HomeMy WebLinkAboutZ-7351-D Staff AnalysisApril 21, 2011
ITEM NO.: 18 FILE NO.: Z-7351 -D
NAME: 8108 Stagecoach Road Revised Short -form PCD
LOCATION: Located at 8108 Stagecoach Road
DEVELOPER:
Clark's Corner Company LLC
2409 Crystal Lake Circle
Alexander, AR 72002
SURVEYOR:
Global Surveying
217 West 2nd Street
Little Rock, AR 72201
AREA: 0.58 acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING:
NUMBER OF LOTS: 1
PCD
FT. NEW STREET: 0 LF
Restaurant and C-3, General Commercial District uses as
allowable alternative uses
Revised PCD
PROPOSED USE: Allow additional time for construction of the permanent building
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:.
Ordinance No. 19,339 adopted by the Little Rock Board of Directors on June 21, 2005,
allowed a revision to Miracle Development Long -form PCD. The applicant proposed to
revise the previously approved PCD to allow the construction of a restaurant building on
Lot 2 of the Miracle Development Subdivision. The development was to occur in two
phases with the placement of a 10 -foot by 20 -foot prefabricated building on the site and
the construction of drives and parking areas to allow for a drive-thru coffee shop. Phase
II of the development would be the construction of a larger (24 -foot by 50 -foot) site built
building to be constructed in conjunction with additional parking and drives to allow for
drive-thru sales as well as a small sitting area. The applicant indicated upon completion
of the site built building, the prefabricated building would be removed from the site. The
April 21, 2011
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z -7351-D
anticipated time frame for removal of the temporary building was 18 to 24 months. The
approved hours of operation were from 6:00 am to 8:00 pm Monday through Friday and
6:00 am to 6:00 pm Saturday.
On August 16, 2007, the Little Rock Planning Commission approved a request for a
one-year time extension for the placement of the permanent building. As of this date
the permanent building has not been placed on the site.
A. PROPOSALIREQUEST1APPLICANT'S STATEMENT:
The applicant is now requesting to revise the previously approved PCD to allow
for additional time for the placement of the permanent building. The applicant
has provided staff with an alternate time -table for construction of the permanent
building. The applicant is requesting until May 2012 to examine various options
for the future of the property. The applicant is requesting the time frame be
extended to determine if the market has rebounded enough for the owners to
construct the previously approved permanent drive through coffee shop. The
applicant has stated in the short term they have contacted a real estate company
to negotiate a sale of the property which would then result in removing the
current business from the building at this site. The applicant has also indicated
they are currently reviewing different business types that would be better suited
for the location.
B. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Staff outlined the request to the Committee members present. There was no
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
C. STAFF RECOMMENDATION:
Staff is supportive of the request. Staff does not feel the additional time as
outlined by the applicant will significantly impact the development or the area.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request. Staff stated they
did not feel the additional time as outlined by the applicant would significantly impact the
development or the area.
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April 21, 2011
SUBDIVISION
ITEM NO.: 18 Cont. FILE NO.: Z -7351-D
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 10 ayes,
0 noes and 1 absent.
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August 16, 2007
ITEM NO.: 10 FILE NO.: Z -7351-C
NAME: Jive in Java Short -form PCD Time Extension
LOCATION: Located at 8101 Stagecoach Road
DEVELOPER:
Clark's Corner Company LLC
2409 Crystal Lake Circle
Alexander, AR 72002
SURVEYOR:
Global Surveying
Kelton Price, PE
217 West 2nd Street, Suite 100
Little Rock, AR 72201
AREA: 0.68 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Restaurant and C-3, General Commercial District uses as
alternative uses
PROPOSED ZONING: Revised PCD — Time extension
PROPOSED USE: Restaurant and C-3, General Commercial District uses as
alternative uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,339 adopted by the Little Rock Board of Directors on June 21, 2005,
allowed a revision to Miracle Development Long -form PCD. The applicant proposed to
revise the previously approved PCD to allow the construction of a restaurant building on
Lot 2 of the Miracle Development Subdivision. The development was to occur in two
phases with the placement of a 10 -foot by 20 -foot prefabricated building on the site and
the construction of drives and parking areas to allow for a drive-thru coffee shop. Phase
II of the development would be the construction of a larger (24 -foot by 50 -foot) site built
building to be constructed in conjunction with additional parking and drives to allow for
August 16, 2007
SUBDIVISION
ITEM NO.: 10 (Cont.
FILE NO.: Z -7351-C
drive-thru sales as well as a small sitting area. The applicant indicated upon completion
of the site built building, the prefabricated building would be removed from the site. The
anticipated time frame for removal of the temporary building was 18 to 24 months. The
approved hours of operation were from 6:00 am to 8:00 pm Monday through Friday and
6:00 am to 6:00 pm Saturday.
A. PROPOSAL/REQUEST:
The applicant is now requesting a one year time extension for the placement of
the permanent building. The applicant to justify the extension request has
provided the following statements:
❖ Due to land issues for the purchase of the property we were not able to
finalize the sale until January of 2007. This was significantly behind our
projected time line for acquiring the property. This has delayed our ability to
obtain financing for the final structure.
❖ Sales projections for this location are at the lower end of guidelines used to
determine the viability of a unit. Although the sales began at the lower end
steady but slow growth shows that as the area develops in housing and
businesses so will our business.
❖ We have improved the location of the property with fill and a clean pad with
partial pavement.
❖ Landscaping has exceeded the phase one of the planned site. Maintenance
of the building and property will be maintained to an attractive level.
The applicant is seeking approval of an extension to June of 2008 to initiate or
complete the permanent building.
B. STAFF RECOMMENDATIONS:
Staff is supportive of the request. Staff does not feel the additional year will
significantly impact the development or the area.
PLANNING COMMISSION ACTION:
(AUGUST 16, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item stating they were supportive of the request and did not feel the
additional year would significantly impact the development or the area.
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 7 ayes, 0 noes, 3 absent and 1 open position.
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