HomeMy WebLinkAboutBOD Staff Report 081723OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MAY 16, 2023 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled El
Cristal Event Center —
PD-C (Z-2204-B) located at
7314 Geyer Springs Road.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
� Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The applicant proposes to rezone the 0.94 acre property
from "C-4" Open Display District to "PD-C" Planned
District — Commercial to allow use of an existing building
as an event venue.
I None
Approval of the Ordinance.
The applicant proposes to rezone 0.914 acres from "C-4"
Commercial to "PD-C" Planned District - Commercial to
allow the use of an existing 6,875 square foot commercial
building as an events venue. The property is located at 7314
Geyer Springs Road south of the Forbing Road intersection
with Geyer Springs.
The property is currently developed containing a 6,875
square foot commercial building, paved parking lot for up
to fifty (50) vehicles, and access drive connecting to Geyer
Springs Road. The entire property is paved with a small
lawn area to the east bordering Geyer Springs. The site plan
shows an existing parking configuration including fifty (50)
BACKGROUND
CONTINUED
spaces with forty-eight (48) regular spaces and two (2)
handicap spaces. Staff believes the current number of
parking spaces will be sufficient to serve the proposed use.
The applicant notes that the building is currently vacant and
will require no grading, paving, or construction changes to
the property. The application proposes to utilize the
structure as a social event center for weddings, birthdays,
graduations, baby showers, family reunions, work meetings,
and small gatherings.
The applicant notes that the building will be available for
rent seven (7) days a week from 8:00 a.m. to midnight, and
no events will be held in the space that requires an
admission fee to enter (no ticketed events).
The applicant proposes that the structure have a maximum
occupancy of 100-persons and that no food, beverages, or
alcoholic beverages will be provided at the events and that
there will be live music and some events.
A screened dumpster location is shown at the southwest
corner of the site. The dumpster area must be screened as
per Section 36-523 of the City's Zoning Ordinance.
All site lighting is low level and directed away from adjacent
properties per ordinance requirements.
No signage is proposed for the site. Any new signage on the
property will comply with Section 36-555 of the zoning
ordinance (signs allowed in Commercial zones).
The applicant provided responses and additional information
to all issues raised during staff s review of the application.
The applicant requested no variances with the proposed
PD-C.
On April 13, 2023, the Planning Commission voted 8 ayes,
0 noes, 2 absent and 1 open position, to approve the PD-C
rezoning. There was one (1) objector present.
All owners of property located within 200 feet of the site and
all neighborhood associations registered with The City of
Little Rock were notified of the public hearing.
Please see the attached Planning Commission minute record
for the complete staff analysis.
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT
— COMMERCIAL TITLED EL CRISTAL EVENT CENTER —
PD-C, LOCATED AT 7314 GEYER SPRINGS ROAD (Z-2204-B),
CITY OF LITTLE ROCK, PULASKI COUNTY, ARKANSAS,
AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF
LITTLE ROCK; AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
SECTION 1. That the zoning classification of the following described property be
changed from C-4, Open Display District to PD-C, Planned District — Commercial:
Z-2204-B — Described as Lot 2AR being a Replat of Lot 2R, Lots 1R,
211 & 3R, Replat of Lots 1 & 2 Nosal's Repat of Lots 'E', 'F', & 'G'
Subdivision of Tract 5 Home Acres Addition to the City of Little Rock,
Arkansas.
SECTION 2. That the preliminary site development plan/plat be approved as
recommended by the Little Rock Planning Commission.
SECTION 3. That the change in zoning classification contemplated for El Cristal
Event Center — PD-C, located at 7314 Geyer Springs Road (Z-2204-13) is conditioned upon
obtaining final plan approval within the time specified by Chapter 36, Article VI1, Section
36-454 (e) of the Code of Ordinances.
SECTION 4. That this Ordinance shall not take effect and be in full force until the
final plan approval.
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SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
extent and in the respects necessary to affect and designate the change provided for in
Section 1 hereof.
SECTION 6. Severability. In the event any title, section, paragraph, item,
sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
unconstitutional, such declaration or adjudication shall not affect the remaining portions of the
ordinance which shall remain in full force and effect as if the portion so declared or adjudged
invalid or unconstitutional was not originally a part of the ordinance.
SECTION 7. Repealed All laws, ordinances, resolutions, or parts of the same
that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of
such inconsistency.
PASSED:
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
//
//
APPROVED:
Mayor
Page 2 of 2
FILE NO.: Z-2204-B
NAME: El Cristal Event Center— PD-C
LOCATION: 7314 Geyer Springs Road
DEVELOPER:
Gabriela Robledo (Owner)
7314 Geyer Springs Road
Little Rock, AR 72209
(501) 681-5116
OWNER/AUTHORIZED AGENT:
Gabriela Robledo (Owner)
Andrew Rike (Agent)
Harbor Environmental Inc
5800 Evergreen Drive
Little Rock, AR 72205
(501) 765-0440
SURVEYOR/ENGINEER:
Harbor Environmental Inc
5800 Evergreen Drive
Little Rock, AR 72205
(501) 765-0440
AREA: 0.914 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 CENSUS TRACT: 20.02
CURRENT ZONING: C-4
VARIANCE/WAIVERS: No variances requested.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone 0.914 acres from "C-4" Commercial to "PD-C"
Planned District - Commercial to allow the use of an existing 6,875 square foot
commercial building as an events venue. The property is located at 7314 Geyer
Springs Road south of the Forbing Road intersection with Geyer Springs.
FILE NO.: Z-2204-B Cont.
