HomeMy WebLinkAboutS-1538-F Staff AnalysisITEM NO.: 5. S-1
NAME: The Outlets at Little Rock Subdivision Site Plan Review
LOCATION: located at 11600 1-30
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract
list, notice form with affidavit executed and proof of mailing. _ The notice must be
mailed no later than December 25, 2013. The Office of Planning and Development
must receive the proof of notice no later than January 3, 2014.
2. At the time of building permit and the approval of the landscape plan for the Bass
Pro development an area was indicated as preserved wooded area. It appears this
proposed development will result in the loss of trees used to full -fill the landscape
requirements of the Bass Pro development. Show the proposed landscape
treatment of the eastern perimeter of Bass Pro property.
3. Will the dumpsters be located within the service area? If so provide a note indicating
such or a note on the site plan where the dumpsters will be located and a note
indicating the required screening.
4. The plan does not allow for connectivity from all adjacent properties and thru the
parking lot. Provide on the plan areas to allow connectivity and the construction
material/surface treatment of the pedestrian tables.
5. No sign permits will be required for the interior signage. Only sign permits will be
issued for signage located on the exterior facades of the buildings and for the
ground signage.
6. All site lighting must be low level and directional, directed downward and into the
site. Remove the not indicating staff level approvals and flexibility in subsequent site
plan revisions.
Variance/Waivers:
1. Allow street buffer depths to be as shown in the site plan.
2. Allow freestanding signs at street frontages as shown in the signage overview
package and site plan. (Sign A Height 46-feet, Sign area 800 square foot sign panel.
Sign B Height 24-feet, Sign area 250 square foot sign panel)
3. Allow site signage for pedestrian entry feature, wayfinding, banners, parking areas,
and service as shown in the signage overview package.
4. Allow flexible placements of building signage on all building facades on the
perimeter of the building cluster, not to exceed the aggregate of 10% of the
perimeter fagade areas, as described in the signage overview package.
Item # 5.
5. Allow unlimited signage at pedestrian levels and on building walls, canopies,
windows, and projecting signs on building facades that are interior to the
building cluster.
6. Allow one small roof mounted sign on the food court canopy in the interior
building area, as illustrated in the signage overview package
7. Allow increased building heights for tower elements at locations shown in the
building height variance requests package. (Maximum height 50-feet)
8. Allow flexibility for staff level approvals of subsequent site plan revisions that
may be necessary after Planning Commission review.
9. A variance for the City's Land Alteration Ordinance to allow the site to receive
fill material from an adjacent site.
10.A variance from Section 31-210 to allow the service access easement to be
constructed with reduced pavement, no sidewalk and multiple access points.
Public Works Conditions:
1. With site development, provide the design of street conforming to the Master Street
Plan. Construct street improvement to Bass Pro Parkway including 5-foot sidewalks
with the planned development prior to issuance of certificate of occupancy.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
3. 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) 379-1805 (Travis Herbner).
4. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI. Plans have been provided to AHTD and comments requested to be
presented.
5. Private access is proposed for these lots. In accordance with Section 31-207,
private streets must be designed to the same standards as public streets. A
minimum access easement width of 60 feet should be provided.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction. Is a variance requested to haul dirt from or to
another property which will trigger the requirement to obtain a grading permit
for that property?
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
8. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
10. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
Item # 5.
11. Retaining walls designed to exceed 15 feet in height are required to seek a variance
for construction. Provide proposed wall elevations.
12.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 501-379-1813 (Greg
Simmons) for more information. In addition to lighting the City of Little Rock public
streets, streetlights should also be installed along the 1-30 Frontage Road.
13. Show the location of the proposed edge of pavement at the completion of the AHTD
interchange project.
14.In accordance with Section 32-8, no obstruction to visibility shall be located within a
triangular area 50-feet back from the intersecting right-of-way line (or intersecting
tangent lines for radial dedications) at the intersection of the proposed driveways
and public streets and frontage road. The proposed signage appears to be within
the triangular clear zones.
15. 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.
16. Prior to construction of retaining walls, an engineer's certification of design and plans
must be submitted to Public Works for approval. After construction, an as -built
certification is required for construction of the retaining wall.
