HomeMy WebLinkAboutZ-4923-D Staff AnalysisJanuary 18, 2007
SUBDIVJSION
ITEM NO.: G (Cont.) _ FILE NO.: Z -4923-D
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. Signage issues.
a. All directional signage shall comply with the Zoning
Ordinance.
b. Wall signaqe is allowed on the interior of the shoppin
center at the front and rear wall of each tenant, facia
interior streets and oarking, and on 1-430 and
Shackleford Road frontage. However, tenants reater
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 walls for signaqe
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 6 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.
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
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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 ontwo
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 Y2 hour after store closing and not be turned on prior to a
%2 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.
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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 dumpster 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.
i. 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
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January 18, 2007
SUBDIVISION
ITEM NO.: G
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.
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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
freestanding pole signs
Y2 hour before and after
public.
4. Use Restrictions.
visible from Camp Aldersgate's property, except those
permitted above, shall remain unlighted except for
the advertiser's hours of being open to the general
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
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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.
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January 18, 2007
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z -4923-D
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 59,090 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:
January 18, 2007
SUBDIVISION
Iti1IM►111110welfflOYSTI itw
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.
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.
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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. Gradinq 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
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January 18, 2007
SUBDIVISION
TEM NO.: G (Cont.) FILE NO.: Z -4923-D
to Planning staff and approved prior to applying for any
building permits.
j. All servicelloading dock doors shall be screened. In
addition all servicelloading 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.
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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 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
NALYSIS:
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
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 fagade 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 staffs 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.
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January 18, 2007
SUBDIVISION
ITEM NO.: G (Cont.)_ _ FILE NO.: Z 4923-D
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.
im
January 18, 2007
SUBDIVISION
ITEM NO.: G Cont. FILE NO.. Z-4923-0
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 e Issues.
a. All directional signage shall comply with the Zonin
Ordinance.
b. Wall signage is allowed on the interior of the shopping
center at the front and rear wall of each tenant facing
interior streets and parking, and on 1-430 and
Shackleford Road frontage, However, tenants greater
than 100,000 square feet are allowed a maximum of
three 3) exterior walls for sicinage, and tenants less
than 100,000 square 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
sin per exterior wall. Tenants greater than 15,000
scivare feet may have more than one sin l2er 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 6 s uare feet restaurants may
have an exterior Menu Board within 5 feet of the
entrance not to exceed eight 8 square feel and
Tenants may incorporate logos or names on glass
areas and/or awnings.
C 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
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January 18, 2007
SUBDIVISION
ITEM NO.: G Cont. FILE NO.: Z -4923-D
F3
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.
i. Out parcels within the commercial portion of the
property must compfY 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.
a. ` bt<al project shall not exceed 1,000,000 square feet of
b. Comms �ial/Retail buildings constructed on , -Ke property
shall not e)Ts ed a total of 750,000 squ eet of gross floor
area, with a imum of 40,00 ware feet of restaurant
uses on outparce�l and 0 square feet of restaurant
uses on the balm f project with a total maximum
restaurant u �r the entir operty not to exceed 65,000
squar et. Additionally, all rests nts shall have a parking
'M io of not less than 12 spaces pe 000 square feet
calculated independently of retail parking rata
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January 18, 2007
SUBDIVISION
ITEM NO.: G (Cont.
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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
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
January 18, 2007
SUBDIVISION
ITEM NO.: G (Cont.
OFFSITE/IMPROVEMENT COSTS:
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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
January 18, 2007
ITEM NO.: G
NAME: Shackleford Crossing Revised Long -form PCD
FILE NO.: Z -4923-D
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
CURRENT ZONING
ALLOWED USES:
PROPOSED ZONING
NUMBER OF LOTS: 16
PCD
Commercial and Office Uses
Revised PCD
FT. NEW 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.
VARIAN C ESMAIVERS 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