DECEMBER 16, 2004
ITEM NO.: 8
FILE
NO.:
Z-6274-A
NAME:
Jose’s Nite Club Latino, Inc. – Conditional Use Permit
LOCATION:
9110 I-30
OWNER/APPLICANT:
McCoy Building, LLC/Jose Contreras
PROPOSAL:
A conditional use permit is requested to allow use of the existing
buildings on this C-4 zoned property as a special event center/private club.
1.
SITE LOCATION:
The site is located northwest of the University Avenue – I-30
interchange; between Chicot Road and Wanda Lane.
2.
COMPATIBILITY WITH NEIGHBORHOOD:
The
property fronts onto the I-30 Frontage Road and is located in an area of mixed
uses and zoning. Located to the
west are an undeveloped, wooded tract, a vacant commercial building, a
mini-warehouse complex and an apartment development.
Adjacent to the north is an apartment development.
A Shriner’s Temple is adjacent to the east.
Beyond that are a single family neighborhood and several commercial uses.
The interstate is located to the south.
On the whole, staff believes the proposed use is compatible with uses and
zoning in the area. The applicant has stated there will be some outdoor uses,
utilizing the covered lumber storage sheds.
It is this one aspect of the proposal that concerns staff, due to the
proximity of adjacent apartments and nearby single family.
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, Town and Country
and South Brookwood Neighborhood Associations were notified.
3.
ON SITE DRIVES AND PARKING:
The
site is accessed via a single driveway off of the I-30 Frontage Road.
Parking areas are currently asphalt-paved. Utilizing the parking lot in the front of the site and
striping the paved areas around the buildings will result in 211 parking spaces.
Using the 18,000 square foot building for assembly functions such as
those proposed by the applicant will result in the
need for 180 parking spaces. The
second, 9,375 square foot building is to be used only for storage.
Any change in use of the second building will require Commission approval
to address parking issues.
4.
SCREENING AND BUFFERS:
No
Comments.
5.
PUBLIC WORKS COMMENTS:
No
Comments.
6.
UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater:
Sewer available, not adversely affected.
Entergy:
No Comments received.
CenterPoint
Energy: No Comments received.
Southwestern
Bell: No Comments received.
Water:
Contact Central Arkansas Water if larger and/or additional water meter(s)
are required.
Fire
Department: Approved as submitted.
SUBDIVISION
COMMITTEE COMMENT:
(NOVEMBER 11, 2004)
Terry
Burruss, Eugenia Williams and Jose Cabrera were present representing the
application. Staff presented the
item and noted additional information was needed, signage and days and hours of
operation. Staff asked the applicant to provide a more detailed
description of the proposed use. The
applicant was asked to provide a parking plan and to show the dumpster area and
required screening. Staff asked the
applicant to give specifics on use of the second building and of the proposed
outdoor activities using the canopy structures.
Staff voiced concern about having outdoor activities.
The applicant responded that the use was not a night club; that it was a
special event center to accommodate concerts, weddings and debutante parties.
Utility Comments were noted.
The
applicant was advised to respond to staff issues by November 17, 2004.
The Committee forwarded the item to the full Commission.
STAFF
ANALYSIS:
The
C-4 zoned, 3.5± acre tract located at 9110 I-30 was originally developed as the
site of McCoy’s Lumberyard and Home Center.
Subsequently, it was occupied by Waterworld, a marine sales store.
The property has been vacant for some time.
The site contains two buildings, an 18,000 square foot sales building and
a 9,375 square foot warehouse; and two covered, unenclosed lumber storage shed
buildings. The site is paved and is enclosed on the north, east and a
portion of the west perimeters by an 8 foot tall, wood privacy fence.
The
applicant is requesting approval of a conditional use permit to allow use of the
site for a special event center with events catering primarily to the Hispanic
community. Events would include
concerts, debutante parties, weddings and cotillions.
There will also be music by disc jockeys and games such as billiards.
The applicant proposes to use the 18,000 square foot building for the
above uses. The second, 9,375
square foot building is to be used for storage only at this time.
The lumber storage canopies are proposed to be used for a flea market or
outdoor picnics. Other than
remodeling the buildings, no changes are proposed to the site.
The
normal operating hours will be as follows:
Thursday
– 5:00 P.M. – 12:00 A.M.
Friday
– 5:00 P.M. – 2:00
A.M.
Saturday
and Sunday – 11:00 A.M. – 2:00 A.M.
Special
Use Hours of Operation are as follows:
Friday:
5 p.m. – 2 a.m. Concerts
Saturday
11 a.m. – 6 p.m.
Weddings, Parties, Outdoor Flea Market
7 p.m. – 2 a.m.
Concerts
Sunday
11 a.m. – 6 p.m.
Outdoor Flea Market, Picnics
6 a.m. – 2 a.m.
Concerts
The
outdoor flea market hours are proposed as 7:00 a.m. – 4:00 p.m.
Signage
consists of a single wall sign on the front façade of the building and a single
ground sign. Signage will comply
with commercial district criteria. Screening
between this site and the apartments adjacent to the north will be enhanced by
the planting of a dense evergreen screen. There
is no bill of assurance issue.
In
general, staff is supportive of the applicant’s proposal.
The proposed use seems to include aspects of a special event center and
of a private club with dining or bar service.
Either use appears to be appropriate for this location.
The property abuts the interstate and is bounded on two sides by
commercial and office/institutional uses. Staff’s
primary concern centers around any potential impact on the adjacent multifamily
development from outdoor uses. The
site does have a history of uses which include outdoor activities.
With constraints placed on the nature of outdoor uses associated with
this application, the proposed occupancy could be compatible with uses and
zoning in the area.
On
November 17, 2004, the applicant submitted responses to issues raised at
Subdivision Committee and reflected in the analysis above.
STAFF
RECOMMENDATION:
Staff
recommends approval of the conditional use permit subject to compliance with the
following conditions:
Compliance
with the comments and conditions noted in Sections 4, 5 and 6 of the staff
report.
Use
of the site for the special event center/private club is to be limited to
building 1; the 18,000 square foot building.
Building
2; the 9,375 square foot building is to be used only for storage.
Outdoor
activities are to be limited to the hours of 7:00 a.m. – 6:00 p.m.
There
is to be no use of amplified music or speakers outside of the building.
All
parking areas must be clearly striped to provide the indicated 211 parking
spaces.
Additional
screening in the form of dense evergreen planting must be installed along
the north perimeter of the site. Plant
materials must comply with those designated by the Code for screening.
All
required building permits must be obtained for conversion of the building to
accommodate the proposed use.