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HomeMy WebLinkAboutS-1538 Staff AnalysisITEM NO.: 9. S-1538 NAME: Gateway Towne Center Subdivision Site Plan Review and Preliminary Plat LOCATION: located on the Northwest corner of 1-30 and 1-430 Planning Staff Comments: Preliminary Plat: 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 August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. 2. Provide the name/address and source of title of the landowner in the general notes section of the proposed preliminary plat. 3. Provide the number of lots, the average lot size and the minimum lot size in the general notes section of the proposed preliminary plat. 4. Provide the front yard building setback line on the proposed preliminary plat. 5. Provide the limits of the floodway and/or floodplain. 6. Provide a storm drainage analysis, data to be provided for all watercourses entering and leaving the plat boundary. 7. Provide a preliminary storm drainage plan with a typical ditch section as required. 8. Provide the zoning classification of the proposed plat area and of abutting areas shown. 9. Provide details of the proposed grading activities to take place on the site providing a development schedule, at what time a grading permit will be requested and the limits of the grading activities to take place. Will grading be requested in advance of the issuance of a building permit? Site Plan Review: 1. Provide the location of pedestrian tables to allow connectivity through the site from all areas. 2. Provide building elevations for the proposed structures including construction materials. Provide details of the front and rear fagade treatment and how the massing of the structures will be broken. 3. Dimension the building separation for the proposed buildings. 4. Label the site plan with cross access and cross parking easements. 5. Provide details of the proposed signage. A detailed signage plan must be submitted and approved prior to the issuance of signage for the development. a. Provide the location of the proposed shopping center signage including the location, height and area. Provide in the general notes section of the site plan. Item # 9 b. Will there be building signage located on the front (interior to the center) and rear (exterior fronting the adjacent roadways) of the buildings? Provide in the general notes section of the site plan. c. Will blade signage and/or awning signage be used to identify the businesses located within the development? Provide in the general notes section of the site plan. d. Will window signage be used within the development? Provide in the general notes section of the site plan. 6. Indicate the building setbacks from proposed property lines. 7. Indicate the location of the proposed dumpsters along with a note concerning the required screening. Provide the hours of service of the proposed dumpster facilities in the general notes section of the site plan. 8. Provide a phasing plan for the proposed development. Will advanced grading of the entire site be requested as a part of the overall development? If so indicate a variance from the Land Alteration Ordinance to allow the advanced grading. 9. Provide the maximum building height and the maximum height of any structural elements to be added to the site. 10. Will any of the indicated out parcels, if developed with restaurants, be developed with drive -through facilities? If so indicate the location of the drive -through lane and indicate access and circulation through the site. Variance/Waivers: Public Works Conditions: 1. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. Traffic Simulation models should be developed to show that all affected intersections will be capable of handling projected traffic. 2. Otter Creek Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5- foot sidewalks with the planned development. 4. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance is required to be issued for advance grading without imminent construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Obtain approval and permits for improvements within State Highway right-of-way from AHTD, District VI. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8- 283 prior to construction. Item # 9 9. The finished floor elevation of the proposed structures must be elevated to 1 foot above the base flood elevation. 10. A Sketch Grading and Drainage Plan is required to be submitted for review per Section 29-186 (e). 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 12. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 13. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 14. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. 15. There is a proposed Collector Street shown on the Master Street Plan through this site. Construct the street as per the Master Street Plan. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. On site fire hydrants may be required. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. 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. A water main extension and on -site fire protection will be required in order to provide service to this property. Significant off site improvements may be required. Hydraulic analysis is needed to determine requirements. A Capital Investment Charge based on the size of the meter connection(s) may apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. This development may have significant impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. As a result of the one- way frontage road street configuration in the area, CATA does not believe that it will be possible to provide cost effective public transportation to the site. Item # 9 Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. This site plan is being reviewed as a whole project; therefore, these requirements apply to all building permits issued. 3. The landscape ordinance requires a perimeter planting strip adjacent to freeways and shall be at least thirty (30) feet wide. This minimum requirement applies to the property adjacent to both Interstate 430, Interstate 30, and all transition areas between them. A variance from this minimal requirement will require approval from the City Beautiful Commission. 4. The zoning buffer ordinance requires an average fifty (50) feet wide and in no case less than half street buffer along all street corridors. 5. A fifty foot (50) wide land use buffer is required to separate this proposed development from the Open Space on the northwestern perimeter of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 6. The design of this project should be sensitive to the major waterway along the northern perimeter of the site. 7. