CITY PLAN COMMISSION STAFF REPORT

Transcription

1 CITY PLAN COMMISSION STAFF REPORT SUBJECT: Request for Conditional Use Permits FROM: Mara Perry, Director of Planning and Development MEETING DATE: September 12, 2017 PETITION: 17-PC W Lockwood (Drinking Establishment Microbrewery) 17-PC W Lockwood (Drinking Establishment Brewpub) 17-PC W Lockwood (Restaurant) LOCATION: 216 W. Lockwood Ave. APPLICANT: Kings Oak 2, LLC; Old Webster Brewing, LLC; Old Webster Rooftop, LLC Proposal Summary Jenny Gossow of JG Design Studio on behalf of Kings Oak 2, LLC; Old Webster Brewing, LLC; and Old Webster Rooftop, LLC has filed petitions for three Conditional Use Permits in an existing structure at 216 W. Lockwood located in the "D" Commercial District. Conditional Use request number one is for an 12,000 square foot Microbrewery. Microbreweries brewing less than 7,500 barrel annual production and when developed in conjunction with a bar or restaurant use are considered under the Drinking Establishment use in the City Code. The use must meet the requirements under the Conditional Use Permit for a drinking establishment. The use is proposed for the lower rear of the existing building with a delivery location through the eastern existing garage door. Conditional Use request number two is for an 2,300 square foot Brewpub that would operate in conjunction with the proposed Microbrewery. This use is also considered a Drinking Establishment use in the City Code and also must meet the additional requirements of the Conditional Use Permit. The use is proposed on the lower front western corner of the building. Conditional Use request number three is for an 5,900 square foot rooftop restaurant and event space with both indoor and outdoor seating. This use falls under the Food and Beverage Services, including cafeterias, ice cream parlors and restaurants. The use is proposed to be built onto the top of the roof of the existing building. Two event space locations are to the south of the space with a restaurant and outdoor dining area to the north. In addition to the uses which require conditional use permits, other uses which are permied in the district are included in the project. Two retail spaces are proposed on the lower level Page 1 of 12

2 totaling 1,900 square feet. There is a mid level space proposed within the existing building with office space totaling 3,200 square feet. The office space will be for the uses in the building and not separate tenant spaces. These uses are permitted by right in the D Zoning District and do not require any special approvals. The subject property is located on an approximately 0.52-acre tract at 216 W. Lockwood Ave. Requested Action The City Plan Commission is requested to review the application for Conditional Use Permits, and asked to make a recommendation to City Council on the matter. A public hearing before City Council is tentatively scheduled for October 3, Land Use and Zoning History of Subject Site The site is located in the Old Webster Business District (OWBD) and is zoned D Commercial with a Conditional Use Permit. Auto Beauty Specialists was located at 216 West Lockwood and initially specialized in automotive detailing. Over the years, Auto Beauty expanded into collision or auto body repair with detailing services without obtaining a Conditional Use Permit (CUP). By the early 1990 s the City received complaints from nearby residents complaining about noxious fumes and odors emitting from the property. As a result, the City took legal action against Auto Beauty Specialists after requesting the property come into compliance. In 1994, a Consent Settlement dictated that Auto Beauty Specialists had 22 years before they would be required to cease operations of the automobile repair use in that location. The approval of the continued use was subject to the restrictions and conditions indentified in an approved CUP. If the current operations continued beyond January 1, 2016, the site must comply with the current zoning codes of Webster Groves, which includes no auto body repair. The settlement also includes a condition that the City was required to approve a Conditional Use Permit (CUP) to allow the continued operations in compliance with the Consent Settlement. The CUP (Ord. #7836), which mirrored the conditions in the Consent Settlement, was approved by the City Council on December 19, As part of the settlement, the current CUP and use will expire on January 1, In 2012, Auto Beauty Specialists filed for a Change of Zoning to PC Planned Commercial (12- PC-09). A public hearing before the City Plan Commission on this request was held on October 1, 2012 and continued on November 5, The City Plan Commission recommended denial of the Change of Zoning by a vote of 5-2. On November 11, 2012, the attorney for Auto Beauty Specialists requested that the petition for a change of zoning be held from being forwarded to City Council until further notice. In 2015, Auto Beauty Specialists again filed for a Change of Zoning to PC Planned Commercial (15-PC-15). A public hearing before the City Plan Commission on this request was held on August 11, The City Plan Commission recommended approval of the Change of Zoning by a vote of 4-3. The City Council held a public hearing on September 1, 2015 and voted to deny the rezoning on September 15, Page 2 of 12