17. The design flexibility paragraph should be removed from site plan.
18. Show the proposed preliminary platted lots adjacent to Bass Pro Parkway to better
determine driveway conflicts. The northeast driveway may need to be relocated.
19.The driveway off the frontage road should be redesigned with one lane in, one lane
out, and a center median to prevent left turns out.
20.Improvements should be made to provide a sufficient number of safe pedestrian
accesses to the outlet mall from the parking lot. Raised pedestrian tables are
recommended to slow vehicles within the parking lot drive aisles.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for this project. Contact
Little Rock Wastewater Utility for additional information.
Entergy: No comment received -
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Item # 5.
2. A water main extension will be needed to provide water service to this property.
3. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
4. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to
obtain information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
5. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
6. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
7. The facilities on -site will be private. When meters are planned off private lines.
Private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer, licensed
to practice in the State of Arkansas. Execution of Customer Owned Line agreement
is required.
8. Contact Central Arkansas Water regarding the size and location of the water meter.
9. A Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
10. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of Arkansas
and approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you would
like to discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: Bus Routes serving Mabelvale Pike, and Baseline and 1-30 frontage south of
Otter Creek. No service at proposed site.
Parks and Recreation: No comment received.
Item # 5.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. Landscape areas shall be provided between the vehicular use areas and the general
vicinity of the building. Note on plan building landscape areas.
3. An automatic irrigation system to water landscaped areas will be required.
4. 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.
5. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, December 11, 2013.
Item # 5.
DEVELOPMENT
December 11, 2013 C 0 N 3 U L T A N T S
INCORPORATED
Ms. Donna James
City of Little Rock
Planning and Development
723 West Markham
Little Rock, Arkansas 72201
RE: The Outlets at Little Rock
DCI Project #13-152
Dear Donna:
The following responses are provided regarding the comments given at the Subdivision
Committee meeting:
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract list, notice
form with affidavit executed and proof of mailing. The notice must be mailed no later than
December 25, 2013. The Office of Planning and Development must receive the proof of
notice no later than January 3, 2014.
Response: Will comply.
2. At the time of building permit and the approval of the landscape plan for the Bass Pro
development an area was indicated as preserved wooded area. It appears this proposed
development will result in the loss of trees used to full -fill the landscape requirements of the
Bass Pro development. Show the proposed landscape treatment of the eastern perimeter of
Bass Pro property.
Response: NED will request a copy of plans showing the requested information
through Town Center, LLC (subdivision developer).
3. Will the dumpsters be located within the service area? If so provide a note indicating such
or a note on the site plan where the dumpsters will be located and a note indicating the
required screening.
Response: A note has been added to the plan stating that the dumpsters and/or
compactors will be located within the service areas and will be screened by service
area walls or trash enclosure screens with gates at required heights.
4. The plan does not allow for connectivity from all adjacent properties and thru the parking lot.
Provide on the plan areas to allow connectivity and the construction material/surface
treatment of the pedestrian tables.
Response: Additional sidewalks have been added at locations discussed for
connections to the boundary street sidewalks and in the south parking area.
Pedestrian tables are noted to be raised concrete paving with crosswalk striping.
5. All site lighting must be low level and directional, directed downward and into the site.
Response: A note has been added to the site plan stating the above lighting
requirements.
6. Remove the note indicating staff level approvals and flexibility in subsequent site plan
revisions.
Response: The note regarding "Site Design Flexibility" has been removed.
G:\2013/13-152\Planning\13152.doc
Engineering Planning 0 Land Surveying 0 Landscape Architecture
2200 North Rodney Parham Road, Suite 220 • Little Rock, Arkansas 72212 • Telephone 501-221-7880 • Fax 501-221-7882
609 West Dickson Street, Suite 205A • Fayetteville, Arkansas 72701 • Telephone 479-444-7000 • Fax 479-251-8210
December 11, 2013
Page Two
Variance/Waivers:
Response: The following list of variance requests has been amended per our discussion
and is now noted on the site plan.
1. Allow street buffer depths to be as shown in the site plan
2. Allow freestanding signs at street frontages as shown in the signage overview package and
site plan. (Sign A Height 36 feet above center of 1-30 with 800 square foot sign panel. Sign
B Height 24-feet above center of Bass Pro Parkway with 250 square foot sign panel).
