HomeMy WebLinkAboutZ-4923-T Staff AnalysisOctober 21, 2004
ITEM NO.: J.1 FILE ND.: 923-B
Owner:
Owner: Summit Mall Co., LLC
Applicant: Shackleford Crossings, LLC
Location: Southwest corner of S. Shackleford Road
and Interstate 430
Area: 97.446 Acres
Request: Rezone from PCD to 0-2 and C-2
Purpose: Future Office and Commercial Development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
A.
L3
North — Mixed Residential Office and Commercial uses (across 1-430);
zoned R-2, 0-2, 0-3 and C-2
South — Mixed Residential, Office and Commercial uses (along Old
Shackleford and S. Shackleford Roads); zoned R-2, 0-3, C-2,
C-3 and PCD
East — Camp Aldersgate (across S. Shackleford Road); zoned OS
West — Single Family Residences (across 1-430); zoned R-2
PUBLIC WORKS COMMENTS:
Shackleford Road is classified on the Master Street Plan as minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required.
2. With future development, provide design of streets conforming to the
Master Street Plan. Construct one-half street improvement to these
streets including 5 -foot sidewalks with planned development.
Intersection improvements and freeway ramp improvements may also
be required.
PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route. Route 3 (Baptist Medical
Center part-time route) runs along Aldersgate Road to the east.
October 21, 2004
ITEM NO.: J.1 Cont. FILE NO.: Z -4923-B
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the John Barrow and
Sandpiper Neighborhood Associations were notified of the public hearing.
D. LAND USE ELEMENT:
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 0-2 and C-2 zoning for future office and commercial
development.
A land use plan amendment for a change to Community Shopping for the
area to be zoned C-2 is a separate item on this agenda.
The request for the 0-2 area does not require a change to the Land Use
Plan.
Master Street Plan:
Shackleford is shown as a Minor Arterial on the Master Street Plan.
Currently, Shackleford Road is built to a two-lane standard. Dedication of
right-of-way and street improvements may be required.
CRY Recognized Neighborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
E. STAFF ANALYSIS:
On December 1, 1987, the Board of Directors passed Ordinance No.
15,385 rezoning this 97 acre property from R-2/0-2 to PCD, establishing
the Summit Mall — Long -Form PCD. The approved site plan included a
shopping mall, office buildings, hotel, restaurants and associated parking.
Over the years, the PCD received several time extensions from the
Planning Commission. On April 3, 2001, the Board of Directors passed
Ordinance No. 18,456, the Summit Mall — Revised PCD, as approved by
the Planning Commission on September 14, 2000. Residents filed suit
challenging the Board's April 3, 2001 decision. The court ruled in the
City's favor. On February 24, 2004, the Board of Directors approved
Ordinance NO. 19,057 which revoked Ordinance No. 18,456 (Summit Mall
— Revised PCD). The City's official zoning maps currently designate the
property as PCD — expired.
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October 21, 2004
ITEM NO.: J.1 Cont. FILE NO.: Z -4923-B
Shackleford Crossings, LLC (agent for Summit Mall, LLC) prospective
owner of the 97.446 Acre property at the southwest corner of S.
Shackleford Road and 1-430, is requesting to rezone the property from
PCD -expired to "0-2" Office and Institutional District and "C-2" Shopping
Center District. The applicant proposes to rezone the north 62.443 acres
to C-2 and the south 35.003 acres to 0-2. The rezoning is proposed for
future commercial and office development of the property. The 0-2 and
C-2 zoning districts are site plan review districts, and future development
of the property will require Planning Commission review and approval.
The proposed site is undeveloped and heavily wooded, with varying
degrees of slope throughout the property. Interstate 430 is located
immediately north and west of the property, with Shackleford Road along
the eastern boundary. Camp Aldersgate is located across Shackleford
Road to the east. The property immediately south is also vacant and
wooded.
There is a Comcast Cable office building and tower along the west side of
Shackleford Road which is surrounded by this 97 acre property. The
general area contains a mixture of residential, office and commercial uses
and zoning.
The City's Future Land Use Plan designates this property as Mixed Office
Commercial. A Land Use Plan amendment for a change to Community
Shopping for the north 62.443 acres is a separate item on this agenda
(Item #2).
