both parties. He stated his role was to inform the Commission the street was not totally agreed to but negotiations were on going and he felt the issues would soon be resolved. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse (Commissioner Jeff Yates). 18