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HomeMy WebLinkAboutZ-4923-E Staff AnalysisMay 8, 2008 ITEM NO.: 7 FILE NO.: Z -4923-E NAME: Shackleford Crossing Revised Long -form PCD (Townplace Suites by Marriot) LOCATION: Located at Shackleford Crossings on the Southwest corner of 1-430 and Shackleford Road DEVELOPER: CSK Hotels Mr. Chris Whitt 4320 Industrial Drive Fort Smith, AR 72916 ENGINEER: Gray Rock Consulting, Inc. Mr. Dirk Thibodaux 1800 South 52nd Street, Suite 400 Rogers, AR 72758 AREA: 2.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District and 0-2, Office and Institutional District PROPOSED ZONING: Revised PCD PROPOSED USE: Commercial Office Uses — Allow the placement of a hotel on a 2.2 acre lot located near the southeastern portion of the site. VARIANCESM/AIVERS 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 May 8, 2008 SUBDIVISION ITEM NO.: 7 Cont.) FILE NO.: Z -4923-E 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 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: 4 May 8, 2008 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4923-E 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. 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, Kj May 8, 2008 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4923-E 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. u North/south and east/west sections and elevations must be provided with grading plan. u A grading permit will be issued in conjunction with the first building permit that allows clearing and grading in conformance with the phased grading plan approved by the Commission. Modifications to the phased grading plan will be dealt with according to Sections 29-189 (e) & (f) of the Land Alterations ordinance. LANDSCAPING AND BUFFER ISSUES: ❑ During Phase I site work, the required land use and street buffers must be preserved. ❑ Construction fencing must be in place to protect all required buffers prior to the initiation of any site work. ❑ All portions of the property shall be landscaped in compliance with the City's Landscape Ordinance. PUBLIC TRANSPORTATION ISSUES: ❑ Prior to submittal of Phase I site plan review to the Planning Commission, the developer shall meet with Central Arkansas Transit Authority representatives to discuss opportunities for providing bus facilities (pull-outs, internal circulation, etc.). The site development plan for the entire property must be designed to provide adequate internal pedestrian circulation. SIGNAGE ISSUES: ❑ All wall and directional signage must comply with the City's Zoning Ordinance, unless otherwise approved by the Planning Commission during site plan review. ❑ The commercial portion of the development will be limited to two (2) ground - mounted signs, one (1) at an entry drive from Shackleford Road and one along 21 May 8, 2008 SUBDIVISIO ITEM NO_: 7 (Cont. FILE NO.: Z -4923-E 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. 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 the property except for 1/2 hour being open to the general public system is limited to those that do South Shackleford Road or at a the source of such sound. amplification system shall be prohibited on before and after the advertiser's hours of The operation of any such speaker and not emit sound that is plainly audible from listance of two hundred feet or more from ❑ Any dumpster or trash receptacle must be oriented away from Shackleford Road and screened as per the City's Zoning Ordinance requirements. 5 May 8, 2008 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -4923-E ❑ 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. 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. 0 May 8, 2008 SUBDIVISION ITEM NO.: 7 (Cont. 3. Lighting and Signage. FILE NO.: Z -4923-E 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. 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 Y2 hour before and after the advertiser's hours of being open to the general public. The operation of any such speaker and system is limited to those that do not omit sound that is plainly audible from South Shackleford Road or at a distance of two hundred feet or more from the source of such sound. rA May 8, 2008 SUBDIVISION ITEM NO.: 7 Contj FILE NO.. Z -4923-E 6. Legal Matters and Continuing Cooperation. Developer agrees to provide a declaration of restrictive covenants consistent with the terms of this letter and in a form acceptable to Camp Aldersgate that will be part of the land for future uses and will file said declaration as part of the public record. Approval of said form shall not be unreasonably withheld. Developer covenants that in connection with Camp Aldersgate's pledge of future cooperation with Shackleford Crossings, that Developer and its consultants will periodically provide Camp Aldersgate's Executive Director with reports concerning the status of development at the site to the extent that such development touches or impacts Camp Aldersgate. For instance, Developer will provide Camp Aldersgate with copies of any water quality testing and monitoring performed by the engineering firm engaged to provide these services in a reasonably timely manner. Developer shall provide reasonable prior notice of the commencement of excavation be given to the Executive's Director in order that any necessary on-site preparations be made at Camp Aldersgate. The provisions of this letter shall be incorporated into (1) the final plan of development and the zoning ordinance amendments approved by the City of Little Rock and (2) any site plans or building plans to be approved by the City of Little