Loading...
HomeMy WebLinkAboutZ-8817 Staff AnalysisFILE NO.: Z-8817 NAME: Stone's Throw Brewing Short -form PD-C LOCATION: Located at 402 E. 9th Street DEVELOPER: Theron Cash Stone's Throw Brewing, LLC 7 Creekside Court Little Rock, AR 72211 SURVEYOR: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.092 acres NUMBER OF LOTS: 1 lot CURRENT ZONING: R-4A ALLOWED USES PROPOSED ZONING: PROPOSED USE: Multi -family residential PD-C FT. NEW STREET: 0 LF Add a brewery as an allowable uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a zoning change for the property located at 402 East Ninth Street from R-4A to PD-C. The applicant is requesting the rezoning to allow use of the existing building as a Microbrewery. The outward appearance and form of the property will remain unaltered. The business will be created and operated within the confines of the Arkansas Native Brewery Act as established in Title 3 of Arkansas Code, Subchapter 12, as well as all applicable Federal Laws. 1,900 square feet of the building will be dedicated to production and storage of beer and malt beverage. This includes all consumables and equipment required. FILE NO.: Z-8817 (Cont.) A small portion of the space is planned to be used as a small tasting room, with a limited retail function, to be used in conjunction with brewing tours, as required in regulations. In the tasting room small samples of product will be given after the tour, with opportunity to buy packages for off premise consumption, as well as by -the -glass sales. Within the area 750 square feet will be brewery production, 320 square feet for keg cleaning, 235 square feet for storage and cooler space, 360 square feet for the tasting room and 110 square feet for the tasting bar. There will be a maximum occupancy of 20 customers within the bar area. The hours of operation for the tour and retail aspect of the business are very limited. B. EXISTING CONDITIONS: This area contains a mixture of uses including the Arts Center, a high rise multi -family building, offices and single-family homes. There are two (2) large churches in the area, a homeless day center and retail uses. The building was constructed as a non-residential building and has housed a number of uses over the years. There is currently a barber shop on the lower level with a residence on the upper level. There is a graveled parking lot to the north of the building which provides parking for the building. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 feet of the site, the MacArthur Park Property Owners Association and the Downtown Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Sidewalk is damaged adjacent to Rock Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer service unknown for this property. Sewer main located in alley east of the property. Contact Little Rock Wastewater for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. 2 FILE NO.: Z-8817 Cont. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meters. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located within a few blocks of several central CATA Bus Routes. The CATA Bus Route #20 — the College Station Route, runs along East 9th Street adjacent to this site. CATA Bus Routes #2, #16, #19 and #20 travel north and south along S. Scott Street which is located two (2) blocks west of the site. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-4A (Low Density Residential District) to PD-C (Planned District Commercial) to allow for the use of the existing structure for a Micro -Brewery. Master Street Plan: 9th Street is a Collector and Rock Street is a Local Street on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street 3 FILE NO.: Z-8817 (Cont. is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Landscaping, per Chapter 15 of the City of Little Rock's Landscape Ordinance, will be required in conjunction with any new parking associated with this site. G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012) The applicants were present representing the request. Staff presented an overview of the development stating there were a number of questions concerning the process of brewing. Staff also questioned if the applicant would be using the parking lot located to the north of the site. Staff questioned the days and hours of operation and if there would be any events held at the site such as tastings. Staff also questioned if the existing residential use would continue on the upper floor of the building. Public Works comments were addressed. Staff stated customer access and parking to the site was very limited. Staff also stated any broken curb, gutter or sidewalk located within the public right of way was to be repaired prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated street trees were recommended within this area. Staff also stated any new paved areas would require landscaping to meet the City's Landscape Ordinance requirements. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing a number of the issues raised at the November 15, 2012, Subdivision Committee meeting. The revised cover letter states the ingredients will include grains and hops which will be received in bulk. The applicant states orders will be enough to satisfy the needs for two to three months. The deliveries will be made by truck or box van. 4 The goods as well as all the products and equipment will be stored internally to the building. All excess waste including spent grains and water will be disposed of properly. Water will be expelled to the sanitary sewer by use of floor drains. The spent grains will be stored in a bin internally to the building until they are picked up to be used in livestock feed. There are no employees of the business. There are four members of the LLC who will brew the products. The brewing hours will be during daylight hours and on weekends. There is limited noise produced by the brewing process. Limiting the brewing hours to daylight hours will minimize impacts on the nearby residential uses. The applicant plans for retail sales and tasting as a portion of the business. There will not be set days and hours of operation but it is anticipated the retail business will not be open more than five (5) days per week with the hours between 2 pm and 9 pm. Special tasting events will occasionally be held but no more than 12 per year. The events will be during normal business hours on the weekends. During weekday events the applicant has stated they will be open slightly later than 10 pm. Staff is unclear on the proposed closing time and feels all events and sales