1 April 8, 2015 Public Hearing
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1 1 April 8, 2015 Public Hearing APPLICANT: PROPERTY OWNER: CONTE ACQUISITIONS, LLC STAFF PLANNER: Kevin Kemp REQUEST: Conditional Use Permit (Craft Brewery) ADDRESS / DESCRIPTION: 1805 Laskin Road, Suite 102 GPIN: ELECTION DISTRICT: BEACH SITE SIZE: 1.24 acres AICUZ: Greater than 75 db DNL BACKGROUND / DETAILS OF PROPOSAL Background: The applicant requests a Conditional Use Permit to operate a Craft Brewery within an existing commercial building on Laskin Road. On October 7, 2014, the City Council approved an amendment to the City Zoning Ordinance allowing Craft Breweries as a conditional use in the B-2 Community Business and I-1 Light Industrial Zoning Districts. Section 111 of the Zoning Ordinance defines this use as follows: A facility, other than a farm brewery, that produces and distributes beer or other fermented malt beverages in quantities not exceeding fifteen thousand barrels (15,000 BBL) per year at which beer, ale, or other fermented beverages are served to customers for on-premises consumption and at which meals are not served. The Zoning Ordinance distinguishes a Beverage Manufacturing Shop, which also produces beer or other fermented malt beverages from Craft Breweries by the allowance of on-premises consumption, as well as a restriction on the annual production volume. Page 1
2 Details: The applicant started this brewery with the aspirations to bring the German beer culture to Virginia Beach in the best way... by brewing the highest quality ales, lagers, and meads, and providing the environment to enjoy them with family, friends, and strangers. The commercial building where the craft brewery will be located was previously occupied by a restaurant. Other occupants of the building include a bicycle sales and repair business and a dentist s office. All development proposed with this application will consist of interior alterations to accommodate the brewery use. The submitted floor plan shows that the 3,427 square foot space will contain a production area with an adjoining tasting room. Beverages will be available for on-site consumption. The tasting room includes 70 seats, with a bar and several tables. The applicant has stated the intention of hosting special events throughout the year, such as Oktoberfest. Per the requirements of Section 230 of the Zoning Ordinance, which provides the specific standards for Craft Breweries, amplified music is only permitted indoors, and the doors must remain closed at such times. The brewery plans to employ three people, and the typical hours of operation will be as follows: Monday and Tuesday: Wednesday and Thursday: Friday Saturday: Sunday: Closed 4 p.m. to 9 p.m. 3 p.m. to 11 p.m. 12 p.m. to 11 p.m. 12 p.m. to 10 p.m. The building is located on the western portion of the site, with the parking lot and vehicle circulation on the eastern and rear portions. Vehicular access to the site is from an existing curb cut located on the Laskin Road service road. The parking area accommodates 84 spaces. There is an existing walkway that provides pedestrian access from the Laskin Road right-of-way to the front of the building. The walkway extends along the side of the building beneath an overhang. Substantial bicycle parking is provided at the front of the site adjacent to the bicycle sales and repair business; however, the applicant desires to install additional bicycle parking at the rear of the site in close proximity to the proposed brewery. There are no changes proposed to the exterior of the building with the exception of new signage. The applicant proposes to install a new building sign over the entrance to the brewery. Additionally, the name of the brewery will be added to the existing free-standing sign. A majority of the front and east side of the building is consists of standard glass storefront panels. A canopy that extends from the building at the entrance to the brewery will remain. The site contains substantial mature landscaping, including landscape beds between the building and Laskin Road as well as surrounding the free-standing sign. There are no changes or additional landscaping proposed with this application. EXISTING LAND USE: Commercial and Office Use LAND USE AND COMPREHENSIVE PLAN SURROUNDING LAND USE AND ZONING: North: Laskin Road Retail use (grocery) / B-2 Community Business District South: Office use / B-2 Community Business District Page 2