Staff does not support the requested 0-2 and C-2 rezoning. Staff feels
that it is not appropriate to establish a zoning pattern for this large
acreage tract without first reviewing a site plan for the property's
development. The concerns raised over the years regarding the
development of this property are still valid. These include traffic volume,
street improvements, excavation, tree preservation, retaining walls and
the effects of a large development on the surrounding properties,
including Camp Aldersgate and Comcast. Therefore, staff feels that the
proposed rezoning is premature. Staff would prefer to see a proposed
PCD or POD development for the property, so the development issues
associated with the property can be discussed simultaneously with a
zoning/use plan.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested 0-2 and C-2 rezoning.
t
October 21, 2004
ITEM NO.: J.1 Cont. FILE NO.: Z -4923-B
PLANNING COMMISSION ACTION: (JULY 29, 2004)
Staff informed the Commission that the applicant submitted a letter requesting
that the application be deferred to the September 9, 2004 agenda. Staff
supported the deferral request.
With a vote of 9 ayes, 0 nays and 2 absent, the Commission voted to waive their
bylaws and accept the deferral request less than five (5) days prior to the public
hearing.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the September 9, 2004 agenda. A motion to that
effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent.
The application was deferred.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2004)
Staff informed the Commission that the applicant submitted a letter requesting
that the application be deferred to the October 7, 2004 Agenda. Staff supported
the deferral request.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the October 7, 2004 Agenda. A motion to that
effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent.
The application was deferred.
PLANNING COMMISSION ACTION: (OCTOBER 7, 2004)
The applicant was present. There were no objectors present. Staff presented
the item and requested that it be deferred to the October 21, 2004 meeting to
allow for further review. Staff informed the Commission that the applicant had
agreed to staffs deferral request.
There was no further discussion. The item was placed on the Consent Agenda
and approved for deferral to the October 21, 2004 meeting. The vote was
9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
On October 11, 2004 the applicant amended the application from a proposed
rezoning from PCD to 0-2/C-2 to a rezoning from PCD to "Conceptual PCD".
The applicant submitted a conceptual site plan for the property, showing the
north 62t acres being developed with C-2 permitted uses, the south 20t acres
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October 21, 2004
ITEM NO.: J_1 Cont. FiLE NO.: Z -4923-B
being 0-2 permitted uses, and the middle 15t acres being a transition area
where 0-2 or C-2 permitted uses will be allowed. The plan also shows four (4)
out parcels along the Shackleford Road frontage, with three (3) main entry drives
from Shackleford Road to serve the entire development.
The total project will not exceed 1,000,000 square feet of gross building area.
The applicant has noted that the commercial building area will 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 will 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 the total
gross floor area for restaurant uses not exceeding 50,000 square feet. The
applicant has noted that a hotel/convention use may occupy up to 10 acres of
the overall site.
The development of the overall property will be done in phases. With the
Conceptual PCD plan, each phase of development, beginning with Phase I, will
require review and approval by the Planning Commission and Board of Directors.
As 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, along with possible other conditions, will be used as a guide when
reviewing each phase of the property's development. The development criteria
list is attached for Planning Commission review, and includes 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 is compliance with a written agreement between the
developer and Camp Aldersgate. As of this writing, staff does not have a copy of
the final draft of that agreement. Staff hopes to have a copy of the final draft to
forward to the Planning Commissioners prior to the public hearing.
As noted in the development criteria, the site will be allowed up to 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 will review the traffic
volume in the area. If this study indicates failure in the existing entry/exit ramps
or overpass, the applicant will install necessary improvements as agreed
between the applicant and the City, prior to any additional building area being
constructed.
Also noted in the development criteria, all Shackleford Road boundary street
improvements will be made with Phase I development, including the Comcast
frontage_ Prior to Phase I development, the applicant must submit a written
agreement with Comcast for dedication of right-of-way and construction of
improvements.
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October 21, 2004
ITEM NO.: J.1 (Cont.) _ FILE NO.: Z -4923-B
The applicant has noted that because of the site's topography, site work for the
entire 97+ acres will be done with Phase I development. As noted in the
development criteria, an overall grading/excavation plan will be provided with
Phase I site plan review. North/south and east/west sections and elevations
must be provided, addressing retaining wall construction details and areas within
the site where trees will be preserved. A grading permit for the site will not be
issued until a building permit for Phase I construction is issued.
Staff is supportive of the proposed "Conceptual PCD" zoning. Staff feels the list
of development criteria, including the additional conditions as noted in the
following "Staff Recommendation", adequately addresses the future
development of the site. Staff feels that review and development of each phase
adhering to these conditions/criteria will assure orderly development of this 97+
acre site. Staff believes that a Conceptual PCD is a good option for
development of this property and, although not a much used process, has
worked well in the past. A good example of a Conceptual PCD is "The Village at
Rahling Road". This development had an initial commercial phase, with
additional office and commercial uses being phased in. Each phase of
development is reviewed and approved by the Planning Commission and Board
of Directors. Staff feels that the proposed "Conceptual PCD" zoning will have no
adverse impact on the surrounding properties or the general area. The Public
Works Department is in the process of reviewing the development
criteria/conditions as proposed by the applicant. Additional comments from
Public Works may be forthcoming regarding several of these issues.