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 8. An automatic irrigation system to water landscaped areas will be required. 9. 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. 10. 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 (to include the additional information as noted above) to staff on Wednesday, August 30, 2006. Item # 9 October 26, 2006 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: 5-1538 STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs, D, E, F and H of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had addressed staff's concerns regarding the proposed building construction and building elevations. Staff stated the applicant had indicated the buildings would be constructed as 360 degree buildings. Staff also stated they were supportive of the Planning Commission approving the proposed site plan at this meeting conditioned upon the proposed traffic access and circulation gaining approval from the Federal Highway Administration, the Arkansas Highway and Transportation Department and the City of Little Rock Traffic Engineering Department prior to the issuance of a grading permit for the project. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs, D, E, F and H of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 10 October 26, 2006 SUBDIVISION ITEM NO.: F Cont. FILE NO.: S-1538 The site plan indicates the Town Center with a number of buildings located on a single lot. An anchor store with 200,000 square feet, a theatre with 50,000 square feet, Jr. Anchors for a total of 74,000 square feet and additional square footage has been listed including shops and restaurants of 255,200 square feet. The site plan indicates 4,094 parking spaces for this area. The Community Center indicates the placement of 172,000 square feet of building area and 1,415 parking spaces. A total of 101,000 square feet of building area has been indicated in the out parcel area with a total of 1,073 parking spaces. Proposed Lots 11, 12 and 13 have been indicated for future development. Lot 11 contains 4.16 acres, Lot 12 contains 11.40 acres and Lot 13 contains 24.87 acres. B. EXISTING CONDITIONS: The site appears relatively fiat and has a new growth of forest. Otter Creek Road is located along the western boundary, the 1-30 Frontage Road is located along the southern boundary and 1-430 is located along the eastern boundary. There is a traffic signal located at the 1-30 Frontage Road and Otter Creek Road. There is a floodway located to the north, northwest boundary of the site currently zoned OS. Other uses in the area include a large trucking firm, CAL -ARK, located to the south of the site across Otter Creek Road. Across 1-30 there is a large regional hospital facility, a hotel, and a number of office rises, accessed from Mabelvale West. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The .Otter Creek Homeowners Association, Southwest Little Rock United for Progress and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. Traffic Simulation models should be developed to show that all affected intersections will be capable of handling projected traffic. 2 October 26, 2006 SUBDIVISION ITEM NO.. F Cont. F11_E NO.: S-1538 2. Otter Creek Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5-foot sidewalks with the planned development. 4. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance is required to be issued for advance grading without imminent construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Obtain approval and permits for improvements within State Highway right-of-way from AHTD, District VI. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The finished floor elevation of the proposed structures must be elevated to 1 foot above the base flood elevation. 10. A Sketch Grading and Drainage Plan is required to be submitted for review per Section 29-186 (e). 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 12. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 13. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 14. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. 15. There is a proposed Collector Street shown on the Master Street Plan through this site. Construct the street as per the Master Street Plan. 3 October 26, 2006 SUBDIVISION ITEM NO.: F Cont. 1711E NO.: S-1538 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING Wastewater: Sewer main extension required with easements. On site fire hydrants may be required. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. 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. A water main extension and on -site fire protection will be required in order to provide service to this property. Significant off site improvements may be required. Hydraulic analysis is needed to determine requirements. A Capital Investment Charge based on the size of the meter connection(s) may apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. This development may have significant impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. As a result of the one-way frontage road street configuration in the area, CATA does not believe that it will be possible to provide cost effective public transportation to the site. F. ISSUES/TECHNICAL/-DESIGN: Planninq Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 0 October 26, 2006 SUBDIVISION ITEM NO.: F (Cont.)FILE NO.: S-1538 2. This site plan is being reviewed as a whole project; therefore, these requirements apply to all building permits issued, 3. The landscape ordinance requires a perimeter planting strip adjacent to freeways and shall be at least thirty (30) feet wide. This minimum requirement applies to the property adjacent to both Interstate 430, Interstate 30, and all transition areas between them. A variance from this minimal requirement will require approval from the City Beautiful Commission. 4. The zoning buffer ordinance requires an average fifty (50) feet wide and in no case less than half street buffer along all street corridors. 5. A fifty foot (50) wide land use buffer is required to separate this proposed development from the Open Space on the northwestern perimeter of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 6. The design of this project should be sensitive to the major waterway along the northern perimeter of the site. 7. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 8. An automatic irrigation system to water landscaped areas will be required. 9. 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. 