3 East: Office use (veterinary medicine) / B-2 Community Business District West: Office use (physical therapy) / B-2 Community Business District NATURAL RESOURCE AND CULTURAL FEATURES: The site is located in the Chesapeake Bay Watershed. There do not appear to be any significant natural resources or cultural features associated with the site. COMPREHENSIVE PLAN: This subject site is located in the Hilltop Strategic Growth Area (SGA) as identified by the 2009 Comprehensive Plan and the Hilltop SGA Master Plan, adopted August 28, The Plan s vision is to transform this area into a convenient, regional retail destination within close proximity to the beach (p. 13). For the subject site, the Plan calls for non-residential mixed use: a mixture of retail, office, and other non-residential uses (p. 39). IMPACT ON CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Laskin Road at this location is a four-lane divided major urban arterial. In addition to the existing four-lane section of road, there is one two-lane local access service road parallel to the mainline portion of the roadway on the south side of Laskin Road. The existing right-of-way is 180 feet in width. The Master Transportation Plan recommends a six-lane facility within a 165-foot wide right-of-way. Currently, this segment of roadway is functioning over capacity at a Level of Service E. There is a Roadway Capital Improvement Program Project programmed for this area. Laskin Road Phase 1 (CIP 2-156) plans for the construction of an eight-lane divided highway within a 160-foot wide right-of-way from Republic Road to Winwood Drive and a six-lane divided highway with multi-use path and sidewalk within a 150-foot wide right-of-way from Winwood Drive to Oriole Drive. These project limits include the intersection at First Colonial Road and Birdneck Road. Right-of-way acquisition is complete; however, construction will be delayed beyond 2018 due to lack of funding for construction. TRAFFIC: Street Name Present Volume Laskin Road 29,392 ADT 1 Present Capacity Generated Traffic Existing Land Use ADT Proposed Land Use 17,300 ADT 1 (LOS 3 C ) The Trip Generation Manual does 31,700 ADT 1 (LOS 3 E ) not provide trip generation rates for a Craft Brewery. The number of generated trips will likely not significantly differ from a traditional restaurant use 1 Average Daily Trips 2 as defined by sit-down restaurant- 3,427 sq. ft. 3 LOS = Level of Service Page 3
4 WATER: The site is connected to City water. There are two 12-inch City water mains and a 36-inch City water transmission main along Laskin Road. There is an 8-inch City water main within an existing 10-foot water easement to the east of the property. The existing 1-inch meter (City ID # ) may be used or upgraded to accommodate the proposed development. SEWER: The site is connected to City sewer. There is an 8-inch City sanitary sewer gravity main and a 10-inch City sanitary sewer gravity main along Laskin Road. Pump Station #261 is the receiving pump station for the site. Pretreatment of the wastewater discharge may be necessary due to the type of commercial establishment. EVALUATION AND RECOMMENDATION The proposal meets the standards as set forth in Section 230 of the Zoning Ordinance for this use. The use is consistent with the recommendations of the Comprehensive Plan, specifically the long term vision for the Hilltop Strategic Growth Area. Uses such as craft breweries will help attract residents and visitors to the Hilltop SGA, complement the retail uses of the surrounding area. Staff, therefore, recommends approval of this request with the conditions below. CONDITIONS 1. Bicycle racks shall be added directly adjacent to the building suite containing the Wasserhund Brewing Company. The bicycle racks shall provide enough space to accommodate at a minimum of 10 bicycles. 2. Any on-site signage for the brewery shall meet the requirements of the City Zoning Ordinance. A permit shall be obtained from the Planning Department for the installation of any signage. NOTE: Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site. Page 4
5 AERIAL OF SITE LOCATION Page 5
6 Page 6
7 INTERIOR BUILDING PLAN Page 7
8 Page 8
9 VIEW FROM LASKIN ROAD Page 9
10 ZONING HISTORY # DATE REQUEST ACTION 1 10/12/2010 Conditional Use Permit (Automobile Service Station) Approved 12/11/1989 Subdivision Variance Denied 2 01/11/2005 Conditional Use Permit (Automobile Repair Garage) Approved 09/10/2002 Conditional Use Permit (Motor Vehicle Sales) Approved 05/12/1998 Conditional Use Permit (Motor Vehicle Rentals) Approved 06/27/1995 Conditional Use Permit (Motor Vehicle Sales and Service) Approved 3 12/10/2002 Conditional Use Permit (Mini-warehouse/Self Storage) Approved 02/08/1987 Conditional Use Permit (Bulk Storage) Approved 4 05/28/2002 Conditional Use Permit (Automobile Service Station) Approved 12/14/1987 Conditional Use Permit (Motor Vehicle Sales) Approved 5 02/23/1999 Change of Zoning (R-10 Residential to Conditional B-2 Business) Approved 6 11/26/1991 Conditional Use Permit (Motor Vehicle Sales) Approved 7 12/15/1986 Change of Zoning (B-2 Business to A-18 Apartment) Approved 02/14/1983 Conditional Use Permit (Amusement Park) Denied Page 10
11 DISCLOSURE STATEMENT Page 11
12 DISCLOSURE STATEMENT Page 12
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