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HomeMy WebLinkAboutZ-4923 Staff AnalysisJanuary 4, 1994 ITEM NO.: 22 FILE NO.: Z-4923 NAME: THE SUMMIT MALL -- LONG -FORM PCD TIME EXTENSION LOCATION: On the west side of Shackleford Road, between 1I -430 -and West 36th. Street DEVELOPER: ENGINEER• GERGINS INVESTMENT CORP. MCGETRICK ENGINEERING CO. c/o McGetrick Engineering Co. 11225 Huron Lane, Suite 200 Little Rock, AR 72211 223-9900 AREA: 97.446 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD PROPOSED USES: Shopping Center PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The developer, through the engineer, proposes a three year time extension for implementing work associated with the establishment of the PCD. The Planning Commission, on November 3, 1987, reviewed the proposed PCD. The Board of Directors, on December 1, 1987, in Ordinance 15,385, conditionally established the PCD. On February 12, 1991, the Planning Commission approved an initial three year time extension. That time extension expires on February 12, 1994. The applicant requests, then, a second three year time extension. A. PROPOSAL/REQUEST: The applicant requests approval by the Planning Commission of a second three year time extension for implementation of the improvements associated with the establishment of the Summit Mall PCD. B. EXISTING CONDITIONS: The site is undeveloped and wooded. The existing zoning remains PCD. C. ENGINEERING/UTILITY COMMENTS: There were no comments. �r,uarY ,4, 1994 5 DIVI I —ON ITEM NO.: 22 Continued FILE NO.: D. ISSUES LEGAL TECHNICAL DESIGN: There are no issues. E. ANALYSIS• The applicant wishes to retain the option of developing the site as originally planned. The PCD will expire and the land will revert to its former zoning classification unless the time extension is approved. F. STAFF RECOMMENDATIONS: Staff recommends approval of the time extension. SLBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1993) Mr. McGetrick, the engineer, was present to represent the applicant- Staff presented the request. The Committee confirmed that the requested time extension was the second such request. The item was referred to the Commission for the hearing. PLANNING CQMMISSION ACTION; (JANUARY 4, 1994) The item was included with the Consent Agenda for approval, and was approved with the vote of 7 ayes, no nays, 4 absent, and no abstentions. 2 `February 20, 1997 ITEM NO.: 9 FILE NO.: Z-4323 NAME: THE SUMMIT MALL -- LONG -FORM PCD TIME EXTENSION LOCATION: On the west side of Shackleford Road, between Interstate 430 and West 36th Street. DEVELOPER: ENGINEER: Thomas J. Schneider Pat McGetrick Senior Vice President Development McGetrick Engineering Co. Simon DeBartolo Group 11225 Huron Lane, Ste. 200 National City Center Little Rock, AR 72211 P. O. Box 7033 Indianapolis, IN 46207 AREA: 97.446 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD PROPOSED USES: Shopping Center PLANNING DISTRICT: #11 I-430 CENSUS TRACT: 24.04 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The developer, through the engineer, proposes a three year time extension for implementing work associated with the establishment of the PCD. The Planning Commission, on November 3, 1987, reviewed the proposed PCD. The Board of Directors, on December 1, 1987, in Ordinance 15,385, conditionally established the PCD. On February 12, 1991, the Planning Commission approved an initial three year time extension. A second extension was approved on January 4, 1994 for three additional years. That extension expired in January 1997. On December 16, 1996 prior to the expiration date the developer requested a third time extension. A. PROPOSAL/REQUEST: The applicant requests approval by the Planning Commission of a third three year time extension for implementation of the improvements associated with the establishment of the Summit Mall PCD. B. EXISTING CONDITIONS: The site is undeveloped and wooded. The existing zoning remains PCD. February 20, 1997 SUBDIVISION ITEM NO.: 9 Cant. FILE NO .• Z-4923 C. ENGINEERING UTILITY COMMENTS: The item was not transmitted to agencies for comment or Subdivision Committee. D. ISSUES/LEGAL/TECHNICAL/DESIGN: • The applicant is reminded that under the current PCD no clearing of vegetation or grading will take place without prior approval of the City. E. ANALYSIS• The applicant wishes to retain the option of developing the site as originally planned. The PCD will expire and the land will revert to its former zoning classification unless the time extension is approved. The developer has had the PCD zoning in place since December 1, 1987. Over the last 9+ years there has been a great deal of growth in the west Little Rock area that has impacted roadways and public utilities. If the developer wishes to proceed with "The Summit Mall", they should file a new application that would be reviewed by staff and the public in the light of current planning standards. F. STAFF RECOMMENDATIONS: DENIAL of the requested time extension and restore the previous R-2 zoning. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) Jim Lawson presented the staff report. He stated that he had met this morning with representatives of the Simon DeBartolo Group to discuss the project. Mr. Lawson said staff was now supporting a 3 year time extension. This will allow the developer to put the many aspects of the future mall together. He stated that approving a 3 year time extension was a holding pattern for a future regional mall on this site. Several commissioners asked questions of Mr. Lawson concerning the reality of this project. Thomas J. Schneider spoke for the applicants. He indicated that their demographic information showed a need for the mall in west Little Rock. A two -three year predevelopment timeline has started. This would be followed by a 2 year construction period. The mall would open in the period 2000-2002. Fa s February 20, 1997 I SUBDIVISION ITEM NO.: 9 Cont. FILE No.: Z-4923 Sarah Spencer of Camp Aldersgate spoke about her concerns about their operation being impacted by the traffic from a shopping mall. Ruth Hell also spoke of her concern about future traffic that will be generated by the project. A motion to approve a three year time extension for the PCD subject to the existing staff conditions. Motion passed with 10 ayes, 0 nays and 1 absent. 3 'January 4, 1994 ITEM NO.: 22 FILE NAME: THE SUMMIT MALL -- LONG -FORM PCD TIME EXTENSION LOCATION: On the west side of Shackleford Road, between 11-430 and West 36th. Street. DEVELOPER: ENGINEER: GERGINS INVESTMENT CORP. MCGETRICK ENGINEERING CO. C/o McGetrick Engineering Co. 11225 Huron Lane, Suite 200 Little Rock, AR 72211 223-9900 AREA: 97.446 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 BONING: PCD PROPOSED USES: Shopping Center PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES REp17ESTED: None STATEMENT OF PROPOSAL: The developer, through the engineer, proposes a three year time extension for implementing work associated with the establishment of the PCD. The Planning Commission, on November 3, 1987, reviewed the proposed PCD. The Board of Directors, on December 1, 1987, in Ordinance 15,385, conditionally established the PCD. On February 12, 1991, the Planning Commission approved an initial three year time extension. That time extension expires on February 12, 1994. The applicant requests, then, a second three year time extension. A. B. PROPOSAL RE VEST: The applicant requests approval by the Planning Commission Of a second three year time extension for implementation of the improvements associated with the establishment of the Summit Mall PCD. EXISTING CONDITIONS: The site is undeveloped and wooded. remains PCD. C. ENGINEERING UTILITY COMMENTS: There were no comments. The existing zoning January 4, 1994 SUBDIVISION ITEM NO.: 22 Continued FILE NO.: Z-4923 D. ISSUES LEGAL TECHNICAL DESIGN: There are no issues. E. ANALYSIS• The applicant wishes to retain the option of developing the site as originally planned. The PCD will expire and the land will revert to its former zoning classification unless the time extension is approved. F. STAFF RECOMMENDATIONS: Staff recommends approval of the time extension. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1993) Mr. McGetrick, the engineer, was present to represent the applicant. Staff presented the request. The Committee confirmed that the requested time extension was the second such request. The item was referred to the Commission for the hearing. PLANNING COMMISSION ACTION: (JANUARY 4, 1994) The item was included with the Consent Agenda for approval, and was approved with the vote of 7 ayes, no nays, 4 absent, and no abstentions. 2 November 3, 1987 SUBDIVISIONS Item No. 12 NAME: LOCATION: DEVELOPER: Austin Dev. Co. 2216 43rd Meridian, MS 39305 Phone: 601-693-2703 AREA: 97.446 acres The Summit "Long -Form PCD" (Z-4923) West Side of Shackleford Road Between I-430 and West 36th ENGINEER: Lawrence Beame Kober/Bellaschi. Assoc. 