Revised Staff Recommendation:
Staff recommends approval of the requested "Conceptual PCD" rezoning,
subject to the following conditions:
1. Each phase of development, beginning with Phase I, will require Planning
Commission and Board of Directors approval.
2. Compliance with the attached development criteria/conditions as proposed by
the applicant and dated October 14, 2004.
3. Compliance with the Public Works conditions as noted in paragraph A. of the
staff report.
4. Cross access must be provided between the commercial and office
components of the overall site development.
5. The proposed out parcels are to have no direct access to Shackleford Road.
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October 21, 2004
ITEM NO.: J
FILE NO.: Z -4923-B
PLANNING COMMISSION ACTION: (OCTOBER 21, 2004)
Hank Kelley was present, representing the application. There was one (1)
person present with concerns. Staff presented the revised application
(Shackleford Crossings — Conceptual PCD), with a recommendation of approval.
Ruth Bell addressed the Commission with concerns. She noted that the
proposed Conceptual PCD was better than the previously requested 0-2/C-2
rezoning and the previously approved Summit Mall PCD. She expressed
concern with grading the entire site with Phase I development. She stated that
she wanted to be sure that areas of the site graded with Phase I development
and not in Phase I would not be unsightly.
Hank Kelley addressed the Commission in support of the application. He briefly
explained the Conceptual PCD, noting that the approved use of the property
would be established, which would allow him to market the property. He noted
that the Highway Department would not allow any work in the right-of-way until a
development plan for the property is approved. He explained that the site
needed to be graded at one time and that buffers and screening would be
maintained as required. He also noted 1that Camp Aldersgate had submitted a
draft of conditions to him and he had agreed to them. He explained that the
conditions as proposed should assure orderly development of the property.
There was a motion to approve the "Conceptual PCD", subject to the conditions
as recommended by staff. The motion passed by a vote of 9 ayes, 0 nays and
2 absent. The application, as revised to a "Conceptual PCD", was approved.
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Tom- T I
Conditions on 97.446 Acres at the Southwest Comer of I-430 and S. Shackleford Road (YPAY-Z-)
October 14, 2004
OFFSITECIMPROVEMENT 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 I-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 I-430 right-of-way shall remain undisturbed until the
applicant has received approval of any alteration plan with the Highway
Department. The clearing of undergrowth and trees will be restricted to a caliper
of less than six (6) inches complying with the current practices of the Highway
Department.
GRADING AND EXCAVATION ISSUES:
❑ Provide overall grading plan for the entire property with Phase I site plan review.
Grading plan must note areas within the site where trees will be preserved,
address retaining wall construction details and identify variances from the Land
Alterations Ordinance. Along with the Phase I site plan review, the applicant
shall seek approval of a "phased grading plan" and provide justification for and
seek approval for clearing, excavation and filling areas both inside and outside the
Phase I development area in order to minimize hauling off excess materials or
importing borrow materials.
❑ North/south and east/west sections and elevations must be provided with grading
plan.
❑ A grading permit will be issued in conjunction with the first building permit that
allows clearing and grading in conformance with the phased grading plan
approved by the Commission. Modifications to the phased grading plan will be
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
I-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 '/z hour after store closing and not be turned
on prior to 1/2 hour before store opening.
OTHER SITE DESIGN ISSUES:
❑ Total project shall not exceed 1,000,000 square feet of area.
❑ Commercial/Retail buildings constructed on the property shall not exceed a
total of 750,000 square feet of gross floor area, with a maximum of 25,000
square feet of restaurant uses on outparcels and 35,000 square feet of
restaurant uses on the balance of project with a total maximum restaurant use
for the entire property not to exceed 50,000 square feet.
❑ Buildings constructed containing permitted 0-2 uses shall be at least 25%, or
250,000, of the total gross floor area of the project.
❑ Hotel and Convention use available on this site. Project to be in keeping with
design of others on Chenal or Shackleford Road. Size not to exceed 10 acres.
❑ All site lighting must be low-level, directed away from adjacent property,
shielded downward and into the site.
❑ Use of outdoor speaker or sound amplification system shall be prohibited on
the property except for 1/2 hour before and after the advertiser's hours of
being open to the general public. The operation of any such speaker and
system is limited to those that do not emit sound that is plainly audible from
South Shackleford Road or at a distance of two hundred feet or more from the
source of such sound.
❑ Any dumpster or trash receptacle must be oriented away from Shackleford
Road and screened as per the City's Zoning Ordinance requirements.