3. Allow site signage for pedestrian entry feature, wayfinding, banners, parking areas, and
service as shown in the signage overview package and site plan.
4. Allow flexible placements of building signage on all building facades on the perimeter of the
building cluster, not to exceed the aggregate of 10% of the perimeter facade areas, as
described in the signage overview package.
5. Allow increased building heights for tower elements at locations shown in the building height
variance requests package. (Maximum height 50-feet)
6. Allow off -site excavation and soil borrowing from the regional detention pond/lake and other
areas within the Gateway Town Center subdivision area.
7. Allow service easements with reduced paving widths, no sidewalks, and multiple access
points, as shown in the site plan.
Public Works Conditions:
1. With site development, provide the design of street conforming to the Master Street Plan.
Construct street improvement to Bass Pro Parkway including 5-foot sidewalks with the
planned development prior to issuance of certificate of occupancy.
Response: The construction of boundary street improvements is a contractual
obligation of the subdivision developer, Town Center, LLC. Town Center, LLC plans
to plat the subject property and will provide a financial guarantee for street
improvements at that time.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way
prior to occupancy.
Response: Will comply.
3. 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)
379-1805 (Travis Herbner).
Response: Will comply.
4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI.
Plans have been provided to AHTD and comments requested to be presented.
Response: Will comply.
5. Private access is proposed for these lots. In accordance with Section 31-207, private
streets must be designed to the same standards as public streets. A minimum access
easement width of 60 feet should be provided.
Response: Service easement lines and notes have been added to the site plan. A
variance is requested to allow reduced pavement and easement widths, no sidewalks,
and multiple access points.
GA2013/13-152\P1anning\13152.doc
December 11, 2013
Page Three
6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any
land clearing or grading activities at the site. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start of
construction.
Response: Will comply. A variance is requested to allow off -site excavation and soil
borrowing from the regional detention pond/lake and other areas within the Gateway
Town Center subdivision area.
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
Response: Will comply.
8. Stormwater detention ordinance applies to this property. Show the proposed location for
stormwater detention facilities on the plan.
Response: A note has been added to the site plan stating that detention storage will
be provided in the regional detention pond/lake to the west of this site to be
constructed by the subdivision developer, Town Center, LLC.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
Response: Will comply.
10. Street Improvement plans shall include signage and striping. Traffic Engineering must
approve completed plans prior to construction.
Response: The construction of boundary street improvements is a contractual
obligation of the subdivision developer, Town Center, LLC. Town Center, LLC plans
to plat the subject property and will provide a financial guarantee for street
improvements at that time.
11. Retaining walls designed to exceed 15 feet in height are required to seek a variance for
construction. Provide proposed wall elevations.
Response: No variances are anticipated at this time.
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for
approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of
occupancy. Contact Traffic Engineering 501-379-1813 (Greg Simmons) for more
information. In addition to lighting the City of Little Rock public streets, streetlights should
also be installed along the 1-30 Frontage Road.
Response: The construction of boundary street improvements is a contractual
obligation of the subdivision developer, Town Center, LLC. Town Center, LLC plans
to plat the subject property and will provide a financial guarantee for street
improvements at that time.
13. Show the location of the proposed edge of pavement at the completion of the AHTD
interchange project.
Response: The proposed edge of paving/curb has been added to the site plan, based
on the information provided by AHTD. The proposed right-of-way acquisition line has
also been added.
14. In accordance with Section 32-8, no obstruction to visibility shall be located within a
triangular area 50-feet back from the intersecting right-of-way line (or intersecting tangent
lines for radial dedications) at the intersection of the proposed driveways and public streets
and frontage road. The proposed signage appears to be within the triangular clear zones.
Response: Signage has been relocated where required to be out of the sight triangle
areas.
GA2013/13-152\P1anning\13152.doc
December 11, 2013
Page Four
15. 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.
Response: The Traffic Study has been submitted to CLR Engineering and Planning
for review. The study evaluates the impact of the proposed development, including
traffic volumes from and projected growth relating to the existing (or approved)
developments within the subdivision. The study does not include traffic volumes
related to the potential development of currently undeveloped land within the
subdivision. We anticipate that further studies will be submitted by the subdivision
developer and/or future proponents of development proposals for the currently
undeveloped parcels.
