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HomeMy WebLinkAboutZ-7351-E Staff AnalysisFILE NO.: Z -7351-E NAME: Jive and Java Bistro Coffee Shop 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: 0.68 acres CURRENT ZONING ALLOWED USES alternative uses NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Restaurant and C-3, General Commercial District uses as allowable PROPOSED ZONING: Revised PCD PROPOSED USE: Restaurant and C-3, General Commercial District uses as allowable alternative uses — Allow the temporary building to remain on the site to serve as the coffee shop 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 FILE NO.: Z -7351-E Cont. 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. 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. On April 21, 2011, the Little Rock Planning Commission approved a request to allow additional time for construction of the permanent building. The approval allowed the temporary building to remain on the site until May of 2012 at which time the building and business would be removed or construction of the permanent building would begin. This has not occurred. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The location at 8101 Stagecoach Road is currently the location of the initial building for the drive through coffee shop. This location contains the original building that was designed to establish the business at the location and approved under the current zoning. The process for the development of this location is to successfully build the business and then construct a larger building with drive through and small interior seating and small external patio seating. The downturn in the economy lead to lost sales volume and the scarcity of capital from the local financial institutions. Everyone understands the economic issues we have all faced and that is the reason that we have not begun the larger building at this location. The first 18 months of business were positive that the developer purchased the land versus continuing on a land lease. Within the next 6 months the economy began its downturn forcing the owner to eliminate the four to five employees and operate the business themselves. From the last extension the owner has preformed the conditions of the extension. New financial terms negotiate with a new financial bank is allowing them to proceed with plans to develop the property. The owner is proposing to submit plans that will follow the land use approval by the Commission but it will be a business of a different nature. The plans will begin, to coordinate with the completion of the Arkansas Highway Department widening of Highway 5 and making improved entrance ramp access from Stagecoach Road and 1-430 south bound. This entrance is directly in front of the business, entrance and exit, to the current coffee shop. Any construction in this area will adversely affect business during the time of construction. The new business will be a Quick Serve restaurant with drive through windows and limited seating inside and outside. It will be products that are not currently offered in the service area of this location. It will include an attractive building and landscaped patio area. 2 FILE NC.: Z -7351-E [Cont._ The applicant is requesting to continue the Coffee Shop Bistro to build traffic and income. This include with the new financial arrangements will allow the new business a greater chance of success when opened. The financial institution advises against opening before the highway department construction is completed because traffic disruption will adversely affect the new business. The request is for approval of the existing building and planned expansion. The expansion will be as soon as the road construction has been completed and or as soon as the economy allows a reasonable prospect of success. The applicant has indicated the new construction will match any new construction or development in the area. B. EXISTING CONDITIONS: The temporary building is in place on the site and grading/fill has taken place along the southern perimeter proposed for future development. There is a large area of floodway located to the south in an area that is zoned OS. A mini -warehouse development is located to the south and east of the site, adjacent to 1-430. There is a carwash located adjacent to the site to the east. Other uses in the area include a church located north of the site, a welding shop and a mixture of auto related uses; ABC Salvage, a tire company, a used car lot all to the west. 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, the Crystal Valley Property Owners Association, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. In accordance with Section 31-210(h)(7), parking spaces shall not be permitted to back into an access easement. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Minimum finish floor elevation is required as indicated on the site plan. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to this project. 101 FILE NO.: Z -7351-E (Cont. Entergy: Entergy 30 -foot right of way on 3-phase pole and 20 -foot right of way on single phase lateral. Contact Entergy at 569-5416 for additional information. Center -Point Ene[g : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. Due to the nature of the facility, installation of an approved reduced pressure zoned backflow preventer assembly (RPZ) 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 test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) 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 hydrants per code. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: There is not a dedicated CATA Bus Route in the vicinity of this site. Parks and Recreation: No comment received. F. ISSUES/TECHNICALIDESIGN: Planning Division_ This request is located in the Otter Creek Planning District. The Land Use Plan shows Commercial (C) for this property. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for a temporary retail building to continue use with no time limit for replacement with a permanent structure on the site. 4 FILE NO.: Z -7351-E Cont. W H Master Street Plan: Stagecoach Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the. urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both Stagecoach Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012) The applicant was present representing the request. Staff presented an overview of the request stating there were few outstanding technical issues associated with the request. Staff stated they had received a copy of the updated survey. Public Works comments were addressed. Staff stated sidewalks were required with the redevelopment of the site. Staff noted at the time of the permanent construction landscaping would be required in conjunction with the parking area. Staff stated in addition building landscaping would also be required. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the July 11, 2012, Subdivision Committee meeting. The request is to allow a temporary building to remain on the site. The applicant has indicated a permanent building will be constructed as soon as AHTD completes the reconstruction of the entrance ramps to 1-430 near the site or as soon as the economy allows a reasonable prospect of success. The applicant states the new construction will match any new construction or development in the area. The new building is proposed as a Quick Serve restaurant with drive through windows and limited seating inside and outside. The new construction will include a landscaped patio area. The building is proposed between 1,200 and 2,500 square feet depending on thebrand' that selects this location. The site plan includes 23 on-site parking spaces. Staff feels there will be adequate parking on the site since the majority of the business will be via take-out windows. 5 FILE NO.: Z -7351-E The applicant has indicated signage will comply with signage allowed in commercial zones or a maximum of 36 -feet in height and 160 square feet in area. Building signage will be limited to ten (10) percent of the front fagade. Directional signage will be placed on the site indicating locations for drive-thru service. All speakers and menu order boards will be screened per Section 36-298(1). The hours of operation for the coffee shop will not change. The hours of operation for the new restaurant are proposed from 6:00 am to midnight seven days per week to allow for flexibility in the future user. Staff is supportive of the request. The applicant has indicated the previous construction could not occur due to the down -turn in the economy. The applicant has indicated they are pursuing a different business plan than the coffee shop and proposing to place a restaurant with drive-thru service on the site. Staff feels there should be a limit placed on the time for construction of the permanent building and feels 24 months is a reasonable time to allow the construction. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the request for the PCD as proposed is reasonable. 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 the permanent building be constructed within 24 -months of approval by the Little Rock Board of Directors. PLANNING COMMISSION ACTION: (AUGUST 2, 2012) 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 that the permanent building be constructed within 24 -months of approval of this request by the Little Rock Board of Directors. There was no further discussion of the item. The Chair entertained a motion for placement of the item of the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. A ITEM NO.: 7. Z -7351-E NAME: Jive and Java Bistro Coffee Shop Short -form PCD LOCATION: located at 8108 Stagecoach Road Plannin Staff Comments: 1. Provide notification of the property owners located within 200 feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 18, 2012. The Office of Planning and Development must receive the proof of notice no later than July 27, 2012. 2. Provide an up to date survey. Variance/Waivers: None requested. Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. In accordance with Section 31-210(h)(7), parking spaces shall not be permitted to back into an access easement. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Minimum finish floor elevation is required as indicated on the site plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy 30 -foot right of way on 3-hase pole and 20 -foot right of way on single phase lateral. Contact Entergy at 569-5416 for additional information. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: There is not a dedicated CATA Bus Route in the vicinity of this site. Item # 7. Parks and Recreation: No comment received. PlanningDivision: This request is located in the Otter Creek Planning District. The Land Use Plan shows Commercial (C) for this property. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for a temporary retail building to continue use with no time limit for replacement with a permanent structure on the site. Master Street Plan: Stagecoach Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both Stagecoach Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape. No comment. 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, July 18, 2012. Item # 7. Jun 17 12 09:02p Rich Products Corp. A?ril 21, 2011 501-$21-4764 p.� ITEM NVQ_ 18 FiLE NG.. NAME: 8108 Stagecoach Road Revised Short -form PCD LOCATION: Located at 8108 Stagecoach Road ❑EV1=M�3PE : Clark's Corner Company LLC 2409 Crystal Lake Circle Alexander, AR 72002 SURVEYOR: Global Surveying 217 West 2`6 Street Little Rock. AR 72201 AREA: 0.68 acres CURRENT ZONING ALL CWE UUSES: PRD3�05©ZCiViNG N L,iBER DE LOTS: 1 FT. NEW _ REET: 0 LF PCD Restaurant and C-3, General CorrmFrcial District uses as allowable alternative uses Revised PCD Lp,OPOSED USE: Allow additional time for construction of the permanent building '.ARIkNCESIWAIVERS f�Ea� ESTED: None requested. ;,CKGRat1ND: ordinance No. 19,338 adopted by Ilse Little Rock `3oard of Directors on JLne 21, 20KI5, allowed a revision to Miracle Deve apment Lang -form PCD. The applicant propcsed to revise the prevint;sly approved PCO to allow the wnstruclion of a restaurant building cri Lot 2 of the Miracle Development; Subdivision, The development was to accuU in two phases wlth the placernent of a 10 -foot by 20 -foot prefabricated banding on the site and the cQnstruction of drives and park -Ing areas to allow for a or;ve-thru coffee shop. Phase i I cif the development would be the constructicn of a larger (24 -soot by 50-foct) site built building to be constructed in conjunction with additional parking and drives to atow for drive-thru sales as "!t as a small sitting area. The appl--ant indicated Upon oompleli(in of the site built building, the prefabricated building would be removed from the site. The Jun 17 12 08:03p Rob Producs Corp. 501.821-4764 p.6 p,pril 21. 2011 SUBDIVISION ITEM No_, I a (Coat 1 anticipated time frame for 1emoval of tris temporary bulAirq was 18 to 24 months. The approved hours of operator. were from 6.00 am to 8:00 p^1 Monday through Friday and 6:00 am to 6:00 pm Saturday - On August 16, 2007, the Little Rock Ranr:+ng Commissior' aaproved a request for a onemar lima extension for the piat�ment of the permanen -Wlding. As of this date the permanent building gas ncc been placed on the site. A. PRaPCSAL�REt�l3EST+APPLICANT"S STAT'Eh1ETy: The applicant is now re -nesting to re=vise the pre•Ar:js!Y approvers PCs'] to -.or additional tirra for the placement of the pe�maner: building. The appik2w has provided staff l+it+. an a:temate tirrie-table for ocnstrudtion of the permanent building. The applicant is requesting unt:. hrlay '21012 to .examine various options for the future of the property. The applicant is requesting the time 'tame tae extended to determine if the market has rebcunded enough for the owners 'Ic construct the prev�;ously approved permanent drive through coffee shop. This applicant has stated in the short term they have contacted a real estate ccrnpany to negotiate a sale of tl.e property which would then res; -Jt in removing the current business frorr the bui:d+ng at this site. The aap! cant has also indica :ed they etre currently reviewing different business types that w;ruld ba better su;:ed for the location. B SUBDIVISION C[]MM.TTEE COMMENT: (March 31, 2011) Staff outlined the reouest to the Commiree members present. There was no dls[;ussion of the item The Committee then forwaroad the item to the M Commission for frnal action. C. STAFF RECC.4R1EN-QAT1ON: Staff is supportive of thy. request. Staff does not feel the addittonai time as outlined by the applicant will significantly impact the developrnerit or the area PLANNING C MM.SS1ON ACTION: (APRIL 21, 2011) T' -e applicant was pressor. There were no registe-ed obje.tors present. Staff creserted the Item with a recommendation of approval c't. a request. Staff stated they did not feel tha additional tirne as outlined by the applicant wowd significantly impeathe. development or the area, 2 ,Ln 17 112 CC:04p R L:h Products Corp. 501-821- 784 p 7 April 21, 2019 SURD 'J15IC-)N ITEM NO.: 18 Cont;) _ F1LE — IQ- Z -735 -I -Q There was no further Jiscussicm or the item. The Char entel-tainca a mot;cn for approval of the item as presented by staff. rhe motion carried by a vote of '10 ayas. 0 noes ar.d i atysen1. ,/-\pril 21, 2011 ITEM NO.: 18 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: 0.68 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD FILE NO.: Z -7351-D 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 VARIANCESMAIVERS 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 PGD 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 SUBDIVISJQN 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. IV PROPOSAL/REQUEST/APPLICANT'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. 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. 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. 2 April 21, 2011 SUMVISION ITEM NO.: 18 Cont. FILE NO.: Z -7351-D There was no further discussion of the The motion carried bya vote of 10 ayes teentertained r for of the item as presented by staff. 0 noes and 1 absent. 3