3 Photo looking south at the existing front elevation Photo of the existing corner entrance Photo of the existing sidewalk Photo of the existing access into the rear structure Land Use and Zoning of Surrounding Properties North: The properties to the north are developed with a variety of retail, service, and office uses and are zoned D Commercial and PC Planned Commercial. South: The properties to the south are developed with single-family homes zoned "A4" Seventy-Five Square Foot Residence. East: The property to the east is developed with a variety of retail, service, and office uses and is zoned "D" Commercial. West: The property to the west is developed with a variety of retail, service, and office uses and is zoned "PC" Planned Commercial. Page 3 of 12

4 Old Webster Redevelopment Plan Analysis The subject site is within the Old Webster Business District, for which a redevelopment plan (Old Webster Redevelopment Plan) was prepared in That plan proposed widespread changes to the district to phase out industrial uses. The intent of the plan was also to provide for clear buffers and lines of transition between the business district and the surrounding residential neighborhoods. The Redevelopment Plan identified the subject site within an area that should be Mixed Use with Retail, Multi-Family and Office uses. Additional Design Guidelines were identified for the various sub areas of the district in the plan. Based on this redevelopment plan, the City approved an amendment to the Zoning Code in 1987 for the D Commercial District. This amendment was intended to limit the uses allowed in the D District to match the goals and objectives of the redevelopment plan. Comprehensive Plan Analysis The current Development Foundation Plan (DFP) for the City was adopted in The DFP updates and amends the City s 1978 Comprehensive Plan as it relates to the Old Webster Business District. The Comprehensive Plan is the guiding document for the City to determine the future direction of zoning and uses. The DFP identifies Old Webster as the most pedestrian friendly commercial area of the city. Based on a market assessment, the DFP further identifies that there are three principal areas in which Old Webster can address market gaps. These areas include the provision of alternative housing types, retail services niches and office/employment uses. The subject site is not located within any of the areas identified in the plan for potential redevelopment. It is rather Page 4 of 12

5 identified in the Existing Old Webster Mixed-Use Core. The focus of that area is to preserve, enhance and infill development. The DFP also addresses general design and development guidelines for structures for the Old Webster district. Specifically included in the document were guidelines for architectural elements and facades that may be used to enhance the existing structure s appearance. Façade guidelines were also established to create permeable building facades that add interest to the public streetscape; generate pedestrian traffic and calm vehicle traffic; and establish transitions between the public streetscape and private interior of buildings. The proposed uses would maintain a development pattern consistent with the recommendations in the Development Foundation Plan. Zoning Analysis The D Commercial District regulations are contained in Sec The regulations set forth in this section, or set forth elsewhere in this Zoning Code when referred to in this section, are the regulations in the D Commercial District. The proposed development is governed by the City Code, Section (s) under Conditional Uses, which provides for drinking establishments by Conditional Use Permit. It is also goverened under (g) under Conditional Uses, which provides for food and beverage services, including cafeterias, ice cream parlors, and restaurants by Conditional Use Permit. Per Sec (c), the Council shall determine whether the proposed conditional uses will NOT: 1. Substantially increase traffic hazards or congestion. 2. Substantially increase fire hazards. 3. Adversely affect the character of the neighborhood. 4. Adversely affect the general welfare of the community. 5. Overtax public utilities. The application for a conditional use permit shall be denied if the Council finds that the applicant has failed to carry its burden of proof with regard to any of the factors set forth above. NOTE: Staff is reviewing all three Conditional Use requests together due to the fact that how the uses might operate will have an impact on one another. Issues Uses The Old Webster business district should be preserved as a historic & pedestrian-oriented neighborhood. The surrounding commercial district is dominated by retail, restaurant, and office uses. The surrounding D and PC zoned districts are all approved with retail and office uses that are in concert with the character of a historic walkable business district. The Drinking Establishment Use is a new Conditional Use in the code. There are a series of development regulations which must be followed for this use as listed in ( D Commercial). Requests for drinking establishments are required to have a plan showing the Page 5 of 12