353 Alcazar Avenue Coral Gables,. FL 33134 ZONING: "0-2" PROPOSED USE: PCD A. Developmental Concept FT. NEW STREET: 0 This submittal describes plans for a mixed use development of office, hotel, and retail to be located on 97.446 acres at the intersection of Shackleford Road and I-430. A two-level retail galleria in the center of the highest level will be the focal point; and glass enclosed entrances will provide a welcome atmosphere. The developer has listed several major design features and plan components which will include: (1) Internalized ring road. (2) Two phased project with off-site improvements to be constructed in Phase I. Site grading accomplished during initial phase so that building construction during the second phase will require minimal disruption. (3) Only four points of access to Shackleford in the 3,000 linear feet of spacing, whereas the City regulations allow for ten. (4 ) Cut and fill has been minimized. November 3, 1987 SUBDIVISIONS Item No. 12 - Continued Bo (5) Perimeter Open Space Treatment of landscaped areas and natural buffer areas ranging in width from 50' to 100'. A true survey has been done to reflect the number and location of large 'species • of trees to be retained. (6) Intense landscaping of open space and parking in excess of City requirements. (7) Pedestrian connections between major use ares within the site and covered walkways and bridges to facilitate encouraging pedestrian movement. (8) Preservation of an approximate two acre lake as a focal point for major, office development and will serve as primary detention facility. (9) Improvements include reconstruction of Shackleford Road to a five -lane section of installation of five traffic signals - cost in excess of $1 million. (10) Less traffic inpact than an office development since it is spread out over more hours of the day. Quantitative Data Gross Acreage 97,446 acres Right -of -Way Dedication 2.016 acres Net acreage 95,430 acres Use Area Levels Parking Office 111,667 6 111,667 6 111,667 6 335,000 sq. ft. 6 840 Retail 975,000 sq. ft. 6 4,625 Hotel 190,000 sq. ft. 10 (type) 280 (250 room) Restaurant 20,000 sq. ft. 1 1 200 1,470,000 2 5,945 November 3, 1987 SUBDIVISIONS Item No. 12 - Continued C. Engineerin2 Comments Will discuss at meeting - D. Staff Recommendation Reserved until further information provided. The main issue involves land use and amendment of the I-430 plan. Other issues involve phasing of traffic and excavation and grading. Staff, therefore, feels that a mixed used development is compatible with the surrounding area versus the straight commercial development. The proposal represents a reasonable use of property at this highway interchange with very little long-term exposure to residential uses. The plan also includes extensive landscaping and buffering along the highway. The sit-down restaurants are not as conducive to strip commercial as the previously proposed fast food restaurants. The report on the traffic information submitted is needed from Engineering. Staff does feel that the extent of excavations and fills seems excessive. The applicant should add terracing of the parking areas. E. Subdivision Committee Review The applicant was present. Staff reported that a letter had been reviewed from Aldersgate requesting deferral until they had further time to study the situation. The engineer, Pat McGetrick, stated that they were working to develop ponds to minimize runoff to Aldersgate. Staff felt that the plan indicated excessive grading and that more terracing should be provided. SUBDIVISIONS PLANNING M SS ON ACTION: The Applicant was present. The Planning Director called on Jim Lawson to make the staff presentation, and reported that City Manager Tom Dalton desired to make a statement. Mr. Dalton addressed questions that had been previously raised, concerning the involvement of the City Manager's Office in this issue. He explained that his involvement was justified on projects of this magnitude that involved multiple issues such as land use and zoning, traffic flow, transportation, aesthetics and public improvements that involved a number of City departments; and commitments close to 1.5 million dollars. His role was to coordinate the several meetings held between the City's various departments and the developer, and to ensure that the administration spoke with one voice regarding the proposal; especially since there had also been prior complaints as to the City's actual position. Mr. Lawson stated staff's recommendation as approved, subject to several agreements made by the Developer. Agreements made include: (1) Ensuring that there is no ground runoff problems that would affect Camp Aldersgate and that the water quality would be checked periodically. (2) Improve Shackleford to 5 lanes and a contribution of 1.5 million dollars to the City for the widening and 5 traffic signals. (3) Preservation of as many trees as possible. (4) No grading of the site or cutting of the trees