HomeMy WebLinkAboutZ-8524 Staff AnalysisFebruary 24, 2011
ITEM NO.: D
NAME:
LOCATION:
OWNER/APPLICANT
ZAG Investments Event Center —
Conditional Use Permit
6014 Forbing Road
ZAG Investments/Patrick McGetrick
FILE NO.: Z-8524
PROPOSAL: A conditional use permit is requested to allow use of a
portion of the existing building on this 1-2 zoned tract
as a special event center.
SITE LOCATION:
The site is located on the north side of Forbing Road, one lot west of
Geyer Springs Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located in an area of mixed zoning and uses; including
commercial, residential and industrial. A C-3 zoned strip center is
adjacent to the east. Additional commercial uses are located along Geyer
Springs Road, east of the site. Vacant C-4 and 1-2 zoned buildings are
located across Forbing Road to the south. A variety of light industrial and
warehouse uses are located along Forbing Road, extending west to
University Avenue. The 1-2 zoned property adjacent to the west contains
a vacant building, an office and a residence. A small, R-2 zoned single
family neighborhood is located adjacent to the north.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the SWLR United for Progress
and Wakefield Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
5,000 square feet of the existing building are proposed to be used for the
event center, requiring 50 on -site parking spaces. The remaining 5,000
square feet of the building are to be used for warehousing, requiring 7
spaces. The site contains paved parking for 62 spaces. Access to the
site is provided via two driveways off of Forbing Road.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
February 24, 2011
ITEM NO.: D (Cont.
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FILE NO.: Z-8524
An upgrade may be required if the rehabilitation of the structure exceeds
fifty percent (50%) of the current replacement cost.
PUBLIC WORKS COMMENTS:
1. Forbing Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way forty-five (45) feet from
centerline will be required.
2. Obtain a franchise agreement from Public Works (Bennie Nicolo,
371-4818) for the private improvements located in the right-of-way.
These improvements include such items as irrigation system,
landscaping, signage, parking areas, gates, fence, etc...
6 UTILITY. FIRE DEPT. AND CATA COMMENT
Wastewater: Sewer available to this project.
Entergy: No comments received.
Centerpoint Energy: No comments received.
AT&T (SBC): No comments received.
Water: No objection. All Central Arkansas Water requirements in effect
at the time of request for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
Contact Central Arkansas Water regarding the size and location of the
water meter.
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February 24, 2011
NO.: D (Cont,
FILE NO.: Z-8524
A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department: Fire sprinklers may be required. Contact Fire Marshall's
office at 918-3757.
County Planning: No Comments.
CATA: The site is located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 18, 2010)
Patrick McGetrick and the property owners Sharon and James Robinson were
present. Staff presented the item and noted additional information was needed
regarding signage, dumpster location and screening and the bill of assurance.
Staff informed the Committee that the applicant's cover letter indicated "no
alcohol will be sold at the site". Staff asked for further clarification on the issue of
alcohol consumption at the site. Staff asked if noise mitigation measures would
be taken to reduce the potential impact on the adjacent residential properties.
Staff noted the proposed change in occupancy would require compliance with
building code and fire code requirements related to such issues as sprinklers,
exits and restrooms. The applicants were advised to visit with those agencies to
determine the feasibility of having this use occupy the building. The applicant
responded that the building already had a sprinkler system but they would visit
with the Building Codes and Fire Department Staff about any other issues.
Public Works and Utility Comments were noted.
The applicants were encouraged by a member of the Committee to meet with
neighbors. The applicants were instructed to respond to staff issues by
February 24, 2010. The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow for use of a portion of the building
located on the 1-2 zoned property at 6014 Forbing Road as an event center. The
property is occupied by a 10,000± square foot building and paved parking for 62
vehicles. Most recently, the property was occupied by an equipment rental
business.
The building is "T" shaped. The upper (rear) end of the "T" contains
approximately 5,000 square feet and is proposed to continue to be used as
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February 24, 2011
ITEM NO.. D (Cont.) FILE NO.: Z-8524
warehouse space. The lower (front) of the "T" contains approximately 5,000
square feet and is proposed for use as the event center. The two sections of the
"T" are connected by a covered drive. The property is enclosed by an 8 foot tall
chain link fence with two gates at the driveways off of Forbing Road.
The hours of operation for the event center are proposed as 7:00 a.m. to 1:00
a.m., seven days a week. The applicant states it is not likely the facility will
actually be used every day. The applicant submitted the following statement
describing the proposed event center:
This center is to be used primarily for private parties for
anniversaries, wedding receptions, birthdays, etc. Where it will
not be open seven days a week, it will be offered to rent any day
of the week. It is our intention to limit functions to small groups
and not for the purpose of concerts, etc.
Individuals will rent the building for their functions and either
supply their own items such as tables and chairs, or rent them.
Where food may be brought in and served, it will not be
prepared at this site. Hours of operation could be any time
between 7:00 a.m. and 1:00 a.m.
Alcohol events will be structured as part of the overall program,
and individuals remain the responsibility of the contact person
holding the event.