6 location for the sale and consumption of alcohol. A plan of the location for the proposed Drinking Establishment use has been provided in the packet (applicant floor plan). Additional delineation of the total amount of space that will be allocated for sidewalk table location will need to be clarified. Those locations must meet the sidewalk dining requirements of the City Code. The width of the sidewalk in that location will need to meet ADA requirements. Hours of operation and noise regulations are required to be added to the Ordinance governing this use and will be discussed further in the report. Height The D Zoning district allows for structures up to three (3) stories in height and not to exceed forty-five (45) feet. Additional regulations in the C1 District allow for properties zoned D and facing Lockwood Avenue to be granted additional height where it can be shown that the footprint of the structure will not exceed thirty (30) percent of the lot. The existing structure well exceeds the maximum and is therefore restricted to the D zoning district mazimum height. The existing structure although technically one story has additional height which allows for another level to be developed within the existing building envelope. The proposal is to add a third story onto the top of the structure which would meet the height regulations of the district. Access and Circulation The footprint of the subject site is essentially completely built out. There are two existing access points for vehicles to enter into the existing structure. The proposal includes eliminating one of those access points to vehicles and making it a pedestrian entrance. There are no other proposed changes to the current access and circulation for the development. Parking Parking in Old Webster is typically handled as a shared parking situation with a combination of on-street spaces, the City parking garage, City-owned lots and other small private lots. As such, no specific parking requirements are listed under the D Commercial District. When uses are requested that are parking intensive, staff reviews the proximity of the proposed uses to these available lots. The subject property currently has a very limited number of spaces at one of the existing entrances off Lockwood. The proposed plan eliminates those spaces in order to provide a dumpster location and ingress for deliveries for the microbrewery use. Staff identified the three different uses that combined would make up this overall request to look at parking needs. The uses identified were: 1. The microbrewery which would need parking for employees (10 employees) during typical daytime hours; 2. The brewpub which is proposed to be open at lunch and dinnertime with up to 120 seats and up to 12 employees; Page 6 of 12

7 3. The restaurant/event space which is proposed with up to 150 seats in the restaurant and the event space with catered events for up to 200 seats and up to 24 employees. The map above shows the locations of on street parking, the City parking garage and City lots (identified in red). Many of these have limitations on their availablily due to parking permits or time restrictions. Parking permit spaces are available after 5 pm and on weekends to general users. The City leased employee parking lot is limited during the day to employees only. For an analysis, using typical parking regulations in a district that does not provide for shared parking, one parking space for every three seats in a restaurant plus two spaces for every three employees on a maximum shift would be required. This zoning district factors in people visiting multiple businesses in the district or those walking from adjacent neighborhoods as well as existing shared city and on-street parking locations. In the evening, all permit parking spaces are open to the general public allowing for an additional parking surplus. Assuming maximum capacity for all seats in all three proposed uses to be filled with 420 patrons, the parking requirement for those seats would be 140 parking spaces. An additional 31 parking spaces would be required for employees. Daytime employee parking for all businesses in the district has been handled with an employee parking lot and district parking permits. The applicants have stated that they are in negotiations with the school district to have up to 120 parking spaces for evening and weekend use as valet spaces. It has been described that with valet spaces, cars can be parked more densely than with customer parked cars. The maximum capacity for parking on the school district lot could expand to almost 150 cars with Page 7 of 12

8 the valet option. Those spaces would be available with some limitations during the year based on the school district schedule. Employee parking in the evenings and weekends can also be provided as a part of the valet locations. Proposed valet locations are shown in purple Staff believes that should the capacity of the restaurant/event space exceed 250 for a given event evening that additional valet options will need to be secured. Staff would recommend that additional requirements be placed on the location for those specific instances. That would allow minimal impact on existing parking in the district for the evenings and weekends with the proposed uses. In addition, should an event be secured during daytime hours, valet options for other locations will need to be secured that do not impact daily city parking for the district. Performance Standards In D Commercial Zoning District there are a series of Performance Standards to address concerns for uses within that district. Those include: Vibration; Noise; Odor; Smoke; Toxic Gases; Emission of Dirt, Dust, Fly Ash and other forms of Particulate Matter; Air Pollution; Radiation; and Operations, Heat and Glare. Staff recommends that all D Performance Standards would need to be required with measurable reporting on a regular basis. This would be similar to the yearly fire insepection that identifies health and safety issues in commercial properties. Noise is the most important related to the adjacent residential Page 8 of 12

