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HomeMy WebLinkAboutZ-5796 Staff AnalysisMarch 22, 1994 ITEM NO.: 20 NAME: LOCATION• OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Custom Services for the Home - Conditional Use Permit 5707 Kavanaugh Blvd. (downstairs) Marie Isaacs A conditional use permit is requested to allow for the operation of an upholstery shop (furniture only) within this existing, C-3 zoned building. The applicant proposes to occupy 868 square feet of the existing 2,850 square foot building. The site is located on the south side of Kavanaugh Blvd., between North Fillmore and North Pierce Streets; in the Heights neighborhood. The upper floor fronts onto Kavanaugh Blvd. and contains one business, an interior design shop. The applicant's business occupies the basement level and takes access from the rear of the building, on the alley. 2. Com-patibility with Neighborhood The site is located in an established commercial neighborhood containing a wide variety of uses. The area immediately adjacent to this site contains many small specialty shops, including an art gallery, a gift shop, a florist and interior design studio. This proposed use, specializing only in furniture upholstery and occupying such a small area, would appear to be compatible with the neighborhood. 3. On-Sitg Driygs and Parking As is true of much of the Heights' commercial area, there is a lack of sufficient on-site parking to comply with ordinance standards. This proposed business is located in a half block occupied by eight adjoining businesses which front on to Kavanaugh Blvd. There are actually 38 off-street parking spaces located within this half block. There are 14 parking spaces located at the entrance to the applicant's business, which takes access from the alley. The proposed use is not one March 22, 1994 SUBDIVISION ITEM NO.: 20 Continued FILE which generates much customer traffic and staff does not feel that the proposed use would negatively impact the parking requirement for the other commercial uses in the area. 4- Screening and Buffers None required for this application. The applicant proposes to occupy a portion of an existing building. No building or parking expansion will take place. 5. City Engineer Comments No comments 6. Utility Comments No comments 7. Analysis The applicant proposes to use 868 square feet of the existing 2,850 square foot building as a furniture upholstery shop. Access will be taken from the rear of the site, off of the alley. Staff feels that this small specialty operation is in keeping with the nature of other commercial uses in the Heights area and is supportive of the proposal. 8. Staff Recommendation Approval, subject to there being no outside storage of materials or merchandise. UBDZVISION COMMITTEE COMMENT: (MARCH 3, 1994) The applicant, Marie Isaacs, was present. Staff presented the item and informed the Committee that the Little Rock Fire Department had voiced concerns about the proposed use. The Fire Marshal questioned whether the basement level of this building was designed for occupancy and whether building codes officials would approve this proposal. Ms. Isaacs was told to contact the Fire Marshall's Office for further information. Discussion then turned to the issue of on-site parking requirements. It was determined that this proposed use would generate a low volume of traffic and that there are sufficient 2 March 22, 1994 SUBDIVISION ITEM NO.: 24 (Continued) FILE NO.: Z-5795 off-street parking spaces at the entrance to Ms. Isaacs' shop, which takes access at the rear of the building. The Committee then forwarded this item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (MARCH 22, 1994) The applicant, Marie Isaacs, was present. There were no objectors present. Staff presented the item and informed the Commission that the applicant had agreed to make structural changes in the property to satisfy the Fire Department's concerns. The specific changes are as follow: 1. Apply sheetrock to the walls in the stairwell. 2. Install metal door at the top of the stairwell. 3. Cut wood handrail down to ceiling height of lower level. 4. Remove all paints and painting materials. 5. Move all miscellaneous materials back from the foot of the stairs. The item was placed on the Consent Agenda for approval subject to compliance with the Fire Department's conditions and subject to there being no outside storage of materials or merchandise. The vote was 10 ayes, 0 noes, 0 absent and 1 abstention (Walker). 3