B. EXISTING CONDITIONS:
The property is currently developed containing a 6,875 square foot commercial
building, paved parking lot for up to fifty (50) vehicles, and access drive
connecting to Geyer Springs Road. The entire property is paved with a small
lawn area to the east bordering Geyer Springs.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Due to a complete change of occupancy, existing building is required to
comply with accessibility requirements in accordance with Section 402 & 502
of ICC A117.1-2017 and 2012 Arkansas Fire Prevention Code Sections
3411.4.2.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire ❑egartment:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
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FILE NO.: Z-2204-8 Cont.
shall not exceed 10 percent in grade except as approved by the fire
chief. If the grade exceeds 10 percent, approval will be denied and the
applicant must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in height shall have
at least two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required,
they shall be placed a distance apart equal to not less than one half of the
length of the maximum overall diagonal dimension of the lot or area to be
served, measured in a straight line between accesses.
30' Tall Buildings - Maintain aerial fire apparatus access goads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 — D105.4
D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30', approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof surfaces
shall be determined by measurement to the eave of a pitched roof, the intersection
of a roof to the exterior wall, or the top of the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of 30
feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
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FILE NO.: Z-2204-B Cont.
D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road and
the building. Other obstructions shall be permitted to be places with the approval
of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
U L 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
0
FILE NO.: Z-2204-B (Cont.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANS PORTATIONIPLANNING:
Rock Region Metro: No comments received.
Plannina Division:
The request is in the River Mountain Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The application is to rezone from R-2, Single Family District to Planned
Commercial Development (PCD) to allow a mixed commercial, office and
residential development on to this site.
Surrounding the application area, the Future Land Use Map shows Residential
Low Density (RL) use to the north, east and west from the site. Further to the west
are Public Institutional (PI) and Office (0) areas on the Plan map. To the south
(across Cantrell Road -Highway 10) is an area of Office (0). The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre. To
the north are some vacant wooded tracts then a single-family subdivision all zoned
R-2, Single Family District. To both the east and west are a single large tract
single-family house zoned R-2, Single Family District. The Public Institutional (PI)
category includes public and quasi -public facilities that provide a variety of services
to the community such as schools, libraries, fire stations, churches, utility
substations, and hospitals. This land is zoned R-2 Single Family District with a
church. Office (0) category represents services provided directly to consumers
(e.g., legal, financial, medical) as well as general offices which support more basic
economic activities. The land west of the church is zoned 0-3, General Office
District with an office building, Planned Commercial Development (PCD) District
with a retail building and R-2, Single Family with a fire station. Across Cantrell to
the south is land zoned O-ffice and Institutional District. Some of this land is vacant
and some is developed with office buildings.
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FILE NO.: Z-2204-B
Master Street Plan: To the south is River Mountain Road, it is a Local Street on
the Master Street Plan Map. Local public streets are designed to provide access
to adjacent property with the movement of traffic being a secondary purpose.
Right-of-way is 50'. Sidewalks are required on one side. This street may require
dedication of right-of-way and may require street improvements for entrances and
exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on River Mountain Road to
Rodney Parham Road. Bike Routes require no additional right-of-way, but either
a sign or pavement marking to identify and direct the route.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant proposes to rezone 0.914 acres from "C-4" Commercial to
"PD-C" Planned District - Commercial to allow the use of an existing 6,875 square
foot commercial building as an events venue. The property is located at 7314
Geyer Springs Road south of the Forbing Road intersection with Geyer Springs.
The property is currently developed containing a 6,875 square foot commercial
building, paved parking lot for up to fifty (50) vehicles, and access drive
connecting to Geyer Springs Road. The entire property is paved with a small
lawn area to the east bordering Geyer Springs. The site plan shows an existing
parking configuration including fifty (50) spaces with forty-eight (48) regular
spaces and two (2) handicap spaces. Staff believes the current number of parking
spaces will be sufficient to serve the proposed use.
The applicant notes that the building is currently vacant and will require no
grading, paving, or construction changes to the property. The application
proposes to utilize the structure as a social event center for weddings, birthdays,
graduations, baby showers, family reunions, work meetings, and small
gatherings.
The applicant notes that the building will be available for rent seven (7) days a
week from 8:00 a.m. to midnight, and no events will be held in the space that
requires an admission fee to enter (no ticketed events).
The applicant proposes that the structure have a maximum occupancy of
100-persons and that no food, beverages, or alcoholic beverages will be provided
at the events and that there will be live music and some events.
A screened dumpster location is shown at the southwest corner of the site. The
dumpster area must be screened as per Section 36-523 of the City's Zoning
Ordinance.
FILE NO.: Z-2204-B Cont.
All site lighting is low level and directed away from adjacent properties per
ordinance requirements.
No signage is proposed for the site. Any new signage on the property will comply
with Section 36-555 of the zoning ordinance (signs allowed in Commercial zones).
The applicant provided responses and additional information to all issues raised
during staff's review of the application. The applicant requested no variances with
the proposed PD-C.
Staff is supportive of the requested PD-C rezoning to allow the development of an
event venue in the existing commercial building. Staff views the request as
reasonable. The property is in an area surrounded by similar uses and zoning,
with similar commercial developments adjacent to the property to the north, west,
and south long Geyer Springs Road. Staff believes the proposed use will have no
adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning to allow the proposed
use, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (APRIL 13, 2023)
Gabriela Robledo and Andrew Rike was present representing the applicant. There was
one (3) objector present. Staff presented the application with a recommendation of
approval.
Troy Laha addressed the Commission stating that he was opposed to the proposed use
of the property and that the applicant has not provided a security plan, parking plan, or
details about the events being held or the use of alcohol on the property.
There was a motion to approve the application, including all staff comments and
conditions. The motion passed by a vote of 8 ayes, 0 nays, 2 absent, and 1 open position.
The application was approved.
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