Rock for any parcel within the Property. The enumerated restrictions above shall automatically terminate in the event either Camp Aldersgate is no longer owned by the Women's Division of the United Methodist Church or other 501(c)(3) non-profit corporation or its property is no longer used for purely charitable purposes. ATTACHMENT "A" Excluded Uses from Property's C-2 Zonin a. Bar, lounge, or tavern (except as part of restaurant or hotel use). b. Cabinet and woodwork shop. c. College dormitory. d. College fraternity or sorority. e. 24 hour Community welfare or health center. f. Feed store. g. Group care facility. h. Lodge or fraternal organization. i. Mortuary or funeral home. j. Pawnshop. N May 8, 2008 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-E 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 PCD 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 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 2;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 59,000 65,000 square feet. Additionally, all restaurants shall have a parte 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 X0 May 8, 2008 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -4923-E 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. Ordinance No. 19,699 adopted by the Little Rock Board of Directors on February 20, 2007, revised the PCD 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. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved PCD for a 2.2 acre parcel located near the southeastern portion of the site immediately south of the proposed Big Box retail store. The developers are proposing the construction of a four story 92 room hotel with paved drives and parking. The hotel will not have any amenities such as conference rooms, a restaurant or a bar. B. EXISTING CONDITIONS: The northern commercial development of Shackleford Crossings has been constructed including the town center, JC Penny's and Baby's R Us. A furniture store is currently under construction. The former Comcast site is currently being graded and it appears preliminary grading has taken place on this site. Street construction adjacent to the northern portion of the development has been completed per the Master Street Plan. The street improvements adjacent to the southern portion of the development are currently underway. Camp Aldersgate is located across Shackleford Road to the east. The property immediately south is wooded and zoned R-2, Single-family. The general area contains a mix of residential, office and commercial uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the John Barrow Neighborhood Association and the Sandpiper Neighborhood Association were notified of the Public Hearing. 10 May 8, 2008 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4923-E C E ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide top and bottom elevations of all retaining walls. 2. Construct rear backing areas for vehicles on the west side of parking area. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Capacity contribution analysis required. Contact Little Rock Wastewater for additional information. Entergy: Easement required. Contact Entergy at 945-5158 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. On-site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire systems. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 11 May 8, 2008 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4923--E F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revised Planned Commercial Development to allow the construction of a four-story hotel. The request does not require a change to the Land Use Plan. Master Street Plan: 1-430 is a freeway and South Shackleford Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Shackleford Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the John Barrow Neighborhood Plan. Their Business and Commercial Goal states: "To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. All previous agreements per the overall site plan are assumed in this application. 3. The landscape ordinance requires a thirty foot (30') buffer along the Interstate. The proposal reflects grading in this area. Interstate 430 is designated as a scenic corridor; therefore, careful consideration to the visual and ecological aspects of this project must be present. The landscape plan submitted with this project needs to address this scenic corridor. 4. Additional pine seedlings being planted along the northern slope is desired. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 12 May 8, 2008 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4923-E 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the developer provide an overall site plan with the proposed hotel located on the site. Staff also requested the applicant provide details of proposed signage including ground mounted and building signage. Staff requested the developer provide the hours of dumpster service stating the site was located near existing and proposed residential properties. Public Works comments were addressed. Staff stated a grading plan was required prior to development. Staff requested the developer provide the top and bottom elevations of all retaining walls. Landscaping comments were addressed. Staff stated the landscape ordinance required a 30 foot landscape buffer along the interstate frontage. Staff also stated the striped area in the parking lot close to the dumpster should become landscaping. Staff stated pine seedlings were recommended along the northern perimeter within the slope area. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has provided staff with an updated site plan addressing most of the issues raised at the April 17, 2008, Subdivision Committee meeting. The applicant has provided staff with details of the proposed signage, both building signage and ground mounted signage, provided the hours of dumpster service and redesigned the parking lot layout along the western perimeter. The applicant has not provided the top and bottom elevation of the proposed retaining wall. Staff recommends this item be obtained prior to the Commission acting on the request. The hotel is proposed with four floors and a maximum building height of 56 feet. The hotel will contain 92 rooms and no amenities such as meeting space or restaurant within the hotel. The parking provided on the site is 102 parking 13 May 8, 2008 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.. Z -4923-E spaces. The parking typically required for a hotel is one space per guest room, plus an additional ten percent of the total of all parking spaces required for developments larger than twenty rooms to accommodate employees and non -guest users. Based on the 92 rooms a total of 101 parking spaces would typically be required. The parking indicated is adequate to serve the needs of the hotel. The applicant has indicated signage will comply with the typical standards of the zoning ordinance. Building signage is proposed on the front of the structures as well as on each end of the building. The signage will not exceed 10 percent of the facade area where displayed. Although the site would typically not be allowed signage along the eastern fagade since the building does not have direct street frontage staff is supportive of allowing signage in this area. The sign is intended to be visible from Shackleford Road and staff feels the signage will accomplish this goal. Ground mounted signage is proposed with a maximum height of 36 feet and a maximum sign area of 160 square feet. The sign is proposed located adjacent to the interstate along the northern portion of the building. The developer is requesting to measure the sign height as allowed per Section 36-557(b) which allows signage adjacent to an interstate or expressway be measured from the elevation of the centerline of the traffic lanes. Staff is supportive of this request. A monument sign is proposed at the entrance drive to the development. The sign is proposed with a maximum height of six feet and a maximum sign area of 64 square feet. Directional signage will be utilized within the development. The directional signage will comply with the typical standards of Article X of the Little Rock Code of Ordinances. The site will contain 39.3 percent of the total site area designated to landscaping. The parking will cover 46.5 percent and the building will cover 12.9 percent of the site. A note on the site plan indicates pine seedlings will be placed on the northern slope to stabilize this area. The site lighting will be low level, directional, directed downward and into the site. The site plan indicates the placement of a 30 -foot buffer along the interstate frontage as typically required per the Landscape Ordinance and the Zoning Buffer Ordinance. The developer has indicated a portion of the buffer will be graded and replanted to meet the typical ordinance requirements. The hotel will be a 24-hour facility. The dumpsters service hours will be limited to daylight hours. Staff is supportive of the request. The developers are requesting an amendment to the previous PCD for Shackleford Crossings to allow the construction of a hotel facility. The original approval indicated the possibility of a hotel on the site and limited the hotel construction of ten acres. The hotel as proposed is located on a future lot containing 2.69 acres, which is in compliance with the original approval. To staffs knowledge there are no outstanding technical issues 14 May 8, 2008 SUBDIVISION ITEM NO.: 7 FILE NO.: Z -4923-E associated with the request. Staff does not feel the construction of the hotel as proposed will significantly impact the development or the area. I. STAFF RECOMMENDATIONS: Staff recommends the developer provide the wall height of the proposed retaining wall prior to the Commission acting on the request. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was present. There were no registered objectors present. Staff stated the developer had provided them with the wall height of the proposed retaining wall as was required in the agenda write-up. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The commission voted to approve the item for approval on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. 15 FILE NO.: Z -4923-E NAME: Shackleford Crossing Revised Long -form PCD (Townplace Suites by Marriot) LOCATION: Located at Shackleford Crossings on the Southwest corner of 1-430 and Shackleford Road DEVELOPER: CSK Hotels Mr. Chris Whitt 4320 Industrial Drive Fort Smith, AR 72916 ENGINEER: Gray Rock Consulting, Inc. Mr. Dirk Thibodaux 1800 South 52nd Street, Suite 400 Rogers, AR 72758 AREA: 2.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District and 0-2, Office and Institutional District PROPOSED ZONING: Revised PCD PROPOSED USE: Commercial Office Uses — Allow the placement of a hotel on a 2.2 acre lot located near the southeastern portion of the site. VARIANCES/WAIVERS 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 FILE NO.: Z -4923-E 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 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: K FILE NO.: Z -4923-E Cont. 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. 