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Staff recommends denial of proposed event center at 2700 N. O'Connor, citing parking shortfall and proximity to homes
Summary
City planning staff recommended denial of a conditional use permit for an event center at 2700 N. O'Connor after finding it triggers CUP rules because it lies within 500 feet of single-family homes and lacks required parking; the application drew 22 public opposition forms.
At a May 5 Planning and Zoning work session, city planning staff recommended denial of Conditional Use Permit 2024-447-CUP for an event center proposed at 2700 N. O'Connor, Suite 124.
The proposal would locate an event center of more than 2,000 square feet in a shopping center that abuts single-family residential areas. Haley Bridal of the planning department told commissioners that the application triggers a conditional use permit because the use would be within 500 feet of single-family residential zoning and exceeds the 2,000-square-foot threshold. "After review, staff recommendation is denial," Bridal said.
Staff and commissioners highlighted a substantial parking shortfall. Zoning requires roughly one parking space per 100 square feet; staff calculations show the proposed event space would require about 39 spaces while the site currently provides roughly 14–20 spaces depending on how older right-of-way dedications are counted. Planning staff said the site lost parking during a past O'Connor right-of-way expansion and that the applicant is requesting a variance of roughly 19 spaces. Commissioners asked whether the applicant had proposed on-site remedies; planning staff said the applicant had not presented a site plan to add parking, instead referencing photos intended to show typical occupancy patterns.
Public comment forms submitted before the meeting showed 22 in opposition and none in support; planning staff said 21 of the opposition forms came from tenants in an adjacent suite within the shopping center and one came from a nearby residence. Commissioners also noted previous reports of noise and traffic associated with a formerly operated event space in the shopping center, though staff said records did not clearly identify whether it was the same suite.
Staff outlined the CUP approval criteria that council uses — consistency with the comprehensive plan, compatibility with adjacent uses, mitigation of negative impacts, and no material detriment to health, safety or welfare — and said the proposal did not meet those standards as presented. Staff also noted that council may impose conditions on a CUP if it approves one, including time limits, limits on building size, enhanced parking or loading requirements, landscaping, buffer yards, and signage restrictions.
No formal action was taken by the Planning and Zoning Commission at the work session; the item is on the agenda for a future public hearing before the commission and will be re-advertised to the public. The applicant and additional representatives were present at the session and are expected to address parking and operational plans at the public hearing.