until assurance is given that the money is available for development. The preliminary will be approved now but■ before any work can be done on the site, they have to present their final plans. (5) Donation of $240,000 worth of fill materials. The City is looking at the possibilty of having an interchange built at I-430 and 36th Street. This will save taxpayers a tremendous amount of money due to the amount of dirt that has to be moved to this site. They are requiring that within 1 year or 18 months when they begin the project, the City should have the site determined so as not to inhibit the progress of their development. (6) A $10,000 cash contribution to help fund an engineering study for the interchange. The interchange is for the whole of West Little Rock since it is growing very rapidly and there is now a traffic problem on I-630, so other options need to be explored very soon. Several persons spoke in regard to the project. Those representing the project included: Mr. Webb Hubbell of the Rose Law Firm; Ron Mastriana, who represented the Developer, Larry Beame-Architectural Firm; Merle Seaman -Landscape Architect; Ernie Peters -Traffic Engineer; and Patrick McGetrick, the local Engineer. Those offering favorable comments included: Mr. Ron Hackleman, the General Manager of Roger Properties, Mr. Patrick Herndon representing Property Owners in in Pecan Lake, Colonel Glenn and the South Stagecoach area. Mr. Doug Strock represented the Sandpiper Property Owners Association. He requested deferral. Their concerns involved traffic, Little Rock's ability to support this development, and the types of -stores to be put into the mall. Mr. Joe Davis was concerned about security and did not feel that this was a proper location for this type of development. Mr. David Worley, President of NOBLE encouraged reexamination of the traffic study; and disencouraged speedily dismissing the City's I-430 plan. Mr. James Stuckley expressed fears that Peachtree would become a thoroughfare for people wanting to get to the mall, thereby creating negative effects on Sandpiper Subdivision. Finally, a vote for approval was made and passed by a vote of 8 ayes, 1 noes, 1 absent, 1 abstention. February 12, 1991 SUBDIVISION ITEM NO.: 21 - OTHER MATTERS NAME: Summit Mall PCD - Time Extension Request LOCATION: Southwest corner of the I-430 & Shackleford Road DEVELOPER: Jim Wilson and Associates REOUUE_ST : A three year extension for Summit Mall project. REASON FOR REQUEST: Difficulty in obtaining the financial commitments under the current economic conditions to proceed with this major development. STAFF RECOM-KENDATIONS: Staff recommends approval of Jim Wilson's request. SUBDIVISION COMMITTEE MEETING (January 31, 1991) The applicant agent was present. The subdivision committee accepted Mr. McGetrick's request. PLANNING COMMISSION ACTION (February 12, 1991) There were no objectors in attendance. The application was represented. After a brief discussion, the Commission determined it appropriate to place this item on the consent agenda for approval. A motion was made to that effect and passed by a vote of 10 ayes, 0 nays, and 1 absent. 1 November 3, 1987 SUBDIVISIONS Item No. 12 NAME: LOCATION: DEVELOPER: Austin Dev. Co. 2216 43rd Meridian, MS 39305 Phone: 601-693-2703 AREA: 97.446 acres The Summit "Long -Form PCD" (Z-4923) West Side of Shackleford Road Between I-430 and West 36th RNGTNRRR Lawrence Beame Kober/Bellaschi Assoc. 353 Alcazar Avenue Coral Gables, FL 33134 ZONING: "0-2" PROPOSED USE: PCD A. Developmental Concept FT. NEW STREET: 0 This submittal describes plans for a mixed use development of office, hotel, and retail to be located on 97.446 acres at the intersection of Shackleford Road and I-430. A two-level retail galleria in the center of the highest level will be the focal point; and glass enclosed entrances will provide a welcome atmosphere. The developer has listed several major design features and plan components which will include: (1) Internalized ring road. (2) Two phased project with off-site improvements to be constructed in Phase I. Site grading accomplished during initial phase so that building construction during the second phase will require minimal disruption. (3) Only four points of access to Shackleford in the 3,000 linear feet of spacing, whereas the City regulations allow for ten. (4) Cut and fill has been minimized. November 3, 1987 SUBDIVISIONS Item No. 12 - Continued (5) Perimeter Open Space Treatment of landscaped areas and natural buffer areas ranging in width from 50' to 1001. A true survey has been done to reflect the number and location of large species of trees to be