should be limited to 2 pm to 9 pm. The brewery will not occupy the entire building. On the ground level, there is a barber shop. Above the barber shop is an apartment which is currently occupied. The applicant has stated they do have access to an adjacent parking lot. There are approximately ten (10) spaces within the parking area. The applicant has access to five (5) of the spaces. The parking area is graveled. The McArthur Park Guidelines for Rehabilitation and New Construction states parking for commercial, office and institutional parking should be limited to the rear yard area. If this is not possible, parking may be in a side yard but located to the rear of the front wall of the structure. Fencing or shrubbery should screen the parking area. Parking lots between buildings should align edge screening with the front facades of adjacent buildings and the site property lines. Parking areas should be surfaced with gravel or concrete, not asphalt, aggregate or brick. Any modification to the paved areas must be approved by the McArthur Park Historic District Commission. The applicant is not proposing any ground signage. The site is located within the McArthur Park Historic District which regulates signage. The guidelines for rehabilitation and new construction state signs attached to the building should not cover or obscure architectural features. The Guidelines for Commercial Structures states signs on commercial buildings should be in proportion to the building and should be made of historic materials, such as finished carved wood, glass, copper or bronze letters. Signs of plastic, plywood or unfinished wood are not appropriate. Signs should be placed at traditional locations, such as on storefront beltcourses, upper fagade walls, hanging or mounted inside windows, FILE NO.: Z-8817 (Cont. or projecting from the face of the building. Lighting for signs should be concealed; up -lit or spot lighting is recommended. "Ghost" signs (historic painted wall signs, frequently on sides of brick building) should be preserved and not removed. All signs must be approved by the McArthur Park Historic District Commission. Staff is supportive of the request. Staff feels however the existing parking area should be resurfaced with a hard surface material. Staff is supportive of a deferral of the hard surfacing material for a period of two (2) years. The applicant will need to coordinate with the Historic District Commission on the preferred materials and construction specifications. At the time of resurfacing additional landscaping may be required. Staff feels the rezoning of this building from R4-A to PD-C to allow the continued use of the building as a barber shop and a residential unit and to add a brewery to the building is appropriate provided the applicant provide the upgrades to the existing parking area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the existing parking area be resurfaced with a hard surface material within two (2) years of the date of the issuance of the certificate of occupancy for the building. PLANNING COMMISSION ACTI (DECEMBER 13, 2012) The applicants were present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the existing parking area be resurfaced with a hard surface material within two (2) years of the date of the issuance of the certificate of occupancy for the building. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Consent Agenda. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. A ITEM NO.: 12, NAME: Stone's Throw Brewing Short -form PD-1 LOCATION: located at 402 E. 9th Street Planning Staff Comments: 1. Provide notification of the property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 28, 2012. The Office of Planning and Development must receive the proof of notice no later than December 7, 2012. 2. How are ingredients received by the business? Are there bulk materials involved in the manufacture/brewing process? 3. Are there excess waste products produced from the brewing process? Where will the waste product be stored? How will the waste product be disposed of? 4. Are there employees of the business? If so provide the number of persons reporting to the building for employment on a daily basis or on a contractual basis. 5. Provide the days and hours of operation for the brewery. 6. Will there be customers accessing the site for purchase or tasting of the product? If so provide the hours of service. 7. Will the brewery hold tasting events? If so provide the number of monthly/yearly events and the time frame for the events. 8. Will the brewery occupy the entire building at this location? If not what other activities will take place. 9. Does the brewery have access to the adjoining parking lot to the north? Are there any agreements in place to provide parking to serve the brewery? 10. Will there be a dumpster located on the site? If so provide the location for the dumpster and a note indicating if the hours of dumpster service will be limited to daylight hours? Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Sidewalk is damaged adjacent to Rock Street. 2. Customer access to the site is very limited. No parking is provided on -site for customers. Utilities and Fire Department/County Planning: Wastewater: Sewer service unknown for this property. Sewer main located in alley east of the property. Contact Little Rock Wastewater for additional information. Entergy: No comment received. Item # 12. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meters. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located within a few blocks of two central CATA Bus Routes. The CATA Bus Route #20 — the College Station Route, runs along East 9th Street adjacent to this site. CATA Bus Routes #2, #16, #19 and #20 travel north and south along S. Scott Street which is located two (2) blocks west of the site. Parks and Recreation: No comment received. Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-4A (Low Density Residential District) to PDI (Planned District Industrial) to allow for the use of the existing structure for a Micro -Brewery. Master Street Plan: Master Street Plan. from Local Streets access to adjacen t Item # 12. Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape. 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street trees being planted are highly recommended. 3. Landscaping, per Chapter 15 of the City of Little Rock's Landscape Ordinance, will be required in conjunction with any new parking associated with this site. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 21, 2012. Item # 12.