10. 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. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were several outstanding issues associated with the request. Staff requested the applicant provide additional information on the proposed preliminary plat including the source of water, the means of wastewater disposal, the source of title of the landowner and the zoning classification within and abutting the proposed plat area. Staff requested the applicant provide details of the proposed shopping center development including dumpster locations, a signage plan and the use of the proposed out parcels. 5 October 26, 2006 SUBDIVISION ITEM NO.: F Cont. FILE NO.: 5-�538 Public Works comments were addressed. Staff stated street improvements would be required per the Master Street Plan and the Boundary Street Ordinance. Staff also stated the Master Street Plan indicated a proposed collector street bisecting the property and stated the developers would be required to construct the street as proposed or request a Master Street Plan amendment to remove the proposed collector street. Staff stated a grading permit would be required prior to development. Staff: questioned the applicants proposed grading plan. Staff stated any advance grading would require approval of the Commission prior to the clearing activities. Staff stated a traffic study would be required prior to moving forward with the application request. Landscaping comments were addressed. Staff stated a 30-foot undisturbed buffer would be required along the interstate frontage. Staff also stated a 50-foot buffer would be required along the northern perimeter where abutting the OS zoned property. Mr. Pat McGetrick questioned this requirement. He stated the OS zoned property was the floodway and had been previously dedicated to the Game and Fish Commission by the owner. Staff stated a variance would be required to allow a reduced buffer in this area. Staff stated at the time of development interior landscaping would be required per minimum ordinance standards. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYS iS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has provided the requested additional information on the proposed preliminary plat including the source of water, the means of wastewater disposal, the source of title of the landowner and the zoning classification within and abutting the proposed plat area. The applicant has also addressed staffs concerns regarding dumpster locations, a signage plan and the use of the proposed out parcels areas. The applicant has submitted a traffic study to staff. Public Works comments concerning access and circulation are still being addressed. Staff and the applicant are working with the Arkansas State Highway Department to minimize staffs concerns related to the proposed drive locations, access through the site and the proposed frontage road X October 26, 2006 SUBDIVISION ITEM NO.: F Cont. FILE NO.: 5-1538 redesign. This issue should be addressed prior to the Commission acting on this request and additional information will be provided at the public hearing. A copy of a memorandum from Traffic Engineering has been included in this package for review. In addition, the applicant has not provided staff with requested information concerning building elevations and construction materials. Staff has concerns with the massing of the buildings and the view of the rears of the structures when viewed from the adjoining roadways. According to conversations with the developer they have indicated the buildings will be constructed as 360 degree buildings with the rears being treated with architectural elements to break the massing and give the appearance of a false front. Staff supports this concept but is requesting additional information provided by the applicant to ensure the development is constructed as proposed. The applicant has indicated staffs concerns related to the proposed collector street located near this site will be addressed by constructing the ring road to collector street standard and allowing a connection through the future development area to provide connection to properties to the north. The applicant is seeking a variance to allow a reduced buffer adjacent to the floodway area. The applicant has indicated buffering in this area is not required since the site is located along properties now owned by the Arkansas Game and' Fish Commission which if developed will be developed as a passive park and/or recreational area. Staff is supportive of the request for the reduced buffer in this area. The proposal includes a preliminary plat to allow the creation of 16 lots and a Subdivision Site Plan Review to allow the placement of multiple buildings on this 176 acre site currently zoned C-4, Open Display District. The site plan indicates in excess of one million square feet of retail, office, entertainment and hotels are planned for the site developed as a Life -Style - Open Air Center. The site plan indicates ten (10) out parcels to be developed with stand alone retail activities including restaurant space. The site plan indicates the Town Center with a number of buildings located on a single lot; an anchor store with 200,000 square feet of space located on a single lot and a theater located on a second lot with 50,000 square feet. A Jr. Anchor with 74,000 square feet of retail space and additional square footage of retail and restaurant space has been indicated on a single lot for a total of 255,200 square €eet. The total square footage within this area is 579,200 square feet. A total of 4,094 parking spaces has been indicated for this area. The typical minimum parking required for a shopping center development for the indicated square footage would be 2,475 parking spaces. 