❑ Servicing of dumpsters or trash receptacles must be during day light hours
only.
❑ The design of buildings on the site must be approved by the Planning
Commission during the site plan review process.
❑ All service/loading dock doors shall be oriented away from Shackleford and
provide proper screening.
❑ Maximum building height on the property will not exceed 45' unless
approved by the Planning Commission consistent with the height regulations
as allowed within the 0-2 zoning district for the office portion of the
development.
❑ Compliance with the written agreement between the developer and Camp
Aldersgate.
FILE NO.: Z -4823-T
N_: Shackleford Crossing Revised Long -form PCD
LOCATION: Located at 2600 — 2700 South Shackleford Road
DEVELOPER:
Bo Brownlee
Venture Investment Partners, LLC
8235 Douglas Avenue, Suite 720
Dallas, TX 75225
SURVEYOR:
Development Consultants Inc.
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 36 ± acres
NUMBER OF LOTS: 1 FT. NEVA STREET: 0 LF
W_: 6
PLANNING DISTRICT: 11 CENSUS TRACT: 24.08
CURRENT ZONING: PCD, Planned Commercial Development
lopment
PROPOSED ZONING: Revised PCD, Planned Commercial Deve
roved signage plan, cutting of
PROPOSED USE: Revision to the previously approved
allowed restaurant square
vegetation within the State Highway right of way, Y
footage and allow for an increase in building height
VARIANCENVAIVERS: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. in 19,237on
form PCD, whichw04,
as
approving a Conceptual PCD
corner of 5out known as aCkleford Shackleford ck efordCrossing
Road arid Interstate 430. The
located at the southwest c in Center
conceptual plan included the north 62 acres bbeing de 2°office jtand C-2,
utonal District
District permitted uses, the south 20 acre g
permitted uses and the middle 15 acres being a transition
area where 0-2, Office and
pe in Center District permitted
Institutional District and C-2, Shopping
FILE NO.: Z -4923-T Cont.
uses would be allowed. The plan also showed four (4) out parcels along the Shackleford
Road frontage, with three (3) main entry drives from Shackleford Road. The total project
would consist of 1,000,000 square feet of gross building area.
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 1, the commercial portion of the project and one (1) of the office lots.
With the request, a preliminary plat for the subdivision of the site with sixteen (16) 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 the
area into the overall project plan.
Subsequent revisions have allowed the development of the shopping center as currently
developed. All the lots and out -parcels of the shopping center are currently developed.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to amend the previously approved PCD, Planned
Commercial Development, for the Shackleford Crossing Shopping Center. The
applicant's request includes a revision to the previously approved signage plan, to
allow the cutting of vegetation within the State Highway right of way as allowed by
the Arkansas Department of Transportation, modify the allowed restaurant square
footage and to allow for an increase in building height. The applicant's requests
have been incorporated into the original ordinance language. The ordinance
language has been stricken through and the applicant's requested language
follows the original language:
Section 4. Article 4. D Right of Way Issues -
and tFees be nno+rint
The clearing of undergrowth and
the G6rrer#P1FaGtic;es of the Highway gepaFtrneRt.trees will be restricted to the requirements of the necessary permit, which will be
received prior to any work being started, from either the State of Arkansas or the
City of Little Rock.
Section 4. Article 8. C Signage Issues -
net e (Geed0
�romises. The total area for exterior wall mounted signs may not exceed
10% of the total square footage of the tenant's demised premises.
Section 4. Article 8. F Signage Issues The
commercial portion of the development will be limited to four (4) ground -mounted
pylon signs, two (2) at entry drives from Shackleford Road and two (2) along the 1-
430 Freeway area. [Each sign shall have a maximum height of 36 feet and a
2
NO.: Z-4923-T Cont.
maximum area of 680 square feet. An additional monument sign (hardscape wall)
may be constructed at the Shackleford Road/1-430 Intersection. A wall sign may
be natural stone or brick masonry, 5-foot maximum height, with a 30 inch by 50-
foot area for metal letters to spell project name. The area around the wall shall be
planted to create a landscape feature at this corner of the site.]
Section 4. Article 9. B Other Site Design Issues - G^,,,., ercialiRetail
buildings G91;StFUGted an the pFepeFty shall not eXGeed a tetal of 759,000 square
eR outpamels and 35,900 squaFe feet of FestauraRt uses on the baIARGe of
with a total maximum PestaWaF# use feF the ntiFe pFopeFty Rot te e)(Geed 9101,01111
squaFe feet. . .-ditionally, all rest Wants shall have a p ing Fatie of -not b less thai4
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 55,000 square feet
of restaurant uses on outparcels and 55,000 square feet of restaurant uses on the
balance of the project with a total maximum restaurant use for the entire property
not to exceed 110,000 square feet. Restaurant Parking: All restaurants that are
on outparcels shall be required to self-park on site at a parking ratio of not less
than 12 spaces per 1,000 square feet. All restaurants that are within the buildings
on the balance of the property shall have a parking ratio of not less than 5 spaces
per 1,000 square feet calculated independently of retail parking ratios.
