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HomeMy WebLinkAboutZ-4923-D Staff AnalysisILE NO.: Z -4923-D NAME: Shackleford Crossing Revised Long -form PCD LOCATION: Located on the Southwest corner of 1-430 and Shackleford Road DEVELOPER.- Shackleford EVELOPER: Shackleford Crossing, LLC 2200 North Rodney Parham Road, Suite 210 Little Rock, AR 72212 FN(;INFFR- Development Consultant Inc. 2200 North Rodney Parham Road, Suite 210 Little Rock, AR 72212 AREA: 94.87 acres NUMBER OF LOTS: 16 FT. NEW STREET: 0 LF CURRENT ZONING- PCD ALLOWED USES: Commercial and Office Uses PROPOSED ZONING: Revised PCD PROPOSED USE: Commercial Office Uses — Revise the approved signage plan, allow dock doors oriented to Shackleford Road and add food sales as an allowable use. VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND.- The ACKGROUND: 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 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 FILE NO.: Z -4923-D (Cont. 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 of 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. 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. 2 FILE NO.: Z -4923-D (Cont. 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 approved by the Commission. Modifications to the phased grading plan will be 3 FILE NO.: Z -4923-D .(Cont.) dealt with according to Sections 29-189 (e) & (f) of the Land Alterations ordinance. LANDSCAPING AND BUFFER ISSUES: :j 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 Y2 hour before store opening. El FILE NO.: Z -4923-D (Cont. 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. 5 FILE NO.: Z -4923-D (Cont. 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 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. FILE NO.: Z -4923-D (Cont. Any eastern facing signs visible from Camp Aldersgate's property, except those freestanding pole signs permitted above, shall remain unlighted except for Y2 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 %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 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 7 FILE NO.: Z -4923-D (Cont. 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. 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. Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20, 2005, established revisions to the previously approved PCD. The approval defined the site plan for Phase I, the Commercial portion of the project and one of the office lots. With the request, a preliminary plat for the subdivision of the site with sixteen lots and out -parcels was also approved. The approved site plan included an area previously excluded containing the Comcast office tract on Shackleford Road and incorporated this area into the overall project plan. All the conditions that were a part of the previously approved Conceptual P.C.D. were incorporated into the submittal with one revision. The one change requested from the prior conditions was the second bullet point under "Other Site Design Issues" and was to increase in the allowable restaurant square footage and place a minimum parking E FILE NO.: Z -4923-D (Cont. ratio requirement for restaurants on the site as imposed by the developer as indicated below: 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 50,090 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. 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 had not been completed, but the intent was for the buildings to look as if they had 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 would include extensive hardscape and landscape design that provided for excellent pedestrian circulation throughout the shopping center. A. PROPOSAL/REQUEST: The applicant is now proposing an amendment to the previously approved Planned Commercial Development to clarify the signage plan, allow dock doors to be oriented to Shackleford Road and add food store as an allowable use for the site. The following indicates an exerpt from an ordinance being proposed with the changes being underscored and bolded: SECTION 4. That the change in zoning classification contemplated for Shackleford Crossing Revised Long -Form PCD (Z-_� is conditioned upon obtaining a final approval within the time specified by Chapter 36, Article VII, Section 36-454(e) of the Code of Ordinances. The change in zoning classification is further subject to the conditions stated as follows: 1. Uses Allowed. Uses allowed are C-2 permitted uses plus food store and retail uses not listed enclosed and 0-2 uses. 2. 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 the intersection before (r FILE NO.: Z -4923-D (Cont. additional commercial space or office space could be built on the subject site. 3. Eight -Of -Way Issues. a. A traffic study has been 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. b. All improvements to Shackleford Road full width required by the Boundary Street Improvements ordinance shall be constructed in Phase I of the 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 the Little Rock 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. C. 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. d. 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. 4. Grading and Excavation Issues. a. 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 Alteration 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. 10 FILE NO.: Z -4923-D (Cont. b. North/south and east/west sections and elevations must be provided with grading plan. C. 