CASE NUMBER: PZ 23-002
APPLICANT: Jose Soriano
SPECIAL USE REQUEST: Allow special event facility within Light Industrial District
LOCATION: 3150A Florence Road, Suite 4, Powder Springs, GA
ZONING: LI PIN: 19067500130
Staff Recommendation: Denial.
Planning and Zoning Recommendation: Denial.
BACKGROUND: Applicant is requesting a Special Use Request to utilize the existing light industrial flex space for special events such as birthdays, graduation parties, corporate gatherings, corporate meetings, and remote teleworking locations.
SURROUNDING AREA: Please see Figure 1-Zoning Map. Please also see Figures 2 and 3-Front and Rear Elevations.
ANALYSIS:
The application was reviewed against the following criteria:
1. Will the proposed special use be consistent with the stated purpose of the zoning district in which it will be located? It is staff’s opinion that the proposed special use is not consistent with the stated purpose of the LI zoning district, in that many of the uses included in the application are more retail/assembly in nature, which differ from the service/distribution uses that exist and are occupying adjacent buildings.
2. Will the establishment of the special use not impede the normal and orderly development of the surrounding property for uses predominate in the area? It is staff’s opinion that there are a limited number of parking spaces available in the front portion of the building to accommodate the uses proposed in the application that could lead to vehicular conflicts within the remainder of the adjacent buildings and respective parking areas.
3. Is the location and character of the proposed special use consistent with a desirable pattern of development in general? It is staff’s opinion that many of the uses included in the application are more retail/assembly in nature, which differ from the service/distribution uses that exist and are occupying adjacent buildings.
4. Is or will the type of street providing access to the use be adequate to serve the proposed special use? It is staff’s opinion that the existing access from Florence Road is adequate to serve the existing buildings and uses allowed per existing zoning. However, as previously noted, there are a limited number of parking spaces available in the front portion of the building to accommodate the uses proposed in the application that could lead to vehicular conflicts within the remainder of the adjacent buildings and respective parking areas.
5. Is or will access into and out of the property be adequate to provide for traffic and pedestrian safety, the anticipated volume of traffic flow, and access by emergency vehicles? Given staff’s observations regarding the limited number of parking spaces and the potential for larger, assembly type gatherings to generate additional parking demand, staff is concerned that there could be off-site parking that would increase the risk of pedestrian traffic conflicting with vehicular traffic.
6. Are or will public facilities such as schools, water or sewer utilities, and police or fire protection be adequate to serve the proposed use? It is staff’s opinion that public facilities and infrastructure are adequate to serve the proposed use.
7. Are or will refuse, service, parking and loading areas on the property be located or screened to protect other properties in the area from such adverse effects as noise, light, glare, or odor? Given that this is an existing business park with established parking, loading and refuse areas, no adverse effects to adjacent properties are anticipated.
8. Will the hours and manner of operation of the special use have no adverse effects on other properties in the area? It is staff’s opinion that if the application and the proposed uses were limited to times that the other existing businesses were not open, that adverse effects such as off-site parking, pedestrian/vehicular conflicts could be limited.
9. Will the height, size or location of the buildings or other structures on the property be compatible with the height, size or location of buildings or other structures on neighboring properties? Given that this is an existing business park with established parking, loading and refuse areas, no adverse effects to adjacent properties are anticipated.
PARKING ANALYSIS.
Per Table 6-4, the minimum parking requirement is 1 space per 125 sf. The proposed suite #4 is 3,900 sf, which would require 31 parking spaces. The property at 3150A Florence Road has a total of 28 parking spaces: 20 in the front and 8 in the rear. Parking at this location is not sufficient to support a special event facility, as well as the 3 other suites located there. If approved, a Variance Application to request a reduction in the minimum parking requirements would be necessary.
STAFF RECOMMENDATION: Staff recommends DENIAL. Should approval be considered, the following conditions are proposed:
1. The Special Use Approval is valid for one year. The applicant must reapply for Special Use prior to expiry.
2. Hours of operation limited to 6 pm to 10 pm on weekdays (commensurate with when other buildings in the park are closed.
3. Hours of operation limited to 12 pm to 10 pm on weekends (commensurate with when other buildings in the park are closed.
4. Applicant to provide shared parking plan and pedestrian access plan (to include acknowledgement from owner/operator of adjacent properties if utilized).
5. Applicant to coordinate any internal construction necessary to accommodate assembly use occupancy with the Cobb County Fire Marshal.
6. Applicant to utilize temporary signage, such as window decals or “sandwich board” type signs.
7. Any alcohol catering activities associated with proposed special uses to be permitted on a case-by-case basis.
8. The front façade of the subject property is to be improved, and the rear parking area repaved and restriped to development standards