retained. (6 ) Intense landscaping of open space and parking in excess of City requirements. (7) Pedestrian connections between major use ares within the site and covered walkways and bridges to facilitate encouraging pedestrian movement. (8) Preservation of an approximate two acre lake as a focal point for major office development and will serve as primary detention facility. (9) Improvements include reconstruction of Shackleford Road to a five -lane section of installation of five traffic signals - cost in excess of $1 million. (10) Less traffic inpact than an office development since it is spread out over more hours of the day. B. Quantitative Data Gross Acreage 97,446 acres Right -of -Way Dedication 2.016 acres Net acreage 95,430 acres Use Area Levels Parking Office 111,667 6 111,667 6 111,667 6 335,000 sq. ft. 6 840 Retail 975,000 sq. ft. ft. 6 10 (type) 4,625 280 Hotel 190,000 sq. (250 room) Restaurant 20,000 sq. ft. 1 200 1 1,470,000 2 5,945 November 3, 1987 SUBDIVISIONS Item No. 12 - Continued C. Enqineering Comments D. Will discuss at meeting - Staff Recommendation Reserved until further information provided. The main issue involves land use and amendment of the I-430 plan. Other issues involve phasing of traffic and excavation and grading. Staff, therefore, feels that a mixed used development is compatible with the surrounding area versus the straight commercial development. The proposal represents a reasonable use of property at this highway interchange with very little long-term exposure to residential uses. The plan also includes extensive landscaping and buffering along the highway. The sit-down restaurants are not as conducive to strip commercial as the previously proposed fast food restaurants. The report on the traffic information submitted is needed from Engineering. Staff does feel that the extent of excavations and fills seems excessive. The applicant should add terracing of the parking areas. E. Subdivision Committee Review The applicant was present. Staff reported that a letter had been reviewed from Aldersgate requesting deferral until they had further time to study the situation. The engineer, Pat McGetrick, stated that they were working to develop ponds to minimize runoff to Aldersgate. Staff felt that the plan indicated excessive grading and that more terracing should be provided. SUBDIVISIONS PLAN14INQ COMMISSION ACTI0I4. The Applicant was present. The Planning Director called on Jim Lawson to make the staff presentation, and reported that City Manager Tom Dalton desired to make a statement. Mr. Dalton addressed questions that had been previously raised, concerning the involvement of the City Manager's Office in this issue. He explained that his involvement was justified on projects of this magnitude that involved multiple issues such as land use and zoning, traffic flow, transportation, aesthetics and public improvements that involved a number of City departments; and commitments close to 1.5 million dollars. His role was to coordinate the several meetings held between the City's various departments and the developer, and to ensure that the administration spoke with one voice regarding the proposal; especially since there had also been prior complaints as to the City's actual position. Mr. Lawson stated staff's recommendation as approved, subject to several agreements made by the Developer. Agreements made include: (1) Ensuring that there is no ground runoff problems that would affect Camp Aldersgate and that the water quality would be checked periodically. (2) Improve Shackleford to 5 lanes and a contribution of 1.5 million dollars to the City for the widening and 5 traffic signals. (3) Preservation of as many trees as possible. (4) No grading of the site or cutting of the trees until assurance is given that the money is available for development. The preliminary will be approved now but, before any work can be done on the site, they have to present their final plans. (5) Donation of $240,000 worth of fill materials. The City is looking at the possibilty of having an interchange built at I-430 and 36th Street. This will save taxpayers a tremendous amount of money due to the amount of dirt that has to be moved to this site. They are requiring that within 1 year or 18 months when they begin the project, the City should have the site determined so as not to inhibit the progress of their development. (6) A $10,000 cash contribution to help fund an engineering study for the interchange. The interchange is for the whole of West Little Rock since it is growing very rapidly and there is now a traffic problem on I-630, so other. options need to be