Section 4. Article 9. K Other Site Desi n Issues - Maximum building height
on the property shall not exceed 45 feet 50 feet unless approved by the Planning
Commission consistent with the height regulations as allowed within the 0-2
zoning district for the office portion of the development.
B. EXISTING CONDITIONS:
The site is developed as the Shackleford Crossing shopping center. The out
parcels are fully developed as is the interior of the shopping center. To the east of
the site is Camp Aldersgate and south of the site is the office portion of the
originally approved PCD, Planned Commercial Development Zoning. North of the
site is the freeway exit ramp. West of the site is 1-430.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues in need of addressing related to the proposed
development plan. Staff stated the applicant was requesting to amend the
approved signage plan for the shopping center and to allow for clarification for a
3
FILE NO.: Z -4923-T Cont.
few points within the originally approved ordinance. There were no more issues
for discussion. The Committee then forwarded the item to the full Commission for
final action.
E. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
request raised at the September 20, 2017, Subdivision Committee meeting. The
applicant is seeking approval of a revision to the current PCD, Planned
Commercial Development Zoning to revise the previously approved signage plan,
to clarify cutting of vegetation within the Arkansas Department of Transportation
right of way, to modify the allowed restaurant square footage and to allow for an
increase in building height.
Section 4. Article 4. D Right of Way Issues - Currently the ordinance requires
the right of way to remain undisturbed until the applicant has received approval for
any cutting or clearing from the Arkansas Department of Transportation. The
ordinance states 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 Arkansas
Department of Transportation. The applicant is requesting the language be
stricken and replaced with - The clearing of undergrowth and trees will be restricted
to the requirements of the necessary permit, which will be received prior to any
work being started, from either the Arkansas Department of Transportation or the
City of Little Rock.
Staff has concerns with the removal of the cutting of trees within the State right of
way. 1-430 is identified as a Scenic Corridor. Staff feels the existing vegetation is
an enhancement to the corridor and should be preserved.
Section 4. Article 8. C Signage Issues — This section is proposed to revise the
allowable wall signage for the individual tenants. The amendment will include the
square footage occupied by the tenant in the calculation for the allowable wall
signage. Currently wall signage is calculated based on the fagade area not to
exceed ten (10) percent.
Staff is not supportive of allowing the change in the calculation for wall signage.
All wall signs within the City of Little Rock are calculated at ten (10) percent of the
fagade of the tenant's space with the possible exception of sites located within a
Design Overlay District. Staff feels the current calculation allows for adequate wall
signage for this development and wall signage in general located within the City.
Section 4. Article 8. F Signage Issues - The approved PCD ordinance currently
limits the ground signage to two (2) signs one (1) along 1-430 and one (1) along
South Shackleford Road. The remainder of the ordinance remains in place with
regard to total height and total area for each of the signs. Currently each sign is
limited to a maximum height of 36 feet and a maximum area of 680 square feet.
2
FILE NO.: Z -4923-T (Cont.
The plan indicates the placement of ground signage along the southern portion of
the development or along the northern portion of the development along the
freeway frontage. The applicant is also proposing the placement of a ground sign
at the second driveway into the main shopping center on South Shackleford Road.
A second location has been identified on South Shackleford Road adjacent to the
southern driveway, "the Wal-Mart entrance".
Staff has concerns with the applicant's request to increase the number of ground
signs allowed both along the freeway frontage and along South Shackleford Road.
The approval allowed the size of the signs to be increased from 160 square feet of
sign area to 680 square feet of sign area, in lieu of having multiple signs.
Section 4. Article 9. B Other Site Design Issues — This section is proposed to
allow for an increase in the allowed restaurant square footage and revises the
parking requirement of the restaurant portion and the retail portion of the
development. The approval allows an increase in the restaurant square footage
from 90,000 square feet to 110,000 square feet. The parking for restaurants is
calculated by requiring all restaurants that are on outparcels to self -park on site at
a parking ratio of not less than 12 spaces per 1,000 square feet. All restaurants
that are within the buildings on the balance of the property are to have a parking
ratio of not less than 5 spaces per 1,000 square feet calculated independently of
retail parking ratios.
Staff is supportive of this request.