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) and (f) of the Land Alteration ordinance. 5. Landscapina and Buffer Issues. a. During Phase I site work, the required land use and street buffers shall be preserved. b. Construction fencing shall be in place to protect all required buffers prior to the initiation of any site work. c. All portions of the property shall be landscaped in compliance with the City's Landscape Ordinance. 6. Public Transportation Issues. a. 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.) b. The site development plan for the entire property shall be designed to provide adequate internal pedestrian circulation. 7. Si na a Issues. a. All directional signage shall comply with the Zoning Ordinance. b. Wali siqnaqe is allowed on the interior of the shop�in center at the front and rear wall of each tenant facin interior streets and_parking, and on 1-434 and Shackleford Road frontage. However, tenants greater than 100,000 square feet are allowed a maximum of three 3 exterior walls for signage, and tenants less than 100,000 square feet are allowed a maximum of two (2) exterior wails for signage 11 FILE NO.: Z -4923-D (Cont. C. The total area for exterior wall mounted signs may not exceed 10% of the wall surface area of the front wall of the tenant's demised premises. d. Tenants less than 15,000 square feet may have one wall sign per exterior wall. Tenants greater than 15,000 square feet may have more than one sign per exterior wall but must comply with "c" above. e. In addition to a through d above, tenants may have one blade sign perpendicular to the main faCade with a maximum size of six fi square feet, restaurants ma have an exterior Menu Board within 5 feet of the entrance not to exceed eight 8 s uare feet and Tenants may incorporate logos or names on glass areas andlor awnings. f. The commercial portion of the development will be limited to two (2) ground -mounted pylon 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 400 square feet. An additional monument sign (hardscape wall) may be constructed at the Shackleford Road/1-430 Intersection. Wall may be natural stone or brick masonry, 5 -foot maximum height, with a 30 inch by 50 -foot area for metal letters to spell project name. The area around the wall shall be planted to create a landscape feature at this corner of the site. g. The office portion of the development shall be limited to one (1) ground -mounted sign at the entry drive from Shackleford Road for the Office Park name. The sign shall have a maximum height of six (6) feet and a maximum area of 64 square feet. Signage for each lot within the office use areas shall be as permitted in Section 36-553 of the Zoning Ordinance. h. 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. 12 FILE NO.: Z -4923-D Cont. i. Out parcels within the commercial portion of the property must comply with a b d and a above except that out parcel tenants are allowed to place sign on two or three 2 or 3 of their exterior walls. Any retail or retail commercial sign lighting along Shackleford Road or within 200 feet thereof must be turned off'/ hour after store closing and not be turned on prior to a Y2 hour before store opening. 8. Other Site Design Issues. a. Total project shall not exceed 1,000,000 square feet of area. b. 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 40,000 square feet of restaurant uses on outparcels and 35,000 square feet of restaurant uses on the balance of project with a total maximum restaurant use for the entire property not to exceed 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. C. Buildings constructed containing permitted 0-2 uses shall be at least 25%, or 250,000 square feet of the total gross floor area of the project. d. Hotel and Convention use available on this site; project to be in keeping with design of others on Chenal or Shackleford Road; area not to exceed 10 acres. e. All site lighting shall be a 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 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 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. g. Any dumpster or trash receptacles shall be oriented away form Shackleford Road and screened as per the Zoning Ordinance requirements. Trash enclosures shall be 13 ILE NO.: Z -4923-D (Cont. screened from public view on three sides with a six to eight foot high (depending on the height of container) screen of masonry, precast, or other building compatible materials. Trash enclosures shall be located to allow a 50 foot clear path for trucks. When located in a highly visible area, screening walls shall be softened with landscaping or earthen berms. h_ Servicing of dumpsters or trash receptacles shall be during day light hours only. All buildings (Main Street, Anchors, and Jr. Anchors) are required to be "4 sided" architecture, meaning that the back of the building will be as well designed as the front and sides. Exteriors shall 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). Most roofs will be flat, but any sloped roofs will be architectural/standing seam metal panels. Truck service and compactor areas will be screened by walls and landscaping. All exterior (roof or ground mounted) mechanical equipment will be screened with architectural or landscape screening treatments. Plans for final exterior design must be submitted to Planning staff and approved prior to applying for any building permits. j. All service/loading dock doors shall be screened. In addition, all service/loading dock doors within 300 feet of Shackleford Road shall be oriented away from Shackleford Road. k. Maximum building height on the property shall not exceed 45 feet 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. m. Drive-through facilities of restaurants shall be screened as follows: speaker will be mounted so that it is baffled on all sides in a manner which will direct the sound produced to the vehicle served. Each speaker location shall be designed to provide for a solid wall at least six feet in height and twenty feet in length along the opposite lane line. This wall shall be constructed of masonry or wood with a textured finish to diminish sound deflection. 