explored very soon. Several persons spoke in regard to the project. Those representing the project included: Mr. Webb Hubbell of the Rose Law Firm; Ron Mastriana, who represented the Developer, Larry Beame-Architectural Firm; Merle Seaman -Landscape Architect; Ernie Peters -Traffic Engineer; and Patrick McGetrick, the local Engineer. Those offering favorable comments included: Mr. Ron Hackleman, the General Manager of Roger Properties, Mr. Patrick Herndon representing Property Owners in in Pecan Lake, Colonel Glenn and the South Stagecoach area. Mr. Doug Strock represented the Sandpiper Property Owners Association. He requested deferral. Their concerns involved traffic, Little Rock's ability to support this development, and the types of -stores to be put into the mall. Mr. Joe Davis was concerned about security and did not feel that this was a proper location for this type of development. Mr. David Worley, President of NOBLE encouraged reexamination of the traffic study; and disencouraged speedily dismissing the City's I-430 plan. Mr. James Stuckley expressed fears that Peachtree would become a thoroughfare for people wanting to get to the mall, thereby creating negative effects on Sandpiper Subdivision. Finally, a vote for approval was made and passed by a vote of 8 ayes, 1 noes, 1 absent, 1 abstention. ITEM NO. 12 - THE SUMMIT PCD FINAL STAFF RECOMMENDATION: After much review and discussion of the Summit PCD project, the staff recommends approval of the rezoning. The staff has had numerous meetings with the developers since the Subdivision Committee meeting and have finalized the City staff's requirements for the project. Their approval recommendation includes the developer's commitments outlined in the attached letters from Ron Mastriana dated October 23, 1987, November 2, 1987 and November 3, 1987. November 3, 1987 SUBDIVISIONS Item No. 12 NAME: LOCATION - DEVELOPER: Austin Dev. Co. 2216 43rd Meridian, MS 39305 Phone: 601-693-2703 AREA: 97.446 acres The Summit "Long -Form PCD" (Z-4923) West Side of Shackleford Road Between I-430 and West 36th ENGINRRR : Lawrence Beame Kober/Bellaschi. Assoc. 353 Alcazar Avenue Coral Gables,. FL 33134 ZONING: "0-2" PROPOSED USE: PCD A. Developmental Concept FT. NEW STREET: 0 This submittal describes plans for a mixed use development of office, hotel, and retail to be located on 97.446 acres at the intersection of Shackleford Road and I-430. A two-level retail galleria in the center of the highest level will be the focal point; and glass enclosed entrances will provide a welcome atmosphere. The developer has listed several major design features and plan components which will include: (1) Internalized ring road. (2) Two phased project with off-site improvements to be constructed in Phase I. Site grading accomplished during initial phase so that building construction during the second phase will require minimal disruption. (3) Only four points of access to Shackleford in the 3,000 linear feet of spacing, whereas the City regulations allow for ten. (4) Cut and fill has been minimized. November 3, 1987 SUBDIVISIONS Item No. 12 - Continued (5) Perimeter Open Space Treatment of landscaped areas and natural buffer areas ranging in width from 50' to 100'. A true survey has been done to reflect the number and location of large •species • of trees to be retained. (6) Intense landscaping of open space and parking in excess of City requirements. (7) Pedestrian connections between major use ares within the site and covered walkways and bridges to facilitate encouraging pedestrian movement. (8) Preservation of an approximate two acre lake as a focal point for major. office development and will serve as primary detention facility. (9) Improvements include reconstruction of Shackleford Road to a five -lane section of installation of five traffic signals - cost in excess of $1 million. (10) Less traffic inpact than an office development since it is spread out over more hours of the day. B. Quantitative Data Gross Acreage 97,446 acres Right -of -Way Dedication 2.016 acres Net Acreage 95,430 acres Use Area Levels Parking Office 111,667 6 111,667 6 111,667 6 335,000 sq. ft. 6 840 Retail 975,000 sq. ft. 6 4,625 Hotel 190,000 sq. ft. 10 (type) 280 (250 room) Restaurant 20,000 sq. ft. 1 1 200 1,470,000 2 5,945 November 3, 1987 SUBDIVISIONS Item No. 12 - Continued C. Engineering Comments Will discuss at meeting D. Staff Recommendation Reserved until further information provided. The main issue involves land use and amendment of the I-430 plan. Other issues involve phasing of traffic and excavation and grading. Staff, therefore, feels that a mixed used development