Alcohol will only be available under the following conditions:
a. An appropriate licensed caterer will be contracted by
the individual leasing the building to supply food and
drink to be provided at no cost to the guest or;
b. The party will be by invitation only and food and drink
will be provided by the individual renting the site. Proof
of invitation will be provided at the door, with the
contact person being responsible for verifying the age
of the individual served.
There will be no brown bagging, cash bars, or selling of "Drink
tickets". No alcohol will be allowed outside of the building.
All City of Little Rock, State of Arkansas guidelines, requirements
and regulations will be strictly adhered to. Since there is no
Center like this in Southwest Little Rock, we hope to bring the
community together at times of celebration.
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February 24, 2011
ITEM NO.: D (Cont.
FILE NO.: Z-8524
The applicant did submit responses to the questions raised at Subdivision
Committee. Some of those are covered by the statement above. Home Acres
Subdivision was platted in 1924 and a copy of the bill of assurance could not be
located. The existing ground -mounted pole sign will be used. A dumpster and
required screening are indicated at the north end of the east side parking lot.
Right-of-way dedication has been indicated and a franchise will be requested for
the sign, fence, gates and 4 parking spaces which will be in the new right-of-way.
The applicant states any impact on the residential properties behind the site will
be mitigated by the fact that all activities for the event center will take place in the
front portion of the building which is located approximately 100 feet south of the
property line separating this property from the adjacent residential properties. All
activities will be restricted to the interior of the building. The applicant has
spoken with Building Codes and Fire Department Staff regarding the change in
occupancy. The building is currently sprinkled. An additional fire hydrant may
need to be installed. The existing restrooms will need to be modified to meet
current code standards. The applicant is proposed to comply with any
requirements.
As this agenda is being prepared, the Board of Directors is considering passing a
resolution establishing a six (6) month moratorium on the approval of any
applications for event centers, including any which may be pending at any stage
of the planning process. The Board is scheduled to act on the resolution at their
March 2, 2010 meeting. Staff will present an update to the Commission and a
recommendation on this application at the March 11, 2010 meeting.
STAFF RECOMMENDATION-
Staff's recommendation is forthcoming.
PLANNING COMMISSION ACTION: (MARCH 11, 2010)
The applicants were not present. There were no objectors present. Staff informed
the Commission that, on March 2, 2010, the Board of Directors had passed a
resolution establishing a six (6) month moratorium on the approval of any special
event centers. Staff recommended deferral of the item to the October 7, 2010
Commission meeting. There was no further discussion. The item was placed on
the consent agenda and approved for deferral by a vote of 9 ayes, 0 noes and
2 absent.
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February 24, 2011
ITEM NO.: D(Cont.)FILE NO.: Z-8524
STAFF UPDATE AND RECOMMENDATION:
On August 17, 2010, the Board of Directors passed Resolution No. 13,183
extending the moratorium on applications for Special Event Centers for an
additional 60 days; through November 2, 2010.
Staff recommends deferral of this item to the November 18, 2010 Commission
meeting.
LANNING COMMISSION ACTION: (OCTOBER 7, 2010)
The applicant was not present. There were no objectors present. Staff informed
the Commission that, on August 17, 2010, the Board of Directors had passed
Resolution No. 13, 183 extending the moratorium on applications for special
event centers for an additional 60 days; through November 2, 2010. Staff
recommended deferral of the item to the November 18, 2010 meeting. There
was no further discussion. The item was placed on the consent agenda and
approved for deferral by a vote of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE AND RECOMMENDATION:
On November 1, 2010, the Board of Directors passed a resolution extending the
moratorium on applications for event centers through January 31, 2011.
Staff recommends deferral of this item to the February 24, 2011 Commission
meeting.
PLANNING COMMISSION ACTION:
(NOVEMBER 18, 2010)
The applicant was not present. There were no objectors present. Staff informed
the commission that on November 1, 2010, the Board of Directors passed a
resolution extending the moratorium on applications for event centers through
January 31, 2011. Staff recommended deferral of the item to the February 24,
2011 meeting. There was no further discussion. The item was placed on the
consent agenda and approved for deferral by a vote of 8 ayes, 0 noes, 1 absent
and 2 open positions.
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February 24, 2011
ITEM NO.: D Cont. FILE NO.: Z-8524
STAFF REPORT:
On February 1, 2011, the Board of Directors passed Ordinance No. 20,396 which
amended the Zoning Ordinance for the purpose of establishing regulations for
event centers. Event Centers are now permitted only as a conditional use in the
C-2, C-3 and UU Zoning Districts. This property is zoned 1-2 and does not qualify
for consideration as a conditional use for an event center. If the applicant desires
to pursue such a use at this site, the property will need to be rezoned.
Staff recommends withdrawal of this C.U.P. application.
PLANNING COMMISSION ACTION: (FEBRUARY 24, 2011)
The applicant was not present. There were no other interested parties present.
Staff presented the item and recommended withdrawal as noted in the "staff
recommendation" above. There was no further discussion. The item was placed
on the consent agenda and approved for withdrawal by a vote of 11 ayes, 0 noes
and 0 absent.
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