16. Prior to construction of retaining walls, an engineer's certification of design and plans must
be submitted to Public Works for approval. After construction, an as -built certification is
required for construction of the retaining wall.
Response: Will comply.
17. The design flexibility paragraph should be removed from site plan.
Response: This note has been deleted from the site plan.
18. Show the proposed preliminary platted lots adjacent to Bass Pro Parkway to better
determine driveway conflicts. The northeast driveway may need to be relocated.
Response: The preliminary plat lot lines have been added to the site plan.
19. The driveway off the frontage road should be redesigned with one lane in, one lane out, and
a center median to prevent left turns out.
Response: The site plan has been revised to comply with this comment.
20. Improvements should be made to provide a sufficient number of safe pedestrian accesses
to the outlet mall from the parking lot. Raised pedestrian tables are recommended to slow
vehicles within the parking lot drive aisles.
Response: Additional sidewalks have been added at locations discussed for
connections to the boundary street sidewalks. Pedestrian tables are noted to be
raised concrete paving with crosswalk striping.
NOTE: The remaining listed comments for utilities fire department, county planning. and
landscape are acknowledged. Nospecific response or plan revisions are required.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for this project. Contact Little
Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
G A2013/13-152\Planning\13152.doc
December 11, 2013
Page Five
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. A water main extension will be needed to provide water service to this property.
3. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire protection.
4. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central
Arkansas Water regarding procedures for installation of the hydrant(s).
5. Please submit plans for water facilities and/or fire protection system to Central Arkansas
Water for review. Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division and the Little
Rock Fire Department is required.
6. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire protection.
7. The facilities on -site will be private. When meters are planned off private lines. Private
facilities shall be installed to Central Arkansas Water's material and construction
specifications and installation will be inspected by an engineer, licensed to practice in the
State of Arkansas. Execution of Customer Owned Line agreement is required.
8. Contact Central Arkansas Water regarding the size and location of the water meter.
9. A Capital Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
10. Due to the nature of this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZA) is required on the domestic water service. This assembly must
be installed prior to the first point of use. Central Arkansas Water requires that upon
installation of the RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water's Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention requirements for this
project.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: Bus Routes serving Mabelvale Pike, and Baseline and 1-30 frontage south of Otter
Creek. No service at proposed site.
Parks and Recreation: No comment received.
Planninci Division: No comment.
GA2013/13-152\P1anning\13152.doc
December 11, 2013
Page Six
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements.
2. Landscape areas shall be provided between the vehicular use areas and the general vicinity
of the building. Note on plan building landscape areas.
3. An automatic irrigation system to water landscaped areas will be required.
4. 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.
5. The City Beautiful Commission recommends preserving as many existing trees as feasible
on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when
preserving trees of six (6) inch caliper or larger.
Please contact my office if you have any questions regarding the above responses.
Sincerely,
Development Consultants Inc.
7
Robe . Brown
GA2013/13-152\P1anning\13152.doc
January 9, 2014
ITEM NO.: 6
NAME: The Outlets at Little Rock Subdivision Site Plan Review
LOCATION: Located at 11600 1-30
DEVELOPER:
NED Little Rock LLC
c/o New England Development
Mr. Mike Barelli, Project Manager
One Wells Avenue
Newton, Massachusetts 02459-3295
ENGINEER:
Development Consultants Inc.
Mr. Robert Brown, Vice President
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 30.04 acres
CURRENT ZONING:
PLANNING DISTRICT
CENSUS TRACT:
VARIANCEMAIVERS:
NUMBER OF LOTS: 1
C-4, Open Display District
16 — Otter Creek
41.03
1. Allow street buffer depths to be as shown in the site plan.
FILE NO.: S-1538-F
FT. NEW STREET: 0 LF
2. Allow freestanding signs at street frontages as shown in the signage overview
package and site plan. (Sign A Height 36-feet above the centerline grade of 1-30,
Sign area 800 square foot sign panel. Sign B Height 24-feet above the centerline of
Bass Pro Parkway, Sign area 250 square foot sign panel)
3. Allow flexible placements of building signage on all building facades on the
perimeter of the building cluster, not to exceed the aggregate of 10% of the
perimeter fagade areas, as described in the signage overview package.