9 Noise Under Sec (b) of the Zoning Code, noise in the D Commercial District is regulated in order to mitigate the impacts of commercial uses within close proximity of residential zoned districts. The section states, Every use shall be so operated that the maximum volume of sound or noise generated does not exceed 55 decibels at any point on the lot line of the lot on which the use is located. Outdoor loudspeakers and audible communication systems are not permitted within 1,000 feet of a residential district. The Drinking Establishment regulations also have restrictions that match the decibel levels of the D Commercial District. This property is immediately adjacent to a residential zoning district. Staff is recommending that the maximum decibel level required in the drinking establishment use regulations and the D District regulations be included in the ordinance. The proposed outdoor dining areas are buffered from the direction of the residential areas by the proposed new level of the structure. The design of the structure will need to take into account the sound buffering of the rear of the building to the residential. The business owners shall not be responsible for noises out of their control such as trains and vehicle noises. They shall be responsible for noises within their control including but not limited to music and loud patrons. Hours of Operation The City has been consistent in applying hours of operation to restaurants requiring CUPs within the Old Webster Business district. This new Drinking Establishment Use also requires hours of operation in its development regulations. Staff is recommending matching the end time of all other restaurants in Webster Groves that have hours of operation restrictions with operations ending at 1 AM. Lighting Light is not to be cast from the drinking establishment use onto adjacent residential properties. The rear property line will need to be buffered through the design of the proposed addition to the building to address light tresspass. All illumination of the upper level of the structure will need to be directed to the Lockwood side of the property. A footcandle level of zero shall be maintained at the property line. Signage Any proposed signage shall conform to the Sign Code. In a multi-level building signage is only allowed on the first level of the structure. With multiple uses, the signage will need to be designed carefully to meet the limitations in numbers and size of signs. Setbacks Per Sec (b) under CUP Dimensional Regulations, setback and/or buffering requirements for any front, side, and rear yard shall be established and shall be determined by using the a set of guidelines to evaluate the proposed development s impact. The existing building was built in 1925 prior to any zoning regulations. The existing structure currently meets the front and side yard setbacks of the D Commercial District. The rear yard setback, which was established in the 1956 zoning ordinance, is not currently being met due to the Page 9 of 12

10 proximity to the residential district. Almost all of the homes on Cedar to the south of the subject site were also built prior to the 1956 zoning ordinance. When a CUP is approved, setbacks should be established. In establishing setbacks, staff reviews and addresses how that specific use would impact a number of factors on the site. Many of those determinations are based on a new structure being placed on the site. This request is for the use of an existing building with an upper level addition. Staff recommends the structure setbacks to match those of the D Commercial District which would allow for a zero setback from the side and rear property lines and for the addition to meet the rear yard setback of twenty (20) feet. The buildings would still need to meet building code requirements for zero setbacks from other structures. No additional restrictions are recommended to be placed on the structure setbacks. This would allow the proposed additions to existing structures that would meet the current code. Comments from other Departments Plans for the proposed rezoning were distributed to the Building Commissioner, Parks Manager, Public Works, Fire and Police Departments. The Parks, Police and Public Works Departments did not have comments on the proposal. The Fire Department identified some issues related to Fire Codes in the existing building. The fire sprinkler system in the Auto Beauty building is not in compliance with installation and maintenance standards described and referenced in the IBC Fire and Building codes. If the Conditional Use Permits are approved the sprinkler system needs to be brought into compliance with the code. The codes compliance with both the Fire Department as well as all other departments would be addressed through our current codes. Staff Recommendation Staff recommends approval of the application of the Conditional Use Permits. Should the Plan Commission wish to forward this to the City Council with a recommendation of approval, staff would recommend the following conditions to be placed on these Conditional Use Permits: 17-PC W Lockwood (Drinking Establishment Microbrewery) 1. All provisions of the City Code shall apply except as expressly modified in this Ordinance No.. 2. Hours of operation for the drinking establishment use shall be limited to 6 AM to 8 PM. 3. Noise in association with the drinking establishment use shall not exceed fiftyfive (55) decibels at any point on the lot line of the lot. 4. The structure setbacks shall be the Zero (0) from all property lines. Page 10 of 12