Section 4. Article 9. K Other Site Design Issues - This section allows for
the maximum building height to be increased by five (5) feet from 45 -feet to
50 -feet.
Staff is supportive of this request.
Although staff is supportive of portions of the applicant's request staff is not
supportive of the overall proposal. Staff feels the requested change to the signage
plan is not appropriate nor does staff support the clearing of trees within the State
right of way.
F. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (OCTOBER 12, 2017)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had revised the request to limit the approval to the
placement of one (1) additional ground sign along the 1-430 frontage. Staff stated the
sign was proposed with a maximum of 36 -feet in height and 680 square feet of sign area.
5
I West right-of-way line of Shackleford Road; thence Southerly along said
2 West right-of-way line the following bearings and distances; S 06157" 53"
3 East 252.26 feet; S 05° 36' 25" West 200.16 feet; S 30° 08' 55" East 119.09
4 feet; S 861 39' 32" East 24.00 feet to a point on the East line of the SE 1/4
5 said Section 9; thence S 021 05' 50" West 1,228.78 feet; thence N 87° 31'
6 27" West 590.00 feet along the North line of Lot 1, Interstate 430 Office
7 Park Addition to the City of Little Rock, Arkansas; thence S 020 06' 05"
8 West 300.00 feet; along the West line of said Lot 1; to the Point of
9 Beginning containing 62.443 Acres, more or less. AND Part of the NE 1/4,
10 Section 16, T -1-N, R -13-W, Pulaski County, Arkansas, more particularly
11 described as: Beginning at the SE corner of the SE 1/4 of Section 9 (said
12 point being the SE corner of Lot 1, Interstate 430 Office Park Addition,
13 recorded as Plat #A-497, in the records of the Circuit Clerk and Ex -officio
14 Recorder of Pulaski County, Arkansas); thence S 020 03' 47" West, along
15 the East line of the NE 1/4, Section 16, 971.75 feet; thence N 870 31' 51"
16 West 1,569.95 feet to a point on the Easterly right-of-way line of Interstate
17 Route No. 430p; thence Northeasterly along said Easterly right-of-way line
18 N 021 10' 09" East 971.49 feet; thence S 870 32' 41" East 978.13 feet to the
19 Southwest corner of Lot 1 thence S 870 31' 39" East 589.84 feet along the
20 South line of Lot 1 to the Point of Beginning containing 35.003 Acres, more
21 or less.
22
23 SECTION 2. That the preliminary site development plan/plat be approved as
24 recommended by the Little Rock Planning Commission:
25
26 SECTION 3. That the preliminary site development plan/plat has been approved as
27 recommended by the Little Rock Planning Commission.
28
29 SECTION 4. That the change in zoning classification contemplated for Shackleford
30 Crossing Revised Long -Form PCD (Z -4293-F) is conditioned upon obtaining a final approval
31 within the time specified by Chapter 36, Article VII, Section 36-454(e) of the Code of
Page 2 of 9
L
1 Ordinances. The change in zoning classification is further subject to the conditions stated as
2 follows:
3
4 1. Development of the property shall comply with the Declaration of Restrictions and
5 Covenants ("DRC") between Developer and Camp Aldersgate, Inc. (Pulaski County Filed
6 Instrument No. 2005091973).
7 2. Uses allowed are 0-2 uses, Hotel and Convention Use, C-2 permitted uses plus
8 food store and retail uses not listed (enclosed), excluding uses that are prohibited under the
9 DRC.
10 3. Offsite Improvement Costs. The building areas of the site will be allowed up to a
11 total of 400,000 square feet of commercial and office building area with the existing overpass
12 and bridge conditions. Prior to any additional building areas being added, the applicant's
13 traffic engineer will review the volume of traffic with the City Engineer to determine the Level
14 of Service (LOS) grading. Should the volume demonstrate failure of the related exits,
15 entrances and bridge traffic volumes then the applicant shall install necessary improvements
16 as agreed between applicant and the City to the intersection before additional commercial space
17 or office space could be built on the subject site.
18 4. Right -Of -Way Issues:
19 a. A traffic study has been submitted by the developer and approved by the
20 City's Traffic Engineer, with development complying with
21 recommendations of the study as approved by the Traffic Engineer. Final
22 specifications of road widening for Shackleford Road as approved by the
23 City of Little Rock must be acceptable to Camp Aldersgate, Inc.
24 b. All improvements to Shackleford Road full width required by the
25 Boundary Street Improvements ordinance shall be constructed in Phase I
26 of the development. In addition to those required by the ordinance, the
27 improvements made during Phase I along Shackleford Road shall also
28 include streetlights, turning lanes at intersections and entry points and
29 traffic signals at locations as determined by the Little Rock Traffic
30 Engineering Department. In addition, a traffic signal shall be installed at
31 the I-430 north bound off -ramp at the time of the Phase I improvements.