14 FILE NO.: Z -4923-D (Cont.) B. EXISTING CONDITIONS: The proposed site is currently being graded for future development of the site. Building permits have been issued for two of the buildings located near the northern portion of the site. 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 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. - SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were few outstanding issues associated with the request. Staff questioned if the proposed buildings would be allowed more than two sign locations. Staff also questioned if the service docks would be screened from view from South Shackleford Road. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no remaining outstanding technical issues in need of addressing raised at the November 16, 2006, Subdivision Committee meeting. The request includes three items for clarity of the previously approved Planned Commercial Development. The request is to add food sales as an allowable use for the site, redefine the signage plan and provide a provision for dock doors oriented to South Shackleford Road. The previous approval allowed for C-2 uses as allowable uses for the site. The applicant is requesting the addition of food sales as an allowable use. Staff is supportive of this request. There is an ordinance amendment package the Commission will review in the near future to adds food sales as an allowable use under the C-2 Zoning District. The previous approval allowed for the placement of two shopping center identification signs located along Interstate 430 and along Shackleford Road. The original approval allowed the signs to be 36 -feet in height and 320 square 15 FILE NO_: Z -4923-D (Cont. feet in area. The current request allows the signs to remain 36 -feet in height and increase the sign area to 400 square feet. Staff is supportive of this request. The proposal is to allow the placement of dock doors located in excess of 300 -feet from Shackleford Road to be oriented to Shackleford Road. Presently the approval does not allow dock doors to front or be oriented to Shackleford Road. The applicant is proposing all service/loading dock doors be screened. In addition, all service/loading dock doors within 300 feet of Shackleford Road will be oriented away from Shackleford Road. The applicant has provided a line of sight for the area proposed with dock doors oriented to Shackleford Road. Based on the line of sight provided, the location of the proposed dock doors will not be visible from Shackleford Road and will be fully screened from the interior parking lot area. Staff recommends the applicant provide written agreement with this request from Camp Aldersgate since this item was placed in the original memorandum of agreement between the developers and Camp Aldersgate. The developer is proposing a revision to the previously approved signage plan. The revision would allow signage on the building along the service drives and within the parking lot area. The applicant has indicated the total sign area would be an aggregate split between the number of signs being requested. The total sign area allowed would calculated by using the front facade and be allowed at ten percent of the front fagade area. All directional signage will comply with the typical standard of the Zoning Ordinance. Staff is supportive of the request. Staff feels the Planning Commission can act on the proposed request at this meeting provided the applicant provide staff with a written agreement from Camp Aldersgate concerning the placement of loading dock doors oriented to Shackleford Road prior to the meeting. Staff does not feel the addition of food sales as an allowable use will adversely impact the development nor does staff feel the proposed signage plan will adversely impact the development or the area. Although the placement of the signage does not meet the typical minimum ordinance standard staff does not feel the allowance of additional signage will impact the development. The center is being developed as a shopping center which would typically allow the placement of signage along the interior walls of the development. The request includes the allowance of signage within the parking lot area to identify the businesses and direct customers to the desired store location. In addition, staff does not feel the allowance of larger shopping center identification signs will impact the development or the area. The site contains approximately 100 acres with limited signage proposed to serve the development. To staff's knowledge there are no remaining issues associated with the request other than the applicant providing a written agreement from Camp Aldersgate concerning the placement of the loading dock doors. F. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with staff comments as noted in Paragraphs E above. FILE NO.: Z -4923-D {Cont. Staff recommends the applicant provide a written agreement from Camp Aldersgate concerning the placement of the loading dock doors oriented to Shackleford Road. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had not provided a written agreement from Camp Aldersgate concerning the placement of the loading dock doors oriented to Shackleford Road. There was no further discussion of the item. The Chair entertained a motion for deferral of the item to the January 18, 2007, public hearing. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. STAFF UPDATE: The applicant has not provided staff with the requested letter from Camp Aldersgate as indicated in. the previous Planning Commission write-up and recommendation. Staff recommends if this letter is not received prior to the Planning Commission Public Hearing the item be deferred until such date the letter is received. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) Staff stated the applicant had provided a letter of support from Camp Aldersgate as requested by staff. Staff stated they were supportive of the proposed revision to the currently approved PCD subject to compliance with all comments and conditions as outlined in the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 17 January18, 2007 ITEM NO.: G FILE NO.: Z -4923-D 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 ENGINFFR- Development Consultant Inc. 2200 North Rodney Parham Road, Suite 210 Little Rock, AR 72212 AREA: 94.87 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: UMBER OF LOTS: 16 PCD Commercial and Office Uses Revised PCD FT. NEVA STREET: 0 LF PROPOSED USE: Commercial Office Uses — Revise the approved signage plan, allow dock doors oriented to Shackleford Road and add food sales as an allowable use. VARIANCESMIAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23, 2004, approving a Conceptual PCD known as Shackleford Crossing Long -form PCD, which was located at the southwest corner of South Shackleford Road and Interstate 430. The conceptual plan included the north 62 acres being developed with C-2 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 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 January 18, 2007 SUBDIVISION ITEM NO.: G Cont. FILE NO.. Z -4923-D 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 of 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 1► January 18, 2007 SUBDIVISIO ITEM NO.: G (Cont. OFFSITE/IMPROVEMENT COSTS: FILE NO.: Z -4923-D 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: o 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 January 18, 2007 SUBDIVISION ITEM NO.: G (Cont. FILE NO.: Z -4923-D the Phase I development area in order to minimize hauling off excess materials or importing borrow materials. ❑ North/south and east/west sections and elevations must be provided with grading plan. ❑ A grading permit will be issued in conjunction with the first building permit that allows clearing and grading in conformance with the phased grading plan approved by the Commission. Modifications to the phased grading plan will be dealt with according to Sections 29-189 (e) & (f) of the Land Alterations ordinance. LANDSCAPING AND BUFFER ISSUES: ❑ During Phase I site work, the required land use and street buffers must be preserved. 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: o 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. 0 January 18, 2007 SUBDIVISION ITEM NO.: G (Contj FILE NO.: Z -4923-D ❑ 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 %2 hour after store closing and not be turned on prior to % 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. 5 January 18, 2007 SUBDIVISION ITEM NO.: G Cont.. FILE NO.: Z -4923-D ❑ 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. 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 boundary that abuts Shackleford Road as measured from the intersection of Shackleford Road and 1-430's right-of-way. n January 18, 2007 SUBDIVISION ITEM NO.: G (Cont. FILE NO.: Z -4923-D 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 %Z 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 % 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 7 January 18, 2007 SUBDIVISION ITEM NO.: G Cont. FILE NO.: Z -4923-D 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. 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. January 18, 2007 SUBDIVISION EM NO.: G (Cont.) FILE NO.: Z-492 q. Crematorium. r. Upholstery shop, furniture. s. Upholstery shop, auto. t. Appliance repair, excepting as part of a larger use. Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20, 2005, established revisions to the previously approved PCD. The approval defined the site plan for Phase I, the Commercial portion of the project and one of the office lots. With the request, a preliminary plat for the subdivision of the site with sixteen lots and out -parcels was also approved. The approved site plan included an area previously excluded containing the Comcast office tract on Shackleford Road and incorporated this area into the overall project plan. All the conditions that were a part of the previously approved Conceptual P.C.D. were incorporated into the submittal with one revision. The one change requested from the prior conditions was the second bullet point under "Other Site Design Issues" and was to increase in the allowable restaurant square footage and place a minimum parking ratio requirement for restaurants on the site as imposed by the developer as indicated below: 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 50,000 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. 