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 3 FILE NO.: Z -4923-E (Cont.) shall seek approval of a "phased grading plan" and provide justification for and seek approval for clearing, excavation and filling areas both inside and outside the Phase I development area in order to minimize hauling off excess materials or importing borrow materials. ❑ North/south and east/west sections and elevations must be provided with grading plan. ❑ A grading permit will be issued in conjunction with the first building permit that allows clearing and grading in conformance with the phased grading plan approved by the Commission. Modifications to the phased grading plan will be dealt with according to Sections 29-189 (e) & (f) of the Land Alterations ordinance. LANDSCAPING AND BUFFER ISSUES: ❑ During Phase I site work, the required land use and street buffers must be preserved. ❑ Construction fencing must be in place to protect all required buffers prior to the initiation of any site work. ❑ All portions of the property shall be landscaped in compliance with the City's Landscape Ordinance. PUBLIC TRANSPORTATION ISSUES: ❑ Prior to submittal of Phase I site plan review to the Planning Commission, the developer shall meet with Central Arkansas Transit Authority representatives to discuss opportunities for providing bus facilities (pull-outs, internal circulation, etc.). ❑ The site development plan for the entire property must be designed to provide adequate internal pedestrian circulation. SIGNAGE ISSUES: ❑ All wall and directional signage must comply with the City's Zoning Ordinance, unless otherwise approved by the Planning Commission during site plan review. ❑ The commercial portion of the development will be limited to two (2) ground - mounted signs, one (1) at an entry drive from Shackleford Road and one along the 1-430 Freeway area. Each sign shall have a maximum height of 36 feet and a maximum area of 320 square feet. rd FILE NO.: Z -4923-E (Cont.)_: _ a 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. 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. o 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. 5 FILE NO.: Z -4923-E (Cont. ❑ 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. 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 FILE NO.: Z -4923-E (Cont. 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. risible 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 Y2 hour before and after the advertiser's hours of being open to the general public. The operation of any such speaker and system is limited to those that do not omit sound that is plainly audible from South Shackleford Road or at a distance of two hundred feet or more from the source of such sound. 6. Legal Matters and Continuing Cooperation. Developer agrees to provide a declaration of restrictive covenants consistent with the terms of this letter and in a form acceptable to Camp Aldersgate that will be 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 r� FILE NO.: Z -4923-E Cont. 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. q. Crematorium. r. Upholstery shop, furniture. s. Upholstery shop, auto. t. Appliance repair, excepting as part of a larger use. 8 FILE NO.: Z -4923-E Cont. 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 PCD 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 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 50,909 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. Ordinance No. 19,699 adopted by the Little Rock Board of Directors on February 20, 2007, revised the PCD 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. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved PCD for a 2.2 acre parcel located near the southeastern portion of the site immediately south of the proposed gig Box retail store. The developers are proposing the construction of a four story 92 room hotel with paved drives and parking. The hotel will not have any amenities such as conference rooms, a restaurant or a bar. 4 FILE NO.: Z -4923-E Cont. B. EXISTING CONDITIONS: C E The northern commercial development of Shackleford Crossings has been constructed including the town center, JC Penny's and Baby's R Us. A furniture store is currently under construction. The former Comcast site is currently being graded and it appears preliminary grading has taken place on this site. Street construction adjacent to the northern portion of the development has been completed per the Master Street Plan. The street improvements adjacent to the southern portion of the development are currently underway. Camp Aldersgate is located across Shackleford Road to the east. The property immediately south is wooded and zoned R-2, Single-family. The general area contains a mix of residential, office and commercial uses. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 290 feet of the site, all residents, who could be identified, located within 300 feet of the site, the John Barrow Neighborhood Association and the Sandpiper Neighborhood Association were notified of the Public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide top and bottom elevations of all retaining walls. 2. Construct rear backing areas for vehicles on the west side of parking area. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Capacity contribution analysis required. Contact Little Rock Wastewater for additional information. Entergy: Easement required. Contact Entergy at 945-5158 for additional information. Center -Point Ener : No comment received. AT & T: No comment received. 10 FILE NO.: Z -4923-E (Cont. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. On-site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire systems. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES]TECHN ICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revised Planned Commercial Development to allow the construction of a four-story hotel. The request does not require a change to the Land Use Plan. Master Street Plan: 1-430 is a freeway and South Shackleford Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Shackleford Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan. This area is covered by the John Barrow Neighborhood Plan. Their Business and Commercial Goal states: "To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Landscape: Site plan must comply with the City's landscape and buffer ordinance requirements. 11 FILE NO.: Z -4923-E G 2. All previous agreements per the overall site plan are assumed in this application. 3. The landscape ordinance requires a thirty foot (30') buffer along the Interstate. The proposal reflects grading in this area. Interstate 430 is designated as a scenic corridor; therefore, careful consideration to the visual and ecological aspects of this project must be present. The landscape plan submitted with this project needs to address this scenic corridor. 4. Additional pine seedlings being planted along the northern slope is desired. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends trees as feasible on this site. Credit toward requirements can be given when preserving larger. SUBDIVISION COMMITTEE COMMENT: preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper or (April 17, 2008) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the developer provide an overall site plan with the proposed hotel located on the site. Staff also requested the applicant provide details of proposed signage including ground mounted and building signage. Staff requested the developer provide the hours of dumpster service stating the site was located near existing and proposed residential properties. Public Works comments were addressed. Staff stated a grading plan was required prior to development. Staff requested the developer provide the top and bottom elevations of all retaining walls. Landscaping comments were addressed. Staff stated the landscape ordinance required a 30 foot landscape buffer along the interstate frontage. Staff also stated the striped area in the parking lot close to the dumpster should become landscaping. Staff stated pine seedlings were recommended along the northern perimeter within the slope area. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 12 FILE NO.: Z -4923-E (Cont. H. ANALYSIS: The applicant has provided staff with an updated site plan addressing most of the issues raised at the April 17, 2008, Subdivision Committee meeting. The applicant has provided staff with details of the proposed signage, both building signage and ground mounted signage, provided the hours of dumpster service and redesigned the parking lot layout along the western perimeter. The applicant has not provided the top and bottom elevation of the proposed retaining wall. Staff recommends this item be obtained prior to the Commission acting on the request. The hotel is proposed with four floors and a maximum building height of 56 feet. The hotel will contain 92 rooms and no amenities such as meeting space or restaurant within the hotel. The parking provided on the site is 102 parking spaces. The parking typically required for a hotel is one space per guest room, plus an additional ten percent of the total of all parking spaces required for developments larger than twenty rooms to accommodate employees and non -guest users. Based on the 92 rooms a total of 101 parking spaces would typically be required. The parking indicated is adequate to serve the needs of the hotel. The applicant has indicated signage will comply with the typical standards of the zoning ordinance. Building signage is proposed on the front of the structures as well as on each end of the building. The signage will not exceed 10 percent of the fagade area where displayed. Although the site would typically not be allowed signage along the eastern facade since the building does not have direct street frontage staff is supportive of allowing signage in this area. The sign is intended to be visible from Shackleford Road and staff feels the signage will accomplish this goal. Ground mounted signage is proposed with a maximum height of 36 feet and a maximum sign area of 160 square feet. The sign is proposed located adjacent to the interstate along the northern portion of the building. The developer is requesting to measure the sign height as allowed per Section 36-557(b) which allows signage adjacent to an interstate or expressway be measured from the elevation of the centerline of the traffic lanes. Staff is supportive of this request. A monument sign is proposed at the entrance drive to the development. The sign is proposed with a maximum height of six feet and a maximum sign area of 64 square feet. Directional signage will be utilized within the development. The directional signage will comply with the typical standards of Article X of the Little Rock Code of Ordinances. The site will contain 39.3 percent of the total site area designated to landscaping. The parking will cover 46.5 percent and the building will cover 12.9 percent of the site. A note on the site plan indicates pine seedlings will be placed on the northern slope to stabilize this area. The site lighting will be low level, directional, `W FILE NO.: Z -4923-E (Cont. directed downward