Page 3 of 9
I c. Phase I Shackleford Road improvements shall include the Comcast
2 frontage. Provide written agreement with Comcast for dedication of right -
3 of -way and construction of improvements.
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d. The clearing of undergrowth and trees will be restricted to the
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requirements of the necessary permit, which will be received prior to any
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work being started, from the Arkansas Department of Transportation or
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the City of Little Rock.
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5. Grading and Excavation Issues.
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a. Provide overall grading plan for the entire property with Phase I site plan
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review. Grading plan must note areas within the site where trees will be
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preserved, address retaining wall construction details and identify
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variances from the Land Alteration Ordinance. Along with the Phase I
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site plan review, the applicant shall seek approval of a "phased grading
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plan" and provide justification for and seek approval for clearing,
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excavation and filling areas both inside and outside the Phase I
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development area in order to minimize hauling off excess materials or
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importing borrow materials.
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b. North/south and east/west sections and elevations must be provided with
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grading plan.
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c. A grading permit will be issued in conjunction with the first building
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permit that allows clearing and grading in conformance with the phased
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grading plan approved by the Commission. Modifications to the phased
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grading plan will be dealt with according to Sections 29-189 (e) and (f) of
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the Land Alteration ordinance.
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6. Landscaping and Buffer Issues.
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a. During Phase I site work, the required land use and street buffers shall be
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preserved.
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b. Construction fencing shall be in place to protect all required buffers prior
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to the initiation of any site work.
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c. All portions of the property shall be landscaped in compliance with the
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City's Landscape Ordinance.
Page 4 of 9
1 7. Public Transportation Issues.
2 a. Prior to submittal of Phase I site plan review to the Planning Commission,
3 the developer shall meet with Central Arkansas Transit Authority
4 representatives to discuss opportunities for providing bus facilities (pull-
s outs, internal circulation, etc.)
6 b. The site development plan for the entire property shall be designed to
7 provide adequate internal pedestrian circulation.
8 8. Signage Issues.
9 a. All directional signage shall comply with the Zoning Ordinance.
10 b. Wall signage is allowed on the interior of the shopping center at the front
11 and rear wall of each tenant, facing interior streets and parking, and on I-
12 430 and Shackleford Road frontage. However, tenants greater than
13 100,000 square feet are allowed a maximum of three (3) exterior walls for
14 signage, and tenants less than 100,000 square feet are allowed a maximum
15 of two (2) exterior walls for signage
16 c. The total area for exterior wall mounted signs may not exceed 10% of the
17 wall surface area of the front wall of the tenant's demised premises.
18 d. Tenants less than 15,000 square feet may have one wall sign per allowable
19 exterior wall. Tenants greater than 15,000 square feet may have more
20 than one sign per allowable exterior wall but must comply with "c" above.
21 e. In addition to a through d above, tenants may have one blade sign
22 perpendicular to the main fagade with a maximum size of six (6) square
23 feet, restaurants may have an exterior Menu Board within 5 feet of the
24 entrance not to exceed eight (8) square feet, and Tenants may incorporate
25 logos or names on glass areas and/or awnings.
26 f. The commercial portion of the development will be limited to three (3)
27 ground -mounted pylon signs, one (1) at the entry drive from Shackleford
28 Road and two (2) along the I-430 Freeway frontage. Each sign shall have
29 a maximum height of 36 feet and a maximum area of 680 square feet. An
30 additional monument sign (hardscape wall) may be constructed at the
31 Shackleford Road/I-430 Intersection. The wall may be natural stone or
Page 5 of 9
I
brick masonry, 5 -foot maximum height, with a 30 inch by 50 -foot area for
2
metal letters to spell the project name. The area around the wall shall be
3
planted to create a landscape feature at this corner of the site.
4
g. The office portion of the development shall be limited to one (1) ground -
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mounted sign at the entry drive from Shackleford Road for the Office Park
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name. The sign shall have a maximum height of six (6) feet and a
7
maximum area of 64 square feet. Signage for each lot within the office
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use areas shall be as permitted in Section 36-553 of the Zoning Ordinance.
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h. Out parcels within the commercial portion of the property shall be
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restricted to one (1) monument -type ground -mounted sign per out parcel.
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Each sign shall have a maximum height of 10 feet and a maximum area
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of 100 square feet.
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i. Out parcels within the commercial portion of the property must comply
14
with a, b, d, and e above, except that out parcel tenants are allowed to
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place sign on two or three (2 or 3) of their exterior walls.