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 had not been completed, but the intent was for the buildings to look as if they had 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 would include extensive hardscape and landscape design that provided for excellent pedestrian circulation throughout the shopping center. A. PROPOSALIREQUEST: The applicant is now proposing an amendment to the previously approved Planned Commercial Development to clarify the signage plan, allow dock doors to be oriented to Shackleford Road and add food store as an allowable use for the site. The following indicates an exerpt from an ordinance being proposed with the changes being underscored and bolded: 9 January 18, 2007 SUBDIVISION ITEM NO.: G (Cont. FILE NO.: Z -4923-D SECTION 4. That the change in zoning classification contemplated for Shackleford Crossing Revised Long -Form PCD (Z - is conditioned upon obtaining a final approval within the time specified by Chapter 36, Article VII, Section 36-454(e) of the Code of Ordinances. The change in zoning classification is further subject to the conditions stated as follows: 1. Uses Allowed. Uses allowed are C-2 permitted uses plus food store and retail uses not listed (enclosed). and 0-2 uses. 2. 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 the intersection before additional commercial space or office space could be built on the subject site. 3. Right -Of -Way Issues. a. A traffic study has been 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. b. All improvements to Shackleford Road full width required by the Boundary Street Improvements ordinance shall be constructed in Phase I of the 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 the Little Rock 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. G. 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. 10 January 18, 2007 SUBDIVISION ITEM NO.: G (Cont. FILE NO.: Z -4923-D d. 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. 4. Grading and Excavation Issues. a. 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 Alteration 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. b. North/south and east/west sections and elevations must be ., provided with grading plan. C. 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) and (f) of the Land Alteration ordinance. 5. Landscaping and Buffer Issues. a. During Phase I site work, the required land use and street buffers shall be preserved. b. Construction fencing shall be in place to protect all required buffers prior to the initiation of any site work. C. All portions of the property shall be landscaped in compliance with the City's Landscape Ordinance. 6. Public Transportation Issues. a. Prior to submittal of Phase I site plan review to the Planning Commission, the developer shall meet with Central Arkansas 11 January 18, 2007 SUBDIVISION ITEM NO.: G (Cont. 01 FILE NO.: Z -4923-D Transit Authority representatives to discuss opportunities for providing bus facilities (pull-outs, internal circulation, etc.) The site development plan for the entire property shall be designed to provide adequate internal pedestrian circulation. 7. Signage Issues. a. All directional si nage _shall comply with the Zoning Ordinance. b. Wall signage is allowed on the interior of the shoppin center at the front and rear wall of each tenant,_facia interior streets and parking, and on 1-430 and Shackleford Road frontage. However, tenants -greater than 100,000 s uare feet are allowed a maximum of three 3 exterior. walls for si nae and tenants less than 100,000 s uare feet are allowed a maximum of two (2) exterior walls for signage C. The total area for exterior wall mounted signs may not exceed 10% of the wall surface area of the front wall of the tenant's demised premises. d. Tenants less than 15,000 square feet may have one wall sign per exterior wall. Tenants greater than 15,000 square feet may have more than one sign per exterior wall but must comply with "c" above. e. In addition to a through d above, tenants may have one blade sign perpendicular to the main fa ade with a maximum size of six fi square feet restaurants may have an exterior Menu Board within 5 feet of the entrance not to exceed eight 8 square feet and Tenants may incorporate logos or names on glass areas and/or awnings. f. The commercial portion of the development will be limited to two (2) ground -mounted pylon 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 400 square feet. An additional monument sign (hardscape wall) may be constructed at the Shackleford Road/1-430 Intersection. Wall may be natural stone or brick masonry, 5 -foot maximum 12 January 18, 2007 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z -4923-D height, with a 30 inch by 50 -foot area for metal letters to spell project name. The area around the wall shall be planted to create a landscape feature at this corner of the site. g. The office portion of the development shall be limited to one (1) ground -mounted sign at the entry drive from Shackleford Road for the Office Park name. The sign shall have a maximum height of six (6) feet and a maximum area of 64 square feet. Signage for each lot within the _office use areas shall be as permitted in Section 36-553 of the Zoning Ordinance. h. 