7 October 26, 2006 SUBDIVISION ITEM NO.; F Cont. FILE NO.: S-1538 The Community Center indicates the placement of 172,000 square feet of building area and 1,415 parking spaces. A total of 764 parking spaces would typically be required. A total of 101,000 square feet of building area has been indicated in the out parcel area with a total of 1,073 parking spaces. Typically restaurant space is calculated at one space per one hundred square feet and shopping center development is calculated at one space per two hundred twenty-five square feet. Based on the indicated buildings for restaurant space a total of 400 parking spaces would typically be required with an additional 448 parking spaces required for the remainder of the retail shopping (a total of 848 parking spaces). Staff feels the indicated parking is more than adequate to serve the needs of the development. Three of the lots, proposed Lots 11, 12 and 13, have been indicated for future development. Lot 11 contains 4.16 acres, Lot 12 contains 11.40 acres and Lot 13 contains 24.87 acres. The lots are zoned C-4, Open Display District. Should the lots develop with multiple buildings a site plan review will be required prior to development of the lots. The applicant has provided a signage plan for the development. Ground mounted development signs have been indicated at all entrance locations to the development. A planter area of five square feet for each six square feet of sign area, including both sides, is required at the base of the sign. Landscaping and planter is not measured as a part of the sign for the purpose of meeting horizontal and vertical size requirements. All landscaped areas are to be maintained to a minimum standard set forth in an agreement between the tenant and the developer. Only one free standing sign is allowed per ❑ut parcel. The sign may be double-faced with the display area not to exceed forty-five square feet per side face. All signs shall be of permanent construction and subject to the provisions of the building code of the locale in which it is located. Signs may be internally illuminated or back -lighted. Illumination shall be turned off within one hour of closing and turned on within one hour of opening. The vertical dimensions of the sign display area shall be no greater than five feet and the top of the said sign shall be no higher than six feet from grade level and the maximum height of the sign panel shall not exceed three feet. The horizontal dimensions of the sign display area shall be no greater than nine feet. The maximum thickness of the structure shall not exceed thirty inches. Multiple user facilities such as strip shopping centers or office buildings may have site identification signage that includes additional variables that are considered. Conceptual designs for signs serving these types of facilities shall be submitted to the owner early in the project development stage to allow ample time for revisions, resubmittal and approval. The theatre may be allowed one pylon sign in addition to one of the shopping center entrance signs that includes the name of the theatre. Building and wall signage shall identify the individual business, building or building complex by name or trademark only. Any building erected upon any out parcel that is readily visible to the public from ❑nly one direction E October 26, 2006 SUBDIVISION ITEM NO.: F Cont. FILE NO.: S-1 538 may contain only one building mounted sign; any other building may contain only two signs, which shall be located on separate walls or facades of such building. There shall be no roof top or penthouse signs of any kind. No building mounted sign or any portion thereof, may project above the parapet wall or top of the exterior wall or building fagade upon which it is mounted. The length of any building mounted sign shall not exceed the lesser of: Forty percent of the length of the wall or fagade upon which the sign is mounted, or thirty feet. The maximum height of any building mounted sign shall not exceed thirty-six inches without written approval. The following exceptions are noted: when an unusually shaped letter or ampersand may extend beyond the maximum height requirements the height may exceed thirty-six inches, a maximum total height of the sign for two or more lines of copy is fifty-four inches and a maximum length of sign is seventy-five percent of the length of leased storefront or thirty-six feet, whichever is less. Blade signage and awning signage is proposed. Tenants would be allowed logos or names on both glass areas and awnings. Additionally, graphics such as logos, crests, letters, etc. may be placed on the entrance canopy or window canopy. Blade signage is required to provide a minimum of one per elevation with maximum of two per tenant. Blade signage is to provide simple straightforward tenant identification to Pedestrians. The blade sign shall include the tenant name and may include a logo or appropriate symbol emphasizing the tenant's function or business. The site plan indicates clearing and grading of the entire site with the first phase of development. Staff is not supportive of the allowance of the clearing and grading of the 24.87 acre parcel Lot 13 since the site does not balance. Staff does support the clearing and grading of the other two indicated areas, Lots 11 and 12 provided sufficient buffers are provided. In the past, staff has supported advance grading on sites which balanced. This is not the case with this site since the site will require fill to be hauled into the site and this does not include the fill required for construction of the interstate ramps. Staff is supportive of the request provided Public Works concerns regarding access and circulation can be addressed and Planning concerns with regard to the treatment of the rear of the buildings. As stated the applicant is working with staff and the State Highway Department to minimize these concerns. The proposed reconfiguration of drives and roadways will have minimal impact on the proposed site plan. Staff feels the development may be acted upon by the Commission provided the .Public Works concerns are addressed. A October 26, 2006 O9MelM FILE NO.: S-1538 NAME: Gateway Towne Center Preliminary Plat and Subdivision Site Plan Review LOCATION: Located on the Northwest corner of 1-30 and 1-430 DEVELOPER: Otter Creek Development Company 10 Otter Creek Court, Suite A Little Rock, AR 72210 McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 176.413 CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 16 C-4, Open Display District 16—Otter Creek 41.03 VARIANCESMAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from the Land Alteration Ordinance to allow advanced grading of the site with the development of Phase I. 2. A variance to allow a reduced buffer adjacent to the floodway. A. PROPOSAL: The proposal includes a preliminary plat to allow the creation of 16 lots and a Subdivision Site Plan Review to allow the placement of multiple buildings on this 176 acre site currently zoned C-4, Open Display District. In excess of one million square feet of retail, office, entertainment and hotels are planned for the site developed as a Life -Style - Open Air Center. The site plan indicates ten (10) out parcels to be developed with stand alone retail activities including restaurant space.