4. Allow increased building heights for tower elements at locations shown in the
building height variance requests package. (Maximum height 50-feet)
January 9, 2014
SUBDIVISION
ITEM NO.: 6
FILE NO.: S-1538-F
5. A variance from the City's Land Alteration Ordinance to allow off -site excavation
from the regional detention pond/lake and other areas within the Gateway Town
Center subdivision area.
6. Allow service easements with reduced paving widths, no sidewalks, and multiple
access points as shown in the site plan.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is requesting a Subdivision Site Plan Review for an retail
development located on an unplatted tract shown as Lot 5 of the approved
Preliminary Plat for Gateway Town Center. The property is currently zoned C-4,
Open Display District and is an undeveloped 30 acre tract. The adjacent site to
the west is the recently opened Bass Pro Shop and these properties lie at the
center of the Gateway Town Center, a subdivision of approximately 177 acres at
the intersection of Interstate Highways 30 and 430. The basic proposal is to
develop an outdoor retail development with multiple buildings. The buildings will
all be one story with a variety of architectural features for interest and scale.
There will be a common access easement to allow cross connecting drives and
traffic flow on the western boundary, adjacent to Bass Pro Shop.
As a part of the application, the applicant is requesting approval to allow
variances regarding the site, signage and building heights. The application form
specifically defines these requests and the supplementary information packages
provide specific details of the subject items. The applicant states the variance
requests are reasonable and in keeping with the scale of the proposed project
and the adjacent development.
B. EXISTING CONDITIONS:
The site is currently being cleared with the development of the basic
infrastructure for the Gateway Towne Center development. Adjacent to the site
to the west is the recently opened Bass Pro shop. Also recently constructed
within the development is a Love's Travel Center and a bank. In the general
area there is a trucking company and floodway owned by the Arkansas Game
and Fish Commission. Across 1-30 to the south are a number of uses including a
hospital, hotel, City of Little Rock Fire Station and a number of office and
office/warehouse type businesses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the Otter Creek
2
January 9, 2014
SUBDIVISION
ITEM NO_: 6 (Cont.)FILE NO.: S-1538-F
Homeowners Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS;
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to Bass Pro Parkway
including
5-foot sidewalks with the planned development prior to issuance of
certificate of occupancy.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. 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) 379-1805 (Travis Herbner).
4. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI. Plans have been provided to AHTD and comments
requested to be presented.
5. Private access is proposed for these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of 60 feet should be provided.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
8. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
10. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
3
January 9, 2014
SUBDIVISION
vt:- A U6111K.1
FILE NO.: S-1538-F
11. Retaining walls designed to exceed 15 feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering
501-379-1813 (Greg Simmons) for more information. In addition to lighting
the City of Little Rock public streets, streetlights should also be installed
along the 1-30 Frontage Road.
13. Show the location of the proposed edge of pavement at the completion of
the AHTD interchange project.
14. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50-feet back from the intersecting right-of-way line
(or intersecting tangent lines for radial dedications) at the intersection of the
proposed driveways and public streets and frontage road. The proposed
signage appears to be within the triangular clear zones.
15. 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.
16. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as -built certification is required for construction of the
retaining wall.
17. The design flexibility paragraph should be removed from site plan.
18. Show the proposed preliminary platted lots adjacent to Bass Pro Parkway to
better determine driveway conflicts. The northeast driveway may need to
be relocated.
19. The driveway off the frontage road should be redesigned with one lane in,
one lane out, and a center median to prevent left turns out.
20. Improvements should be made to provide a sufficient number of safe
pedestrian accesses to the outlet mall from the parking lot. Raised
pedestrian tables are recommended to slow vehicles within the parking lot
drive aisles.
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January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
4. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
5. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
6. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
7. The facilities on -site will be private. When meters are planned off private
lines. Private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected by
an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
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January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.
FILE NO.: S-1538-F
8. Contact Central Arkansas Water regarding the size and location of the water
meter.
9. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
10. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if
you would like to discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Bus Routes serving Mabelvale Pike, and Baseline and 1-30 frontage
south of Otter Creek. No service at proposed site.