and into the site. The site plan indicates the placement of a 30 -foot buffer along the interstate frontage as typically required per the Landscape Ordinance and the Zoning Buffer Ordinance. The developer has indicated a portion of the buffer will be graded and replanted to meet the typical ordinance requirements. The hotel will be a 24-hour facility. The dumpsters service hours will be limited to daylight hours. Staff is supportive of the request. The developers are requesting an amendment to the previous PCD for Shackleford Crossings to allow the construction of a hotel facility. The original approval indicated the possibility of a hotel on the site and limited the hotel construction of ten acres. The hotel as proposed is located on a future lot containing 2.69 acres, which is in compliance with the original approval. To staffs knowledge there are no outstanding technical issues associated with the request. Staff does not feel the construction of the hotel as proposed will significantly impact the development or the area. I. STAFF RECOMMENDATIONS: Staff recommends the developer provide the wall height of the proposed retaining wall prior to the Commission acting on the request. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was present. There were no registered objectors present. Staff stated the developer had provided them with the wall height of the proposed retaining wall as was required in the agenda write-up. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The commission voted to approve the item for approval on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. 14 ITEM NO.: 7. 2-4923-E NAME: Shackleford Crossing Revised Long -form PCD (Townplace Suites by Marriot) LOCATION: located at Shackleford Crossings on the Southwest corner of 1-430 and Shackleford Road Planning Staff Comments: 1. Provide notification of 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 April 23, 2008. The Office of Planning and Development must receive the proof of notice no later than May 2, 2008. 2. Provide an overall site plan with the proposed hotel located on the overall plan. The overall plan should include the distance from the southern boundary of the site to the proposed hotel lot. The approved PCD did not allow for the construction of a hotel within the southern portion of the site. There was an area of transition and an area for development with 0-2 uses. 3. Provide the total number of floors and the total number of rooms on the proposed site plan. 4. Provide the maximum building height proposed in the general notes section of the site plan. 5. Provide details of the proposed signage. Typical office signage is allowed 6 -feet in height and 64 square feet in area. Typical commercial signage is allowed 36 -feet in height and 160 square feet in area. 6. Provide details of the proposed building signage including location and percentage of facade area. 7. A minimum of 10 to 15 percent of the site is to be designated to landscape. Provide the percentage provide 8. Provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area. 9. Provide the hours of dumpster service. Consideration should be given to the nearby residential uses both existing and approved for future development. Neighborhood Associations Notified — John Barrow Neighborhood Association Sandpiper Neighborhood Association VarianceANaivers: None requested. Public Works Conditions: Item # 7. 1. Provide top and bottom elevations of all retaining walls. 2. Construct rear backing areas for vehicles on the west side of parking area. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Capacity contribution analysis required. Contact Little Rock Wastewater for additional information. Entergy: Easement required. Contact Entergy at 945-5158 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. On-site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire systems. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revised Planned Commercial Development to allow the construction of a four story hotel. The request does not require a change to the Land Use Plan. Master Street Plan: 1-430 is a freeway and South Shackleford Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Shackleford Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Item # 7. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the John Barrow Neighborhood Plan. Their Business and Commercial Goal states: "To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. All previous agreements per the overall site plan are assumed in this application. 3. The landscape ordinance requires a thirty foot (30') buffer along the Interstate. The proposal reflects grading in this area. Interstate 460 is designated as a scenic corridor; therefore, careful consideration to the visual and ecological aspects of this project must be present. The landscape plan submitted with this project needs to address this scenic corridor. 4. The striped area, in the parking lot, close to the dumpster can easily become additional green space. 5. For ample back up area for the automobiles parking in the westerly most parking spaces, a five foot (6) wide asphalt area will need to be added; also turning the two (2) last parking spaces into interior islands. In addition, one additional island is needed to accommodate circulation of traffic at the end of the parking area(s) near the dumpster. 6. Additional pine seedlings being planted along the slope along the northern portion of the site is desired. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan- Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 23, 2008. Item # 7.