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. L Out parcels within the commercial portion of the property must comply with a, b, d, and a above, except that out parcel tenants are allowed to place sign on two or three 2 or 3 of their exterior walls. i. Any retail or retail commercial sign lighting along Shackleford Road or within 200 feet thereof must be turned off %2 hour after store closing and not be turned on prior to a %2 hour before store opening. 8. Other Site Desian Issues. a. Total project shall not exceed 1,000,000 square feet of area. b. 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 40,000 square feet of restaurant uses on outparcels and 35,000 square feet of restaurant uses on the balance of project with a total maximum restaurant use for the entire property not to exceed 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. 13 January 18, 2007 SUBDIVISION ITEM NO.: G (Cont. FILE NO.: Z -4923-D C. Buildings constructed containing permitted 0-2 uses shall be at least 25%, or 250,000 square feet of the total gross floor area of the project. d. Hotel and Convention use available on this site; project to be in keeping with design of others on Chenal or Shackleford Road; area not to exceed 10 acres. e. All site lighting shall be a low-level, directed away from adjacent property, shielded downward and into the site. f. Use of outdoor speaker or sound amplification system shall be prohibited on the property except for % 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. g. Any dum.pster or trash receptacles shall be oriented away form Shackleford Road and screened as per the Zoning Ordinance requirements. Trash enclosures shall be screened from public view on three sides with a six to eight foot high (depending on the height of container) screen of masonry, precast, or other building compatible materials. Trash enclosures shall be located to allow a 50 foot clear path for trucks. When located in a highly visible area, screening walls shall be softened with landscaping or earthen berms. h. Servicing of dumpsters or trash receptacles shall be during day light hours only. All buildings (Main Street, Anchors, and Jr. Anchors) are required to be "4 sided" architecture, meaning that the back of the building will be as well designed as the front and sides. Exteriors shall 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). Most roofs will be flat, but any sloped roofs will be architectural/standing seam metal panels. Truck service and compactor areas will be screened by walls and landscaping. All exterior (roof or ground mounted) mechanical equipment will be screened with architectural or landscape screening treatments. Plans for final exterior design must be submitted 14 January 18, 2007 SUBDIVISION ITEM NO.: G Cont,) FILE NO.� Z -4923-D to Planning staff and approved prior to applying for any building permits. All servicelloading dock doors shall be screened. In addition all service/loading dock doors within 300 feet of Shackleford Road shall be oriented away from Shackleford Road. k. Maximum building height on the property shall not exceed 45 feet 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. M. Drive-through facilities of restaurants shall be screened as follows: speaker will be mounted so that it is baffled on all sides in a manner which will direct the sound produced to the vehicle served. Each speaker location shall be designed to provide for a solid wall at least six feet in height and twenty feet in length along the opposite lane line. This wall shall be constructed of masonry or wood with a textured finish to diminish sound deflection. B. EXISTING CONDITIONS: The proposed site is currently being graded for future development of the site. Building permits have been issued for two of the buildings located near the northern portion of the site. 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 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. 15 January 18, 2007 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z -4923-D D. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were few outstanding issues associated with the request. Staff questioned if the proposed buildings would be allowed more than two sign would be screened from further discussion of the ite Commission for final action E. ANALYSIS: locations. Staff also questioned if the service docks view from South Shackleford Road. There was no m. The Committee then forwarded the item to the full There were no remaining outstanding technical issues in need of addressing raised at the November 16, 2006, Subdivision Committee meeting. The request includes three items for clarity of the previously approved Planned Commercial Development. The request is to add food sales as an allowable use for the site, redefine the signage plan and provide a provision for dock doors oriented to South Shackleford Road. The previous approval allowed for C-2 uses as allowable uses for the site. The applicant is requesting the addition of food sales as an allowable use. Staff is supportive of this request. There is an ordinance amendment package the Commission will review in the near future to adds food sales as an allowable use under the C-2 Zoning District. The previous approval allowed for the placement of two shopping center identification signs located along Interstate 430 and along Shackleford Road. The original approval allowed the signs to be 36 -feet in height and 320 square feet in area. The current request allows the signs to