Parks and Recreation: No comment received-
F. ISSUES/TECHNICAUDESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Landscape areas shall be provided between the vehicular use areas and the
general vicinity of the building. Note on plan building landscape areas.
3. An automatic irrigation system to water landscaped areas will be required.
4. 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.
L
January 9, 2014
SUBDIVISION
G
M NO.: 6 (Cont.
5. The City Beautiful Commission recommend
trees as feasible on this site. Credit toward
requirements can be given when preserving
larger.
SUBDIVISION COMMITTEE COMMENT:
FILE NO.: S-1538-F
s
preserving as many existing
fulfilling Landscape Ordinance
trees of six (6) inch caliper or
(December 5, 2013)
Mr. Robert Brown was present representing the request. Staff presented the
item stating they had met earlier in the week with Mr. Brown and Mr. Randy
Frazier to review the comments and provide additional information to the
applicant. Staff stated although there were a number of comments listed, the
comments were only to provide clarification for the proposed development. Staff
stated there were a number of variances associated with the request related to
building height, signage, landscape buffers the width of the service access
easement and the potential for receiving dirt from an adjacent site.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted revised responses to comments raised by staff at the
December 5, 2013, Subdivision Committee meeting. The applicant has provided
a revised cover letter addressing comments raised by staff. The applicant has
indicated that the dumpsters and/or compactors will be located within the service
areas and will be screened by service area walls or trash enclosure screens with
gates at required heights. In areas where the dumpsters are not located behind
the walls of the service areas, enclosures with gates will be placed to screen the
enclosure on all four sides.
Staff has reviewed the Traffic Impact Study with Ernie Peters of Peters and
Associates. Mr. Peters has made the appropriate changes to the Traffic Report
concerning intersection capacities and saturation flow rates. Staff has reviewed
Mr. Peters re -submittals of traffic calculations and is now in agreement with the
Traffic Report. Staff recommends Mr. Peters submit corrected Traffic Report in
PDF format for the City record.
The request includes a variance from Section 36-522 to allow a reduced street
buffer along the 1-30 Frontage Road and along Bass Pro Parkway. Based on the
depth and width of the property the buffer should average 50-feet. The street
buffer along Bass Pro Parkway has been reduced to a minimum of 30-feet and
7
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-15
does not meet the 50-foot average buffer width. Presently the street buffer along
the 1-30 Frontage Road is indicated with a 50-foot average width. Once the right
of way for 1-30 Frontage Road is secured, the buffer will be reduced to an
average width of 32-feet with a minimum dimension of approximately 27 feet.
The request includes the allowance of freestanding signs at street frontages in
four (4) locations. Sign A is located at the main entrance drive from the
1-30 Frontage Road and indicated with a height of 36-feet as measured above
the centerline grade of 1-30. The sign area is 800 square feet on the sign panel.
Sign B is located at the western entrance drive from Bass Pro Parkway and has
a height of 24-feet as measured above the centerline of Bass Pro Parkway. The
sign area proposed is 250 square feet on the sign panel. Two monument signs
are proposed. Both are indicated with a maximum height of 12-feet and a
maximum sign area of 150 square feet on the sign panel. The Commercial
District typically allows signage with a maximum height of 36-feet and a
maximum sign area of 160 square feet. The signage is proposed per the
signage plan provided by the applicant.
The request includes flexibility in the placement of building signage on all building
facades of the perimeter building cluster. The sign area will not exceed an
aggregate area of ten percent (10%) of the perimeter fagade area. Typically the
Commercial District allows the placement of a maximum of ten (10) percent of a
fagade area to be covered with signage.
The applicant is requesting clarification on the placement of interior signage
within the shopping center courtyards. The request is to allow unlimited signage
at pedestrian levels and on building walls, canopies, windows, and projecting
signs on building facades that are interior to the building cluster. The request
also includes the allowance of one small roof mounted sign on the food court
canopy in the interior building area. The interior signage will not be reviewed for
permits. Only exterior signage will be reviewed through the sign permitting
process.
