HomeMy WebLinkAboutZ-4533-B Staff AnalysisApril 3, 2003
ITEM NO.: 7 FILE NO.: Z -4533-B
NAME: Cost Plus Furniture — Conditional Use Permit
LOCATION: 4400 South University Avenue
OWNER/APPLICANT: JKO Properties, LLC/Marshall Schuster, Jr.
PROPOSAL: A conditional use permit is requested to allow a retail
furniture store in this 1-2 zoned building.
ORDINANCE DESIGN STANDARDS:
SITE LOCATION:
The property is located on the west side of University Avenue;
approximately % mile south of Asher Avenue.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within the large commercial district around the
Asher -University intersection. All surrounding properties are developed
with a wide variety of commercial uses, with the exception of the First Tee
Golf course which is located west of the site. The proposed use, a
furniture store, is compatible with uses in the area.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the SWLR United for
Progress, Westwood and Curran -Conway Neighborhood Associations
were notified of this request.
3. ON SITE DRIVES AND PARKING:
The site is accessed from Kramer Street, via First Tee Drive and S.
University. There is no direct access to University. A 15 -space parking lot
is located in front of the building. There is enough paved area on the site
to accommodate another 25t vehicles for a total of 40 spaces. This
34,000 square foot building is divided into 2,000 square feet of office;
22,000 of showroom and 10,000 of warehouse; requiring 82 parking
spaces. Staff believes it is appropriate to support a parking variance. A
furniture store will not generate the large volumes of traffic that other retail
uses might generate. The showroom area serves much the same
function as a warehouse. No expansion of the parking area is requested,
nor would it be permitted due to the site lying within the floodway.
April 3, 2003
ITEM NO.: 7 (Cont.) FILE NO.: Z -4533-B
4. SCREENING AND BUFFERS:
No Comments.
5. PUBLIC WORKS COMMENTS:
1. This property is located with the floodway and floodplain of Rock
Creek. Any future expansion of the existing building or parking lot will
require a grading and development permit for special flood hazard
area prior to construction.
6. UTILITY. FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
Reliant: No Comments received.
Southwestern Bell: Approved as submitted.
Water: Contact Central Arkansas Water if additional and/or larger
meter(s) are required.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: Site is on bus route #17 and 17A but has no effect on bus radius,
turnout and route.
SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 2003)
The applicant was present. Staff presented the item and noted additional
information was needed regarding signage, days and hours of operation, site
lighting, on-site parking and fencing. The applicant was asked to show the
dumpster location and required screening. Staff asked the applicant to describe
the use mix within the building; square footages devoted to sales areas,
warehouse, etc...
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April 3, 2003
ITEM NO.. 7 (Cont.) FILE NO.: Z -4533-B
Public Works staff noted the site was located in the floodway and floodplain of
Rock Creek and any future expansion of the building or parking lot would require
a grading and development permit for special flood hazard area, prior to
construction.
There were no other staff comments.
The applicant was advised to respond to staff issues by noon, Wednesday
March 19, 2003.
STAFF ANALYSIS:
The 1-2 zoned, 1.8± acre tract located at 4400 S. University Avenue is occupied
by a 34,000 square foot, one-story, block and brick building with an asphalt -
paved parking lot. For years this building has been used as a warehouse for the
several area Schuster Furniture stores. The stores have all closed. The
applicant proposes to now operate a retail furniture store at this South University
location. No changes will be made to the site, other than for minor, cosmetic
changes to the building. The building will consist of 2,000 square feet of office
space; 22,000 square feet of showroom; and 10,000 square feet of warehouse.
Hours of operation are proposed to be Monday -Saturday, 9:00 a.m. — 6:00 p.m.
and Sunday, 1:00 p.m. — 5:00 p.m. Fifteen parking spaces are located in front
of the building and there is sufficient paved area on the site to accommodate an
additional 25± vehicles. Three wall -pack light fixtures have been added on the
side and rear of the building and external lighting has been placed on the face of
the building to illuminate the wall sign. The site has one 20± foot tall, 72 square
foot ground -mounted sign and a wall sign on the front fagade of the building. No
dumpster will be located on the site. Trash, which consists primarily of
cardboard and packing materials, will be stored in the back of a truck and taken
directly to the landfill.
Staff is supportive of the requested conditional use permit. The property is
located in an area that is appropriate for commercial uses. The site is located
partially within the Rock Creek floodway and no changes can be made to the
building or parking area without approval of a grading and development permit
for special flood hazard area. No changes are required to landscaping although
the applicant has made some upgrades to make the site more visually appealing.
On March 18, 2003, the applicant submitted responses to staff issues raised at
Subdivision Committee and included in the analysis above. To staff's
knowledge, there are no outstanding issues, other than the need for a parking
variance. Staff does support that variance since furniture stores typically do not
generate high volumes of customer traffic.
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April 3, 2003
ITEM NO.: 7 (Cont.
STAFF RECOMMENDATION:
FILE NO.: Z -4533-B
Staff recommends approval of the requested conditional use permit subject to
compliance with Public Works Comments.
Staff recommends approval of a parking variance.
PLANNING COMMISSION ACTION: (APRIL 3, 2003)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval subject to compliance with Public
Works Comments. Staff recommended approval of a parking variance. There
was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff, including the variance. The vote was 8 ayes, 0 noes and 3 absent.
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