remain 36 -feet in height and increase the sign area to 400 square feet. Staff is supportive of this request: The proposal is to allow the placement of dock doors located in excess of 300 -feet from Shackleford Road to be oriented to Shackleford Road. Presently the approval does not allow dock doors to front or be oriented to Shackleford Road. The applicant is proposing all service/loading dock doors be screened. In addition, all service/loading dock doors within 300 feet of Shackleford Road will be oriented away from Shackleford Road. The applicant has provided a line of sight for the area proposed with dock doors oriented to Shackleford Road. Based on the line of sight provided, the location of the proposed dock doors will not be visible from -Shackleford Road and will be fully screened from the interior parking lot area. Staff recommends the applicant provide written agreement with this request from Camp Aldersgate since this item was placed in the original memorandum of agreement between the developers and Camp Aldersgate. The developer is proposing a revision to the previously approved signage plan. The revision would allow signage on the building along the service drives and within the parking lot area. The applicant has indicated the total sign area would 16 January 18, 2007 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z -4923-D be an aggregate split between the number of signs being requested. The total sign area allowed would calculated by using the front facade and be allowed at ten percent of the front fagade area. All directional signage will comply with the typical standard of the Zoning Ordinance. Staff is supportive of the request. Staff feels the Planning Commission can act on the proposed request at this meeting provided the applicant provide staff with a written agreement from Camp Aldersgate concerning the placement of loading dock doors oriented to Shackleford Road prior to the meeting. Staff does not feel the addition of food sales as an allowable use will adversely impact the development nor does staff feel the proposed signage plan will adversely impact the development or the area. Although the placement of the signage does not meet the typical minimum ordinance standard staff does not feel the allowance of additional signage will impact the development. The center is being developed as a shopping center which would typically allow the placement of signage along the interior walls of the development. The request includes the allowance of signage within the parking lot area to identify the businesses and direct customers to the desired store location. In addition, staff does not feel the allowance of larger shopping center identification signs will impact the development or the area. The site contains approximately 100 acres with limited signage proposed to serve the development. To staff's knowledge there are no remaining issues associated with the request other than the applicant providing a written agreement from Camp Aldersgate concerning the placement of the loading dock doors. F. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with staff comments as noted in Paragraphs E above. Staff recommends the applicant provide a written agreement from Camp Aldersgate concerning the placement of the loading dock doors oriented to Shackleford Road. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had not provided a written agreement from Camp Aldersgate concerning the placement of the loading dock doors oriented to Shackleford Road. There was no further discussion of the item. The Chair entertained a motion for deferral of the item to the January 18, 2007, public hearing. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. 17 January 18, 2007 SUBDIVISION ITEM NO.: G (Cont. STAFF UPDATE: FILE NO.: Z -4923-D The applicant has not provided staff with the requested letter from Camp Aldersgate as indicated in the previous Planning Commission write-up and recommendation. Staff recommends if this letter is not received prior to the Planning Commission Public Hearing the item be deferred until such date the letter is received. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) Staff stated the applicant had provided a letter of support from Camp Aldersgate as requested by staff. Staff stated they were supportive of the proposed revision to the currently approved PCD subject to compliance with all comments and conditions as outlined in the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. W. -I NO.: 8. Z -4923-D NAME: Shackleford Crossing Revised Long -form PCD LOCATION: located on the Southwest corner of 1-430 and Shackleford Road Plannina Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 22, 2006. The Office of Planning and Development must receive the proof of notice no later than November 30, 2006. 2. Provide details of the proposed signage plan for the out -parcels. 3. Will the service docks be screened from view of South Shackleford Road? Provide details of the proposed screening mechanism or provide the line of sight from South Shackleford Road. 4. Will buildings be allowed more than two sign locations? VarianceNVaivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: No objection to change in signage. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objections to changes in signage. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Pkannin Division: No comment. Item # 8 Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, November 22, 2006. Item # 8