11 5. This conditional use permit is personal to the owner and shall not run with the land. 17-PC W Lockwood (Drinking Establishment Brewpub) 1. All provisions of the City Code shall apply except as expressly modified in this Ordinance No.. 2. Hours of operation for the drinking establishment use shall be limited to no later than 1 AM. 3. Outside dining shall be allowed only to the extent permitted by the City s Sidewalk Dining regulations contained in Chapter 43, as amended. 4. Noise in association with the drinking establishment use shall not exceed fiftyfive (55) decibels at any point on the lot line of the lot. 5. The business owners shall be responsible for all pick-up of litter and restaurant related trash on restaurant property, and neighboring properties, on a daily basis. The area immediately around the restaurant dumpster(s) shall at all times be free of trash, debris, and oil waste, with all trash and waste being placed inside the appropriate dumpsters in appropriate containers. 6. The structure setbacks shall be the Zero (0) from all property lines. 7. This conditional use permit is personal to the owner and shall not run with the land. 17-PC W Lockwood (Restaurant) 1. All provisions of the City Code shall apply except as expressly modified in this Ordinance No.. 2. Hours of operation for the restaurant use shall be limited to no later than 1 AM. 3. An agreement must be in place for a minimum of 120 off site parking spaces for valet parking of the restaurant and event spaces. 4. For any events that exceed a total capacity of two hundred fifty (250) in the restaurant/event space, an off-site parking plan should be required to provide additional parking beyond the valet leased spaces. 5. Noise in association with the drinking establishment use shall not exceed fiftyfive (55) decibels at any point on the lot line of the lot. 6. The business owners shall be responsible for all pick-up of litter and restaurant related trash on restaurant property, and neighboring properties, on a daily basis. The area immediately around the restaurant dumpster(s) shall at all times be free of trash, debris, and oil waste, with all trash and waste being placed inside the appropriate dumpsters in appropriate containers. Page 11 of 12

12 7. The structure setbacks shall be the Zero (0) from the front (north) and side (east and west) property lines. A setback of twenty (20) feet shall be required for the rear (south) property line. 8. This conditional use permit is personal to the owner and shall not run with the land. Action Action on this item will be in the form of a motion to recommend approval, approval with conditions or denial. Applicant Attachments: 1. Alta/NSPS Land Title Survey dated 7/31/17 2. Schematic Concept Floor Plans dated 8/15/17 (4 sheets) 3. Schematic Concept elevations dated 8/15/17 4. Schematic Concept renderings dated 8/15/17 5. Aerial Photographs taken in May Parking Exhibits dated 8/15/17 7. CUP description sheets 8. Cross Section through Existing structure labeled Scheme C dated 7/13/17 9. Project synopsis Page 12 of 12

13 This is to certify that at the request of Greg Ortyl, we have during the month of August, 2017, executed a Property Boundary Survey in accordance with the current Missouri Standards for Property Boundary Surveys as established by the Missouri Board for Architects, Professional Engineers, and Professional Land Surveyors and Professional Landscape Architects and the Missouri Department of Agriculture, Division of Weights and Measures and in a manner consistent with the degree of care and skill ordinarily exercised by members of the land surveying profession currently practicing and in similar circumstances, on the tract of land shown and described hereon and that the results of said survey are represented upon this plat. This survey meets the accuracy standards for an URBAN property as defined in said Standards. MASSMANN & ASSOCIATES, LLC By William F. Massmann, Jr. PLS 1702 (agent) CONSOLIDATION PLAT ONE also known as REPLACEMENT PLAT FOR CONSOLIDATION PLAT RECORDED IN PLAT BOOK 353 PAGE 711 TO CORRECT TYPOGRAPHIC ERRORS, according to the plat thereof recorded in Plat Book 354 page 393 of the St. Louis County Records. U.S. Title Guaranty Company, agent for Old Republic National Title Insurance Company, File No , having an effective date of June 27, Special Warranty Deed recorded in Deed Book Page 1065 of the St. Louis County, Missouri Records. Property Description: Lot 2 and the West 45 feet of Lot 1 of Avery's Addition to Webster Groves, according to the plat thereof recorded in Plat Book 4 page 11 of the St. Louis County Records. 4. Terms and provisions of Drainage Agreement according to instrument recorded in Book 799 page 58, apply and affect subject property but cannot be plotted. STOP MISSOURI - ONE CALL CALL BEF E O SYSTEM, RE Y D I G OU I NC.! Missouri One Call System, Inc. Call Before You Dig! DIG-RITE ( )

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23 Conditional Use Permit Application Narrative for West Lockwood (Brewery) This application is referring to a change in use group to allow for the development of a brewery within the building at 216 W Lockwood. The proposed 10,000 square foot brewery is considered a microbrewery and would be producing less than 10,000 barrels of beer. This tenant would produce, package and store its product on site. It will operate with less than 10 employees with peak brewing occurring on Tuesdays and Thursdays, weekly. It would be affiliated with the brewery restaurant also located in this building and also applying for a conditional use permit.

