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HomeMy WebLinkAboutZ-6827 Staff AnalysisMarch 30, 2000 ITEM NO.: 16 FILE NO.: Z-6827 NAME: Melton Micro -brewery - Conditional Use Permit LOCATION: 323 Cross Street OWNER/APPLICANT: Paula Dempsey PROPOSAL: To obtain a conditional use permit for a micro -brewery in an existing facility located at 323 Cross Street on property zoned C-4, Open Display Commercial. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located on the east side of Cross Street, on the northeast corner of Cross and 4t' Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned C-4, Open Display Commercial, with C-4 zoning to the north and east. To the south the zoning is I-2, Light Industrial. The Capitol Zoning District governs the properties across Cross Street to the west. There is a variety of uses surrounding this site ranging from offices, to commercial, to residential, and to commercial parking lots. There are offices with accompanying parking areas to the south, west, and southwest. A commercial parking area abuts this property to the east. There is a vacant commercial building and a vacant residential house to the north. Staff believes this use would be compatible with the surrounding area. 3. ON SITE DRIVES AND PARKING: There are existing drives from Cross to the building and to a parking area on the north side,as well as, to the rear of the building from 4t' Street. Twelve March 30, 2000 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6827 parking spaces are shown in the north parking area to be used for this business. There is no specific ordinance parking requirement for a micro -brewery that does not also include a restaurant and/or lounge. Staff believes there should be enough parking for six "visitors" plus the employees. The parking shown would be adequate until the number of employees is more than six. Then additional parking would be required. 4. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS COMMENTS: The following would be required with any building permit request for exterior changes: a. A 20 feet radial dedication of right-of-way is required at the corner of 4th and Cross. b. Property frontage would need to have the sidewalks and ramps brought up to the current ADA standards. The following would be required even without construction. c. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. d. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Close unused driveways and reestablish curb and gutter. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: Contact the Water Works if additional water service is needed. Due to the nature of this facility, installation of a reduced pressure zone backflow preventer will be required on the domestic water service for this facility. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: No comments received. 2 March 30, 2000 SUBDIVISION ITEM NO.: 16 (Cont.) Entergy: Approved as submitted. FILE NO.: Z-6827 Fire Department: Approved as submitted. CATA: This site would be served by Routes #1 & 8 which travel 3rd & 4t' Streets. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit for a micro -brewery to be located in an existing facility on property zoned C-4, Open Display Commercial. Besides the brewing operation, the applicant proposes to offer tours of his operation, and to have a small souvenir/gift shop. The ordinance does not list a micro -brewery as a use in any zone. However, Staff felt that since warehousing and wholesale sales are listed in C-4, that this would be an appropriate use for this site. Because of the added features of tours and a souvenir/gift shop, Staff felt that some "visitor" parking should be provided. Six spaces was considered a reasonable minimum, plus parking for employees. That generated a requirement for three employees, a minimum of nine spaces to start. The applicant plans to use 6,000 of the 15,000 square feet in this existing building. No exterior construction was proposed and siting criteria was not an issue. Two additional issues were signage and/or a flag display of some kind. The applicant wishes to be able to use an existing non -conforming sign pole on Cross Street for a lighted sign, with a marquee under it. His sign would be no wider than the existing support arm and maintain a minimum 9 foot clearance from the ground. A variance would be required since the sign would not be set back 5 feet from the property line. He also wishes to display national flags from the countries whose type of beer he is producing. This flag display would consist of the U.S. flag along with 4 or 5 other reasonably sized national flags displayed 3 March 30, 2000 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6827 on metal poles angled out from the front of the building. Staff sees no negative impact. Staff believes the proposed use should be compatible with the surrounding neighborhood. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with Public Works Comments. b. Comply with Water Works Comment. c. When the number of employees is more than six, additional parking will need to be provided. d. Staff also recommends approval of the variance for the zero setback for the sign on Cross Street and to allow a 5 -flag display of national flags on the Cross Street side of the building. SUBDIVISION COMMITTEE COMMENTS: (MARCH 9, 2000) Russ Melton was present representing his application. Staff gave a brief description of the proposal. Public Works reviewed their comments. Staff also commented on the Water Works comments, signage issue, and parking space requirement and how it was derived. The requirement for "visitor" parking was reduced to six spaces. The applicant was asked to provide more details about proposed signs and the flag display. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (MARCH 30, 2000) Russ Melton was present representing his application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. 4 March 30, 2000 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6827 The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations. The vote was 9 ayes, 0 nays and 2 absent. 5