HomeMy WebLinkAboutZ-5111-A Staff AnalysisJune 14 1993
ITEM NO.: 3 FILE NO.: Z-5111-
NAME:
- 111-
NAAME: STORAGE WORLD - AMENDED SHORT -FORM PCD
LOCATION: 8500 Cunningham Lake Road
DEVELOPER:
ARCHITECT•
RALPH BOZEMAN RALPH BOZEMAN
STORAGE WORLD BOZEMAN AND ASSOC. ARCHITECTS
8500 Cunningham Lake Road 415 N. McKinley, Suite 870
Little Rock, AR 72205 Little Rock, AR 72205
224-3370 664-3706
AREA: 3.85 ACRES NUMBER OF LOTS: 1 FT.'NEW STREET: 0
ZONING: PCD PROPOSED USES: Mini -Warehouse Storage
PLANNING DISTRICT: 3
CENSUS TRACT: 21.01
VARIANCES REQUESTED: Relief from requirement to construct a
sidewalk along the Cunningham Lake Road frontage.
STATEMENT OF PROPOSAL:
The applicant proposes an amendment to the existing "Storage
World PCD" in order to construct a 7,407 square foot boat storage
facility as a Phase I project, then at a later date, to construct
a 2,400 square foot manager's office -residence as Phase II. The
applicant proposes a variance from the requirement that a
sidewalk be constructed along the Cunningham Lake Road frontage.
The applicant explains that the original PCD was established with
an excessively deep front yard to avoid the 100 -year Flood Plain
which encroached onto the property, but since that time, the
Corps of Engineers has deleted the area of the Storage World
property from the Flood Plain and the applicant now wishes to
develop this area.
A. PROPOSAW REQUEST:
Review by the Planning Commission and a favorable
recommendation to the Board of Directors by the Commission
for the establishment of an amendment to the existing PCD
with a variance from the sidewalk requirement along the
front of the property is requested.
June 1t 1993
SUBDIVISION
ITEM N 3 Continued FILE NO.: Z -5111-A
The applicant requests a waiver of the required fee due to
this item having been previously heard and approved and the
amended PCD established. The applicant was unaware that the
established PCD had a time limit for filing the final
plan/plat and for construction to commence; the approval
lapsed. (See Analysis section below.)
B. EXISTING CONDITIONS:
The existing site is developed as "Storage World", a mini -
warehouse storage facility. The site is on the north bank
of Rock Creek. Property immediately to the west is zoned
11I-2" and is developed as construction offices and storage.
To the north and beyond the 11I-2" zone`to the west is "C-3"
area. Immediately to the east is a residential development
in an "R-2" area. The site is not now in the Flood Plain.
C. ENGINEERING/UTILITY COMMENTS:
The Engineering staff comments that the Corps of Engineers
amended the designated Flood Plain area to exclude the area
of the Storage World facility and has included additional
area south of Rock Creek. Flooding of Rock Creek in recent
years has not affected the area north of the Creek.
Engineering comments that approval of the variance from the
sidewalk requirement is recommend.
Little Rock Water Works notes that trees should not be
planted within five (5) feet of the water main.
Wastewater Utility reports that the sewer mains on this site
are private and are not maintained by the Utility.
The Fire Department has indicated that there is no objection
to the proposed amendment.
D. ISSUES/LEGALITECHNICAL/DESIGN:
The applicant must submit a development schedule and
indicate a time frame for the Phase II development of the
office -manager's residence facility.
Dedication of right-of-way for Cunningham Lake Road is
required to be consummated. The City Attorney's office can
assist in preparation of the necessary quit claim deed.
E. ANALYSIS:
This request for an amendment to an existing PCD was heard
and approved in 1988. The original PCD was established in
1983. In 1988, the amended PCD to construct the boat
storage facility and the office -manager's residence was
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June 1, 1993
ITEM NO.: 3 Continued FILE NO.: Z -5111-A
heard by the Commission and was approved by the Board of
Directors. During these past four and one-half years,
however, the applicant had not begun construction, had not
submitted or filed a final plat, and had not addressed the
right-of-way issue which had been required. Section 86-458
of the Zoning Ordinance provides for revocation of the PCD
if no building permit is issued within two (2) years of the
establishment of the PUD and if the development schedule is
not followed. The Ordinance also provides for a three (3)
year time limit to meet final plat requirements. Four and
one-half years have now elapsed since the approval of the
amended PCD. In March 1993, when the developer requested
the review prior to the issuance of a building permit, the
review revealed that the approval of the amended PCD has
lapsed and that there had been no request for an extension
prior to it lapsing. The review also produced a comment
from the Engineering staff that a sidewalk is required along
the Cunningham Lake frontage of the property. A review of
the 1988 file revealed that the site plan approved at that
time had not shown a sidewalk, but that the applicant had
not made a request for a variance from that requirement in
the original application. Since re-establishment of the PCD
is required, and this requires review by the Planning
Commission and approval by the Board of Directors, the
variance issue is being considered as part of this
application.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the application and the
variance to the sidewalk requirement. Approval is also
recommended for the waiver of paying a new fee for hearing
this item a second time.
SUBDIVISION COMMITTEE COMMENT: (MAY 13, 1993)
Neither the applicant nor a representative was present at the
Subdivision Committee meeting. Staff outlined the proposal and
explained the circumstance of having to rehear an item which had
been approved in 1988 --that, due to a misunderstanding by the
applicant, the approval of the Amended PCD had lapsed. Staff
also explained the apparent mix-up on the sidewalk not being
shown on the previously approved Site Plan but no variance having
been requested or granted.
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June 1, 1993
S'CUBD I V I S I OIC
ITEM N (Continued) FILE NO.: Z -5111-A
PLANNING COMMISSION ACTION: (JUNE 1, 1993)
This item was included in the Consent Agenda for approval and was
approved by the Planning Commission by the nine (9) ayes, and no
(0) nays vote to approve the Consent Agenda. The item is
recommended to the Board of Directors for approval of the
variance from the requirement to construct a sidewalk along
Cunningham Lake Road. The fee as requested and recommended is
waived.
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