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j. Any of the property's eastern facing signs that are visible from Camp
17
Aldersgate's property, except those referenced in subsection 8.f herein,
18
shall remain unlighted except for '/2 hour before and after the sign
19
advertiser's hours of being open to the general public.
20
9. Other Site Design Issues.
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a. Total project shall not exceed 1,000,000 square feet of area.
22
b. Commercial/Retail buildings constructed on the property shall not exceed
23
a total of 750,000 square feet of gross floor area, with a maximum of
24
55,000 square feet of restaurant uses on outparcels and 55,000 square feet
25
of restaurant uses on the balance of the project with a total maximum
26
restaurant use for the entire property not to exceed 110,000 square feet.
27
Restaurant Parking: All restaurants that are on outparcels shall be
28
required to self -park on site at a parking ratio of not less than 12 spaces
29
per 1,000 square feet. All restaurants that are within the buildings on the
30
balance of the property shall have a parking ratio of not less than 5 spaces
31
per 1,000 square feet calculated independently of retail parking ratios.
Page 6 of 9
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c. Buildings constructed containing permitted and conditional 0-2 and Hotel
and Convention uses shall be at least 25%, or 250,000 square feet of the
total gross floor area of the project.
d. Hotel and Convention projects to be in keeping with design of others on
Chenal or Shackleford Road; area not to exceed 10 acres.
e. All site lighting shall be a low-level, directed away from adjacent
property, shielded downward and into the site.
f. Use of outdoor speaker or sound amplification system shall be prohibited
on the property except for % hour before and after the advertiser's hours
of being open to the general public. The operation of any such speaker
and system is limited to those that do not emit sound that is plainly audible
from South Shackleford Road or at a distance of two hundred feet or more
from the source of such sound.
g. Any dumpster or trash receptacles shall be oriented away from
Shackleford Road and screened as per the Zoning Ordinance
requirements. Trash enclosures shall be screened from public view on
three sides with a six to eight foot high (depending on the height of
container) screen of masonry, precast, or other building compatible
materials. Trash enclosures shall be located to allow a 50 foot clear path
for trucks. When located in a highly visible area, screening walls shall be
softened with landscaping or earthen berms.
h. Servicing of dumpsters or trash receptacles shall be during day light hours
only.
i. All buildings (Main Street, Anchors, and Jr. Anchors) are required to be
"4 sided" architecture, meaning that the back of the building will be as
well designed as the front and sides. Exteriors shall be of materials such
as native or cast stone, brick, colored split -face block, "Dryvit", or similar
materials that are permanent in nature (no metal buildings). Most roofs
will be flat, but any sloped roofs will be architectural/standing seam metal
panels. Truck service and compactor areas will be screened by walls and
landscaping. All exterior (roof or ground mounted) mechanical
Page 7 of 9
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equipment will be screened with architectural or landscape screening
treatments. Plans for final exterior design must be submitted to Planning
staff and approved prior to applying for any building permits.
j. All service/loading dock doors shall be screened. In addition, all
service/loading dock doors within 300 feet of Shackleford Road shall be
oriented away from Shackleford Road.
k. Maximum building height on the property shall not exceed 50 -feet unless
approved by the Planning Commission.
1. Drive-through facilities of restaurants shall be screened as follows:
speaker will be mounted so that it is baffled on all sides in a manner which
will direct the sound produced to the vehicle served. Each speaker
location shall be designed to provide for a solid wall at least six feet in
height and twenty feet in length along the opposite lane line. This wall
shall be constructed of masonry or wood with a textured finish to diminish
sound deflection.
SECTION 5. The map referred to in Chapter 36 of the Code of Ordinances of the City
of Little Rock, Arkansas, and designated district map be and is hereby amended to the extent
and in the respects necessary to affect and designate the change provided for in Section 1
hereof.
SECTION 6. This Ordinance shall not take effect and be in full force until the final
approval of the plan.
SECTION 7. Severability. In the event any title, section, paragraph, item, sentence,
clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
unconstitutional, such declaration or adjudication shall not affect the remaining portions of the
ordinance which shall remain in full force and effect as if the portion so declared or adjudged
invalid or unconstitutional was not originally a part of the ordinance.
Page 8 of 9
I SECTION S. Repeater. All laws, ordinances, resolutions, or parts of the same that
2 are inconsistent with the provisions of this ordinance are hereby repealed to the extent of such
3 inconsistency.
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5 PASSED:
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7 ATTEST:
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Susan Langley, City Clerk
APPROVED AS TO FORM:
Thomas M. Carpenter
City Attorney
APPROVED:
Mark Stodola, Mayor
Page 9 of 9