24 Conditional Use Permit Application Narrative for West Lockwood (Brewery Restaurant) The potential owners are requesting a change in use to allow for a restaurant to be developed in the building at 216 W Lockwood. This dining establishment is affiliated with the brewery proposed within the same building. The brewpub/tasting room would operate initially for dinner with plans to eventually serve lunch. It will operate with less than 10 employees, have deliveries at set times during the day, and incorporate sidewalk dining. The owners hope to establish this restaurant as a local, walk-to dining experience. Located near the site of Webster Jazzfest, right off the parade route and within walking distance of a residential district they plan to cater to pedestrian traffic- families strolling up Lockwood on a weekend afternoon.

25 Conditional Use Permit Application Narrative for West Lockwood (Rooftop Restaurant and Event Space) This application is referring to a change in use group to allow for the development/construction of a rooftop restaurant and event space atop the building at 216 W Lockwood. The potential developers are looking to bring more energy and vitality to the streetscape with a family-friendly, fine dining establishment. The proposed restaurant and event space would have an inviting rooftop patio, a small screen to host movie nights, private courtyards and would be available for catered events such as weddings and fundraising dinners. It will operate with less than 20 employees, have deliveries regularly and would provide valet parking. The potential owners are currently working with the school district regarding use of the school lots of both Bristol and Ambrose Schools during off-school hours for event and restaurant parking.

26 Development Foundation Plan Policy and Land Use The proposed brewery constitutes an inconsistency only as a standalone facility. The proposed microbrewery would be part of another use group to be located within the same building, a proposed brewpub and tasting room. Those two entities are to operate jointly as a microbrewery and brewpub under the same owners.

27 Tall Tank Area on each side of Event Space footprint Areas A & B on Street Floor Plan

28 Project Synopsis for 216 W Lockwood The future owners for the development project proposed at 216 W Lockwood are appealing to City Council regarding a Conditional Use Permit. The proposed development for the property at 216 W Lockwood would include a 12,000 foot brewery, a brewery tasting room of 2,300 square feet, (2) first floor retail spaces of approx. 950 square feet, a rooftop restaurant of 2,700 square feet and a rooftop event center of 3,200 square feet. The proposed project would include rooftop gardens and courtyards, a small movie screen viewing wall, and street level sidewalk dining. The future owners have already established themselves as assets to community development and have a good working relationship with the city. They aim to be good neighbors and to continue to advocate for healthy community development. The goal was to create a project that would maximize revenue, establish another great destination within in the city limits, foster family friendly dining establishments within walking distance of the residential areas, and fill the void created by the absence of event spaces within our immediate area. The building has approximately 20,000 square feet, with 2/3 of the square footage having no access to windows or streetscape. When the opportunity to purchase the building arose, the developers knew that the majority of the space would not be viable for dining which is an avenue of development they felt worthwhile. The partnership with a brewery was a perfect solution to getting occupancy in the majority of the building that was unusable as dining or office space. The remaining existing square footage would become small retail spaces and a brewery tasting room to complement the brewery. That layout allowed for development of the roof into separate dining facilities and outdoor space that would bring energy to the streetscape. The owners understand that proposing a project of this size can raise questions regarding parking and noise affecting the residences behind the property. To address parking, the owners have reached out to the WGSD Board who has started putting into place a rental agreement for the district lots of both Bristol Elementary and Ambrose Family Center for after hours valet parking. That rent would go back to the district as funding. The owners have plans to employ a full-time event planner who would coordinate the rental of the lots with the district. At capacity the Event Space & Rooftop Restaurant would hold 300 people, requiring 133 spaces. Those two lots have a minimum capacity of 120 spaces- with valet company estimates at a minimum of 150 spaces in those lots. The owners also plan to use the two permitted employee parking lots, yellow and orange. They also have ample street parking and easy access for patrons from both the public garage and public parking between Gray and Gore ( See attached occupancy and parking breakdown). The other concern they wanted to address was how to reduce noise for adjacent properties. To address that the plans call for the Event Center to be located at the back of the building.. This structure would be tall enough to create a visual and sound buffer for the rooftop (see proposed plans in packet). The ultimate goal is to create views from the roof along Lockwood with the outside spaces pushed toward the Lockwood side of the property.

29 We would like to stress that based on the existing conditions of the building, the uses that could occupy the majority of the first floor would not bring the same energy to the street. The potential owners have great vision for that stretch of Old Webster-being part of the Old Webster Jazz Festival with pedestrians teeming along the sidewalks, wedding receptions with sunset views down Lockwood, an established brewery expanding into the local economy, family movie nights on the rooftop. These spaces are for our community and these business owners are looking forward to watching the potential of our downtown to be realized. Thank you for your consideration.

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