is compatible with the surrounding area versus the straight commercial development. The proposal represents a reasonable use of property at this highway interchange with very little long-term exposure to residential uses. The plan also includes extensive landscaping and buffering along the highway. The sit-down restaurants are not as conducive to strip commercial as the previously proposed fast food restaurants. The report on the traffic information submitted is needed from Engineering. Staff does feel that the extent of excavations and fills seems excessive. The applicant should add terracing of the parking areas. E. Subdivision Committee Review The applicant was present. Staff reported that a letter had been reviewed from Aldersgate requesting deferral until they had further time to study the situation. The engineer, PatrlcGetrick, stated that they were working to develop ponds to minimize runoff to Aldersgate. Staff felt that the plan indicated excessive grading and that more terracing should_be provided. SUBDIVISIONS PLANNING COMMISSION ACTIQN_ The Applicant was present. The Planning Director called on Jim Lawson to make the staff presentation, and reported that City Manager Tom Dalton desired to make a statement. Mr. Dalton addressed questions that had been previously raised, concerning the involvement of the City Manager's Office in this issue. He explained that his involvement was justified on projects of this magnitude that involved multiple issues such as land use and zoning, traffic flow, transportation, aesthetics and public improvements that involved a number of City departments; and commitments close to 1.5 million dollars. His role was to coordinate the several meetings held between the City's various departments and the developer, and to ensure that the administration spoke with one voice regarding the proposal; especially since there had also been prior complaints as to the City's actual position. Mr. Lawson stated staff's recommendation as approved, subject to several agreements made by the Developer. Agreements made include: (1) Ensuring that there is no ground runoff problems that would affect Camp Aldersgate and that the water quality would be checked periodically. (2) Improve Shackleford to 5 lanes and a contribution of 1.5 million dollars to the City for the widening and 5 traffic signals. (3) Preservation of as many trees as possible. (4) No grading of the site or cutting of the trees until assurance is given that the money is available for development. The preliminary will be approved now but, before any work can be done on the site, they have to present their final plans. (5) Donation of $240,000 worth of fill materials. The City is looking at the possibilty of having an interchange built at I-430 and 36th Street. This will save taxpayers a tremendous amount of money due to the amount of dirt that has to be moved to this site. They are requiring that within 1 year or 18 months when they begin the project, the City should have the site determined so as not to inhibit the progress of their development. (6) A $10,000 cash contribution to help fund an engineering study for the interchange. The interchange is for the whole of West Little Rock since it is growing very rapidly and there is now a traffic problem on I-630, so other options need to be explored very soon. Several persons spoke in regard to the: project. Those representing the project included: Mr. Webb Hubbell of the Rose Law Firm; Ron Mastriana, who represented the Developer, Larry Beame-Architectural Firm; Merle Seaman=Landscape Architect; Ernie Peters -Traffic Engineer; and Patrick McGetrick, the local Engineer. Those offering favorable comments included: Mr. Ron Hackleman, the General Manager of Koger Properties, Mr. Patrick Herndon representing Property Owners in in Pecan Lake, Colonel Glenn and the South Stagecoach area. Mr., Doug Strock represented the Sandpiper Property Owners Association. He requested deferral. Their concerns involved traffic, Little Rock's ability to support this development, and the types of .stores to be put into the mall. Mr. Joe Davis was concerned about security and did not feel that this was a proper location for this type of development. Mr. David Worley, President of NOBLE encouraged reexamination of the traffic study; and disencouraged speedily dismissing the City's I-430 plan. Mr. James Stuckley expressed fears that Peachtree would become a thoroughfare for people wanting to get to the mall, thereby creating negative effects on Sandpiper Subdivision. Finally, a vote for approval was made and passed by a vote of 8 ayes, 1 noes, 1 absent, 1 abstention.