The request also includes the allowance of site signage for pedestrian entry
feature, wayfinding, banners, parking areas, and service areas. The vehicular
wayfinding signs are a maximum of 6-feet high and 7-feet in width, including the
structural support. The parking Id and parking banner signs are located on the
parking lot lighting poles. The banners will be placed at a maximum height, on
the pole, of 20-feet. The banners are proposed with a sign area of 14 square
feet. The signage plan includes pedestrian wayfinding signs. The signs are a
maximum of 11-feet in height and 3-feet wide. These signs are also mounted on
the parking lot light poles. The entry signs are mounted with a 15-foot clearance
above the sidewalks and contain a total sign area of 150 square feet.
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January9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1538-F
The request also includes a variance to allow an increased building height for the
four (4) tower locations. Section 36-300 (the C-4 Zoning District) allows a
maximum building height of 35-feet. The tower elements are indicated with a
maximum height of 50-feet.
The applicant is requesting a variance from the City's Land Alteration Ordinance
to allow off -site excavation from the regional detention pond/lake and other areas
within the Gateway Town Center subdivision area to be used as fill for this site.
Filling of the site will potentially take place prior to the issuance of the final
grading permit for the shopping center development.
The request includes the allowance of the service easements with reduced
paving widths, no sidewalks, and multiple access points as shown on the site
plan. Section 31-210 states where commercial and office subdivisions require
the creation of an internalized circulation system to provide access to multiple
lots and building sites the planning commission may authorize the use of service
easements in lieu of public commercial streets. The ordinance has specific
design criteria for construction of the service easement. The applicant is
requesting to develop the service access easement within a 50-foot width, with
no sidewalk and allow multiple access points.
Staff is supportive of the request. The development is proposed containing
30.04 acres and the construction of 331,650 square feet of retail space. The site
plan includes 1,474 parking spaces which is adequate to meet the typical
minimum parking required for a shopping center development (1 space per
225 gross square feet of floor area). The plan indicates 24.84 percent of building
coverage. The interior landscaping has been indicated to comply with the typical
standards. Although there are variances associated with the development staff
does not feel the variances as indicated will adversely impact the development.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the following variances, as proposed in the site
plan and supplementary information provided:
1. Allowance from the typical street buffer depth requirement.
2. A variance from the typical standards for ground signage
N
January 9, 2014
SUBDIVISION
ITEM NO.: 6 fCont.
NO.: S-1538-F
3. A variance from the typical standard for the placement of building signage
limited to a maximum of ten percent (10%) of the total fagade area to be
placed on the various facades.
4. A variance to allow an increase in the total building heights for tower
elements.
5. A variance from the City's Land Alteration Ordinance to allow off -site
excavation from the regional detention pond/lake and other areas within the
Gateway Town Center subdivision area.
6. A variance to allow the service easement to be constructed with a reduced
paving width, no sidewalks and multiple access points.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
Staff also presented a recommendation of approval of the following variances, as
proposed in the site plan and supplementary information provided:
1. A variance from the typical street buffer depth requirement as shown on the
site plan.
2. A variance from the typical standards for ground signage as shown in the signage
overview package and the site plan.
3. A variance from the typical standard for the placement of building signage limited to
a maximum of ten percent (10%) of the total fagade area to be placed on the various
facades as shown in the signage overview package and the site plan.
4. A variance from the typical standards for the pedestrian entry feature, wayfinding,
banners, parking areas and service areas as shown in the signage overview
package and site plan.
5. A variance to allow an increase in the total building heights for tower elements as
shown on the site plan.
6. A variance from the City's Land Alteration Ordinance to allow off -site excavation
from the regional detention pond/lake and other areas within the Gateway Town
Center subdivision area.
10
January 9, 2014
SUBDIVISION
ITEM NO.: 6 (Cont.
FILE NO.: S-1538-F
7. A variance to allow the service easement to be constructed with a reduced paving
width, no sidewalks and multiple access points.
Commissioner Nunnley requested clarification concerning the variance request for the
placement of sidewalk and the variance from the typical standards for the pedestrian
entry feature. He questioned staff if the pedestrian entry would meet ADA
requirements. Staff stated the variance was related to the placement of signage in a
manner that was not consistent with the typical ordinance standard. Staff stated the
request to not place the sidewalk was for a short section on the entrance drive. Staff
stated the remainder of the project would have a sidewalk in place.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 6 ayes,
0 noes, 4 absent and 1 open position.
11